Tottenham Hale Green and Open Spaces Strategy by Fran_Chapman

Tottenham Hale: Green and Open Spaces Strategy

Final Report

August 2016 815_R003 A3 Report

www.haringey.gov.uk

Document Control Job Title: Job number: Report title: Report number: Revision: Date of issue: Purpose of issue: Compiled by: Reviewed by: Date reviewed:

Tottenham Hale Green and Open Spaces Strategy 815 Tottenham Hale Green and Open Spaces Strategy Final Report 815_R003 01 25/08/2016 Adoption Katie La Touche Lynn Kinnear 24/08/2016

Note This document is prepared for the sole use of our client (the “Client”) for the respective project and no liability to any other persons is accepted by Kinnear Landscape Architects Ltd. © Kinnear Landscape Architects Ltd

This report was produced by the Green and Open Spaces Strategy Design Team, Kinnear Landscape Architects, Witherford Watson Mann Architects, Jane Wernick Associates / Engineer HRW, P3R Engineers, and Studio Dekka

Contents 1.Introduction • Tottenham Hale Regeneration Context • Green and Open Spaces Strategy and Vision

pg 6-9

2.Tottenham Hale’s Green and Open Spaces pg 10-23 • Engagement • The Valley • Renegotiating the Urban and Rural • Repairing the Floodplain • Tackling Pollutants and Repairing the Riverine Habitat • Access to Nature & Open Spaces

3.The Green Grid Approach • Overview • Green Network • Enhancing Ecology • Blue Network • Lighting and Darkness Strategy • Urban Network • Cycle Network • Views and Green Horizons • Green and Open Space Project List

pg 24-41

4.Project Objectives

pg 42-73

Landscape Projects • The Paddock • Down Lane Park • Chesnut Road • The Underpass • Ferry Lane • Tottenham Marsh

pg 44-65

Bridges • Objectives • Design Approach • Priority Bridges • Further Projects

pg 66-73

5.Implementation • Delivery and Funding • Stage 2 Priority Projects

pg 74-77

View over the Old River Lea towards the Paddock from Walthamstow Reservoirs

1.Introduction

TEST PROJECTS

GREEN & OPEN SPACES

STREETS & SPACES

DEVELOPMENT SITES IN TOTTENHAM HALE

1.Introduction

Tottenham Hale Regeneration “London’s next great new neighbourhood, Tottenham Hale will be a destination where people can easily access the open spaces and waterways of the Lea Valley Park whilst enjoying a range of retail, leisure and business opportunities. The Hale will feel like a new town centre with an attractive network of streets and public spaces. Through transport improvements, master planning and targeted promotion, key sites will be made ready for major new investment”.

Tottenham Strategic Regeneration Framework 2014 The Tottenham Strategic Regeneration Framework 2014 (SRF) set out the above Vision for Tottenham Hale. The District Centre Framework (DCF) shows what this might look like including what sort of buildings could be built e.g. low rise or high rise buildings, where they could be built, and how this affects transport and movement around the area. This document is based on extensive engagement with the community, stakeholders and landowners and was adopted by Cabinet in February 2016 Haringeys delivery framework. Beneath the District Centre Framework sit the following delivery strategies: •

Tottenham Hale Streets and Spaces Strategy: ideas which will guide the improvements to streets and public spaces around Tottenham Hale, to make them more safe, user friendly and attractive

•

Tottenham Hale Green and Open Spaces Strategy: a strategy which will guide the improvements to the routes between the green and open spaces in the area. Extending and connecting these spaces from the Lea Valley through to the High Road

•

Test Projects: a selection of relatively low cost projects which can help to bring vacant and underused spaces in Tottenham to life. Test Projects offer an opportunity to work with the community on ideas which could grow into bigger longer-term projects

Tottenham Area Action Plan Guiding the development of Tottenham Hale is the Tottenham Area Action Plan (AAP). The AAP is the main policy document The District Centre Framework (DCF) shows how Tottenham Hale might look if the AAP’s policies are adopted. Please check www.haringey.gov.uk/localplan for more information.

1.Introduction

Green and Open Spaces Strategy In February 2016, the Council adopted the District Centre Framework as its preferred delivery strategy for a new centre at Tottenham Hale. The quality of Haringey’s green and open spaces and links into the Lee Valley Regional Park are central to the overarching vision. Cabinet noted the draft Green and Open Spaces Strategy and the Council are committed to finalising the strategy later in the year. In response to the All London Green Grid, the Council’s planning policies support the development of a Haringey Green Grid. The Tottenham Hale Green and Open Spaces Strategy is a delivery strategy which seeks to implement the Green Grid approach in Tottenham Hale. In particular this strategy sets out how Haringey intends to protect and enhance its existing green and open spaces, as well as improving links between those spaces and opening up the Lee Valley Regional Park. It also sets out the principles of “greening the grey” – with the grey referring to the existing and future urban environment. The delivery of this strategy requires close working with key partners, stakeholders and the community. The council looks forward to creating new partnerships of varying types to ensure that the projects in this strategy are delivered and managed effectively.

Vision The vision of the Green and Open Spaces Strategy is to improve access and movement between the High Street and the Lea Valley for local residents via a network of routes which link local green and open spaces whilst safeguarding ecology and enhancing the riverine character of Tottenham Hale in key locations. A legible network of green routes which are safe, well used and well surveyed are important for the urban network. Improving open spaces within the valley corridor is a key opportunity for the character of the valley to become visible again through, wayfinding trees and resisting urbanisation. Ecological enhancements that alter the character of these spaces and increase local people’s access to nature are vital. Green links from the valley to the urban area should include significant ecological corridors that require wider areas of land that are not exposed to pedestrian and cycle movement. There are a number of valued landscape features, which reflect the natural, historic and industrial heritage of Tottenham Hale. These features should be protected and enhanced when considering the impact of new developments on these landscapes. A series of new bridges will be fundamental to creating new east and west access. The existing links at Ferry Lane and the underpass will also be enhanced to improve connectivity Social cohesion is best served by improving Down Lane Park as an open space with a strong ecological bias so that it serves as a Site of Borough Importance for Nature Conservation (SINC) and a local social hub.

2.Tottenham Hale’s Green and Open Spaces

Background to Community Engagement in Tottenham Hale In October 2013, Haringey Council commissioned an independent organisation called Soundings to conduct a thorough, five-month consultation exercise called Tottenham’s Future to gather views from the community on their ambitions for the next 20 years. The responses fed into and shaped the council’s Strategic Regeneration Framework (SRF) for Tottenham (2014), which sets out how the local community’s priorities can be achieved through long-term regeneration. This document should be read in conjunction with the council Statement of Community Involvement (draft update 2015) which sets out how Haringey Council’s Planning Service will involve key residents, local businesses and other key organisations and stakeholders in the plan making process and sets a benchmark for consultation and engagement for activities being delivered under the Strategic Regeneration Framework for Tottenham. Since the SRF was approved the council has carried out wide ranging and bespoke communication around the emerging District Centre Framework (DCF) and supporting strategies including the Green and Open Spaces Strategy in Tottenham Hale. The DCF also includes a section on community engagement setting out how the designs have evolved in response to comments received. Full reports on all engagement can be found on the council’s Tottenham website. Community engagement on the Green and Open Spaces Strategy Engagement has been at the heart of the design process in developing the Green and Open Spaces Strategy. Meetings and workshops have taken place regularly with local community groups, landowners, council officers and statutory authorities in addition to council run engagement events with local residents. These meetings and workshops have identified how the open spaces are used, key movement and connectivity issues, group and individual aspirations for specific areas (including community priorities) in addition to physical constraints of the railway and river corridor. Key findings from engagement with stakeholders at feasibility stage have directly informed the vision and objectives of the Green and Opens Spaces Strategy. These findings are: • The enhancement of existing routes is required in addition to the creation of new links and routes • New routes should be integrated into existing open spaces • There are opportunities to enhance existing open spaces by extending ‘fingers of green’ into adjacent residential development sites and existing urban areas to increase the open space provision • There is a need to link open spaces and key routes to increase permeability east and west • Ecologically rich spaces should be protected therefore a balance is needed between increased access and ecologically sensitive sites/areas • Making the Lea valley visible in Tottenham Hale through SuDS features and a wider water management strategy in addition to creating wetland habitats in key open spaces • Providing community spaces, facilities, cafes etc in open spaces to bring together new and existing residents, in addition to activating spaces creating natural surveillance. • A series of bridge links over the Pymmes brook and Lea Navigation can improve connectivity with the towpath and the Lee Valley Regional Park • The Valley corridor should be protected

The feasibility study carried out in 2015 was accompanied by structured engagement with stakeholders including the following: 1. Council and other partner organisations • LB Haringey departments including Planning, Parks and Leisure Services, Nature and Conservation, Environment Services and Community Safety, Transport and Highways • Greater London Authority (GLA) • Haringey’s independent Quality Review Panel 2. Landowners and other stakeholders • Network Rail and Transport for London • Lee Valley Estates • The Canal and Rivers Trust (CRT) • Lee Valley Regional Park Authority (LVRPA) • Muse Developments / Waterside Places • The Environment Agency (EA) • Allies and Morrison • Berkley Sq Developments and Notting Hill Housing Trust w/ John McAslan + Partners and Architecture 00 3. Community • Numerous public consultation events were held in the context of the District Centre Framework • Friends of Tottenham Marshes • Friends of Down Lane Park • Friends of the Paddock Subsequently, during concept design stage (RIBA Stage 2) the objectives proposed for the Green and Open Spaces Strategy and particular aims for priority sites were tested with local residents at a Council organised workshop event which took place in November 2015. The report and findings from this engagement can be found on the Council’s Tottenham website. A series of informal meetings and telephone calls also took place with key groups/ site users related to the priority spaces to capture further feedback to help inform the strategy. The groups contacted are noted below: • Chesnut Road Residents Group* • Friends of Down Lane Park • Friends of the Paddock* • London Wildlife Trust • Pavilion Pre School Nursery* • Dowsett Road Friends Association • Chettle Court Rangers* • White Star FC* • Park View FC • The Green Holy Trinity C of E • Welbourne Primary School In addition LB Haringey held the following consultations at Stage 2: • Metropolitan Police Designing Out Crime Team / Secure by Design (SbD) • Thames Water • Natural England • London Wildlife Trust * Indicates groups who responded to the engagement meeting request

Open space opportunities

Clingford Reservoirs SSSI

Existing open spaces can be broken down into three distinct ecological territories.

es three key

Ecological territories Woodland and Forest

Ainslie Wood LNR

Wetland and Marshes City Parks and Recreation grounds

Character areas Lee Valley

Tottenham Marshes Potential LNR

Lee Valley bank

Hartington Park

Ridges

High Road

High R

oad

Down Lane Park

Section B Section A

oad

Ferry R

The Paddock oad

Ferry R

Tottenham Green

Walthamstow Wetlands SSSI/RAMSAR/SPA

Douglas Eyre Playing Fields

Markfield Park

New River Canal

Walthamstow Marshes SSSI

East Reservoir Railway Fields LNR

West Reservoir

Springfield Park

Hackney Marshes

The Valley : The valley extent is based on the Environment Agency Flood Zone 2 which is a 1:100-1:1000 event.

Open Spaces Opportunities

elt

2.Tottenham Haleâ&#x20AC;&#x2122;s Green and Open Spaces

Gre

en B

elt

Gre

en B

The Valley The current river corridor is not a true representation of the natural River Lea Valley. The Valley diagram illustrates the true extent of the riverâ&#x20AC;&#x2122;s flooplain which extends westwards past Down Lane Park but is not visible within the public realm. This highlights the extent of urbanisation of the valley and loss of the natural valley corridor. Existing open spaces within the river corridor are a key opportunity for the character of the valley to become visible again. Ecological enhancements which alter the character of these spaces to reflect the valley is key. There are three distinct ecological territories within this area: 1. Woodland and forests to the west adjacent to Epping Forest 2. Wetland and marshes adjacent to the River Lea 3. City parks and recreation grounds to the east Green links from the valley to the urban area should include significant ecological corridors which require wider areas of land which are not exposed to pedestrian and cycle movement.

elt Gr ee

n ree

Bel

There are a number of valued landscape features which reflect the natural, historic and industrial heritage of Tottenham Hale. These features should be protected and enhanced when considering new developments and the impact of these new developments on these landscapes.

Valued Landscape Features

The Valley

Lockwood Reservoir

14.13m

15.90m 11.53m

11.56m

10.72m

10.25m 8.34m

8.70m

8.50m

Section A: Existing Development - Vertical scale is exaggerated by 10x

8.50m

10.33m

8.95m

8.83m 7.50m

8.40m 7.02m

7.64m

7.88m

12.4m

2.Tottenham Haleâ&#x20AC;&#x2122;s Green and Open Spaces

Renegotiating the Urban and Rural A large extent of Tottenham Hale is located within the natural floodplain of the River Lea, however the natural character of this land has been lost to the urban environment causing the Valley to be narrowed. The section on the opposite page has an exaggerated vertical scale but demonstrates the extent of narrowing. Creating a balance between the urban and rural environment is key to ensure the Valley landscape is protected. Opportunities for how new development can enhance and extend the Valley landscape would be vital to securing this balance. Addressing peopleâ&#x20AC;&#x2122;s perception of the Lea Valley is a key way of protecting the Valley. Views of water, naturalised vegetation and wildlife are visual indications associated to the Lea Valley corridor. There are only a small number of opportunities where these views are encountered in Tottenham Hale, these include the view of the Old River Lea from Ferry Lane, the view north over the canal from Ferry Lane and the view from the bridge at Carbuncle Passage which over looks Tottenham Marsh and Lockwood Reservoir. It is important that these views are protected and enhanced as well as extending the perception of the Lea Valley into the wider Tottenham Hale. Enabling local residents to interface with natural features within the public realm and existing open spaces which are associated with the Lea Valley will improve the legibility of the landscape. Bringing the natural heritage of Tottenham Hale to the surface, as well as increasing the number of high level views to the Lea Valley is a vital project objective. There are a number of opportunities within the existing open spaces and public realm to alter local residentsâ&#x20AC;&#x2122; perception of Tottenham Hale and extend the Valley into the heart of the local area.

View over the Old River Lea from the Ferry Lane Forest Road bridge

Repairing the Floodplain Nearly 40% of the surface area of London is impermeable (Valuing London’s Urban Forest Result of the London I-Tree Project). The extensive increase in hard surfacing and redevelopment is effectively ‘waterproofing’ the city, impacting on natural water cycles and affecting our relationship with water. Car parks, footpaths, squares, roads and roofs all serve to speed up the rate of rainwater run-off and increase the risk of flash-flooding. Due to the increased lack of permeable surfaces, surface water flood risk is potentially the greatest short term climate risk to London (stated by the London Climate Change Adaptation Strategy). The current surface water drainage system cannot cope and the provision of new infrastructure to tackle this increase in water can no longer be accommodated. Therefore, new and existing developments as well as new and existing open spaces will have to play a key role in the cities management of water. In Tottenham Hale, this ‘waterproofing’ of the valley floor has resulted in the loss of the natural marshland habitat of the floodplain. The number of water courses adjacent Tottenham Hale highlight the numerous management methods which have been constructed to contain and manage displaced flood water e.g. the River lea Flood Relief Channel and 10 reservoirs within the Walthamstow Wetlands site. Tottenham also has issues with surface water flooding and drains being over-capacity according to Haringey’s Highway team and Senior Drainage Officer. It is vital that new developments have innovative sustainable water management principles at the heart of their design. The Mayor Of London preferred standard is for new developments to achieve 100% attenuation of the undeveloped sites surface water runoff at peak times. For developments within the floodplain, which is a majority of the District Centre Framework, these principles should be promoted and visible, with the objective to create exemplar projects where a link to the natural floodplain habitats are re-provided and the natural water cycle restored. Increasing open space and permeable spaces will be a

Evaporation

Residential SuDS: To collect and filter surface water from the roadway and improve urban greening

Evaporation

River Edge Improvement: Increased access to the river edge and regraded banks to accommodate flood water

Condensation

Evapotranspiration

Localised SuDS: Small scale SuDS to irrigate wetland Evapotranspiration trees in the urban context

Roof Runoff Harvesting: Reduces pressure on infrastructure and flood risk

Runoff

Infiltration

Runoff Runoff Evaporation

Drinking Water in Cities: Sustainable drinking water that is recycled back into the landscape

Infiltration

Urban SuDS: Sustainable water treatment will create a more attractive environment and a green buffer between carriageway and the footpaths

Infiltration

Urban Floodplain/Wetland: Area designed to flood at times of high water levels. Can be used for habitat creation in the urban realm

Water for Play: Water as a landscape element used in play and then recycled back into the system

2.Tottenham Hale’s Green and Open Spaces

key move in water management in new developments. Key considerations in the development of drainage proposals should be: • • • •

How much water is currently falling on the site? Can you treat the water? How can the project help relieve flooding? What would happen with the proposals in worst case rainfall occurrences?

Creating links with existing open spaces would also be beneficial to further extend this philosophy. The diagram below highlights the opportunities for Tottenham Hale. Creating a diverse mix of proposals in new developments, existing estates, open spaces and new open spaces will bring water management principles to the heart of the community. Drain London have produced the draft, Drain London Sustainable Drainage Action Plan which sets out proposals which will dramatically decrease surface water flooding and promote water management. Potential methods for new development include: reuse of non potable water, green and brown roofs, increase in permeable surfaces. Potential methods for new and existing open spaces include: Sustainable Urban Drainage System (SuDS) features, retention ponds, rain water harvesting, permeable surfaces for hard landscaped areas and attenuation.

“Water shortages, flooding and watercourse pollution are all signs of stress where developed areas have a troubled interaction with the natural water cycle and where, conversely, water has become a risk or a nuisance rather than an asset or an opportunity.”

Evaporation

Habitat Creation: Enhancement of wetland ecology to increase biodiversity and habitat types

Circa (2013)

Interlinked Water Management Systems

Repairing the Floodplain There are a number of spaces which can play a significant role in a strategic drainage strategy for Tottenham Hale, the key spaces are the Paddock, Down Lane Park and Chesnut Road. Similarly, key vehicular routes such as Ferry Lane should also support this strategy by implementing SuDS proposals along its route. Linking these spaces and routes to adjacent developments should enable features to accommodate a larger catchment area and therefore benefit a wider urban area. This ‘interlinked’ strategy has been implemented in Sheffield as part of the Grey to Green project. Grey to Green Precedent The Sheffield’s Grey to Green project is the largest retrofit SUDS and urban greenway project in the UK. The scheme has been implemented along the length of an inner city dual carriage-way, which runs along the edge of Sheffield city center. One of the main functions of the Grey to Green scheme is to reduce and slow down surfacewater runoff: the route runs adjacent to the River Don, Sheffield’s main river, and is in an area of the city prone to flooding. The Grey to green scheme is designed as part of a wider strategy to reduce the amount of surface-water runoff reaching the River Don. However, there are also other significant objectives: a) to improve air quality, b) to create a wildlife corridor running along the edge of the city center, c) to create a more attractive environment for pedestrians and cyclists, and to stimulate further economic investment and activity in this part of the city. The SUDS network takes runoff directly from the carriage-way and adjacent pavements. The scheme is on a slightly sloping site, and there is a system of check dams that allow water to flow from one SUDS cell to another. Overflow drains ensure that in an extreme-event storm, that excess water can escape from the system, ultimately to discharge into the River Don. One of the key drivers for the design of the scheme was to create a visually attractive SUDS network of road-side bioswales and rain gardens: counts show that each working day around 5000 people walk along the route or through the area, and it is also a main bus route, so that many more people see the scheme from vehicles. As a result, the planting and soft landscape has been designed to be colourful and in flower for the whole growing season, and to have attractive winter appearance through seed heads and plant structures.

Grey to green-SuD planting mix

Grey to green-Pedestrian route within the planting

Grey to green-SuD planting mix

2.Tottenham Haleâ&#x20AC;&#x2122;s Green and Open Spaces

Existing roadway

Grey to green-Pathway through the planted swales

2.Tottenham Hale’s Green and Open Spaces

Tackling pollutants and repairing the riverine habitat There are two main pollutant issues in Tottenham Hale, air quality and water quality. Air Quality: Air quality is an important issue for London, “The House of Commons Environmental Audit Committee has heard evidence during its investigation into air quality in 2010 that at least 3,500 people in London die prematurely each year due to poor air quality, and this figure could be as high as 8,000. The Committee also heard evidence that particularly vulnerable individuals could have their lives cut short by up to 9 years. This impact on mortality is generally attributed to fine particles.”(Haringey Council - Air Quality Action Plan). The whole borough of Haringey is designated as an Air Quality Management Area. In Tottenham Hale the Gyratory and adjacent road networks are key sources of pollution. Tackling poor air quality remains a challenging task given that Haringey, like other London boroughs continues to breach the air quality objectives for nitrogen dioxide (NO2) and particulates less than 10 microns (PM10). As the new developments are focused adjacent this road network it is key that air quality is dramatically improved and that new developments do not add to this issue. Water Quality: The River Lea is a key source for London’s drinking water supply. However, this water source has a number of issues and in 2003 as part of the Water Framework Directive the London Lea (M25 to the Thames) was classified as having a bad ecological status. Issues which affect the health of this River include pollution from surface water in urban areas and waste water. The Thames River Basin Management Plan highlights that a priority for the London Lea is to raise awareness of the river catchment and how local people impact on the river. Tottenham Hale has a role to play in improving riverine corridor and water quality of the River lea and associated tributaries. The lack of bank vegetation and habitats along the River Lea results in many of the pollutants not being removed resulting in poor water quality. Developments can impact on water quality through increasing hard surfaces, increasing run off, increasing the number of cars in the borough, increasing the amount of waste water and lowering the water table affecting river flow and existing vegetation and habitats. Enhanced Ecology-Repairing the riverine habitat: Trees and vegetation have a direct impact on removing pollutants from the air and water. The results of the i-Tree Eco Project in London set out the impact trees and vegetation have on air quality; “It is estimated that trees and shrubs in London remove 997 tons of air pollution ozone (O3), 32 tons of carbon monoxide (CO), 698 tons of nitrogen dioxide (NO2), 229 tons of particulate matter less than 10 microns (PM10) and 153 tons of particulates less than 2.5 microns (PM2.5) and 62 tons of sulphur dioxide (SO2) per year ..” In addition, the i-Tree Eco Project highlighted that pollutant uptake is maximised where plants are exposed to high concentrations of the gases or particulates in question. Therefore, vegetation corridors next to roads i.e. the Tottenham Hale gyratory, Watermead Way, Monument Way and Ferry Lane may be the most efficient pollutant scavengers. Extending these corridors in to new and existing developments will further help reduce air pollution. ‘Cleaning’ surface water run off before it enters the river can also be carried out by vegetation such as reeds and aquatic plants. Vegetated depressions, wetlands and marshes etc can clean storm water run off by removing sediments, turbidity, heavy metals and other pollutants. These pollutants can be removed by vegetation uptake or by slowing the infiltration of water down to enable sedimentation to occur while others use their root structure. Repairing the ecology of the valley floor is a key way of tackling air and water pollutants, storm water run off as well as creating a beautiful landscape for local residents. Increasing the extent of vegetation is also key to mitigate the loss of existing habitats. A loss of habitat at the Tottenham Railside Site of Importance for Nature Conservation (SINC) will be caused by new railway electrification works and a new housing development. Ensuring habitats are repaired and extended is vital.

Benefits of tree planting in the urban realm

Access to Nature The Lea Valley is in the green belt and is a significant landscape feature of high ecological importance and a natural resource for Tottenham Hale residents. Linking local people physically to this natural landscape is a key objective of this study. There are three different grades of Site of Importance for Nature Conservation (SINC). The three types of designation are: Sites of Metropolitan Importance: These sites contain the best examples of London’s habitats and are the highest priority for protection. Sites of Borough Importance: Damage to these sites would mean a significant loss to the borough. While protection is important, management of borough sites should usually allow and encourage their enjoyment by people and their use for education. Sites of Local Importance: These sites which are or may be, of particular value to people nearby (such as residents or schools). Only the northern section of Down Lane Park falls into this category.

The western edge of Tottenham Hale is a key area which is deficient in access to nature. An area deficient in access to nature is qualified by Green space Information for Greater London (GIGL) as “areas where people have to walk more than one kilometer to reach an accessible wildlife Site of Metropolitan or Borough Importance”. As the first diagram below illustrates, the proposed links, routes and bridges reflected in the Landolt Brown report will not provide access to nature in the Lea Valley as all these routes are longer than 1km. In order for the proposed links and routes to tackle this deficiency it is key to extend the Lea Valley in to the heart of Tottenham Hale. Down Lane Park is an important opportunity for this enhancement. Enhancing this whole space to a Site of Borough importance would reduce the current areas deficient in access to nature. The southern section of the site is not currently classified therefore ecological enhancements will be needed to achieve the designation of Borough Grade 1 Importance.

1km 1km 1.3km

1km

1.12km 1km

Existing Access to Nature - Ecological Designations

Proposed Access to Nature

SINC Metropolitan Importance

SINC Borough Grade 2 Importance SINC Local

SINC Borough Grade Importance 2 SINC Local

SINC Borough Grade 1 Importance

SINC Borough Grade Importance 1

Areas deficient in access to nature

Areas deficient in access to nature affected by propsal Pedestrian Route

Green Belt Pedestrian Route SSSI Designation

2.Tottenham Hale’s Green and Open Spaces

Access to Open Space The growth of Tottenham Hale will see 5,000 new homes by 2025. In accordance with London Housing Design Guide Standards, there will be a deficit of 76,357m2 of open space within the current District Centre Framework (DCF) which will need to be accommodated in the local area. There are a three key open spaces within Tottenham Hale which provide recreational spaces for local residents. • •

•

Down Lane Park is a local park, located at the heart of Tottenham Hale, this park is a well used and popular facility but was described in Haringey’s Open Space Strategy 2006 as ‘below average’. Markfield Park is situated to the south, similar to Down Lane Park this facility has a range of sport and play facilities. The park is located within the 400m Local play for 0-7yr olds boundary for new developments in the District Centre. However, the existing Hale Road network adjacent Tottenham Hale Station is a barrier to local residents in Tottenham Hale when trying to access the park. Hartington Park to the north is a much smaller facility categorised by an undulating landform and a mix of play facilities for younger children and natural play.

In accordance with guidance from Play England and the Mayor of London Play and Informal Recreation SPG, a variety of open spaces facilities are to be provided at certain distances from the new development. The diagram below shows the limits placed on provision of these Local Equipped Areas of Play (LEAP), Local Areas of Play (LAP) etc. from the DCF. The opportunities to increase the size and quality of open space are as follows: The main opportunity is the increase in the size of Down Lane Park by extending it east and west. Other opportunities are listed below: • • •

Improved play and sport facilities for all ages Improving links to parks for pedestrians and cyclists Identifying other open spaces which can be improved to provide additional play space and by linking these spaces a comprehensive play and sport network can be established consisting of existing, enhanced and new facilities.

Hartington Park

Hartington Park Tottenham Marsh

Down Lane Park Down Lane Park 70,780m2

Hale Village

2600m2

Walthamstow Wetlands

Hale Village

3250m2

Tottenham Green

Tottenham Green DCF Extent Doorstep Play 0-5yr

DCF Extent Doorstep Play 0-5yr

400mm Local Play 0-7yr

400mm Local Play 0-7yr Mark field Park

Existing Open Spaces - Play and Sport facilities

Proposed Open Spaces

Existing open spaces

Sport facilities Play England play facility distance requirement

Routes where play facilties could be incorporated Proposed developments

Play facilities

Existing spaces which can potentially offer play and sport opportunities

Play England play facility distance requirement

Overview

This diagram illustrates the positions of existing open spaces and green infrastructure within Tottenham Hale, and existing social and community enterprises.

3.The Green Grid Approach

Renegotiating the Urban and Rural : Green Grid Strategy Enhancing access, movement and open space/ecology are three of the main concepts for renegotiating the urban and rural in Tottenham Hale. A series of studies have been completed which have investigated these key themes and the opportunities for establishing a Green and Open Spaces Strategy The following opportunities have been identified: • Enhanced access to quality open space • Enhanced access to nature • Creation of new ecological corridors • Promote social cohesion and surveillance of the urban realm in the context of the Housing Zone status and in order to promote a coherent district centre • Identification of barriers to Disability Discrimination Act (DDA) compliant routes to the Lea Valley • Identification of potential cycling routes which cater for a wide range of users • Reduction in the urbanisation of the Lea valley • Simple bridge design that reinforces the green context through which bridges are passing and enhances user’s experience and views of the landscape • Promotion of a riverine green identity for Tottenham Hale • Safeguard ecology and promote accessibility • Identify key locations and proposals where the reduction in severance caused by roads can be mitigated • Identify opportunities to link into Walthamstow Wetlands

Existing community and social enterprise spaces e.g. nurserys, schools, youth groups etc.

Green Network

This diagram illustrates the vision to enhance existing open spaces and create â&#x20AC;&#x2DC;green fingersâ&#x20AC;&#x2122; through the urban realm to enhance pedestrian and cycle routes, improving access to nature.

3.The Green Grid Approach

Green Network A network of enhanced open spaces, ‘greened’ streets, and new bridge links across the railway lines and the canal will create an improved green environment with local and strategic links to existing open spaces. Improving legibility and creating better links between local residents and open spaces is the key objective. Enhancing the natural environment and extending this rich ecology through open spaces and the public realm is vital. A series of objectives to achieving this vision are noted below: Enhance access to nature by bringing the Lea Valley closer to Tottenham High Road • Enhancement of existing open spaces by utilising under used spaces and relocating facilities • Down Lane Park enhanced to a Borough Grade Site of Importance for Nature Conservation • Extension of the Valley aesthetic using SuDS • Links to new Harris Academy sport facilities • A bridge to the Paddock positioned at the most northern tip of the site opens up the open space network by creating a new circular route. • Make green space more visible by new tree planting and protection of existing landscape features • New bridges create high level views across the valley • Proposed District Centre Framework residential development to sit within a parkland’ with ‘green fingers’ extending from Down Lane Park along Chesnut Road and into the Ashley Road area. Keep the Lea Valley Wild and Green • The proposed bridge to the Paddock is located at the northern tip of the site to minimise impact on existing site ecology • Mitigate urbanisation of the river edge by including lifts on Hale Wharf bridge to minimise ecological impact • Lighting to be minimised Reinforce the Paddock’s historic role as an island in the Lea Valley • Eastern edge along the Old River Lea to be activated protecting the wild interior and ecology • The northern bridge location is preferred and reinforces eastern activation • Ecological enhancements including water meadows and wet woodlands

Existing and proposed community and social enterprise spaces e.g. nurseries, schools, youth groups etc.

Woodland and Veteran Tree Ecology Proposals

Wet Woodland, Swale and River Edge Ecology Proposals

Meadow, Grassland and Ruderal Ecology Proposals

3.The Green Grid Approach

Enhancing Ecology The Haringey Biodiversity Action Plan highlights habitats and species that are important to the borough. These are: • • • • • • •

Allotments Gardens Parks and Green Spaces Woodland Standing Water Built Structures Bats (all species)

Our proposals aim to promote these habitats and help support the action points of the plan. • • • • • •

Protect and conserve Haringey’s veteran trees Restore and increase standing water habitats Biodiversity improvement work Improve access to nature in Haringey’s parks and green spaces, particularly in areas of deficiency in access to natural green space Increase area of woodland Promote the construction of biodiversity features within new developments

Creating a network of habitats throughout Tottenham Hale will help create corridors for wildlife as well as enabling local residents to experience a range of habitats. Down Lane Park is an important opportunity in increasing access to nature for local residents, creating a range of habitats within this important open space will be key to achieving a borough grade SINC.

Blue Network

3.The Green Grid Approach

Blue Network Re-introducing ‘wetland’ features into the urban realm will enable local residents to interface with Tottenham Hale’s natural heritage as the River Lea floodplain. Making water visible again in the urban realm • SuDS proposals for streets • Creating areas of wet woodland in key open spaces • Water edge street trees to support a legible riverine landscape Development to have a sustainable agenda for water conservation • Roof water runoff from the adjacent District Centre Framework development in Down Lane park can be harvested and used to feed SuDS and swales • New developments should accommodate all surface water on site especially for the worst rainfall occurrences Tree planting to tackle air quality issues and surface water flooding • Extensive green corridors created to tackle air quality issues, extensive tree planting required • Tree pits can be used as SuDS features

Flood zone extent (both1:100 and 1:1000 events) Existing water bodies SuDS intergrated into the development plots SuDS channels along streets to further extend the Lea Valley ecology

Wet woodland and SuDS areas within larger open spaces

Lighting and Darkness Strategy - Areas of darkness to be protected and extended

Light : Existing areas of light Darkness : Existing and proposed areas of dark

3.The Green Grid Approach

Lighting and Darkness Strategy This Lighting and Darkness Strategy aims to help rebalance the urban and the rural and provide a framework for an ecologically sensitive approach to the provision of both artificial lighting and natural darkness across Tottenham Hale. This does not mean removing lighting along key movement routes but adjusting the lighting provision so a safe and secure access can be provided without a negative impact on ecology. Obtrusive and uncontrolled light can greatly affect existing habitats and wildlife further eroding the rural character of this floodplain landscape. Key objectives for the Lighting and Darkness Strategy are below: Creating safe and secure routes • Establish safe and secure routes • Strengthen east-west links • Enhanced natural surveillance • Hierarchy of streets and spaces Enhancing open and public space • Enhance the natural character of the area • Character of intermediary spaces • Enhance civic quality • Enhance the sense of place • Maximise the use of space Preserve and protect natural darkness • Mitigate urbanisation after dark • Protect wildlife and habitats • Re-balance activity after dark • Minimise visual impact on habitats Enhances legibility • Investigate a park lighting language • Links to the Green Grid • Enhanced pedestrian and cycle routes • Create safe and legible routes

New York Central Park - Darkness of the park is contrasted by the light spill of the adjacent urban realm

Urban Network

3.The Green Grid Approach

Urban Network A legible network of routes which are safe, well used and well surveyed are important for the urban network. Direct routes which link local residents to local resources and infrastructure will be key. Enhancing the environment of these routes as well as ensuring there is ‘access for all’ is vital. It is key that the enhancement of these routes improve both air and water quality. Surface water flooding and poor air quality are strategic environmental issues for Haringey. All new development and route enhancements should look to tackle these issues. Improve East West access to the Lea Valley • A series of bridges satisfy the different objectives of the project • A series of Pymmes Brook bridges create strategic access to the towpath/ National Cycle Network 1 route • Enhance existing links to provide ‘access for all’ routes to the Lea Valley (e.g. Underpass) • Hale Wharf bridge will provide direct access for new residents to the east to the Station and beyond • Bridges and open spaces are key for social cohesion by bringing new and existing residents together Move small businesses displaced by housing into local available space to activate adjacent green space • Identify small business spaces which activates local open space and routes, providing safe routes during the day and a vibrant community enlivened by living and working Increased usability of open space to absorb new residents • Green fingers which extend out from Down Lane Park are the main opportunity for improved open space • Explore the creation of a social hub in Down Lane Park to support social cohesion Improve air and water quality • Increased tree and shrub planting along roadways to increase the removal of toxins from the air • Swale and planting along carriageways will promote SuDS principles as well creating a buffer between pedestrians, cyclists and vehicles • Reuse of roof water and collecting and storing surface water within development sites should be promoted • The Mayor Of London preferred standard for new developments to achieve 100% attenuation of the undeveloped sites surface water runoff at peak times should be adhered to

Cycle Network

H H

Commuter routes

Leisure routes Cycle Hub

3.The Green Grid Approach

Cycle Network There are two types of cyclist, the leisure cyclist and the commuter cyclist. There are a number of ways the requirements of these two users can be accommodated in the urban realm and open spaces of Tottenham Hale. Comprehensive network of routes • Using existing open spaces to connect existing cycle routes • Series of new pedestrian and cycling crossing points to improve connectivity • Segregated cycle routes along Ferry Lane with SuDS features Promoting cycle culture in the urban realm • Explore the potential for a series of cycle hubs to be created in existing open spaces

Views and Green Horizons

3.The Green Grid Approach

Opening up views and green horizons Creating views is vital to legibility and wayfinding. Currently within the urban realm, views are narrow, therefore creating green horizons along key vistas is key. A series of ‘green horizons’ will lead people through new and existing open spaces towards the Lea Valley and the Tottenham High Road. At the edge of the Lea Valley views widen out to wide panoramas over the valley. High Level views across Tottenham Hale and the Lea Valley are rare in the public realm. The new bridges will be key viewpoints providing wide views across the Valley and beyond. High level views • The bridges will allow high level views over the Lea Valley • A new green swathe will connect the valley to Tottenham High Road • Views within the urban realm will use green infrastructure as key focus points to lead visitors through the urban realm Extending the Lea Valley and green horizons • The new bridges will extend the valley westwards towards the Tottenham High Road • Bridges are proposed to land through tree canopies and in to a public space

Project List

5 12

12 3

3.The Green Grid Approach

Green & Open Spaces Strategy: Project List Landscape Projects 1. The Paddock • New entrance and access requirements • Ecology enhancements • River restoration • Provision of educational facilities 2. Down Lane Park • Increased community and sport facilities in the central area • Potential deculverting of the Moselle and creation of a wet woodland • Grassland and wildflower enhancements • Natural play provided in the upper park • Footpath and entrance enhancements

3. Chesnut Road • Removal of the eastern roadway • New junction with Park View Road and vehicle link to Hamilton Close • New open space and play facilities • SuDS provision with combined footpath and cycle way 4. Ashley Links • Increased open space linked to Down Lane Park

5. The Underpass • Regraded and enhanced entrance space • Green link to Down Lane Park • Undercrofts enhanced for small businesses

6. Ferry Lane • Provision of new cycle routes • Enhanced environment (e.g. planted verges, tree planting etc) • SuDS verges to promote positive surface water management systems

7. Tottenham Hale Village Green/ Tottenham Marshes • Provision of new community facilities • Ecological enhancements

Bridges

8. Hale Wharf Bridge - HW1 9. Pymmes Book Bridge - PB1 10. Paddock Bridge - LV1 11. Central Rail Bridge - HV2

Further Projects 12. Additional Links - Dowsett Road, Scales Road, Mafeking Road, • Provision of new SuDS system along the roadway • Tree planting 13. Tottenham Marshes - Hale Wharf - LV3 14. Pymmes Brook - PB3

Priority Projects

Ferry Lane carriageway enhancements

4.Project Objectives

Green and Open Spaces Strategy: Priority Projects A series of early/priority projects have been identified which will establish the infrastructure for the proposed Green Grid Strategy. These projects include enhancing existing open spaces, enhanced links and movement routes and the provision of new bridge links. The following spaces and links have been identified: Priority Projects • • • • • •

Chesnut Road The Paddock Down Lane Park The Underpass Tottenham Marsh Ferry Lane

Priority Bridges • • • •

Central Rail bridge Hale Wharf Bridge Pymmes Book Bridge Paddock Bridge

The following pages set out initial design ideas and feasibility studies for the spaces/ links which are in line with the objectives established in the wider Green Grid Strategy.

Paddock Masterplan Proposal

Northern Bridge Link: A new pedestrian bridge link at the northern tip of the Paddock will help activate the site and tackle the current isolation issues. This bridge will link to the footpaths along the river bank which connect to the site entrance and classroom building.

Brid

ge L

ink

Central Woodland Managed Access

Managed Access to the Central Woodland: The woodland at the centre of the site is predominantly mature Elder with an understory of lichens and mosses. This area is also a key historic fly tipping site therefore managing peoples access to this part of the site is a key health and safety feature. A gated route would enable access to be controlled in addition to site interpretation to educate visitors as to why this is a managed route.

Habitat Enhancement

River Edge Habitat Enhancement: Providing access to the river bank is a rare opportunity. Re-profiling the river bank will enhance and diversify the river edge habitats and provide access for pond dipping etc. Two footpaths will be provided, one along the river edge and one at a high level to enable access during flooding events.

Habitat Enhancement ‘WET WOODLAND’ Habitat Enhancement ‘WET WOOD LAND’

SuD SWALE

Viewing Platform: Located on the natural high point, the platform will give views of the Lea Valley, Walthamstow Wetland reservoirs as well as long distance views to central London. Cl

External Classroom

sro

Education Facility: A new classroom

will help activate the site. This room can be used by local nature conservation groups as well as potential use by London Wildlife Trust the operators of the Walthamstow Wetlands site.

SuD SWALE

New Entrance Walthamstow Wetlands Entrances Wet Woodland Habitat Enhancement: Reducing the levels in key areas of the existing woodland will create a natural wet woodland. Additional Willow and Alder planting will further enhance this habitat.

New Entrance: A single entrance is to proposed at the south east corner of the site to link with the two Walthamstow Wetland entrances along Forest Road. Along the southern boundary of the site, adjacent Ferry Lane a new SuDS system is proposed which is linked to the run off from the adjacent carriageway. This will extend the wetland habitat from the river bank to the edge of Ferry Lane.

4.Project Objectives

The Paddock Nature Reserve The Paddock is a typical post industrial/tipped/abandoned area of land that has developed through natural colonization like many habitats along the Lea Valley. This isolated nature of the site has helped its natural and ecological development, resulting in a mix of dense shrub, ruderal grassland and mature elder. However, anti social behaviour issues are also a concern which has affected local residents visiting the site. A long history of fly tipping and misuse at the centre of the site has resulted in a high risk of ground contamination as well as affecting residents perception of the space.

The key objectives for the Paddock site are:

Paddock Opportunities

•

• •

The eastern edge of the site is formed by the Old River Lea the remnant of the historic course of the river. There is potential to access the river along this edge which is a rare opportunity in the local area Links to the Walthamstow Wetlands - there is potential for the Paddock to act as a ‘satellite site’ for the Wetlands, where London Wildlife Trust (the operator) could host training and educational activities Links to the Hale Wharf development - there is potential to create links through surface water drainage links in addition to the new bridge links. Also, creating open spaces in Hale Wharf is key to safeguarding the Paddock to ensure this nature reserve is protected

• • • •

•

Preserve the Paddock’s historic island past Removal of noxious weeds that are also contaminating ‘down river’ locations Activate the eastern river edge by focusing pedestrian movement and activity along this edge Habitat enhancements to the old river edge to enhance and extend existing habitats and mitigate additional pedestrian access Woodland habitat enhancements to diversify and extend the current ecology to enhance this site as a local nature reserve Educational facility and volunteers hub which can be used by local ecology groups Establish links with Walthamstow Wetlands via shared use of educational/ training facilities based on the site and a re-located entrance nearer Wetlands

All objectives are subject to a business plan and business case being developed for the Paddock.

Pedestrian & DDA Routes DDA accessible route Pedestrian route

Cycle Routes Leisure cyclists Commuter cyclists

Paddock Masterplan Proposal

The Vision There is an opportunity for the Paddock to become an exemplar site for ecology and biodiversity in Haringey. By creating links to the wider Lea Valley and the Walthamstow Wetlands, the site could be used as an ecological refuge for both pedestrians and wildlife. Establishing links with the Hale Wharf development will also be key. Creating links through shared surface water management and recreation of Paddock habitats within Hale Wharf would create visual links. The recreational open space within Hale Wharf will be key to safeguarding the Paddock as a nature reserve and ecological space. Enhancing the sites ecology and biodiversity would create an educational resources for local residents and schools, providing a potential sister site for the Walthamstow Wetlands.

4.Project Objectives

Tottenham Marsh ‘Village Green’ Masterplan Proposal

‘Village Green’: Linking this space to the adjacent allotment and potential northern bridge will help activate this space, which will help to tackle anti-social behaviour and isolation issues. Enabling this space to be used by local community groups will help bring local residents into the Lea Valley, making them aware of this key natural resource.

East Hale Allotments

Entrance Tottenham Marsh ‘Village Green’

Entrance

Entrance New Towpath Links: There is potential for a series of new bridge links which connect the Tottenham Marsh path way to the towpath. The new bridge links will accommodate wheelchair access and link to existing pathways e.g. adjacent Hale Village, the underpass and ‘Village Green‘.

New Towpath L in

Existing Towpath Link:

There is only one entrance to the towpath in Tottenham Hale. Located off of Ferry Lane, the entrance has access issues caused by steep ramps and an uneven surface.

4.Project Objectives

Tottenham Marsh Village Green The key objectives for the ‘village green’ include:

Located to the south of the East Hale Allotments this space is a natural pausing point where people stop during the day. However, this stretch of the Lea Valley is isolated. Ferry Lane is the only access point to the Lea Valley towpath and the Tottenham Marsh pathway and the only point where the two paths connect, the next access point is at Stonebridge Lock to the north. This results is a long stretch of isolated pathways which affects use.

• • •

Village Green Opportunities • • •

This space is the first point, when travelling north from Ferry Lane where the Lea Valley opens out creating a natural entrance space Establishing links to the allotment will link this space to a key community resource. Living Under One Sun, a local community facility have a base in the allotments where a number of community activities and resources are based. The rich species hedgerow which borders the western edge of the space has a high ecological value. This hedge is also an important edge to the Lea Valley.

• •

Pedestrian & DDA Routes DDA accessible route Pedestrian route

Creating links to community groups (e.g. Living Under One Sun) to encourage use of the space Create a new access to the allotment from the village green to help activate the space New bridge links to help activate the space and create a new entrance onto Millmead Road Explore potential for other community activities (e.g. a small facility/hut for horticultural activity or bee keepers’) New seating opportunities

Cycle Routes Leisure cyclists Commuter cyclists

Underpass Masterplan Proposal

Underpass Enhancements: Approach to the underpass

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PARK VIEW RO

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168 Park View Rd

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162

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AD 8.5m

Displaced business location

Subw

PARK VIEW R

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Harris Academy Sports Facilities

Tottenham Marsh

El Sub Sta

uncil Depot

Play Facilities 11+yr

Council Depot

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50 52 to 60 60a

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Displaced business locations: Beneath Watermead Way are two covered spaces which could be populated by businesses displaced from the proposed residential developments. This relocation would help activate the underpass and eastern footpath to help tackle anti-social behaviour

Millm

Eastern Footpath Enhancements: Opening up the eastern pathway by creating a string of green spaces which contain a mix of informal play and sport facilities will improve this route

IndusMillmead trial C entre

Play Facilities 11+yr

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Down Lane Park

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Down Lane Park

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Displaced business location

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to be regraded to improve sight lines by opening up the approach and creating an entrance space. This space will extend eastwards to open up the bridge access. Underpass space to be activated by the proposed Harris Academy sports facility

4.Project Objectives

The Underpass The underpass is an important existing access to Tottenham Marshes for local residents to the west. However, due to the poor condition of the underpass, the lack of visual access, existing barriers and lack of natural surveillance it is not as well used as it could be. The Underpass Opportunities • • • •

Adjacent development is a potential opportunity to regrade the current approach to enhance views through and from the underpass Development of the Harris Academy’s sports site is an opportunity to activate the underpass space by creating a direct interface between the two sites Creating a link to Down Lane Park by enhancing the existing footpath by creating a series of spaces There are two spaces beneath Watermead Way which could provide space for community use, small and medium enterprises (SMEs) etc. If feasible, this would activate and animate the space and increase footfall in the area

Pedestrian & DDA Routes DDA accessible route Pedestrian route

The key objectives for the underpass include: • • • • • •

Removal of physical barriers to access Re-grading of the approach to the underpass and bridge to improve sight lines through the underpass Explore removal of the retaining wall and opportunities to increase views through the underpass and move this back into the adjacent development land Activate the eastern and western approach to the underpass by creating interfaces with the new developments Enhance the underpass through new lighting and improved drainage Explore the establishment of meanwhile community, cultural/creative uses in the undercroft of Watermead Way

Cycle Routes Leisure cyclists Commuter cyclists

Background to Down Lane Park

Existing 2011 Masterplan for Northen section of park

4.Project Objectives

Down Lane Park Located at the heart of the old and new residential areas, Down Lane Park is a well used local facility. The northern playing fields, characterised by tree lines and tree groups, contains a popular route connecting Park View Road to Tottenham Hale Station. The central area of the site consists of a variety of sport courts as well as a private nursery and council maintenance depot. The southern tip of the site is the main play area for children. Recent investment has seen significant improvements to the play facilities in the park, including enhanced play for 0-7yr, a BMX track for older children, new external gym equipment and resurfaced tennis courts. Though well used, the Park was categorised in the Haringey Open Space Study 2006 as being ‘below average’ when a qualitative assessment was undertaken of facilities and features in the park. In 2011 a Masterplan study was carried out which established a series of objectives for the upper park and central area. A series of these enhancements have been implemented (e.g. outdoor Gym). In 2013 a masterplan was developed for a new ‘sport zone’ for the central area of the Park. The first phases of these works (e.g. the resurfaced tennis courts have taken place). Other works delivered to date include new fencing, new paths and street lights. These masterplans have played a key role in the development of an enhancement strategy for Down Lane Park. Key items, not yet delivered have been incorporated in to the strategy to ensure the proposals meet the requirements of existing residents whilst reflecting the change in context since these original masterplans were developed. Further investment is required and a number of opportunities have arisen to consider elements of the park not included previously. Using this strategy, the Council will work with stakeholders to progress a series of phased improvements to the Park.

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For continuation, please refer to dwg: ..........

Existing 2011 Masterplan Option for the central section of the park

For continuation, please refer to dwg: ..........

Sport Zone 2013 Masterplan for the central area of the park

Habitat Enhancements: Existing woodland enhanced to create a wet woodland. Depression to be created where possible and new tree planting to enhance the existing habitat

Down Lane Park Appraisal

Linking Sport Facilities: Links to Harris Academy or other sports facilities such as Gladesmore School would greatly enhance the sport facilities in this area and reduce the pressure on Down Lane Park

Harris Academy Sport Facilities

Park View Crossings: New crossing points along Park View Road which align with the adjacent residential streets to the west. Additional entrances will help improve access to the park

Central Route Improvements: Central route widened to 3.5m to accommodate both pedestrians and cyclists

Drainage enhancements to pitches

HARRIS ACADEMY

Drainage enhancements to pitches

Habitat Enhancements: The creation of a wildflower meadow within the existing woodland would be beneficial to the sites ecology

Existing Masterplan: A number of items from the 2013 masterplan for the park are being actioned by the Friends of Down Lane Park and the Council’s Park department, these include the tennis courts, fencing, paths and the play area. The new basketball courts are to be installed and the car park for the maintenance depot reduced Central Area Enhancements: New community garden, allotment plots and provision of new changing room and a cafe will help in creating the main social hub of the park

New links: The provision of new routes through the central area which link to the proposed Ashley Road development can be accommodated in the central area

Play Enhancements: The additional access points into the central areas will reduce the amount of visitors passing though the play facilities. Potential for further investment in the play facilities.

Sports zone

Existing Nursery

Commnity Gardens?

Cafe? New Junction

Commnity Gardens?

Play Enhancement opportunities

Potential to relocate Nursery?

Wellbourne Centre

Park Boundary

Visual Links: ‘Windows’ within the new development blocks will create opportunities for views to Ashley Road. Visually the green parkland will extend around the new development block.

Green Streets: This route, similar to Chesnut Road, extends the parkland eastwards to the edge of Watermead Way, setting the new buildings within a green setting

4.Project Objectives

TOTTENHAM MARSHES LINK

Down Lane Park Appraisal A series of strategic opportunities have been developed for Down Lane Park; • Increase access to nature - enhancing the sites ecology will extend the natural environment from the river corridor to this site, reducing existing areas which are deficient in access to nature • Extend the Park east and west via Chesnut Road and the Ashley Links as much as possible • New development adjacent the park should sit within the park extension • Improve connections over Park View Road • Improve access to Tottenham Marshes via the underpass Down Lane Park Detailed Opportunities since the Masterplan •

DOWN LANE PARK

EXISTING RESIDENTS

• • NEW RESIDENTS

•

The central area of the park is a key opportunity for improvement. Currently the space is under used but has the capacity to be an important social hub in the local area The under used bowling green in the central space and the old multi use game area (MUGA) are a key opportunity for enhanced community facilities such as community gardens/ allotments Down Lane Park could become the social heart of Tottenham Hale, bringing together new and existing local residents A more sustainable way to incorporate water into the park could come through the deculverting of the Moselle and/or swales fed by adjacent runoff

Key objectives for Down Lane Park

PARKLANDS EXTENDS EAST & WEST

Down Lane Park Strategic Concept

Pedestrian & DDA Routes DDA accessible route Pedestrian route

• Creating a social hub for the existing and new community by improved community facilities at the centre of the site (e.g. cafe, changing rooms, community room, community gardens etc) • To build on the existing Down Lane Park masterplan by improving play and sport facilities • Accommodate additional links through the park to integrate adjacent new developments • Achieve borough grade Site of Importance for Nature Conservation • New tree planting to create a diversity of tree species and age ranges • Substantially increase the park’s biodiversity • New planting to reflect the riverine context of the park • Upgrade sports pitches in the context of emerging changes to sport in the area • Integrate visible water and water systems in the park • Upgrade the diagonal route across the park to aid pedestrian and cycle shared use • Use the emerging District Centre Framework as an opportunity for the park.

Cycle Routes Leisure cyclists Commuter cyclists

Down Lane Park Appraisal

The Vision There is an opportunity for the Down Lane Park to be a social hub which links existing and new residents. The vision is for the site to be a water based open space which integrates with the adjacent developments. Promoting sustainable water techniques (e.g. swales, re use of roof and rain water etc) and integrating them into play and growing spaces will further activate and diversify this important local open space. Down Lane Park should extend into the new and existing developments (Chesnut Road and the Ashley Road developments) to increase the size and impact of this important open space.

4.Project Objectives

Chesnut Road Masterplan Proposal

3000mm 2000mm

TCB

430

2 24 42 428 4

9.1m

14 to 22

2 to 12

23 15 7

Pocket Park

441

Car

443

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445

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447

420 418 414

451 449

El Su

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SCALES ROAD

BM 9.35m

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Tamar Way Pathway: Opportunity to review if existing pathway can be enhanced to improve existing route and link to the park. New tree planting and vegetation to create a route which 29 complements Chesnut Road b Sta 1

1 to 7

434 432

The Lord Morrison Hall

440

Linear Park: A combined cycle and pedestrian route to be provided to the north of the park and a 2m pedestrian pathway running through the centre of the park. Existing green spaces to the southern edge are linked into the parkland providing play opportunities 25 13

9 to 15

High Street Interface: Vehicle access to be retained to enable access to Stoneleigh Road and Rycroft Road. Separated cycle access to be provided to ensure safer link Park and cyclists for pedestrians Car

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Road Adjustments: There is an opportunity for the 35 east if a new pedestrian zone to be extended further access to Hamilton Close could be provided off Fairbanks Road. The potential impact on parking should be reviewed as part of the design proposals

Pedestrian & DDA Routes DDA accessible route Pedestrian route

4.Project Objectives

Chesnut Road 55

Chesnut Road is a well used route which links the High Road to Down Lane Park. The western and eastern extent of the road provides vehicle access to the residential estates to the south. On street parking dominates either side of the carriageway creating a conflict with the existing cycle route. The existing pedestrianised zone at the centre of the street makes it an important link for local residents, however the pedestrianised area could extend further.

Chesnut Road Opportunities •

• •

•

Local Play 0-7 yr old

Chesnut Road Vision

Welbourne Centre

The vision is to extend Down Lane Park to the High Road along Chesnut Road and by doing this, create a green core to the Tamar Way estate and Chesnut Estate. This will become a catalyst for a new green neighbourhood with enhanced ecology, green play and sustainable urban drainage.

Welbourne Centre entrance

8.3m

R AI

The key objectives for Chesnut Road include: •

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Existing street parking on Chesnut Road currently sits outside current parking restrictions although in the future this will be changed to include it in the parking zone. Loss of parking is acceptable because the initial parking study indicates that there is capacity in adjacent streets Park View Road to the east of Chesnut Road is a key barrier for pedestrians and cyclists accessing the park and areas further east Connecting the existing pockets of incidental green along Chesnut Road with a new linear park which occupies the current roadway would greatly unify the space, creating a parkland which extends from Down Lane Park to the High Street The existing small pockets of green can become new play facilities particularly ‘door step’ play for 0-5yr and ‘local play’ facilities for 0-7yrs for new and existing residents

Park View Road Junction: To further extend route 3 11 the pedestrianised 16 o1 to Road to 7 t 113 for Fairbanks along Chesnut1Road, there is an opportunity 9 0 05 2 1 1 be realigned to extend the open space to Park View Road. A new junction would be needed between Chesnut Road and Park View Road to prioritise the pedestrian and reduce the number of interfaces between pedestrians, cyclists and vehicles

• • • 5 16 o t 9 17

• • •

Creating a new linear park on the road to extend ‘green fingers’ from Down Lane Park towards the High Road Provision of 4.2m combined cycle and pedestrian route To accommodate some match day pedestrians on this 4.2m route Provision of an additional pedestrian leisure route within the new linear park Reduce the dominance of vehicles by extending the pedestrianised zone (subject to feasibility) Altering the Down Lane Park Road junction to support better connection with the park Creating a safe and attractive route by day and by night

Cycle Routes Leisure cyclists Commuter cyclists

Chesnut Road Vision

4.Project Objectives

The Vision - Chesnut Park The vision for Chesnut Road is to convert this route in to the green spine of a wider â&#x20AC;&#x2DC;green estateâ&#x20AC;&#x2122;. Chesnut Park is envisaged as the primary project which will inspire a change in the wider estate.

3 Floating bus stop

Floating Potential bus stop SUDs features, Potential taking SUDs features, taking consideration of existing consideration trees of existing trees and pedestrian desire and line pedestrian desire line

Ferry Lane Forest Road Enhancements Ferry Lane - Forest FerryRoad Lane - Forest Road Proposed cycle provision Proposed cycle provision and Key sectionsand Key sections

Railway Bridge Railway Bridge Grade segregated cycleways Grade segregated cycleways

Railway Bridge, Grade segregated cycleways

Tottenham Hale Station

SUDs fea Grade

Floating bus stop Floating bus stop Grade segregated Grade cycleways segregated cycleways

Floating Bus Stop, Grade segregated cycleways

Hale Wharf The Paddock

Haringey

Waltham Forest

Ferry Lane and Forest Road Enhancements : Proposed Pedestrian and Cycle Provision with SuDS features

Walthamstow Wetlands

4.Project Objectives

Ferry Lane Forest Road - Making the Lea Valley Visible Ferry Lane Forest Road is an important strategic link across the Lea Valley, connecting the London Boroughs’ of Haringey and Waltham Forest to the Lea Valley Regional Park and Walthamstow Wetlands which will open in 2017. Though the road dissects the river valley the route is a harsh urban environment dominated by vehicles. The vision is to reassert the character of the river valley along this route through SuDS systems, tree and herbaceous planting in addition to improving pedestrian and cycle provision along the route. This will enable the Lea Valley and wetland character to extend into the public realm allowing residents and visitors to interface with nature at a local level.

SUDs features (see SUDs drawing) Grade segregated cycleways

An outline vision for Ferry Lane Forest Road was developed as part of the Walthamstow Wetlands Project and the Tottenham Hale Green and Open Spaces Strategy. The enhancements focus on prioritising pedestrians and cyclists as well as reflecting the character of the Lea Valley along the route.

There is an opportunity for dramatic change from grey to green on Ferry Lane. This new green gateway will convey a strong sustainability message for Tottenham Hale. The proposals combine rationalisation of bus lanes and carriageway width to create segregated cycle ways, improved pedestrian ways and SuDS. The key objectives for Ferry Lane include: • • • • • •

SuDS Features, Grade segregated cycleways

Segregated cycle lane Improved footpaths SuDS feature e.g Swale

Blackhorse Lane Station

Segregated cycle ways Enhanced pedestrian routes Visible green to enhance the experience of travelling through the Lea Valley Explore the possibility of phytoremediated SuDS system in the highway Green gateway to Tottenham, Blackhorse Road and Walthamstow Wetlands Lighting proposals that address safe route but also address the ecological sensitivities of the area and consider the impact of lighting in the Lea Valley Regional Park

Ferry Lane Forest Road Enhancements

Vision Image - Ferry Lane enhancements adjacent to the Paddock Local Nature Reserve

Stage 2 Proposal Image - Ferry Lane enhancements adjacent to the Paddock Local Nature Reserve

4.Project Objectives

Ferry Lane Forest Road Feasibility

RIBA Stage 2 Proposals

A feasibility project started in January 2016 which looked at applying the outlined objectives to both Ferry Lane and Forest Road. The feasibility study highlighted three opportunities which would enable the vision to be achieved along the full route:

Due to the requirements above the width of the route corridor is no longer sufficient to provide SuDS verges and segregated cycle lanes on either side of the carriageway along the full route as per the vision.

Removal of the bus lanes: TFL buses have agreed the removal of the westbound bus lane along Ferry Lane but not Forest Road which has the largest bus lane length. This was due to the increase in journey time caused by the bus lane removal. TFL are currently carrying out a SCOOT implementation study and installation following which traffic modelling will be carried out to show the possible improvements along A503 (various junctions). The design team (Kinnear Landscape Architects and Project Centre) have suggested that the bus lane removal is reviewed in relation to the outcome of the SCOOT study.

Along Ferry Lane the removal of the bus lane and narrowing of the carriageway has provided space for a SuDS verge adjacent the Bream Close development entrance. The existing road bridge prevent the SuDS feature extending further west. A large swale can also be integrated into the boundary of the Paddock Local Nature Reserve which borders Ferry Lane providing an additional SuDS location. A 1.5m minimum segregated cycle route and pedestrian footway is provided on either side of the carriageway.

Narrowing the carriageway to 6.5m wide: Following a series of meetings with each Highway Department from each borough the following has been agreed, • Ferry Lane to be 7.5m minimum road width to enable maintenance and/or utility emergency works without having to close the road and divert all traffic via the A406. • For Forest Road Waltham Forest Highway Department have proposed two widths, 8m road width at the new crossing (construction of crossing to be completed in the Summer of 2016) and 6.5m road width between the crossing and Blackhorse Lane Junction. Due to the retention of the bus lane the road width will be 9.5m. Relocation of the Thames Water fence: A series of meeting have been held with Thames Water to investigate the reality of relocating the fence further into the reservoir site to create a ‘wetland’ verge between the fence and the pedestrian footway. However, the position of a 24” water main which runs between the existing fence line and the reservoir bank,in addition to the 1.5m offset required by Thames Water has resulted in the fence relocation proposals not being approved. A new fence in the existing fence position would dramatically improve the boundary edge and therefore this proposal should be taken forward for approval.

Along Forest Road, the retention of the bus lane and the boundary fence restrictions has dramatically reduced the space available for enhancement. Where the bus lane has been removed as part of the pedestrian crossing works there is sufficient space for SuDS verges, segregated cycle lane and pedestrian footway on either side of the carriageway. However for the majority of the route where the bus lane is retained the space is dramatically constrained therefore the proposal is to have a 1.5m footpath adjacent the southern carriageway and a segregated 3m cycle lane and pedestrian footway to the north. This would provide space for a SuDS verge along the northern edge of the carriageway segregating eastbound cyclists and pedestrians from vehicles. The premise for this proposals is to promote the northern footway as the primary route along this corridor. The westbound cycle lane would be provided on the carriageway within the bus lane. Because of the retention of the bus lane and the Thames Water fence, Forest Road is the most constrained section of the route.

Bridges

3 1

KEY

Plan of bridges proposed in this strategy. Potential conflicts between the rail bridge and DCF blocks are being addressed through London Borough of Haringey led design 1 Rail Bridge dialogue

River Lea Navigation Bridge

Pymmes Brook Bridge I

Paddock Bridge

Lea Valley Bridge II

4.Project Objectives

The Bridges The railway line and highway at Tottenham Hale create a strong barrier between existing residential areas and the landscape of the Lea Valley, and isolate existing and potential residential sites. Although the valley has significant landscape and ecological value, it is divided up by four watercourses and the raised reservoirs, and therefore does not offer users a coherent and high quality network of walks. The delivery of new housing and the opening of the Walthamstow Reservoirs to public access in 2017 both create the momentum for a coherent network of paths, supported at appropriate locations by new bridges. The bridges proposed as a part of the Green Grid of routes would support movement within open spaces, across the borough, and through the valley. A series of small bridges across Pymmes Brook would link Tottenham Marshes and the towpath, improving ease of use and navigation in existing well used open spaces. A more substantial bridge over Watermead Way and the railway line would offer a quiet connection between Down Lane Park and the valley, passing through the recently built Hale Village and its park. A bridge across the River Lea Navigation would continue this route to the new residential development at Hale Wharf. Bridges at the northern end of Hale Wharf and the northern tip of the Paddock would connect the well-used towpath with the new Walthamstow Wetlands path through the heart of the valley. Inclusive Design has been a key driver behind the proposals to enable the widest group of people to use and enjoy the environment on equal terms. The bridges over the railway and River Lea Navigation are therefore proposed with lifts. The smaller bridges can be realised either level or with short ramps. The proposed design approach considers the bridges in their urban and landscape context, with simple forms in Corten weathering steel, and structure kept below balustrade height in the valley in order to offer unobstructed views over the landscape. Bridge Objectives • • • • • • •

1 Central Rail Bridge 2 Hale Wharf Bridge 3 Pymmes Brook Bridge 4 Paddock Bridge 5 Lea Valley Bridge II 6 Pymmes Brook Bridge II 7 Pymmes Brook Bridge III

Funded Aspirational Existing buildings Buildings proposed by District Centre Framework

Establish a coherent network of paths offering direct, quiet connections in urban areas and varied circular walks in the valley Pedestrian and leisure cycling connection between Down Lane Park to the valley, through Hale Village Pedestrian connection from Hale Wharf to the station Pedestrian and cycle connection from Stonebridge Lock into the Walthamstow Wetlands Inclusive Design is a key driver behind the proposals to enable the widest group of people to use and enjoy the environment on equal terms Respond to the different technical and spatial parameters of each location in a coherent design approach covering all bridges Simple bridge design that reinforces the green context through which bridges are passing and enhances users’ experience and views of the landscape.

Bridges

Historic Timber Bridge at Bow, in the Lea Valley

Timber bridge, Bridge, Vallee de Woluwe, Brussels

Corten Steel Bridge

Cambered Bridge, Vallee de Woluwe, Brussels - with views to the landscape

4.Project Objectives

Design Approach In addition to the technical and spatial parameters, we have responded to the characteristics of the area with these principles: • • • • •

Central Rail Bridge

• • • • •

View from the central rail bridge to Hale Wharf

Hale Wharf Bridge

View from Hale Wharf to the Paddock bridge

Bridges to land in generous public spaces. not constrained by dense development - this has necessitated design dialogue to integrate with the masterplans All bridges to be left open at the top – avoiding a caged feel The ‘green’, landscape character should be provided by the streets and spaces adjacent, not by the bridges themselves – not a ‘land bridge Vertical elements of green on the horizon such as trees will be key to grounding the bridges Bridges in the Lea Valley landscape to be kept to balustrade height, allowing unobstructed views out (and avoiding competing with the tall electricity pylons) Designs not ‘iconic’ but simple, ‘vernacular’ We have shown all bridges with a camber along their length, assisting with drainage, and reducing the distance to be ramped; it should be noted, however, that this increases the cost of fabrication. Bridge design to respond as much as possible to the specific landscape character of their location – from urban to infrastructure landscape to wild Bridge material - cor-ten weathering steel is proposed for the longer span bridge and hardwood for short span bridges Lifts integrated into the structure and composition of the bridges

Bridges

44 11

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200mmTHK THKRC RCSLAB SLAB 200mm ONLIGHTWEIGHT LIGHTWEIGHT ON STRUCTURALFILL FILL STRUCTURAL EJEJ

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NOTE:DEPTH DEPTHTBC TBC NOTE:

Scale1 1: 200 : 200 Scale

Central Rail Bridge - Engineering plan and section by Engineers HRW 11

INDICATIVEPOSITION POSITIONOF OF INDICATIVE VICTORIALINE LINE VICTORIA UNDERGROUNDTUNNELS TUNNELS UNDERGROUND

WORKIN INPROGRESS PROGRESS WORK

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CS CS

Rev Rev

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GA/002--Movement Movement GA/002 Scale1 1: 200 : 200 Scale

BearingsLegend Legend Bearings

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2626

TA XIS

TottenhamHale Hale Tottenham CentralRail RailBridge Bridge Central

1010 15 15

Drawing title: Drawing title:

MOVEMENTJOINT JOINTININDECK DECK MOVEMENT

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BEARINGSARE AREMECHANICAL MECHANICALPOT POTBEARINGS BEARINGS BEARINGS

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FREESLIDING SLIDINGBEARING BEARING FREE

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DENOTESEXTENT EXTENTOF OFFUTURE FUTURE DENOTES CROSSRAILCORRIDOR CORRIDOR CROSSRAIL 150mmTHK THKRC RCSLAB SLABON ON 150mm COMFLOR8080METAL METAL COMFLOR DECKING.19Ø 19ØSHEAR SHEARSTUDS STUDS DECKING. ONEACH EACHCROSS CROSSBEAM BEAM ON

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THESEDRAWINGS DRAWINGSARE ARETOTOBEBEREAD READININCONJUNCTION CONJUNCTIONWITH WITH 2.2. THESE ARCHITECTSAND ANDOTHER OTHERCONSULTANTS CONSULTANTSINFORMATION INFORMATION ARCHITECTS

ALLSTEELWORK STEELWORKS355-J2W S355-J2WWEATHERING WEATHERINGSTEEL STEEL 3.3. ALL

Drawn Drawn by:by:

Date: Date:

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Apr.2016 2016 Apr.

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PRELIMINARY PRELIMINARY E3

Drawing Type: Drawing Drawing Drawing Type: No:No:

Project Number: Project Number:

Revision: Revision:

1375/HV2 /HV2 GA GA 002 002 P2 P2 1375

ProposedKey KeyPlan Plan Proposed

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Plan Scale 1 : 100

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Section A - A Scale 1 : 100

Bearings Legend FIXED BEARING

Hale Wharf Bridge - Engineering plan and section by Engineers HRW &

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MOVEMENT JOINT IN DECK

BEARINGS ARE MECHANICAL POT BEARINGS P1

22.04.2016

Preliminary Issue

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8.8m

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Flanges (mm) 140x10 200x10 160x15 210x20 160x20 105x12 140x12 80x8 310x25 150x12 125x12 125x10 125x25 125x15

Column Schedule

Web(s) (mm) 190x8 180x10 135x10 170x12 425x12 120x10 256x15 64x8 265x15 113x12 113x12 -

REF C1 C2 C3 C4

Flanges (mm) 100x10 155x12 210x15 310x25

Project:

Web(s) (mm) 80x10 134x10 175x10 265x15

Tottenham Hale Hale Wharf

Bearings Position Scale 1 : 200

Drawing title:

General Arrangement

Scale at A1:

As indicated

NOTES

2. THESE DRAWINGS ARE TO BE READ IN CONJUNCTION WITH ARCHITECTS AND OTHER CONSULTANTS INFORMATION

Proposed Key Plan

Drawn by:

Date:

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PRELIMINARY

1. DO NOT SCALE OUT OF THIS DRAWING

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Project Number:

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Revision:

1375/HW1 GA 002 P1

1 020

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002

NOTES A

1. DO NOT SCALE OUT OF THIS DRAWING 2. THESE DRAWINGS ARE TO BE READ IN CONJUNCTION WITH ARCHITECTS AND OTHER CONSULTANTS INFORMATION 3. ALL STRUCTURAL TIMBER FOR BRIDGE TO BE GRADE D40 HARDWOOD OF DURABLE OR VERY DURABLE MATERIAL. DURABILITY IN ACCORDANCE WITH BS EN 350-1

C 1

Beam Schedule REF B1 B2 B3 B4

SIZE 200wide x 300deep 250wide x 450deep 175x175 275x275

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Plan

REF C1

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SIZE 200x200

Section A - A

22.04.2016

Preliminary Issue

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Scale 1 : 50

Paddock Bridge - Engineering plan and section by Engineers HRW

Project:

Tottenham Hale Paddock Bridge Drawing title:

General Arrangement

Scale at A1:

1 : 50

Drawn by:

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PRELIMINARY Project Number:

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4.Project Objectives

Priority Bridges Though the open space enhancements and bridge proposals are independent both are key in achieving the objectives and principles set out in The Green and Open Space Strategy. The bridges are integral to the following: • • • • •

Increasing east to west connections in Tottenham Hale between the High Road and the river Support movement along as well as across the valley by creating interlinked and circular routes Improving access to nature through additional links to the Lea Valley and canal towpath, in addition to a new quiet route to the renewed Paddock. Support a connected neighbourhood by creating links between the new residents to the east and existing communities to the west Complementing the existing Ferry Lane route by creating a quite and leisure focused cycle route which will contrast the commuter route along Ferry Lane

Four of the proposed bridges have been selected as part of the first phase, these bridges are; • Central Rail Bridge • Hale Wharf Bridge and Pymmes Brook Bridge • Paddock Bridge The RIBA Stage 2 proposals for these priority bridges can be found in the Tottenham Hale Green Grid Bridges Urban Design, Stage 2 by Witherford Watson Mann, with the engineering design completed by engineer HRW.

Models of the four bridges laid out in order of scale, Central Rail Bridge, Hale Wharf Bridge, Paddock Bridge, Pymmes Brook Bridge

+10.50

+8.76

+8.40

+8.42

+8.60 WL +7.98

+8.25

Notes :

+7.926

Contractors must verify all dimensions on site before commencing work or

preparing shop drawings. Dimensions are not to be scaled from this drawing.

0.6m

All information is subject to statutory consents, rights of light and survey.

36m

+12.90

+12.36

+11.81

Millmead Road

+11.70

Watson Mann Architects Ltd and shall not be reproduced in whole or part without prior written consent.

Pymme's Brook

River Lea Navigation

+8.62

+8.49

WL +7.98

+6.66

WL +6.32

TP +9.00

BL +5.56

Pymme's Brook

ction AA 1:250

12.73

Tow Path

2.7m

Bridge LV 2 Section BB 1:250

Constraints (red)

+16.26

+15.96

+15.51

+9.22

+8.79

+8.62 +6.66

+8.94 +7.55

WL +6.32

BL +5.56

- Op

Flood risk levels 100 yrs + climate change levels (bridge soffit required to be +600mm)

8.487m

+12.62

+11.70 +9.20

Hal

Presumed Information (blue) Proposed Pathway (grey)

- clear span 15m

+12.36

KEY

Pymme's Brook Bridge 1

lift +8.49

WL +7.98

Hale Wharf

Bridges

+12.90 +11.81

+9.00

River Lea Navigation

Millmead Road

1.4m

+12.90 +9.20

+9.00 +8.24

2.7m

+4.20

+12.73

This drawing and the design contained herein is the copyright of Witherford

- EA: clearance required 600mm above 100 year + climate change water level modelling ( shown in blue) 15m

- Op

1.4m

15.52

+10.50

14.07

9.24

8.7

13.68

7.91

+12.95

15.50

1. Existing OS map shown in orange

7.89

0.6m

15.45

14.11

7.95

9.30

+4.20

Millmead Road

15.36

Date

Checked

Notes

13.81

TP +9.00

+12.20

WL +7.98

13.77

14.09

15.49

- Option 1

9.36

9.27

8.32

8.64

15.42

13.98

13.72

+12.36

9.43

14.0

14.75

15.6

+11.81

20m

9.37

1.4m

8.73

8.35

12.5

9.27

d oo ckw Lo voir ser Re

15.64

7.88

7.51

- Option 2

36m

15.55

lift

7.93

6.25

8.14

15.7

14.78

15.62

8.52

15.6

8.51

8.37

- EA: clearance required 600mm above 100 year + climate change water level modelling ( shown in blue) +12.73 +12.90

12.7

15.49

9.41

9.02

8.60

8.00 6.25

14.15

15.50

15.43

9.35 7.93

access

+9.20 +8.49

WL +7.98

14.7

8.00

9.17

7.97

6.89

14.1

8.62

9 8.9

1 6.91

8.0

www.wwmarchitects.co.uk

Bridge LV 3 Section AA 1:250

Tottenham Hale Green Link

14.1

.54

.74

KEY

Dive

8.73

Lee

Constraints (red) 8.72

15.67

15.73

15.60

.63

a or

8.70

.67

.38

+12.73 .29

.08

15.71 15.65

14.81 15.66

15.73

Drawn by

Checked by

Date

1:250 & 1:500

22/05/15

15.78

+12.90 +11.81

2.7m

Pymme's Brook Bridge 2 Flood risk levels 100 yrs + climate change levels (bridge soffit+8.24 required to be +600mm)

8.487m

Scale

15.74

.66

Proposed Pathway (grey)

Tra

14.76

Rive

15.5

8.77

14.0

15.56

Presumed Information (blue)

r Le

14.1

15.7

8.77

Tottenham Marshes to Hale Wharf with sludge main

14.74

15.57

12.3

8.84

Lea Valley Bridge 3: Option 3

14.1 15.64

.57

Title

15.6

8.7

River Lea Navigation

Pymme's Brook

8.63

rsion

8.72

River Lee Navigation

4 12.3

15.25

8.53

9.2

0.6m

6.89

7.98

8.82

8.0

8m L 7.9

8.42

+4.20 Lea Valley Bridge II

7.4

15.7 15

- EA acce

Job

.09

without prior written consent.

+8.25

mail@wwmarchitects.co.uk

This drawing and the design contained herein is the copyright of Witherford 14 8.49

Hale Wharf

fax | 020 7613 3134

WL +7.98

Watson Mann Architects Ltd and shall not be reproduced15 in whole or part

8.68

Tow Path

.59 15

.39

8.76

+8.88 +8.60

tel | 020 7613 3113

River Lea Navigation

All information is subject to statutory consents, rights of light and survey.

8.6

Pymme's Bro

.59

.76

preparing shop drawings. Dimensions are not to be scaled from this drawing. 15.7

Tow Path

+8.152

Contractors must verify all dimensions on site before commencing work or

8.9

8.48

9.0

Footpath

+9.00

+8.86

Pymme's Brook

Tottenham Marshes

Notes :

m 87 8.4 .73m 8

n 1:500

6.77

12.4

- CRT: tow

1 Coate Street London E2 9AG

2 15.5

8.70

15.5

6 15.6

9.08

- Clear sp

+11.70

+9.00

+8.24

14.0

9.0

Hale W

3 15.6

- clear span 15m

8.95

7.4

2.7m

9.07

8.33

7.96

6.25

TOWPATH

15.52

Pymme's Brook Bridge 1

8.60

BM 9.06m

13.75

14.08 2

9.37

7.89

A Pipeline

+8.42

Millmead Road

Revisions Rev

15.6

9.27

D 8.83

River Lea Navigation

9.32 5.83

8.5

8.4

FOOTPATH

8 7.9

- EA Pymme's Brook

15.5

15.44

7.96

7.4

7.81

- CR

8.73

2 8.3

+8.25

15.50

8.71

- Cle

+8.60 WL +7.98

+7.926

15.5

9.34

8.9

+8.76

+8.40

+8.42

8.65

13.69

ction AA 1:500

+9.00

WL +7.98

THGL/45

+12.36 +11.70

+8.49

+9.20

Bridge LV 2 Section BB 1:500

+6.66

+8.62 WL +6.32

BL +5.56

Hal

+8.7

1. Existing OS map shown in orange

- clear span C 20mBridge to allow for future naturalisation of Pymme's Brook LV 3 Section AA 1:500

- Op

Notes :

8.4

Contractors must verify all dimensions on site before commencing work or preparing shop drawings. Dimensions are not to be scaled from this drawing.

River Lea Navigation

8.77

+8.152

0.6m

8.9

8.8

9.32

7.96

FOOTPATH

7.89

7.81

9.35

7.93

8.00

8.37

access

Notes General updates and key added

+8.75WL +7.98

Annotations updated

19/8/15

bridge, ramp and level updates

- EA acce 7.51

River Lea Navigation

Date

22/05/15

Pymme's Brook Bridge 3 THGL/20 C

9.0

Bridge PB3b Plan 1:500

- clear span 20m to allow for future naturalisation of Pymme's Brook

1 Coate Street

7.4

London E2 9AG

tel | 020 7613 3113

River Lee Navigation

+12.95

NOTES: PB3b would reduce impact to existing trees and foliage next to towpath

fax | 020 7613 3134

Bridge LV 2 Plan 1:500

+8.492 or Lee Diversion

River Lea

+10.60D

mail@wwmarchitects.co.uk www.wwmarchitects.co.uk

Tottenham Marsh

Pymme's Brook

Pymme's Brook Bridge 3

+9.76

Footpath

1.4m

20m - EA: clearance required 600mm above 100 year + climate change water level modelling Tottenham Hale Green Link

+10.47

8.01

6.91

viga

Footpath

Checked by

e Na

Drawn by

8.48

r Le

Scale 1:250 & 1:500

lift

tion

Tottenham Marshes footpath - Lee Valley Pathway

Rive

Pymmes Brook Bridge III

8.00

6.89

7.65

8.70

7.84

Footpath

9.27

8.4

Pymmes Brook Bridge:

8.26

m .94

Allotments

8.73

8.35

7.97

Pymme's Brook

7.54

6.77

7.48

Job

Tottenham Marsh Tottenham Hale Green Link Title

+10.50

9.27

8.64

8.14

Update to PB2b

3/8/15

9.36

- CRT: tow 8.32

6.25

Checked

15/06/15

9.02

8.60

9.41

7.96

6.25

Tow

Path

Date

23/06/15

8.95

6.25

k Broo me's Pym

ath Footp

BM 9.06m

1.4m 7.42

PB3b

www.wwmarchitects.co.uk

+9.76

Rev

9.07

8.33

9.43

8.01

7.88

7.76

7.91

7.90

7.75

7.77

7.66 7.58

Track 7.59

7.51

3 7.5

7.56

7.52

7.51 7.50

7.49

7.53

7.50

+8.492 A

tel | 020 7613 3113 fax | 020 7613 3134

- Clear sp

7.4

Revisions

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London E2 9AG

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mail@wwmarchitects.co.uk

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PB3a

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bridge and levels update

9.37

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24/08/2015

8.52

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Flood risk levels added and bridge updates

7.88

7.92

General updates and key added

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03/08/2015

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Pymme's Brook Bridge 2

Pymmes Brook Bridge II

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without prior written consent.

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Watson Mann Architects Ltd and shall not be reproduced in whole or part

7.95

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This drawing and the design contained herein is the copyright of Witherford

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All information is subject to statutory consents, rights of light and survey.

Job

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Allotments

Title

Pymmes Brook Bridge: 3

Tottenham Marshes footpath - Lee Valley Pathway-North of Allotments

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Date

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4.Project Objectives

Further Projects Three of the proposed bridges have not been selected for the first phase but have been included as bridges that could be built in the future as part of the wider strategy. These bridges are; • • •

Lea Valley Bridge II Pymmes Brook Bridge II Pymmes Brook Bridge III

The development of these bridges would further support Tottenham’s Green Grid network, providing better access into the Lea Valley.

Delivery and Funding

Working in Partnership

Supporting a sustainable community

The delivery of a new urban centre will require close partnership working between a range of delivery partners. Through the DCF process good working relationships have been established between key stakeholders and it is critical that this momentum continues as work moves from planning through to delivery. The key delivery partners include: • The community • Major landowners and developers • The public sector partners (Haringey Council, Greater London Authority, Transport for London)

The regeneration of Tottenham Hale must be considered in relation to the existing community in order to be successful. The substantial opportunities for the community that will be brought about by the large scale regeneration are key drivers in delivering the DCF.

Governance The governance structure specific to the delivery of the DCF and supporting strategies operates at three levels, outlined in the table below:

Remit

Group/ Board

Role and responsibilities

Strategic direction

Joint Strategic Forum

To provide overall strategic leadership, direction and challenge to the Tottenham Regeneration Programme; be strategically accountable and secure alignment of strategic partners; be active ambassadors for Tottenham and the regeneration programme. Elected members and officers from London Borough of Haringey, Greater London Authority (GLA), Transport for London (TFL)

Operational direction

Programme Delivery Board

To oversee and drive forward the delivery of the Tottenham Regeneration Programme at an operational level with GLA, TFL

Information and coordination

Tottenham Landowners and Major Businesses Group

The Group brings together major business and landowners and stakeholders like the Met Police and Lea Valley Regional Park Authority with public sector partners who are investing in the regeneration of Tottenham, to help the organisations work together more closely to continue to improve the area.

Tottenham Regeneration Programme Haringey Council, GLA and TfL are working together on the ambitious plans for the regeneration of Tottenham. A significant plank of this programme is to bring forward a new urban centre at the heart of Tottenham Hale.

Not withstanding the benefits, the Council recognises the impact large scale development is likely to have on people’s lives during the construction delivery phases and the responsibility it has to minimise this impact wherever possible through ongoing dialogue, and through working closely with partners to achieve the least disruptive solutions. The Council will continue to engage with the community and seek feedback to understand their concerns throughout this period. Delivery partners will be encouraged to commit to supporting the existing and future community throughout the period of transformation; they will work collaboratively with the Council and other interested parties to identify ongoing opportunities for local people, as well as Tottenham Hale’s future population, to tangibly benefit from the regeneration. Delivery partners will be expected to: • Work together to ensure that Tottenham Hale is an exemplar of social, economic and environmental sustainability • Engage positively and pro actively with the community throughout the planning and development process • Ensure their nominated contractors sign up to the Considerate Contractors’ Scheme • Sign up to local labour market approach (skills, advertising positions locally etc through negotiated s106 agreements) and to procure services locally, wherever possible • Coordinate works and share information with each other

Time scales The Tottenham Hale DCF sets out a 10 year vision for the development of a new centre at Tottenham Hale. Some sites within the immediate area have already started to come forward whilst others will take more time. In tandem with sites coming forward, infrastructure and placemaking projects as identified in the Streets and Spaces Strategy and Green and Open Spaces Strategy will need to be taken forward to support the sustainable development of the new centre. In February 2016 Haringey adopted the District Centre Framework as the council’s preferred delivery framework for Tottenham Hale and noted the following projects to be taken forward in the next 3-5yrs. All of the projects will need to go through the appropriate approval processes before progressing to delivery stage. It may be that some of the projects do not proceed to delivery stage if they do not successfully pass each relevant project gateway.

Tottenham Hale has a dedicated regeneration manager and project officers to coordinate investment and project delivery across the area, and the council has commissioned a range of strategic documents, including the DCF, which set out Tottenham Hale’s potential and how it could be transformed to achieve local people’s ambitions.

5.Implementation

Housing Zone The Housing Zone is a joint expression of commitment by Haringey Council and the Greater London Authority to make this vision for Tottenham a reality. The Housing Zone status will accelerate the delivery of new housing and shape a sustainable community. In short, more homes will be built, faster and better. Housing Zone funding is available for infrastructure improvements including some of the bridges and streets and spaces. The council is considering funding opportunities for the other projects including: - Developer contributions - Heritage Lottery - TfL/ GLA - Other public sector opportunities

Quality and sustainability Development quality lies at the heart of the Tottenham Housing Zone. The aspiration is that Tottenham Hale will be known as an exemplar neighbourhood in terms of the quality of design achieved for its streets, spaces and buildings. Innovation will be a defining characteristic of the new development and achieving greater sustainability in its broadest sense, including construction techniques, climate adaptation, energy use, and designing for healthy, socially cohesive communities.

Quality Review Panel Through the Tottenham Housing Zone, the borough and GLA have committed to aligning with the Mayor’s Housing Design Guide for London, including environmental standards. As part of this process, developers will be expected to deliver exemplar standards of design. To support the emphasis on development quality, the Council has recently reconstituted its Design Review Panel, now called the Quality Review Panel, and has recruited a panel of experts. The Panel meets monthly and each Housing Zone site and significant infrastructure projects will be expected to go to the Quality Review Panel at least once.

Maintaining a high quality environment in the long run The Council and its partners are exploring different management models for the future Tottenham Hale; the intention is to achieve a high standard of management and maintenance, as well as sustainable models to support ongoing placemaking activities. A number of models are being investigated, including Business Improvement Districts, Estate Management approaches, Community Partnership approaches, and it is expected to take forward a DCF delivery strategy on maintenance and operations at an appropriate juncture.

Themes

Description

Measures

1. A revitalised heart

A place people enjoy spending time in, which fosters interaction and engagement.

- User Satisfaction Survey - Crime stats - Sqm of new and renewed retail, entertainment and leisure space

2. An affordable 21st century neighbourhood of choice

A mix of affordable and market homes to rent and buy with the social and community infrastructure to support a growing community.

- Housing type and tenure - Sqm of community and social floorspace

3. A well connected centre

Well-connected and accessible spaces, promoting walking and cycling.

- Transport by mode - Road safety indicators - Cleanliness indicators - Sqm new and improved cycleways

4. A network of green and open spaces

High quality public, green and open spaces, which are well managed/ maintained, and perceived to be clean and safe.

- Usage levels - Sqm of green and open space - Number of new and improved links to the Lea Valley

5. A working centre

A setting conducive to starting up and growing businesses and creating jobs. A mix of job types at varying skill levels

- Jobs - Business numbers - Sqm of new or improved employment floorspace

The importance of monitoring and evaluation A robust process for monitoring and evaluating development will be used to ensure that the Vision for Tottenham Hale’s District Centre is being successfully realised. Five key themes currently being explored to monitor and evaluate the delivery of the Tottenham Hale District Centre: For monitoring and evaluating, the approach will be that partners: • • • •

Agree key performance indicators / measurable targets at an early stage in the design and planning process Determine the frequency of monitoring for evaluation purposes Work collaboratively with other interested partners to commit to achieving these targets Develop innovative solutions if during the monitoring process it is assessed that targets are not being achieved

5.Implementation

Stage 2 Priority Projects Seven of the early / priority projects have been taken forward to RIBA Stage 2 Concept Proposals. These are: Landscape Projects • The Paddock • Down Lane Park • Chesnut Road Bridge Projects • Central Rail bridge • Hale Wharf Bridge • Pymmes Book Bridge • Paddock Bridge The RIBA Stage 2 Concept Proposals are detailed in the following reports: • • • • •

Chesnut Road RIBA Stage 2 Report August 2016 - KLA The Paddock Nature Reserve RIBA Stage 2 Report August 2016 - KLA Down Lane Park RIBA Stage 2 Report August 2016 - KLA Tottenham Hale Green Grid Bridges Urban Design July 2016 - WWM Tottenham Hale green Link Lighting Design Concept Report April 2016 - Studio Dekka