June 2024 – Barnet Climate Action Group

By Dennis Ayling, June 2024

In presenting this proposal I am inevitably going to dish up some doom and gloom, but fear not. Ultimately, I am an optimist about the future of our planet. I am going to detail an unpleasant blot on our landscape and then suggest how it might be unbelievably transformed. It will achieve much more than the greening of a dreary place. It will serve to protect our physical and mental health along with the well-being of Nature, on whom we utterly depend for our basic needs. In fact, it will go even further. It is no exaggeration to say this unusual alliance of Retail and Nature will contribute to ensuring our survival in the face of frequent extreme weather events.

No, I do not have a vast sterile gravel pit or a mountainous row of slag heaps in mind for transformation. I am thinking of a gigantic road interchange – a highway hell. It sprawls across an area at the southern end of the London Borough of Barnet. Here, there is a messy complex of massive roadway systems that occur along a stretch of the North Circular Road (A406) from its junction with the Great Northway (A1) to where the Edgware Road (A5) flyover straddles the A406. The major carriageways in this zone are A1, A41, M1, A5 and A406 (see Sketch 1). This multiplex of intersections includes three flyovers. Beneath these massive concrete bridges is a labyrinth of dirty roads, desolate and dingy footpaths, along with bald islands of bare soil and scruffy banks of grass. In the middle of this urban planning disaster sits Brent Cross Shopping Centre. This then is the Retail component alluded to in the title of this piece. What of the Nature element also mentioned at the head of this proposal? Well, running through the interchange labyrinth is a concrete conduit that, shamefully, is the initial section of the River Brent. At first sight, any visitor to this urban nightmare could be forgiven for dismissing this conduit as an ugly drainage ditch.

straight stream between concrete walls with rubbish on the stream bed but some nice small trees on the banks above the walls

In reality, it is the river link between the very green river catchment area of northern Barnet and a southern Site of Special Scientific Interest (SSSI), the Welsh Harp Reservoir. Here then is the UK's oldest indoor shopping centre with an important but shockingly neglected river flowing past its front door. Almost the entire vicinity of the Shopping Centre, with its adjacent vast complex of major road systems, is made up of impermeable surfaces. All this urban construction has occurred on former marshland in the valley of the River Brent, inevitably making it a flood risk zone: https://www.mylondon.news/news/north-london-news/london-stretch-m1-motorway-becomes-27110356

hand drawn map showing the straight part of the stream between Brent Park and the Welsh Harp Sketch 1

Let us, just for a moment, fully face the doom and gloom of this predicament, so that we are informed to optimistically refashion this urban disaster in an age of climate change and biodiversity loss. Putting aside the dreadful appearance of this ugly and polluted part of North London, there are three main existential issues. First, in a river valley, acres of impervious concrete and asphalt will result in devastating flooding in the face of frequent climate-related intense storms. Second, the same materials will cause life-threatening temperatures during climate driven heat waves (1). Unlike the original river valley vegetation, all this concrete and asphalt creates a severe heat island effect (2). The third matter is the loss of the river wildlife corridor, given that this part of the River Brent now runs in a concrete conduit. Clearly, this is a hostile habitat for flora and fauna. Of course, there is much more detail to the story than these three major consequences, in the face of the now rapidly escalating climate and biodiversity crisis. Earlier, I promised to switch from doom and gloom to optimism and a solution, so let us do so. Now we have established that deluges, heat waves and wildlife extinctions have become critical, and that all three are life-threatening to us, we need a radical and rapid way out.

I have, in the past, already put forward significant suggestions for addressing the environmental and climate related issues in this part of North London: https://www.barnetclimate.org.uk/2022/06/biodiversity-dollis-brent/. However, this former piece, though making ambitious and quite radical proposals to tackle the biodiversity and climate crisis, essentially advocates an exhaustive enhancement of Barnet's section of the River Brent. My new proposal will unite Retail and Nature in a partnership to go further and restore this section of the river to a more natural state. The latest scientific research and regularly observable extreme weather events around the world, along with the decline and loss of species, now necessitate that we do much more and faster in response to climate change. The fact that we have just recorded a global temperature exceeding 1.5 C above pre-industrial levels for a full twelve months is a step change in the wrong direction (3). London has had its own urgent wake up call from the London Climate Resilience Review. It found our capital city is underprepared for the frequency and severity of climate change effects currently being experienced (4). Then what of the future when weather events will be more frequent and severe?

All over the USA, large shopping malls are failing (5). I have witnessed them decline in Texas, where I have family. In my proposal of June 2022, I identified three car parks immediately south of the River Brent in front of Brent Cross Shopping Centre. Planning permission has been given for an enormous expansion of the Shopping Centre across these car parks, which would push the River Brent into the gutter of the North Circular Road, where 12 lanes exist. Apart from this disastrous re-routing of the river, a vast retail building expansion would totally undermine the urgent severe weather resilience called for in the Mayor of London's current Climate Resilience Review. However, there is a potential way for some malls to make a dramatic comeback by reinventing themselves for contemporary and anticipated future circumstances. Rather than expanding into a white elephant, Brent Cross Shopping Centre has the exciting prospect of metamorphosing into a major environmental asset and becoming an inspiring sustainable retail leader on its present footprint. It has the unique title of being the UK's first indoor shopping centre. Think of this historic status plus its brutalist architecture as an interesting starting point. It's this exclusive position that holds the key to rethinking the notion of the Brent Cross Shopping Centre. Made of impermeable and heat retaining materials and built in a river valley, its commercial viability now sits on the foundation of being a potential environmental hazard. Forthcoming frequent severe weather events will add to it being an ecological menace. What if all these negatives could be flipped by a visionary Retail and Nature partnership – something that our Monarch might perhaps envision. After all, Brent Cross Shopping Centre was opened by Prince Charles who is now recognised as one of the world's foremost environmentalists.

The extensive car parks south of the River Brent, sited immediately in front of the Shopping Centre, are owned by the London Borough of Barnet and leased to the Shopping Centre owners (see Sketch 2). Here then is the nucleus for a visionary and exciting new partnership between Retail and Nature. The core of a radical new paradigm in which the owners of the Shopping Centre and the Council come together to initiate a truly tremendous change. Jointly with other agencies, they could boldly bring about a major environmental transformation. A metamorphosis of the magnitude now being urgently called for to avert climate-related disaster. Further to my detailed proposal of June 2022, I would have the River Brent restored, with natural margins of riparian vegetation, to meander through a meadow and woodland where the current car parks exist (compare 'before and after' Sketches 2 & 3). Having revived the heart of Brent Cross with a now healthy river artery, let us add flesh and bones to this urban environmental restoration. Be in no doubt, I am proposing action on a town planning scale. Conventional drainage pipes, no matter their diameter, under acres of concrete and asphalt will be hopelessly inadequate for coping with future deluges. Additionally, these extensive hard areas will absorb solar energy and release heat causing insufferable temperatures for Londoners. However, there are answers if we modify our urban environment to be more porous and to greatly increase vegetation in the vicinity of the Shopping Centre and its surrounding complex of roadway intersections. Not only will this transformation of the leased car parks into meadow and woodland increase porosity, the new vegetation will serve to cool the area by shading and evapotranspiration. Moreover, there are significant zones under and around the bases of both the North Circular and Brent Cross Flyovers that could be enhanced as part of the re-greening of this vast traffic interchange. Collectively, these actions will create a sponge for soaking up heavy inundations and a heat shield for easing the impact of extreme heat waves. All of which will additionally benefit the River Brent as a natural wildlife corridor.

sketch showing a tower block marked 'Holiday Inn', cars and car parks and the straight stream Sketch 2

sketch showing the same tower block marked 'Holiday Inn' and cars but the stream is now curved with more trees Sketch 3

The demise of large shopping malls in the US is well known. Those malls that remain have reinvented themselves. It is worth noting that place perception is important for retail sales. A University of Washington report states "shoppers claim they are willing to travel more often, further and for longer times to visit retail environments with pleasant tree cover. Also, shoppers indicate that once arriving they will spend more time in a retail district with trees." (6). For survival, "The needs and interests of the local community should be the guide to what activities are most appropriate." (7).Ergo, rather than spread yet more massive amounts of impermeable building material across Brent Cross, hold back and embrace Nature. Yes, instead of committing a life-threatening environmental crime, support Nature and thereby protect the safety of the local community and green their neighbourhood. Reimagine Brent Cross Shopping Centre as a sustainable combined retail enterprise and nature reserve coupled to the Welsh Harp Reservoir (itself a Site of Special Scientific Interest). At the same time as restoring the River Brent, redesign Brent Cross Shopping Centre in a sustainable manner on its current footprint. Assuming the River Brent to have restored natural margins with riparian vegetation for most of its Barnet stretch, re-greening could then be extended to the historic Shopping Centre. This would include extensive tree planting around the Centre's parking areas in company with permeable car park paving. Prince Charles Way, fronting the Centre, would be enhanced with an avenue of trees and serve only electric buses, cyclists and pedestrians (see Sketch 4). Cars would enter and leave the rear car parks at the east and west entry points. The section of Ethertheridge Road between the east and middle leased car parks would be removed. It is only there to serve a bus stop on the North Circular Road that could easily be repositioned a little to the west, adjacent to another pedestrian bridge. I have many detailed suggestions aimed at distancing traffic from the restored river and bringing the Centre and River Brent together as a single green entity. Included are pedestrian/cycle paths and a picnic spot alongside the restored river. The paths would connect the Welsh Harp via a Shopping Centre riverside walk to the Dollis Valley Greenwalk.

sketch of Brent Cross shopping centre with a green roof, swift nest boxes, trees and an electric bus. A note says 'Permeable parking surfaces all around' Sketch 4

The Centre's retail aspect could evolve towards offering more sustainable products and fashion. It might also endeavour to attract novel and climate-aware restaurants. The UK's first US style 'shopping mall' has an opportunity to record another first and lead UK retail in positively facing the age of climate and biodiversity challenge. The brutalist architecture of the Centre's building could be adjusted to make it progressively more sustainable too. A green roof comes to mind. In addition to reducing flooding, these roofs absorb solar energy. This has a cooling effect and decreases the need for air conditioning. Additionally, they absorb the greenhouse gas carbon dioxide, and provide a whole extra ecosystem for wildlife. Swift nesting sites could be added to the facade (Barnet requires the provision of these on new buildings). This feature could be especially valuable alongside a restored river, given swifts feed over rivers and their margins. Vertical vegetation on the building may also be an option to provide another valuable habitat as well as contribute to cooling. Bear in mind, there is an architectural style called eco-brutalism. Internally, biophilic design might be employed to continue a sense of wellbeing engendered by the green exterior. Clearly, there are many details and much specialist advice to be mulled over. However, it is not hard to see how a new green, climate-resilient Shopping Centre could be coupled with a restored River Brent and the nearby Welsh Harp Reservoir (SSSI) to form an exciting new union of Retail and Nature – the Brent Cross Shopping and Wildlife Centre. The owner's building might boast a massive sculpture of a Brent Goose displaying their commitment to supporting our planet's biodiversity (see Sketch 4).

The Shopping Centre already has an Underground rail link plus a new Thameslink station nearby and it will soon be served with zero emission buses. Therefore, the Centre has good sustainable links. It now needs to become an attractive, interesting and sustainable destination for all, especially the younger, climate concerned generations. Shopping malls "need to be more experience based, rather than just a place to buy things" (7). They must also "become more community focused by hosting regular events, or offering services that cater to the needs of the local area" (7). A partnership of Retail and Nature could achieve this model.

In my proposal of June 2022, I demonstrated how involving the local community in environmental projects has already proven to work elsewhere. I argued for a borough-wide scheme that would largely green the entirety of Barnet through engaging residents in garden practices that support wildlife, following the community nature reserve principle (8). There are already wonderful volunteer groups doing environmental conservation work in many parts of the Borough, including its river catchment areas. A new Shopping and Wildlife Centre would be the obvious place to have a Barnet wildlife indoor amenity for all the Borough's environmental endeavours. A meeting place for everyone interested in Barnet's biodiversity and climate concerns. It could include an exhibition space to showcase the Borough's and individuals' environmental work. It would have close links with Brent's excellent, well-established Welsh Harp Environmental Education Centre (9).

Above, I have outlined a monumentally ambitious proposal, on a town planning scale, that will require public and private finance to be achieved. However, there is a new urgency. All our scientific monitoring, plus the observable catastrophes and widespread loss of life in the global south, suggest global warming is accelerating. It is now widely acknowledged that the world should have acted more decisively and much earlier in cutting carbon emissions. Climate change and biodiversity loss have now overtaken us. We are currently faced with both cutting our carbon footprint over the long term and urgently adapting to the now inevitable extreme effects of the climate and biodiversity emergency. I strongly believe a project, both transformational and profoundly beneficial, is urgently called for in the face of this rapidly escalating planetary crisis. Something that will not only make a dramatic difference but will act as a catalyst to initiate a rethinking of our capital city. I have chosen the hideous Brent Cross multiplex of road intersections, a nightmare of poor urban planning. A place where the towel was thrown in over half a century ago. Taking this on as a project will offer a striking and inspiring paradigm for other unpromising places in Greater London as well as other cities both nationally and internationally.

My radical restoration proposal for the Brent Cross area offers Barnet Council and the Shopping Centre owners the opportunity to become national leaders in this age of climate change and biodiversity loss. There is no question that it is a challenge requiring heroic visionary foresight, but the gains would be enormous for the future welfare of us all. Apart from transforming this part of North London, it would lead the way nationally by inspiring others to do likewise, on a similar monumental scale. What of the Shopping Centre's owners and their investment in this proposal? Does foregoing physical expansion lead to a loss of profit and the demise of this particular retail centre. I think not. At a time of online shopping and other major changes following the recent pandemic, shopping centres must become attractive green destinations for more than simply retail. This model of a combination of Retail and Nature has already been developed successfully in an out of town village location: Peak Village Shopping Centre and Derbyshire Wildlife Trust (10). I am not aware of such a partnership between Retail and Nature in London or in any of our major cities. The owners of Brent Cross Shopping Centre would not only be investing in their historic first UK site as a destination for shopping, eating and laid-back relaxation at a nature reserve site, they would be the world leaders in providing sustainable, climate-resilient urban living. They would be investing in an admirable contribution to King Charles' sustainable markets initiative, which places sustainability on a par with profitability. "The 'Terra Carta' offers the basis of a recovery plan that puts Nature, People and Planet at the heart of global value creation – one that will harness the precious, irreplaceable power of Nature combined with the transformative innovation and resources of the private sector." – The former Prince of Wales (11).

Dennis Ayling

Dedicated to my son, Sean, and my daughter, Emily