Plans for more than 300 homes at vacant hospital site recommended for approval

The scheme would see existing “vacant and redundant” hospital buildings replaced with 306 ‘affordable’ homes, reports Joe Ives, Local Democracy Reporter

The listed building at North Mid and (inset) the redevelopment plans (credit HTA Design/Vistry)

A locally-listed building could be demolished as part of a scheme that would see 306 homes built on “surplus” NHS land next to North Middlesex University Hospital.

The proposals, put forward by developer Vistry, are set to be assessed by Enfield Council’s planning committee at a meeting on Tuesday (14th).

The scheme would see existing “vacant and redundant” hospital buildings on the site demolished and replaced with 306 ‘affordable’ homes, with a car park also being built on.

As well as low-rise housing the plans also include a 16-storey tower block.

The homes would be delivered alongside a new nursery, café and replacement NHS offices. The “car-free” development would also include 15 Blue Badge parking spaces for disabled people and 570 cycle spaces.

A report prepared by planning officers ahead of next week’s meeting describes the site next to the Edmonton hospital as “part of surplus NHS land released following consolidation of hospital parking and estate rationalisation”.

The residential development would be split between 152 social rented and 154 shared ownership homes, with the inclusion of up to ten “key worker” homes.

The demolitions requested include a locally listed NHS administration building, which is set to be replaced by the new, two-storey nursery.

In their report, officers acknowledged the negative impact of losing the listed building but concluded that the “substantial public benefits — particularly the delivery of affordable housing and regeneration — are considered to outweigh the identified heritage harm”.

Also of concern is the height of the tallest proposed housing block, which will rise to 56 metres. This exceeds the maximum recommended height for buildings on the site in the council’s draft Local Plan.

Nevertheless, officers concluded: “On balance, the visual, functional, environmental, and cumulative impacts of the tall buildings are considered acceptable.”

They also argued that the pedestrian access routes proposed for the development would “improve permeability and create a more walkable environment”.

If approved, the scheme would be delivered across two phases in order to “allow for the reprovision of NHS offices and minimisation of disruption to the ongoing operation of North Middlesex University Hospital”.

Four buildings and the new NHS offices would be built in the initial phase. A further seven buildings, including the new nursery, would be delivered in the second phase.

The Greater London Authority (GLA) acquired one section of the site in March 2019, before obtaining the remainder in April 2022. This was done through its commercial subsidiary for property investment, development and asset management, called GLA Land and Property Limited.

According to local authority planners the proposals form “part of a wider, masterplan‑led approach to the rationalisation and redevelopment of the hospital estate”.

Initial enabling works were granted planning permission in November last year. Officers say the latest proposals have been put together “following an extensive period of pre‑application engagement” with Enfield Council, the GLA and “other stakeholders”, including the local authority’s design review panel.

North Middlesex University Hospital NHS Trust, which was merged into Royal Free London NHS Foundation Trust in January 2025, was also involved in the development of the scheme.

Officers have recommended that the council’s planning committee approve the proposals next week, subject to a referral of the application to the GLA and the completion of a Section 106 agreement.

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