Forum topic: Redeveloping the Fox: Opportunities and risks

Redevelopment of The Fox in Palmers Green

These notes aim to help community groups and individuals respond to the proposed redevelopment of The Fox pub on the corner of Green Lanes and Fox Lane N13. They are also offered to the developer and Enfield Council as a preliminary indication of the opportunities and risks in the development of an important building registered as an asset of community value.  

Background

In June 2015 Southgate District Civic Trust was successful in registering The Fox as an Asset of Community Value (ACV) - the first ACV anywhere in the borough. The ACV registration notes in particular the importance of the function room to the community.

The Fox is owned by Heineken UK.  Hard Hat, a specialist development consultancy representing Heineken, have organised meetings with a series of groups during October and November. These seem to have been about gathering initial responses about developing The Fox. Heineken “want to invest in the change our colleagues and neighbours believe will make their communities better places to live and to work".

The Fox is currently underused by its local communities. If Heineken can bring new life to this registered asset of community value, it will be welcome. There is an opportunity in the development to create a lively social and cultural hub for Palmers Green and beyond.

The early meetings with Hard Hat broadly suggest the refurbishment of the ground floor of the main building and the re-development of the function room and car park as a combination of commercial on the ground floor and residential above. These early meetings appeared to be unaware of the statements made in the ACV and of the value the community places on the events space.

Following these initial meetings, interested local groups, organisations and individuals felt that it would be helpful to develop a framework for future discussions.

Contributions from the following helped to form this framework:

• Fox lane Residents Association
• Lakes Estate Conservation area
• New River Crescent and Park Road neighbourhood
• Southgate District Civic Trust
• Green Lanes Business Association
• Friends of Broomfield Park
• ‘Play Streets’ Enfield
• Other residents from the locality
• Organisations using The Fox for arts events, including:
  • The Comedy Club
  • Talkies Community Cinema
  • The Vintage Blues Music Association

We hope that this framework is helpful in stimulating informed discussions between local communities, developers and Council to ensure that the proposals create an important and profitable asset both for Heineken and for the social and cultural life of this part of North London.

How can the development enhance Palmers Green?

We welcome development ideas that can provide:

• a well conserved landmark building in a key location on the high street
• a much needed ‘gastro pub’ serving a choice of good quality food and drinks at reasonable prices.
• a welcome inclusive atmosphere for all - especially those not attracted to some other pubs in the area-  women, families, community groups etc.
• ‘open all hours’ a day-long provision from coffee/breakfast to evening
• a large event space that can generate cultural life of Palmers Green (see below about event space)
• provide much needed housing

How can the event space be developed?

The current function room is underused, but could be enhanced to become a significant part of the business. It is currently successful as a space for comedy, film, dance, parties and public forums.  

There is an opportunity for Heineken to be even more ambitious with this element of the business, creating a well-designed performance space suitable for comedy, music, film, dance and drama. Making such a venue attractive to a range of arts providers can draw in substantial numbers that would spend on food and drink. Making the space flexible will enable its use for a range of other functions.

The size and format of this space needs to be sufficient to take medium sized audiences (<150>).

Also consider:

• Acoustic separation between bar and event space
• Acoustic insulation for residential
• Avoiding late night nuisance
• Flexibility for a range of uses.

Impact of development

The Fox is an important landmark building commanding a visual prominence in Palmers Green high street. If realised, the current proposal to restore the original Edwardian building, including the reinstatement of the former cupola on the roof, is welcomed.

The redevelopment of the site should ensure that the existing building maintains primacy in appearance and function – a bar and event space with new residential attached, rather than an overdeveloped residential addition which dominates the existing building.

In this regard, careful consideration should be given to:

• materials used in restoration of the existing building conform to its original design;
• The Fox Lane residential extension, which should:
• establish visual and physical separation from The Fox itself. The pub is designed as a stand-alone building which the residential development should respect;
• reflect the scale and style of residential properties to the west (Lakes Estate), rather than the scale of The Fox building;
  • be set back from the highway
  • use landscaping to soften its appearance
  • use materials that have durability – perhaps brick facing and stone reveals. The intention is not to ape The Fox but to acknowledge the architectural style of the area, which is dominantly Edwardian.
  • provide a good mixture of larger and smaller residential units
  • provide some affordable homes

What issues may concern the public locally?

It is likely that a number of issues would arise during the development planning process.

The obvious ones are:

• Visual impact of the development
• Parking – for visitors to the pub and for residential
• Access to site - services and parking
• Traffic flow
• Emergency services
• Loss of privacy for adjoining houses
• Noise and other nuisance
• Impact on services – schools, medical, transport etc.
• Hours of operation