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DRAFT 3

DRAFTTottenham Green & Seven Sisters

4.1

43

Tottenham Physical Development Framework: Tottenham Green & Seven Sisters

A Plan for Tottenham Green/Seven Sisters:

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;

• 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

the cultural heart of Tottenham

• 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

• 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.

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CULTURE & EDUCATION

TRANSPORT

RESIDENTIAL& EMPLOYMENT

EMPLOYMENT& INDUSTRIAL

OPENSPACE

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

Figure 4.1.1 -

Concept Plan

4. Areas of Change

45

Characterisation ofTottenham 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 Sister’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.


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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1. West Green Road

3. The Cross

5. Seven Sisters Station

7. High Road

9. The Green

1

3

5

7

9

8

10

6

4

2

2. CHENEL

4. Old Town Hall

6. Lane down the side of Bernie Grant Art Centre

8. Leisure Centre

10. Bus Garage

47

Figure 4.1.2 -

Opportunities and Constraints


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.

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

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.

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

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.

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.

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.

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.

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.

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.

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Conservation Area

Gyratory Improvements Potential Development Sites

Prime Retail Frontage

Conservation Area

1

2

6

34

13

10 8

9

14

15

5

7

11

National Rail station

Underground station

Leisure Centre

Marcus GraveyLibrary

Town Hall

Bernie Grant Art Centre

CHENEL

High Cross

Holy Trinity

Monument Way

Hig

h R

oa

d

Broad Lane

West Green Road

12

4. Areas of Change

49

Asset Existing Use

TG1 Apex House Employment

TG2 Former Firemen’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

Figure 4.1.3 -

LB Haringey Assets in Seven Sisters/Tottenham Green


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:

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Areas of Change

12

10

89

13

14

15

4

1

16

11

23

56

7

51


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.

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;

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

• 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.

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 pop-up 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.

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Create new work environmentsthrough adaptation

Activate public realm

Deliver new public realmand landscape

Secure major restaurantoperation

Leverage use of Council assets

Link back to fronts

Completenew housing

Secure development of car park

Create development opportunities

Deliver development to create better frontages

Promote specialistretail destination

Figure 4.1.4 -

Short to Medium Term Priorities

4. Areas of Change

53


Figure 4.1.5 -

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

Hale Village

ThePaddock

L

BE

K

IT

Seven Sisters

South Tottenham

Bruce Grove

White Hart Lane

Northumberland Park

Tottenham Hale

Tottenham Green

High Road West

IT

IT

IT

Northumberland Park

Ashl

ey R

oad

Tech

no P

ark

Hale Wharf

Garman Estate

FountayneEstate

Meridian Water

Northumberland Park

Tottenham HaleRetail Park

Stonebridge Lock

Marsh Lane

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

LEGENDIT

K

BE

New institutional facility

Residential/ mixed use

Retail/ mixed use

Potential Housing Improvements

Upgrade of employment areas

Regeneration of residential core

Knowledge Growth Zone

Primary Retail Centres

IT Cloud

Culture ZoneSports & Leisure AreaBusiness & Exchange

Existing Key Buildings

Asset Management Programmes

New Rail Crossing

Existing Rail Crossing

Potential Rail Crossing

New River/Canal Crossing

Key Ongoing Projects

Existing Rail / Overground

Existing schools

Overground Station

New Schools

Strategic green routes

Refurbished schools

Key Open Spaces

Opportunities:

Key roads

West Anglia mainline upgrades

Tube Station

Gyratory Improvement Scheme (2012 - 2014)

High Road

Rail Station

Bus Station

Existing Bus Garage

Station Improvements

Existing Areas of Key Open Spaces

Existing Water Bodies

Existing Canals and Rivers

SK 200-90 1.3 225030-09

1:5000 @ A0

FOR INFORMATION

URBAN DESIGN

PHYSICAL DEVELOPMENT FRAMEWORKPHASE 1

NORTH TOTTENHAM INVESTMENT FRAMEWORK AND REGENERATION STRATEGY

LONDON BOROUGH OF HARINGEY AND GREATER LONDON AUTHORITY

13 Fitzroy StreetLondon W1T 4BQ+44 (0)20 7636 1531www.arup.com

A0 A

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B C D E F G H I J K L M N O P Q R S T

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1.0 20.03.2013 SS SC SC

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1.1 12.07.2013 SC SC SC

1.2 21.10. 2013 SC SC SC

1.3 04.02. 2014 SC SC SC

Longer Term Options

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:

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

• 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;

• 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.

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Areas of Change

L

BE

K

IT

Seven Sisters

South Tottenham

Bruce Grove

White Hart Lane

Northumberland Park

Tottenham Hale

Saltram Close

Millicent FawcettCourt

Reed Road

Chesnut Estate

Broadwater Farm

Ashl

ey R

oad

Tech

no P

ark

Hale Village

Hale Wharf

Garman Estate

FountayneEstate

Meridian Water

Northumberland Park

Millmead

Lockwood

Tottenham HaleRetail Park

Stonebridge Locks

Rheola Close

Marsh Lane

ThePaddock

639 High Road

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

LEGENDIT

K

BE

New institutional facility

Residential/ mixed use

Retail/ mixed use

Potential Housing Improvement

Upgrade of employment areas

Regeneration of residential core

Knowledge Growth Zone

Primary Retail Centres

IT Cloud

Culture ZoneSports & Leisure AreaBusiness & Exchange

Existing Key Buildings

Asset Management Programmes

New Rail Crossing

Existing Rail Crossing

Potential Rail Crossing

New River/Canal Crossing

Key Ongoing Projects

Existing Rail / Overground

Existing schools

Overground Station

New Schools

Strategic green routes

Refurbished schools

Key Open Spaces

Opportunities:

Key roads

West Anglia mainline upgrades

Tube Station

Gyratory Improvement Scheme (2012 - 2014)

High Road

Rail Station

Bus Station

Existing Bus Garage

Station Improvements

Existing Areas of Key Open Spaces

Existing Water Bodies

Existing Canals and Rivers

IT

IT

IT

SK 200-91 3.0225030-09

1:5000 @ A0

FOR INFORMATION

URBAN DESIGN

PHYSICAL DEVELOPMENT FRAMEWORKFINAL PHASE

NORTH TOTTENHAM INVESTMENT FRAMEWORK AND REGENERATION STRATEGY

LONDON BOROUGH OF HARINGEY AND GREATER LONDON AUTHORITY

13 Fitzroy StreetLondon W1T 4BQ+44 (0)20 7636 1531www.arup.com

A0 A

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B C D E F G H I J K L M N O P Q R S T

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Drawing Status

Discipline

Scale at A0

Drawing No Issue

Drawing Title

Job Title

Client

Issue Date By Chkd Appd

Notes

Do not scale

1.0 20.03.2013 SS SC SC

_

2.0 04.12.2013 SC NW SC

3.0 04.02.2014 SC SC SC

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Header Part 1

56

Areas of Change

Tottenham Green & Seven Sisters

Action Plan

57

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:

- Changes to road and crossings layout;

- 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.

D H DP LBH

GLA

TfL

PM

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 LBH TCM SL-M

1c Establish a strategy for management and maintenance of the Green and implement.

M H DP SL-M

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 LBH

Fusion

SL-M

PH

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 H LBH SL

2c Identify development partner for the site and establish agreement on mechanism for delivering redevelopment.

D H LBH SL

2d Identify potential civic functions that could be located at the site and set in place a strategy for their (re)location.

S H LBH SL

3 Restaurant Offer at Tottenham Green

3a Confirm availability/secure future use of potential sites (Old Fire Station, Old Town Hall) for restaurant opportunities overlooking the Green.

S H DP LBH SL

3b Working with building owners establish a brief for use of buildings fronting onto the Green as restaurants.

S H DP

JV/DA

LBH

OWNER

SL

3c 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 H

-

LBH SL

3d 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 H DP

JV/DA

LBH

OWNER

SL

3e Develop a funding support strategy to assist with capital costs associated with any works to the buildings required for restaurant use.

S H DP

JV/DA

LBH SL

3f Select preferred tenants/operators; confirm lease arrangements; set up; operate.

S H-M DP

JV/DA

LBH SL

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.

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

D H DP LBH

GLA

PL

- West Green Road (west of railway viaduct). 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

Delivery of proposed initiative

No. Proposed initiative Type Priority Delivery mechanism Responsibility Cost


58

4d 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

4e 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

Traders

LBH TCM

SL

4f Develop a programme of events for West Green Road which supports the cultural distinctiveness of retail offer in this area.

M H-M DP LBH TCM

Traders

SL

4g 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 H DP

S106

LBH PL

4h Maintain a high quality environment through implementation of a programme of appropriate levels of street maintenance.

M H DP LBH PL

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 S106

DP

LBH PL

4j 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:

- 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.

P M - LBH SL

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.

M M - LBH SL

4l 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

4m 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

OWNERS

PL

4n 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



4. Areas of Change

59

4o 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

4p 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

TCM

NSAR

SL

4q 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

TTP

SL

4r Work with Tottenham Traders Partnership (TTP) to establish a proactive management body to manage and co-ordinate key retail areas

M M DP LBH

TCM

SL

4s Revise primary frontage and secondary frontage designations in the Local Plan to focus the district centre area.

P H LBH SL

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 LBH SL

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 LBH

Job Centre

SL

5c 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 H DP LBH

639 High Rd.

SL

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 apprenticeships’ providers to promote their offer.

M H-M DP LBH

NAS

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




60



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:

- 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.

S/P H DP LBH TCM SL

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 Council’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 west-east links north of Tottenham Green.

S M-L DP LBH

GLA (TfL)

SL

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 M-L IAA

JV/DA

LBH

TfL

Arriva

SL

8b 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 M-L LBH

TfL

SL

8c 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 M-L LBH

TfL

Arriva

SL

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 SL

PH

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.

S/D M-L DP

PI

LBH

Diocese of London

SL

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

4. Areas of Change

61

10 Support CHENEL’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.

S M-L PI CHENEL

LBH

SL-M

10b Work with CHENEL to deliver an appropriate relocation site and redevelopment of the existing site.

S/D M-L PI CHENEL

LBH

PM

10c Proposal to infill quadrangle of building to provide new internal building for use as evening education facility.

D M-L PI LBH SL

PM

11 Old Fire Station Extension

11a Refurbish for existing use

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

D M IAD LBH

CHENEL

SL

PL-M

12 Old Fire Station Cottages

12a Refurbish for existing use; OR S/D M JV/DA LBH SL

PL12b Convert to residential use (alone or together with adjoining CHENEL site)

D M LBH

12c Relocate occupiers of Fireman’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 LBH PM

13b Improve signage D H-M D-P LBH

Newlon

PL

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

PL

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

Theatre

14e Review the feasibility of additional use as an arts cinema and subject to findings develop and market a programme of events.

M H-M DP LBH SL

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.

M/D H-M DP LBH SL

PL

Open space between buildings




62



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

TfL

PL-M

14h 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 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 M-L JV/DA LBH SL

PM

15b 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

15c Provide on-site support services centre. S/D M-L LBH M-L

16 Tottenham Green Workshops

16a Review of letting and potential grow-on space for occupiers in Tottenham Green employment space.

S H-M - LBH SL

17 Former Toilet Block

17a Conversion to café/sandwich bar D H-M IAD LBH PL

18 Holy Trinity Church & Surrounding Buildings

18a Open up Green by removing physical barriers. D H-M PI Diocese of London

LBH

SL

PM18b 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 DP

JV/DA

LBH SL

DH

19b 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 H DP

JV/DA

LBH 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:

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

- develop strategic direction;

- coordinate and manage implementation of strategic interventions;

- promote area, manage and commission events etc.; and

- monitor progress and regularly review strategy.

M H DP LBH

TCM

POG

TTP

SM

20b Identify funding stream to support management vehicle. M H - LBH

TCM

POG

SL

4. Areas of Change

63

Tottenham Physical Development Framework: Tottenham Hale

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