Tottenham Physical Development Framework

Greater London Authority / London Borough of Haringey

Tottenham Physical Development Framework Final Issue March 2014

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Greater London Authority/London Borough of Haringey

Tottenham Physical Development Framework

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Tottenham Physical Development Framework

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Contents

Tottenham’s Future The Vision 1 The Physical Development Framework Report 3 1. The Opportunity 6 2. Objectives 14 3. Physical Development Framework 18 4. Areas of Change:

4. 1

Tottenham Green & Seven Sisters

42

4. 2 Bruce Grove 64 4.3 High Road West 84 4.4 Northumberland Park 108 4.5 Tottenham Hale 130

Appendices Appendix A

Client Steering Group and Project Team

Appendix B

Tottenham Hale Masterplan Refresh

Appendix C

Gyratory Scheme Improvements

Appendix D

Station Improvements: White Hart Lane and Northumberland Park

Contains Ordnance Survey data Š Crown copyright. All rights reserved LBH (100019199) (2014)

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Header Part 1

Tottenham’s Future London’s next big growth opportunity The vision is to create London’s next contemporary suburb in Tottenham and to create a place where people want to live and work, with good public transport connectivity, excellent schools, affordable housing and a thriving high street, as well as a number of key destinations that will feature on the London map – the cultural quarter at Tottenham Green, the leisure and sports destination at High Road West and an international interchange at Tottenham Hale. By 2025, there will be 10,000 new high quality homes and 5,000 new jobs created or accessed in Tottenham with almost a million square feet of employment and commercial space added.

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Areas of Change

Illustrative View of Tottenham looking south vii

Tottenham Physical Development Framework

The Vision Tottenham is a large area and the approach has been to focus on what is particular and unique to key places within it.

The intent is not to create a grand vision but to build on the inherent strength of Tottenham’s diversity. To understand and optimise the opportunity for change in terms of character and activity, committed investments and potential ones, built heritage and development capacity.

Tottenham has an abundance of good Victorian housing, excellent public transport connections and a busy High Road. Exceptional features in the area include the Lee Valley Regional Park, Tottenham Hotspur Football Club and a diverse community with over two hundred languages spoken.

In many senses Tottenham is no different to other outer London suburbs that have seen successful growth and regeneration in the last few years. The opportunity to harness local assets and build on committed infrastructure investment creates the context for Tottenham as London’s next big growth opportunity.

The challenge is to balance the demands of growth and diversification in housing numbers and mix and move away from the dominance of social housing that is one of the factors limiting private sector investment, without losing the rich patina of what Tottenham already has. A language of ‘behind the High Road’ has been developed – a fine grain of workspaces, community facilities, different types of housing and open spaces – to layer the urban experience. This reinforces the role of the High Road as a primary artery and also as the retail heart of the community. It promotes local neighbourhoods and creates public spaces where people will feel safe to enjoy new amenities and activities. It matches the provision of social infrastructure such as schools and health facilities with a growing population.

The approach retains flexibility and promotes upgrading in protected industrial employment areas to grow and develop entrepreneurship in Tottenham’s businesses and retain local jobs. The manufacturing heart of Tottenham is still strong but, largely, remains hidden. Supporting businesses with management policies, start up hubs and knowledge generators (such as a further education institution) will open up areas in Northumberland Park and South Tottenham for investment.

And this is all led by significant investment in rail infrastructure. This study has concluded just as the Government announced the commitment of significant investment in transport infrastructure in Tottenham, including:

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-- A £500m borrowing guarantee to support housing and transport infrastructure in Tottenham; -- Devolution of some West Anglia suburban rail services to the Mayor and Transport for London; -- An initial commitment from Government to Crossrail 2 of £2m for feasibility studies into the vital north south rail link (which would stop at Tottenham Hale); and -- Government commitment is in addition to the £20m committed investment from TfL for Tottenham Hale and £72m committed for West Anglia Mainline upgrade.

This is key indication of the scale of the opportunity in Tottenham. And other key catalysts for change in Tottenham are also in place including Hale Village, which is nearing completion, and approved planning applications for major developments at Seven Sisters, Brook House and Tottenham Hotspur FC. The plans for change in this report reflect wider regeneration objectives in London and align with A Plan for Tottenham (LB Haringey, August 2012) which sets a growth agenda of 10,000 new homes and 5,000 new jobs by 2025. This is suported through the Upper Lee Valley Opportunity Area Planning Framework (Greater London Authority, July 2013) which sets out growth targets of up to 20,100 homes and 15,000 new jobs within the Opportunity Area as a whole by 2031 and identifies growth at Tottenham Hale and optimised development and redevelopment opportunities along the A10/A1010 corridor, in particular the Tottenham High Road Corridor and Northumberland Park. The OAPF ambitions build on The London Plan (GLA, July 2011) which sets out an indicative employment capacityof 15,000 jobs and minimum of 9,000 new homes in the Upper Lee Valley over the next 20–25 years.

The framework for delivering change is set out in this report.

The recommendations and actions contained in this report are Arup’s – they have been informed by dialogue with Haringey Council and the Greater London Authority. Should the Council wish to take forward any of the recommendations set out in this report, the recommendations will be subject to consultation and the Council’s decision making/Cabinet process. The propositions have been tested, challenged and validated in order to create viable solutions and detailed action plans for delivery. It contains a road map of change over the next decade and the blueprint for Tottenham as London’s new contemporary suburb.

Areas of Change

To Stansted & Cambridge

To Enfield

Northumberland Park

High Road West

SPORTS & LEISURE

KNOWLEDGE HUB

RESIDENTIAL CORE

Bruce Grove

RETAIL

Tottenham Hale

Business & Exchange

CULTURE & EDUCATION Tottenham Green/ Seven Sisters

To Stratford & Liverpool St. To Liverpool St.

Concept diagram of character in the key areas of change 2

Tottenham Physical Development Framework

The Physical Development Framework Report

This report has been produced by an Arup led team for the London Borough of Haringey (LB Haringey) and Greater London Authority (GLA). It comprises the Physical Development Framework for Tottenham and supporting Action Plans for key areas of change.

The Physical Development Framework sets out a conceptual spatial framework for the whole of Tottenham to guide the opportunities for change in five key areas of Tottenham. The Framework is not a detailed masterplan: it brings together a range of strategic and complex issues for different areas, with different priorities, timescales and objectives. The Framework is intended to be inherently flexible in order to respond to and accommodate change over time and it is expected to evolve over the twenty year timescale that it addresses. Recommendations and priorities have been developed to deliver implementable strategies that support the conceptual framework and vision.

Good design should be a central tenet of Tottenham’s future. It is recommended that a design competition is considered for all proposed prominent buildings in Tottenham; in order to improve the calibre of design appointments and broaden the platform for public engagement in major schemes. It is also recommended that the competition mechanism is complemented by establishing a Tottenham Design Review Panel that sets a consistent benchmark for design quality in Tottenham and assists in the development of detailed design proposals.1 The proposals outlined in this document have been developed with delivery at their core, ensuring that the vision for the Tottenham can be delivered within a reasonable timeframe and at realistic cost.

The spatial strategy is aimed at triggering renewed public and investor interest and to provide the LB Haringey and the GLA with the confidence that their commitment to regeneration can be delivered.

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It forms a strategic foundation for the development of further strategies and implementation plans including the delivery of a programme of works presented as an Action Plan for each area of change.

This is a live document; it is recommended that there should be a process of regular review to assess progress, reprioritise and change direction where necessary as new information becomes available.

Broader context for the study The strategies presented in this document are based on an understanding of key issues for Tottenham in response to A Plan for Tottenham2 and the Tottenham Task Force’s concluding report It Took Another Riot3. They are also informed by a number of detailed studies. Many of these studies contain their own Action Plans and these have been incorporated in this document to provide a single point of reference. The Physical Development Framework should, however, be read in conjunction with the following reports that form part of Arup team’s commission: •

Retail Strategy;

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Workspace Report;

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Asset Plan for Tottenham Green;

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Energy Study;

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Public Transport Analysis: Bus Baseline Study;

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Pedestrian Modelling;

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Rail Investment Case Baseline Study;

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TED Feedback report; and

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High Road West Masterplan Options.

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A review panel and process of this type was successfully implemented for the Brook House (Cannon Rubber) planning application in North Tottenham in 2013.

LB Haringey, August 2012.

Tottenham Task Force, December 2012.

Tottenham Study Area Header Part 2

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Figure A - Study Area

Tottenham Green Bruce Grove High Road West Northumberland Park Tottenham Hale Figure B - Five key areas of change in Tottenham

Tottenham Physical Development Framework

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The Opportunity

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Tottenham Physical Development Framework

Scale of Change Tottenham is one of the most significant development opportunities in London for the next ten years. There is an opportunity to make better places for people to live, work and visit as a major London destination. The scale of this ambition has been matched by the commitment of significant Government investment in the recent spending review, which includes:

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£41m investment from Haringey Council and the Mayor of London in key place making, site assembly, employment, skills and wider regeneration projects; and

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Investments in electrification of and train lengthening on the Gospel Oak to Barking Line passing through South Tottenham.

•

A £500m borrowing guarantee to support housing and transport infrastructure in Tottenham;

The Physical Development Framework primarily looks at a period to 2025 and sets out a growth scenario that will:

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Devolution of West Anglia suburban rail services to the Mayor and Transport for London; and

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deliver 10,000 new high quality homes through a mixture of private sector residential developments and estate renewal programmes;

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An initial commitment from Government to Crossrail 2 of £2m for feasibility studies into a vital north south rail link (which would stop at Tottenham Hale).

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create or access 5,000 new jobs with almost a million square feet of employment and commercial space added;

•

develop a new civic hub and open space at Tottenham Green and a new gateway to Seven Sisters;

•

deliver a reinvigorated and enhanced high street at Bruce Grove;

•

create a new leisure destination at High Road West;

•

secure long term investment from an institution in Northumberland Park; and

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deliver a revamped station at Tottenham Hale, suitable for an international transport and growth hub.

Combined with other recent major private and public sector investment in Tottenham this is the opportune moment for Tottenham’s resurgence.

Other key projects include: •

Tottenham Hotspur FC’s approved £430m scheme for a stadium led comprehensive redevelopment scheme;

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Grainger’s continuing commitment to the transformative Seven Sisters Regeneration project;

•

Transport for London’s ongoing delivery of the £40m gyratory improvement scheme to unlock development sites near Tottenham Hale;

•

Transport for London’s commitment to a £20m redevelopment of Tottenham Hale station;

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£72m investment to deliver four trains per hour between Northumberland Park, Tottenham Hale and Stratford (as the first step towards transforming capacity and frequency all along the West Anglia Main Line);

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The Framework also looks beyond the period to 2025 to align with the Upper LeeValley OAPF and the London Plan growth scenarios. The potential scale of change set out for each key area in Chapter 4 aligns with this and, therefore, exceeds the growth targets to 2025, thereby demonstrating the capacity for significant long term change in Tottenham.

1. Introduction

Canary Wharf Liverpool Street Stratford

Tottenham Hale

Northumberland Park

Tottenham Green/ Seven Sisters

Bruce Grove

High Road West

Figure 1.1 Illustrative View of Tottenham looking south

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Tottenham Physical Development Framework

ton Lu to

t por Air

The trajectory of redevelopment in London over the last two decades has been driven from west to east in northern and southern arcs. This reached east London in recent years with the catalytic changes around Stratford and the London Olympic site. The natural conclusion of this trajectory is the regeneration of the Tottenham where the arc is intersected by the evolving north-south Cambridge/Stansted corridor and Stratford/Royal Docks regeneration.

Haringey

Kilburn

Crouch End

to Ca mbr idge to Sta ns ted Air po rt

London Context

Tottenham

Willesden Stratford Central London Peckham London Heathrow Airport

West London

London City Airport

Brixton

Figure 2.1 9

London Context Diagram

1. Introduction

Tottenham’s Assets Some of the factors that set Tottenham’s ambitions apart from other parts of London include: Diversity in its people and culture - there are more than 200 different languages spoken in Tottenham; Accessibility to central and east London,

Cambridgeshire and Hertfordshire and connections to Heathrow (via Stratford Crossrail), Stansted and the international rail network and links to multiple centres in north London via the bus and tube network;

Committed investment in significant transport infrastructure improvements that will further improve accessibility with associated opportunities for employment and attracting further investment; Future jobs and growth opportunities that it can offer due to its position in the Cambridge-StanstedLondon corridor; Mix of arts, music, open spaces, sport and leisure activities offered by the combination of the cultural hub at Tottenham Green, the Lee Valley Park and the sports hub at Tottenham Stadium; Thriving High Road with its three very different centres at Seven Sisters & Tottenham Green, Bruce Grove and High Road West that create a diverse commercial, cultural and retail offer; Open space accessibility to the significant asset of the Lee Valley Regional Park and the Lee Navigation canal network; and Affordability and value of the housing stock, and the potential for this to improve in conjunction with investment in social infrastructure.

Figure 1.3 Existing Assets in Tottenham

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Tottenham Physical Development Framework

Investment Proposition The approach to investment in Tottenham is to build on existing assets and investments in the area and to set an ambitious framework for change. In order to attract significant investment into the area there needs to be a step change in the quality and character of Tottenham as a place to live and work and the way in which the area is perceived.

ones in order to attract further investment in business and enterprise. It is proposed that current employment levels will be diversified through the natural evolution of existing stock and provision of greater variety and quality of workspace provision, underpinned by and education strategies being delivered by the Council.

Public and private sector funding will be needed to kick start the delivery of new employment uses, public transport improvements and place-making measures. A combination of these measures will be needed to encourage a new development cycle.

These change could result in up to 5,000 new jobs in Tottenham and investment in local people to secure their part in this change is considered fundamental to the success of the regeneration of Tottenham.

Investment in residential development will be through new build and renewal, to deliver an increase in housing numbers, an increase in private sector housing and tenure diversification:

High growth scenarios will be influenced by a number of factors including the review of future airport capacity by the Airports Commission, which is due to submit a final report by summer 2015 assessing the environmental, economic and social costs and benefits of various solutions to increase airport capacity. .

•

This could deliver around 10,000 new homes in Tottenham in the period of growth to 2025 with re-provision strategies within the area for existing households where appropriate. It is anticipated that new households will create additional spend in Tottenham and help to support new and existing local businesses and social infrastructure; Investment Proposition

•

Residential growth will be matched by investment in physical and social infrastructure including schools, health and community facilities, public transport improvements and streetscape and shop front enhancements; and

•

The investment proposition behind these numbers recommends upfront investment in this infrastructure in order to create a step change in the way Tottenham is experienced and perceived by residents and visitors alike, and in order to deliver the necessary medium to long term residential values.

This step change in place making will need to be marketed to new audiences as well as existing 11

£

Values

Place creation

Estate renewal

Investment

REGENERATION EFFECT Uplift to existing stock – retail, residential and employment

Time 1

Figure 1.4Investment in place making drives values and regeneration.

1. Introduction

Delivery There is a critical need to improve the investment and delivery performance in Tottenham and this will require a coordinated approach which is able to leverage several different strands of the regeneration strategy and ensure that the impact of individual interventions produce the maximum combined impact – ‘more bang for your buck’.

Given this objective and the challenges around control of real estate assets, the requirement for coordination of improvements to public realm and infrastructure, the general need to refine the regeneration strategy over time is important. This should include the use of the LB Haringey’s real estate assets and fully exploring the range of potential options for creating a strategic delivery organisation as detailed in Table 1.1 overleaf.

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Tottenham Physical Development Framework

Table 1.1Strategic Delivery Organisation Options Option Business Investment District (BID)

Funding Body Property occupiers (mandatory subject to vote).

Description Business led and funded vehicle with business agenda for improving a defined area.

Impact/Targets

Issues

High Road retail and ‘town centre’ management.

Marginal viability for existing businesses impacts BID levy potential and vote.

Tottenham Green action plan management.

Property owners (voluntary).

Timing S/M/L S to M

Public subsidy critical.

Leadership.

Trust

Trust (charitable) endowed with assets/ capital/ revenue.

Legal trust established to own and/ or manage specific assets.

Tottenham Green and environs.

Governance and management – less agile/ opportunistic?

S

Voluntary Development Partnerships

Property owners/ developers subscribe on a voluntary basis and public sector agencies.

Area based partnership of landowners/ developers with local authority where landownership is fragmented and investment required in ‘common parts’, infrastructure etc.

Secure funding from private sector for mutually beneficial strategy.

Secures private sector investment.

S

Used as precursor to Paddington Regeneration Partnership BID.

Finite life.

Coordinate strategy and target investment.

Could be used as precursor to BID.

Long-term sustainability.

Has often be used as precursor to formal BID arrangement e.g. Paddington, New West End Co. London, central Birmingham etc.

LABV (Local Asset Backed Vehicle)

LBH and Private Sector developer/ investor.

Council and private sector pool selected multiple Council assets (and potentially other revenue) with private partner capital and expertise in a JV structure.

JV works assets to an agreed agenda to meet public and private sector financial and nonfinancial objectives.

Parties share risk and reward (potentially at a portfolio level) according to respective appetites for same.

Development Corporation for Tottenham

Central Government.

Model with different nuances e.g. relative to autonomy – planning, funding, land/asset ownership.

Financial returns.

Appropriate range of assets.

Regeneration and other objectives.

Consensus on objectives.

S to M

Resource and timing.

Coordination of public and private investment and expertise to maximise impact on assets.

Economies of scale versus individual site JVs.

Potentially range of assets across Regeneration area offering diversity and mix of risk and reward.

Comprehensive coverage of Tottenham Regeneration Area.

Timing.

M to L

Cost.

Appropriate autonomy to be effective.

Enterprise Zone

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Central Government and administered by a Local Enterprise Partnership(LEP).

Enterprise Zone, you can claim up to 100% Business Rates relief (worth up to £275,000) over a 5-year period, simplified planning, superfast broadband.

Could be used to help businesses who need relocating to keep costs down. Could be whole area or just commercial districts.

Needs a LEP setting up to administer it which is a body made up of Business and Local Government.

M to L

Objectives

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Tottenham Physical Development Framework

Objectives The aspirations established by LB Haringey in A Plan for Tottenham have informed the key spatial objectives for the Physical Development Framework. These have been used through the process of developing the Physical Development Framework to test and refine recommendations.

A safe, secure and attractive place to live

A high quality public realm network

Tottenham will increase residents’ and visitors’ perceptions of quality and safety by:

There will be investment in a high quality public realm in Tottenham, so that public open spaces create an attractive environment for residents and visitors alike. This includes:

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Creating and maintaining high quality streets and public facilities, including proposals for new public spaces and buildings delivered though design processes that promote high quality design and deliver exemplar public projects;

•

Building 10,000 new, high quality, energy efficient homes by 2025 with a mixture of sizes and tenures;

•

Establishing consistent, high quality design guidance in areas of change including a masterplan for High Road West and refresh of the Tottenham Hale masterplan; and

•

Improving existing homes by identifying opportunities for private and public sector initiatives and leveraging Council assets as a catalyst for change.

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•

Management strategies to optimise the management and programme of public spaces for example through the Tottenham Green Asset Plan recommendations;

•

Delivering high quality public spaces and streetscape improvement schemes, for example with the Growth on the High Road and Tottenham Hale Gyratory projects;

•

Developing pedestrian and cycle links that connect to the Lower Lee Valley and the open spaces of Tottenham such as Bruce Castle Park and Tottenham Green;

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Providing safe and attractive places for play in masterplan proposals; and

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Strengthening and creating a legible street network in masterplan proposals for High Road West and Tottenham Hale.

2. Objectives

A well connected place

A prosperous hub for business

Tottenham will maintain strong public transport links with the wider area and modernise rail infrastructure, including:

Tottenham will foster the growth of new and existing businesses in appropriate locations and support firms to remain in the area. This will include:

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Securing more frequent rail services at local Network Rail stations;

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Upgrading rail stations and rail infrastructure, in particular at Tottenham Hale, White Hart Lane and Northumberland Park

•

Improving the quality of pedestrian routes to local destinations; and

•

Maintaining the bus network and investigating the potential for new services and routes.

•

Creating and accessing 5,000 new jobs by 2025;

•

Encouraging business start-ups and their development with appropriate workspaces and facilities;

•

Identifying business needs and supporting business growth in the right locations, including safeguarding industrial employment areas for future employment needs;

•

Building a range of new employment spaces following the recommendations of the Workspace Report; and

•

Creating the conditions for market led upgrade of existing employment areas.

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Tottenham Physical Development Framework

Low carbon development

Cultural diversity

Tottenham will promote the physical principles of low carbon development by:

Tottenham will focus on developing its cultural offer, building on existing assets and community infrastructure and introducing new amenities to include:

•

Establishing a District Heating Network with the potential to serve existing and new development and integrating this network into masterplanning proposals for High Road West;

•

Increasing the supply of energy efficient homes through the provision of new homes and retrofit projects; and

•

Promoting non-car based modes of travel and encouraging walking and cycling with a legible network of streets.

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•

Securing investment in community infrastructure from appropriate sources in phase with new development, for example in the High Road West masterplan;

•

Conserving and enhancing existing built heritage, for example, where appropriate, integrating into masterplan proposals for High Road West and Tottenham Hale;

•

Building new public realm, leisure and cultural facilities into the first phases of new development; and

•

Delivering a wide-ranging events programme reflecting local pride and diversity.

Physical Development Framework

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1

Tottenham Physical Development Framework 2

Ambition

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The Physical Development Framework for Tottenham aims to put a development structure around the investment proposition as a road map for incremental change. This includes both spatial and non spatial propositions. Overall, it is ambitious in its scope and this is seen as key to delivering the scale of change needed to secure significant investment in the area over the next twenty-five years. In the period to 2025 it will deliver approximately 10,000 new homes and over 5,000 new jobs.

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5

6

As shown in Figure 3.1 the long term ambition for Tottenham beyond 2025 includes: • Key areas of mixed use regeneration including Tottenham Hale and High Road West; • Development of the cultural offer at Tottenham Green and promoting development at Seven Sisters; • Significant rail improvements and station enhancements including Tottenham Hale Station Interchange; • Reinforcing and strengthening the retail offer on the High Road, in particular at Bruce Grove; • Potential programmes for estate renewal throughout Tottenham; • Opportunity sites at Northumberland Park and links to the Lee Valley Regional Park (LVRP); • Retention and upgrade of designated employment land in South Tottenham and around Northumberland Park; • Introducing mixed use residential development into the Tottenham Hale Retail Park; • Strengthening east-west movement between the LVRP and green spaces within Tottenham; • Upgrade of the existing private residential housing offer; • Investment in the West Anglia line to increase frequency of services; and • Improvements to Northumberland Park station and White Hart Lane station.

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8

Broadwater Farm

9

10

11

12

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The Framework recognises that the regeneration outcome in Tottenham will be the product of a number of decisions along the way, many of which are yet to be identified and agreed. In response the Framework seeks to retain a degree of flexibility to be able to respond to future changes and requirements and proposes short, medium and long term scenarios in its vision.

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15

19 16

Figure 3.1 Physical Development Framework - End State beyond 2025.

L

IT Meridian Water

IT

White Hart Lane

Northumberland Park

Garman Estate

Northumberland Park

K Marsh Lane

639 High Road

Millicent Fawcett Court

O

Rheola Close

Stonebridge Locks

P

Bruce Grove

Q

R

S

T

IT

LEGEND

Millmead

IT

Reed Road

IT Cloud

Key Open Spaces

Lockwood

IT Meridian Water

Chesnut Estate

Ashle Tech y Road no P ark

Key Ongoing Projects Existing Key Buildings

Hale Village

Opportunities:

Hale Wharf

Potential Housing Improvements Residential/ mixed use Retail/ mixed use New institutional facility Upgrade of employment areas

Tottenham Hale

Regeneration of residential core

BE Saltram Close

K The Paddock

Tottenham Hale Retail Park

IT

Knowledge Growth Zone Culture Zone Sports & Leisure Area

BE

Business & Exchange Primary Retail Centres Asset Management Programmes Existing Bus Garage Tube Station Overground Station Rail Station

mberland

Fountayne Estate

Garman Estate

Station Improvements Bus Station West Anglia mainline upgrades Existing Rail / Overground

Seven Sisters

High Road Key roads

Northumberland Park

Strategic green routes Gyratory Improvement Scheme (2012 - 2014)

K

Existing schools Refurbished schools

Marsh Lane

New Schools New Rail Crossing

South Tottenham

Existing Rail Crossing Potential Rail Crossing New River/Canal Crossing Existing Areas of Key Open Spaces

Stonebridge Lock

Existing Water Bodies Existing Canals and Rivers

20

Contains Ordnance Survey data Š Crown copyright. All rights reserved LBH (100019199) (2014)

Tottenham Physical Development Framework

Framework Anatomy The physical development framework has been developed around four key principles for regeneration, which are explained in the following section and summarised below:

Character and Place

Reinforcing the High Road

To Stansted & Cambridge

To Enfield

SPORTS & LEISURE

KNOWLEDGE HUB

HIGH ROAD WEST NORTHUMBERLAND PARK

RESIDENTIAL CORE

BRUCE GROVE

RETAIL

Business & Exchange

CULTURE & EDUCATION

To Stratford & Liverpool St. To Liverpool St.

Figure 3.2 Physical Development Framework Framework Anatomy

21

TOTTENHAM GREEN AND SEVEN SISTERS

TOTTENHAM HALE

3. Physical Development Framework

Movement and Open Spaces

Transport Connections and Infrastructure Investment ENFIELD

CAMBRIDGE/ STANSTED

Playing Fields

White Hart Lane Northumberland Park

Banbury Reservoir

Tottenham Cemetary

Lee Valley Regional Park

Bruce Castle Park

AD

WNE RO

LANSDO

Hartington Park

Tottenham Marshes

Lordship Recreation Ground

CITY PARKS

LEE VALLEY

Bruce Grove

HIGH ROAD

LORDSHIP LANE

CURRENT ACCESSIBILITY: LEVEL:

Wathamstow Wetlands Down Lane Park

PTAL 4 Tottenham Hale Interchange GYRATORY

The Paddock Community Nature Park

Downhills Park

PTAL 5

FERR Y LA

NE

PTAL 6a

Tottenham Green

Seven Sisters

PTAL 6b INCREASED FREQUENCY/ PROPOSED BUS ROUTE South Tottenham

GYRATORY

Chestnuts Park

HIGH ROAD

CS1

RAIL 3/4 TRACKING STATION IMPROVEMENTS STATION ENVIRONS IMPROVEMENTS STUDY AREA

LIVERPOOL STREET/ STRATFORD

EXISITING ROADS

22

Tottenham Physical Development Framework

Character and Place Poor public perception and image is identified as a key issue facing regeneration in Tottenham.

Image change requires upfront investment to address issues of poor quality streetscape, lack of care in the appearance of buildings (especially as a priority on the High Road), improving safety and security for residents in and around their homes and introduction of new community uses and commercial activities so that people have things to do within their own neighbourhoods and local centres become destinations with life and activity to them.

There are large areas of Victorian terraced streets in Tottenham. Many are Houses of Multiple Occupation (HMOs) owned by private sector landlords. The predominance of this tenure has created specific social problems which, combined with little or no investment in the building stock, results in areas appearing shabby and often unsafe.

Opportunity Proposals for regeneration promote a concentration of change around areas of high connectivity. This results in a definition of character with three key nodes along the High Road: Tottenham Green & Seven Sisters; Bruce Grove; and White Hart Lane, and two additional nodes at: Northumberland Park; and Tottenham Hale.

These are the places of Tottenham where the majority of development will take place, and within this framework there is a hierarchy in which Tottenham Hale and High Road West will initially accommodate most of the development.

The identity of place is generated through the interaction of building typologies, public spaces, streetscapes and policy interventions with the dominant character set by the uses and activities in each area shown in Figure 3.3 and described below:

improvements, a management plan and the programme of activities such as market stalls and events on the approach from Seven Sisters and on the Green itself; Bruce Grove is the retail heart of Tottenham High Road and policy intervention will be an important tool in concentrating retail activity in this area, enhancing the shopping experience and creating a platform for commercial investment; High Road West is the leisure destination in Tottenham with expansion of the sport and leisure amenities such as cinemas and sports centres alongside new housing to compliment investment in the new Tottenham Hotspur Football Stadium; Northumberland Park is the industrial employment focus in Tottenham in the short to medium term with a view to securing long term investment from an institutional establishment with related business spin off and mixed use residential development including estate renewal, maintaining employment land so the area can be responsive to changing occupier requirements in the future; and Tottenham Hale is the commercial heart of Tottenham with growth in international and city connections underpinning transport led residential, retail and employment development and intensification; Outside of these five areas of change is the existing residential core where little change is proposed.

The Physical Development Framework proposes that the cumulative effect of investment in the core areas and associated investment in amenities such as schools will have a knock on impact on increased levels of investment in the predominantly residential areas inbetween.

The spatial arrangement and development character of each area sets up a structure for development that allows change to occur both simultaneously and incrementally without competition between each area. The strategy proposes intensification of uses and development within the existing fabric where Tottenham Green & Seven Sisters is the appropriate and more comprehensive regeneration cultural and educational heart of Tottenham, of larger areas where single landownership(s) and development activity will leverage new facilitates this approach. The combination of these opportunities in existing assets around Tottenham two approaches seeks to maximise development Green such as the College of Haringey, Enfield capacity of Tottenham without losing the inherent and North East London (CHENEL) and the character and grain of the urban fabric.

Bernie Grant Art Centre, with streetscape 5

23

LB Haringey, August 2012

3. Physical Development Framework

To Stansted & Cambridge

To Enfield

SPORTS & LEISURE

KNOWLEDGE HUB

RESIDENTIAL CORE

RETAIL

Business & Exchange

CULTURE & EDUCATION

To Stratford & Liverpool St. To Liverpool St.

Figure 3.3 Character and Place

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Tottenham Physical Development Framework

Reinforcing the High Road

Opportunity

Tottenham High Road is 3.2k km long – substantially longer than comparable High Streets in London. Attempts to create a high street experience have failed, in part, due to this length and the lack of difference in appearance and offer at the three key nodes along its length: Seven Sisters & Tottenham Green, Bruce Grove and High Road West. The current predominant character of each centre – respectively, culture/education, retail and sports - needs to be strengthened and reinforced. There is limited clustering of complementary uses and fragmented social and cultural activities around each centre. This is considered to be contributing to the under performance of the High Road and to have a limiting impact on Tottenham’s economic performance and its ability to attract new residents and businesses.

The Framework recommends changes in policy designations to concentrate retail uses on the High Road at the two key nodes - Seven Sisters and Bruce Grove consistent with their district centre status and to retain North Tottenham (the area around the junction of the High Road with White Hart Lane) as a local centre, but with additional leisure facilities. This will assist in creating difference between the three centres and bring workspace onto the High Road to increase activity and spend.

The High Road retail offer will complement the tenant mix strategy at Tottenham Hale which aims to attract more of a fashion / open A1 mix. The Framework proposes growth of the Tottenham Hale retail and commercial offer commensurate with its strategic transport connections and anticipates expansion/ intensification of businesses to the north in Ashley Road and in the existing industrial areas south of the retail park.

The Framework also strengthens the cultural offer of Tottenham Green, encouraging greater integration with the residential developments at Hale Wharf and Hale Village, which are all within a ten minute walk. Removal of the gyratory system will enhance the pedestrian experience along Monument Way. In the long term, estate renewal and infill development will contribute to greater integration.

Northumberland Park plays a less significant role in the hierarchy of places in Tottenham in the short to medium term but with increased rail services and long term mixed use development will become a more significant place in its own right.

25

3. Physical Development Framework

•

HIGH ROAD

[LEAVE SPACE FOR ONE PAGE PLAN TO ILLUSTRATE THE OPPORTUNITY] WEST

NORTHUMBERLAND PARK

BRUCE GROVE TOTTENHAM HALE DISTRICT CENTRE

TOTTENHAM GREEN AND SEVEN SISTERS

RETAIL PARK / FUTURE DISTRICT/MAJOR CENTRE LOCAL CENTRE HIGH ROAD POLICY FOR USES OTHER THAN RETAIL STATION CATALYSTS FOR CHANGE: CULTURAL HUB HIGH ROAD RETAIL SPORTS AND LEISURE DESTINATION

KNOWLEDGE GATEWAY TO THE PARK

TRANSPORT AND COMMERCIAL INTERCHANGE

Figure 3.4 Reinforcing the High Road

26

Tottenham Physical Development Framework

Movement and Open Spaces

Opportunity

An historic Roman road, the High Road dominates as a north-south route through Tottenham with very few roads linking eastwest across the area to Northumberland Park or Tottenham Hale. There are no other significant north-south routes within the Tottenham area which is unusual for a high street, which typically has a secondary level road running in parallel to it to take local traffic. Movement is also frustrated by the lack of a legible network of streets in post war housing estates. In these areas too many routes results in a poor concentration of activity and poor safety and security for pedestrians.

The Physical Development Framework sets up a number of key east-west movement routes between the Lee Valley Regional Park and smaller open spaces to the west such as Bruce Castle Park and Lordship Recreation Ground via existing open spaces in the study area.

Improvements to the pedestrian environment will include better lighting, signage and footways and enhanced cycle facilities on these routes to improve accessibility, safety and security for users. These key routes will address issues of severance through the area caused by rail and road infrastructure with the implementation of new bridges to the east and development under railway arches to the west.

Other rail and road infrastructure also creates east-west severance: to the east the West Anglia railway and Watermead Way road sever the physical connections to the Lee Valley Regional Park (LVRP) with the exception of the level crossing at Northumberland Park station and the road bridge at Tottenham Hale. To the west the elevated West Anglia rail line allows some crossing under viaduct arches but generally also severs connections to the Lordship Lane Recreation Ground and Bruce Castle Park.

The LVRP is a significant regional asset forming the eastern edge of Tottenham. It includes the Walthamstow Wetlands and the 10 reservoirs that make up the site are an internationally and nationally recognised ecological resource and wildlife habitat. The Park is in the process of developing a Development Framework which will establish aspirations and specific proposals for its future development and management.

Access through the Park is principally along the north-south towpath to the Lee Navigation (the canalised River Lee). The landscape within this area is varied with elevated reservoirs, large open spaces and a complex of waterway corridors. However, the continuity and coherence of the landscape is fragmented by strategic road crossings, adjoining land uses and limits on public access to large parts of the area.Within South Tottenham, Down Lane Park provides an important open green space and recreational facility. There is not an equivalent provision in North Tottenham which has been identified as an area deficient in public open space.

27

A diagonal east–west route is introduced from north to south through Tottenham – aligned to streetscapes improvements and local green spaces.

Lordship Recreation Ground

A significant increase in the quantum and quality of open space in North Tottenham is proposed. This includes a new public square and Community Park in the High Road West area as well as the potential for a new Community Park as the estate renewal opportunities are explored for Northumberland Park. These new open spaces are linked by key movement routes to create the spatial framework in North Tottenham and address issues of connectivity as well as an open space network. In particular improving accessibility to the Lee Valley Regional Park north of Stonebridge Lock is considered key to unlocking the potential of this asset for the local community.

In South Tottenham the emphasis is on supporting and enhancing existing green infrastructure at Tottenham Green and Hale Wharf and the Lee Valley Regional Park.

This includes ‘greening’ the route between Tottenham Hale and Tottenham Green along Monument Way, improving lighting and wayfinding and developing a narrative around “the Park on your doorstep” - supporting the delivery of the aspirations of the Development Framework for the Park. In the long term it could also include junction improvement at the Cross so that Monument Way connects up to Tottenham Green – simplifying the current highways layout.

Downhills Park

Chestnuts Park

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LB Haringey Open Space and Recreational Standards SPD, June 2008

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Park Development Framework Lee Valley Regional Park Act 1966 Section 14 Draft Area Proposals for the Regional Park from Coppermill Lane to the M25 Motorway – Areas 3, 4 and 5

3. Physical Development Framework

Playing Fields

Banbury Reservoir

Tottenham Cemetary

Lee Valley Regional Park

Bruce Castle Park

Hartington Park

Tottenham Marshes

CITY PARKS

LEE VALLEY Wathamstow Wetlands Down Lane Park

The Paddock Community Nature Park

Tottenham Green

Figure 3.5 Movement and Open Spaces 28

Tottenham Physical Development Framework

Transport Connections and Infrastructure Investment The Public Transport Accessibility Level (PTAL) map shows that Tottenham has excellent public transport connections, concentrated around the High Road and Tottenham Hale.

Tottenham Hale is the most connected part of South Tottenham with direct tube and rail links to central London and the City, a rail link to Stansted airport and a large bus interchange.

Its current character is dominated by the transport infrastructure - but there is significant opportunity to link up with existing and future residential developments to the east and the retail park to the south to optimise existing assets and create a more vibrant district with a commercial focus at its heart. Seven Sisters is also well connected by bus and Underground.

In North Tottenham, White Hart Lane has a four trains an hour rail service and is well served by local bus services. Northumberland Park also currently has an infrequent stopping rail service and limited bus services. The Victoria Line has a depot adjacent to Northumberland Park station.

Access to land east of the railway is accessed by a level crossing, which has been earmarked for closure. The areas feel fragmented and poorly connected, partly through the severance caused by the rail infrastructure and also the relatively large development plots in both industrial and residential estates8 .

The length of the High Road and the prevalence of transport infrastructure and associated services in South Tottenham create a north/south divide in the area in terms of wider London accessibility and it is understood that this has a knock on effect on long-term inward investment in North Tottenham. There is a sense of passing through north Tottenham, borne out by service data which shows that many of the buses entering the High Road from the north are already mostly well occupied with Seven Sisters as the destination for most passengers 9.

Opportunity The potential for an extension of the Victoria Line from Seven Sisters to Northumberland Park, utilising the existing depot connection is currently being examined. This would involve work to expand and modify the depot and construction of a new station at Northumberland Park. This could allow a limited number of 29

Victoria Line trains to serve Northumberland Park. However, this would be at the expense of any increase in Victoria Line frequency from Seven Sisters to Tottenham Hale and Walthamstow.

The West Anglia mainline will be subject to major capacity enhancements over the next four years as works are carried out to enable a minimum four trains per hour service to operate from Angel Road to Stratford via Northumberland Park and Tottenham Hale. In addition to this, the Mayor has recently been granted powers for TfL to be the rail franchise authority for some West Anglia suburban routes, which could include this new service in the future.

Beyond this, there are further opportunities to enhance capacity by undertaking works to deliver a six trains per hour service between Stratford and Angel Road and through to Brimsdown. Given the land is safeguarded this is a ‘shovel ready’ scheme that we believe could be delivered as soon as 2018. TfL have now started putting a detailed business case together and will be strongly making the case to Government for the investment over the coming months.

The upgrading of the station at White Hart Lane will provide an enhanced gateway into the area and set the context for new mixed use development and approach to the High Road and the new Tottenham Hotspur Football Club stadium.

Cycling currently does not have a high profile in Tottenham. With the proposed Cycling Super Highway No. 1 (CS1) there is an opportunity to increase the number of journeys made by bicycle which would bring a range of benefits to the area, including low cost journeys for residents, improved accessibility and health benefits.

In addition to the many concessionary fares offered by Transport for London it is recommended that further studies are undertaken to promote a new approach to local bus zoning in Tottenham, as a test bed project. It is proposed that a strategy for a local bus zone “Zone L” is introduced, as a sub set of the current Zone 1,2,3 4 etc.. This would set up a local fare stage reflecting a ‘hop on hop off’ approach to local public transport and encourage wider movement and connection within the area - opening up access to employment, education and housing.

8

Space Syntax Pedestrian Modelling Baseline Report, October 2012

9

Arup Public Transport Baseline Study, February 2013

3. Physical Development Framework

ENFIELD

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White Hart Lane Northumberland Park

AD

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CURRENT ACCESSIBILITY: LEVEL: PTAL 4 Tottenham Hale Interchange GYRATORY

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PTAL 6b INCREASED FREQUENCY/ PROPOSED BUS ROUTE South Tottenham

GYRATORY HIGH ROAD

CS1

RAIL 3/4 TRACKING STATION IMPROVEMENTS STATION ENVIRONS IMPROVEMENTS STUDY AREA

LIVERPOOL STREET/ STRATFORD

EXISITING ROADS

Figure 3.6 Public Transport Connections, Investment and Accessibility

30

Tottenham Physical Development Framework

Physical Development Framework and Development Trajectory

Phase 1 to 2025 The first phase proposes to: •

•

Establish the presence of an institution, for example a university research facility, on LB Haringey owned land at Marsh Lane;

•

Deliver high quality public realm and streetscape improvements including the TfL gyratory scheme, Growth on the High Road study recommendations for Tottenham Green and the High Road, Tottenham Hale Station Square and a new station square at High Road West;

•

Explore options for greening Tottenham with a comprehensive strategy for tree planting as part of streetscape improvement programmes;

•

Improve the quality of shop fronts on the High Road and concentrate retail offer on the three centres on the High Road in line with the Retail Strategy for Tottenham recommendations;

Undertake estate renewal and infill development along Monument Way to support the aspirations of the gyratory works to create an urban boulevard;

•

Implement programmes of improvement and asset management at Tottenham Green and Northumberland Park;

Relocate the Arriva bus garage from Tottenham Green and release the bus garage site for redevelopment;

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Improve IT accessibility and broadband capacity throughout Tottenham and provide public access WiFi hotspots at key locations;

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Improve connectivity into the Lee Valley Regional Park with a new visitors centre at Northumberland Park; and

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Improve the cycle network throughout Tottenham.

Upgrade the West Anglia Mainline, beginning with the committed StratfordAngel Road scheme, which will be enable a new four trains per hour local stopping service at Northumberland Park and Tottenham Hale;

•

Deliver housing led regeneration at High Road West including the recently permitted Brook House scheme;

•

Create a new public realm and a leisure destination at High Road West to complement and support the THFC stadium and associated developments;

•

•

•

Explore opportunities for estate renewal and improvement with local communities in Northumberland Park and at estates in Tottenham, including new / upgraded schools;

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Upgrade Ashley Road, South Tottenham, Fountayne Road and Markfield Road Estates as employment led areas in line with Workspace Strategy recommendations;

•

Invest in education facilities including a new secondary school in South Tottenham to create confidence in investment in existing areas of Victorian stock;

31

Figure 3.7PDF Phase 1 to 2025

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Station Improvements

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Marsh Lane

Existing Rail / Overground High Road Key roads Strategic green routes Gyratory Improvement Scheme (2012 - 2014)

Stonebridge Lock

Existing schools Refurbished schools New Schools New Rail Crossing Existing Rail Crossing Potential Rail Crossing New River/Canal Crossing Existing Areas of Key Open Spaces Existing Water Bodies Existing Canals and Rivers

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Job Title

NORTH TOTTENHAM INVESTMENT FRAMEWORK

Contain

Tottenham Physical Development Framework

End State Scenario

Beyond 2025 the end state scenario includes: •

Employment led regeneration east of the railway lines in Northumberland Park in line with the designation as Strategic Industrial Land;

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Regeneration of Millmead and Lockwood employment areas to upgrade the quality of the built environment and ensure efficient use of employment land;

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Market led improvement in existing areas of Victorian housing stock;

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Renewal of Tottenham Hale retail park to improve connectivity, unit sizes and, potentially, include residential development;

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Undertake estate renewal programmes in other LB Haringey owned housing estates in South Tottenham;

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Complete housing led regeneration at High Road West;

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Maintain management of Tottenham Green assets and complete investments;

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Complete estate renewal projects at key sites in Tottenham;

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Develop spin-off institutional investment in the Northumberland Park area leveraging phase 1 investments;

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Develop the bus garage site at Tottenham Green;

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Complete the decentralised energy network for north Tottenham and consider extension to south Tottenham;

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Design and implement further cycle superhighways to promote cycle access in the area;

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Capitalise on the accessibility offered by Crossrail 2 station(s) and route connectivity to central London and northwards; and

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Upgrade the status of the retail centre at Tottenham Hale to a ‘major’ centre.

Figure 3.833

PDF End State Scenario

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Key Open Spaces Key Ongoing Projects Existing Key Buildings Opportunities: Potential Housing Improvements Residential/ mixed use Retail/ mixed use New institutional facility Upgrade of employment areas Regeneration of residential core

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Knowledge Growth Zone

IT

Culture Zone Sports & Leisure Area BE

Business & Exchange

White Hart Lane

Primary Retail Centres

Northumberland Park

Asset Management Programmes

Garman Estate

Existing Bus Garage Tube Station Overground Station Rail Station

Northumberland Park

Station Improvements

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Bus Station West Anglia mainline upgrades

Marsh Lane

Existing Rail / Overground High Road 639 High Road

Key roads Strategic green routes Gyratory Improvement Scheme (2012 - 2014)

Millicent Fawcett Court

Existing schools Refurbished schools

Rheola Close

Stonebridge Locks

New Schools New Rail Crossing Existing Rail Crossing Potential Rail Crossing New River/Canal Crossing Existing Areas of Key Open Spaces Existing Water Bodies Existing Canals and Rivers

Bruce Grove

Broadwater Farm

IT Millmead

Reed Road Lockwood

Ashle Tech y Road no P ark

IT Chesnut Estate

Hale Village

Hale Wharf

Tottenham Hale

BE Saltram Close

The Paddock Tottenham Hale Retail Park

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Job Title

NORTH TOTTENHAM INVESTMENT FRAMEWORK

Contains

Tottenham Physical Development Framework

35

Areas of Change

4 36

Tottenham Physical Development Framework

Areas of Change

The Physical Development Framework sets out a conceptual framework to guide the opportunities for change in five key areas of Tottenham. The framework is not a detailed masterplan; it is a high level framework that provides guidance on interventions in order to create a Tottenham that will be a better place to live, work and play.

The framework is flexible and therefore can be responsive to change. The framework is also expected to evolve over the longer timescale in order to accommodate change within the key areas.

In this context this section presents an understanding of the current condition including key constraints and opportunities for each of the five key areas. This has enabled future opportunities to be identified including early priorities through to long term options. For each opportunity, the framework looks at how a range of measures including policy mechanisms, management and new development can be used to deliver the identified proposals. The actions and priorities have been developed to deliver implementable strategies within the conceptual framework and vision.

Where appropriate, the Framework also reviews and refreshes previous and on-going studies and projects to understand the interplay between existing proposals and the opportunities identified. It also incorporates recommendations from supporting studies, outcomes from key stakeholder workshops and discussions with the LB Haringey and the GLA. Nevertheless, the recommendations made are Arup’s.

37

This section addresses the five areas in the following order: •

Tottenham Green & Seven Sisters;

•

Bruce Grove;

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High Road West;

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Northumberland Park; and

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Tottenham Hale;

For each of the areas identified, this section sets out: •

The proposed vision;

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Characterisation of the area to describe the existing setting and key features;

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Summary of key existing opportunities and constraints;

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An overview of public sector assets;

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Early priorities to deliver the vision and longer term interventions; and

•

Action Plan for delivering the vision. This section identifies the initiatives necessary to deliver the vision and changes proposed in the preceding sections. Initiatives related to retail and workspace action plans are replicated from the Retail Strategy for Tottenham and the Tottenham Workspace Strategy.

4. Areas of Change

Tottenham Green Bruce Grove High Road West North Tottenham Tottenham Hale 38

Tottenham Physical Development Framework

Action Plans For each proposed initiative within the action plans, the following are set out:

TYPE OF INITIATIVE A range of different types of initiatives are set out in the Action Plans. The initiatives are delivered as: P - policy; S - further study; M management; and D - development.

PRIORITY

DELIVERY MECHANISM

Ranking of initiatives, indicating the order in which the initiatives should be implemented. The following coding is used to indicate the priority for each initiative.

How the proposed initiative would be funded.

Details of possible delivery mechanisms and where appropriate possible funding sources are set out in the Action Plans.

H – High priority

The following acronyms are used to identify possible delivery mechanisms:

Initiative to be implemented within the next 18 months.

H-M – High – medium priority

Initiative to commence in the next 18 months but does not need to be completed within that timeframe.

M – Medium priority

Initiative to be implemented between 18 months and five years.

M-L – Medium – low priority

Initiative to commence within the next five years but does not need to be completed within that timeframe L – Low priority

Initiative to be commenced / implemented beyond the next five years

39

IAD – Individual asset disposal(s) IAA – Individual asset acquisition(s) JV/DA – Joint venture/development agreement DP – Direct public investment LABV – Local asset backed vehicle RRF – Revenue and reinvestment programme PI – Private investment.

4. Areas of Change

RESPONSIBILITY Those parties which will need to be involved in order to realise the initiative. Within the responsibility column, the following acronyms are used to identify organisations: LBH

LB Haringey

COST Cost estimates have not been undertaken as part of this study. The cost assumptions shown in the action plan are indicative only and are based on a low/medium/high cost scenario for the following activities: STUDIES/INITIATIVES SL

GLA

Greater London Authority

Low cost < £50,000 SM

TfL

Transport for London

Medium cost £50,000 - £150,000 SH

LVRPA

Lee Valley Regional Park Authority

High cost > £150,000

RPs

Registered Social Landlords

PHYSICAL DEVELOPMENT PROJECTS PL

THFC

Tottenham Hotspur Football Club

Low cost< £500,000 PM

CHENEL

College of Haringey, Enfield and North East London

Medium cost £500,000 -£5M PH

High cost > £5M

LBH TCM

LB Haringey Town Centre Manager NSAR

National Skills Academy for Retail TTP

Tottenham Traders Partnership OTHER: as

named

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Tottenham Physical Development Framework: Tottenham Hale

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DRAFT 3

4.1

Tottenham Green & Seven Sisters

DRAFT

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Tottenham Physical Development Framework: Tottenham Green & Seven Sisters

A Plan for Tottenham Green/Seven Sisters: the cultural heart of Tottenham

Tottenham Green & Seven Sisters is the cultural heart of Tottenham, as Hoxton Square is to Hackney or Bloomsbury is to Camden. The current contribution of existing functions located around the Green (the College of Haringey, Enfield and North East London, the Bernie Grant Art Centre, Town Hall, Old Fire Station, Marcus Garvey Library and Tottenham Leisure Centre), as well as the activities and ambitions of Holy Trinity Church on the Green itself, offers the opportunity to create a significant cultural destination for North London.

Grainger’s investment in a complex development scheme at Wards Corner shows significant investor confidence in the area and an exciting future for Seven Sisters. There is an amazing opportunity to enhance and strengthen existing assets and the physical character of the area so that it realises its potential and becomes recognised throughout London as the cultural heart of Tottenham.

The short-term vision concentrates on maximising the benefit of the existing assets including: •

Public realm improvements and physical engagement of key street frontages with the Green;

•

A proactive management and promotion of a programme of events at the Green;

•

•

43

Identifying where LB Haringey can leverage its assets to achieve regeneration objectives around the Green, for example, by facilitating a restaurant operator to come onto the Green; Enhancing the retail offer along West Green Road to become a specialist retail destination; and

•

Implementing changes to the operation of the gyratory.

In the longer term, the vision will be strengthened by strategic development opportunities including the Arriva bus garage and the library/leisure centre car park. The relocation of some of CHENEL’s construction accommodation elsewhere within the Borough could also be explored to free up space for housing to complement the recently completed Newlon Homes scheme to the north behind the Town Hall. This also creates opportunity to enhance the character of the lanes running off the Town Hall Approach - animating the ‘back’ of the library, Bernie Grant Art Centre and Town Hall buildings, bringing some of the existing buildings such as the Old Fire Station workers cottages into more active use.

Scale of Change Long-term aspirations for this area could mean: •

Creation of up to 700 new homes around Tottenham Green on bus garage, Leisure Centre/Library car park and Seven Sisters Regeneration sites;

•

Retention of existing levels of employment, with the potential for increased numbers of start-up companies;

•

Enhanced public realm and green space; and

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Enhancing the distinctive retail offer along West Green Road.

The Asset Plan for Tottenham Green, Workspace Report and the Retail Strategy reports have informed the recommendations for this area.

4. Areas of Change

RESIDENTIAL

RESIDENTIAL & EMPLOYMENT

CULTURE & EDUCATION

OPEN SPACE

RESIDENTIAL

TRANSPORT

RESIDENTIAL

EMPLOYMENT & INDUSTRIAL

Figure 4.1.1 Concept Plan

44

Tottenham Physical Development Framework: Tottenham Green & Seven Sisters

Characterisation of Tottenham Green & Seven Sisters Tottenham Green & Seven Sisters is at the southern end of the High Road and is the gateway to Tottenham. Retail is clustered to the south of the area, with civic and cultural uses to the north and residential beyond.

Apex House is located at the most southern end of the area and currently provides office accommodation. North of Apex House and south of the cross roads of the High Road, Broad Lane and West Green Road is Seven Sisterâ&#x20AC;&#x2122;s Market, which is the anchor development for the retail offer which extends westwards down West Green Road.

The Seven Sisters Regeneration Site (also known as Wards Corner) has planning permission for its redevelopment to provide 196 new homes and retail including a replacement market, demonstrating investor confidence in the area and its potential.

West Green Road provides a thriving local parade of small high street units (with generally poor quality residential accommodation located above) occupied almost entirely by local independent traders. The majority of the offer is targeted at the Caribbean community and based on convenience and service retail comprising barbers shops/hairdressing salons, small food stores/newsagents, specialist butchers and greengrocers and money exchange/travel agents.

Seven Sisters Underground and National Rail station are located at the cross roads and provides a focal point for activity in this area. Between the station and Tottenham Green is a mixture of predominantly non-retail uses although it includes a Tesco which fronts directly onto the High Road.

The Tesco store has parking on two levels above and residential in turn above that. On the corner of the High Road and Broad Lane is an attractive yet dilapidated Grade II listed building, which was previously a bank and is now used as offices.

45

The High Road forms a dominant feature within the area, with high levels of traffic and at this location forms part of the gyratory system, although it is currently subject to improvements.

The High Road reduces permeability east-west across the area.

Tottenham Green straddles the High Road at the northern end of this area and consists of landscaped open space with mature trees surrounded by period buildings. The Green is currently used for informal recreation.

Surrounding Tottenham Green is a range of uses including residential, civic, educational and cultural/leisure. Residential uses predominate to the east of the Green; whilst to the west is the College of Haringey, Enfield and North East London (CHENEL), former Town Hall, former Fire Station, the Bernie Grant Arts Centre and the Tottenham Green Leisure Centre and Library.

Holy Trinity Church is located at the north end of the Green and operates a nursery. North of the Green is the Arriva bus garage.

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Tottenham Physical Development Framework: Tottenham Green & Seven Sisters

Opportunities and Constraints

Existing opportunities and constraints have informed the changes proposed within the area. They are not presented in any particular order.

Opportunities 1. Tottenham Green as a destination through asset maximisation in this location. This could be achieved through activating the civic, cultural and educational heart of Tottenham through a variety of initiatives including a programme of events at Tottenham Green and improving the retail offer in this locality to include cafes, bars etc.

2. Removal of the gyratory system will reduce the impact of traffic and improve the pedestrian experience by enhancing permeability.

3. Western pavement on the High Road particularly at the junction with West Green Road is wider than needed just for pedestrian movement. The space could be activated to encourage movement between Seven Sisters Underground Station and Tottenham Green through market stalls or pop-up events.

9. The leisure centre car park provides the potential for redevelopment for new civic uses and new homes subject to agreement being reached with the current long leaseholders (Fusion) and alternative car parking provision being identified.

10. Maximise council assets around Tottenham Green to maximum regeneration benefits.

Whilst it is acknowledged that some of the Council assets are subject to long leases, there is an opportunity to develop mutually beneficial management plans for these buildings.

11. Redevelopment of Wards Corner Seven Sisters Regeneration Site is proposed including replacement of Seven Sisters Market. Planning permission was granted in 2012 and the redevelopment of this site could be a catalyst for wider regeneration of the area. However, timescales for the delivery of this development are difficult to predict.

12. Apex House is a potentail development site.

4. Existing specialist retail destination at West Green Road with potential for further enhancement.

13. Arriva bus garage has redevelopment potential and could be promoted for a residential led mixed use scheme. In order to facilitate redevelopment of this site, an alternative location for the bus garage would need to be found.

5. Excellent public transport accessibility with the area served by Seven Sisters underground and overground stations and numerous bus routes and proposed devolution of West Anglia line to TfL.

14. Retail frontages on east side of High Road could benefit from physical improvements as well as diversification of users to support broader vision for this part of Tottenham. Tesco is an asset as a large retail anchor.

6. Cluster of civic and cultural uses at Tottenham Green including CHENEL the key educational hub in Tottenham.

15. Heritage assets include statutory listed and locally listed buildings along the High Road and around the Green. Part of the area also falls in the Tottenham Green and Seven Sisters/Page Green Conservation Areas.

7. Established, mature open space at Tottenham Green providing a green lung.

8. Tottenham Green is currently underutilised as a green space with limited access points and paths not following natural desire lines. An opportunity exists to make improvements to the public realm to improve the attractiveness and use of the space.

47

Constraints 16. The High Road is four lanes wide and provides a significant barrier to east-west movement.

The level of car use has knock on effect for the neighbouring environment with high levels of air pollution. As a major movement route the High Road provides a high level of visibility and accessibility.

Figure 4.1.2 Opportunities and Constraints

4. Areas of Change

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4

B ro a

ne d La

West Green Road

Underground station

11

5 12

National Rail station

Cons Conservation Area

Prime Retail Frontage

Gyratory Improvements

Potential Development Sites 48

Tottenham Physical Development Framework: Tottenham Green & Seven Sisters

Public Sector Assets The Asset Plan for Tottenham Green report has been prepared for the Seven Sisters / Tottenham Green area. It recommends that LB Haringey and other public sector agencies should, where possible, commit their assets to delivering change and regeneration in the area. This has the ability to demonstrate confidence in investment and to attract further private and third sector investment Assets in public sector ownership can potentially be used to effect change in the area. They can be used to kick start delivery of proposals where there are no or limited third party interests and where the private sector is not forthcoming; or they can be used in partnership with private sector assets for the identified interventions.

LB Haringey owns a significant number of properties within the Tottenham Green & Seven Sisters area as illustrated in Figure 4.1.4. These are primarily clustered around Tottenham Green but also include properties located further south such as Apex House. Many LB Haringey properties are let as long leases. The main LB Haringey assets are:

Asset

Existing Use

TG1

Apex House

Employment

TG2

Former Firemenâ&#x20AC;&#x2122;s Cottages

Employment

TG3

Old Town Hall

Employment

TG4-7

Bernie Grant Arts Centre

Civic/community/employment

TG8

Marcus Garvey Library

Civic/community

TG9

Tottenham Green Leisure Centre

Civic/community

TG10

Tottenham Green

Open space

TG11

Former Toilet Block/Monument Way open space

n/a and open space

TG12

Tottenham Green Workshops

Employment

TG13

Page Green Common

Open space

TG14

Tesco + housing

Retail, housing

TG15

Westerfield Road car park

Car park

TG16

Somerset Road car park

Car park

Table 4.1.1 LB Haringey Assets at Seven Sisters & Tottenham Green

49

Figure 4.1.3 LB Haringey Assets in Seven Sisters/ Tottenham Green

Areas of Change

16

12

11

9 8 6

7

4 5 2

3

10

14

13 15

1

50

Tottenham Physical Development Framework: Tottenham Green & Seven Sisters

The Plan to 2025

Ongoing Initiatives Ongoing initiatives include: •

Growth on the High Road (GOTHR) public realm and landscape proposals;

•

TfL gyratory removal scheme;

•

Portas Pilot High Street Innovation Fund (CLG) work on West Green Road;

•

Isobel Place housing development by Newlon Homes; and

•

Seven Sisters Regeneration Site Wards Corner redevelopment plans.

•

Market a new restaurant offer at Tottenham Green: to secure a major restaurant operator in the Tottenham Green area through a joint work programme with landowners to activate the frontage of Town Hall Approach Road;

•

Upgrade the retail offer through a range of initiatives including: undertaking shop front and signage improvements; encouraging diversification of the retail offer; and encouraging temporary uses of vacant units; and

•

Promotion of West Green Road as a specialist retail destination focusing on its distinct cultural offer.

Immediate Priorities In the short term, the following physical priorities have been identified to deliver regeneration of the area. These projects have been agreed as priority projects and greater detail is provided for these projects in the Action Plan overleaf. The immediate proprieties primarily focus on those aspects that LB Haringey can deliver, where appropriate in partnership with other investors to demonstrate its commitment to and confidence in the area and its communities: •

Deliver public realm improvements at Tottenham Green in accordance with the Growth on the High Road proposals;

•

Secure development proposals for Tottenham Green leisure centre/library car park to provide a mixed use scheme. If commercial space was provided as part of this development, office accommodation within Apex House could be relocated here;

•

51

Explore opportunities to relocate the police station to have a 24/7 presence on Tottenham Green;

Short to Medium Term Priorities In the short to medium term the following projects should be progressed to deliver further regenerative benefits to the area and to stimulate private sector investment that will deliver further improvements to Tottenham Green & Seven Sisters.

•

Activate the public realm between Tottenham Green and Seven Sisters Underground Station through improved public realm and a series of events and popup uses, alongside potentially taking leases on this part of the High Road;

•

Leverage use of Council assets around Tottenham Green to maximise regeneration benefits; and

•

Implement the priority recommendations set out in the Asset Plan for Tottenham Green to improve the workspace offer.

4. Areas of Change

Leverage use of Council assets

Create development opportunities

Secure major restaurant operation Secure development of car park

Activate public realm Deliver development to create better frontages

Link back to fronts

Complete new housing

Deliver new public realm and landscape

Create new work environments through adaptation

Promote specialist retail destination

Figure 4.1.4 Short to Medium Term Priorities

52

Tottenham Physical Development Framework: Tottenham Green & Seven Sisters

Longer Term Options Q

R

S

Set out below are a number of longer term options beyond 2025 which could be progressed to enhance the offer in this area. These include: •

T

LEGEND IT

Release land at Arriva bus garage site for a residential led mixed use scheme;

IT Cloud

Key Open Spaces Key Ongoing Projects

• Meridian Water

•

•

Realignment of Philip Lane to create cross roads with Monument Way. This would provide a better frontage for any development at the Arriva bus garage and improve the relationship between Monument Way and Tottenham Green. Tottenham Green would be extended north to bound the south of the realigned Philip Lane; Relocation of CHENEL’s construction sites to elsewhere within the Borough and redevelop this site for housing or for further education use; Complete improvements to Council owned assets around Tottenham Green;

Existing Key Buildings Opportunities: Potential Housing Improvements Residential/ mixed use Retail/ mixed use New institutional facility Upgrade of employment areas Regeneration of residential core

K

Knowledge Growth Zone Culture Zone Sports & Leisure Area

BE

Business & Exchange Primary Retail Centres Asset Management Programmes Existing Bus Garage Tube Station Overground Station

• •

Explore new crossings of the High Road by the Green; and Commitment to Crossrail 2 would improve rail capacity to central London. Seven Sisters is identified on both the metro and regional route options currently being consulted on.

Rail Station Station Improvements Bus Station West Anglia mainline upgrades Existing Rail / Overground High Road Key roads Strategic green routes Gyratory Improvement Scheme (2012 - 2014) Existing schools Refurbished schools New Schools New Rail Crossing Existing Rail Crossing Potential Rail Crossing New River/Canal Crossing Existing Areas of Key Open Spaces Existing Water Bodies

ge

Existing Canals and Rivers

Figure 4.1.5 -

53

PDF End State scenario beyond 2025 : Tottenham Green & Seven Sisters

IT

Areas of Change

Chesnut Estate

Saltram Close

Seven Sisters 54

Header Part 1

55

Areas of Change

Tottenham Green & Seven Sisters

Action Plan

56

Tottenham Physical Development Framework: Tottenham Green & Seven Sisters Delivery of proposed initiative No.

Proposed initiative

1

Improve the quality of public realm at Tottenham Green

1a

Implement gyratory improvements and initiatives contained in the Growth on the High Road study, including:

Type

Priority

Delivery mechanism

Responsibility

Cost

D

H

DP

LBH

PM

GLA

- Changes to road and crossings layout;

TfL

- Re-surfacing of pavements; - New pathways across open space; - Provision of kiosk/seating areas within space; - Ensure a lighting scheme that improves safety; and - Improvements to open space around Bernie Grant Arts Centre.

1b

Proactive event commissioning and management to develop a programme of events for Tottenham Green, to ensure space remains active both day and evening.

M

H-M

DP

1c

Establish a strategy for management and maintenance of the Green and implement.

M

H

DP

2

Redevelopment of leisure centre/library car park

2a

Commission a feasibility study and architectural competition which looks at options for redevelopment of car park site including provision of/need for replacement parking, potentially on sites close to the High Road. Study to consider impact on Fusion (leisure centre operator) and any associated compensation.

Potential uses could include civic/employment at ground floor (with active day and evening uses) and residential above.

S

H

JV/DA

2b

Identify and implement appropriate planning policy interventions to guide redevelopment of site. This could include allocation of this site in the Site Allocations DPD and preparation of a planning brief.

P

2c

Identify development partner for the site and establish agreement on mechanism for delivering redevelopment.

2d

Identify potential civic functions that could be located at the site and set in place a strategy for their (re)location.

3

Restaurant Offer at Tottenham Green

3a

3b 3c

3d

3e 3f

LBH TCM

SL-M

SL-M

LBH

SL-M

Fusion

PH

H

LBH

SL

D

H

LBH

SL

S

H

LBH

SL

Confirm availability/secure future use of potential sites (Old Fire Station, Old Town Hall) for restaurant opportunities overlooking the Green.

S

H

LBH

SL

Working with building owners establish a brief for use of buildings fronting onto the Green as restaurants.

S

H

DP

LBH

SL

JV/DA

OWNER

Confirm any environmental health or planning restrictions that would be applied to the uses and set out as part of brief to be issued to potential tenants/operators.

S

Identify potential tenants/operators that can operate as an ‘attractor’ for the area. Establish credentials of potential tenants/ operators in respect of providing training and local employment.

S

Develop a funding support strategy to assist with capital costs associated with any works to the buildings required for restaurant use.

S

Select preferred tenants/operators; confirm lease arrangements; set up; operate.

S

DP

H

LBH

SL

SL

H

H

DP

LBH

JV/DA

OWNER

DP

LBH

SL

LBH

SL

LBH

PL

JV/DA H-M

DP JV/DA

4

Improve quality of retail offer within Tottenham Green & Seven Sisters

4a

Implement a programme of shop frontage restoration and improvements including new or replacement signage, which reflect the Council’s vision.

D

H

DP

GLA

- 2-52 and 23-39 West Green Road (excluding the Seven Sisters Regeneration site) and 220-222 High Road.

- West Green Road (west of railway viaduct).

57

M

4b

Seek opportunities, as part of shop frontage restoration, to establish links with existing training initiatives to provide practical experience.

S

H-M

DP

LBH

PL

4c

Seek opportunities for students at CHENEL or small local businesses to be involved in re-design or sign production as part of shop frontage improvements.

S

H

DP

LBH

PL

4. Areas of Change Delivery of proposed initiative Type

Priority

Delivery mechanism

Responsibility

Cost

Ensure the delivery a replacement temporary market, including provision for Spanish speaking traders as part of the redevelopment proposals that have been granted planning permission (Section 106) for the Seven Sisters Regeneration Site.

When agreeing a location for the temporary market consideration should be given to how this can support improvement of the retail offer in this area.

M

H-M

-

Grainger

SL

Promote West Green Road as a ‘specialist’ retail destination focusing on cultural offer through a re-branding exercise. Either prior to or once Seven Sisters Market has been constructed and tenanted, the branding of the area should be re-considered to ensure that it still reflects the retail offering along West Green Road. The creation and opening of the market should also be proactively publicised.

M

H-M

DP

Grainger

SL

Develop a programme of events for West Green Road which supports the cultural distinctiveness of retail offer in this area.

M

Public realm improvements along West Green Road, should consider opportunities to ‘green’ the area. These need to be co-ordinated with those works that are required by the Section 106 Agreement attached to the Seven Sisters Regeneration Site planning permission, which include public realm improvements at West Green Road, Suffield Road and the entrance to Seven Sisters underground station.

D

4h

Maintain a high quality environment through implementation of a programme of appropriate levels of street maintenance.

M

H

4i

Ensure the tenant mix strategy proposed for the Wards Corner site delivers benefits for the Tottenham Green & Seven Sisters areas. LBH to consider taking leases on ground floor units to let to local retailers; or to support incubation/start up businesses.

M

H-M

Consider developing a document which sets out the character of each of the existing district centres to support the retail aspirations. This could be translated into an SPD which could cover proposals for the broader regeneration of the Tottenham area and hung off policies which identified this part of the Borough as an ‘Area of Change’. In terms of what could be covered in the SPD in relation to retail in Seven Sisters, it could:

P

M

M

Develop a database which lists available units along the High Road. This could then be used as a tool to identify suitable opportunities for new businesses or temporary/pop-up businesses.

M

Agree and implement a strategy with landowners for enhancing shop frontages and/or temporary use for vacant units, so that they don’t seem empty. An initiative could be developed for example with Central St Martin’s to show case student work or provide locations for a programme of interactive events.

Alternatively, a mechanism could be established for identifying use by young people – refer to young people interventions.

M

Offer business rate reductions or temporary suspension of business rates. This offer could be limited to specific business types in order to improve the quality and mix of the retail offer.

M

No.

Proposed initiative

4d

4e

4f 4g

4j

Traders LBH TCM

H-M

DP

LBH TCM

SL

Traders H

DP

LBH

PL

DP

LBH

PL

S106

LBH

PL

-

LBH

SL

M

-

LBH

SL

H

DP

LBH

SL

S106

DP

- Articulate the vision for areas where retail frontages are revised, for example West Green Road to the west of the railway bridge; - Set out proposals for encouraging the development of a night time economy along the High Road; and - Support for extension of food and bar offering between Tottenham Green and Seven Sisters.

4k

Consider opportunity/need for a development management policy to protect independent traders. The policy could be worded as follows: The Council will prevent the amalgamation of individual shop units incorporating A Use Classes which would: i. Involve the loss of existing viable small independent shop units; ii. Not be appropriate to the scale, character and function of the centre ( as identified in [ref character document], taking into account existing shops and consents for shops; and iii. Cause unacceptable adverse impacts on the local environment and/or amenity.

4l

4m

4n

TCM

M

DP

LBH

PL

OWNERS

H-M

DP

LBH

SL-H

58

Tottenham Physical Development Framework: Tottenham Green & Seven Sisters Delivery of proposed initiative Type

Priority

Delivery mechanism

Responsibility

Cost

In order to engage greater tenant mix, when units become available offer business rate concessions or shop fit grants to new occupiers.

M

M-L

DP

LBH

SL-H

Promote business mentoring to aid development of range of skills required to support successful independent businesses. A range of existing mentoring programmes exist including a programme run by the National Skills Academy for Retail, which could be promoted.

M

H

DP

LBH

SL

Provide mentoring to individuals/organisations who want to set up businesses along the High Road, who may need support to ensure business is successfully established. This initiative could link to the database of available units to assist in finding suitable accommodation for new businesses.

M

Work with Tottenham Traders Partnership (TTP) to establish a proactive management body to manage and co-ordinate key retail areas

M

4s

Revise primary frontage and secondary frontage designations in the Local Plan to focus the district centre area.

P

5

Improve workspace provision and offer within Tottenham Green & Seven Sisters

5a

Develop and implement a comprehensive enterprise development strategy for Tottenham, including a range of tailored business support, in conjunction with key providers

M

H

DP

5b

Implement a business mentoring programme to aid development of the range of skills required to support successful independent businesses. Consider opportunities to link to high profile individuals who would proactively support initiatives and raise the profile of Tottenham as a place to do business.

M

H-M

DP

Develop a programme for, implement and promote â&#x20AC;&#x2DC;made in Tottenhamâ&#x20AC;&#x2122; events to support micro businesses and SMEs. Events to include networking, mentoring access, training, lectures/talks, promotional/direct sales events (e.g. winter fair). Consider links to promotion of retail activities.

M

5d

Proactively market Tottenham to/with relevant institutions and business agencies to ensure the area is actively considered as a location for business investment.

M

H-M

DP

LBH

SL

5e

Work with the town centre manager to utilise empty retail units as showcases for local businesses on a temporary basis.

M

H

DP

LBH

SL

5f

Develop and maintain a database listing available premises in Employment Areas. This could then be used as a tool to identify suitable accommodation for new/fledging businesses.

M

H

DP

LBH

SL

5g

Establish and develop a proactive forum for a diverse range of successful SME business space operators to coordinate activities across Tottenham e.g. early engagement around development opportunities.

M

H

DP

LBH/GLA

SL

5h

Develop an apprentice programme with existing local businesses and the National Apprenticeship Service; or link with local apprenticeshipsâ&#x20AC;&#x2122; providers to promote their offer.

M

H-M

DP

LBH

SL

5i

Update S106 SPD or revise emerging CIL to require all major commercial developments to provide apprenticeship opportunities during construction and operation.

P

H-M

-

LBH

SL

5j

Review the policy implemented by LB Islington to promote delivery of affordable workspace including subsidised rents as part of commercial workspace developments. Subject to findings consider development of a LB Haringey policy that requires provision of affordable workspace as a component of any major commercial development. Note the aim would be to capitalise on the possible commercial opportunities that will arise in coming years.

P

H-M

-

LBH

SL

6

Activating the High Road

No.

Proposed initiative

4o

4p

4q

4r

5c

59

TCM NSAR H-M

DP

LBH

SL

TCM TTP M

DP

LBH

SL

TCM H

LBH

SL

LBH

SL

LBH

SL

Job Centre

H

DP

LBH

SL

639 High Rd.

NAS

4. Areas of Change Delivery of proposed initiative No.

Proposed initiative

6a

Develop and implement a usage strategy and guidelines for use of the west-side pavement of the High Road between Seven Sisters and Tottenham Green for temporary uses. This could include proposals to:

Type

Priority

Delivery mechanism

Responsibility

Cost

S/P

H

DP

LBH TCM

SL

- Support utilisation of west-side pavement area for temporary uses. The uses could relate to one-off events (e.g. Tottenham Film Festival) or to regular events taking place in the area (e.g. regular events on the Green); - Run a competition to develop public art installations on the west-side pavement of the High Road between Seven Sisters and Tottenham Green. Any public art project should contribute to the appearance and function of the area.

6b

Support use of ground floor premises at 263 to 287 High Road for A3 or A4 uses to activate this part of the High Road and to utilise the opportunity provided by the set back from the pavement edge (noting that the ground floors of 263 and 265 have already been converted). Uses classes A1, A2 or A5 should not be permitted in this location and an Article 4 Direction should be put in place to restrict any permitted change of use under the Town and Country Planning (Use Classes) Order 1987 (as amended).

P

H

-

LBH

SL

6c

Taking leases in properties on this stretch of the High Road to enhance the quality of offer and to shape the uses/occupiers in this area. Alternatively using the Councilâ&#x20AC;&#x2122;s planning powers to restrict the uses permitted on this stretch of the High Road (outside the District Centre) through the extinguishment of permitted development rights for uses changes within/to Use Class A.

M

H-M

DP

LBH

DL

7

Improvements to the gyratory

7a

Following completion of gyratory improvements consider whether there is need for additional pedestrian crossing to improve westeast links north of Tottenham Green.

S

M-L

DP

LBH

SL

GLA (TfL)

8

Relocation of Arriva bus garage depot and redevelopment of existing site

8a

Undertake discussions with TfL and Arriva (or any replacement operator) regarding relocation of the bus garage with the aim of reaching an agreement on key criteria and setting out timescales for relocation.

S

Review existing uses and leases within potential relocation site(s), test accessibility, potential effects on surrounding occupiers, proximity to routes and termini, and dead mileage. The assessment must establish the effects on bus operation costs and the need for ongoing funding to compensate any increased cost.

S

Identify appropriate planning policy interventions to guide redevelopment of bus garage site. This could include allocation of this site in the Site Allocations DPD, a planning brief or a planning application.

P

8d

Test development capacity of bus garage site and complete viability analysis. Prepare a planning brief or planning application for the site to promote its redevelopment. The scale of the existing structure indicates that a mixed use scheme combining residential with an active frontage overlooking the Green could be accommodated on this site. The draft proposals should be tested through consultation with the community.

S

M-L

LBH

SL

8e

Consider allocation of site in Site Allocations DPD and other relevant emerging planning policy.

P

H-M

LBH

SL

8f

Identify development partner for the site and establish agreement on mechanism for delivering redevelopment.

S/D

M-L

LBH

8b

8c

9

Realignment of Philip Lane

9a

Commission study to consider feasibility and financial viability of re-aligning Philip Lane and extension of Tottenham Green (north of Holy Trinity Church), subject to redevelopment of bus garage (initiative 8). To consider impact on properties on corner of Philip Lane and the High Road that would be lost. To include discussions with TfL and LBH Highways.

M-L

IAA

LBH

JV/DA

TfL

SL

Arriva M-L

LBH

SL

TfL

M-L

LBH

SL

TfL Arriva

SL PH

S/D

M-L

DP

LBH

SL

PI

Diocese of London

PM-H

9b

Establish delivery mechanism to deliver improvements.

S

M-L

0

LBH/TfL

SL

9c

Establish an agreement with TfL to deliver re-alignment works.

D

M-L

DP

LBH/TfL

PM

60

Tottenham Physical Development Framework: Tottenham Green & Seven Sisters Delivery of proposed initiative No.

Proposed initiative

10

Support CHENELâ&#x20AC;&#x2122;s development

10a

Explore with CHENEL relocation sites for construction faculty, costs and timescales for construction faculty. In parallel establish capacity of existing campus for new education or residential development to complement the recent Newlon development to the north.

10b

10c

Type

Priority

Delivery mechanism

Responsibility

Cost

S

M-L

PI

CHENEL

SL-M

LBH

Work with CHENEL to deliver an appropriate relocation site and redevelopment of the existing site.

S/D

Proposal to infill quadrangle of building to provide new internal building for use as evening education facility.

D

11

Old Fire Station Extension

11a

Refurbish for existing use

M-L

PI

Old Fire Station Cottages

12a

Refurbish for existing use; OR

12b

PM

LBH M-L

PI

LBH

SL PM

D

M

IAD

Convert to residential use (alone or together with adjoining CHENEL site) 12

CHENEL

JV/DA

LBH

SL

CHENEL

PL-M

LBH

SL

S/D

M

Convert to residential use (alone or together with adjoining CHENEL site)

D

M

LBH

12c

Relocate occupiers of Firemanâ&#x20AC;&#x2122;s cottages into extension and encourage existing occupants to relocate elsewhere within LBH.

D

M

LBH

13

Old Town Hall

13a

Use building for a purpose that will benefit from significant public/circulation space. e.g. Library

M/D

H-M

DP

13b

Improve signage

D

H-M

D-P

PL

LBH

PM

LBH

PL

Newlon 14

Bernie Grant Art Centre Reception Area

14a

Refocus use of space on arts related uses, with upper area for arts related workshops/training.

M/D

M

DP

LBH

SL

14b

Deliver a proper gallery space. Consider opportunities to also use gallery space as a function space, with associated revenue stream.

D

M-L

LBH

PL

14c

Activate frontage onto Green by bringing cafe into current reception building (see action 3).

S

H

LBH

SL

14d

Consider developing area to provide an arts related retail outlet offering artist materials, framing, arts related sales e.g. books, prints, artwork.

D

M-L

LBH

PL

M

H-M

LBH

SL

PL

Theatre 14e

Review the feasibility of additional use as an arts cinema and subject to findings develop and market a programme of events.

DP

PL

Business Centre 14f

Enhance business space, create clear access/signage and open up Centre towards Marcus Garvey library creating a communal space between buildings with a view to improving the attractiveness of the offer in this location.

Open space between buildings

61

M/D

H-M

DP

LBH

SL PL

Delivery of proposed initiative No.

Proposed initiative

Type

Priority

Delivery mechanism

Responsibility

Cost

14g

Deliver the open space improvements set out in GOTHR including the open spaces (‘lanes’) between buildings on the green so they are safer, more attractive places with permanent activity in them and at the destination uses beyond.

H-M

H-M

DP

LBH

PL-M

Consider opportunities to improve perception of safety in the area, through the development of further uses behind the Green frontage and implementation of a programme of activities to maximise potential of space between buildings on a seasonal basis e.g. in summer through the provision of an outdoor theatre/ performance space with rolling events programme. In winter installation of ice rink.

M

14h

TfL

H-M

LBH

SL PL

15

Marcus Garvey Library

15a

Relocate library to a more appropriate building, e.g. Old Town Hall or a purpose built facility strategically located on Leisure Centre Car Park site.

S/D

Re use building for relocation of/and new ‘small business’ space.

It’s adjacency to the Bernie Grant business centre provides the opportunity to co locate all small businesses creating a commercial hub.

S/D

M-L

LBH

M-L

S/D

M-L

LBH

M-L

S

H-M

-

LBH

SL

D

H-M

IAD

LBH

PL

PI

Diocese of London

PM

15b

M-L

JV/DA

LBH

SL PM

15c

Provide on-site support services centre.

16

Tottenham Green Workshops

16a

Review of letting and potential grow-on space for occupiers in Tottenham Green employment space.

17

Former Toilet Block

17a

Conversion to café/sandwich bar

18

Holy Trinity Church & Surrounding Buildings

18a

Open up Green by removing physical barriers.

D

H-M

18b

Relocate Nursery within Church’s land and explore opportunities for expansion.

D

H-M

18c

Ensure Diocese of London proposal are consistent with aims of wider Green area.

D

H-M

18d

Ensure proposals consistent with longer term aims for Arriva Garage site.

D

H-M

19

Redevelopment of Apex House

19a

Deliver redevelopment of site as part of comprehensive scheme based on ground and first floor employment uses with residential above.

P/D

H

Ensure that the employment elements are sized for a range of SMEs and incorporate shared space plus any other elements identified by the future operator as critical to the successful operation of the scheme.

P/D

19b

4. Areas of Change

LBH

DP

LBH

JV/DA H

DP

SL

SL DH

LBH

JV/DA

SL DH

19c

Identify a workspace operator to manage/operate the employment space. Engage the future operator in the design process (see 16b) from the outset to optimise the future function of the employment space

M

H

DP

LBH

SL

19d

Establish occupier restrictions that should be applied to the workspace element of the scheme in order to maintain the amenity of the residential component of the scheme. This could include restrictions on hours of use, noise levels, business types that can occupy or a test to demonstrate that an occupier will not negatively affect residential amenity. Implement the restrictions in any contract with the selected workspace operator and through any planning permission for the site, including a monitoring regime to ensure that the restrictions are being met/enforced plus a clear plan for remediation should this be required.

M

H

-

LBH

SL

19e

Retain existing institutional (LBH) occupiers in the Tottenham Green area, potentially as part of the Leisure Centre car park redevelopment (see Tottenham Green Asset Plan).

M

H

-

LBH

LBH

20

Management Vehicle

20a

Create a management vehicle to:

M

H

DP

LBH

SM

TCM

- build consensus between stakeholders for common vision for the Tottenham Green area;

POG

- develop strategic direction;

TTP

- coordinate and manage implementation of strategic interventions; - promote area, manage and commission events etc.; and - monitor progress and regularly review strategy.

20b

Identify funding stream to support management vehicle.

M

H

-

LBH TCM POG

SL

62

Tottenham Physical Development Framework: Tottenham Hale

63

DRAFT 3

4.2 Bruce Grove

DRAFT

64

Tottenham Physical Development Framework: Bruce Grove

A Plan for Bruce Grove: Tottenham’s historic high street

Rediscovering and enhancing the position of Bruce Grove as the retail heart of the High Road is important, providing for the day to day shopping needs of the community. This must complement the different type of retail offer at Tottenham Hale, which provides a much greater proportion of comparison ‘big box’ retailers. Diversification beyond retail at Bruce Grove is encouraged on the fringes of the prime retail frontage; for example, with restaurants, cafes, workspaces and local businesses. This will help extend activity on the High Road beyond traditional retail opening hours and develop a night time economy and a place that people want to visit. Like Crouch End or Camden Lock there is opportunity to link the current food offer to restaurants as a retail strategy and bring independents onto the High Road. A number of key buildings in the area that are vacant/underused offer the opportunity to bring a contemporary use onto the High Road, for example the Palace Theatre and the Police Station. There is also enormous potential to rebrand Bruce Grove by encouraging meanwhile uses and displays in vacant shop fronts along the High Road.

The short-term focus is therefore on maximising existing assets to enhance the perception of the area: •

by concentrating the retail offer and primary retail frontage along the High Road;

•

through improvement works to the streetscape and shop signage; and

•

and improvements to the Bruce Grove Station environs.

These works should be complemented by softer interventions including marketing of the retail offer and pop up shops to add vibrancy to the town centre.

65

Scale of Change The longer-term focus at Bruce Grove should be the strengthening and diversification of the retail offer through development of retail accommodation that is attractive to multiple retailers. This could include the strategy for creating a larger retail unit through the comprehensive redevelopment of units between Brook Street and Factory Lane. Further details of this approach are set out in section 6.5.1 of the Retail Strategy.

There is also capacity for housing growth adjacent to the Town Centre: •

60 homes at the Snooker Club and adjoining land;

•

150 homes at the Tottenham Delivery Office, Builders Yard and Conservative Club.

The recommendations of the Retail Strategy and Workspace Report have informed the recommendations for this area.

4. Areas of Change

CULTURE & EDUCATION

EMPLOYMENT

HIGH ROAD

RESIDENTIAL

RESIDENTIAL TRANSPORT

RETAIL

Figure 4.2.1 Concept Plan

66

Tottenham Physical Development Framework: Bruce Grove

Characterisation of Bruce Grove The Bruce Grove area is located approximately half way down the High Road, with Bruce Grove station at its heart. The area extends north to Reform Row and south to St. Loy’s Road. To the west the area is bordered by the elevated railway line and viaduct, whilst to the east is predominantly Victorian housing interspersed with more modern blocks.

Bruce Grove is a focal point for retail on the High Road, comprising a long linear retail pitch of mainly independent retailers trading from ‘traditional’ high street units; small ground floor sales areas with residential or office uses on one or two floors above. These units provide predominantly service and convenience retail: A5 takeaway units, estate agents, bookmakers and banks, charity shops and small convenience/newsagents. In addition a limited number of multiple operators including Peacocks, Lloyds Pharmacy, Santander, Asda, McDonalds and Iceland are located along this part of the High Road.

A lower quality retail offer is provided along the eastern end of Bruce Grove. There are two set back retail areas in Bruce Grove, one in front of Bruce Grove station, and the other a fruit, veg and fish market at Holcombe Road.

The High Road runs through the centre of the area with four lanes between Bruce Grove and St Loy’s Road reducing to two lanes north of Bruce Grove. The prominence of the road network has a significant bearing on the ‘feel’ of the area: it is more like a busy highway rather than primary retail area.

67

The quality of the streetscape is also varied. There are some Victorian period properties interspersed with more modern development. However, the quality of these buildings is often detracted from by poor quality shop fronts and street clutter from signage and street furniture.

This area was significantly affected by the riots in 2011, with several buildings burnt out. The Aldi supermarket has been rebuilt and is trading again, and proposals for a new retail led development on the former post office site received planning consent in summer 2013 and plans are now progressing.

4. Areas of Change

2

1

4

3

6

5

7

1.

High Road at Bruce Grove

2.

Holcombe Market

3.

Food shops on High Road

4.

Shop Fronts

5.

Fashion Retail

6.

Bruce Grove Station

7.

Station Environs 68

Tottenham Physical Development Framework: Bruce Grove

Opportunities and Constraints

Existing opportunities and constraints have informed the changes proposed within the area. They are not presented in any particular order.

Opportunities 1. There is a strong and established retail offer along the High Road with potential to develop and enhance the offering through the managed retreat of retail uses outside of the primary retail core.

9. The rail station and its surrounds are in poor condition and do not promote a feeling of safety.

The station and area under the viaduct could be enhanced to create a better entrance to the area from the station.

10. The royal mail sorting office west of Bruce Grove station is a development opportunity.

Opportunities and Constraints

2. The High Road has good scale and proportion and there are opportunities to explore opportunities to improve the quality of the streetscape through a range of measures including shop front improvements, new signage, new streetscape paving etc.

11. The High Road south of Bruce Grove is four lanes wide and accommodates significant amounts of traffic. This reduces the quality of the visitor experience and reduces permeability for pedestrians. As a major movement route the High Road provides a high level of visibility and accessibility.

3. Diversity of retail offer could be further enhanced including by improving the comparison retail offer. This could include reviewing options to attract multiple retailers including provision of larger units which more closely fit multiple retailersâ&#x20AC;&#x2122; needs.

12. Bruce Grove Station layout means that the station is not well integrated with the retail centre and does not promote increased spend within the town centre. The station and local bus routes provides good public transport accessibility.

4. Enhance outdoor markets to strengthen their role and function as part of the retail offer at Bruce Grove.

13. There is a limited evening economy in the area.

The High Road is not a strong destination, but more a place to pass through. There is opportunity to enhance this with complimentary uses such as restaurants and cafes.

5. Vacant public toilets on Bruce Grove could be refurbished or converted to provide an active use that capitalises on proximity to the rail station.

6. Vacant snooker hall on Bruce Grove could be converted to residential to provide new homes and better utilise this site.

14. Heritage assets are located along the High Road including a number of statutory listed and locally listed buildings. The area also falls within the Bruce Castle Conservation Area.

There is opportunity to bring these buildings into the diversification of the retail offer.

7. The Palace Theatre on the High Road is a heritage building that is not currently being fully used and is in a poor state of repair.

This site has the potential to contribute to the diversification of the High Road to provide a stronger evening economy 8. Develop a temporary use strategy to activate any vacant units which emerge along the High Road through pop-up businesses/short term lets.

Figure 4.2.2 69

Constraints and Opportunities

4. Areas of Change

6 5

9 12 HIGH ROAD

Bruce Grove Station

10

13 1 2 3 4

Holcombe Market

8 14

7

11

Conservation Area

Prime Retail Frontage

Statutory Listed Buildings

Potential Development Sites 70

Tottenham Physical Development Framework: Bruce Grove

Public Sector Assets

LB Haringey and other public sector agencies should, where possible, commit their assets to delivering change and regeneration in the area.

This has the ability to demonstrate confidence in investment and to attract further private and third sector investment Assets in public sector ownership can be used to effect change in the area. They can be used to kick start delivery of proposals where there are no or limited third party interests and where the private sector is not forthcoming; or they can be used in partnership with private sector assets for the identified interventions.

LB Haringey has some property ownership with the Bruce Grove area as illustrated in Figure 4.2.3.

The main LB Haringey assets are:

Asset

Existing Use

BG1

Stoneleigh Road car park

Car park

BG2

Circular Road housing

Housing

BG3

The Lord Morrison Hall

Community/civic

BG4

464-472 High Road

Retail

BG5

Reed Road housing

Housing

BG6

Morrisons Yard and 551 High Road

Employment/retail

BG7

594 High Road

Retail/community

BG8

Rheola Close

Housing

BG9

Pembury House Nursery

Community/civic

BG10

Millicent Fawcett Court

Housing

BG11

Public toilets

Community/civic

Table 4.2.1 LB Haringey Assets at Bruce Grove

Figure 4.2.3 71

LB Haringey Assets at Bruce Grove

9 8

10

7

11

5 6 4 2 1 3

Tottenham Physical Development Framework: Bruce Grove

First Steps to 2025

Ongoing Initiatives

Short to Medium Term Priorities

Ongoing initiatives include:

In the short to medium term the following projects should be progressed to deliver further regenerative benefits to the area and to stimulate private sector investment that will deliver further improvements to the Bruce Grove area:

•

Growth on the High Road (GOTHR) public realm and landscape proposals to Holcombe Road market, the junction at Tottenham High road and Bruce Grove Station, potential improvements to understation retail market and the alleyways connecting the residential estates on the east of Tottenham High Road;

•

Refurbishment of 639 High Road as an Enterprise Centre (opened May 2013); and

•

TfL High Road improvements works along the High Road.

Immediate Priorities In the short term, the following physical priorities have been identified to deliver regeneration of the area. These projects have been agreed as priority projects and greater detail is provided for these projects in the Action Plan overleaf: •

Deliver improvements to Bruce Grove station environs including potential relocation of Bruce Grove market to a suitable site within the district centre in conjunction with improvement works at Holcombe Market;

•

Create an immediate change to townscape by upgrading the retail offer through a range of initiatives including: undertaking shop front and signage improvements (see improvements to Windsor Parade as an example); encouraging diversification of the retail offer; and encouraging temporary uses of vacant units; and

•

Develop new workspaces on the High Road, for example the proposals to convert the garages at Millicent Fawcett Court to ‘maker space’, just north of Bruce Grove.

73

•

Concentrating the retail offer onto the High Road with managed retreat of retail along Bruce Grove through policy changes; and

•

Redevelop vacant site at junction of High Road/Dowsett Road to provide a retail and residential scheme that complements the High Road setting. Consideration should be given to provision of larger retail premises than previously existed as these are more likely to be attractive to multiple retailers.

4. Areas of Change

Develop vacant site

Develop new enterprise and work spaces

Shopfront improvement scheme

Public realm improvements

Enterprise and work spaces Introduce multiple retailers Support existing businesses and concentrate retail offer

Improve station environs

Figure 4.3.4 Short to Medium Term Priorities

74

Tottenham Physical Development Framework

P

Q

Longer Term Options

R

S

T

LEGEND IT

IT Cloud

Key Open Spaces

Set out below are a number of longer term options beyond 2025 which should be explored to expand the range of Meridian offered in Bruce Grove. This could comparison shopping Water include attracting multiple retailers to the area and potentially capital projects to provide larger units. To achieve this, locations where large retail units could be constructed should be identified.

In addition, strategic developments could be brought forward ITalong Bruce Grove including the redevelopment of the Snooker Hall and public toilets to residential or employment uses.

The Grove Business Centre currently operates within Bruce Grove. Subject to the success of workspace strategies and the demand for space this site could be extended to enhance its status as the centre for workspace in Bruce Grove.

Continue to promote Morrisons Yard as a workspace location, with a particular focus on artisan production. Consider redevelopment potential of Tottenham Police Station (should it be vacated) for workspace.

Garman Estate

Key Ongoing Projects Existing Key Buildings Opportunities: Potential Housing Improvements Residential/ mixed use Retail/ mixed use New institutional facility Upgrade of employment areas Regeneration of residential core

K

Knowledge Growth Zone Culture Zone Sports & Leisure Area

BE

Business & Exchange Primary Retail Centres Asset Management Programmes Existing Bus Garage Tube Station Overground Station Rail Station Station Improvements Bus Station West Anglia mainline upgrades Existing Rail / Overground High Road Key roads Strategic green routes Gyratory Improvement Scheme (2012 - 2014)

K

Existing schools Refurbished schools

Marsh Lane

New Schools New Rail Crossing Existing Rail Crossing Potential Rail Crossing New River/Canal Crossing Existing Areas of Key Open Spaces

Stonebridge Lock

Existing Water Bodies Existing Canals and Rivers

Figure 4.2.5 -

Hale Wharf

75

PDF End State scenario beyond 2025: Bruce Grove

639 High Road

Millicent Fawcett Court

Areas of Change

Rheola Close

Bruce Grove

Reed Road

IT Chesnut Estate

76

Tottenham Physical Development Framework: Bruce Grove

77

4. Areas of Change

Bruce Grove

Action Plan

78

Tottenham Physical Development Framework: Bruce Grove Delivery of proposed initiative Type

Priority

Delivery mechanism

Develop options and select one for implementation to enhance the existing Bruce Grove market area to improve the setting of the station; provide a stronger offer on this stretch of the High Road; address issues associated with the narrow pavement on this stretch of the High Road, including removal of the railings.

D

H

DP

Promote businesses in the arches which sell convenience food i.e. small coffee shops or small food stalls which sell ready to eat food.

M

If necessary, to support change of businesses within the arches, provide discounted business rates or reduce rent for a set period of time.

M

Prepare a planning brief for the arches to promote its redevelopment/ reuse in line with action 1a and 1b. The draft proposals should be tested through consultation with the community.

P

1e

Consider allocation of site in Site Allocations DPD and other relevant emerging planning policy.

P

H-M

-

LBH

SL

1f

Consider the use of a competition to develop a piece of public art (e.g. a lighting project for the underside of the bridge) to enhance the appearance of this gateway to the High Road. Any competition should make provision for local artists to participate in the process.

S

H

DP

LBH

SL

Implement the streetscape improvements set out by GOTHR*.

D

No.

Proposed initiative

1

Improvements to Bruce Grove Station environs

1a

1b

1c

1d

1g

H-M

DP

Responsibility

Cost

LBH

SL

Network Rail

PL

LBH

SL-M

Network Rail H-M

DP

LBH

SL-M

Network Rail H-M

DP

LBH

SL

Network Rail

GLA

H

DP

LBH

SL

GLA 1h 1i

Develop and implement a station environs improvement scheme to address the viaduct area and station entrance.

Work with Greater Anglia and TfL as franchise successor to secure a station improvement scheme to enhance the visual appearance of the station and its interface with the local area.

S/D P/D

2

Improve quality of retail offer and environment within Bruce Grove

2a

Implement a programme of shop frontage restoration and improvements including new or replacement signage, which reflect the Councilâ&#x20AC;&#x2122;s vision.

D

H-M H-M

H

DP PI

DP

SL PL

Franchise operator

SL

LBH

PL

PL

GLA TTP

- 497-549 and 480-536 High Road.

- 467-495, 551-577, 444-476 and 538-Aldi.

M

2b

Seek opportunities, as part of shop frontage restoration, to establish links with existing training initiatives to provide practical experience.

S

H-M

DP

LBH

SL

2c

Run a competition to develop a signage palette for Bruce Grove, to include colours, font(s), shape, scale, placement, materials, and illumination. Identify local traders to participate in selection process. Implement the winning palette across Bruce Grove District Centre as part of action 2a.

S

H

PL

LBH

SL

2d

Seek opportunities for students at CHENEL or small local businesses to be involved in re-design or sign production as part of shop frontage improvements,.

S

H

DP

LBH

SL

2e

Develop planning policy (SPD) to permit installation of signage in accordance with an agreed strategy (action 2c)

P

H-M

N/A

LBH

SL

2f

Support planning applications for development of larger units where there is confirmed interest from major retailers that would add value to the District Centre.

P

H-M

N/A

LBH

SL

2g

Maintain a high quality environment through implementation of a programme of appropriate levels of street maintenance.

M

H

DP

LBH

PL

2h

Promote business mentoring to aid development of range of skills required to support successful independent businesses. A range of existing mentoring programmes exist including a programme run by the National Skills Academy for Retail, which could be promoted.

M

H

DP

LBH

SL

Offer business rate reductions or temporary suspension of business rates. This offer could be limited to specific business types in order to improve the quality and mix of the retail offer.

M

2i

79

LBH Network Rail

GLA

TCM NSAR TTP H-M

DP

LBH

SL-H

4. Areas of Change Delivery of proposed initiative Type

Priority

Delivery mechanism

Responsibility

Cost

Develop a database which lists available units along the High Road.

This could then be used as a tool to identify suitable opportunities for new businesses or temporary/pop-up businesses.

M

H

DP

LBH TCM

SL

Provide mentoring to individuals/organisations who want to set up businesses along the High Road, who may need support to ensure business is successfully established. This initiative could link to the database of available units to assist in finding suitable accommodation for new businesses.

M

H-M

DP

LBH TCM

SL

2l

In order to engage greater tenant mix, when units become available offer business rate concessions or shop fit grants to new occupiers.

M

M-L

DP

2m

Agree and implement a strategy with landowners for enhancing shop frontages and/or temporary use for vacant units, so that they don’t seem empty. An initiative could be developed for example with Central St Martin’s to show case student work or provide locations for a programme of interactive events.

Alternatively, a mechanism could be established for identifying use by young people – refer to young people interventions.

M

M

DP

No.

Proposed initiative

2j

2k

NSAR TTP LBH

SL

LBH

PL

OWNERS

The Council could also take leases on units to maximise regeneration opportunities in the area.

2n

Work with TTP to establish a proactive management body to promote, manage and co-ordinate key retail areas

M

Promote existing loyalty card scheme and monitor take-up.

Identify and promote local loyalty card ‘offers’ that allow trading of goods/services in the Tottenham area. Develop and maintain a Facebook page, a Twitter account and an app to promote the loyalty card and ‘offers’.

M

Hold regular meetings with existing retailers and town centre management team to identify and understand retailer requirements. As part of work identify initiatives and funding mechanisms which could include match funding by LBH for initiatives such as CCTV or other security measures.

M

2q

Revise town centre, primary frontage and secondary frontage boundaries in Local Plan to focus the district centre area on the High Road and to remove the town centre and secondary frontage on the north east side of Bruce Grove.

P

H

-

LBH

SL

2r

Consider developing a document which sets out the character of each of the existing district centres to support the retail aspirations. This could be translated into an SPD which could cover proposals for the broader regeneration of the Tottenham area and hung off policies which identified this part of the Borough as an ‘Area of Change’. In terms of what could be covered in the SPD in relation to retail in Bruce Grove, it could:

P

M

-

LBH

SL

P

M

-

LBH

SL

2o

2p

M

DP

LBH TCM

SL

TTP H

DP

LBH TCM

SL

TTP

H-M

-

LBH TCM

SL

TTP

- Articulate the vision for areas where retail is no longer proposed, for example along the north side of Bruce Grove; and - Set out proposals for encouraging the development of a night time economy along the High Road.

2s

Consider opportunity/need for a development management policy to protect independent traders. The policy could be worded as follows: The Council will prevent the amalgamation of individual shop units incorporating A Use Classes which would: i. Involve the loss of existing viable small independent shop units; ii. Not be appropriate to the scale, character and function of the centre ( as identified in [ref character document], taking into account existing shops and consents for shops; and iii. Cause unacceptable adverse impacts on the local environment and/or amenity.

3

Develop new workspace along the High Road Millicent Fawcett Court

80

Tottenham Physical Development Framework: Bruce Grove Delivery of proposed initiative Type

Priority

Delivery mechanism

Responsibility

Cost

Work with Homes for Haringey to develop detailed proposition for conversion of underused undercroft garages units for affordable workspace and enterprise centre.

S

H

DP

GLA

SL

3b

Identify potential revenue and governance mechanisms with range of potential future operators.

S

H

3c

Identify delivery and procurement mechanisms with range of potential future operators.

S

H

SL

3d

Clarify capital investment need and funding strategy.

S

H

SL

3e

Develop detailed business case for sign-off.

S

H

SL

3f

Subject to findings of 3a-3e implement works with a parallel marketing programme to promote the site to potential tenants.

D

H-M

PM

P/D

M-L

No.

Proposed initiative

3a

LBH Homes for Haringey

SL

Grove Business Centre 3h

3i

Facilitate owner to enable expansion (subject to defined demand) e.g. by adding additional floor(s). The site has the potential to create of up to 5,000 m2 affordable workspace for range of SMEs (predominantly office-based) Consider allocation of site in Site Allocations DPD as an employment site with potential for expansion.

DP

LBH

PI

P

M-L

-

S/D

M

DP

SL PM

LBH

SL

Tottenham Police Station/other sites 3j

Explore potential for conversion to workspace and enterprise centre in context of future downgrading / closure of police facility/ other sites.

LBH

SL

Owners

PL-M

Morrisons Yard 3k

Liaise with the Citizens Advice Bureau to establish potential for relocation to a High Road or alternative location. This would release the current site for workspace uses that would have good synergies with existing businesses in Morrisons Yard.

P/M

M-H

DP

LBH

SL

3l

Subject to the findings of action 3k support proposals for relocation of the Citizens Advice Bureau and re-use of site for workspace.

P/M

M-H

DP

LBH

SL

Tottenham Police Station 3m

In the event the site becomes surplus to requirements, explore the potential for conversion to workspace and/or an enterprise centre. Consider the preparation of a development brief to inform the re-use of the site.

S

L

DP

LBH

SL

3n

Subject to 15a, work with the institutional network and workspace providers/operators to identify a developer to deliver change that complements the overall provision of workspace along the High Road.

S

L

JV/DA

LBH

SL

4

Improvements to Bruce Grove and Holcombe markets

4a

Provide alternative location for relocated market (by Bruce

D

H

DP

LBH

PL-M

H-M

DP

LBH

SL

Grove Station). This could build on improvements proposed at Holcombe Road Market â&#x20AC;&#x201C; cross refer to Growth on the High Road. The Council could explore whether a community trust or major local landow

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5

Snooker Hall redevelopment

5a

Prepare a planning brief or planning application for the site to promote its redevelopment. The scale of the existing structure indicates that a mixed use scheme combining residential and workspace could be accommodated on this site. The draft proposals should be tested through consultation with the community.

P

5b

Consider allocation of site in Site Allocations DPD and other relevant emerging planning policy.

P

H-M

-

LBH

SL

6

Public toilets restoration/re-use

6a

The public toilets are an attractive building on Bruce Grove that are currently unused. A planning brief should be prepared to promote redevelopment of the site. Suitable uses would include workspace, specialist retail, F&B (not hot food takeaway). The draft proposals should be tested through consultation with the community.

P

H-M

DP

LBH

SL

6b

Consider allocation of site in Site Allocations DPD and other relevant emerging planning policy.

P

H-M

-

LBH

SL

OWNER

Delivery of proposed initiative Type

Priority

Delivery mechanism

Responsibility

Cost

D

H-M

DP

LBH

SL

Work with the owner to develop a scheme/planning application for redevelopment of this site that complements the High Road setting, including consideration of provision of larger retail floorplates that may be more attractive to multiple retailers. The draft proposals should be tested through consultation with the community.

P

H

JV/DA

LBH

SL

7b

Market site to multiple retailers that the Council would like to attract to Bruce Grove to establish appetite for floorspace and to confirm requirements (beyond advice set out in Retail Strategy for Tottenham). Findings to inform action 7a and discussions with owner on viability of delivering large units.

P

H

7c

Subject to timescales associated with 7a, explore options for temporary use of site, subject to meeting all relevant health and safety requirements. Possible uses could include temporary growing space/community orchard (using dumpy bags) or a box park to promote ‘Made in Tottenham’ initiatives or as a showcase for local artists and entrepreneurs. Identify a possible sponsor: e.g. THFC, LVE, Hermes, McDonalds, ASDA.

M

H

Work with local schools and/or artists to create and implement a local arts project/competition to improve the temporary site hoardings so they make a positive contribution to the street scene.

M

No.

Proposed initiative

6c

Market the site and let, subject to implementation of restoration proposals and for specified use.

7

476 High Road site redevelopment

7a

7d

Owner

JV/DA

LBH

SL

LBH

SL

GLA

PL

Owner

H

LBH

SL

GLA

PL

Owner

8

Support workspace offer within Bruce Grove

8a

Develop and implement a comprehensive enterprise development strategy for Tottenham (in line with the suggestions set out at 5.1.4), including a targeted approach to thickening the institutional network in Tottenham and promoting a range of tailored business support, in conjunction with 639 High Road as well as other providers.

M

H

DP

8b

Implement a business mentoring programme to aid development of the range of skills required to support successful independent businesses. Consider opportunities to link to high profile individuals who would proactively support initiatives and raise the profile of Tottenham as a place to do business.

M

H-M

DP

Develop a programme for, implement and promote ‘made in Tottenham’ events to support micro businesses and SMEs. Events to include networking, mentoring access, training, lectures/talks and promotional/direct sales events (e.g. winter fair). Consider links to promotion of retail activities.

M

8d

Proactively market Tottenham to/with relevant institutions and business agencies to ensure the area is actively considered as a location for business investment.

M

H-M

8e

Work with the town centre manager to utilise empty retail units as showcases for local businesses on a temporary basis.

M

8f

Develop and maintain a database listing available premises in Employment Areas. This could then be used as a tool to identify suitable accommodation for new/fledging businesses.

8g

8h

LBH

SL

LBH

SL

Job Centre

LBH

SL

DP

LBH

SL

H

DP

LBH

SL

M

H

DP

LBH

SL

Establish and develop a proactive forum for a diverse range of successful SME business space operators to coordinate activities across Tottenham e.g. early engagement around development opportunities.

M

H

DP

LBH / GLA

SL

Develop an apprentice programme with existing local businesses and the National Apprenticeship Service; or link with local apprenticeships’ providers to promote their offer.

M

H-M

DP

LBH

SL

8i

Update S106 SPD or revise emerging CIL to require all major commercial developments to provide apprenticeship opportunities during construction and operation.

P

H-M

-

LBH

SL

8j

Review the policy implemented by LB Islington to promote delivery of affordable workspace including subsidised rents as part of commercial workspace developments. Subject to findings consider development of a LB Haringey policy that requires provision of affordable workspace as a component of any major commercial development. Note the aim would be to capitalise on the possible commercial opportunities that will arise in coming years.

P

H-M

-

LBH

SL

9

High Road workspace exemplar

9a

Develop an example project to convert failed (long term vacant) retail/above retail space to workspace (location TBC).

D

H-M

DP

LBH

SL

Based on the findings of action 9a develop guidelines for other owners to support conversion of other space to promote creation of additional workspace.

P

8c

9b

4. Areas of Change

H

DP 639 High Rd

NAS

GLA H-M

DP

LBH

SL

82

Tottenham Physical Development Framework: Tottenham Hale

83

High Road West

4.3

Tottenham Physical Development Framework: High Road West

A Plan for High Road West: the sports and leisure destination in North London

High Road West is the key High Road hub for North Tottenham and an exciting opportunity for significant change. The aspiration is that it becomes the sports and leisure destination in North London and complements and enhances the committed investment in Tottenham Hotspur Football Club’s (THFC) development plans.

As important, is the opportunity to create new residential neighbourhoods. These supporting uses create a depth to the activities of the High Road and a ‘behind the High Road’ condition typical of other north London high streets such as Edgware Road or Mare Street in Hackney. Estate renewal in High Road West leverages LB Haringey’s assets to create a major regeneration opportunity to improve the quality, mix, tenure and quantum of housing in the area and deliver the associated links to economic opportunity.

High Road, such as acquiring leases, fitting out units and shop front improvements. The new stadium is also expected to be delivered in the medium term.

In the longer term, options exist for more comprehensive estate renewal to improve tenure and housing mix along with better quality employment space for office and light industry.

This would seek to maximise the benefit of upfront investment in place making to realise long term uplift in values.

Scale of Change Long term aspirations for this area could mean: •

High Road West is an area that has been identified as a specific masterplan opportunity within a wider character area that includes the THFC development, including a new Sainsbury’s supermarket as well as • commercial and residential development, and the Cannon Rubber redevelopment site (also referred to as Brook House), which will provide new homes and primary school and other adjacent areas. Both schemes have been granted planning permission and are one of the first steps in delivering wider change and a key indicator of investor confidence.

• In the short to medium term redevelopment will be focused on upfront investment in place making within the southern end of the area through: •

Construction of between 900 and 2,400 homes, with a mix of tenure and unit sizes, which includes re-provision of existing Council homes; A shift in main employment sectors from industrial to sports, leisure and culture, with the overall number of jobs staying the same, alongside the provision of modern, flexible workspaces. The level of new development and changed uses in the area should result in an increase in local employment; Increased provision of both public and private open space; Enhanced social infrastructure including a new primary school and a new community facility/ Ideas Store;

•

delivery of a new station for White Hart Lane,

•

opportunities to bring the railway arches into use; and

•

•

provision of new public open space with adjacent community, leisure and cultural facilities.

Improved rail connectivity and White Hart Lane station upgrade including enhanced user experience; and

•

Improved retail offer in terms of quality of the streetscape environment and diversity of the offer.

Subject to community consultation and further Council decisions, the first phase of housing estate renewal will be progressed along with the improvements to the existing retail offer on the 85

4. Areas of Change

RESIDENTIAL

EMPLOYMENT

TRANSPORT

HIGH ROAD

CULTURE & EDUCATION

SPORTS & LEISURE

Figure 4.3.1 Concept Plan

86

Tottenham Physical Development Framework: High Road West

Characterisation of High Road West The High Road west master plan area is west of the High Road and extends from Brook House in the north to Brereton Road in the South and the immediate surrounding area.

•

Peacock Estate: an employment site that is currently operated as a series of small light industrial units with a range of B Use Class occupiers;

The Southern part of the High Road West area is predominantly characterised by local authority housing, with the Love Lane Estate, which has 297 properties, located in this area. The Estate was built in the 1960’s and include three nine storey ‘Y’ shaped blocks and several six storey slab blocks. Grassed areas with some play provision and car parking surround the blocks. South of these blocks is the Coombes Croft library. The area of study also incorporates LB Haringey land and the Whitehall and Tenterden Centre and hostel site to the immediate west of the railway line.

•

Chapel Place: an employment site currently occupied by small businesses;

•

An existing Sainsbury’s supermarket which is located adjacent to the railway line with a large car park in front; and

•

The Brook House site where LB Haringey has granted planning permission for redevelopment of the Cannon Rubber employment site for 222 new homes (including a new residential tower), small workshops (x2) and a new primary school. The scheme will be delivered

by Newlon Housing Trust and is expected to commence in late 2013.

The elevated railway line and White Hart Lane station form a western edge to the area with limited crossing points. The train station entrance fronts onto White Hart Lane and provides a relatively frequent service to Seven Sisters (for Victoria Line interchange), central London and Enfield Town, but does not have a good visual link to the High Road.

The High Road in this part of Tottenham provides a local centre, but is run-down and in need to investment, although it is noted that much of the predominantly three storey stock appears to be of some architectural merit, albeit partially hidden by front extensions, signage and other additions.

A number of the units, particularly north of White Hart Lane have relatively large sites including goods yards/storage to the rear which back onto the Peacock Estate/Chapel Place. With the exception of Sainsbury’s retail units are typically occupied by independent operators and there is a high proportion of hot food takeaway and convenience stores. There are also a number of F&B outlets in this part of White Hart Lane. The northern part of the High Road has a number of mature trees, particularly along the western edge which enhance the local character.

North of White Hart Lane are: •

87

The Goodsyard site: a former employment site which has become vacant and is currently used for car parking on match days;

To the east of the High Road West masterplan area is THFC. In February 2012 LB Haringey granted planning permission for the new THFC stadium development (ref. HGY/2010/1000) which comprises demolition and comprehensive redevelopment of the stadium with a hotel, retail, museum, offices and housing. The redevelopment of the stadium site will be delivered in phases starting in the north and moving south. The first phase of works has commenced with a new Sainsbury’s supermarket coming forward on the site that fronts Northumberland Park Road (the existing Sainsbury’s on the High road will close). The new stadium which will increase spectator capacity to 56,000 will then be built whilst the existing stadium continues to operate.

The existing stadium will then be demolished in order to allow new retail, hotel and residential development at the southern end of the site. A joint bid for a University Technical College on part of the site was secured in May 2013 in partnership with Middlesex University.

Fronting the High Road at its junction with Northumberland Park Road are a number of heritage buildings, which are retained as part of the THFC redevelopment proposals. These buildings are a remnant of White Hart Lane’s role as a stage post into, and out of, London.

4. Areas of Change

1

2

3

4

5

6

7

8

1.

Love Lane Estate

2.

Coombes Croft Library

3.

White Hart Lane

4.

High Road

5.

Peacock Estate

6.

Sainsburys (existing)

7.

Back of High Road

8.

High Road 88

Tottenham Physical Development Framework: High Road West

Opportunities and Constraints

Existing opportunities and constraints have informed the changes proposed within the area. They are not presented in any particular order:

Opportunities 1. Access to White Hart Lane Station and the design of the forecourt of the station could be improved. Opportunities exist to relocate the station entrance further south and to create a new station square and a better relationship with the High Road.

2. New Sainsbury’s development provides an opportunity to enhance the retail offer and improve connectivity to the High Road through 806 High Road. Small units for local shops or space for a market could be provided.

3. L and ownership is mixed within the area. LB Haringey own land at Love Lane Estate, which can be used to assist in regeneration of the area. THFC is also a large landowner in the area who has proposals for comprehensive redevelopment of their landholdings.

4. R ailway arches currently run under the railway embankment and provide the opportunity for potential business space (subject to conversion and improvement works) or to create new physical east west links

Opportunities and constraints 5. Deficiency in access to open space and where there is provision it is typically around 1960’s blocks and poor quality and unenclosed environments. Opportunities exist to increase the provision of and to enhance the quality of existing open space.

6. Quality of existing retail offer is poor although the area is identified as a Local Centre, which meets local convenience needs and is dominated by this and hot food takeaway uses. The quality of the streetscape is also poor. There is an opportunity to improve the streetscape and the quality of the retail offer.

7. The Peacock Estate comprises industrial uses. Although viable businesses are located within the estate, this constrains use of land adjacent to the site due to the potential adverse impact on residential amenity.

Opportunities however exist to relocate existing businesses to the nearby industrial estates.

8. Housing tenure and mix is currently limited with occupation primarily by households (predominately one and two bed units) in the social rented housing sector. Redevelopment provides the opportunity to redress this to increase the proportion of family homes and market housing.

9. The River Moselle is currently a culverted water course and designated an area of flood risk running under White Hart Lane and south down part of the High Road. The zone falls into the Environment Agency’s Flood Zone 2 designation which has medium risk. Opportunities could be explored to de-culvert this watercourse in conjunction with flood risk reduction strategies as part of development proposals.

10. Heritage assets include a number of statutory listed and locally listed buildings. Parts of the area are also located within the North Tottenham High Road Conservation Area.

There are opportunities to bring these assets into use.

Constraints 11. Limited level of private sector housing limits the mix of tenure and diversity of residents in the area.

12. Love Lane Estate offers poor quality housing, which currently suffers from significant levels of crime and anti-social behaviour. This issue is exacerbated by design of the estates which provides limited opportunities for natural surveillance of public space.

13. Quality of life issues – as well as crime and antisocial behaviour there are also high levels of unemployment, fuel poverty and housing benefits and low levels of educational attainment, income and life expectancy compared with the wider area.

14. Connectivity east-west through the site and into the surrounding areas is limited due to severance from the railway line.

15. Narrow choice of retail and food and beverage uses found along the High Road. An opportunity exists to promote greater variety and to promote the offer ‘behind the High Road’.

Figure 4.3.289

Constraints and Opportunities

4. Areas of Change

14

7

14

HIGH ROAD

DEA 9B 10

2

White Hart Lane Station

1

4

5 6 12

8

9 Floods area based on http://www.environment-agency.gov.uk/

Conservation area

Prime retail frontage

Brook House planning application boundary

Flood zone

Borough boundary

River Moselle

Barrier to movement

Statutory Listed Building 90

Tottenham Physical Development Framework: High Road West

Public Sector Assets

LB Haringey and other public sector agencies should, where possible, commit their assets to delivering change and regeneration in the area. This has the ability to demonstrate confidence in investment and to attract further private and third sector investment. Assets in public sector ownership can be used to effect change in the area. They can be used to kick start delivery of proposals where there are no or limited third party interests and where the private sector is not forthcoming; or they can be used in partnership with private sector assets for the identified interventions.

LB Haringey owns land in the High Road West area which mainly comprises residential housing estates as illustrated in Figure 4.3.3. The main public sector assets are: Asset

Existing Use

HRW1

Love Lane and Whitehall Street Estates*

Housing

HRW2

British Queen

Vacant

HRW3

Whitehall and Tenterden Community Centre and hostel site

Civic/community/ housing

HRW4

Coombes Croft Library

Civic/community

HRW5

The Grange

Civic/community

Table 4.3.1 LB Haringey Assets at High Road West

* Note, 78 of the homes within the estates have been acquired under Right to Buy.

Other land holdings LB Haringey also own assets adjacent (to the south) of this area including Tottenham community sports centre and the freehold (subject to long leasehold) on a public house.

Figure 4.3.3 91

LB Haringey Assets at High Road West

Areas of Change

5 1

1 3

2 1

4

92

Header PartPhysical Tottenham 1 Development Framework: High Road West

First Steps to 2025

Ongoing Initiatives

Short to Medium Term Priorities

Ongoing initiatives in the area include:

In the short to medium term the following projects should be progressed to deliver further regenerative benefits to the area and to stimulate private sector investment that will deliver further improvements to the High Road West area

•

Tottenham Hotspur Football Club (THFC) approved stadium proposal including a new Sainsbury’s superstore which is currently under construction;

•

Newlon Housing Trust’s approved residential scheme at Brook House (the former Cannon Rubber site) which includes workspaces and a new primary school;

•

Parking and public realm improvements in North Tottenham;

•

Implementation of a controlled parking zone in North Tottenham;

•

Draft High Road West options;and

•

Preparation of a North Tottenham District Energy Network business case.

Immediate Priorities In the short term, the following physical priorities have been identified to deliver regeneration of the area. These projects have been agreed as priority projects and greater detail is provided for these projects in the Action Plan overleaf: •

Delivery of the approved schemes for THFC and the Brook House site to kick start the regeneration of High Road West and ‘book end’ the regeneration proposals for the area;

•

Deliver improvements to White Hart Lane Station, including the relocation of the station entrance/exits and plans for a new station square; and

•

Agree and implement a master plan for High Road West.

•

Increasing the amount of public open space through a variety of interventions. This includes a new large public space (Station Square) linking White Hart Lane to the High Road along with a new community/neighbourhood park in the north of the area. Where estate renewal proposals come forward, these will include private gardens or communal gardens with access restricted to tenants/occupiers;

•

Making High Road West a destination through the provision of leisure uses (potentially including a new multiplex cinema, bowling alley and cafes, bars and restaurants – see HRW consultation options summer 2013) adjacent to the new public space;

•

Estate renewal, with the aim of improving the quality and mix of housing in terms of tenure and size of units. In parallel new build should be undertaken to increase the number of homes in the High Road West area;

•

Enhancing social infrastructure in the locality through: • Provision of a new primary school as part of the Brook House development; • Construction of a new community facility/Ideas Store adjacent to the new public space, which will reinforce the concept of this area as a leisure hub. The Ideas Store could contain a library, learning centre and other services provided by the third and private sectors; • Upgrading the retail offer through a range of initiatives including: undertaking shop front and signage improvements; encouraging diversification of the retail offer; and encouraging temporary uses of vacant units to animate the High Road; • Re-providing a health centre to provide GP services for the local community; and • Introduction of District Heat Network to the High Road West area to provide a system that minimises carbon emissions and helps to address issues of fuel poverty.

93

4. Areas of Change

Create â&#x20AC;&#x2DC;Behind the High Roadâ&#x20AC;&#x2122; workspace Diversifying residential offer

High Road shopfront improvement Deliver new public realm

Create setting for new stadium

Provide new leisure hub and community facilities New station entrance

Figure 4.3.4 Short to Medium Term Priorities (Masterplan Option 3)

94

Tottenham Physical Development Framework: High Road West

P

Q

Longer Term Options

R

S

T

LEGEND IT

IT Cloud

Key Open Spaces

Set out below are a number of longer term options beyond 2025. Focusing initial Meridian the south of the High development towards Water Road West area enables a comprehensive approach to redevelopment to be taken. Once this has been established, longer term options for redevelopment within the north of the area should be explored. These options include:

Key Ongoing Projects Existing Key Buildings Opportunities: Potential Housing Improvements Residential/ mixed use Retail/ mixed use New institutional facility Upgrade of employment areas Regeneration of residential core

K

Knowledge Growth Zone Culture Zone Sports & Leisure Area

IT•

Redevelopment of existing Sainsbury’s site.

The existing supermarket is being relocated and subject to the site coming forward for development it could be redeveloped to provide new housing;

BE

Business & Exchange Primary Retail Centres Asset Management Programmes Existing Bus Garage Tube Station Overground Station Rail Station

•

Garman Estate

•

Further housing development to the northern end of the site and relocation of existing industrial occupiers; Complete estate renewal (see early-medium term priorities).

Station Improvements Bus Station West Anglia mainline upgrades Existing Rail / Overground High Road Key roads Strategic green routes Gyratory Improvement Scheme (2012 - 2014)

K

Existing schools Refurbished schools

Marsh Lane

New Schools New Rail Crossing Existing Rail Crossing Potential Rail Crossing New River/Canal Crossing Existing Areas of Key Open Spaces

Stonebridge Lock

Existing Water Bodies Existing Canals and Rivers

Figure 4.3.5PDF End State Scenario beyond 2025: High Road West

Hale Wharf

95

IT

White Hart Lane

96

Header Part 1

White Hart Lane Station Improvements

Options for the enhancement of the station at White Hart Lane have been undertaken as part of the commission (Appendix D). The preferred layout for a new station is for a new concourse building located approximately 75m south of the existing station. This has multiple benefits including: •

A strong relationship with the High Road and the proposed alignment of Stadium Approach;

•

Improved passenger distribution, particularly in match day departure situations, with dual platform stairs serving the southbound platform;

•

Connections to the west of the railway, using one of the viaduct arches to connect with Penhurst Way across a narrow strip of National Rail owned land;

•

A single gateline serving all directions of approach / departure;

•

Generous public realm connections with White Hart Lane to the north and Whitehall Street to the south;

•

Refurbishment of the old station and viaduct arches to provide commercial space with active frontages on the approaches to the station; and

•

The station can be implemented in advance of adjacent elements of the masterplan, subject to acquisition of a minimum of 9 residential garages, but no loss in existing housing.

This station configuration could provide a highly visible, early stage public sector investment opportunity in the area, with significant place change benefits.

Figure 4.3.697

Illustrative view of new station entrance

4. Areas of Change

98

Tottenham Physical Development Framework: High Road West

4. Areas of Change

High Road West

Action Plan

Tottenham Physical Development Framework: High Road West Delivery of proposed initiative No.

Proposed initiative

1

Deliver approved redevelopment schemes

1a

Work with Newlon Housing Trust and Tottenham Hotspur FC to deliver those schemes where planning permission has been issued, specifically:

Type

Priority

Delivery mechanism

Responsibility

Cost

D/M

H/H-M

-

-

-

PH

Cannon Rubber site 1b

Complete and occupy new housing (Brook House) on the former Cannon Rubber site.

D

H-M

-

Newlon

1c

Complete and use new primary school on the former Cannon Rubber site.

D

H-M

-

Newlon

Complete and occupy workspace units as part of the new housing (Brook House) on the former Cannon Rubber site.

D

1d

LBH H-M

-

Newlon Workspace operator

Tottenham Hotspur FC scheme 1e

Complete and open new Sainsbury’s.

D

H

-

THFC

PH

Sainsbury’s 1f

Complete, occupy and operate area above new Sainsbury’s.

D

H-M

-

THFC Sainsbury’s

D

H-M

-

THFC

D

M-L

-

THFC

M

H-M

-

LBH

SL

LBH

SL

1g

Demolish the existing stadium. Complete and open the new Stadium. Works to the surrounding environment should be completed.

1h

Complete and occupation of new housing to south of new stadium.

1i

Monitor progress of delivery, including S106 obligations. Regular reporting to HRW Project Board.

2

Deliver improvements to White Hart Lane Station and create ‘Station Square’

2a

Commission a feasibility study and architectural competition which looks at options for redevelopment of car park site including provision of/need for replacement parking, potentially on sites close to the High Road. Study to consider impact on Fusion (leisure centre operator) and any associated compensation.

Potential uses could include civic/employment at ground floor (with active day and evening uses) and residential above.

M

2b

Identify and implement appropriate planning policy interventions to guide redevelopment of site. This could include allocation of this site in the Site Allocations DPD and preparation of a planning brief.

M

H-M

DP

2c

Identify development partner for the site and establish agreement on mechanism for delivering redevelopment.

S

H

DP

H

DP

Network Rail Franchise operator

LBH

SL

LBH

SL

Network Rail Franchise operator

2d

Identify potential civic functions that could be located at the site and set in place a strategy for their (re)location.

M

H-M

DP

LBH

PM

2e

Establish an agreement with Network Rail and Greater Anglia (or any franchise successor) to deliver the improvements to White Hart Lane Station, acknowledging that the Council will provide inputs as part of the design feasibility work.

S

H

DP

LBH

SL

2f

Complete detailed station relocation design, based on the scheme set out by Landolt Brown.

S

H

DP

LBH

SH

Network Rail Franchise operator

2g

101

Complete site surveys, including structural surveys to confirm the viability of opening up the arches under the rail embankment and to confirm capital works required to make them useable.

S

H

DP

LBH Network Rail

SL

4. Areas of Change Delivery of proposed initiative Delivery mechanism

Responsibility

Cost

DP

LBH

SM

H-M

LBH

PM

D

H-M

LBH

PM

Secure Network Rail approvals for proposed rail related works and sign off to completed works.

D

H-M

LBH

PL

2l

Implement works and complete relocation of station and deliver a new Station Square.

D

M

LBH

PH

2m

Develop a plan with a workspace operator to deliver units in railway arches, including capital works to deliver physical improvements (clearance, structures, utilities, basic fit out) and to set a management framework for operation of units.

D/M

H-M

2n

Develop a plan for re-use of the existing station buildings (potentially linked to 2M above) to ensure they are brought into use as soon as possible following opening of the relocated station accesses.

D

2o

Establish agreement with service provider (social enterprise?) to run and manage community centre.

2p

Develop a Station Square management plan to:

No.

Proposed initiative

Type

Priority

2h

Once preferred option for area masterplan is agreed, commission consultant to develop detailed design for public realm and/or community facility. Alternatively consider setting up and running an architectural competition for the station square area to select a design team to develop detailed site proposals for a planning application. Any competition proposals should be developed within the framework established by the HRW masterplan (see Action 3).

S

H

2i

Obtain consent for any necessary redevelopment proposals e.g. the provision of new replacement homes for Council tenants if redevelopment were to go ahead including demolition of 2-32 Whitehall Street and Ermine House; and for new housing to provide replacement homes for existing secure tenants.

D

2j

Secure planning permission for works, including associated preapplication consultation.

2k

JV/DA

PM LBH

H-M

Network Rail Workspace Operators

PL

D

H-M

LBH

SM

M

H-M

LBH

SL

LBH

SL

- set out a maintenance strategy to maintain the quality and appearance of area (generally and for match days); - confirm funding streams for maintenance; - establish a framework for temporary uses to enable the area to be used dynamically; and - develop a programme of temporary activities (e.g. farmers market, seasonal fairs, music festival, Tottenham film festival).

2q

Identify potential funding streams to support station square management.

S

H-M

2r

Identify appropriate planning policy interventions to guide the redevelopment of new public realm area and adjacent leisure and community facilities. This could include allocation of sites in the Site Allocations DPD

P

H

-

LBH

PL

3

High Road West master plan

3a

Reflect on feedback received in response to consultation on HRW options (concluded on 21 June 2013) and identify preferred option for development.

S

H

DP

LBH

SL

3b

Prepare and publish a report setting out LB Haringey response to consultation.

S

H

LBH

SL

3c

Develop preferred option and prepare materials for further consultation.

S

H

LBH

SL

3d

Continue to discuss proposed development with community and local businesses including:

S

H

LBH

SL

- continuation of Independent Leaseholder and Tenants Advisor involvement to support residents on the Love Lane Estate; and - establish a business support group for local businesses and develop a strategy for relocation (where applicable) and/or improvements.

3e

Undertake consultation on the preferred option, taking into account feedback received on options consultation. Consultation to consider inclusion of workshop(s) to facilitate joint discussion of proposals.

S

H

LBH

SL

3f

Review feedback received and prepare a report recommending way forward for approval by Councillors.

S

H

LBH

SL

102

Tottenham Physical Development Framework: High Road West Delivery of proposed initiative

103

Type

Priority

Delivery mechanism

Responsibility

Cost

Secure land required for preferred option.

M

H

JV/DA

LBH

PM

3h

Identify potential and appoint preferred developer to partner the Council in delivering regeneration at High Road West.

S

H-M

LBH

SL

3i

Consider setting up and running an architectural competition for the site to select a design team to develop detailed site specific proposals for a planning application. Any competition proposals should be developed within the framework established by the planning brief.

S

H-M

LBH

SM

3j

Update HRW action plan to incorporate actions for delivery of masterplan components and implement.

S

H-M

-

LBH

SL

4

Improve quality of retail offer within High Road West area

4a

Implement a programme of shop frontage restoration and improvements including new or replacement signage, which reflect the Council’s vision.

D

HM

DP

LBH

PL

4b

Seek opportunities, as part of shop frontage restoration, to establish links with existing training initiatives to provide practical experience.

S

H-M

DP

LBH

PL

4c

Seek opportunities for students at CHENEL or small local businesses to be involved in re-design or sign production as part of shop frontage improvements.

S

H-M

DP

LBH

PL

4d

Develop a database which lists available units along the High Road. This could then be used as a tool to identify suitable opportunities for new businesses or temporary/pop-up businesses.

M

H

DP

LBH TCM

SL

4e

Agree and implement a strategy with landowners for enhancing shop frontages and/or temporary use for vacant units, so that they don’t seem empty. An initiative could be developed for example with Central St Martin’s to show case student work or provide locations for a programme of interactive events.

Alternatively, a mechanism could be established for identifying use by young people – refer to young people interventions.

M

M

DP

LBH

PL

4f

Implement the streetscape improvements, proposed as a part of the Tottenham Hotspur FC planning permission, as well as further tree planting and pavement replacement.

D

H-M

S106

LBH

PL

4g

Maintain a high quality environment through implementation of a programme of appropriate levels of street maintenance.

M

H

DP

LBH

PL

4h

Promote business mentoring to aid development of range of skills required to support successful independent businesses. A range of existing mentoring programmes exist including a programme run by the National Skills Academy for Retail, which could be promoted.

M

HM

DP

LBH TCM

SL

4i

Provide mentoring to individuals/organisations who want to set up businesses along the High Road, who may need support to ensure business is successfully established. This initiative could link to the database of available units to assist in finding suitable accommodation for new businesses.

M

H-M

DP

LBH

SL

4j

Offer business rate reductions or temporary suspension of business rates. This offer could be limited to specific business types in order to improve the quality and mix of the retail offer.

M

H-M

DP

LBH

SL-H

4k

In order to engage greater tenant mix, when units become available offer business rate concessions or shop fit grants to new occupiers.

M

M-L

DP

LBH

SL

4l

If a retail arcade adjacent to Sainsbury’s is brought forward consider how this can be designed to accommodate temporary markets or stalls to complement the permanent offer.

S

H

PI

LBH

SL

No.

Proposed initiative

3g

GLA

OWNERS

NSAR TTP

THFC

4. Areas of Change Delivery of proposed initiative Type

Priority

Delivery mechanism

Responsibility

Cost

M

M

DP

LBH TCM

SL

H-M

IAA

LBH

PL

LBH

SL

LBH

SL

No.

Proposed initiative

4m

Establish a proactive management body to manage and coordinate key retail areas.

5

Improve workspace provision and offer within High Road West area

5a

High Road: where relevant sites are available develop example projects to enable conversion of failed (long term vacant) retail/ above retail space to workspace (location TBC). Additionally if a community building is developed on the Station Square (see HRW consultation, summer 2013), then provision could be made for workspace as part of the offer.

D

5b

Develop and implement a comprehensive enterprise development strategy for Tottenham, including a range of tailored business support, in conjunction with 639 High Road as well as other providers.

M

H

DP

5c

Implement a business mentoring programme to aid development of the range of skills required to support successful independent businesses. Consider opportunities to link to high profile individuals who would proactively support initiatives and raise the profile of Tottenham as a place to do business.

M

H-M

DP

Develop a programme for, implement and promote ‘made in Tottenham’ events to support micro businesses and SMEs. Events to include networking, mentoring access, training, lectures/talks, promotional/direct sales events (e.g. winter fair). Consider links to promotion of retail activities.

M

5e

Proactively market Tottenham to/with relevant institutions and business agencies to ensure the area is actively considered as a location for business investment.

M

H-M

DP

LBH

SL

5f

Develop and maintain a database listing available premises in Employment Areas. This could then be used as a tool to identify suitable accommodation for new/fledging businesses.

M

H

DP

LBH

SL

5g

Establish and develop a proactive forum for a diverse range of successful SME business space operators to coordinate activities across Tottenham e.g. early engagement around development opportunities

M

H

DP

LBH

SL

5h

Work with the town centre manager to utilise empty retail units as showcases for local businesses on a temporary basis.

M

H

DP

LBH

SL

5i

Develop an apprentice programme with existing local businesses and the National Apprenticeship Service, or link with local apprenticeships’ providers to promote their offer.

M

H-M

DP

LBH

SL

5j

Utilise European Regional Development Fund (ERDF) and European Social Fund (ESF) to secure funding and implement workstpace strategies in the area.

M

H-M

-

LBH

SL

5k

Update S106 SPD or revise emerging CIL to require all major commercial developments to provide apprenticeship opportunities during construction and operation.

P

H-M

-

LBH

SL

5l

Review the policy implemented by LB Islington to promote delivery of affordable workspace including subsidised rents as part of commercial workspace developments. Subject to findings consider development of a LB Haringey policy that requires provision of affordable workspace as a component of any major commercial development. Note the aim would be to capitalise on the possible commercial opportunities that will arise in coming years.

P

H-M

-

LBH

SL

6

Deliver Upper Lee Valley Heat Network infrastructure

6a

Continue to work with GLA and partners to deliver the ULV Heat Network.

D

S

-

LBH

PM-H

6b

Ensure that planning policy supports connection to the Upper Lee Valley Heat Network in line with the energy hierarchy set out in the London Plan. Specific policies should be included within the Development Management policies DPD to address this.

Policies should also be provided on payment to be levied if energy requirements are not met on-site, to ensure that funding remains available for construction of the heat network.

P

S-M

N/A

LBH

SL

5d

PI

Job Centre

H

DP

LBH

SL

639 High Rd

Consideration should also be given to updating the Council’s Sustainable Design and Construction SPD to ensure that it is clear how developers should demonstrate compliance with Local Plan policies.

104

Tottenham Physical Development Framework: Tottenham Hale Delivery of proposed initiative Type

Priority

Delivery mechanism

Responsibility

Cost

Develop an example project to convert failed (long term vacant) retail/above retail space to workspace (location TBC).

D

H-M

DP

LBH

SL

7b

Based on the findings of 17a develop guidelines for other owners to support conversion of other space to promote creation of additional workspace.

P

H-M

DP

LBH

SL

8

High Road West/Peacock Trading Estate

8a

Subject to the findings and outcomes of the consultation on the High Road West regeneration options this site should be promoted for redevelopment as part of comprehensive area development scheme. Development should be based on tailored ground floor employment uses and working yards with residential above, with proactive involvement of potential employment space operators and social infrastructure providers to promote and operate the workspace. The scheme should seek to reprove the equivalent number of jobs as the provided by the existing estate.

S/P

M

JV/DA

LBH

PM-H

In the event that the site is not promoted as part of a comprehensive regeneration scheme (see action 18a), work with the owners to:

M/D

LBH

PL

No.

Proposed initiative

7

High Road workspace exemplar

7a

8b

GLA

PL

M

PI/DP

Owners

- Improve the entrance to the estate to improve the street scene; and - Improve signage to better promote occupiers/uses.

105

9

Georgian Terrace (792-808 High Road)

9a

Support the ongoing use of these premises as offices/workspace and work with the owners and occupiers to establish how wider enterprise initiatives can support existing occupiers.

M

9b

Consider preparation and implementation of Article 4 Direction(s) to these properties to restrict the conversion of existing B1(a) offices to residential, as currently allowed by the Town and Country Planning (Use Classes) Order.

P

H

DP

9c

Work with the owners to develop a scheme for improvements to the frontage strip where the premises are set back to enhance the public realm at this key junction on the High Road. Establish a funding plan to implement and maintain the works.

S/D

M

M

DP

LBH

SL

Owners Occupiers LBH

SL

DP

LBH

S/PL

Pl

Owners

DRAFT 3

106

Tottenham Physical Development Framework: Tottenham Hale

107

DRAFT 3

Northumberland Park

DRAFT

4.4

108

Tottenham Physical Development Framework: Northumberland Park

A Plan for Northumberland Park:

the knowledge gateway to the Lee Valley Regional Park

Northumberland Park is perhaps the greatest opportunity in Tottenham for large scale long term change - both in terms of the quality and mix of housing and the nature and diversity of the employment offer - turning one of the most deprived wards in the country11 into one of the greatest opportunities for economic growth in London.

The combination of a number of factors generates the opportunity including: public transport accessibility, the location in the Upper Lee Valley/ London – Stansted - Cambridge growth corridor, significant areas of Council land ownership (which can be used to generate opportunities for regeneration) and the potential to draw the Lee Valley Regional Park into the area.

Developer confidence will be fuelled by committed and proposed upgrades of the West Anglia Mainline.

Additional tracking between Angel Road and Stratford will enable a new four trains per hour ‘turn up and go’ service on this route, representing a step change in service frequency at Northumberland Park. Beyond this, there are further opportunities to enhance capacity by undertaking works to deliver a six trains per hour service between Stratford and Angel Road and through to Brimsdown. Given the land is safeguarded this is a ‘shovel ready’ scheme that it is believed that this could be delivered before 2018. TfL have now started putting a detailed business case together and will be strongly making the case to Government for the investment over the coming months. The powers recently granted to the Mayor of London for TfL to be the rail franchise authority for some West Anglia suburban routes, which could be extended in the future to these new services. These upgrades will pave the way for the proposed Crossrail 2 route.

Education and employment are seen as the anchors for neighbourhood regeneration in Northumberland Park in conjunction with, subject to community consultation, significant housing estate renewal to introduce a mix of different housing tenures to the area, improve existing 109

housing and introduce new homes for current residents.

As part of the regeneration aspirations a level of employment land should be retained in the area in conjunction with a step change in the employment profile - achieved through the attraction of a knowledge based institution to create the catalyst for spin-off and start-up businesses. This would be consistent with strategic policy designations.

Maintaining and enhancing existing industrial areas will facilitate relocation requirements from redevelopments elsewhere in Tottenham as well as maintaining the area’s flexibility to respond to ongoing changes in employment demand.

Achievement of the aspirations for this area will happen incrementally and over a sustained period.

Given this context, in the short term the focus should be on: •

Organic growth and renewal of housing residential estates;

•

Strategic investments in physical and social infrastructure;

•

Retaining a level of employment land and organic upgrade within existing estates;

•

Attracting a knowledge based institution into the area.

Longer term interventions are likely to be influenced by a number of factors including the review of future airport capacity by the Airports Commission, which is due to submit a final report by summer 2015 assessing the environmental, economic and social costs and benefits of various solutions to increase airport capacity; and the conclusions of work currently being undertaken by LB Haringey on their approach to strategic Employment Land Designations and Skills and Enterprise strategies.

Northumberland Park is the most deprived ward in Haringey and some areas are within the 5% most deprived within the country. (2011 Census)

11

4. Areas of Change

Greater utilisation of Stansted Airport and improved public transport capacity will improve access to employement in this area and create opportunity for significant employment growth to support the ambitions to make north Tottenham a potential employment hub in the London– StanstedCambridge corridor.

EMPLOYMENT

Scale of Change The differences in the scale of change in Northumberland Park between the short to medium term and the long term are significant.

The figures below for a high growth scenario is dependent on a range of factors that cannot be determined yet. The aspiration for this area could mean: •

Construction of up to 4,500 homes, with a mix of tenure and unit sizes including reprovision of existing Council homes;

•

Redeveloping existing residential neighbourhoods to deliver estate renewal and new homes;

•

Creation of up to 4,000 additional jobs including light industrial, research, education and knowledge based sectors;

•

Provision of new public open space alongside existing housing;

•

Increased access to existing strategic and local open space;

•

Upgraded or new primary schools;

•

An enlarged, upgraded or new secondary school;

•

A new station at Northumberland Park in conjunction with rail service frequency improvements; and

•

Improved rail connectivity.

RESIDENTIAL, RESEARCH & DEVELOPMENT & EMPLOYMENT

CULTURE & EDUCATION

OPEN SPACE

RESIDENTIAL

TRANSPORT CULTURE & EDUCATION

RESIDENTIAL, RESEARCH & DEVELOPMENT & EMPLOYMENT

RESIDENTIAL, RESEARCH & DEVELOPMENT & EMPLOYMENT

Lee Valley

Figure 4.4.1 Concept Plan

110

Tottenham Physical Development Framework: Northumberland Park

Characterisation of Northumberland Park The Northumberland Park area is located in north Tottenham adjacent to the borough boundary with the London Borough of Enfield and the Lee Valley Regional Park. The area extends south to Lansdowne Road and west to the High Road West area.

The area to the east of the West Anglia main line is predominantly industrial in use, with Garman, Leeside Industrial and Marsh Lane Estates all located in this area. The industrial areas are dissected

by Watermead Way which provides a key link to the A406 North Circular road. An area of allotments is located off Marsh Lane/Marigold Road.

Major rail infrastructure is located to the south with a Victoria Line depot sidings between Northumberland Park Station and Marsh Lane. The area is served by an infrequent stopping service. Two bus depots are also located in this area, one on Leeside Industrial Estate (which National Grid has identified needs to be relocated as part of works to the Tottenham Marsh Transformer Station) and one on Marsh Lane.

The easternmost part of the area comprises the open space between the industrial areas and the Lee Navigation. Stonebridge Lock Waterside Centre with its car park accessed off Watermead Way and a small community of houseboats are located in this area which acts as a key gateway to the Lee Valley Regional Park for this part of Tottenham.

To the west of the rail line is the Frederick Knight Sports Ground and a five a-side soccer centre. Brantwood Industrial Estate comprises a large employment area with a mix of light industrial premises.

111

Housing makes up the rest of the Northumberland Park area, with local authority housing estates found between THFC and Northumberland Park station.

The housing estates are typically six storey blocks in open landscape areas with disused garages at ground floor. External areas are generally in poor condition and the multiplicity of non-vehicular pedestrian routes between the blocks contributes to perceptions and the reality of a lack of safety and risk of crime in the area. Somerford Grove Open Space is located in the middle of the local authority housing.

Predominantly Victorian terraces make up the southern part of the area between Park Lane and Lansdowne Road. Park Lane includes a parade of shops and further shops are found on the High Road.

In the west of the area are 639 High Road which has been redeveloped as a business centre and Tottenham Sports Centre. The area also has a range of community facilities that reflect the number of homes in the area including Coombes Croft library, four primary and one secondary school.

The proposed Meridian Water redevelopment is located to the north east of this area, in the London Borough of Enfield.

4. Areas of Change

1

2

3

4

5

6

7

8

1.

Garman Estate

2.

Northumberland Park Station

3.

Park Lane

4.

Northumberland Park Estate

5.

Kenneth Robbins House

6.

LVRP - Walthamstow Wetlands

7.

Level Crossing at Northumberland Park Estate

8.

Garages within Northumberland Park Estate 112

Opportunities and Constraints (see Figure 4.5.2 overleaf)

Existing opportunities and constraints have informed the changes proposed within the area.

They are not presented in any particular order:

Opportunities 1. The Lee Navigation is located adjacent to the area and there are opportunities to significantly enhance use of this water body through a range of initiatives which could include further residential boat moorings or enhanced sporting offer through provision of canoeing or rowing clubs.

2. Strategic road links are good within this area providing easy access to the North Circular A406, M11 and wider strategic road network. Good accessibility makes this area attractive for both new businesses and residential development.

3. A number of Council owned residential and commercial assets are found in this area; these sites could be used for redevelopment including the private rented sector to kick start delivery of broader initiatives proposed.

4. A Victoria Line depot is located in the Northumberland Park area. This area could be further utilised with a potential over-site development, if proposals had no impact on the operation of the depot and therefore no reduction in service frequency, reliability or resilience of the overall operation of the Victoria Line, whilst also representing value for money.

5. Proximity to the Lee Valley Regional Park, which is Metropolitan Open Land and one of the largest open spaces in London. There is currently limited access to and utilisation of the Park in this part of Tottenham.

6. Emerging proposals for the Upper Lee Valley Heat Network present the opportunity for a low emissions heating for this area and to address increasing concerns about fuel poverty

113

7. West Anglia mainline upgrades, both committed and proposed, have the potential to greater enhance accessibility in this area. These enhancements will not only lead to a significant improvements in service frequencies, but also pave the way for the potential Crossrail 2 regional route, which would provide passengers with a direct cross-London service serving the West End, removing the need to interchange at Tottenham Hale or Liverpool Street. Crossrail 2 proposals are currently being consulted on and the service could be operational as early as 2030.

8. Redevelopment of the THFC site is a significant new development in the area and includes new retail, a superstore, a hotel, residential development and a University Technical College.

Opportunities and constraints 9. Significant amount of employment land within the area which is protected by London Plan and local planning policy as strategic industrial land, making redevelopment of these areas for nonemployment uses more challenging.

However, opportunities exist to relocate employment from other areas into the industrial estates.

10. Housing estates are predominantly social housing so reflect a very limited tenure mix.

Redevelopment provides the opportunity to redress this balance and increase the proportion of market housing including if appropriate at higher densities.

11. Improvements are proposed to the West Anglia main line to increase the number of stopping services, thereby improving accessibility to the area. The improvements will result in the closure of the level crossing at Northumberland Park and access at this point will be restricted to pedestrians and cyclists. This will restrict access to the Marsh Lane area although there would still be links from the strategic road network.

4. Areas of Change

12. Redevelopment of THFC has the potential to be a catalyst for wider regeneration of the Northumberland Park area. The scheme includes a large stadium over 40 metres tall, located directly onto the east side of the High Road which will shape and have a significant influence on the surrounding area and the scale and nature of appropriate development.

13. Limited access to open space and where there is existing provision it does not always feel safe. In addition, parts of the area are identified as being deficient in open space.

Opportunities exist to increase the provision and to enhance the quality of existing open space.

14. The school offer, whilst improving, is currently poor within this area. As part of redevelopment of housing estates, provision for new schools should be considered.

15. Meridian Water development proposals to the north of the site will bring forward new housing, employment and commercial uses to the north. LB Enfieldâ&#x20AC;&#x2122;s scheme has the potential to affect the viability of regeneration in Tottenham.

20. Northumberland Park is located within an area of flood risk with parts of the area east of the railway lines, adjacent to the Lee Valley Regional Park fall into the Environment Agencyâ&#x20AC;&#x2122;s Flood Zone 2 designation which has medium risk. A small area south of Marigold Road falls within Flood Zone 3 â&#x20AC;&#x201C; which has high risk (where the allotments and bus depot are located). Development in this area will have to incorporate flood reduction strategies that do not increase the flood risk for these areas.

21. Groundwater Source Protection Zone is found in the eastern part of Northumberland Park and restricts the types of uses that can be located here.

22. The Northumberland Park area is proximate to Sites of Scientific Interest (SSSI) found within the Lee Valley Regional Park which also is subject to a Biodiversity Action Plan.

Development should help protect the sites by not allowing change to take place that would be damaging to them.

23. Tottenham Marsh Electricity Transformer Station is located in the area. It is understood that this infrastructure is fixed.

Constraints 16. A Biffa waste site is located within the Leeside Industrial Estate adjacent to the Lee Valley Regional Park. If the site were to be redeveloped an alternative waste site would need to be identified.

17. Connectivity east-west through the area and into the surrounding areas is limited due to severance from the railway lines and Watermead Way. 18. Allotments are located adjacent to Northumberland Park station and cannot be developed upon unless a replacement site is found.

19. Watermead Way and the railway lines run through the area. Whilst providing good northsouth links they also form a significant physical barrier resulting in severance.

114

Tottenham Physical Development Framework: Northumberland Park

DEA 3

9

6

14 12

3

8

NORTHUMBERLAND PARK

13

Figure 4.5.2 Constraints and Opportunities 115

10

4. Areas of Change

19 2 MERIDIAN WATER

15

16

9

DEA 18

vig

ati

on

Wate rm

ead W ay

23

Lee

Na

DEA 12

5

1

7 18

11

20 21 22

17

9

Lee Valley Regional Park

DEA 21 4 19

Barrier to movement

Improved connections to Meridian Water

Flood Zone

Designated Employment Area

Floods area based on http://www.environment-agency.gov.uk/

116

Tottenham Physical Development Framework: Northumberland Park

Public Sector Assets

LB Haringey and other public sector agencies should, where possible, commit their assets to delivering change and regeneration in the area.

This has the ability to demonstrate confidence in investment and to attract further private and third sector investment assets in public sector ownership can be used to effect change in the area. They can be used to kick start delivery of proposals where there are no or limited third party interests and where the private sector is not forthcoming; or they can be used in partnership with private sector assets for the identified interventions.

LB Haringey owns land in the Northumberland Park area comprising housing estates, community infrastructure and industrial properties as illustrated in Figure 4.4.3. The main public sector assets are

Ref.

Asset

Existing Use

NP1

61-81 Garman Road

Employment

NP2

Allotments

Civic/community

NP3

Open space

Open Space

NP4

Marsh Lane site

Employment

NP5

Petrol station and 1-3 Willoughby Lane

Employment

NP6

Northumberland Park Housing Estates

Housing

NP7

Somerford Gove community project

Education

NP8

Somerford Grove Open Space

Open space

NP9

Lee Valley Primary School

Civic/community

NP10

Park Lane Childrenâ&#x20AC;&#x2122;s Centre

Civic/community

NP11

Park Lane Close housing

Housing

NP12

Northumberland Park Community School

Civic/community

NP13

Altair Close

Housing

NP14

The Lindales

Housing

NP15

28-62 Church Road and Rees House

Retail and housing

NP16

Tottenham Community Sports Centre

Civic/community

NP17

Campbell Road housing

Housing

NP18

Units 1 and 2, Elm Lee Trading Estate, Leeside Road

Employment

NP19

Park Lane Community Centre

Civic/community

Table 4.4.1 LB Haringey Assets at Northumberland Park

Figure 4.4.3 LB Haringey Assets at Northumberland Park

117

4. Areas of Change

18 13 14

6

1

12

6

6 9 11 10

15 15

16

7

8

6

6

5

19 2

3

17 4

118

Tottenham Physical Development Framework: Northumberland Park

First Steps to 2025

Ongoing Initiatives Ongoing commitments and initiatives in the Northumberland Park area include •

West Anglia Mainline Stratford to Angel Road upgrade;

•

Preparation of a development brief for Marsh Lane; and

•

Northumberland Park Station improvements and removal of the level crossing.

Immediate Priorities

Short to Medium Term Priorities •

In the short to medium term the following projects should be progressed to deliver further regenerative benefits to the area and to stimulate private sector investment that will deliver further improvements to Northumberland Park;

•

Commission and develop an Area Action Plan to guide and manage the investment and regeneration programme, in line with the Local Plan requirements;

•

First phases of housing estate renewal in Northumberland Park (subject to community consultation and Council decisions) with the aim of improving the quality and mix of housing in terms of mix of tenure. As part of the estate renewal, new public open space should be provided in line with an improved open space framework and where appropriate the quality of existing open space also improved;

•

Deliver the Upper Lee Valley Heat Network infrastructure to provide a low carbon energy source for new development that can also address fuel poverty within the area; and

•

Establish a Schools Estate Improvement Plan, which sets out measures to improve the quality of the educational offer within the area.

In the short term, the following physical priorities have been identified to deliver regeneration of the area. These projects have been agreed as priority projects and greater detail is provided for these projects in the Action Plan overleaf: •

Improvements to public transport access in Northumberland Park including West Anglia Mainline Stratford to Angel Road upgrade and improvements to Northumberland Park Station thereby improving accessibility to the area. Details of initial options identified for improvements to the station are set out in at the end of this section;

•

Attract institutional development to kick-start the creation of a knowledge economy in this area. Utilise Council assets (at Marsh Lane) to enable delivery of this project;

•

Development of a joint feasibility study with Lee Valley Regional Park Authority to:

119

•

Identify new access points and the improvements required at existing access points and surrounding environs to increase accessibility of the Lee Valley Regional Park;

•

Develop a programme to increase the use and involvement of Tottenham’s communities in the Park; and

•

Examine the potential for enhanced visitor facilities at Stonebridge Lock.

4. Areas of Change

Locating new development in landscape frameworks Support existing business Knowledge hub incubation

Initiate housing improvement programme

Visitor facilities and gateway to LVRP

Significant uplift in rail service frequencies at Northumberland Park

Enhanced visitor facilities at Stonebridge Lock

Figure 4.4.4 Short to Medium Term Priorities

120

Tottenham Physical Development Framework

Longer Term Options Given the time period over which improvements to Northumberland Park are likely to be secured, there is uncertainty about the direction Q R development will take and whether certain opportunities will come forward. However, longer term options for the area beyond 2025 could include:

P

• •

•

IT

S

T

LEGEND IT

Completion of housing estate renewal to include sites not identified for short-medium term renewal;

Key Open Spaces Key Ongoing Projects Existing Key Buildings

Rail improvements that would enhance Meridianaccessibility to and bolster public transport Water regeneration of Northumberland Park; and Industrial estate diversification to respond to early priorities successes; outcomes of the Airports Commission; and to reflect on wider macro-scale priorities for employment land in outer London.

IT Cloud

Opportunities: Potential Housing Improvements Residential/ mixed use Retail/ mixed use New institutional facility Upgrade of employment areas Regeneration of residential core

K

Knowledge Growth Zone Culture Zone Sports & Leisure Area

BE

Business & Exchange Primary Retail Centres Asset Management Programmes Existing Bus Garage Tube Station Overground Station Rail Station Station Improvements

Garman Estate

Bus Station West Anglia mainline upgrades Existing Rail / Overground High Road Key roads Strategic green routes Gyratory Improvement Scheme (2012 - 2014)

K

Existing schools Refurbished schools

Marsh Lane

New Schools New Rail Crossing Existing Rail Crossing Potential Rail Crossing New River/Canal Crossing Existing Areas of Key Open Spaces

Stonebridge Lock

Existing Water Bodies Existing Canals and Rivers

Figure 4.4.5 -

121

PDF End State scenario beyond 2025: Northumberland Park

DRAFT 3

Meridian Water

IT

Northumberland Park

Garman Estate

Northumberland Park

K Marsh Lane

Stonebridge Locks

122

Tottenham Physical Development Framework: Northumberland Park

Northumberland Park Station Improvements

Options for the enhancement of the station at Northumberland Park have been undertaken as part of the commission (Appendix D) and a number of alternative layouts have been investigated. The most complex issue is formation of a new link across the rail corridor once the Marsh Lane level crossing is removed as a necessary part of the West Anglia Mainline Stratford to Angel Road upgrade. Provision of a new vehicular link would have very substantial impacts on the residential community to the west of the railway, including the new housing development adjacent to the existing station. A bridge with sufficient railway clearance beneath it would require approach ramps for a very substantial distance on either side of the railway.

This alternative has therefore been rejected.

Provision of a new station with an associated â&#x20AC;&#x2DC;land-bridgeâ&#x20AC;&#x2122; providing a generous cycle and footway connection to the Lee Valley could provide a movement route for communities to the east and west of the rail corridor, alongside new station entrances on either side and the potential for the eastern station entrance to link with the Victoria Line in the longer term. The concept of drawing the Lee Valley Regional Park into Northumberland Park is a key regeneration aspiration and the land-bridge could provide an important community asset as an open green space, incorporating landscaped areas, planting and recreational facilities.

In the short-term, it is important to ensure that the pedestrian link over the railway (which is needed when the West Anglia Mainline Stratford to Angel Road upgrade is implemented) is designed with sufficient width and loading capacity that it could form a landscaped cycle and footway link in the longer term if required.

Further work is required to take forward the options for Northumberland Park Station.

Figure 4.4.6 -

123

Land bridge precedents (Top to bottom) Mile End Bridge, London; Promenade Plantee, Paris; High Line, New York.

4. Areas of Change

Northumberland Park

Action Plan

124

Tottenham Physical Development Framework: Northumberland Park Delivery of proposed initiative Type

Priority

Delivery mechanism

Responsibility

Cost

S/D

H

DP

LBH

SL-M

Hold meetings with interested institutions to establish their requirements and whether/how these could be accommodated at the Marsh Lane site.

D

H

DP

LBH

SL

1c

Enter into agreement(s) with preferred partner(s) identifying steps for bringing forward knowledge institute and associated activities.

D

H

JV/DA

LBH

SL

1d

Prepare a site development brief for the LBH Marsh Lane site to establish parameters for development.

P

H

DP

LBH

SL

1e

Review site allocation in Local Plan and revise if appropriate, noting the area should be retained as an employment use.

P

H

-

LBH

SL

1f

Explore opportunities to incorporate other land holdings in Marsh Lane in the development proposition, to increase flexibility and maximise returns. In the event that further land can be included set out a strategy for acquisition.

S

H-M

DP

LBH

SL

1g

Consider setting up and running an architectural competition for the site to select a design team to develop detailed site proposals for a planning application. Any competition proposals should be developed within the framework established by the planning brief.

S

H-M

JV/DA

LBH

SM

1h

Undertake a detailed feasibility study to examine options for and consequences of enhancing allotments at Marigold Road/Marsh Lane, including possible relocation to areas of housing renewal in North Tottenham, the Lee Valley Regional Park and/or other sites that are identified for study. The feasibility study should also explore the opportunities to deliver more innovative allotment solutions that potentially require less land (e.g. community orchards, vertical allotments, roof allotments) that could be delivered as part of the redevelopment proposals for the area.

S

H-M

DP

LBH

SL

1i

Subject to the findings of action 1h implement the findings of feasibility study, including, if appropriate revisions to site designation, noting any variation will need to demonstrate alternative provision.

P/S

H-M

LBH

SM

2

Improvements to public transport in Northumberland Park

2a

Establish an agreement with Network Rail and the operator (or any franchise successor) to deliver the planned improvements proposed at Northumberland Park Station.

D

H-M

LBH

PM-H

Establish timetable with Network Rail to deliver track widening as part of the West Anglia Mainline Stratford to Angel Road and closure of the existing level crossing in order to inform planning for wider area.

D

Work with Network Rail and the operator (or any franchise successor) to explore the options for a new pedestrian and cycle rail crossing to replace the existing crossing as part of future track widening works.

The crossing could be integrated with PDF objectives and designed to accommodate proposed growth patterns.

D

Work with TfL, Network Rail, Crossrail 2 to jointly explore the feasibility of enhanced public rail transport in the area so that any rail improvements maximise investment return. This should include consideration of the feasibility of repurposing of Victoria Line platforms at Northumberland Park to allow public access and for the depot to act as an alternative terminus; the West Anglian mainline improvements; consequences of GLA assuming responsibility for the West Anglia line (Liverpool Street to Enfield Town); the Crossrail 2 proposals.

S

No.

Proposed initiative

1

Attract knowledge based institution(s) to North Tottenham

1a

Approach institutions who could be potentially interested in locating in the area to deliver new institutional investment that will enhance the areaâ&#x20AC;&#x2122;s reputation, generate jobs, stimulate investment and positively market North Tottenham as a location for business and investment.

1b

2b

2c

2d

125

DP

Network Rail Franchise operator S-M

DP

LBH

PH

Network Rail

S-M

DP

LBH

PM-H

Network Rail Franchise operator H-M

DP

LBH Network Rail TfL

PM-H

4. Areas of Change Delivery of proposed initiative No.

Proposed initiative

2e

In the event that action 2d recommends improvements to the depot, the design should consider how direct access can be secured to the Marsh Lane area to promote utilisation of this area (see action 1 above).

3

Improve access into the Lee Valley Regional Park

3a

Undertake a joint feasibility study with LVRP Authority (LVRPA) to identify new access points and improvements required at existing access points and surrounding environs to increase accessibility of the LVRP. The feasibility study should also examine the potential for enhanced visitor facilities at Stonebridge Lock.

3b

Establish an agreement with LVRPA to deliver the findings of the joint feasibility study.

Type

Priority

Delivery mechanism

Responsibility

Cost

S

H-M

DP

LBH

SM

TfL Crossrail 2 Network Rail

S

H-M

DP

LBH

SL

LVRPA

M/D

H-M

SL PL-M

LBH

SL-M

M

Consider provision of facilities at Stonebridge Lock as a permanent location for occupiers such as Navy Training Corps (potentially linked to existing TS Beaver unit operating from Philip Lane), Sea Scouts (potentially linked to existing TS Wizard and TS Plymouth operating respectively from Advent Way and White Hart Lane), rowing/canoeing clubs, angling clubs; and establish stronger ties to Tottenham communities.

M

Work with LVRPA to establish the feasibility for enhanced visitor facilities at Stonebridge Lock.

S

3f

Work with LVRPA to identify not-for-profit organisations to own, run and maintain any visitor facilities.

S

M

DP

3g

For improvements required to public realm outside of LVRPA ownership identify a funding mechanism to deliver these works.

D

M

-

3h

LVRP is Metropolitan Open Land so consideration should be given to planning policy interventions and evidence base required to support development of visitor facilities within the Park.

P

M

-

LBH

SL

4

Deliver housing estate renewal and new homes

4a

Engage with local communities and stakeholders to understand ambitions for improvements and regeneration in the area. This will inform the development of a programme for estate renewal to improve quality, deliver new tenures and increase the supply of housing. Implement the programme with clear consultation setting out the changes for tenants, including a phased decant strategy.

D

M

JV/DA

LBH

PH

4b

Establish standards for estate renewal to control the quality of development, including requirements where feasible to link into the ULV Heat Network.

P

M

4c

Identify development partners for estate renewal and establish agreement on mechanism for delivering redevelopment.

D

M

3d

3e

DP

LBH LVRPA

Develop a programme to increase the use and involvement of the LVRP by Tottenham communities. This could include involvement in several activities, e.g. maintenance, as custodians, tree planting, allotments/community orchards development and recreational uses.

3c

H-M

DP

LVRPA

H-M

H-M

DP

DP

LBH

SL

LVRPA

PL

LBH

SL

LVRPA LBH

PL

LBH

PL-M

LVRPA

RPs Developer(s)

JV/DA

LBH

SL

LBH

PH

RPs Developer

5

Improve quality of schools within Northumberland Park

5a

Establish a Schools Estate Improvement Plan, which sets out measures to improve the quality of the educational offer within the area.

M/D

H-M

DP

LBH

SL PM-H

6

Deliver Upper Lee Valley Heat Network infrastructure

6a

Continue to work with GLA and partners to deliver the ULV Heat Network.

D

6b

Ensure that planning policy supports connection to the Upper Lee Valley Heat Network in line with the energy hierarchy set out in the London Plan. Specific policies should be included within the Development Management policies DPD to address this.

Policies should also be provided on payment to be levied if energy requirements are not met on-site, to ensure that funding remains available for construction of the heat network.

P

7

Improving workspace within Northumberland Park

H H-M

DP

LBH

JV/DA

GLA LBH

PM-H SL

126

Tottenham Physical Development Framework: Northumberland Park

Delivery of proposed initiative

No.

Proposed initiative

Type

Priority

Delivery mechanism

7a

Identify potential site for re-location of CHENEL building faculty, currently located at Tottenham Green. Potentially link to action 1, subject to focus of higher education investment.

S/D

H-M

JV/DA

LBH

SL

IAD

CHENEL

DM

7b

Retain existing employment uses at Brantwood Trading Estate.

Develop policy to promote renewal of the estate over time on a piecemeal basis, potential for higher density enterprise space of a range of sizes and specifications.

M/P

L

LBH

SL

7c

Retain existing employment uses at Garman Industrial Estate and Leeside Industrial Estate and support proposals for employment uses.

M

L

LBH

SL

7d

Subject to the findings of HRW action 3, identify possible sites in Northumberland Park industrial areas for relocation of any businesses displaced from the HRW masterplan area.

M/D

L

LBH

SL

Identify location and develop business case for development of LEGI-type high-density B1/B2 facility as example project and to enable relocation of any businesses displaced from the HRW masterplan area.

D

JV/DA

LBH

SL

IAD

GLA

7f

Develop and implement a comprehensive enterprise development strategy for Tottenham, including a range of tailored business support, in conjunction with 639 High Road as well as other providers

M

H

DP

LBH

SL

7g

Implement a business mentoring programme to aid development of the range of skills required to support successful independent businesses. Consider opportunities to link to high profile individuals who would proactively support initiatives and raise the profile of Tottenham as a place to do business.

M

H-M

DP

LBH

SL

Develop a programme for, implement and promote ‘made in Tottenham’ events to support micro businesses and SMEs. Events to include networking, mentoring access, training, lectures/talks, promotional/direct sales events (e.g. winter fair).

Consider links to promotion of retail activities.

M

7i

Proactive marketing of Tottenham to/with relevant institutions and business agencies to ensure the area is actively considered as a location for business investment.

M

H-M

DP

LBH

SL

7j

Work with the town centre manager to utilise empty retail units and 639 High Road as showcases for local businesses on a temporary basis.

M

H

DP

LBH

SL

7k

Develop and maintain a database listing available premises in Employment Areas. This could then be used as a tool to identify suitable accommodation for new/fledging businesses.

M

H

DP

LBH

SL

7l

Establish and develop a proactive forum for a diverse range of successful SME business space operators to coordinate activities across Tottenham e.g. early engagement around development opportunities

M

H

DP

LBH

SL

PI

GLA

Develop an apprentice programme with existing local businesses and the National Apprenticeship Service, or link with local apprenticeships’ providers to promote their offer.

M

DP

LBH

SL

7n

Update S106 SPD or revise emerging CIL to require all major commercial developments to provide apprenticeship opportunities during construction and operation.

P

H-M

-

LBH

SL

7o

Review the policy implemented by LB Islington to promote delivery of affordable workspace including subsidised rents as part of commercial workspace developments. Subject to findings consider development of a LB Haringey policy that requires provision of affordable workspace as a component of any major commercial development. Note the aim would be to capitalise on the possible commercial opportunities that will arise in coming years.

P

H-M

-

LBH

SL

8

Northumberland Park Area Action Plan

8a

Commission, develop, consult on and adopt and Area Action Plan for the area, potentially to include the HRW area too.

P

H-M

DP

LBH

SL-M

9

Marsh Lane relocation site

9a

Identify potential site for re-location of CHENEL building faculty, currently located at Tottenham Green. Potentially link to 1, subject to focus of higher education investment.

D

H-M

JV/DA

LBH

SL

7e

7h

7m

JV/DA

Responsibility

Cost

IAD H-M

Job Centre

H

DP

LBH

SL

639 High Rd

H-M

PI

CHENEL

The existing facility is based at the main campus at Tottenham Green and could be redeveloped as part of the Asset Plan for Tottenham Green. This would release capital for the College to facilitate further development in education in Tottenham.

10 127 10a

Brantwood and Garman Industrial Estates Retain and promote existing employment uses. Policy to promote renewal of the estates over time on a piecemeal basis, potential for higher density enterprise space of a range of sizes and specifications.

P/M

H-L

-

LBH

SL

4. Areas of Change Delivery of proposed initiative No.

Proposed initiative

Type

Priority

Delivery mechanism

Responsibility

Cost

10b

Deliver long term redevelopment of employment uses at Garman Road to provide a mix of industrial and workspace accommodation based on current market demand. Any redevelopment should be based on evidence that demonstrates that the subsequent cost of premises (excluding subsidy) would not restrict occupation.

P/M

L

-

LBH

SL

10c

Identification of potential relocation sites for any businesses that would be displaced by from the HRW masterplan area or other developments in the Tottenham area. Note site specific proposals should be supported by a business relocation strategy to explore options, including costings and that the selected options should demonstrate value for money.

M

L

JV/DA

LBH

SM-H

10d

Identify location and develop business case for development of LEGI-type high-density B1/B2 facility as example project and to enable relocation of any businesses displaced by from the HRW masterplan area.

S

H-M

DP

LBH

SL

GLA

128

4.5 Tottenham Hale

DRAFT

Tottenham Physical Development Framework: Tottenham Hale

A Plan for Tottenham Hale: the commercial interchange for North London

Tottenham Hale is a key area of change in Tottenham, analogous in many respects to Stratford City in East London. It is expected to become a designated District Centre by 2025 and should be promoted as an international transport hub supported by significant investment in public transport. This will build on development already underway at Hale Village as well as capitalise on significant planned investment in transport infrastructure. This investment includes: •

• • •

• •

Completion of the Tottenham Hale Gyratory, new bus station and public square at Tottenham Hale Station. This work is scheduled to be completed in by the end of 2014; Redevelopment of Tottenham Hale Station; West Anglia mainline Stratford to Angel Road upgrade; The level of investment commitments will continue to grow developer confidence in Tottenham Hale as the commercial interchange for North London. Other factors that may influence this include: potential Crossrail 2 station; and Stansted Express rail connection and potential airport expansion.

Interventions in Tottenham Hale will continue to support the aspirations set out in the Tottenham Hale Urban Masterplan Supplementary Planning Document (2006) as well as the emerging Site Allocations Document. Details of the review of the SPD and proposed refresh are contained in Appendix B. This refresh will inform the Site Allocations Document. The short term focus is therefore on: •

Delivery of existing/committed investment at Hale Village and Tottenham Hale Station;

•

Delivery of high quality public realm and streetscape improvements through the Gyratory works, including a new public square;

•

131

Using the emerging Site Allocations Document to provide a clear framework for the key development sites, ensuring the building blocks of the District Centre are in place;

•

Delivery of key development sites including Hale Wharf, Welbourne Centre and the Island Site to support the designation of a District Centre;

•

Improving the employment offer along Ashley Road;

•

Providing a new through school to support both existing residents and the expected residential growth; and

•

Upgrading West Anglia mainline and Crossrail 2 further.

The long term redevelopment vision for Tottenham Hale Retail Park includes a shift away from ‘big box’ retail towards a town centre offer that creates a more vibrant evening economy and includes town centre uses such as restaurants, cafes, hotels, workspaces and some residential. Capturing the benefits of interchange will be dependent links to the wider offer around the station.

As part of the regeneration aspirations a level of employment land should be retained in the area in conjunction with a step change in the employment profile delivered through increased accessibility and profile as a major interchange. Maintaining and enhancing existing industrial employment land on Millmead and Lockwood Estates will facilitate relocation requirements from redevelopments elsewhere in Tottenham as well as maintaining the area’s flexibility to respond to ongoing changes in employment demand. Achievement of the aspirations for this area will happen incrementally and over a sustained period. Given this context, in the short term the focus should be on organic growth and renewal and in the long term to a more mixed development scenario.

South Tottenham will continue to provide a mixed employment led offer with organic improvement as well as specific interventions to provide upgraded workspaces, some live/work units, and management and hub facilities to support the growth of an emerging creative quarter around Fountayne Road.

4. Areas of Change

Towards Markfield Road to the west there may be opportunity for new residential development adjacent to existing community amenities such as schools and small areas of residential infill.

East of the railway lines significant investment has been made in residential development at Hale Village and emerging proposals for Hale Wharf continue to optimise the benefits of fantastic transport accessibility with a waterfront location. The amenity of the Lee Valley Regional Park (LVRP) is a key factor in Totttenham Hale’s capacity for large scale residential development and development around Tottenham Hale should be seen as park of the wider link between the LVRP and the enhanced cultural offer at Tottenham Green. The medium and longer term focus will be on: •

Delivery of key development sites including Ashley Road South, South Tottenham Industrial Estates and Tottenham Hale Over Station Development to further enhance the designation of a District Centre;

•

Delivery of the ‘Green Link’ between Tottenham High Road, Tottenham Hale and into Walthamstow Wetlands beyond;

•

Enhancing the retail offer at Tottenham Hale Retail Park to create a retail core; and

•

Upgrading West Anglia mainline and Crossrail 2.

Scale of Change The aspiration for Tottenham Hale includes: •

Designation as a District Centre;

•

Construction of around 5,000 homes with a mix of tenure and unit sizes, including re-provision of existing Council homes;

•

Creation of up to 4,000 jobs including new B1 offices around Tottenham Hale Station, and an increase in the proportion of creative industries, light industrial, retail and associated food and beverage uses in the area;

•

Provision of significant new public open space at Tottenham Hale station;and

•

Improved pedestrian and cycle accessibility and visitor amenity in the Lee Valley Regional Park with improved connections between the High Road, Tottenham Green, Down Lane Park and Tottenham Hale Station Square.

OPEN SPACE

RESIDENTIAL & EMPLOYMENT

CULTURE & EDUCATION

N CENTR E OW

ES US

Longer term interventions are likely to be influenced by a number of factors including the review of future airport capacity by the Airports Commission, which is due to submit a final report by summer 2015; and the conclusions of work currently being undertaken by LB Haringey on its approach to strategic employment land designations and skills and enterprise strategies. Stansted Airport expansion will create significant employment growth and support ambitions to make north Tottenham a potential employment hub in the London– StanstedCambridge corridor

T

RESIDENTIAL

TRANSPORT HUB

OPEN SPACE

OPEN SPACE

RETAIL

RESIDENTIAL & EMPLOYMENT

Figure 4.5.1 Concept Plan

132

Tottenham Physical Development Framework: Tottenham Hale

Characterisation of Tottenham Hale Tottenham Hale is anchored by Tottenham Hale Station. The station has the best public transport accessibility in the Upper Lee Valley with a significant interchange between local buses, the Victoria Line and National Rail trains into London Liverpool Street and Stratford and north to Stansted, Cheshunt and Cambridge. Planned investment in the transport infrastructure will further improve the transport links.

The area benefits from excellent road access with direct access via Watermead Way to the A406 and Forest Road to the north east. However, the area is currently dissected by a one-way road system – ‘the gyratory’. TfL is currently implementing improvements to the gyratory to make it two-way, improve the pedestrian/cyclist experience and improve the setting of the area.

This includes:

To the east of the rail line is the near complete Hale Village with 1,176 homes, 1218 units of student accommodation, office, retail, health and community facilities. To the east of this is the Lee Navigation, Hale Wharf and a small business community on the canal. To the east of the Lee Navigation is Hale Wharf and a small business community on the canal.

•

Building a bigger and better bus station at Tottenham Hale;

•

Installing more cycle parking at Tottenham and Seven Sisters stations and other key points in the area;

•

Creating more crossing points for pedestrians and cyclists and improving existing ones with tactile paving and audible signals;

•

Improving the look and feel of the area with mature trees, new seating and upgraded street lighting;

North west of Tottenham Hale Station is the Ashley Road area which comprises a light industrial estate leading to the Techno Park, a purpose built office development and Down Lane Park which includes tennis courts and a children’s centre. The Park is used by local schools for physical education classes. To the north of Ashley Road is Ashley Road Waste Depot with Victorian housing beyond.

•

Creating a new public square outside Tottenham Hale station;

•

Improving the setting of the Tottenham High Cross;

•

Reducing the impact of traffic on Broad Lane with a 20mph speed limit and more crossing points;

Tottenham Hale extends west along Monument Way to incorporate the High Cross, Chesnut and Colsterworth housing estates. The area includes Tottenham Hale Retail Park and South Tottenham industrial area (Fountayne Road and Markfield Road Estates) with Markfield Park forming the southern boundary. This area also includes the Rangemoor Road industrial area. The retail park contains the majority of multiple retailers within the Tottenham area, which comprises mainly bulky good retailers although the newer development space includes more variety including Costa Coffee, Boots and Next. The industrial area includes a mix of uses including offices and live work accommodation for artist residences and creative industries.

•

Introducing two-way traffic on the High Road, Monument Way and Broad Lane;

•

Improving how bus routes operate in the area and where bus stops are located;

•

Improving interchange at Tottenham Hale and Seven Sisters stations between bus services, the Victoria Line and National Rail services; and

•

These works have been taken into consideration in development of proposals for this area.

North of Hale Village are the Millmead and Lockwood Industrial Estates which are designated in the London Plan as Strategic Industrial Land, as well as the Lee Valley Regional Park and an area of allotments which are both in the Green Belt.

133

4. Areas of Change

1

2

3

4

5

6

7

8

1.

Lee Navigation

2.

Tottenham Hale Retail Park

3.

Ashley Road

4.

Fountayne Road

5.

Monument Way

6.

Tottenham Hale station/Hale Village

7.

The ‘Island’ sites

8.

Welbourne Centre 134

Tottenham Physical Development Framework: Tottenham Hale

Opportunities and Constraints

Existing opportunities and constraints have informed the changes proposed within the area.

They are not presented in any particular order.

Opportunities 1. Use of LB Haringey powers to deliver Station Square West and associated regeneration benefits.

2. Public transport investment including the gyratory improvements, Tottenham Hale Station redevelopment, West Anglia mainline Stratford to Angel Road upgrade and potential Crossrail 2 station development will further enhance accessibility for this area.

3. Proximity to the Wathamstow Wetlands and Lee Valley Regional Park, which is Metropolitan Open Land and one of the largest open spaces in London.

4. Significantly enhance use of the Lee Navigation through a range of initiatives which could include residential boat moorings or enhanced visitor facilities.

5. Gyratory removal underway on Monument Way, Broad Lane etc to improve pedestrian and cycle movements and connection to Tottenham Green.

6. The retail offer at Tottenham Hale Retail Park makes up the bulk of spending in the area. The retail offer should be expanded and diversified to move away from primarily bulky goods to provide convenience and fashion retail as well as a daytime cafe culture and a night time economy.

7. The â&#x20AC;&#x2DC;island sitesâ&#x20AC;&#x2122; currently have a limited offer primarily focussed on fast food and low grade employment and there is opportunity for redevelopment to enhance the environment to Station Square.

8. The Techno Park is under occupied â&#x20AC;&#x201C; opportunity to maximise the use of this asset for businesses or for major investment in 135

social infrastructure such as education. Berol House also presents an opportunity site.

9. Good strategic road links via Watermead Way providing easy access to Forest Road and the A406 North Circular.

10. Potential expansion of Stansted could put Tottenham Hale at the nexus of the Cambridge-Stansted-London corridor with associated development opportunities.

Opportunities and constraints 11. Limited access to open space and the area is identified as being deficient in open space.

Opportunities exist to increase the provision of and to enhance the quality of existing open space.

12. Significant amount of employment land within the area which is protected by London Plan as strategic industrial land, making redevelopment of these areas for non-employment uses challenging. The designation also offers the potential to retain and grow local jobs within Tottenham and support the wealth of existing local businesses.

Constraints 13. Access to the retail park for pedestrians is secondary to vehicular access.

14. A waste vehicle depot restricts north south movements.

15. Watermead Way and the railway lines run through the area. Whilst providing good north-south links they also form a significant physical barrier resulting in severance and constrain future development on adjacent plots of land.

16. The area is subject to flood risk and falls into the Environment Agency Flood Zone 2. All new development proposals must incorporate suitable flood mitigation measures.

Figure 4.5.2 Constraints and Opportunities

4. Areas of Change

10 14

on

DEA 11

eN a

Park

Lee Valley Regional Park

12

ati

Wate rm

Down Lane

3

vig

11

ead W ay

8

9 15

Le

8 DEA 15

nu Mo

m

y Wa ent

5

2

4

7 1

14

Broad Lane

13

Tottenham Hale Station

Retail Park 6

12 DEA 14

18

DEA 22

Flood Z

12

Designated Employment Area Gyratory Improvements

Flood Zone

Floods area based on http://www.environment-agency.gov.uk/ 136

Tottenham Physical Development Framework: Tottenham Hale

Public Sector Assets

Other land holdings

LB Haringey and other public sector agencies should, where possible, commit their assets to delivering change and regeneration in the area.

This has the ability to demonstrate confidence in investment and to attract further private and third sector investment Assets in public sector ownership can be used to effect change in the area. They can be used to kick start delivery of proposals where there are no or limited third party interests and where the private sector is not forthcoming; or they can be used in partnership with private sector assets for the identified interventions.

The Lee Valley Regional Park Authority owns the areas of open space located in the north-east of the Tottenham Hale area, noting that the area to the north of Hale Village is within the Park area. Additionally TfL owns Tottenham Hale Station and the station car park site.

LB Haringey owns land in the Tottenham Hale area comprising housing estates, community infrastructure and industrial properties as illustrated in Figure 4.5.3. The LB Haringey sector assets are:

Ref.

Asset

Existing Use

TH1

Park View Road Depot

Employment

TH2

Park View Road HWRC

Employment

TH3

Techno Park, Ashley Road

Employment

TH4

7 Ashley Road

Employment

TH5

Down Lane Park

Open space

TH6

Hale Road terraced housing

Housing

TH7

Yard, 2-10 Markfield Road

Employment

TH8

Rainbow Works, Markfield Road

Employment

TH9

Constable Close

Employment

TH10

Constable Close

Employment

TH11

Welbourne Primary School

Education

TH12

Hale Gardens housing

Housing

TH13

The Paddock Community Nature Park

Open space

TH14

Welbourne Centre

Civic/community

Table 4.5.1 LB Haringey Assets at Tottenham Hale

Figure 4.5.3LB Haringey Assets at Tottenham Hale

137

4. Areas of Change

2

1

5 3

14

11

6

4

12 13

7 8 9

10

138

Tottenham Physical Development Framework: Tottenham Hale

First Steps to 2025

Ongoing Initiatives Ongoing initiatives in Tottenham Hale include:

•

Develop a programme to increase the use and involvement of Tottenham’s communities in the Park; and

•

Examine the feasibility for greater use of the Lee Navigation for leisure purposes.

•

Tottenham Hale Station redevelopment;

•

West Anglia Mainline Stratford to Angel Road upgrade;

Short to Medium Term Priorities

•

Gyratory scheme including a new bus interchange at Tottenham Hale station, two-way traffic movement along Monument Way and Broad Lane, pedestrian streetscape and cycle improvements;

In the short to medium term the following will be a focus to deliver further regenerative benefits to the area and to stimulate private sector investment that will deliver further improvements to Tottenham Hale.

•

Completion of the final phases of Hale Village;

•

•

Development proposals for Hale Wharf; and

•

Preparation of a development brief for key sites around Tottenham Hale.

Delivery of the second wave of key development sites including Ashley Road South, Tottenham Hale Over Station Development and South Tottenham Industrial Estates;

•

Continue to promote South Tottenham as an employment location, retaining buildings of architectural merit and seek to improve the wider estate to retain jobs and to attract new occupiers to make this an employment hub that maximises benefits from wider regeneration and growth in Tottenham Hale;

•

Improve the quality of the environment at Ashley Road and the Techno Park through measures including streetscape improvements;

•

Promote and enhance east-west connections between Tottenham Hale and Tottenham Green, including Monument Way and the ‘green link’ on Chesnut Walk to Hale Wharf and beyond;

•

Enhance and expand the retail offer to support the emerging District Centre through a range of initiatives including:

•

Encouraging diversification of the retail offer including both national chains and high quality local independent traders;

•

Development of a night time economy and day time cafe culture to support both the residential and business communities;

•

Encouraging complimentary town centre uses to provide a wide range of services to support both the residential and business communities; and

•

Provision of a high quality, safe and secure environment.

Immediate Priorities In the short term, the following physical priorities have been identified to deliver regeneration of the area. These projects have been agreed as priority projects and greater detail is provided for these projects in the Action Plan overleaf: •

•

Provide a updated planning policy framework with clear guidance on key development sites through the emerging Site Allocations Document; Secure the redevelopment opportunity of major sites, such as the ‘island sites’ opposite Tottenham Hale Station and the Welbourne Centre, so that they form an extension to and enhance the improvements proposed for Tottenham Hale Station Square;

•

Deliver Tottenham Hale Station and Interchange redevelopment;

•

Open a new through school in the area;

•

Development of a joint feasibility study with Lee Valley Regional Park Authority to:

•

Identify new access points and the improvements required at existing access points and surrounding environs to increase accessibility of the Lee Valley Regional Park;

139

4. Areas of Change

New school Streetscape improvements Support residential development â&#x20AC;&#x153;Islandâ&#x20AC;? site redevelopment New station redevelopment Reinforce residential edge to Monument way

Enhance and expand the retail offer

Encourage complimentary town centre uses Enhance link to the Lee Valley Park

Upgrade schools

Support and manage creative quarter

Link to Tottenham Green

Figure 4.5.4Short to Medium Term Priorities

140

Fawcett Court

R C

Tottenham Physical Development Framework

Longer Term Options

P

Q

R

S

T

Set out below are a number of longer term options beyond 2025 There is potential for significant change within Tottenham Hale in the long term. This could include the following options: Broadwater Farm • Significant residential development within the area including at the following locations: •

• IT

•

LEGEND IT

Bruce Grove

Key Open Spaces Key Ongoing Projects Existing Key Buildings Opportunities:

Meridian Water

Potential Housing Improvements

Alongside the Lee Valley, capitalising the attractiveness and desirability of a waterside location;

Residential/ mixed use Retail/ mixed use New institutional facility Upgrade of employment areas Regeneration of residential core

At Ashley Road, assuming that the nature of employment space at this location changes from industrial to office/light industrial uses; Above units in the retail park as part of a long term strategy to activate and enhance the offer at this location;

IT Cloud

K

Ree Roa

Knowledge Growth Zone Culture Zone Sports & Leisure Area

BE

Business & Exchange Primary Retail Centres Asset Management Programmes

IT

Existing Bus Garage Tube Station Overground Station Rail Station Station Improvements

Garman Estate

•

•

K Marsh Lane

•

Along Monument Way, building on estate renewal opportunities to intensify housing provision in this area.

Enhancing the employment offer at Ashley Road both in terms of improving the quality of the existing accommodation and changing the type of accommodation to reflect changing market demands for workspace; Provide new primary and secondary schools to meet increased demand for such facilities; and

Bus Station West Anglia mainline upgrades

High Road Key roads Strategic green routes Gyratory Improvement Scheme (2012 - 2014) Existing schools Refurbished schools New Schools New Rail Crossing Existing Rail Crossing Potential Rail Crossing New River/Canal Crossing Existing Areas of Key Open Spaces

•

Stonebridge Rail infrastructure improvements to enhance Lock capacity of services, accessibility to/from area and further promote Tottenham as a place to invest, to include further upgrades to the West Anglia mainline and Crossrail 2 station interchange at Tottenham Hale.

Ch Es

Existing Rail / Overground

Existing Water Bodies Existing Canals and Rivers

Saltram Close

Figure 4.5.5

141

PDF End State scenario beyond 2025: Tottenham Hale

Rheola Close DRAFT 3

IT Millmead

ed ad

Ashl e Tech y Road no P ark

Lockwood

hesnut state

Hale Village

Hale Wharf

Tottenham Hale

BE The Paddock Tottenham Hale Retail Park

142

Fountayne Estate

Tottenham Physical Development Framework: Tottenham Hale

143

4. Areas of Change

Tottenham Hale

Action Plan

144

Tottenham Physical Development Framework: Tottenham Hale Delivery of proposed initiative Type

Priority

Delivery mechanism

Responsibility

Cost

Prepare planning brief to look at the design of ‘island sites’ and how this relates to the improvements to station square.

S

H

DP

LBH

SL

1b

Identify landowners and enter into agreement for land purchase or joint venture.

D

H

-

LBH

PL

1c

Appoint a dedicated public sector development manager to bring together the development brief(s) and sites and to coordinate delivery of the redevelopment with a development partner

M

H-M

DP

LBH/GLA

PL

1d

Identify development partners for island sites and establish agreement on mechanism for delivering redevelopment.

D

H-M

DP

LBH

PM-H

1e

Ashley Road South and Island site (Watermead Business Centre and Image House) – work with landowners/operators in short term to explore potential for creative meanwhile use of vacant units.

M/D

H

DP/PI

LBH/Owners

PL

2

Deliver Tottenham Hale Station and Interchange redevelopment

2a

Complete design and feasibility work and deliver improvements to Tottenham Hale station including improved stations access, new station square, new bus station, over station development.

S/D

H-M

DP

LBH, TfL, GLA

SM

No.

Proposed initiative

1

Redevelopment of the ‘island sites’

1a

Network Rail

PH

Franchise operator 3

Provide a new through school

3a

Work with an education provider (LB Haringey or free school) to deliver a new secondary free school in the Tottenham Hale area.

D

3b

Identify development partners for schools and establish agreement on mechanism for delivering development.

D

M-L

DP

3c

Identify potentially suitable sites and work with provider to develop detailed plans and complete required surveys.

D

H-M

DP/PI

3d

Identify appropriate planning policy interventions to safeguard locations for through school. This could include allocation of sites in the Site Allocations DPD.

P

M

-

LBH

SL

4

Reprovide the Welbourne Centre

4a

Prepare planning brief set out parameters for reprovision of the Welbourne Centre and how this relates to Station Square West and the gyratory improvements.

S

H

DP

LBH

SL

4b

Appoint a dedicated public sector development manager to bring together the development brief(s) and to coordinate delivery of the redevelopment with a development partner.

M

H-M

DP

LBH/GLA

PL

4c

Identify development partners for Welbourne Centre and establish agreement on mechanism for delivering redevelopment.

D

H-M

DP

LBH

PM-H

4d

Consider setting up and running an architectural competition for the site to select a design team to develop detailed site proposals for a planning application. Any competition proposals should be developed within the framework established by the planning brief.

S

H-M

JV/DA

LBH

SM

4e

Work with local social enterprises and third sector to identify potential occupiers/users for the Welbourne Centre.

S

H-M

JV/DA

LBH

SL

5

Improve access to Lee Valley Regional Park

5a

Undertake a joint feasibility study with Lee Valley Regional Park Authority to identify new access points and improvements required at existing access points and surrounding environs to increase accessibility of the Lee Valley Regional Park. The feasibility study should also examine the potential for new visitor facilities.

S

M

DP

LBH

SL

5b

5c

145

Establish an agreement with Lee Valley Regional Park Authority for them to deliver public realm improvement works identified as part of feasibility study on their land.

For improvements required to public realm outside of Lee Valley Regional Park identify a funding mechanism to deliver these works.

H-M

DP/PI

LBH

PH

Provider LBH

SL-M

LBH

SL-H

Provider

LVRPA

S/M

M

DP

LBH

SL

LVRPA S

M

-

LBH

SL

4. Areas of Change Delivery of proposed initiative No.

Proposed initiative

Type

Priority

Delivery mechanism

5d

Work with Lee Valley Regional Park Authority to identify non-forprofit organisations to own, run and maintain new visitor facilities.

S/M

M

DP

5e

LVRP is Metropolitan Open Land so consideration should be given to planning policy interventions and evidence base required to support development of visitor facilities within the Park, potentially as part of the Hale Wharf development.

P

M

-

LBH

SL

6

Enhance east-west connections with Tottenham Green

6a

Monitor gyratory improvements and review need for new crossings.

S

H-M

-

LBH

SL

6b

Develop initiatives to encourage more walking/cycling between the Hale and Tottenham Green, including:

M

M

DP/PI

LBH

PL

S

M

DP

LBH

SL

Responsibility

Cost

LBH

SL

LVRPA

an app to set out who is travelling when – perhaps linked to events; advertising events (e.g. markets on the Green) or promotions (shopping event or open air screening at retail park) at each location to encourage connectivity; provision of cycle parking at Green and Hale to encourage cycling; - work with Halls of residence at Hale Village to promote use of pedestrian link.

6c

Develop a programme of streetscape improvements to enhance the pedestrian link along Chesnut Walk, including clear signage/wayfinding, lighting, soft and hard landscaping. The improvements should be linked to a programme to encourage increased pedestrian use of the route.

PL

7

Undertake housing estate renewal

7a

Undertake study to identify priorities for estate renewal in the Monument Way area and establish an overall programme for delivery.

S

7b

Establish standards for estate renewal to control the quality of development, including requirements where feasible to link into the ULV Heat Network.

P

M

7c

Identify development partners for estate renewal and establish agreement on mechanism for delivering redevelopment.

D

M-L

8

M

DP

LBH

SL

-

LBH

SL

JV/DP

LBH

JV/DA

SL PH

South Tottenham employment offer Ashley Road The Council should work with landowners/operators in short term to explore potential for creative meanwhile use of vacant units to generate interim uses.

S/D

8b

Promote implementation of the Transforming Tottenham Hale SPD (as updated) to deliver new workspace north of the gyratory.

P/M

H-M

8c

Support proposals for further employment development of site to the east of Ashley Road to optimise employment floorspace in this area.

P

8d

In the interim (to 23c) support proposals for meanwhile uses of existing floorspace of the site to the east of Ashley Road, to promote area for affordable, accessible accommodation.

M

8a

H

DP/PI

LBH

SL

Owner

DL

DP/PI

LBH

SL

H-M

PI

LBH

SL

H-M

DP

LBH

SL

Owner

Rangemoor Road 8e

8f

Consider feasibility of Rangemoor Road for bus garage relocation.

In this scenario local relocation of existing occupiers should be provided to retain jobs in the local area.

S/D

Develop a ‘meanwhile’ proposition for Rangemoor Road to utilise this vacant site whilst the feasibility of bus garage relocation is considered. In this scenario the site should be utilised for micromanufacturing.

D

H

P

L

H-M

LBH

SL

TfL

PM-

Arriva

H

DP/PI

LBH

PL

-

LBH

SL

DP

Fountayne Road 8g

The southern extension of Fountayne Road (north/south orientation) has a number of live-work uses and anecdotally is home to creative sector occupiers. These uses appear to occupy on an informal basis. Policy should maintain its current approach to this in the short term.

Markfield Road

146

Tottenham Physical Development Framework: Tottenham Hale Delivery of proposed initiative No.

Proposed initiative

Type

Priority

Delivery mechanism

Responsibility

Cost

8h

Prepare development briefs and identify potential development partners for higher density redevelopment for employment and where appropriate some residential accommodation. Where any residential development is proposed the scheme must clearly demonstrate that there would be no net loss of jobs or employment floorspace.

P/D

M

JV/DA

LBH

SM

8i

Subject to availability and viability redevelop the current oil depot site (Council Land at Markfield Road/Broad Lane) to provide employment workspace.

D

M-H

JV/DA

LBH

PMH

Tottenham Hale workspace offer 8j

Proactive attraction/development of partnership to attract practice-led innovation and institution investment in the area: develop partnerships with micro-manufacturing institution to strengthen knowledge base and image of area as hub for innovative making industry in conjunction with learning and employability programme, using Council assets where possible.

M

H

DP

LBH

SL

8k

The Council should develop a collaborative, proactive area vision as a basis for long term stewardship aiming for both a net increase in employment space and density alongside potential housing intensification. In order to achieve this it should deploy active area management joining up planning, property and enterprise development objectives. With regards to forthcoming planning applications, the Council should engage proactively with future operators of workspaces to ensure that any workspace created as part of planning agreements is of the right quality and specification for users and gets developed beyond shell & core.

P

H

DP

LBH

SL

8l

Support proposals for development of micro-manufacturing in this area.

D

H-M

DP

LBH

PL-

Management forum

M

8m

Develop an area vision to promote creative sector occupiers.

S/P

H-M

-

LBH

8n

Promote the Tottenham Hale area for SME scale employment, including possible relocation from other regeneration sites.

P

H-M

-

LBH

SL

8o

Consider the future role of designated SIL in Tottenham Hale as part of the programmed London Plan review and implement outcomes as appropriate.

P

H-M

-

LBH

SL

8p

Develop and implement a comprehensive enterprise development strategy for Tottenham (in line with the suggestions set out at 5.1.4), including a targeted approach to thickening the institutional network in Tottenham and promoting a range of tailored business support, in conjunction with 639 High Road as well as other providers.

M

H

DP

8q

Implement a business mentoring programme to aid development of the range of skills required to support successful independent businesses. Consider opportunities to link to high profile individuals who would proactively support initiatives and raise the profile of Tottenham as a place to do business.

M

H-M

DP

Develop a programme for, implement and promote â&#x20AC;&#x2DC;made in Tottenhamâ&#x20AC;&#x2122; events to support micro businesses and SMEs. Events to include networking, mentoring access, training, lectures/talks and promotional/direct sales events (e.g. winter fair). Consider links to promotion of retail activities.

M

8s

Proactively market Tottenham to/with relevant institutions and business agencies to ensure the area is actively considered as a location for business investment.

M

H-M

DP

LBH

SL

8t

Work with the town centre manager to utilise empty retail units as showcases for local businesses on a temporary basis.

M

H

DP

LBH

SL

8u

Develop and maintain a database listing available premises in Employment Areas. This could then be used as a tool to identify suitable accommodation for new/fledging businesses.

M

H

DP

LBH

SL

8v

Establish and develop a proactive forum for a diverse range of successful SME business space operators to coordinate activities across Tottenham e.g. early engagement around development opportunities.

M

H

DP

LBH / GLA

SL

8w

Develop an apprentice programme with existing local businesses and the National Apprenticeship Service; or link with local apprenticeshipsâ&#x20AC;&#x2122; providers to promote their offer.

M

H-M

DP

LBH

SL

8r

147

GLA LBH

SL

LBH

SL

Job Centre

H

DP

LBH

SL

639 High Rd

NAS

Delivery of proposed initiative Type

Priority

Delivery mechanism

Responsibility

Cost

Update S106 SPD or revise emerging CIL to require all major commercial developments to provide apprenticeship opportunities during construction and operation.

P

H-M

-

LBH

SL

Review the policy implemented by LB Islington to promote delivery of affordable workspace including subsidised rents as part of commercial workspace developments. Subject to findings consider development of a LB Haringey policy that requires provision of affordable workspace as a component of any major commercial development. Note the aim would be to capitalise on the possible commercial opportunities that will arise in coming years.

P

H-M

-

LBH

SL

No.

Proposed initiative

8x

8y

4. Areas of Change

9

Improve quality of retail offer within Tottenham Hale

9a

Development of tenant mix strategy at the retail park in conjunction with owner to diversify retail offering.

M

M-L

DP/PI

LBH/Hermes

SL

9b

When units are vacant agree a strategy with landowners for enhancing shop frontages and/or temporary use, so that they don’t seem empty. An initiative could be developed for example with Central St Martin’s to show case student work or provide locations for a programme of interactive events. Alternatively, a mechanism could be established for identifying use by young people – refer to young people interventions.

M

M

DP/PI

LBH/Hermes

PL

9c

Establish a programme of evening events in the car park within the retail park. This could include evening food markets or open air events.

M

H

DP/PI

LBH/Hermes

PL

9d

Consider the policy designation of the retail park and wider Tottenham Hale area and whether it should be designated as a District Centre. Note the priority is considered to be medium, but this could be accelerated if necessary to align with the Local Plan preparation timetable.

P

M

-

LBH

SL

10

Improve the quality of the environment at Ashley Road

10a

Deliver improvements to the streetscape to improve street lighting, signage, natural surveillance, perception of personal safety.

D

H

DP

LBH

PL

10b

Ashley Road East Side –Long term potential for further small to medium scale office and workspace development led by private sector landowners. Over the longer term, and depending on the major infrastructure changes e.g. enhanced status of Stansted Airport, CrossRail 2 etc more comprehensive redevelopment may become viable.

S/D

H-M

JV/DA

LBH/Owners

PL

Ashley Road west side – potential change of use from existing employment uses to new residential development surrounding Down Lane Park, though with element of appropriate workspace on ground / first floors.

S/D

LBH/Owners

PL

10c

PI

M/L

JV/DA PI

11

Enhance schools/education offer

11a

Establish a Schools Estate Improvement Plan, which sets out measures to improve the quality of the educational offer within the area.

M

H-M

DP

LBH

SL

11b

Commission a study to assess the future need for new schools in this area and identify suitable sites for future needs.

S

M

DP

LBH

SL

11c

Identify appropriate planning policy interventions to safeguard locations for future schools. This could include allocation of sites in the Site Allocations DPD.

P

M

-

LBH

SL

11d

Identify development partners for schools and establish agreement on mechanism for delivering development.

D

M-L

-

LBH

PH

12

Techno Park improvements

12a

Complete a review of leasing, management and marketing.

Address any findings to enhance the workspace offer at this site.

S

H

DP

LBH

SL

12b

If required, implement a refurbishment/minor physical reconfiguration strategy to make the accommodation more competitive.

S

H

DP

LBH

SL

12c

Appoint a team to proactively market the property to maximise occupation and return to LBH.

D

H

DP

LBH

PL-M

12d

Explore potential for expansion of on-site nursery facility. or alternative eductaion facility

S

H-M

PI

LBH

SL

13

Deliver new housing

13a

Bring forward site proposals for land to the west of Ashley Road.

Education provider

P

H-M

DP

LBH

JV/DA

Owner

SL 148

Tottenham Physical Development Framework : Tottenham Hale Delivery of proposed initiative Type

Priority

Delivery mechanism

Responsibility

Cost

Continue discussions with Hermes to understand timescales and proposals for incorporating residential development within the retail park.

M

L

-

LBH

SL

13c

Where the Council has land along Monument Way which could be suitable for housing identify development partners and establish an agreement for delivering redevelopment to provide additional housing.

D

M-L

-

LBH

SL

14

Monitor Davies Commission

14a

The outputs from the Davies Commission will determine where new strategic airport capacity will be located. The Commission should be monitored to establish likelihood of Stansted being identified as the front runner. Where appropriate LBH should contribute to the Commission. The PDF should be reviewed in light of the Commissionâ&#x20AC;&#x2122;s findings.

S

H-M

-

LBH

SL

15

Reconfigure waste depot

15a

Identify site for relocation of HWRC and implement.

S/D

M

JV/DA

No.

Proposed initiative

13b

Release HWRC site for redevelopment, this should allow for north/south permeability.

15b

Investigate options to rationalise utilisation of waste depot site; either through improved operations or through partial relocation of facilities to an alternative site. Any study should fully explore all site constraints that arise from its current use so the costs of redevelopment can be fully assessed.

Subject to findings release part of site for redevelopment, this should allow for north/south permeability. Redevelopment could include residential and/or a school.

149

S/D

M

JV/DAt

LBH

SL

NLWA

PM

LBH

SL-M

Veolia (operator)

PM-H

Appendices

Appendix Steering Group

A 150

Tottenham Physical Development Framework: Tottenham Hale

Client Steering Group and Project Team 2012-13

LB Haringey

Arup Team Arup Jerome Frost Malcolm Smith Nicola White Sophie Camburn Richard Higgins Peter Neckelmann Ed Arthur John Daley Sogol Ayazi Chloe Salisbury

GLA/Design for London

Others Dominic Papa - S333 Architects Andrew Hume - Jones Lang LaSalle Rowan Conway - Useful Simple Group Joost Beunderman -Zero/:Zero Adam Brown - Landolt+ Brown Ed Parham - Space Syntax

Lyn Garner Terry Knibbs John Norman Marc Dorfman Adam Hunt Gemma Aked Patrick Jones Sarah Lovell Kirstin McCartney Denny Adam

Fiona Fletcher Smith Jamie Dean Robert Spender Mark Brearley Alison Murray Michael Mulhern Mark Smith

151

Appendices

152

Tottenham Physical Development Framework

153

Appendices

Appendix Tottenham Hale Masterplan Refresh

B 154

Greater London Authority / London Borough of Haringey

Tottenham Tottenham Hale Masterplan Refresh Final Issue March 2014

TOTTENHAM HALE MASTERPLAN REFRESH

1. INTRODUCTION This report has been prepared as a refresh of the 2006 Tottenham Hale Urban Centre Masterplan and Supplementary Planning Guidance (SPD).

As part of the refresh process, the recommendations in this report take into account the following committed and ongoing investments:

The framework for change at Tottenham Hale is set out in the Tottenham Physical Development Framework recommendations (PDF, Arup, July 2013). Tottenham Hale is the key area for change in Tottenham and is expected to become a designated District Centre with the delivery of 5,000 new homes and 4,000 new jobs by 2025. This will build on development already underway at Hale Village as well as capitalise on significant planned investment in transport infrastructure.

•T ottenham Hale Gyratory, new bus station and Public Square at Tottenham Hale Station. This work is scheduled to be completed in October 2014; •T ottenham Hale Station redevelopment and future over station development; • I mprovements to frequency of the West Anglia Mainline services to Angel Road (STAR scheme); •O ngoing development at Hale Village

The refresh illustrates the scale of change set out in the PDF in more detail and aligns proposals with the aspiration for District Centre status. LB Haringey may choose to adopt the refreshed masterplan and it will help to inform the Site Allocations Document due to be published later in 2013. The policy framework will provide a co-ordinated approach to key development sites in Tottenham Hale to ensure each site has a comprehensive approach to development and delivers against the overarching aims of the provision of a district centre, new homes and employment. A number of specific site development briefs are also being prepared.

Additional policy context for the masterplan refresh includes: •T ottenham Hale is an identified Growth Area in SP1 of the Haringey Local Plan including an aspiration for the designation of Tottenham Hale as a District Centre; • Th e London Plan recognises Tottenham Hale’s strategic position in London-Stansted-Peterborough-Cambridge corridor and allocates it as an Opportunity Area within the wider Upper Lee Valley Opportunity Area; • Th e draft Upper Lee Valley Opportunity Area Planning Framework contains proposals for a Green Enterprise district in the Lee Valley.

Figure 1. Aerial view of Tottenham Hale

2

TOTTENHAM HALE MASTERPLAN REFRESH

TOTTENHAM HALE MASTERPLAN REFRESH

3

2. THE VISION Tottenham Hale is a key area of change in Tottenham, analogous in many respects to Stratford City in East London. It is expected to become a designated District Centre by 2025 with the delivery of 5,000 new homes and 4,000 new jobs and should be promoted as an international transport hub supported by significant investment in public transport. This will build on development already underway at Hale Village as well as capitalise on significant planned investment in transport infrastructure.

The vision for Tottenham Hale is as a thriving centre with a vibrant mix of commercial, retail, residential and complimentary town centre uses set within a legible network of public streets and spaces. The transformation of Tottenham Hale will capitalise on committed transport investment, the areaâ&#x20AC;&#x2122;s exceptional locational advantages in the CambridgeStansted-London corridor and as a gateway to the Lee Valley Regional Park. It will increase the opportunities for people to visit, work and live in the area and support the development of an evening economy which will in turn increase safety and vibrancy in the local area.

4

TOTTENHAM HALE MASTERPLAN REFRESH

Figure 2. Illustrative view of Tottenham Hale looking east

TOTTENHAM HALE MASTERPLAN REFRESH

5

3. KEY CHANGES TO THE TOTTENHAM HALE URBAN CENTRE MASTERPLAN AND SUPPLEMENTARY PLANNING GUIDANCE (2006) The revised masterplan builds on the 2006 plan in terms of scale of change and ambition. It supports the objectives of the original SPD namely: • • • • • • • • • • •

6

To create a high density, sustainable and mixed use urban centre at Tottenham Hale; To maximise the environmental, economic and social benefits of Tottenham Hale as a riverside location; To create a safe and secure environment; To achieve high levels of accessible and inclusive design in all new buildings, places and spaces; To achieve high standards of public realm design; To enhance access to the Lee Valley Regional Park, the River Lee and the Paddock as natural assets whilst protecting them; To improve public transport interchange facilities at Tottenham Hale Station; To improve the gyratory system and reduce the impact of traffic on the surrounding environment; To improve linkages for pedestrians and cyclists in the area; To provide more facilities and amenities in Tottenham Hale which are complementary to Tottenham High Road; and To provide more learning and employment opportunities for local people.

TOTTENHAM HALE MASTERPLAN REFRESH

The focus has been honed on deliverable proposals up to the period 2015 to align with the Site Allocations Document timeframe. As a result a number of design changes have been made to the plan and some additional opportunities have been identified, as detailed below: 1. Intensification of retail/commercial development around the station and development of the ‘island sites’ opposite the station as a priority, including increasing the public realm scope of the square. This is called Station Square West and a development brief for the site will be prepared.

2. Extending the study area boundary south to link the industrial employment area around the Fountayne Road Estates to Tottenham Hale Retail Park and provide the context for the development of policies to support and foster this as a business enterprise zone.

Integration of existing workspaces where appropriate.

3. Redesign of the retail park layout to provide an opportunity for phased delivery of mixed use residential development into the area alongside more ’town centre’ uses. Opportunity to provide smaller retail unit sizes and introduce uses that will encourage a night time economy.

4. No change to existing High Cross estate beyond public realm improvements to address Monument Way/The Hale street frontage.

Figure 3. Illustrative masterplan from 2006 SPD

Old Development Boundary New Development Boundary

4

1

Key Development Areas

3

2

Figure 4. Red line boundary for masterplan refresh

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4. COMMITTED AND ONGOING INVESTMENTS Highways Improvments Work is underway to change the traffic system in the Tottenham area to help improve and regenerate the area.

The scheme removes the one way system on Broad Lane and Monument Way. Associated improvements include: •B uilding a bigger and better bus station at Tottenham Hale; • I nstalling more cycle parking at Tottenham and Seven Sisters stations and at other key points; •C reating more crossing points for pedestrians and cyclists and improve existing ones with tactile paving and audible signals; • I mproving the look and feel of the area with mature trees, new seating and upgraded street lighting; •C reating a new public square outside Tottenham Hale station; •R educing the impact of traffic on Broad Lane with a 20mph speed limit and more crossing points;

• I ntroducing two-way traffic on the High Road, Monument Way and Broad Lane; • I mproving how bus routes operate in the area and where bus stops are located; • I mproving interchange at Tottenham Hale and Seven Sisters stations between bus services, the Victoria Line and National Rail services.

Figure 5. Aerial view of new bus station interchange (Transport for London)

8

TOTTENHAM HALE MASTERPLAN REFRESH

Future rail accessibility A new station building is currently funded by TfL and detailed design proposals are under development.

Increased frequency of the services on the West Anglia line between Stratford and Angel Road is funded.

Tottenham Hale is a stop on one of two proposed Crossrail 2 routes currently under consideration.

Figure 6. Illustrative view of new station

Residential Development To the east of the rail line is the near complete Hale Village with 1,176 homes, 1218 units of student accommodation, office, retail, health and community facilities.

Figure 7. Hale Village

(Landolt+Brown)

TOTTENHAM HALE MASTERPLAN REFRESH

9

4.1 THE MASTERPLAN

KEY DEVELOPMENT SITES AND LAND USE

The masterplan is organised around thirteen key development sites as illustrated.

10

1

Station Interchange

A new high quality station building and public realm including bus interchange. Potential for adjacent and over station residential development with some small scale associated retail and town centre uses.

2

Station Square West (includes southern Ashley Road)

A permeable urban plot with key frontage onto the station square; Potential for high quality mixed use commercial/ offices and external amenity including town centre and retail offer including a hotel opposite the new station building.

3

Tottenham Hale Retail Park

Diversification away from big box offer in the long term.

Potential for town centre and evening economy uses including food retail, restaurants and cafes. Residential apartments over upper levels in the long term.

4 5

Ashley Road area

Millmead and Lockwood Estates

Enhanced employment workspaces, education and health and new residential development overlooking Down Lane Park.

Enhanced industrial business environment.

6

Hale Village

Residential led scheme with local convenience shopping, improving connection to the Lee Valley Regional Park and forming the backdrop to the station. Renal Dialysis Unit completion due spring 2014.

7

Hale Wharf

New waterfront residential development with shopfront type mixed use workspace, potential for cafes and restaurants on the waterfront.

8

South Tottenham - Fountayne Road/ Markfield Road

Enhanced and new employment workspace integrating existing Victorian buildings to provide floorspace for businesses and foster the creative industries with some residential units.

9

South Tottenham - Rangemore Road/ Enhanced employment area with potential for residential Herbert Road infill development.

10 South Tottenham - South of Railway

Enhanced industrial employment area.

11 Welbourne Centre

Landmark site with community/ commercial/ workspaces ground floor and residential above.

12 Monument Way

Residential infill creating frontage to new two way street.

13 High Cross Estate

Public realm improvements to address frontage onto new two-way street.

TOTTENHAM HALE MASTERPLAN REFRESH

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Tottenham Hale SDP Refresh

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4.2 THE MASTERPLAN KEY DESIGN PRINCIPLES

The masterplan is organised around five key design principles: 1. Promote development of significant scale and character around the Station Interchange in line with District Centre status.

Buildings around the station hub should be between 6-10 storeys with landmark / taller elements on key corners.

Potential for an attractive internal courtyard in the Station Square West development should be considered, to create a pedestrian zone sheltered from surrounding highways and the bus interchange.

2. Strengthen east – west connections between the High Road/Tottenham Green and the Lee Valley.

Reinforcing Chesnut Walk as a landscaped link between Hale Wharf and the High Road, including the proposed ‘green bridge across the railway and bridge links across the Lee Navigation from Hale Village to Hale Wharf and the Paddocks.

Provide infill residential development on the north side of Monument Way to create active frontages that support the character and identity of the street as a new two-way urban boulevard.

3. Promote north – south connections between existing residential areas to the north of Tottenham Hale and employment areas in the south.

Establish a high quality streetscape scheme for the north-south routes between Ashley Road and South Tottenham through Station Square and Tottenham Hale Retail Park.

12

TOTTENHAM HALE MASTERPLAN REFRESH

4. Link areas of high quality public realm to key pedestrian routes and places of activity.

Integrate Tottenham Hale Station with Station Square West development to provide a high quality public space in front of the new Tottenham Hale station and setting for new development at Station Square West.

Create a new public realm in front of the Retail Park that promotes pedestrian over vehicular movement and connect south towards Fountayne Road and the new creative quarter.

Provide a small high quality hard landscaped square within the new creative quarter to create a sense of arrival and as a focus for business support services .

5. Disposition of taller building elements or landmark buildings should be located on key views and vistas.

Taller building elements should be positioned around the Station Interchange on key corner plots to assist with way finding.

A chain of taller heights are proposed around the Station Interchange that indicate the east west connection between Monument Way and Hale Village.

This includes: the Welbourne Centre, west and east ends of Station Square West development, and above Tottenham Hale Station.

The height of taller elements should reflect the context in which they sit, with building massing sitting commodiously against the existing urban grain.

Monument Way

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Station

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4.3 THE MASTERPLAN ILLUSTRATIVE PLAN

The illustrative masterplan shows a response to the key design principles, land use and character areas and sets a vision for Tottenham Hale to 2025.

The vision for Tottenham Hale makes a shift away from ‘big box’ retail towards a District Centre offer that creates a more vibrant evening economy and includes town centre uses such as restaurants, cafes, hotels, workspaces and, residential uses above retail development.

A level of employment land should be retained in conjunction with a step change in the employment profile delivered through increased accessibility and profile as a major interchange.

The amenity of the Lee Valley Regional Park (LVRP) is a key factor in Tottenham Hale’s capacity for promoting large scale residential development. Development around Tottenham Hale should be seen as part of the wider link between the LVRP and the enhanced cultural offer at Tottenham Green.

Where possible existing Victorian building stock is retained and upgraded.

14

TOTTENHAM HALE MASTERPLAN REFRESH

Monum

ent Wa y

Road Ashle y

ale

H The Broad Lane

Ferry Lane

Fountayne Road

Figure 8. Illustrative masterplan

TOTTENHAM HALE MASTERPLAN REFRESH

15

Figure 9. Illustrative view of Tottenham Hale looking northwest

TOTTENHAM HALE MASTERPLAN REFRESH

TOTTENHAM HALE MASTERPLAN REFRESH

5. KEY DEVELOPMENT AREAS KEY PLAN

Station Interchange

8

South Tottenham - Fountayne Road/ Markfield Road

2

Station Square West (includes southern Ashley Road)

9

South Tottenham - Rangemore Road/ Herbert Road

3

Tottenham Hale Retail Park

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South Tottenham - South of Railway

4

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Welbourne Centre

5

Ashley Road area

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6

Hale Village

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7

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5.1 STATION INTERCHANGE Tottenham Hale Station is a gateway to London for international visitors arriving from Stansted. It is also a gateway to Tottenham Hale and surrounding development. The station, above station development, bus interchange and public realm must be a high quality, fully accessible, design. The station building should have good presence in the urban context using over station development as part of the way finding strategy.

Ferry Lane

Mix of Uses The new station building should include a mix of ground floor A1, A3, D2, B1 uses as convenience retail/leisure/workspace with C3 residential development above and to the north of the station function.

Movement, Access and Parking The station square should provide safe and direct pedestrian routes to key pedestrian crossings points with minimum conflict with bus movements. A taxi rank should be provided within the station interchange area.

Car free development above the station will be supported. However, an appropriate number of spaces for Blue Badge holders must be provided.

Massing Taller building elements should be located on the south end of the station building adjacent to Ferry Road. Typical building heights should be between 8 and 10 storeys at high points and otherwise a minimum of 6 storeys tall.

Frontage The station should have a clear front onto the square with active ground floor uses.

Public Realm The station square should have a high quality hard and soft landscaped scheme that creates a sense of identify and is uncluttered.

TOTTENHAM HALE MASTERPLAN REFRESH

Ashle yR

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5.2 STATION SQUARE WEST (INCLUDES SOUTHERN ASHLEY ROAD) Station Square West is a key mixed use development opposite the new Station Interchange. It is the key view upon exiting the station. High quality design of the development should reflect the visual prominence of the site, with buildings at a scale that give the square a sense of enclosure.

H The

The existing Victoria Underground Line constrains the development on this site.

Building footprints should accommodate this restriction.

ale

Mix of Uses A mix of town centre uses including Predominantly A1 retail with A3 and A4 cafes and restaurants , C1 hotels, D2 Leisure and C3 residential above other ground floor uses.

Ferry Lane

Movement, Access and Parking Station Square West should be transformed to a permeable urban fabric to reinforce the north, south connection in Tottenham Hale

district. Car free development is considered appropriate given the excellent public transport accessibility levels. Blue Badge Parking should be provided.

Massing Building heights should range between 6 to10 storeys. Taller buildings should be located at the west and east ends of the site on key vistas lines from Monument Way and the Station respectively.

Frontage Building frontages should address the back of pavement and provide active ground floor uses.

Public Realm On its eastern edge Station Square West fronts onto a major public square with bus interchange. Opportunities to extend this square across to Ashley Road are encouraged in order to enclose the square on its north side and further promote pedestrian movement within the area. Within the internal layout of development opposite the station there may be opportunity to integrate a small hard landscaped public space that provides a sheltered space for cafes and restaurants away from the surround road network.

TOTTENHAM HALE MASTERPLAN REFRESH

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5.3 TOTTENHAM HALE RETAIL PARK

Broad Lane

Ferry Lane

The vision for Tottenham Hale Retail Park is a shift away from â&#x20AC;&#x2DC;big boxâ&#x20AC;&#x2122; retail towards a District Centre offer that creates a more vibrant evening economy and includes town centre uses such as restaurants, cafes, hotels, workspaces and residential uses above retail development. This would offer a wider range of shops and amenities to the local community. Capturing the benefits of the station interchange will be dependent on making the physical links to the offer around the station and improving the quality of the pedestrian environment.

Mix of Uses Predominantly A1 retail with A3 and A4 cafes and restaurants, D2 Leisure and C3 residential above other ground floor uses.

Movement, Access and Parking Parking should be provided in undercroft and surface parking areas away from main pedestrian routes towards the east side of the site. The main vehicle access point for visitors and deliveries should be from Broad Lane.

Massing The retail provision is expected to be predominantly at ground level. Residential development up to 6 storeys above this is proposed, arranged around raised, podium gardens and courtyards.

Frontage There should be active retail frontage along key pedestrian routes within the site.

Public Realm Upgraded public spaces are proposed on the frontage of the Retail Park onto Ferry Lane. This should optimise the relationship with the new station square and provide a high quality hard and soft landscaped public space.

TOTTENHAM HALE MASTERPLAN REFRESH

TOTTENHAM HALE MASTERPLAN REFRESH

Figure 10. Illustrative view of Station Square West from Tottenham Hale Station

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TOTTENHAM HALE MASTERPLAN REFRESH

5.4 ASHLEY ROAD AREA

Ash le

y Ro

ad

Workspaces in Ashley Road will see organic growth and upgrade together with streetscape and wayfinding improvements. Residential development will be introduced over looking Down Lane Park. Good quality existing Victorian buildings are proposed to be retained and reused where appropriate. There is a potential for extending Chestnut Road eastwards to create a corridor connecting High Road to Lee Valley Park. This would bring the park into the heart of the district.

There is the potential for residential, education and mixed use on the Technopark and Park Road Depot sites.

Mix of Uses B1 offices and workspaces, C3 residential, D1 education and health facilities.

Movement, Access and Parking Ashley Road is the primary road, running north-south, with a potential future connection to the north to increase connectivity to surrounding residential areas.

High levels of public transport accessibility around Tottenham Hale Interchange (PTAL level 6) provide the rationale for significant change in this area in the medium to long term.

Parking should be accommodated on plot within podium parking structures. On site parking should be provided within plots either as surface or podium parking.

Massing Building heights should typically be between 3 and 6 storeys with massing an average of 10 storeys in some locations where higher density is appropriate.

Frontage Buildings should have clear fronts and backs with internal gardens and parking courtyards. Front doors should lead directly to the street and building frontages should address the back of pavement with minimal setbacks.

Public Realm Streetscape improvements to Ashley Road should improve lighting, signage and the quality of the hard landscaping, materials and street furniture.

TOTTENHAM HALE MASTERPLAN REFRESH

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5.5 MILLMEAD AND LOCKWOOD Millmead and Lockwood Estates industrial units will see organic growth and upgrade together with streetscape and wayfinding improvements. They are designated Strategic Industrial Land (SIL) and could facilitate relocation requirements for industrial uses from redevelopments elsewhere in Tottenham as well as maintaining the areaâ&#x20AC;&#x2122;s flexibility to respond to ongoing changes in employment demand. A transition zone between the new residential areas in Hale Village to the south is proposed to allow B1 and C3 in that zone,in the medium to long term; with the mix of uses on remainder of the site to include B8.

Any release of SIL should be in line with the objectives and policies in the London Plan and the Haringey Local Plan.

Mix of Uses B8, B1 industrial units and workspaces and C3 residential in the transition zone.

Movement, Access and Parking The site is serviced by Millmead Road. On plot surface parking will be retained. On plot surface parking will be retained.

TRANSITION ZONE

Massing Typically single storey structures. Between 2-6 storeys where workspace and residential is proposed in the transition zone.

Frontage Blocks should have clearly defined fronts and backs.

Public Realm Streetscape improvements to Millmead and Lockwood should improve lighting and high quality hard landscaping where appropriate.

25

TOTTENHAM HALE MASTERPLAN REFRESH

5.6 HALE VILLAGE Hale Village is a significant residential development. It is under construction and nearing completion of its final phases.

Opportunities to physically link Hale Village to surrounding development sites should be made, including a river crossing and pedestrian/cycle bridges across the Lee Navigation.

Mix of Uses 1,176 homes, 750 jobs, 1,218 units of student accommodation, a 100-bed hotel with conference facilities, local shops, cafĂŠs, restaurants and other community facilities including a renal dialysis unit.

Movement, Access and Parking Hale Village has adopted a shared surface streetscape that promotes pedestrian movement.

Massing Building heights at Hale Village are typically 12 storeys.

Public Realm A hard landscaped public realm fronts onto Ferry Road. A public square is prepared at the north end of the site in anticipation of future bridge links over the railway line to connect to Down Lane Park to the west.

TOTTENHAM HALE MASTERPLAN REFRESH

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5.7 HALE WHARF East of the railway lines significant investment has been made in residential development at Hale Village. Emerging proposals for Hale Wharf continue to optimise the benefits of excellent transport accessibility with a waterfront location. The proposed bridges across the rail and Lee providing access to the Paddock site will open up the amenity of the Lee Valley Regional Park (LVRP) and the Paddock will be improved.

Mix of Uses Predominantly C3 residential with local A1, A3 and B1 uses for local shops, cafes.

Massing The waterfront location provides for some good views into the Lee Valley and building heights should be between 5 and 8 storeys.

Frontage Building frontages should have front doors and active uses that engage with the back of pavement with minimal setbacks.

Public Realm Hale Wharf â&#x20AC;&#x2122;s unique location provides a potential for waterfront development and high quality public realm along the banks of the River Lee.

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TOTTENHAM HALE MASTERPLAN REFRESH

TOTTENHAM HALE MASTERPLAN REFRESH

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Figure 11. Illustrative view of Hale Wharf looking towards Hale Village TOTTENHAM HALE MASTERPLAN REFRESH

5.8 SOUTH TOTTENHAM - FOUNTAYNE ROAD/ MARKFIELD ROAD Fountayne Road /Markfield Road will continue to provide a mixed employment led offer with organic improvement as well as specific interventions to provide upgraded workspaces, some potential for effective live/work units, and managed hub facilities to support the growth of an emerging creative quarter around Fountayne and Markfield Roads.

Fountayne Road

Mix of Uses B1/B2 offices and workspaces, A3 use for a local cafe. Limited C3 as an integral part of B1/ B2 development.

Movement, Access and Parking North â&#x20AC;&#x201C;south routes connecting to Tottenham Hale Retail park is proposed to increase connectivity into the wider area. At its southern end Fountayne Road should be connected to Markfield Road to increase the permeability of the street network. On plot parking should be provided.

Massing Building heights should reflect the context created by the retention of existing warehouse buildings and typically be between 3 and 4 storeys with taller elements located towards the railway lines.

Public Realm A small hard and soft landscaped public space is proposed within the heart of the Fountayne Road area to act as a destination and provide a hub for local businesses including a cafe and business support services.

30

TOTTENHAM HALE MASTERPLAN REFRESH

d

rt Roa

Herbe

more Rang Road

1

5.9 SOUTH TOTTENHAM - RANGEMORE ROAD/HERBERT ROAD Rangemore Road/Herbert Road will continue to provide a mixed employment led offer with organic improvement as well as specific interventions to provide upgraded workspaces, some potential for new residential infill development adjacent to existing residential areas and community schools.

Mix of Uses B1/B2 offices and workspaces, C3 residential.

Movement, Access and Parking The existing street network should be retained.

On plot parking should be provided.

Massing Building heights should be between 3 and 6 storeys.

Tottenham Hale Investment Framework

Frontage Buildings should have clear fronts and backs with internal gardens and parking courtyards. Front doors should lead directly to the street and building frontages should address the back of pavement with minimal setbacks.

Public Realm Drawing Title Streetscape improvements to the area should enhance the quality of the public realm.

Tottenham Hale Masterplan Refresh Illustrative Masterplan

Scale 1:2,500 @ 0

TOTTENHAM HALE MASTERPLAN REFRESH

20

50

31

Fountayne Road

5.10 SOUTH TOTTENHAM - SOUTH OF RAILWAY

No change is proposed in this area beyond organic improvement to existing industrial employment spaces.

5.11 WELBOURNE CENTRE

am Hale Ches ment Framework tnut R

tle

The Welbourne Centre site is a prominent location in Tottenham Hale. New community facilities should be provided on the site as part of a landmark development.

oad

ham Hale Masterplan Refresh ive Masterplan ay nt W e num Mo

Mix of Uses The new building could include a mix of ground floor A3, D1. B1 uses as cafes/community/workspaces with C3 residential development above.

Scale 1:2,500 @ A1 Movement, Access and Parking 20 50 100 200 0 Welbourne Centre fronts onto Monument Way. Vehicular access should be from the rear on Chesnut Road. Parking should be integrated on plot either as surface or podium parking.

Massing A taller building should be located on the east end of the site, with heights between 6 and 8 storeys. The podium beneath should be between 3 and 5 storeys.

Frontage Development should have a clear front onto Monument Way with active ground floor uses and front doors onto the street and minimal building setbacks.

Public Realm The streetscape on Monument Way will be enhanced as part of the ongoing gyratory road works.

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TOTTENHAM HALE MASTERPLAN REFRESH

5.12 /13 MONUMENT WAY, HIGH CROSS ESTATE

ay W t en num o M

ale

H The

Way

Mix of Uses C3 residential.

Broad Lane

Residential infill along the northern front of Monument Way will create a better street edge with front doors and active ground floor uses addressing the new two way street. Layouts should anticipate the potential for future estate renewal in Chesnut Estate and blocks should be aligned to provide future north-south connections up to Chesnut Walk.

Movement, Access and Parking Development fronts onto Monument Way. Vehicular access should be from the rear on Chesnut Road. Parking should be on plot.

Massing Building heights should be between 3 and 5 storeys.

Frontage Development should have a clear frontage onto Monument Way with front doors onto the street and minimal building setbacks.

Public Realm The streetscape on Monument Way will be enhanced as part of the ongoing gyratory road works. Opportunities to â&#x20AC;&#x2DC;greenâ&#x20AC;&#x2122; the street with planting of mature trees are desirable.The south east corner of the Monument Way, adjoining the High Cross Estate, should also undergo streetspace and public realm improvements.

Fountayne Road

TOTTENHAM HALE MASTERPLAN REFRESH

33

Figure 12. Illustrative view of Welbourne Centre site looking down Monument Way

TOTTENHAM HALE MASTERPLAN REFRESH

TOTTENHAM HALE MASTERPLAN REFRESH

TOTTENHAM HALE MASTERPLAN REFRESH

Tottenham Physical Development Framework

155

Appendices

Appendix Gyratory Scheme Improvements

C 156

Tottenham Physical Development Framework: Northumberland Park

Gyratory Improvements

Arup were asked to review the proposals for the gyratory scheme ahead of constructions works commencing on site. Drawings were prepared to explore â&#x20AC;&#x2DC;add-onsâ&#x20AC;&#x2122; on the scheme to enhance connectivity and legibility and the creation of better frontages to Monument Way and Broad Lane. The sketches are set out in this appendix for information.

157

4. Areas of Change

158

Tottenham Physical Development Framework

159

Appendices

Appendix

D

Station Improvements: White Hart Lane and Northumberland Park

160

Tottenham Infrastructure Framework and Regeneration Strategy Options for Enhancement of Stations at White Hart Lane and Northumberland Park Stage B+ Report Rev C - 15.08.13

Introduction

2

Introduction This document has been prepared by Landolt + Brown architects in collaboration with Arupâ&#x20AC;&#x2122;s masterplanning and transport consultants, to provide an options appraisal to support long-term requirements for changes to primary rail infrastructure within the North Tottenham area.

White Hart Lane

It focusses on two key locations which are central to the long term economic growth, vibrancy and integration of North Tottenham, namely White Hart Lane and Northumberland Park. White Hart Lane is the central component in the Investment Framework, building on the economic and social benefits provided by the new Spurs stadium, a wide range of new retail offers and leisure amenities that will characterise the area in years to come and make it one of Londonâ&#x20AC;&#x2122;s primary destinations.

Its rail connection could be considerably improved with a new station on the West Anglia route between Liverpool Street and Edmonton which copes better with greater patronage on match days and which also provides a more obvious gateway to the public transport network in the very centre of this key growth node. In addition, both stations are set to become part of the London Overground network whilst Northumberland Park station is situated on a line where ÂŁ75m investment has been committed.

Northumberland Park

Northumberland Park Station is currently a small scale station predominantly serving the industrial activities to the east of the rail corridor and residents to the west. With an anticipated intensification of use to the east of the railway, this station will form a key linking piece for the communities on either side of the West Anglia lines, providing enhanced access for communities on both sides of the railway and offering the potential for dedicated and generous walking and cycle links connecting the Lee Valley with Tottenham.

In both locations, a summary appraisal of the current condition is provided, followed by an initial station options appraisal, with a preferred option identified.

It should be noted that the recommendations and analysis constrained within this study are that of Landolt + Brown and Arup and do not necessarily reflect the view of the Council or the GLA.

Extract from Arup Physical Framework Phase 1 2025

North Tottenham Investment Framework Stage B+ / Report August 2013

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White Hart Lane Station Context

The existing station at White Hart Lane sits at the junction of the railway viaduct running north/south through the study area and the east-west highway of White Hart Lane itself. It is located a little more than 200m to the west of Tottenham High Road.

The majority of station facilities (platforms, waiting rooms, passenger support facilities) are at viaduct level, with entrances, steps and ticketing at street level below. The brick-built station was constructed in the original phase of the Stoke Newington and Edmonton Railway in 1872 but has been modified at street level during the 20th Century. The original booking hall at street level has been de-commissioned and is now used for light industrial purposes and has no direct connection with railway operations.

Access to both platforms is provided by straight-flight stairs located on either side of the viaduct, accessed directly from White Hart Lane. Ticketing facilities are provided on the east side of the viaduct only (southbound platform) within a low level 20th Century ticket hall building. While this point of entry is visible from White Hart Lane, its poor architectural quality and single storey massing make it barely visible at street level from more than a few metres away. The stairs serving the northbound platforms exit to the west of the viaduct through a gated alleyway. Overall the quality of the environment around the station is poor and contributes little to wayfinding and orientation.

At platform level the original 4 car platforms have been extended to the south to provide capacity for 8 car trains used during peak periods and in match conditions. While busy during these peak periods, the station has low levels of patronage during the non-peak and staffing is limited to peak hours only. There are no dedicated facilities for cycle parking or for disabled drop off.

While the station is relatively close to the existing stadium and would be within walking distance of the new Spurs stadium, its location which is hidden from the High Road and not directly visible from the stadium, does not provide a clearly visible and centrally located gateway befitting of a major sport and leisure venue. Dispersal during match conditions is also hindered by the relatively narrow pavements along White Hart Lane - a more generous, direct route to the station would be of significant benefit and the provision of a higher quality gateway building would aid wayfinding and be appropriate as the new front door to one of north Londonâ&#x20AC;&#x2122;s most important regeneration areas.

Three options have been tested in the following section: 1. Refurbishment of the existing station

20th century steps provide access to the southbound platforms; the former booking hall is now in light industrial use at street level

The existing station lacks visibility at street level and cannot be seen from the High Road or Spurs stadium

2. A new station located at the southern end of the existing platforms 3. A new centrally located station

North Tottenham Investment Framework Stage B+ / Report August 2013

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White Hart Lane Station Initial Options Appraisal

Our initial analysis focused on the location of a new station at White Hart Lane. This took into account both the impact on existing communities and movement routes and how the station relates to the new Spurs stadium and its associated approach routes.

The three options investigated, with a summary of pros and cons is noted below: Option 1: Refurbishment or rebuilding in existing location: Pros:

- The station would continue to support small scale retail and local businesses on White Hart Lane

- The station and stairs are located on the wider section of station platforms towards their northern end

- Minimal change and investment

Cons: - Poor proximity and visual links with the new stadium - End-loading of platform reduces match-related arrival and departure dispersal capacity - Lack of ‘landmark’ or ‘placemaking’ potential as stair links require station buildings to be set back from street frontage.

- Single gateline not viable

Potential pedestrian access

Potential pedestrian access

Option 2: Location of station to the south (directly west of the centre-line of the Stadium)

Pros: - Good proximity and visibility from stadium - Potential to form new, indirect east-west connection under viaduct adjacent to station as an extension of Penhurst Road - Good passenger dispersal and platform distribution if existing stairs retained and new stairs created further south

Cons:

- Distance from White Hart Lane and existing communities a major concern.

- Journey time increase for those living/working on the western section of White Hart Lane

- Risk of ‘dead’ station frontage at termination of station approach route on non match days

- Single point of gating only possible if existing station entrance is removed.

1) Station to north

2) Station to south

3) Central station

Option 3: Location of new station in central location:

Pros: - Good proximity and visibility from station if main approach route is realigned (as current masterplan) - Good proximity to White Hart Lane – local businesses would still benefit from station-related foot falls - Potential for single station serving both existing communities and stadium – no risk of ‘dead’ frontage on non match layouts - Good central platform loading location. Existing stairs could also be retained to ease match day loadings - Potential to form direct east west link with extension of Penhurst Road under viaduct, feeding directly into station - Single point of gating possible.

Cons:

- Modest increase in journey time from those living/working on western section of White Hart Lane (c75m additional walk to platforms)

North Tottenham Investment Framework Stage B+ / Report August 2013

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White Hart Lane Station Initial Options Appraisal

Photographic survey images illustrating the location of the 3 options investigated are illustrated right and below.

Option 1

Option 2

Images illustrating back of Penshurst Road

Option 1 Location of Existing Station

Option 2

North Tottenham Investment Framework Stage B+ / Report August 2013

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White Hart Lane Station Preferred Option - Option 3

The preferred solution and design principles The relative benefits and limited dis-benefits of a centrally located station, combined with the wider Masterplan preference for a diagonal route between the Stadium and Station, led to a clear preference for the central station layout as illustrated in Option 3. A feasibility stage layout for this station has been developed which incorporates the following design principles: - A single point of gating which allows for an entry from Penhurst Road to feed into the ticket hall, as well as points of entry from the east - Location of ticketing and staff welfare accommodation within refurbished railway arches - A primary point of entry on the stationâ&#x20AC;&#x2122;s south-east corner which can be approached from both Love Lane/White Hart Lane and the new public space proposed for High Road West

White Hart Lane

- A double height volume with stairs and structure pulled away from the viaduct to allow the original railway brickwork to contribute to the character of the new station - Lift and stair access to both platforms - Provision for cycle parking - The potential for a paired stair on the eastern side of the station, allowing higher match day capacity and reduced station management on none match days

High Road / Stadium Penhurst Road

- Retention of the better quality station buildings for alternative use as commercial space at street level, while providing platform accommodation (as today) at upper level - Potential to refurbish the railway viaduct arches to the north and south of the station to promote active uses along Love Lane and to aide passive surveillance on the approaches to the station. Provision of a new frontage bay pulled approximately 3m in front of the arches would allow greater flexibility in terms of tenancy areas and could promote a richer mix of uses, with businesses able to occupy more than one bay of the viaduct if they require additional space.

High Road / Stadium

RIBA Stage B+ Layouts in plan, section and elevation of the preferred solution are illustrated overleaf.

Location Plan - Preferred option in the context of High Road West master plan option 3.

Scale 1:1000

North Tottenham Investment Framework Stage B+ / Report August 2013

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White Hart Lane Station Preferred Option

Penhurst Road

Towards White Heart Lane

Towards High Road / Stadium

General Arrangement Plan - Street Level Scale 1:500

General Arrangement Plan - Platform Level Scale 1:500 Pedestrian approach routes

Paid side platform access

Match day / peak additional southbound platform access

North Tottenham Investment Framework Stage B+ / Report August 2013

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White Hart Lane Station Preferred Option

Scale 1:500

Scale 1:500

Scale 1:1000

Scale 1:1000

North Tottenham Investment Framework Stage B+ / Report August 2013

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White Hart Lane Station Preferred Option

The preferred option - potential for delivery in advance of wider estate regeneration The preferred option illustrated on the previous pages show the recommended layout for the station in the longer term condition, if redevelopment in the High Road West area were to go ahead.

It would be possible to implement the station and viaduct enhancement in advance of more wide-ranging changes around White Hart Lane and the drawings overleaf illustrate how this might be achieved. This is most likely to take place over two stages, in response to the scale of impact on existing residential parking accommodation: Stage One - New Station and Northern Viaduct Refurbishment: - Construction of the new station and associated platform connections - Redevelopment of the arches in close proximity to the station - Refurbishment of the existing station building as retail or commercial space - New public realm along the western side of Love Lane, linking the station to White Hart Lane Redevelopment of the arches and existing station should encourage uses which provide an active frontage to White Hart Lane, aiding passive surveillance on the approach to the station and capitalising on the higher footfalls generated by the new station.

Dis-used yard fronting viaduct arches 9 garages require acquisition to deliver first phase

This stage would require acquisition of 9 garages and the dis-used yard space in front of the viaduct. The residential property at the south end of Love Lane would remain in place.

Stage Two - Development of the southern arches - Refurbishment of the 6 southernmost viaduct arches as retail or light industrial space - Continuation of public realm enhancements on the western side of Love Lane to meet Whitehall Street - Acquisition of a further 18 garages The public house at the south end of Love Lane Estate would remain in place.

18 further garages require acquisition to convert southern section of viaduct arches into commercial use

Public House Whitehall Street

These two phases are illustrated overleaf.

North Tottenham Investment Framework Stage B+ / Report August 2013

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White Hart Lane Station

Preferred Option - Phasing Solution - Phase 1

Extent of Phase 1

9

Potential master plan building edge

1

Potential master plan building edge

Station in use.

Commercial spaces in use.

Extension to existing frontage.

Improvements to public realm.

Initial phase requires removal of 9 garages and existing fenced yard space.

North Tottenham Investment Framework Stage B+ / Report August 2013

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White Hart Lane Station

Preferred Option - Phasing Solution - Phase 2

28

22

Potential master plan building edge

33

27

17 16

10

Potential master plan building edge

21

Further improvements to public realm.

Public House.

Opening of 6 southernmost arches requires removal of a further 18 garages.

North Tottenham Investment Framework Stage B+ / Report August 2013

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White Hart Lane Station Precedents - Deptford Station

Precedent images of the new London Overground station at Deptford showing a similar design approach, with the viaduct forming a key element in the architecture of the new station as well as housing ticketing and staff facilities.

As envisaged at White Hart Lane, the new station at Deptford incorporates an un-gated pedestrian connection beneath the railway through one of the viaduct archways. The same approach could be formed for the new connection through to Penhurst Road.

Stairs and lifts held away from the viaduct allow the formation of a generous, double height circulation space.

Arches used to house key station facilities

Double height space created adjacent to the viaduct

Double height space created adjacent to the viaduct

Unpaid pedestrian link beneath the viaduct

Double height space created adjacent to the viaduct

Arches used to house key station facilities

North Tottenham Investment Framework Stage B+ / Report August 2013

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Northumberland Park Station Context

The existing station at Northumberland Park provides access to West Anglia services between Liverpool Street and Stansted. It sits immediately adjacent to, but is not connected with the Victoria Line Northumberland Park Depot - Underground services use this route north of Tottenham Hale solely for maintenance and stabling of trains.

Known originally as Marsh Lane and constructed in 1840 as part of the Northern and Eastern Railway, the station was remodelled in the 1990â&#x20AC;&#x2122;s. It sits immediately adjacent to one of Londonâ&#x20AC;&#x2122;s few remaining level crossings, allowing vehicles on Marsh Lane to cross the rail corridor. Expansion of the main rail corridor to deliver 3 or 4 tracking of the railway in this vicinity will necessarily sever this level road crossing.

Station Platform

Station Building

Station, level crossing and adjacent 4 storey residential

Pedestrian footbridge

Industrial buildings to east

Low rise residential to west

Station facilities are located at street level, with a single, non-accessible overbridge linking the platforms. A modest, single storey brick and render station building provides ticketing facilities on the western side of the railway and includes a small set down and short term parking forecourt. A narrow pathway on the eastern side of the railway connects the overbridge to Marsh Lane. There is also a non-gated pedestrian footbridge immediately north of the level crossing which has no direct relationship with the station.

Visibility of the station is poor from both east and west approaches, with national rail totems providing the main wayfinding markers. A new residential-led development sits immediately to the west of the main station building.

Patronage today is modest, with residential properties only existing on the west side of the rail corridor. Housing is predominantly low density (other than the new development immediately next to the station) with two storey terraced housing and occasional 4 storey flatted blocks characterising the area. Land use to the east of the corridor is industrial and reliant on road access for the majority of its activities.

The primary significance of Northumberland park is two fold: First, it could form the entrance to an extension of the Victoria Line from Tottenham Hale, using the lines currently providing access to the LUL depot. Secondly it has the potential to provide the main connection to the public transport network for anticipated growth and intensification of uses to the east of the railway.

The most challenging issue relates to the level crossing; if 3 / 4 tracking is implemented north of Tottenham Hale, the road crossing in its current configuration has to be removed. Formation of a new vehicular crossing has major townscape and land acquisition implications, whereas provision of a generous cycle and pedestrian bridge over the railway can be achieved with a much lesser impact on adjacent properties. Both options are investigated overleaf.

North Tottenham Investment Framework Stage B+ / Report August 2013

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Northumberland Park Station Initial Assessment

Wider Development Framework aspirations for redevelopment of land to the east of the main rail corridor will rely on Northumberland Park as the key point of connection to the rail network, with trains running either to Liverpool Street, or through interchange with the Victoria Line at Tottenham Hale. The majority of industrial sites to the east of the rail corridor are heavily reliant on vehicular rather than rail access and the low density of housing to the west of the Station both result in low levels of rail patronage in the current condition. This is reflected in the modest size and quality of the existing station and its associated bridges.

In future, however, the potential intensification of the areas on both sides of the rail corridor suggest that a larger and more visible station should be considered. Two key transport opportunities also need to be considered and are as follows: - 3 or 4 tracking of the surface rail corridor between Tottenham and Angel Road will increase the number of tracks and frequency of trains passing through Northumberland Park. This will result in four trains per hour all day, everyday. This infrastructure upgrade will, by necessity, require removal of the level crossing which links Park Avenue Road and Garman Road across the railway.

O S 1

Platform 1

Platform 2

Platform 3

A single eastern concourse could link with extended Victoria Line services but would require additional level changes for those approaching from the west

- There is potential for repurposing of the Victoria Line depot route from Tottenham Hale to Northumberland Park.

If this initiative were to be taken forward, the new LUL platforms would sit on the east side of the rail corridor in land currently occupied by LUL for depot sidings and associated trainsheds.

Initial analysis to establish the preferred principles of station layout demonstrated that a twin entry station was the most suitable in terms of passenger movement and accessibility, with gates on both east and west sides of the railway.

While an over-track station with a single gateline would have some benefit in terms of east of station management, this would require those arriving at or leaving on the northbound West Anglia platforms from the west, to make an additional level change (requiring passengers to move up to gating at bridge level and back down to platforms).

This is not necessary today as they can move from street level directly onto the northbound platform without changing level. This major journey dis-benefit, coupled with the high cost of constructing a station above the railway, led to the preferred twin entry layout illustrated.

An over-rail station would still require additional level changes from those approaching from the west and require independent concourses for NR and LUL access.

In all options tested we have also assumed segregation of an unpaid link across the rail corridor for pedestrians and cyclists wishing to move from Park Avenue Road to Garman Road over the railway, and a separate paid bridge connection providing lift and stair access to platforms.

Within this general framework we have developed five generic options, illustrated overleaf.

Entrances on either side of the rail corridor would allow access to both NR and potential LUL services with the minimum number of level changes for passengers and is the preferred alternative.

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Northumberland Park Station Options Study

Option 1. New Station, Pedestrian ramps within railway land The key attributes of this layout are as follows: - New station concourse structures and gatelines on both east and west sides of the railway - An eastern concourse which allows for ticketed connection to future LUL platforms - Single stairs on either side of the railway connecting to the main rail overbridge - 3 lifts providing access to the bridge and to each NR platform - A central linear stair providing access to the island platform required to extend 3 tracking to Angel Road - A segregated pedestrian bridge (unpaid) on the north side of the station forming direct connections between Park Avenue Road and Garman Road

Northumberland Park Depot

- Dogleg stairs onto the unpaid bridge immediately adjacent to the station on either side of the railway - DDA compliant ramps running north of the station, utilizing land adjacent to the tracks - No direct impact on adjacent housing to the west of the railway The key shortcoming of this option is the relatively modest pedestrian bridge connection across the rail corridor.

Though in functional terms this will provide a step free route, in townscape and visual terms, this does little to connect land on either side of the railway. This option may be suitable to a wider masterplan solution which looks only to improve and intensify industrial activity to the east of the railway, but if new homes are to be created overlooking the Lee Valley, the suitability of this link is questionable: a more generous â&#x20AC;&#x2DC;land bridgeâ&#x20AC;&#x2122; with more legible landing points would be more suitable to sustain mixed use regeneration.

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Northumberland Park Station Options Study - Option 1

Upgraded Industrial Area to east of train corridor

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Station Plan - Scale 1:1000

NORTHUMBERLAND PARK DEPOT

Elevation A-A’ - Scale 1:1000

Elevation B-B’ - Scale 1:500

North Tottenham Investment Framework Stage B+ / Report August 2013

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Northumberland Park Station Options Study

Option 2: New Station, Land Bridge across railway: The key attributes of this layout are as follows: - New station concourse structures and gatelines on both east and west sides of the railway - An eastern concourse which allows for ticketed connection to future LUL platforms - Single stairs on either side of the railway connecting to the main rail overbridge - 3 lifts providing access to the bridge and to each NR platform - A central linear stair providing access to the island platform required to extend 3 tracking to Angel Road

Northumberland Park Depot

- A much wider (c15m) Land Bridge across the railway, allowing soft and hard landscape treatments to form a more intuitive and legible connection across the rail corridor - Folded landscape treatment at either end of the new bridge, allowing ramps to form an integral part of a rising landscape (similar to Mile End Park) - More direct and generous linear stairs onto the pedestrian and cycle bridge - Formation of a significant new public open space on the west side of the bridge - Significant impact on housing immediately west of the new bridge â&#x20AC;&#x201C; this option would require redevelopment of the existing housing on the northern section of Park Avenue Road to form the new public space and associated ramps.

This option would form a much stronger visual and physical connection between sites on either side of the rail corridor. While not suitable for vehicular use, the Land Bridge would better suit masterplan solutions which envisage housing and a richer mix of uses along the Lee Valley. The cost and greater physical implications of this alternative, particularly on existing housing stock, would need to be offset by a significant increase in connectivity and permeability.

This alternative is proposed as the preferred solution within Phase 1 of the Arup Investment and Physical Development Framework. It should be noted that this recommendation is that of Landolt + Brown and Arup and does not necessarily reflect the view of the Council or the GLA. Taking this option forward would require decisions from the Council, Network Rail and other public bodies. As noted at the conclusion of this section, phased and sequential delivery of the option would reduce its impact on any existing properties.

North Tottenham Investment Framework Stage B+ / Report August 2013

Northumberland Park Station

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Mixed Use of Residential and Employment to east of train corridor

Options Study - Option 2

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NORTHUMBERLAND PARK STATION

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Station Plan - Scale 1:1000 NORTHUMBERLAND PARK DEPOT

Elevation A-A’ - Scale 1:1000

OPTION 2 - LAND BRIDGE 8

Elevation B-B’

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Northumberland Park Station Options Study - Option 3

Option 3: New Station, formation of an new vehicular link:

Lee Valley Regional Park

New Workspace Development

New Workspace Development

This option has been developed in order to assess the implications of a new road bridge on the existing alignment of Park Avenue Road / Garman Road.

In terms of station functionality, this layout remains essentially unaltered as Option 1 above, but excluding the pedestrian bridge, ramps and stairs.

New Bridge Road Northumberland Park Plaza

The impact of the new bridge crossing can be summarized as follows:

Northumberland Park Station

- Road gradients of 1:20 â&#x20AC;&#x201C; shallower gradients would be required if heavy goods vehicles and/or buses had to be accommodated

Northumber Depot

- A level, but raised junction where Park Avenue Road intersects with Northumberland Park and Willoughby Lane

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- Major redevelopment of all existing housing sites adjacent to the new junction, including the recently constructed housing block on its southern side - A new road bridge immediately north of the new station, as a continuation of Park Avenue Road.

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The physical implications of this new road link are clearly significant and would require major housing stock renewal. Further technical analysis of traffic movement, bus routes, highway gradients and civil engineering implications would need to be taken forward to fully test the viability and cost of this alternative.

It should be noted that a crossing capable of carrying heavy traffic, notably buses and articulated vehicles, would require a more significant land take with shallower gradients.

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North Tottenham Investment Framework Stage B+ / Report August 2013

New Residential Area to east of train corridor

Northumberland Park Station

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Options Study - Option 3

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NORTHUMBERLAND PARK DEPOT

Station Plan - Scale 1:1000

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Elevation A-A’ - Scale 1:1000

OPTION 3 - ROAD BRIDGE

Elevation B-B’

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Northumberland Park Station Options Study - Option 4

Option 4: New Station, formation of a new vehicular link as an extension of Northumberland Park Road In the context of the major impact on existing housing stock in Option 3 above, this alternative looks at a more northerly crossing point for a vehicular link across the railway.

New Workspace Development

New Workspace Development

New Development

As in Option 3, the layout of the station itself remains common with Option 1, with exclusion of the pedestrian bridge.

New Bridge Road

Northumb Plaza

The impact of the bridge crossing in this location can be summarized as follows: Northumberland Park Station

- No direct impact on the housing adjacent to the station - Redevelopment of some housing on the east side of Willoughby Lane Willou

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- Raised street conditions for existing housing blocks at the junction of Willoughby Lane and Northumberland Park While the direct physical impact of this option is reduced, in terms of the need to replace existing housing, it is still significant. More detailed analysis of the impact of a crossing on retained housing at the junction of Willoughby Lane and Northumberland Park would also be necessary as an elevated road geometry in close proximity to existing housing may lead to unacceptable townscape conditions around the perimeter of existing housing sites.

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In wider transport strategy terms, this option relocates the station significantly closer to Angel Road - a more detailed analysis of catchment areas would need to be undertaken to establish the way in which this would disbenefit those living to the south of the station. rk

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North Tottenham Investment Framework Stage B+ / Report August 2013

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Northumberland Park Station Options Study - Option 4a

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New Residential Area to east of train corridor

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Elevation A-A’ - Scale 1:1000

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Northumberland Park Station Options Study - Option 4a

Option 4a: Formation of a new vehicular link and relocated station on Northumberland Park Road In this final alternative, the station, as well as the main link traversing the rail corridor, is moved northwards to form an extension of Northumberland Park Road with the station on its southern side.

New Workspace Development

This alternative presents opportunities in the ability to plan the station within a group of (necessarily) remodelled buildings adjacent to the new road bridge and the potential to form a new station plaza on the west side of the railway as part of this remodelling.

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New Development New Bridge Road

This alternative would, by necessity, require an additional extension of the Victoria Line, if the long term intention is to extend this Underground link from Tottenham Hale. The more northerly location would also have to be examined in greater detail in terms of its proximity to Angel Road and to assess if catchment areas to the south are put at a significant disadvantage.

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It should also be noted that the operational implications of moving the station north, in terms of track and signalling, have not been investigated further at this stage.

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Northumberland Park Station Options Study - Option 4a

+9.6

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New Residential Area to east of train corridor

+9.6

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Station Plan - Scale 1:2000

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Elevation A-A’ - Scale 1:1000

Elevation B-B’

North Tottenham Investment Framework Stage B+ / Report August 2013