HALE WHARF INTRODUCTION.

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1 INTRODUCTION Hello and welcome to this public exhibition of our proposals for the redevelopment of Hale Wharf. We have arranged this event to to present our draft proposals to neighbours and members of the public, and to hear what people think of them. Please take your time to read through all of the information on display and feel free to put any questions you might have to a member of the project team. These proposals are being brought forward by Muse Developments and the Canal & River Trust, who are working in partnership on this redevelopment. Hale Wharf offers the opportunity to create attractive and high quality new homes for Tottenham on an already developed ( brownfield ) site close to local transport links. The redevelopment of the site will also offer a number of benefits for the wider area, including the creation of new canal-side public spaces and improved links between Tottenham Hale and the Lee Valley Regional Park. With Canal & River Trust being a charity, 50% of the proceeds from this development will be put back into waterway improvements. FERRY LANE THE PADDOCK TOTTENHAM HALE STATION HALE VILLAGE MILL MEAD ROAD RIVER LEE NAVIGATION Muse Developments is one of the country s leading names in mixed-use development and urban regeneration - a national developer with regional operations in Leeds, Manchester, London, and Glasgow. Muse is also part of Morgan Sindall Group plc, a leading UK construction and regeneration group. The Canal & River Trust is the guardian of 2,000 miles of historic waterways across England and Wales, caring for the nation s third largest collection of listed structures, as well as museums, archives, and hundreds of important wildlife sites. Aerial view of the site

2 THE SITE Hale Wharf is located to the north of the A503 Ferry Lane in Tottenham Hale, bordered on two sides by the Lee Navigation and one of its relief channels. Site s location in Tottenham Hale View from Tottenham Lock looking north There are a number of industrial units present on the site, as well as an office building close to the entrance from Ferry Lane. Three commercial barges are moored along the western edge of the site, accessed via a dedicated jetty. The site is almost entirely covered in concrete hard standing and has little in the way of proper drainage, causing most of the run off from rain and on-site activities to go straight into the Lee Navigation. It is also visually unattractive and unwelcoming to people walking along Ferry Lane, including those who then travel through the site to reach the Stonebridge moorings to the north. View from the Lee Navigation towpath looking south

3 PLANNING CONTEXT The Mayor of London has designated Tottenham as a Housing Zone. This will help it to benefit from part of approximately 2billion of new investment and development, supporting infrastructure improvements in and around Tottenham Hale. The site is situated within a Growth Area as outlined in the Draft Tottenham Area Action Plan. It has been identified by the Council for a major mixed-use redevelopment to include housing and employment uses. TRANSPORT AND ACCESS Tottenham Hale station is a short walk from the site, providing mainline rail services into London Liverpool Street as well as access to the Victoria Line. It will also benefit from Crossrail 2 in the future. Adjacent to the station is Tottenham Hale bus station, which is well served by bus routes covering much of northern London and down towards the City. Key redevelopment benefits: Facilitating much needed improvements to The Paddock Green development: linking into the low-carbon energy centre at Hale Village Provision of utilities services which Stonebridge boaters will be able to link into Pedestrian links providing easier access to Harris Academy (a through school ) Long-term development management scheme maintaining quality of public spaces Provision of high quality rented homes (Private Rented Sector) in line with Council policy Much-needed new homes for Tottenham, including smaller flats and larger family homes including affordable housing Creation of new jobs on site during construction and once the development is complete Creation of an attractive new waterside public space for local people, unique to Tottenham Hale Integrated within Haringey Council s Green Grid Strategy, by creating a new connection for pedestrians and cyclists between the High Road and the Lee Valley Regional Park Generates significant funding to support local infrastructure and community facilities 50% of the profits from this redevelopment will go to the Canal & River Trust, to be reinvested in waterways Photo courtesy of Sunil Prasannan The site is therefore well-connected with public transport. It also benefits from its proximity to the tow path running along the Lee Navigation, providing walking routes north and south along the Lee Valley. Illustrative image only

4 WHAT IS PROPOSED? Our transformation of the site would: Deliver approximately 500 new homes, in a series of buildings ranging from 4 to 21 storeys high Create new commercial floorspace, in the form of office space and shops or cafes, as well as the retained barges Support the creation of new bridges across the Lee Navigation from Hale Village to The Paddock Provision of c. 60 car parking spaces for disabled parking Focus on public transport with excellent links, and sustainable travel with secure cycle storage throughout the development Hale Village Hale Wharf Bream Close the Paddock Ferry Lane Ferry Lane Estate Parking plan with red blocks showing how parking could be dispersed throughout the development Indicative view looking north New development - proposed layout

5 HALE WHARF ARCHITECTUR AL INFLUENCES In designing the new homes for Hale Wharf, project architects Allies and Morrison have taken inspiration from the kinds of quality, robust, brick-built canal-side wharf buildings which are much-loved elsewhere. They have also sought to reference some of the design features of the former Harris Lebus Cabinet Works, (which in the 1920s stretched across what is now the Ferry Lane Estate and Hale Village). Elements of the design taken from these historic buildings include repetitive and symmetrical elevations and saw-toothed roofs. Examples of a style of architecture that influence may be drawn from for Hale Wharf Image of developed site - view looking from the canal side, with steps up to Ferry Lane

6 ILLUSTRATIVE SKETCHES N Bridge to The Paddock Ferry Lane Bridge to Hale Village Illustrative layout of the site Illustrative elevation of the two blocks closest to Ferry Lane (looking east) N Illustrative elevation of the site from the Lee Navigation Towpath (looking east) Ferry Lane

7 LANDSCAPING The redevelopment of the site allows us to replace the underused and unattractive sheds and significant amounts of concrete hardstanding currently on site. As well as new homes, we will be able to increase how much green and landscaped space there is across the site and create connections to the Lee Valley Regional Park. Site landscape section today Relief channel overgrown banks banks warehouse sheds sheds Landscape plan central spine buildings accessed from spine hard surface, little or no surface drainage hard surface, little or no surface drainage gaps provide visibility / access to canal side greened edge to waterside 1 4 Lee Navigation existing moorings LANDSCAPE EXISTING Relief channel activity space green link to The Paddock planted edges planted edges hard edge to waterside 2 3 Places 1. local playable space 2. doorstep playable space 3. Waterside wharf 4. tranquil greenspace Proposed landscape section mid-rise waterside apartments apartments family homes family homes internal spine: spine: amenity, amenity, playspace, playspace, parking, access parking, access Existing site 3 public space looking onto the wharfside looking onto the lock and providing sufficient space for local activities/ maintenance Lee Navigation private private outdoor outdoor terraces terraces for ground for floor ground units floor units planted edges still accessible planted edges still accessible floating reed-beds increase increase biodiversity biodiversity existing moorings retained retained for additional moorings potential for additional moorings LANDSCAPE PROPOSED

8 LANDSCAPING - BRIDGE LANDING PUBLIC SPACE The area where the bridge from Hale Village lands will be a major new public space for everyone in Tottenham Hale, unique to this area. 02 L GEA GIA Different character features of the bridge landing area L GEA GIA bridge square bridge square adaptable quayside B raised plateau Bridge Landing: South facing public space with the potential for cafes and planted areas for sitting Wharfside: Lively space suitable for public events or markets, with the potential for boat moorings Lockside: Distinctive entrance to the site, maintaining access for lock maintenance public art TOTTENHAM LOCK Illustrative images of the types of public spaces that could be created A

9 HALE WHARF L ANDSCAPING - PUBLIC AREAS We are considering how the internal public spaces of the development could look. This board illustrates some of the ideas we are currently considering. A - Green Landscaping All images illustrative only B - Hard Landscaping All images illustrative only

10 ECOLOGY AND ENVIRONMENT The site currently has little ecological value, due to the activities which take place and the extent of concrete hardstanding. Ecological surveys have been undertaken and no protected species have been found on site. Our redevelopment will significantly improve on this lack of ecology on site. We are currently looking into what kinds of measures could be included in the redevelopment to improve the ecological value of the site. This could be done through including a variety of new plants in landscaped areas, or providing roosting or nesting spaces for birds and insects. FLOODING AND DRAINAGE With recent events in the UK, this subject is extremely important. The site currently has very little in the way of proper drainage, meaning that most of the rainwater which hits it flows straight into the Lee Navigation. Redeveloping the site will allow us to introduce sustainable drainage solutions which allow for the slow release of water. SURROUNDING AREA The team is very much aware of the importance of the nearby Green Belt, local watercourses, marshes and Lee Valley Regional Park to Tottenham. Hale Wharf is located close to a number of these areas which have special environmental and ecological value (and legal protection). We are therefore carrying out a lot of detailed assessment work to ensure that we understand and respect local plants and wildlife. Water Vole survey being undertaken Example area of ecological study This has included consultation with: Environment Agency 9.10 AOD EXAMPLE NEW PLANTING Natural England Haringey Council 8.91 AOD Waltham Forest Council Lee Valley Park Authority British Trust for Ornithology Essex Botany Group private area 1.5m width New wildflower verge New floating reed beds - Canal & River Trust New planting, both on the site and between it and the jetty Amelanchier lamarckii Quercus robur fastigata Acer platanoides Betula utilis Salix babylonica Pendula

11 GREEN GRID Haringey Council s Green Grid is a long-held strategy to deliver green links across Tottenham from east to west, linking the area to its valuable green spaces. The redevelopment of Hale Wharf will be an important step in the delivery of this ambition, helping to support the delivery of dedicated pedestrian bridges across the Lee Navigation to The Paddock Community Nature Park to the east, and Hale Village to the west. Hale Village Lee Navigation Hale Wharf: Housing integrated with landscape and waterside Paddock: Nature area managed to create woodland glades Canal side verge Shared surface with tree planting Flood Channel: Soften banks with additional planting Green Grid - proposed future bridge locations shown as solid red lines

12 FEEDBACK AND NEXT STEPS Thank you for taking the time to visit us today and for your interest in the redevelopment of Hale Wharf. You can complete one of our feedback forms whilst you re here today and return it to a member of the project team before you leave. Alternatively you can return it to us later by using one of our complementary freepost envelopes, or by completing an online version of the form at CONTACT DETAILS You can always contact the project team via one of these following options if you have any further questions or comments on the proposals: us: matthew.evans@glhearn.com Call us: Write to us: Freepost RTHZ-AKZT-SABG GL Hearn Limited, 280 High Holborn, London WC1V 7EE Please submit your feedback by no later than Friday 26th February This will allow the team to review all responses received before finalising a planning application for submission to Haringey Council. A Consultation Statement will accompany the application that we submit to Haringey Council. This will provide a summary of all the feedback received throughout the pre-submission process and outline how the team has explored and responded to the issued raised. Indicative view looking into the development, away from Ferry Lane ANTICIPATED TIMESCALES FOR PROJECT February-March 2016 Late Spring 2016 Summer/Autumn 2016 Autumn/Winter 2016 Review of feedback received and further design work by the project team Likely submission of a planning application - in detail for Phase 1 (two blocks closest to Ferry Lane) and outline for the remaining site. Possible decision by planning committee at Haringey Council Site clearance 2017 onwards Construction of Phase 1