Welcome. Welcome to the second public exhibition hosted by Argent Related. Today s exhibition: Consultation so far: Have your say.

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Ronald Foster
6 years ago
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1 CHESNUT CHESTNUT HIGH CROSS THE BUS B LANE 5 1 METRES Map showing Argent Related sites Welcome Welcome to the second public exhibition hosted by Argent Related. Argent Related is proposing to redevelop five pieces of land in the centre of Tottenham Hale. The plots are known as Welbourne, Ferry Island, North Island, Ashley Road East and Ashley Road West. Our proposals include new homes, squares, streets and shops at the heart of a new District Centre for Tottenham Hale. Consultation so far: In October 217, we presented our ideas for these five sites and the benefits the development would bring to everyone in this part of London. We were delighted to welcome around 12 local residents, businesses and school children to the first events at Lord Morrison Hall and the Down Lane Bowling Club. Since then we have been engaging with officers at the London Borough of Haringey and the GLA. We have also met with Tottenham ward councillors, community groups and local schools to listen to feedback on our proposals. In January we also held a series of workshops focusing on the new public open space that sits at the heart of our proposal. They were attended by local residents and students from Harris Academy, Holy Trinity School and ADA (Digital Skills College). Today s exhibition: Will show you where we would like to create new public spaces Will update you on the masterplan design Will introduce the Island sites and Ashley Road buildings Will show you where we envisage creating new shops and leisure spaces Will make clear the proposed improvements to the bus station Have your say We hope you find today useful. You can leave comments with us today on one of the feedback forms provided or by: ing us at TottenhamHale@londoncommunications.co.uk Calling us on You can also view all the information displayed here today online: The project team 1

BRUCE GROVE HIGH HIGH A1 One Station Square 128 homes 91% affordable homes CHESNUT CHESTNUT SOUTH Berol Yard 174 homes 14% affordable homes Hale Village Over 1, homes 5% affordable

HIGH BUS WORKS THE PADDOCK COMMUNITY NATURE GREEN A1 Monument Way 54 homes 1% affordable homes B LANE RETAIL COPPER MILL STREAM Hale Works 279 homes 15% affordable homes LOW MAYNARD

experience in designing and building homes, workplaces, shops and well loved public squares and community spaces.

Our aim here is to create the final piece of the new District Centre, a revitalised heart to Tottenham Hale that everyone can enjoy.

Tottenham Area Action Plan. New public realm equivalent to approximately two football pitches in size, including a main square for people to meet, eat and relax in.

Space for a new 17, sq ft health centre at the Welbourne site to serve up to 3, local residents. We are working with NHS England on possible community uses within the same facility.

2 BRUCE GROVE HIGH HIGH A1 One Station Square 128 homes 91% affordable homes CHESNUT CHESTNUT SOUTH Berol Yard 174 homes 14% affordable homes Hale Village Over 1, homes 5% affordable homes (including Hale Works) RIVER LEE NAVIGATION Hale Wharf 55 homes 35% affordable homes LOCKWOOD RESERVOIR A1 VILLAGE RIVER LEE NAVIGATION HIGH CROSS THE ONE OVER DEVELOPMENT WHARF HIGH BUS WORKS THE PADDOCK COMMUNITY NATURE GREEN A1 Monument Way 54 homes 1% affordable homes B LANE RETAIL COPPER MILL STREAM Hale Works 279 homes 15% affordable homes LOW MAYNARD RESERVOIR Map showing District Centre Framework area Crown copyright and database rights 214 Ordnance Survey METRES Benefits of the development Argent Related has extensive experience in designing and building homes, workplaces, shops and well loved public squares and community spaces. We believe development should give back to the local community, should be high-quality and should stand the test of time. Our aim here is to create the final piece of the new District Centre, a revitalised heart to Tottenham Hale that everyone can enjoy. Our proposals will bring: Around 1, much needed new homes for locals and Londoners; including a significant number of affordable homes to help meet the overall 4% target set out in the Tottenham Area Action Plan. New public realm equivalent to approximately two football pitches in size, including a main square for people to meet, eat and relax in. New shops, restaurants, cafes and bars as well as new small business space, to contribute to the development of the local economy and create a new place and destination for everyone. Space for a new 17, sq ft health centre at the Welbourne site to serve up to 3, local residents. We are working with NHS England on possible community uses within the same facility. New and improved pedestrian and cycle routes through the centre of Tottenham Hale, with a repositioned Station Road, new crossings and a widened Watermead Way to create a more pleasant and vibrant District Centre and open up connections between the new buildings. An improved bus station layout, encouraging safer pedestrian access, improved bus times and a more welcoming arrival point for visitors. 2

Some of the attendees at our workshops What have we learnt?

from ADA college and children from Holy Trinity School and Harris Academy

The valuable feedback will be presented to our design teams and used as

We have also been continuing to engage with the Council and the GLA.

spaces which are active but not noisy The area needs sheltered or indoor

food and drink offer Greenery, especially trees, is important to you You

pedestrian-friendly paths through the area There could be a sense of

surrounding traffic and pollution You would like colour, lighting and

board these themes and will ensure to keep you updated over the coming

Virtual Reality To help visitors understand our proposals for the public

3 Some of the attendees at our workshops What have we learnt? In January 218 we held three workshops with local people, young adults from ADA college and children from Holy Trinity School and Harris Academy to help us with our designs for the new public spaces. The valuable feedback will be presented to our design teams and used as we continue to develop our proposals. We have also been continuing to engage with the Council and the GLA. The discussions brought out some key themes, including: People want spaces which are active but not noisy The area needs sheltered or indoor spaces which do not cost a lot to use You would like more variety in the food and drink offer Greenery, especially trees, is important to you You would like less litter and dirt You want safer and more pedestrian-friendly paths through the area There could be a sense of creative things happening The new spaces need protection from the surrounding traffic and pollution You would like colour, lighting and interesting artwork We will continue to develop our designs taking on board these themes and will ensure to keep you updated over the coming months. Virtual Reality To help visitors understand our proposals for the public spaces we have prepared a Virtual Reality (VR) tool. This will walk you along a route through our buildings and allow you to interact with the spaces in a way that we can t convey on these exhibition boards. 3 Creative work produced as part of the workshops

FLEXIBLE URBAN SPACE - ACTIVITIES CHESNUT CHESTNUT an Local shopping facilities Supporting leisure uses HIGH CROSS THE College Square a front door to the college, a space for students and their

Ferry Square a new destination for Tottenham Hale B LANE FERRY BUS 5 1 METRES Map showing the new Argent Related public space New public spaces Crown copyright and database rights 214 Ordnance Survey

In Tottenham Hale, creating attractive open spaces and connections between them will help the area to realise its full potential.

4 FLEXIBLE URBAN SPACE - ACTIVITIES CHESNUT CHESTNUT an Local shopping facilities Supporting leisure uses HIGH CROSS THE College Square a front door to the college, a space for students and their friends to enjoy COLLEGE WATERMEAD PLACE Space for 1 people standing Stage location Improved community infrastructure WAT E R M E A D D R A F T Watermead Place a place to sit, relax and walk through Ferry Square a new destination for Tottenham Hale B LANE FERRY BUS 5 1 METRES Map showing the new Argent Related public space New public spaces Crown copyright and database rights 214 Ordnance Survey and amenities London s most successful neighbourhoods have clean, safe and vibrant spaces which everyone can use and enjoy. In Tottenham Hale, creating attractive open spaces and connections between them will help the area to realise its full potential. Delivering well-managed, inviting open space is something Argent Related has learnt through its work at King s Cross and Brindleyplace in Birmingham. We are proposing the creation of three new public spaces in Tottenham Hale, known as Ferry Square, Watermead Place and College Square. We are still developing our vision for these spaces and would welcome your feedback and views as we progress our designs. Ferry Square Ferry Square will be a vibrant space for the local community surrounded by a selection of restaurants, cafes and shops Comparable in size to a five 25m swimming pools The square will be south facing and will enjoy sunlight throughout the day New trees will help to create an inviting environment New seating will provide space for events or simply a pleasant area for people to sit, relax and enjoy A new pavilion will help give the square character and could be used for events, exhibitions, classes and workshops The square will also provide a route between Down Lane Park and the Retail Park College Square We have moved our building line back to provide a new public square outside the new exciting Digital Skills College creating an arrival the buildings bold and contemporary architecture truly deserves This will create a better sense of arrival for students and a new pedestrian route running east to west It will be an attractive gathering point for students and local residents Watermead Place The south facing space will provide areas for people to sit and relax It will also provide a pedestrian route between the Ferry Island and Ashley Road sites 4

View of proposed Ferry Island Square looking north The centre of Tottenham Hale and the Island sites The Island sites are bounded by Watermead Way to the north, Ferry Lane to the south, The Hale to

This piece of land is the key gateway from the bus and train stations to the centre of Tottenham Hale, but pedestrians currently have to contend with the imposing roads and there is no easy

5 View of proposed Ferry Island Square looking north The centre of Tottenham Hale and the Island sites The Island sites are bounded by Watermead Way to the north, Ferry Lane to the south, The Hale to the west and Tottenham Hale station to the east. This piece of land is the key gateway from the bus and train stations to the centre of Tottenham Hale, but pedestrians currently have to contend with the imposing roads and there is no easy pedestrian link. To encourage cycling there will be over 85 on-site cycle bays for residents and 15 additional publicly-accessible cycle parking bays for visitors A new pedestrian-friendly, east-west connection which improves the links with Tottenham Hale station, away from busy roads The area needs to be developed with a sensible but creative vision to deliver the high-quality new public spaces, shops, homes and restaurants a vibrant neighbourhood needs. We are proposing three new buildings on the Island sites, which will include the following: Around 6 new homes including a mix of market and rental apartments with approximately 115 delivered for shared ownership sale A new open space at the heart of Tottenham Hale Space on the ground floors for new restaurants, cafes and shops. These will face onto the new public spaces View facing north-east of proposed Buildings Two and Three and Station Road 5

View of proposed Ferry Island Square looking east The Island buildings The three new buildings on the Island sites include a landmark building of 37 storeys nearest to the bus station.

6 View of proposed Ferry Island Square looking east The Island buildings The three new buildings on the Island sites include a landmark building of 37 storeys nearest to the bus station. The heights of the buildings will then step down to 19 storeys and seven storeys to respond to the residential neighbourhoods in the west of Tottenham Hale. The Island sites are considered to be the right place for the area s tallest building. London is in the midst of a housing crisis and whilst building more homes only solves part of the problem the Mayor s policy is to densify around major transport hubs like Tottenham Hale to increase overall housing numbers. The London Borough of Haringey also uses the Tottenham Area Action Plan to state that a taller building may be acceptable here. New developments of approximately 24 and 33 storeys are consented at Hale Wharf and at Hale Works on Ferry Lane, setting a new context for the District Centre. CHESTNUT Designed by Stirling Prize winning architects AHMM the buildings will be of the highest quality and consist of: Building One Around 375 new homes and approximately 5, square foot of ground floor commercial space for cafes, restaurants or shops. The design also includes a new internal street to create a direct pedestrian route into Ferry Square from the bus and train station HIGH CROSS Building Two Around 11 new homes and approximately 6, square foot of ground floor commercial space with flexible use for cafes, restaurants and shops Building Three Around 115 new homes all shared ownership units. Approximately 3, square foot of ground floor commercial space with flexible use for cafes, restaurants and shops The main servicing route for the Island buildings will be via station road to ensure the new square prioritises pedestrians and cyclists. Rooftop terraces and gardens will also increase the biodiversity and greenery across the developments Text THE B LANE Building 3 New pedestrian routes into Ferry Square Building 2 FERRY WATERMEAD PLACE Building 1 BUS 5 1 METRES 6 Map showing the Island buildings. Crown copyright and database rights 214 Ordnance Survey

R I V E R L E E N AV I G ATI O N CHESTNUT THE FERRY COLLEGE WATERMEAD PLACE Map showing Ashley Road East and Ashley Road West sites B LANE HIGH CROSS Crown copyright and database rights 214 Ordnance

and ADA skills college from Watermead Way R I V E R L E E N AV I G ATI O N THE PADDOCK COMMUNITY NATURE RIVER L RIVER LEE NAVIGATION RIVE 1 METRES Ashley Road East and West 5 778 Located on the

7 R I V E R L E E N AV I G ATI O N CHESTNUT THE FERRY COLLEGE WATERMEAD PLACE Map showing Ashley Road East and Ashley Road West sites B LANE HIGH CROSS Crown copyright and database rights 214 Ordnance Survey View of proposed Ashley Road East and Ashley Road West from corner of Ferry Island THE B LANE FERRY COLLEGE ASHLEY WATERMEAD PLACE BUS BUS 1 METRES 5 View of proposed Ashley Road West and ADA skills college from Watermead Way R I V E R L E E N AV I G ATI O N THE PADDOCK COMMUNITY NATURE RIVER L RIVER LEE NAVIGATION RIVE 1 METRES Ashley Road East and West Located on the corner of Ashley Road and Hale Road is the Ashley Road West plot designed by award-winning architect Pollard Thomas Edwards. The building is proposed to be a key visual marker when arriving from the station and will have: On the other side of Ashley Road is Ashley Road East, designed by Stirling Prize winning firm Allison Brooks Architects. The plot is one of the most difficult to develop in the District Centre as tunnels for the London underground run underneath. SCAL Space for retail at the ground floor of the building and a public courtyard within its centre 82 market and affordable homes containing a mix of one, two and three bedrooms A sensitive design with a taller point fronting Hale Road and lower shoulders to respond to the neighbouring buildings A servicing route off Ashley Road to prevent congestion The building steps back to the north to compliment the new ADA digital skills college (opening in 219) and to create an additional public space. It will have: New spaces for shops and leisure to support the new college and help bring the new public space facing it to life A total of 175 studio, one, two and three bed market homes A first-floor podium garden for residents, creating a connection with the public realm 7

CHESNUT Updated view of Welbourne from Chesnut Road Indicative view of the new Welbourne façade on Chesnut Road A Cycle store 5 6 Refuse store 4 Car park 3 B Retail entrance Retail unit Main

Welbourne In October last year we presented our proposals for the Welbourne site.

to 3, local people and respond to the growth in population taking place in Tottenham Hale.

Retail space on the ground floor, suitable for a small supermarket or pharmacy A largely car-free scheme, with around 25 cycle bays for residents and health centre users to encourage cycling and

8 CHESNUT Updated view of Welbourne from Chesnut Road Indicative view of the new Welbourne façade on Chesnut Road A Cycle store 5 6 Refuse store 4 Car park 3 B Retail entrance Retail unit Main residential entrance 1 Main residential entrance loby Vehicular entrance C 2 Health centre Health centre entrance Map of Welbourne uses Updated view of Welbourne from Monument Way An update on Welbourne In October last year we presented our proposals for the Welbourne site. This currently derelict and unattractive site on the corner of Monument Way, Chesnut Road and Park View Road is an opportunity to design and build: Space for a new 17, sq ft health centre to serve up to 3, local people and respond to the growth in population taking place in Tottenham Hale. Additional community use is also being explored with NHS England Around 16 new homes of which 1 are proposed to be delivered for discount market sale by specialist housing provider Pocket Living Retail space on the ground floor, suitable for a small supermarket or pharmacy A largely car-free scheme, with around 25 cycle bays for residents and health centre users to encourage cycling and promote the use of public transport Responding to your feedback: Health centre / community use in direct response to your feedback, we are working with NHS England to help them deliver a flexible space that could be used out of surgery hours for community uses. Building height after further work, we are certain a marker building is right for this corner. However, we have ensured that the building steps down to six storeys and four storeys towards the neighbouring houses on Chesnut Road and Fairbanks Road. Retail you told us there is a need for a convenience store near Welbourne, ideally with a cash machine. We agree that Welbourne could be suitable for a small supermarket or pharmacy. Materials you told us you would prefer a brick building, in keeping with the surrounding area. It should also have an interesting façade. We have reflected this in our latest designs. Affordability at Welbourne, we are proposing around 16 new homes, of which 1 are likely to be delivered by Pocket Living for local living and working first-time buyers. Pocket are specialists in delivering affordable, intermediate housing in London and will allow us to provide one and two bedroom compact homes for sale, at a discount of at least 2% to the open market. These homes will be sold first to those living and working within the borough and we are discussing additional terms with the Council to put further emphasis on those currently living within the Tottenham Hale ward. 8

Image of current bus station Improving the bus station and next steps We want to create a new centre for Tottenham Hale a place where people can enjoy the environment they live or work in, or travel

9 Image of current bus station Improving the bus station and next steps We want to create a new centre for Tottenham Hale a place where people can enjoy the environment they live or work in, or travel through. The new developments we ve mentioned will open up much of the space to the west of the bus station, creating new public squares and spaces, and routes for pedestrians and cyclists. Upgrading the bus station is a key part of the plans. What is proposed? Working in partnership with Haringey Council and having consulted with TFL, London Buses and others, we are proposing to make improvements to the bus station, with a new layout incorporating the existing canopies which will: Allow buses to exit and enter from the north and south, creating a more direct route through the station and reducing bus journey times Relieve a major congestion pinch point by widening Watermead Way Make the bus station easier to cross over and walk through by adding two additional crossings Add an additional pedestrian and cycle crossing point (toucan) on Watermead Way, to allow better access from the transport hub to Ashley Road and beyond Allow the creation of a more attractive and welcoming space for those coming from the station, whilst maintaining the existing canopies Allow us to reduce the footprint of the bus station and free-up more public space to become part of the reenergised heart of Tottenham Hale. When? Subject to planning approval, the works could start in summer 218 and finish by the end of 219. How will this affect my journey? Buses will run throughout the construction works and we will endeavour to keep disruption to a minimum. Once the works are finished, buses will experience a significant reduction in journey times. Next Steps Thank you for visiting today s exhibition, which we hope you found informative. We would like to hear your views on the proposals for the Island and Ashley Road sites and, in particular, what you think of the new public spaces and retail at ground floor. You can talk to us or leave comments by: Filling in a comment card at the end of the exhibition or taking one with you to post back to us. ing us at TottenhamHale@ londoncommunications.co.uk Calling us on We will continue to keep you updated on the proposals with a second community newsletter in the coming weeks. All of the information displayed today is also available to view on our website Thank you 9

Welcome. To download the materials on display today, please visit the project website

Welcome. To download the materials on display today, please visit the project website Welcome Welcome to this public exhibition hosted by Hadley Property Group. This marks the start of our public consultation for the proposed redevelopment of the underutilised Hawes & Curtis site at 590