306 affordable homes at North Middlesex Hospital, Edmonton, London N18

The site and surroundings

The 1.7-hectare hospital site contains hardstanding, surface parking and hospital buildings, and is bordered by roads, homes and hospital facilities.

“The application site is located within the grounds of North Middlesex University Hospital (NMUH) and extends to approximately 1.7 hectares. The site falls within Upper Edmonton ward and it is bounded to the north by Sterling Way (A406) and the NMUH Maternity Unit, to the east by terraced residential properties on Somerset Road, to the south by Bridport Road, and to the west by the main NMUH hospital buildings.”

“The site comprises areas of hardstanding and surface-level car parking, together with several existing hospital buildings. At the northern end, there is a fenced-off section of surface parking that is currently inaccessible to staff and visitors, alongside pockets of vegetation and scrub.”

Officer report

Earlier permissions and consultation

Earlier permission allowed demolition of vacant hospital buildings, while the current scheme followed pre-application engagement and two public consultation phases.

“In November 2025, planning permission was granted for enabling works (ref: 25/03422/FUL). This consented the demolition of vacant and redundant hospital buildings and associated investigative works to prepare the site for comprehensive redevelopment. This extant consent established the loss of redundant hospital buildings on this part of the Site.”

“The current proposal has been developed following an extensive period of pre‑application engagement with the Council, the Greater London Authority, the NHS Trust, and other stakeholders, including the Council’s Design Review Panel. Public consultation was undertaken in two phases during October 2025 and January 2026. The proposals have evolved in response to feedback received through these processes.”

Officer report

What officers recommended

Officers recommended approval because the scheme delivers affordable housing, public benefits, improved public realm and sustainable redevelopment, subject to conditions and a Section 106 agreement.

“Overall, the proposed scheme is a sustainable form of development on brownfield land, in a sustainable location. The primary public benefits of the scheme can be summarised as follows:”

“Optimising the site and effective use of a brownfield site • A significant contribution of 306 new homes; • 100% affordable housing; • 152 social rented units and 154 shared ownership units (with up to 10 homes identified for ‘key workers’ within intermediate tenure); • 76, 3+ bed family homes; • Reprovision of NHS office space; • Provision of high quality public open spaces, play areas, landscaping and improved public realm; • Functional outdoor amenity space, play areas…”

Officer report

Heritage and housing benefits

Demolition would cause harm through loss of the locally listed administration building, but officers considered the 306 affordable homes and other public benefits outweighed that harm.

“The Council’s Heritage Officers have raised objection to the loss of the Administration Building, stating that ‘the building retains key features such as its classical portico, original masonry, and tiled detailing, which continue to express the civic character of the period. Despite the loss of associated structures, it maintains a strong associative value as the remaining component of the former group.”

“Taking these considerations together, and applying a balanced judgement, the public benefits are considered sufficient to outweigh the total loss of the locally listed building and the harm to its significance as a non-designated heritage asset. The demolition is therefore justified, and the development would not result in unacceptable harm to the character or appearance of the surrounding area.”

Officer report

Public objections

One resident objected over overlooking, height, daylight, privacy, security, access and construction impacts; the Enfield Society objected to demolition of the former administration building.

“Generally supportive to the overall improvements to the site however objects to the demolition of the former Hospital Administration Building, which is included on the Council’s Local Heritage List (2024) due to its architectural and historic significance and links to the site’s origins as the Edmonton Workhouse Infirmary. The Society argues that demolition is unjustified and unsustainable.”

Officer report

Who spoke

A local resident spoke against the recommendation, followed by a representative from Vistry speaking on behalf of the applicant.

Members’ questions

Members asked about parking, affordability, nomination rights, heritage, conditions, employment, noise and separation distances before voting on the proposal.

“In response to Members’ questions and comments regarding nomination rights and affordability, officers replied that all the social rented homes would be let through nomination arrangements with the council, being offered to residents of the borough in first instance, in accordance with the allocations scheme. Ten of the intermediate homes were reserved for eligible employees of the Royal Free NHS Trust.”

“In response to Members’ enquiries in respect of conditions and the heads of terms, officers advised that an employment and skills contribution had been secured which would look to ensure that local tradespeople were used in the construction process. There was a condition for an acoustic report to check there would not be undue noise transmission between flats, to ensure the amenity of future occupants.”

Minutes

The decision

The committee agreed to grant permission subject to Greater London Authority referral, a Section 106 agreement, conditions and delegated authority over final wording.

“That subject to referral of the application to the Greater London Authority and the completion of a Section 106 Agreement, the Director of Planning be authorised to GRANT planning permission subject to conditions, including those contained within the addendum. That the Director of Planning be granted delegated authority to agree the final wording of the conditions and the S106 to cover the matters in the Recommendation section of this report. 3.”

Minutes