High Road Strategy 2018 - 2023 Draft for consultation

February 2018

©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 i ] Contents

Tottenham High Road Team The Tottenham High Road Strategy 4

Tibbalds Planning and Lead Consultant/Engagement lead The High Road in context 8 Urban Design Part A: Tottenham High Road today / The Evidence Base 18

BBP Property and Economic Development Part B: The High Road 40 Consultancy Part C: Areas of Focus 54

Areas of Focus 60 Marko &Placemakers Arts and culture, place identity and distinctiveness Bruce Grove north. 62 Bruce Grove central 64 The Retail Group Retail Health checks Bruce Grove south 66

Tottenham Green 72

Urban Flow Transport and parking strategy;urban Tottenham Green 76 movement and public realm Seven Sisters and West Green Road 80

Seven Sisters and West Green Road 80

Seven Sisters 84

West Green Road west 86

Broad Lane 88

Tibbalds CampbellReith JV is a contractual joint venture North Tottenham 89 formed between two like-minded companies to deliver a range of built environment projects through the HCA Appendix A 91 Multidisciplinary Panel 2014-18. The JV is supported by a comprehensive consultant team. Appendix B 95 Further details are set out on our website at: Appendix C 96 tibbaldscampbellreithjv.com

Tibbalds Planning and Urban Design CampbellReith 19 Maltings Place Raven House 169 Road /LQN¿HOG/DQH SE1 3JB Redhill, Surrey Telephone RH1 1SS 020 7089 2121 Telephone [email protected] 01737 784500 www.tibbalds.co.uk [email protected] www.campbellreith.com

5677/ 5677 4.4 171023 Planning policy context / 5677 4.4 indd ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 ii iii ] The Tottenham High Road Strategy

White Hart Tottenham encapsulates the inclusive and Lane diverse spirit of London. It has rich history, Station a cohesive community, north London’s

best transport links, a successful Premier THFC Stadium League club, huge talent and a growing network of new businesses taking root in the area.

Seven Sisters is the gateway to Tottenham, with superb

Bruce transport links, making it a welcoming place to do business Castle and socialise through the day and evening. Tottenham Park 639 Green is the civic heart of Tottenham. Following a £1.5million Enterprise Centre Lansdowne Road revamp it provides local people and businesses with better Lordship Lane opportunities to meet up, shop and have fun. Bruce Grove is a historic town centre at the heart of Tottenham’s community life.

Since 2012 we’ve been working with the community to Bruce Grove deliver improvements to the town centres and the green, public and community spaces along the High Road. They Bruce Grove include: Tottenham Green, Tottenham Green war memorial, Youth Space Dowsett Road shopfront improvements, West Green Road Tropical Park,

Bruce McDonalds West Green Road bridge art, 639 Enterprise Centre, Bruce Grove Asda Station Grove public realm improvements, Holcombe Road Market, Albert Place and Brook Street amongst others. They have Holcombe Market been delivered through funding from the Mayor of London’s Growth on the High Road project, with more planned and underway. Theatre Where are we now? Police Station

Tibbalds, planning and design consultants appointed

High Road by Haringey Council, have been working with the local Philip Lane Monument Way FRPPXQLW\IRU¿YHPRQWKVWKURXJKDVHULHVRIZRUNVKRSV LQWHUYLHZVDQGVXUYH\VWR¿QGRXWZKDWWKHFRPPXQLW\WKLQN Library / Tottenham Station about the High Road. Leisure Centre Green Bernie Grant Over that time period they have engaged with residents, Arts Centre businesses and conducted retail surveys. All of this feedback College of Haringey, Enfield & has been incorporated into the draft strategy which is what North East London we are asking you to feedback on.

How you can have your say High Road

Tesco West Green Road KEY We want your feedback on this document so we can get your Broad Lane ideas on how to make the High Road the best it can be. What Major Facilities / Landmarks Seven District Centres ZRXOG\RXOLNHWRVHHPRUHRI"$UHWKHUHVSHFL¿FDUHDVWKDW Sisters Station need more investment? The consultation is open until Friday Local Centres 23rd March 2018. To comment on-line please go to www. Public Open Space Key Routes tottenham.london/HRS or visit Marcus Garvey to view the Seven Sisters Road Station: London Underground exhibition and pick up a response form. Station: Overground Tottenham in context: the High Road is the spine of the area

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 4 5 Road alongside changes taking place at Tottenham Hale, Objectives of the strategy and there is clarity about their respective roles within Tottenham. Q To set out a clear vision for the different town centres DORQJWKH+LJK5RDGWKDWGH¿QHVWKHLUUROHDQG The strategy considers; aspiration; Q The current health and performance of the town Q To set out a vision for the road as a whole that will centres (economic performance, perceptions, support and enhance the role of the individual town environmental quality) centres whilst maintaining the character of the Road itself; Q Relevant evidence base and planning policies Q Various discussions and comments of people and Q To identify priority projects and initiatives in a delivery plan organisations in Tottenham and engagement with local residents The strategy is a tool for creating successful and attractive Q Projects / sites already delivered and underway, and spaces and places, meeting the needs of the growing population and delivering economic development Q Future priorities for the High Road in the context of the DQGVRFLDOEHQH¿WVFDSWXULQJQHZRSSRUWXQLWLHVDQG overall regeneration programme for Tottenham, and PD[LPLVLQJEHQH¿WVIRUWKHORFDOFRPPXQLW\ Haringey

This strategy considers the role of Tottenham High Once approved, the strategy will: Road in relation to Haringey’s district and local Q Set out strategies, initiatives, sites and projects that FHQWUHV7KHVHDUHGH¿QHGLQWKH+DULQJH\/RFDO3ODQ will secure the long term improvement of Tottenham and Tottenham Area Action Plan (AAP) as High Road and its centres (e.g. public realm Q Seven Sisters / West Green Road (district centre) improvements, economic development initiatives)

Q Bruce Grove (district centre) Q Help to provide a basis for funding bids to deliver new Q North Tottenham (local centre) projects

Q Broad Lane.(local centre) Q Provide additional guidance to Local Plan policies and inform planning applications as a material District centres provide convenience goods (like food consideration and groceries) and services (like hairdressers) for local communities and are accessible by public transport, walking and cycling. They are usually not destination Delivery of the strategy shopping centres that people travel a long way to visit. This version of the strategy is presented for consultation. Local centres are smaller than district centres and include Following consultation, and consideration of the local shopping parades and small cluster of shops, UHVSRQVHVD¿QDOVWUDWHJ\ZLOOEHSUHSDUHGZLWKDGHOLYHU\ mostly for convenience goods and other services. The SODQIRUWKHSURMHFWVDQGLQLWLDWLYHVLGHQWL¿HG strategy also considers spaces along the High Road The delivery plan will set out how the projects are between the town centre boundaries and the residential intended to be delivered, by whom and over what period. neighbourhoods nearby. This will explore all possible sources of public and Tottenham Hale is not part of this strategy. Tottenham private investment. The Council will not be able to fund Hale is the focus of work to change the layout of the all listed projects, but will look to deliver in partnership shopping area and create a more traditional town centre. alongside other organisations, stakeholders and the local This work is guided by a separate planning framework. community. It is important, however, that the High Road strategy is strong enough to maintain and improve the role of the High

Albert Place - improvements to east - west links

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 6 7 ] The High Road in context

The study area (black dotted line). The district centres are denoted in light blue, the local centres in dark blue. Primary shopping areas are shown by diagonal lines on the map. Q The relative calm of Tottenham Green, still on the High Tottenham Green. Study area Road, is a welcome green space covered with grass DQGPDWXUHWUHHVDQGÀDQNHGRQERWKVLGHVE\KLVWRULF The High Road is two and a half miles EXLOGLQJVWKDWGH¿QHWKHVSDFHV7KHZHVWVLGHKDVD range of cultural, civic and community buildings. long within the borough, and stretches Q Bruce Grove; a high street that has a poor quality from to the boundary environment but demonstrates few vacant retail units ZLWK(Q¿HOGERURXJKVRXWKRIWKH1RUWK and lots of activity, particularly around Bruce Grove Circular Road. station and Holcombe Market. The presence of the High Road is felt through noise and congestion, but the From South Tottenham to the junction with Bruce Grove, road is narrower than at Seven Sisters, and becomes the High Road is the A10, a strategic route and key less so further north as the A10 becomes the A1010 movement corridor from , towards East through north Tottenham. Anglia. The A10 uses Bruce Grove to access the Great Cambridge Road at the near Palmers Q North TottenhamGH¿QHGDVDORFDOFHQWUHDQG Green. focused around and Northumberland Park, has a healthy mix of shops and services within a Once the A10 leaves the High Road, the A1010 takes over, historic environment of grand villas and terraces. East Bruce Grove district centre. out of the borough towards Waltham Cross. and west of the High Road are several housing estates. The High Road has distinct areas along its length –

Q Seven Sisters where the High Road is wide and dominant. Major roads come from the east and west, a cycle superhighway and a hectic public realm which focuses around the Latin American market and the mouth of West Green Road. There’s a busy interchange with the Underground and Overground stations and buses.

Q West Green Road, a major route between Seven Sisters and . The retail environment is ordered and consistent – a two storey terrace of small shops and businesses sinuously stretching to Lawrence Road a third of a mile from the High Road. This high Tottenham Green market street type environment differs in offer and character from the interchange closer to Seven Sisters.

Q Broad Lane runs east from the High Road at Seven Sisters station, towards Tottenham Hale. An extensive length of retail outlets on the northern side of the road looks underused and run down. The route between 6HYHQ6LVWHUVDQG0DUN¿HOG5RDGLVQRWSOHDVDQW Page Green at the western end, is a narrow open space. Study area Major facilities / landmarks National Rail Station London Underground Station London Overground Station Lea Valley regional park Local open space Ecological corridor (DM19) Open space

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 8 9 Q A town centre events programme

The Tottenham Regeneration Q The establishment of a weekly food market at Tottenham Hale North Tottenham Programme Tottenham Green, 7RWWHQKDP+DOHLVHDUPDUNHGIRUVLJQL¿FDQWFKDQJH The aims for North Tottenham are that it will: Q A new cafe and workspace at 266 High Road, Tottenham is one of London’s largest regeneration areas. FUHDWLQJDQHZGLVWULFWWRZQFHQWUHWKURXJKUHFRQ¿JXUDWLRQ Q Deliver the new 61,000 seater Tottenham Hotspur New and improved stalls at Holcombe Market, Public sector investment of over £750m has already been Q and redevelopment of the sites around the station and the stadium, due for completion in 2018,bringing the secured for Tottenham including from the GLA Housing Q Creation of a new restaurant in the former Fire Station. retail park. promise of a major leisure destination associated with it Zone programme, the Mayor’s Regeneration Fund, Q 6WDFN1RQ:HVWHU¿HOG5RDGFDUSDUNDUHWDLO Redevelopment of sites will deliver: (on site) Heritage Lottery Fund and . The and commercial space with 60 new units in shipping Q 5,000 new homes (40% affordable) and 4,000 new jobs Q Comprehensive physical, social and economic Tottenham Strategic Regeneration Framework (2014) and containers (planning permission granted). This land is regeneration focused around an estate regeneration Tottenham Area Action Plan (2017) set out the blueprint to Q Transport interventions, including the provision of a safeguarded for Crossrail 2 programme at High Road West guide the future of the area with a focus on 4 key priorities new transport hub at Tottenham Hale station, improved Q Apex House comprises 163 residential units and Be a world class leisure and residential destination for (People, Place, North Tottenham and Tottenham Hale) as pedestrian and cycle links into the Q FRPPHUFLDORI¿FHDQGUHWDLOÀRRUVSDFHDWJURXQGÀRRU London well as geographical areas consisting of North Tottenham, and Tottenham High Road via a series of public level (on site) Tottenham Hale and the High Road (Bruce Grove, Seven realm improvements and the creation of a network of Q Deliver 3,600 new high quality homes for a mix of Sisters and Tottenham Green). Q :DUGV&RUQHUFRPSULVHVUHVLGHQWLDOÀDWVDQG interconnected green routes and spaces incomes, tenures and lifestyles UHWDLOÀRRUVSDFHZKLFKLQFOXGHVDUHSURYLGHGPDUNHW Q A range of town centre uses, in a new district town Q Bring forward a high quality public space network, (planning permission granted). Tottenham High Road FHQWUHLQFOXGLQJUHWDLORI¿FHKRWHOFRPPXQLW\OHLVXUH centred around new, active public and community Q The Tottenham Opportunity Investment Fund (a and higher education facilities. space adjacent to the new stadium The focus of the programme so far has been on improving business loan fund aimed at delivering new commercial the public realm and physical environment of the town Q Create thousands of new jobs through over 100,000sqm ÀRRUVSDFHDQGMREVLQWKHDUHD  centres and the areas in between, increasing the vitality of new commercial space and health, education and and viability of the centres, bringing spaces and places community facilities back into use, increasing footfall and visitor numbers and Q +DYHDWKULYLQJ+LJK5RDGZKLFKLVVLJQL¿FDQWO\ enhancing historic assets as well as the areas around the enhanced through shop front and streetscape transport hubs of Bruce Grove and Seven Sisters stations. improvements. Public realm improvements have been delivered through the completed ‘Growth on the High Road’ programme with the Greater London Authority conceived and co-designed ZLWKVLJQL¿FDQWLQYROYHPHQWIURPORFDOUHVLGHQWVDQGWKH business community. This programme is now complete, and this strategy seeks to explore ideas for new projects. In parallel, a series of commercial and economic regeneration initiatives are being delivered focused on diversifying the range of uses and bringing new economic DFWLYLW\FRPPHUFLDOÀRRUVSDFHDQGMREVLQWRWKH+LJK Road. Completed / planned projects include:

Q Public realm improvements at Tottenham Green, Holcombe Road, Brook Street, Albert Place and Bruce Grove bridge

Q Monument Way bar cafe (bringing a long vacant former toilet block back into commercial use as a bar/cafe)

Q Shopfront improvements on West Green Road and the High Road

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 10 11 transport and promote road safety and pedestrian Tottenham Area Action Plan (July 2017) Planning context movement, particularly in town centres. 7KH$$3JLYHVPRUHVSHFL¿FGLUHFWLRQLQ7RWWHQKDP Q Policy SP10, Town Centres, promotes the distribution of The Tottenham AAP sets out a vision for identifying and allocating deliverable sites with capacity UHWDLOJURZWKWRPHHWWKHUHTXLUHGQHHGVLQWKHGH¿QHG Haringey Local Plan (July 2017) Tottenham: to accommodate a minimum of 10,000 new homes and centres in the borough. The Council will promote and 5,000 jobs. It includes a number of area-wide policies The Tottenham Area Action Plan is the primary document HQFRXUDJHGHYHORSPHQWRIUHWDLORI¿FHFRPPXQLW\ Tottenham will be the next great area of London. IRU7RWWHQKDPDVZHOODVPRUHSODFHVSHFL¿FSROLFLHVIRU for planning and regeneration in Tottenham. It was leisure, entertainment facilities, recreation uses, arts It will build on its geographical, natural and neighbourhood areas and opportunities site. General adopted together with three other documents that cover and cultural activities within its town centres according cultural strengths and capitalise on the dynamics policies include: the whole borough and form the Haringey Local Plan (see to the borough’s town centre hierarchy. RIQHLJKERXUKRRGLPSURYHPHQWWKHVLJQL¿FDQW the diagram below). infrastructure investments being delivered in the Q AAP1 requires development proposals to come forward Q The district centres will continue to be supported and area and the availability of large development sites. comprehensively in order to optimise development Once approved, this strategy will be considered within the strengthened as important shopping and service The combination of transformative actions and outcomes on individual sites to deliver and support the ‘other documents’. centres to meet people’s day-to-day needs. The continuous incremental improvement will unlock regeneration objectives for Tottenham. Council will take a proactive partnership approach to Tottenham’s potential as an increasingly attractive Q AAP5, Conservation and Heritage, seeks to ensure Strategic Policies (July 2017) reinvigorating these town centres, widening their role place to live, work, study and visit, a neighbourhood and offer, developing their identities, improving the that regeneration and growth is balanced, ensures that Policy SP1 of the plan directs growth to ‘Growth Areas’ and IXOO\EHQH¿WLQJIURP/RQGRQ¶VJURZWKDQGLWVSRVLWLRQ public realm and accessibility to them historic assets are strengthened and respected and ‘Areas of Change’. The High Road is an Area of Change - in a world city. character contributes to the community’s needs an area with considerable potential for growth, though on a Q Policy SP12, Conservation, looks to ensure the FRQVHUYDWLRQRIWKHKLVWRULFVLJQL¿FDQFHRIRXUKHULWDJH Q AAP6, Urban Design and Character,seeks to guide lesser scale than growth areas. It also sets out a vision for the High Road: assets, their setting, and the wider historic environment. the form and design of development and guides taller The plan outlines its aspirations for the High Road corridor, (By 2026) Tottenham High Road has strengthened EXLOGLQJVWRVSHFL¿FORFDWLRQVLQFOXGLQJ6HYHQ6LVWHUV highlighting its decline over many years, but also setting its role as the main thoroughfare for community station. Development Management Policies (July 2017) out its potential, particularly from the historic character life in the area. New development along the High Q AAP7, Transport, says that the Council will work with It is imperative that the retail function and attractiveness and setting and the opportunities within the corridor for Road has integrated seamlessly with the historic its partners to promote and support the delivery of key of centres - particularly in the primary shopping area development. buildings, many of which have now been restored infrastructure proposals to support the regeneration is not reduced or weakened and character is retained. Q Policy SP2, Housing, aims to provide homes to to their former glory and are in high demand for of Tottenham, including proposals that enhance Secondary shopping frontages offer the opportunity for a meet Haringey’s housing need through a range of occupation by local businesses and community the transport interchange between Tube, train, broader range of appropriate uses including the full range requirements for new development; organisations. Tottenham Green too has enhanced buses, walking and cycling at Tottenham’s transport of class A uses (i.e. shops, services, food and drink). It Q Policy SP7, Transport, seeks to locate major its role as the civic hub for the area. Seven Sisters interchanges is important that these frontages contribute to the retail developments in locations with good access to public and Bruce Grove District Centres initially saw their AAP8, Development on the High Road, recognises the function of town centres. Q retail extents reduced, but are again seeing further spread of retail and commercial uses along the whole DM42 and DM43 address the mix of uses acceptable Q demand as new businesses take up opportunities to stretch of the High Road, and supports non-A1 uses within town centres. The aim is to concentrate and share in Tottenham’s success. EHWZHHQFHQWUHVSUHVXPDEO\WRHQVXUHWKDWWKHGH¿QHG consolidate class A1 (shops) in its designated centres centres are not undermined (and particularly the primary shopping frontages) to AAP9, Tottenham Green Grid seeks to improve access meet local shopping needs Q to the areas green spaces and routes to them. Q DM41 and DM53 support the introduction of hotel, FXOWXUDODQGOHLVXUHXVHVLQWRGH¿QHGFHQWUHVDQGLQ The AAP goes on to discuss neighbourhood sub-areas, edge of centre locations including Bruce Grove, Tottenham Green and Seven Sisters/West Green Road along the High Road). Each Q DM45 seeks to optimize the development potential of sub-area has a vision: sites located in town centres by encouraging mixed use. HJUHWDLORQWKHJURXQGÀRRUUHVLGHQWLDODERYH Q Bruce Grove: Revitalisation of Tottenham High Road/ Bruce Grove District Centre through developments Q DM46 seeks to address the proliferation of betting creating targeted and visible developments, in some shops cases using innovative architecture, to cement the role Q DM47 manages the creation and establishment of hot of the District Centre at the heart of a vibrant urban LB Haringey planning policy structure: the High Road food takeaways community within Tottenham, and provide a balance to strategy will fall under ‘other documents’. large scale change in other parts of Tottenham.

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 12 13 Conservation areas within the High Road corridor Listed / locally listed buildings Q Tottenham Green: Consolidation of community facilities National and regional planning guidance into the area surrounding Tottenham Green, including improvements to the Green to maximise community National Planning Policy Framework (March 2012) use, and ensure it remains the civic heart of Tottenham. Of relevance for Tottenham, and the High Road, are those North Tottenham

Q Seven Sisters / West Green Road: Enhancement of the sections setting out some greater detail behind principles, urban realm and transport interchange at Seven Sisters notably: Percy House Station, including development of a landmark building, Q Vitality of town centres (para 23-27), Tottenham WRFUHDWHD¿WWLQJJDWHZD\WR7RWWHQKDP,PSURYHPHQWV Q Healthy communities (para 56-68) Cemetery to West Green Road shops to enable a more varied mix Q The historic environment (para 126-141). of uses. The NPPF sets out the importance of town centres as North Tottenham $OORFDWLRQVDQGVLWHVDUHGLVFXVVHGEULHÀ\ZLWKLQWKLV the ‘heart of their communities’ and states that planning strategy where Areas of Focus are discussed. policies should be positive in promoting competitive town 639 Enterprise Centre A more detailed commentary on the policies that impact on centre environments that are resilient to change, provide the High Road is set out in Appendix C. choice and offer a diverse retail offer. Suitable sites should Bruce Castle Conservation Area Appraisals and Management Plans EHLGHQWL¿HGDQGDOORFDWHGWRPHHWLGHQWL¿HGQHHGVIRU (2017) town centre uses (retail, commercial, leisure, cultural uses). The NPPF promotes an approach to determining The High Road contains several conservation areas development that favours town centres over other locations framed within the High Road Historic Corridor. Along Scotland Green for these town centre uses, ensuring that their function is Bruce Grove Toilets the length of the road this forms an almost continuous maintained. &RQVHUYDWLRQ$UHDZLWKVLJQL¿FDQWVSXUVZLWKLQ Bruce Castle Bruce Grove Villas surrounding neighbourhoods, including Clyde Circus and The aspirations for the High Road accord with the Bruce Castle. The key areas, and the listed buildings aspirations of the NPPF for delivering improvements, Bruce Grove within them are shown on the maps opposite. better communities and better places. The Beehive Each of the conservation areas has a detailed assessment Adopted London Plan (March 2016) and Upper Lee which highlights the main characteristics of each, and Valley Opportunity Area Planning Framework (OAPF) Palace Cathedral highlights strengths, weaknesses and opportunities within (July 2013) High Cross School Clyde Circus them. The London Plan provides the planning framework for *UHDWHU/RQGRQ,WJLYHVORFDWLRQDOO\VSHFL¿FFRQWH[W Holy Trinity Church for Haringey and for Tottenham establishing the Lee Tottenham Green Valley area as a key focus within the city (Policy 2.13) and Tottenham Town Hall 7RWWHQKDPDVDUHJHQHUDWLRQDUHDEHFDXVHRILWVVSHFL¿F needs as a deprived area (Policy 2.14). Relevant policies include:

Q Policy 2.3, placing Tottenham within one of two Seven Sisters / Former Barclays Bank regionally important growth corridors that stretch Page Green beyond London, the London - Stansted - Cambridge corridor

Q $QQH[ZKLFKGH¿QHVDUHWDLOKLHUDUFK\RIFRPPHUFLDO centres across the capital. Bruce Grove and Seven Sisters are ‘district centres’, beneath the metropolitan centre at Wood Green. Broad Lane and North 7RWWHQKDPDUHGH¿QHGDVµORFDOFHQWUHV¶DIXUWKHUOHYHO

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 14 15 down the hierarchy. The hierarchy is broadly based on Q Draft London Plan (December 2017) Other relevant strategies the size of the town centres. The Mayor has issued, for consultation, a new London Plan Other relevant policy documents Other relevant guidance and context includes the Mayor’s Q Policies 2.15, 4.7 and 4.8 require that development which will emerge further over the coming year. Transport Strategy (draft June 2017), which aims to Tottenham Strategic Regeneration Framework (SRF, should sustain and enhance the vitality and viability of encourage healthy streets and healthy movement, create At the heart of this draft London Plan is ‘good growth’. The 2014) centres, and consider consolidation and strengthening a good transport experience and enable this in a context of Mayor considers Good Growth to be, of their role within the broader (London-wide) network Detailed and extensive consultation with the community creating homes and jobs; ‘working to re-balance development in London towards started in October 2013 and culminated with the SRF in of centres. Retail development should be focused on A big focus for Healthy Streets London (2017) is getting more genuinely affordable homes for working Londoners March 2014. Shaped by the consultation, it set out seven town centres and future needs assessed through health Londoners to reduce their reliance on driving. It outlines to buy and rent. And it’s about delivering a more socially strategies for Tottenham: checks. some practical steps to achieve this, including: integrated and sustainable city, where people have more Q Policy 4.8 includes supporting convenience retail Q World-class education and training of a say and growth brings the best out of existing places Q Improving local environments by providing more space particularly in district centres and the range of London’s Q Improved access to jobs and business opportunities while providing new opportunities to communities’. for walking and cycling, and better public spaces markets Q A different kind of housing market The increasing need for housing in the city is focusing the Q Prioritising better and more affordable public transport, Q Policy 6.1 encourages the closer integration of transport A fully connected community with even better transport new London Plan on Q safer and more appealing routes for walking and cycling and development by encouraging development that links Q Planning development so people can walk or cycle to reduces the need to travel, promoting walking by Q Existing town centres and exploring denser Q A strong and healthy community local shops, schools and workplaces, and have good ensuring an improved public realm and ensuring that GHYHORSPHQWVDQGPRUHHI¿FLHQWXVHVRIODQGLQWRZQ Great places public transport links. the public transport network can be used safely and centres. Q easily. Q Seeking to establish Cultural Enterprise Zones and Q The right investment and high quality development High Streets for All (2017) provides relevant information that will help in the development of a strategy for Q Policy 7.5, Public Realm, seeks the highest quality protect artists’ workspace The framework is supported by an extensive delivery plan Tottenham High Road. Key points include: design and public realm that is secure, accessible and Q 6SHFL¿FUHIHUHQFHWRWKHQHHGWRSURWHFWFUHDWLYH under four key priorities – People, Place, North Tottenham enables easy movement. Development should make workspace in Tottenham as part of its role within the and Tottenham Hale. Q Almost all Londoners are within 10 minutes walk of a high street. 90% of high street visitors use sustainable the public realm comprehensible at a human scale, Crossrail 2 opportunity area. µ3ODFH¶IRFXVHVVSHFL¿FDOO\RQWKHORFDOFHQWUHVWKDW transport to visit their high street (mainly walking) using gateways, focal points and landmarks to help comprise Tottenham, aiming to better care for them and SHRSOH¿QGWKHLUZD\ improve their environments. Q High streets often allow access to the wider transport Q Policy 7.8, Heritage Assets and Archaeology, advises system that development should identify, value, conserve, Q The main draw of the high street is food and drink, restore, re-use and incorporate heritage assets, however Londoners also visit high streets for support This is examined further through the Upper Lee Valley and information OAPF. It: Q The study also highlights that investing in high streets is

Q Deals with the A10 / A1010 corridor from Hackney DVLPSOHDQGLQFOXVLYHZD\WREHQH¿WDOO/RQGRQHUV Downs / Homerton in the south to the M25 beyond (Q¿HOG/RFNLQWKHQRUWK7RWWHQKDP+LJK5RDGIRUPV about a quarter of this total length

Q Looks to create mutual relationships between growth areas and with surrounding centres

Q Shows North Tottenham connecting into Meridian Water, and Seven Sisters and Bruce Grove connecting with Tottenham Hale

Q Has Seven Sisters / Tottenham Green as working together as a ‘gateway’ into Tottenham and the High Road

Q Discusses a more focused retail environment that draws in West Green Road and Lawrence Road The TfL Healthy Streets approach

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 16 17 ] Part A: Tottenham High Road today / The Evidence Base

This section sets out a summary of: The retail environment in Tottenham High Road and build their local identity and appeal, and attract new Q 7KHUHWDLOHQYLURQPHQWDQGWKH¿QGLQJVRIUHWDLOKHDOWK Q Most available space comprises traditional 19th 5HWDLOKHDOWKFKHFN¿QGLQJV shoppers who may live locally but don’t currently shop in checks &HQWXU\WHUUDFHSURSHUW\RFFXS\LQJWKHJURXQGÀRRURI Tottenham. Robust and detailed healthchecks have been undertaken Demographics buildings which often have residential uses above. Q in the four town centres, including surveys of shoppers and Some new development has occurred, notably the Q Housing Q businesses and a review what the centres have to attract Poundland in Bruce Grove, but also those occupied 6XPPDU\RIPDLQKHDOWKFKHFN¿QGLQJV Q Employment and commercial uses people. by easyGym and Lidl, but the historic nature of all of Q The High Road offers a variety of retail Q Transport Tottenham High Road is well-placed in terms of the centres’ built environment (and the prevalence of environments mainly focused on value and demographics to attract operators in the value and Q Arts and culture Conservation Areas) means bigger opportunities are convenience shopping such as value for money convenience retail sectors (i.e. where the priorities of Q Consultation responses scarce and constrained. items and food and household grocery shopping shoppers are concerned primarily with ‘value for money’. Q Across the High Road, there is a lack of space suitable Q The centres vary in nature, with some performing The retail offer primarily meets everyday household needs for major brands, and the character of most retail areas better than others; Bruce Grove in particular has a of local consumers. These are high frequency (often is similar to other Victorian high streets in London, but strong role as a centre meeting local needs Retail OHVVDWWUDFWLYHWKDQµSULPH¶VLWHVVXFKDV:HVW¿HOGRU daily), low spend purchases (usually less than £5) on food, Q There is little opportunity for major changes such prime locations like Oxford Street). convenience goods, food & beverage (F&B) and less as new retail buildings because of the historic urban Trends in retail frequently services and minor comparison goods (where Q 7KHIRXUWRZQFHQWUHVDUHGH¿QHGLQWKH$$3EXWUHWDLO environment and lack of obvious development sites The retail sector is undergoing change through prices are compared between outlets). activity is common along the whole length of the High technological advances, changes to shopping habits and Q Social issues, particularly visible anti-social 5RDGDVSUROL¿FLQVRPHDUHDVRXWVLGHRIWKHFHQWUHVDV Providing the environment in the High Road district and an increase in online shopping. behaviour, can have an impact on how the centres it is within the centres themselves. local centres is kept pleasant and safe, and access easy, are perceived Q Shops are under pressure due to changes in people’s there is every likelihood the High Road offer will continue Q EGi concluded that there was an oversupply of shopping habits (most notably online shopping), Q It is not clear where the centres start and end available A-class property in September 2017, but the WREHWKH¿UVWFKRLFHORFDWLRQIRUORFDOFRQVXPHUVIRU Diversifying the retail offer with complementary Q Some areas are faring better; those witnessing retail surveys carried out for this strategy seem to be these needs. Providing additional reasons to visit (e.g. Q uses will support all centres continued growth are entertainment / leisure (broadly demonstrating some vacant units in some centres. leisure, food and drink / evening economy, markets / street cafés, bars and restaurants as well as D2-class uses trading, events) will all help to differentiate the local centres Q Analysis of recent transactions within Tottenham’s like gyms, cinemas, skating and bingo) AND those that district centres and other comparable/competing town cater to local shoppers on a ‘needs’ basis. centres in Greater London shows average retail rents Q This ‘needs’ basis includes food and drink, value retail within each of Tottenham’s areas to be broadly lower (i.e. locally convenient shopping for everyday needs). than the principal shopping destinations of Islington and Q These are favoured by landlords because of they Wood Green.

contribute to identity, bring people together and allow Q Bruce Grove has the highest average retail rents in the people to spend more time in their town centre. 7RWWHQKDPDUHDDQGWKHVHDUHFRPSDUDEOHZLWK(Q¿HOG Q The High Road as a whole and especially Bruce DQG6WUHDWKDPWRZQFHQWUHVFODVVL¿HGLQWKH/RQGRQ Grove are well-placed in this area, being situated Plan as Major Centres and slightly below those in close to residential areas and providing retail to the Stoke Newington a District Centre in the neighbouring ORFDOFRPPXQLW\WKURXJKJURFHUVSRVWRI¿FHJHQHUDO borough of Hackney (see graph, right). household goods, and certain types of fashion and cosmetics.

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 18 19 5HWDLOVXUYH\¿QGLQJV±%UXFH*URYH 5HWDLOVXUYH\¿QGLQJV±6HYHQ6LVWHUV:HVW*UHHQ Bruce Grove has a broad mix of shops and services Road concentrated around Bruce Grove station, and is seen The retail offer across Seven Sisters appears to be by many as the main shopping centre for Tottenham. It struggling. Whilst visit frequency is high, retail standards appears to be in good health. It has several multiple are low and the experience and environment is poor. Anti- operators, albeit trading from relatively small units, social behaviour is visible and appears to have worsened. including Asda, Poundland, Superdrug, Holland & Barrett, Seven Sisters contains a mix of retail goods, dominated Shoe Zone, Iceland and Peacocks. Specsavers and Costa by frequently bought products, i.e. service, convenience both opened units in late 2017. goods, food and beverage and minor comparison goods, The service offer is extensive, being dominated by a typical mix for a district centre. It has a good selection hairdressers / hair supplies and betting shops. The food of restaurants, although the majority don’t open during the and beverage offer is mostly daytime fast food focused, day. This means Seven Sisters has a peak trading time e.g. McDonald’s, Percy Ingles and several fried chicken Q ‘Service’ - provide or offer services (e.g. banks, towards the late afternoon / early evening. shops and pizza takeaways. The convenience goods offer hairdressers) The largest retail offer is West Green Road, which Seven Sisters is good, with 5 food stores, 3 butchers and, Holcombe Q F&B - food and beverage stretches west from Tottenham High Road to Lawrence Market, which appears busy and popular with consumers. No. of units 170 (33 in the market) Q ‘Convenience’ - shops that meet people’s daily needs Road. The mix is primarily convenience goods, service The evening offer is limited to a handful of pubs and (e.g. food and grocery) retailers and food and beverage. It’s pretty much all Vacancy rate (2017) 8% (6% excluding Wards restaurants. As a result, trading times peak during the day independent retailers, other than a Sainsbury’s local store Corner vacancies) Q ‘Comparison’ - shops that provide more expensive goods, and tail off towards the evening. at the eastern end of the centre. where comparisons might be made between items (e.g. Consumers have high levels of satisfaction about the clothes, branded or electrical items) Seven Sisters needs extensive and targeted intervention centre as a local place to shop. Frequency of visits is high to improve its health. Major change is planned in the Q ‘Vacant’ - empty shops and maintaining a positive trend. Retailers are trading well form of the Wards Corner and Apex House developments Q ‘Misc’ - anything that doesn’t meet another category, e.g. DQGDUHVDWLV¿HGZLWKWKHLUSHUIRUPDQFHDQGWKDWRIWKH DQGWKH6WDFN1RQ:HVWHU¿HOG5RDG,WLVOLNHO\WKDW GPs centre, and are positive about the future. Empty units tend WKHVHZLOOKDYHDVLJQL¿FDQWSRVLWLYHLPSDFWRQWKHDUHD not to stay empty for too long. and the public realm. In addition, the further residential Vacant, Misc, 4% However, Bruce Grove lacks identity. There is no development these two major developments will bring announcement or boundary sign to communicate that 8% should support the development of this gateway centre consumers are arriving in Bruce Grove. In the heart of both as an interchange providing services for those using the centre, the only visible locational sign is the painted the transport hubs and for local residents sign across the railway bridge. The sense of arrival is Service, ,QDGGLWLRQWKHSUHVHQFHRI0DUN¿HOG5RDGDQG*RXUOH\ underwhelming, with little signage or information on the F&B, 13% 36% Triangle, close to Seven Sisters offers further potential. range of goods or retail attractions available. These areas are already developing creative industries Reducing anti-social behaviour is a key area opportunity. and an evening economy that the AAP seeks to nurturing Traders and consumers sought more choice in the shops, Comparison, alongside residential opportunity. Both these locations are including more brand names, and a better managed 19% well placed to support the role of the centre in future years. Mix of traders in Seven Sisters environment (cleanliness, appearance). The centre lacks West Green Road – west of the railway bridge – operates options and variety in its night time and leisure offer, which Convenience, differently from the area alongside the High Road. Summary: could support and diversify the retail function. Given the 20% The nature of this area would lend itself to a different Q Seven Sisters has two main shopping areas that feel nature of the road, respondents felt that visitors by car approach. This different environment was picked up very different in character, and different approaches VWUXJJOHGWR¿QGSDUNLQJSODFHV by some business respondents who noted the smaller, Mix of traders in Bruce Grove: can be used more intimate scale and diversity in the street; more The survey did not question people who do not visit Q The interchange area on the High Road struggles with the centre; as discussed, some local people feel that Summary: compact than the dispersed nature of the High Road. The its appearance and visible ASB, and planned major the centre does not meet their needs due to the issues Q Bruce Grove - the main shopping offer for street may also lend itself to investment to emphasise change has caused uncertainty mentioned above. Tottenham - is performing well, providing a retail its strengths and develop specialisms (such as food and Q West Green Road is more intimate and appears to offer that meets the needs of a local catchment drink) or more of an evening focus. West Green Road, can serve a local catchment feel intimidating at night, owing to lower lighting levels and Q Widening the food and drink offer may support current Bruce Grove Q Issues are around management, safety, identity and the tight nature of the street off the High Road. There are strengths, diversify the centre and promote the evening environment No. of units 180 VLJQL¿FDQWRSSRUWXQLWLHVWRLPSURYHWKHFKDUDFWHURIWKH economy It could supplement its retail offer, and appeal, with Q street through public realm and highway interventions to There are opportunities to improve the public realm. Vacancy rate (2017) 8% Q more leisure and evening uses the entire road.

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 20 21 Bruce Grove district centre 5HWDLOVXUYH\¿QGLQJV±1RUWK7RWWHQKDP 5HWDLOVXUYH\¿QGLQJV±%URDG/DQH Demographics North Tottenham covers a small geographic centre, with Broad Lane is a small local centre comprising a parade of the economic activity extending beyond the AAP boundary. shops fronting Broad Lane and a group of 8 units within a Tottenham extends to 560 hectares and has a population However, visits are regular and being maintained and more housing estate on the south side of Broad Lane. RIDURXQG &HQVXV$$3DUHDGH¿QLWLRQ ,W people were positive about the centre than not. Stadium Units are occupied primarily by service operators and food makes up both one third of the area and population of redevelopment is affecting current performance, trends and beverage units. The offer itself is in a basic condition, the borough. Tottenham is ethnically diverse, with over and issues. with unoccupied shop fronts / fascias sometimes the target three quarters of residents from ethnic minorities, and proportionately younger than the rest of the borough and RIDQWLVRFLDODFWLYLW\ HJJUDI¿WL 0DQ\RIWKHVKXWWHUV 7KHUHDUHDVLJQL¿FDQWQXPEHURIHYHQLQJRULHQWHGIRRG the city as a whole. and drink outlets, but day time food offer is predominantly and the building fronts above the shops are in need of take-away, and historically associated with stadium events. improvement. Based on its rankings in the Indices of Multiple Deprivation, Tottenham is deprived. Nearby is a self-contained hypermarket with extensive 7KHLQWHUQDOVKRS¿WRXWVSUHVHQWDVLPLODUO\SRRULPDJH The area falls within the bottom 20% most deprived facilities, services, non-food range and car parking. with a couple of exceptions where improvements have Q areas in London, Customers typically use this centre as an all-in-one facility EHHQPDGH7KHVPDOODGHTXDWH3RVW2I¿FHLVDWWKH for the weekly convenience goods needs. It is likely there heart of the centre where most units appear to be trading Q It performs poorly in respect of income, education, skills is limited crossover with the nearby North Tottenham retail and there is a pedestrian (zebra) crossing to the shops on and health compared to other places in the UK Art project, Seven Sisters station the south side. centre, with people tending to drive and park and do all of Q Northumberland Park ward is the most deprived in their shopping in the Sainbury’s. However, Broad Lane is a key link between the activities at Haringey and falls within the 10% most deprived in the 7RWWHQKDP+DOH0DUN¿HOG5RDGDQG6HYHQ6LVWHUV7KH country. local centre plays a role in enabling this movement, and Q High levels of people living in temporary some targeted support may help to nurture this. accommodation and below average life expectancy.

Summary: Q 41% of local children live in poverty, compared to a UK average of 20.9%; 25% of households are experiencing Q Despite major changes, the centre seems to be Summary: overcrowding. performing well Q The centre is the weakest of the four around the Q Home ownership is low and people tend to be in lower Q Properties on the High Road will see improvement High Road, with high levels of vacancies paid work. as development progresses Q Broad Lane is a key route between Seven Sisters Q Crime and anti-social behaviour (ASB) is also higher Q The stadium represents an opportunity for the whole and Tottenham Hale, which offers potential as a within the Tottenham area than the rest of Haringey of Tottenham to capture additional footfall and spend route for residents and employees based around the locally. area The population in Haringey (and London) is anticipated to continue to grow through the plan period to 2026; in Haringey this is estimated to be an additional 37,300 North Tottenham Broad Lane people. As more than half of the new housing to be provided in the borough is expected to be provided in No. of units 86 No. of units 36 the AAP area, Tottenham’s population will also increase Tottenham Green market. Vacancy rate (2017) 11% Vacancy rate (2017) 25% VLJQL¿FDQWO\RYHUWKHSHULRG±E\DURXQGRYHUDOOEXW between 25 and 30% in North Tottenham and Tottenham Hale. Hanover Road Study area Potential opportunity site The programme of regeneration in Tottenham - both Listed building physical and social - intends to address these issues in Locally listed building Local centre Antill Road delivering improved education, training and economic opportunities and further housing and social infrastructure.

Broad Lane Northumberland Park

High Road

Existing local centre

North Tottenham local centre. Broad Lane local centre.

Tottenham High Road Strategy 2018 - 2023 Sainsbury’s and ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 Page Green 22 7+)&RI¿FHV 23 North Tottenham Summary: Housing Q Home ownership is lowest in North Tottenham where almost 50% of households are socially rented. Q Tottenham’s housing stock is mixed, with much Housing stock having been provided at times of quick growth in Q Brook House is a recently completed larger scheme. Tottenham’s housing types are similar to other parts of the Victorian and early post war periods Haringey and the rest of London with more than half of Bruce Grove Q The area is attracting families and new people into Highest level of housing transactions (2014), though the GZHOOLQJVEHLQJÀDWVPDLVRQHWWHVRUDSDUWPHQWV Q established neighbourhoods, especially around housing is relatively unaffordable to local residents White Hart Lane has a different pattern to other wards Bruce Grove and South Tottenham Q Areas to the west of Bruce Grove and around Philip in that the majority of housing stock is terraced houses, Q New development can diversify the existing Lane are being targeted for families moving from more accounting for forty-three percent of dwellings. The housing stock and as part of mixed use expensive parts of inner north London proportion of stock that is semi-detached houses at twenty developments, support the town centres SHUFHQWLVVLJQL¿FDQWO\DERYHWKDWRI+DULQJH\DVZKROH Q Sites for new development are limited, and the relatively Lawrence Road (Seven Sisters / West Green Road). Q Bearing in mind the demographic and social low rise nature of the area, conservation priorities and Q Homes in multiple occupation (HMO) are prevalent in characteristics, the challenge in regenerating open areas limit high rise opportunities. Tottenham generally. In 2013 there were estimated to Tottenham is to improve the quality of the existing be 2916 HMOs (23% of the housing stock) Q The Clyde Circus conservation area between West housing stock, which in some areas suffers from Q Many HMOs are poorly managed and maintained, Green Road and Philip Lane is in particularly demand. poor quality environments.

bringing problems for their residents and impacting Seven Sisters Q New development and economic growth must upon the general environment. The Council Q A number of planning applications and committed be supported by adequate social infrastructure – implemented a licensing scheme to address this, but VFKHPHVVXJJHVWVVRPHFRQ¿GHQFH including health centres, schools, libraries etc. housing additions through major development sites Q Apex House and Wards Corner are forthcoming Q Provision of good quality family housing and will also diversify the housing stock and create new different tenures will improve the local environment opportunities. Q Recently completed schemes such as Lawrence Road, and encourage residents to stay longer in the are attracting new people. Housing market / prices area thus attracting new investment to support Pembury Road (Bruce Grove). Q The majority of the residential property that comes the local workforce and create new employment Future trends to market consists of Victorian terraced and semi- opportunities GHWDFKHGKRXVHVDQGÀDWVZLWKLQFRQYHUWHGEXLOGLQJV Trends suggest Tottenham is becoming increasingly Area Average House Price (£) of this type, as well as some mid-twentieth century ex- attractive as people look for family housing accessible to ORFDODXWKRULW\KRXVHVDQGÀDWV0XFKKRXVLQJDURXQG FHQWUDO/RQGRQ7KLVFDQEHQH¿WORFDOFHQWUHVLIWKHDUH Seven Sisters 372,500 the High Road - both east and west and particularly able to respond to the needs of a changing and diversifying around Bruce Grove - comprises modest, but good population within the area St. Ann’s 370,000 quality Victorian terraces. 7KHVWUDWHJ\LQ+DULQJH\GH¿QHGLQWKH/RFDO3ODQLV Tottenham Green 326,500 Q Local agents comment buyers and tenants are coming the delivery of over 19,000 new homes over the life of Bruce Grove 325,000 to South Tottenham from more expensive areas such as the plan period to 2026. Just over half of these will be Shoreditch and Dalston, attracted by affordability and in the Tottenham AAP area, with most these focused in West Green 350,000 excellent transport links. Tottenham Hale and North Tottenham. This will deliver White Hart Lane 267,000 a different housing market and seek to address current Q 7KHUHDUHQRVLJQL¿FDQWQHZEXLOGGHYHORSPHQWV Northumberland Park 252,000 though the Lawrence Square development in Lawrence issues. The High Road will deliver a modest proportion of Tottenham Hale 251,000 Road, with its gym and communal roof terrace, has these new homes, mainly within Seven Sisters. proved popular Haringey 405,000

Q 7RWWHQKDPDOVRKDVVLJQL¿FDQWDUHDVRISRVWZDULQ¿OO London 365,000 housing, much of which is of a lower quality, and often with little respect for context, street patterns or place. In Average house prices in Tottenham wards are lower than places, this has made for quite isolated housing areas for Haringey and London (and lowest in the northern wards) (ONS, 2014). FORVHWRVHUYLFHVEXWGLI¿FXOWWRUHDFK

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 24 25 Tottenham’s main industrial areas are to the east of the High Road. These are protected in the adopted and the emerging London Plan. The High Road has no protected spaces, although policy AAP8 looks to permit new space for enterprise and commercial uses to the rear of properties IURQWLQJWKH+LJK5RDGHQFRXUDJLQJWKHVHRQJURXQGÀRRUV Q 639 Enterprise Centre (shared workspace, business Industrial Space and Creative Industries Employment and Commercial Space units, conferencing, cafe, rents from £40 per month) Tottenham Hale and Seven Sisters have an existing Brantwood Road industrial area Q 7RWWHQKDP*UHHQ(QWHUSULVH&HQWUH RI¿FHVSDFHV cluster of industrial and employment spaces, with an Tottenham’s industrial heritage is evident in the built £150 - £350 per room per month) emphasis on small scale manufacturing, food production, environment. Its traditional areas of industry, in Tottenham warehouse and logistics. The area, focused around Hale and Northumberland Park - along the Lee Valley - 7KHVHUHÀHFWDJURZLQJGHPDQGIRUZRUNVSDFHLQQRUWK *RXUOH\7ULDQJOH/DZUHQFH5RDGDQG0DUN¿HOG5RDG remain its key areas, recognised as such through strategic London, and rents in Tottenham are favourable compared has started to attract creative industries drawn by the protection in the London Plan (see map). to schemes elsewhere (e.g. Chocolate Factory rent £275 per person per month; Belgravia Workshops rent £290 variety of employment spaces, strong connectivity and Across London, traditional industrial land is under pressure pppm; Chalk Farm Road rent £550 pppm). relatively affordable rents. There is local support for the from increased demand for other uses, particularly industrial heritage of the area, with growing strengths in The nature and type of some workspace schemes lend housing. In Haringey, industrial land is declining. food manufacturing, fashion and textiles and horticulture, themselves well to a mixed use high street environment In Tottenham: suggesting opportunities to enhance the theme of ‘Made and would be suited to locations around the district centres in Tottenham’ and the food and beverage sector. Q Transactional evidence demonstrates continued of Seven Sisters and Bruce Grove, where they add to the demand for B1, B2 and B8 mixed industrial property, mix and diversity of people using the centres for a range of The creative industries are the fastest growing sector with an average rental value of £12.83 per square foot needs. in London’s economy, generating £35 billion and (psf) accounting for 1 in 6 jobs. However, the creative Expectations are that the demand for affordable industries, both within Tottenham and wider London, Q These transactions are taking place across three workspace will continue in the Tottenham area: zoned industrial locations; Rangemoor (South DUHIDFLQJVLJQL¿FDQWFKDOOHQJHVVXFKDVSURYLVLRQRI Q Haringey’s Employment Land Review projects Tottenham), Langhedge (North Tottenham) and Triumph creative infrastructure, supply of suitable and affordable employment growth to 2031 of between approximately (Northumberland Park). Rental levels at the former two workforce and access to funding. 4,500 and 9,500m2 in sectors that have an occupancy average around £15 psf, and at Triumph around £8.50, requirement for B1 a/b space. UHÀHFWLQJWKHROGHUVWRFN Q Carter Jonas anticipate a demand in Haringey for Q 7KHUHLVQRQRWDEOHPDUNHWIRUWUDGLWLRQDORI¿FHSURSHUW\ affordable workspace over a similar period of up to Ashley Road and Q Recent years have seen the considerable growth 22,275m2 (dependent on Crossrail 2). Tottenham Hale of small business workspaces, originally from small Q 7KH$$3LGHQWL¿HVP2 of commercial capacity business operators within the creative industries, and for the High Road neighbourhood area, though much of QRZ¿QGLQJRFFXSLHUVDFURVVDUDQJHRILQGXVWULHVDQG that is anticipated to come forward at Gourley Triangle Lawrence Road sectors. and Lawrence Road. Tottenham is well positioned to take advantage, given

Q The cluster of thriving businesses

Q Good transport links radially Summary: 0DUN¿HOG5RDGDQG Q The ‘outward squeeze’ (businesses are increasingly Fountayne Road looking to escape more central areas and take fringe Q Tottenham has large areas of traditional industrial locations to secure a better balance between location DUHDVEXWIHZRI¿FHDUHDV and affordability). Q Demand remains high for industrial space, derived Gourley Triangle Recent workspace schemes in the High Road area have from the creative industries included: Q There is likely to remain a demand for affordable

Q Euroart Studios (Gaunson House, artist led studios and workspace in the area workspace, rents £100 - £550 per month) Q Whilst needs can be met in the older industrial

Q *URYH%XVLQHVV&HQWUH RI¿FHVSDFHDQGPHHWLQJ DUHDVQHZGHPDQGIRUVPDOOVFDOHRI¿FH rooms, rent £180 per month) workspace lends itself to a high street environment

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 26 27 The map shows annual mean pollution during 2013 for the study area. Annual mean NO2 pollution fails 7KHH[LVWLQJWUDI¿FQHWZRUNLQDQGDURXQG7RWWHQKDP+LJK WKH*RYHUQPHQWWDUJHWE\DVLJQL¿FDQWGHJUHHDORQJ Road (source: Urban Flow) Tottenham High Road. A number of bus routes serve the area, predominantly Transport through the High Road serving destinations north and south of Bruce Grove and Seven Sisters. Services are less numerous and less frequent on east - west routes. The 5RDGVDQGWUDI¿F most heavily used stops are at Bruce Grove and Seven West Green Road provides an important east-west link in Sisters stations. the south of the study area connecting the High Road at Seven Sisters with the A105 Green Lanes to the west. Walking and cycling The entire borough has a 20mph speed limit in force, The High Road is walkable, with direct pedestrian access excluding the A10 Red Route, which has a speed limit of to key attractors like the stations and main centres. 30mph. Footways are generally wide, with the exception of Bruce According to Haringey’s 2nd Local Implementation Plan Grove where the footways are compromised by heavy /,3   WUDI¿FYROXPHVRQ+DULQJH\¶VURDGV WUDI¿F(DVWZHVWSHGHVWULDQURXWHVDUHOHVVHDV\WR have reduced since 2001. However, there are congestion navigate and often make for an unpleasant experience, hotspots within town centres and on the strategic road notably the connection with Tottenham Hale. This can network at the three major junctions, especially at peak affect people’s perception of distance. Walking can be hours in the morning and evening. unpleasant because of the busy nature of the road and WKHGLI¿FXOW\LQWUDYHUVLQJHDVWZHVWURXWHV7KHDEVHQFH High levels of car use and road congestion impact upon of green spaces along the High Road may also act as a local air quality, and in turn affect the health of residents deterrent to walking. (see map, right). Cycle Superhighway 1 (CS1) connects White Hart The borough is well served by north-south routes, but Lane station with London Liverpool Street, and can be movement east-west, particularly by public transport, is ridden within 30 minutes. CS1 runs within the High Road RIWHQGLI¿FXOW7KHPDLQURXWHVHDVWZHVWDUH between Tottenham Green and South Tottenham and on Lordship Lane - Lansdowne Road Q quieter roads west of Bruce Grove centre (Napier Road / Q Bruce Grove Broadwater Road). The fact that CS1 is not a direct route Q Philip Lane - Monument Way to Ferry Lane may compromise its use. Q West Green Road / Seven Sisters Road - Broad Lane In addition, there are several quiet routes and signed road F\FOHURXWHV:D\¿QGLQJLVJHQHUDOO\YHU\JRRGWKRXJKLQ Public transport some locations the signage is confusing and cluttered. All car parks offer a yearly fee as well as a daily charge. The study area is served by three stations. Seven Pay machines have gradually been moved from a coin- Sisters is on the Victoria Line, overground and national Car parking operated system to a phone based system, which some rail. The Victoria line provides connections to King’s There area two parking areas in Bruce Grove district SHRSOHKDYHIRXQGGLI¿FXOWWRDGDSWWR Cross St Pancras, Euston and Victoria to the south and centre, and two in Seven Sisters. In addition to the Council operated car parks there are Walthamstow to the east (via Tottenham Hale). The The car parks in Bruce Grove offer 153 spaces between private car parks available at Tesco in Seven Sisters and Overground and National Rail services connect with Monday and Saturday. Aldi in Bruce Grove. Car parking is also provided at the /LYHUSRRO6WUHHWVWDWLRQLQFHQWUDO/RQGRQDQG(Q¿HOG Tottenham Green Leisure Centre (£1.25 for a maximum ,Q6HYHQ6LVWHUV:HVWHU¿HOG5RDGFDUSDUNLVVFKHGXOHG Town, Cheshunt and Stansted to the north. Bruce Grove of 2 hours) and Bernie Grant Arts Centre (£2.00 for a to close to enable the StackN15 development to take place. and White Hart Lane are the next two stations on the maximum of 2 hours). Overground and National Rail network north of Seven It currently offers 71 spaces, whilst the Brunswick Road In respect of new development, the Local Plan (Strategic Sisters, and serve the same places as Seven Sisters. car park offers 65 spaces, of which 35 are for residents. Brunswick Road car park will see improvements to its Policies) promotes car free housing development where Tottenham Hale and White Hart Lane stations have, or will, function and environment as a result of the StackN15 this is feasible. This could include within town centres, VHHVLJQL¿FDQWLPSURYHPHQWDVSDUWRIPDMRUSURMHFWV GHYHORSPHQWRFFXS\LQJ:HVWHU¿HOG5RDG close to the High Road or anywhere where the PTAL rating is high.

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 28 29 Public Transport Accessibility Levels (PTAL) is a useful transport planning tool to assess the level of geographical areas to public transport,where a PTAL of 1a indicates extremely poor access to the location of public transport, and a PTAL of 6b indicates excellent access by public transport. The plan below, taken from TfL’s website indicates that along the A10/ $DFFHVVWRSXEOLFWUDQVSRUWLVODUJHO\YHU\JRRG UHG +RZHYHUWKLVVLJQL¿FDQWO\GURSVWRWKHZHVWZKHUHD37$/ score of 2 to 1a is given (blue / purple). People may have less transport choice getting to the High Road in areas of lower PTAL value.

Waiting and loading restrictions As a TfL Red Route, there are limited locations where waiting and loading can take place on the High Road. This is particularly problematic in the Bruce Grove area where no stopping is permitted between 7am and 7pm everyday. West Green Road On West Green Road, indiscriminate parking and loading is evident near the junction with the High Road, where currently no waiting or loading is permitted, causing congestion for buses, cyclists and pedestrians. On-street parking bays provided on West Green Road are largely located between Brunswick Road and Kirkton Road. The existing on-street parking bay restrictions are between 10am to 4.30pm, with the option of paying by phone and ticket machines. Users can park for a maximum of 2 hours at a cost of £4.20. There appears to be a lack of enforcement and some confusion between the Controlled Parking Zone signs and parking bay restrictions on West Green Road.

Parking provision Controlled parking zones Haringey Council operates a number of controlled parking zones (CPZs) within the study area in order to manage on- VWUHHWSDUNLQJDQGFRQWULEXWHWRUHGXFLQJWUDI¿FFRQJHVWLRQ improving road safety and encouraging other sustainable transport modes. The zones have different operating hours. The majority closest to Tottenham High Road, Seven Sisters and Bruce Grove stations, operate every day between 8am and 6.30pm, as shown in the summary CPZ plan below. Feedback from residents suggested that some potential shoppers might be deterred by CPZs, as it made on-street SDUNLQJLQWKHFHQWUHVPRUHGLI¿FXOW ZKLFKZDVDSUREOHP when combined with some people’s fear of paying for car parking with a mobile phone).

Main bus routes along the High Road (source: Urban Flow) The cycle network in Tottenham (source: Urban Flow)

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 30 31 Crossrail 2 Summary: Crossrail 2 is jointly supported by the Mayor of London Q Buses play an integral, sustainable role in moving and the Secretary of State for Transport and jointly Q The study area encompasses two major strategic VLJQL¿FDQWQXPEHUVRISDVVHQJHUVWKURXJKRXW developed by TfL and Network Rail, with support from roads; the A10/A1010 Tottenham High Road (a Red the study area, with 10 high-frequency bus routes the . Route) and A504 West Green Road serving the strategic and local network. PTAL ratings are high along the High Road, and it It links the national rail networks in Surrey and Q offers a choice of transport to residents and visitors. Q A the key interchanges of Seven Sisters and Bruce Hertfordshire via an underground tunnel through Accessibility tails off to the east and west. *URYHVLJQL¿FDQWQXPEHUVRISDVVHQJHUVERDUGDQG London. This would improve access to and from alight from buses, compromising other movement /RQGRQDFURVVWKHZLGHU6RXWK(DVWDQGVLJQL¿FDQWO\ Q The A504 West Green Road provides one of the on the pavements reduce congestion on the existing Tube and National only direct, walkable and cyclable east-west routes Rail services. within the study area. Q There is a lack of bus routes serving east-west routes connecting to the wider area The aim is for it to be operational by the early 2030’s. Q There have been several collisions over the past Q On-street parking is restricted throughout the area, This requires formal consent from the Government, the three years, with noticeable clusters around Bruce for most the week between 8am and 6.30pm funds to be allocated and the necessary land to have Grove, Monument Way junction, Seven Sisters been acquired. An application to Parliament to build junction and West Green Road, where pedestrian Q The area is largely well served by off-street and on- Crossrail 2 is planned for submission by 2020. and cyclist road safety could be improved. street car parking and loading facilities, particularly Q Overground train serves the High Road at the main on West Green Road, but operating rules and centres, providing good accessibility and transport policies can be hard to understand or use Crossrail 2 and Seven Sisters Station options. Seven Sisters also has tube access, Q Air quality on the High Road is poor, but could be Seven Sisters station is an important interchange for making it the main gateway to Tottenham. addressed e.g. through more sustainable forms of passengers travelling to and from central London. The transport, low emission bus corridor and air quality station currently experiences high levels of crowding monitoring and as London continues to grow, it is set to increase. A Crossrail 2 station would provide customers with more travel options and would offer an alternative to the Victoria line and London Overground services. It also brings opportunity to improve entrances and connections with the High Road.

Key

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 32 33 Q Insecurity of tenure for a number of creative enterprises Engaging on the High Road Strategy Arts and Culture who operate on a licence basis Consultation Engagement was undertaken which has helped inform this Q Lack of appropriate alternative buildings for meanwhile Tottenham has a number of arts and cultural venues, such emerging strategy for the High Road. / temporary use in the area once succession / as Bruce Castle Museum and Bernie Grant Arts Centre Previous consultation in Tottenham redevelopment occurs - leading to potential loss of Meetings and workshops were held in November and (BGAC), as well as a range of smaller venues and creative creative uses There has been extensive engagement and consultation December 2017 with: businesses engaged in a range of activities including in Tottenham about various schemes and policies. The Q ,QVXI¿FLHQWGHQVLW\RIDFWLYLW\WRDQLPDWHWKHSXEOLF Q The Safer Neighbourhood Team public art and regular events. Soundings Report,published in 2014, covers the main realm or create a destination - this includes within the Q UpLIFTers (an artistic collaboration between two There are hotspots of activity, particularly focused in issues raised by a wide range of the community and district centres, and most certainly between them, Tottenham schools) DQGDURXQG7RWWHQKDP*UHHQ0DUN¿HOG5RDGDQG stakeholders on what they wanted to see in Tottenham. which also impacts on night-life. It also refers to Landowners and Major Businesses Group (which Seven Sisters. Here, there is a burgeoning scene for 7KHKHDGOLQH¿QGLQJVRIWKH6RXQGLQJV5HSRUWZHUH Q underutilised public spaces and buildings. included the Tottenham Traders Partnership) industries such as small breweries which exist alongside Q Jobs and employment; creating more jobs for local The AAP recognises the role cultural assets and capital entertainment venues (such as Styx and Five Miles), people, local businesses are supported Q Residents, who were invited to one of two evening contribute to making a place, and seeks to ensure that studios and workspaces. workshops, one held in Bruce Grove (639 High Road) Q Providing opportunities for young people 7RWWHQKDP¶VFXOWXUHKHULWDJHLVUHÀHFWHGLQGHYHORSPHQW and one in Seven Sisters (CONEL) $ODFNRIHYHQLQJDFWLYLWLHVDQGSRRUZD\¿QGLQJKDYH across the area. Q Revitalising the High Road: people wanted fewer Q Members, who were invited to an evening workshop at been raised as ongoing issues with the High Road and the betting shops/fast food take-aways, a good choice of Tottenham Green is the natural focus for cultural uses 639 High Road centres. restaurants and improvement in the evening offer given the existing cultural and community venues in this Q Several local businesses and arts organisations, who There are some issues and constraints for arts and cultural Q Securing a decent mix of housing location, but cultural activities are also encouraged within were interviewed as part of the evidence collection businesses and organisations: town centres in both the London Plan and Haringey Local Q Safer streets Q Comments were sought at the Winter Festival, held on Plan. Q Residents wanted a higher standard of education Tottenham Green in December 2017.

Q Physical environment: making the streets cleaner was Q Up to 100 businesses and shoppers in each town centre seen as a major priority as part of the retail surveys. Summary: Q Community facilities and amenities: people wanted Q Tottenham a range of artistic and cultural venues more community spaces, creative hubs. They also and activities, focused towards the southern end of wanted to see existing venues better used and the High Road promoted more effectively.

Q ,VVXHVIDFHGUHÀHFWWKRVHIHOWPRUHZLGHO\DURXQG Q Transport and access: improvements required for Tottenham in respect of activity and perception cycling, better pedestrian access and parking for shoppers Q The AAP supports and encourages arts and cultural activity in town centres

Bernie Grant Arts Centre, Tottenham Green Feedback received at the Winter Festival

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 34 35 Feedback from the community has suggested that the High Resident concerns and comments Bruce Grove Road and West Green Road around Seven Sisters station Emerging themes It is very clear from the comments received that the High is particularly detrimental to local life. The problems Q Acts as the main shopping centre on the High Road Road is well used, but has further potential to attract new include: 7KHUHDUHVHYHUDONH\LVVXHVWKDWKDYHEHHQLGHQWL¿HG Q Serves local shopping needs through a range of visitors and keep those who already visit. There is a strong during the baseline work, and the consultation. independent and chain national traders Q The uninviting environment for pedestrians; social incentive for some people to visit their local centre, Q Whilst successful, it has shortcomings through Q Poor quality of the air due to pollution particularly amongst older age groups. Movement versus place perceptions, ease of access and the range of shops and Q Lack of green infrastructure and poor quality shop fronts As mentioned, Tottenham has a growing reputation as a Enhancing the High Road and West Green Road corridors services, which deters some people from using it. Q Street clutter and poor quality street furniture place to relocate from inner areas of London as people presents a substantial challenge as they serve as both an The strategy focuses addressing and overcoming these VHHNWREX\RU¿QGDFFRPPRGDWLRQIRUJURZLQJIDPLOLHV Q 'RPLQDQFHRIODUJHVFDOHWUDI¿FVLJQV LPSRUWDQWVWUDWHJLFIXQFWLRQIRUWUDI¿FDQGDQLPSRUWDQW constraints, but still maintaining its role as a high street This demographic generally appears not to be using the Q 'LI¿FXOW\LQFURVVLQJWKHURDGOHDGLQJWRFRQFHUQV local place where people live, go to school, work and shopping centre. High Road for every day needs because it fails to meet amongst retailers around patronage and footfall spend leisure time. The tension between the movement WKHLUQHHGVRIIHUVXI¿FLHQWUDQJHRIFKRLFHRUSURYLGHDQ Q Perceived effectiveness of the cycle superhighway, and and place functions has resulted in Seven Sisters / West Green Road appealing environment. Poor pedestrian access from its passage through the pavement in Seven Sisters. Q 6LJQL¿FDQWQHJDWLYHWUDI¿FLPSDFWWKHGRPLQDQFHRI Is an interchange and a gateway to Tottenham neighbouring residential areas to Seven Sisters and Bruce Q WUDI¿FDVVRFLDWHGQRLVHSRRUDLUTXDOLW\VWUHHWFOXWWHU Grove is also a factor. There is some expressed concern from residents about Q Major development is planned around Seven Sisters actual and perceived anti-social behaviour discourages JHQWUL¿FDWLRQRIWKHDUHD6RPHUHVLGHQWVZDQW7RWWHQKDP station including new retail and commercial space and Residents feel that there is a lot to improve. They recognise people to walk, cycle and linger on the High Road / West to stay diverse. new homes the importance of a strategy for the High Road, but often Green Road for any length of time feel that this must have a ongoing maintenance plan with it. Q Will see improvements in the public realm and its Poor bus reliability, Q identity Q Locations where there is a lack of provision for Q Improve the evening economy Q The area is experiencing growth in new businesses Broad themes from the engagement are set out pedestrians (e.g. in the width of pavements or for Q Ensure that the development at Tottenham Hotspur DURXQG6HYHQ6LVWHUVDQG0DUN¿HOG5RDGSDUWLFXODUO\ below: crossing roads) and cyclists (e.g. in cycle parking or EHQH¿WVWKHZKROHRI+LJK5RDG in the creative and evening economy, restaurants, cafés Q Improve the public realm, including greening up the clear signage) Q Improve the offer and opening times of both and bars. High Road to assist with the elimination of pollution Q Inadequate spaces for businesses to operate (e.g. Holcombe and Tottenham Green market (both are The strategy seeks to support this role as the gateway into make public space more usable, and introduce play dealing with deliveries and promotion on the street) and well liked) Tottenham, providing growing hub for living and working space for people to move freely and enjoy their locality Q Improve the experience for both pedestrians and and giving access to the principal cultural and educational Q Create safer / secure bike parking and areas to cycle cyclists on the High Road (particularly making it safer Q Poor east-west pedestrian links onto the High Road functions of the area. Q Improve connections / walkways from east to west, and easier to cross) from surrounding streets particularly the connections to the Lee Valley Q Improve signage along the High Road and at Outside the centres Q Keep Tottenham unique Retail along the High Road (within and outside the Tottenham Green to allow residents to know where Q Some areas of shops and services exist outside of the four centres) Q Develop and (re)use the heritage buildings along the they are and where they are going town centres High Road Q Provide public toilets (also raised by the Safer The district centres of Bruce Grove and Seven Sisters / Q These areas should not undermine the town centres, Q Work with local businesses to support them to grow Neighbourhoods Team). A number of toilet blocks West Green Road have a local catchment that meets some but be allowed to provide local services and stay in the area exist on the High Road, but none operate as public ORFDOQHHGVWKRXJKDOOZRXOGEHQH¿WIURPLPSURYHPHQWV toilets to attract more people to shop there. Town centre uses Q Develop an arts and culture strategy for the area West Green Road exist outside of the district centres all along the High Q Improve enforcement across planning, licensing Q Improve CCTV and address issues of anti social Road,and the strategy will help to make it clearer where West of the railway line, West Green Road feels like a and parking (e.g. illegal shop fronts and shop behaviour GLIIHUHQWJURXQGÀRRUXVHVVKRXOGJRDORQJWKH+LJK5RDG GLVWLQFWLYHVSDFHWKDWGHVHUYHVLWVRZQVSHFL¿FDSSURDFK conversions, litter and cleanliness, parking Q Improve the offer for young people especially through to support the main centres. to its future, separate from that to the eastern side of the infringement) playgrounds, leisure and community centres

Q Broaden and improve the range of shops, Q Improve the leisure offer and ensure it is affordable rest3aurants and bars Q Use local art to enhance the area Q Look at bringing back into use underused and vacant Q Celebrate and improve heritage properties

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 36 37 railway. There are many issues to be considered here, Enterprise, employment and commercial uses including: Creative and entrepreneurial start-ups tend to be Q Creating a better environment in both the public realm associated with the older industrial areas and not on and shop fronts the High Road. However, spaces and sites do exist on Waiting, loading and parking and their impact on the Q the High Road and within centres, and they add to the street diversity and mix along the road. Those that do exist Q Diversifying the retail and improving the food and drink have a connection to the public sector (e.g. Bernie Grant offer and creating an evening economy Arts Centre, 639 Enterprise Centre, Tottenham Green Workshops). North Tottenham Issues include:

North Tottenham has large areas of the neighbourhood Q Maintaining, and creating, affordable workspaces in the already committed to major development and improvement town centres, where it can support the diversity of the through the stadium and High Road West. centres;

Q Is there a temporary role for all centres to provide retail Q 7KHRSSRUWXQLW\IRUXSSHUÀRRUVZLWKLQFHQWUHVWR / commercial / leisure opportunities in advance of High providing productive workspace Road West coming to fruition Q How can the increased number of visitors to the stadium Heritage, Arts and Culture help the whole area 7RWWHQKDPKDVDORQJDQGULFKKLVWRU\DQGVLJQL¿FDQW heritage buildings. These are important parts of Tottenham Green Tottenham’s identity and the strategy considers:

Despite recent improvements Tottenham Green is still Q How Tottenham’s heritage buildings can support the underused and doesn’t attract lots of footfall. More work is High Road and its future economic success and future needed to animate the public spaces and create more of a Q :KHUHDUWDQGFXOWXUH¿WVLQDQGKRZFDQLWKHOS cultural and community destination. Further work should Tottenham prosper, particularly in the town centres address: Q How heritage and arts and culture can attract visitors Q Strengthening the cultural offer from outside Tottenham Q The role of the different sides; the west side has a clear Various buildings are recognised as being important to the civic / cultural role, but the east side feels neglected community and are cited regularly as being opportunities. Q Maximising its status and importance as a community The most prominent is the Palace Cathedral, but people and civic space recognise the cultural importance of others, including St. Q Its relationship with the centres at even Sisters and Mark’s in Bruce Grove, Tottenham Town Hall, Bruce Castle Bruce Grove Museum and Bernie Grant Arts Centre.

Evening economy There is lack of evening economy in Tottenham, although recently new activities have started to concentrate around Tottenham Hale and Seven Sisters, and appears to appeal a limited number / groups of people. The strategy considers where new uses should go.

West Green Road

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 38 39 ] Part B: The High Road

Key clusters of heritage assets East - west movement corridors linked to open spaces Introduction East - west movement

7KH+LJK5RDGLVDVWUDWHJLFPRYHPHQWWUDI¿FFRUULGRUDQG Area wide issues: DKHULWDJHFRUULGRU7KHPDMRULW\RIWUDI¿FPRYHVQRUWKDQG Q East - west movementDFURVVWKH+LJK5RDGLVGLI¿FXOW White Hart Lane junction south along it. Q Connections to open spaces could be improved Movement east - west is much more challenging. This Q The whole of the High Road, with the exception of a few is an issue, because the people who would be expected blocks opposite the new stadium in North Tottenham, is to use the High Road for their local shopping, and other covered by distinct conservation areas containing many needs, live east and west. important heritage assets. There are several clusters North of Lordship Lane / Lansdowne Road, many streets of listed buildings, notably at feed into the High Road, making access easy. Some - The junction with White Hart Lane North of Lordship Lane streets connect well with Bruce Castle Park to the west. North of Lordship Lane - North of Lordship Lane Lordship Lane is a historic and well established route east - The south side of Bruce Grove west to and from Wood Green and Lansdowne Road links - South of Bruce Grove centre (the Palace Cathedral, to the industrial areas of north east Haringey. In Bruce the High Cross School and TChances) Grove, Chesnut Road is an important walking route to and from Tottenham Hale which will increase in importance - Tottenham Green (east and west) when the stadium completes. Q Town centre uses are prominent all along the High However, Bruce Grove, Tottenham Green and Seven 5RDGZKHWKHURUQRWWKH\DUHZLWKLQGH¿QHGFHQWUHV Bruce Grove South side of Bruce Grove Sisters all have problems for people moving east and 3. Q Transport and movementYHKLFOHWUDI¿FLVD west that may mean that people are less likely to go there, dominant feature and reduces the ease in which the EHFDXVHLWVHHPVGLI¿FXOW road can be crossed and the quality of the air and place Overcoming these barriers is important. The barriers Q The new stadium brings opportunities for the whole of are physical (there are things in the way) or thought to be 1. 2. the road as new patterns of travel begin to develop. Palace / TChances / GLI¿FXOWEHFDXVHWKH\DUHQRWVWUDLJKWIRUZDUGURXWHV7KHUH Each of these issues is discussed here. High Cross school are four main routes that are like this: Tottenham Green

1. West of the High Road (Bruce Grove) 4. Tottenham Green 2. At Bruce Grove behind the Palace Cathedral, High west side Tottenham Green Cross School and bus depot (Bruce Grove / Tottenham east side Green)

Focus area 3. Stoneleigh Road and the streets east of Stoneleigh Seven Sisters Potential development site Listed building Road (Bruce Grove) Locally listed building District centre 4. Routes into Tottenham Green from Clyde Road and Local centre Study area Lea Valley regional park Tynemouth Avenue District centre Local open space Local centre Ecological corridor (DM19) There are open spaces within very easy reach east and Lea Valley regional park Historic Park (SP13) Local open space Conservation area west of the High Road in addition to Tottenham Green and Ecological corridor (DM19) Area of change (SP1) Historic Park (SP13) Growth area (SP1) Page Green located on the High Road. These spaces East - West link Site allocations Non-vehicular links Primary frontage provide a further hook for seeking to improve east - west 0RYHPHQWÀRZ Local shopping areas movement. Physical barrier to movement Key listed building clusters Railway crossing London Underground Station London Underground Station London Overground Station London Overground Station National Rail Station National Rail Station

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 40 41 The streets west of the High Road between Philip Lane and Lordship Lane, are restricted by the roads running parallel to the railway line and the High Road. It means connections to the High Road, Bruce Grove and Tottenham Green, are not always direct or easy. Bruce Grove 1. West of the High Road (Bruce Grove) 2. At Bruce Grove behind the Palace Cathedral, High The district centre only has one street coming into it from Cross School and bus depot Forster Rd. the west - Bruce Grove itself (with St. Loys Road / Forster Whilst the western side of the High Road between Philip 5RDGMXVWVRXWKRIWKHGH¿QHGFHQWUH 7KHEULGJHDW%UXFH Lane and the Palace Cathedral is an important, historic Grove station has been treated as a feature, with lettering frontage to the High Road, there is no way to the High Road Ranelagh Road and lighting. through these buildings. Chesnut Rd. The railway line is a barrier between the streets west of This barrier means Philip Lane is the only link to the High Palace

Bruce Grove (Winchelsea Road, Greyhound Road etc.) Road until Forster Road. Greyhound Road Cathedral and the High Road as the access under the railway bridge is dark and narrow. Winchelsea Road These residential areas run parallel to the railway line High Cross and the High Road, rather than straight, directly into it, School increasing the feeling of separation from Bruce Grove town centre. The purple lines represent physical barriers to movement east to west Railway

High Road

Philip Lane Bus depot Monument Way

Leisure Centre Clyde Circus Tottenham St. Loy’s Road from the High Road. Palace Cathedral from the High Road. Green

Actions Actions Q Improve St. Loys and Forster Roads as links to the Q Opportunities should be taken to create a link +LJK5RDGZLWKSXEOLFUHDOPZD\¿QGLQJVWUHHWDQG between Arnold Road / Eleanor Close and the High Study area artistic lighting improvements Road via Drapers Road, Felixstowe Road or Library District centre Local centre Q 6LJQDJHDQGZD\¿QGLQJZRUNLQWKHDUHDZHVWRI Court to improve permeability and direct access to Lea Valley regional park Local open space Bruce Grove centre Bruce Grove district centre from the houses to the CONEL Ecological corridor (DM19) west Historic Park (SP13) Q Lighting and repainting of the railway bridges at St. reception East - West link Non-vehicular links Loys and Forster Road. 0RYHPHQWÀRZ Physical barrier to movement Railway crossing London Underground Station London Overground Station National Rail Station

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 42 43 3. Stoneleigh Road and the streets east of Stoneleigh Dowsett Rd. 4. Routes into Tottenham Green Road (Bruce Grove) Tottenham Green, with the exception of Philip Lane at its Bruce Grove Philip Lane Bruce Grove district centre has just one street, Dowsett northern end, has poor links from the west. The railway Road, connecting directly with the High Road from the line between West Green Road and Philip Lane is a east. Other connections are compromised by the layout of constraint and developments at Isobel Place, Sycamore the estates north and south of Holcombe Road, which form Gardens, Portland Place and the lack of any public access Clyde Circus a barrier. through CONEL mean that the eastern side of the railway Leisure Centre Tottenham Holcombe Road itself offers a direct non-vehicular is an inaccessible area with no way through it. Green route through Holcombe Market (1) but the connection There is a link across the railway line to Clyde Circus off at Stoneleigh Road, between the houses and into the Clyde Road, but this is not direct or attractive. Anyone car park at The Beehive (2), is not as direct or attractive. using this link is pushed to Philip Lane or through the Isobel Pl. Stoneleigh Rd. However, as it connects directly with Holcombe Market, it chaotic public realm, between the listed buildings that front CONEL reception has the potential to be a much more effective route onto the Tottenham Green and onto the Green itself. A link from Portland Pl. High Road. Tottenham Green to a new entrance to the library through The connection at Chesnut Road (3) is good, and Holcombe Rd. Paul’s Square is being developed. .connects Tottenham Hale with the High Road. 1. Signage at the northern end of Clyde Road, on Philip Lane St. Loys Rd (see photo below), suggests that Clyde Road is a preferred route for pedestrians to the Bernie Grant Art Centre. High Road Actions: A much better route would be at the front of the listed Q Emphasise Holcombe Road as a route from the West Green Road Railway Stoneleigh Rd. buildings along Town Hall Approach Road. east from Down Lane Park with public realm,

waymarking, street and lighting improvements Forster Rd. Seven Sisters 2. Q Improve the link across Stoneleigh Road from Holcombe Road

3

High Rd.

Actions: Q :D\¿QGLQJIRUSHGHVWULDQVDQGF\FOLVWVVKRXOGEH improved in this location.

Q The attractiveness of the railway crossing at Clyde Circus should be improved, including the creation of a more attractive and safer feeling route between Clyde Road and Tottenham Green

Q Should the CONEL site be redeveloped in the future, opportunity should be taken to create improved links to West Green Road, Tottenham Green and Clyde Circus.

Q Improve Tynemouth Road access from the east

Stoneleigh Road at car park C. Route to BGAC behind the leisure centre (Clyde Road).

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 44 45 There’s a strong relationship between the open spaces close to the High Road and the main east west routes. Greater emphasis on moving east-west, alongside improvements to open spaces could help to bring more people to the High Road. The solid lines, below, are vehicular routes into the High Road, but the dotted routes can help pedestrians and cyclists to and through neighbourhoods, green spaces and to the High Road.

Open spaces Actions: Q Improve existing open spaces prioritising Tottenham $VZHOODV7RWWHQKDP*UHHQWKHUHDUH¿YHVLJQL¿FDQWRSHQ Green East and Page Green Common spaces within a short distance of the High Road (see map): Q Improve key routes to open spaces, such as Bruce Q Bruce Castle Park Grove and Tynemouth Road

Q Hartington Park Q Monitor the use of Hartington Park to identify if Bruce Castle Park improvements are required Q Down Lane Park Q Prioritise east-west movements onto the High Road Q Brunswick Road Open Space e.g. St Loys Road, Forster Road, Holcombe Road, Q 0DUN¿HOG3DUN Tynemouth Road, Broad Lane Lee Valley Hartington Park )XUWKHUD¿HOGDUH Regional Park Q Improve bridge links over the railway to Lee Valley Q The Lee Valley Park Lordship Recreation Q Work with businesses and residents to support and Ground Q Lordship Recreation Ground lead on environmentally friendly changes such as Q Downhills Park. travel to work plans During engagement with the community, the importance Q Introduce pollution monitoring stations of open space to quality of life was raised. These parks Q Declutter and replace poor quality benches, bins provide some amenity, recreation and leisure options for etc. nearby residents and the wider community. Q Plant street trees, planting and green walls Down Lane Park All of these spaces are on Haringey’s ‘Green Grid’, which Q Improve West Green Road by reviewing on street promotes better walking and cycling links between open parking and loading arrangements and prepare spaces. a public realm design for the entire street to Downhills Park Improvements are in progress for Down Lane Park and include new paving,lighting and trees, and remove Brunswick Road Open Space. However, links to parks unnecessary street clutter. Tottenham Green and green spaces could be improved. In terms of priorities Q &RQVLGHUDVLJQL¿FDQWHQYLURQPHQWDOLPSURYHPHQW for the Green Grid, these links should be prioritised for scheme for the High Road between Seven Sisters improvement: and Bruce Grove town centre to improve air quality Q Chesnut Road to Tottenham Hale (underway) and create a more pleasant place to walk and cycle in. Q Bruce Grove to Bruce Castle Park Brunswick Road Q Seven Sisters to Broad Lane via Page Green open space Q Clyde Circus to Tottenham Green

Q Tynemouth Road to Tottenham Green 0DUN¿HOG3DUN

Brunswick Road open space. Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 46 47 Precedent image for the High Road. Transport and movement Actions: Q Working closely with TfL, environmental Links between Tottenham High Road and surrounding specialists, landscape architects and transport residential areas are poor. To help encourage more people planners to prepare a concept plan for the to visit the High Road, walk, cycle or use bus and rail High Road corridor that includes the latest VHUYLFHVDQGUHGXFHWKHDPRXQWRIORFDOYHKLFOHWUDI¿FLW environmentally sustainable technology, green is recommended that every effort is made to improve east infrastructure, including where possible, footway - west links. planters, storm water control measures, street trees, special paving, water features and green walls Long term ambitions for the High Road Q Where necessary, relocate, reduce or remove on- Whilst the High Road has seen recent changes between street parking, realign junctions and road layouts Monument Way and Broad Lane, problems persist. to improve the public realm, enable better and safe Accidents occur at busy junctions, crossing points are still pedestrian and cycle access and movement and, a barrier to movement and air pollution remains high. importantly, enable buses to access residential Steps could be taken to deliver a much improved areas HQYLURQPHQWWKDWPHHWVWKHQHHGVRIWUDI¿FDQGWKH Q Introduce Legible London signing to improve community living around this major route. ZD\¿QGLQJ The vision is to use the width of the road between Philip Q Where possible, reduce carriageway widths on Lane and Seven Sisters Road to provide safe, segregated the High Road to make way for planters, street lanes for cyclists and vehicles and a safe environment for trees and pedestrian / cyclist crossings where pedestrians alongside this, closest to the shop frontages. appropriate Such an ambition would see extensive greening of the Q Support TfL’s in extending and strengthening the environment alongside all carriageways and improved Low Emissions Zone crossing opportunities for pedestrians. Appropriate levels of lighting can be applied for each area. Attention to quality Q Continue to work with businesses and residents and detail adjacent to the shopfronts would create a much to support and lead on environmentally friendly improved environment for trading and shopping. changes, including increasing the take-up of Image credited to the NACTO Urban Street Design Guide sustainable transport See picture on the right. Q Declutter and replace poor quality street furniture

Q Introduce additional street trees, planting and green walls

Q Undertake a comprehensive review of air quality

Q Improve infrastructure for cyclists; e.g. better SDUNLQJDQGZD\¿QGLQJRQGHVLJQDWHGURXWHV quietways, relocate Cycle Superhighway on the road rather than the pavement.

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 48 49 Listed / locally listed buildings 7RZQFHQWUHXVHVRXWVLGHRIGH¿QHGFHQWUHV Heritage assets 7RZQFHQWUHXVHVRXWVLGHRIGH¿QHG centres The High Road has a rich and dense collection of historic buildings - listed and locally listed - that tell the story of Town centre uses (such as shops, cafés, restaurants, and LWVJURZWKDQGGHYHORSPHQWDQGVWLOOGH¿QHLWVFKDUDFWHU beauty salons) are all along the High Road as well as in the today. The area’s heritage - which is cherished by the town centres of Seven Sisters/West Green Road, Bruce local community - is pro-actively protected and managed Grove and North Tottenham. 1. North Tottenham through the designation of several Conservation Areas Policy AAP8 of the Tottenham AAP requires active ground along and close to the High Road itself. ÀRRUXVHVDOODORQJWKHOHQJWKRIWKH+LJK5RDG$UHWDLO Some heritage buildings have been successfully reused XVHV VKRSVVXFKDVÀRULVWVEDNHULHVFKHPLVWV DUHQRW and restored - the four buildings on the west side of the encouraged outside of the town centres but other uses Green and the villas north of the new stadium for example. VXFKDVRI¿FHVZRUNVSDFHHVWDWHDJHQWVUHVWDXUDQWV and bars are supported along the High Road. This strategy 2. Park Lane to aims to provide further detail on where these different Lordship Lane types of uses should go, both within and outside of the town centre boundaries. Actions: There are four main clusters: The strategy looks at the assessments made in the Bruce Grove toilet block Conservation Area Appraisals 2017 by Haringey 1. South of the North Tottenham local centre designation on the western side of the High Road. The two blocks Council’s conservation team. Bruce Grove Villas of retail and commercial units between Moselle Place Because of their prominence and importance, and Brereton Road are part of the High Road West the heritage buildings which will be prioritised for regeneration scheme and will be redeveloped. improvements (such as improvements to the front of the building and lighting) are: 2. Between Park Lane and Lordship Lane on both sides of 3. South of Palace Cathedral the High Road. The blocks include small supermarkets Q South side of Bruce Grove (1-10 Bruce Grove) Bruce Grove and local services such as a launderette, estate agents Q Bruce Grove toilets TChances and cafés. This cluster is well served by local streets Q The Palace Cathedral, Bruce Grove and appears to be successful. The future focus on this Q St. Mark’s Church, Bruce Grove Holy Trinity Church area should be to retain it’s current mix of uses as it 4. Tesco to & Sunday School Q Holy Trinity Church- Former Nursery building seems to serve the local community well. Monument Way , Q Former Barclays bank, 220 - 222 High Road 3. South of Bruce Grove district centre on both sides Alternative uses for these buildings could also be of the High Road. Town centre uses, such as cafés, Study area Potential development site considered where there is an opportunity to do so. ODXQGUHWWHVÀRULVWVDQGEHDXW\VKRSVH[LVWRQERWK Listed building Former Barclays Bank sides of the High Road between St Loys Road and Locally listed building District centre Road. The focus here should be on uses Local centre which enhance but don’t compete with the town centre Lea Valley regional park Local open space such as A2 (services such as estate agents and banks), Ecological corridor (DM19) Historic Park (SP13) % RI¿FHV ' FRPPXQLW\ DQG' OHLVXUHXVHV 7KH Conservation area focus for new eating and drinking places in Bruce Grove Area of change (SP1) Growth area (SP1) will be within the main district centre along the High Site allocations Road and Bruce Grove itself but if no suitable sites are Primary frontage Local shopping areas available eating and drinking uses could be appropriate Use outside town centre London Underground Station here (A3 use cafés and restaurants and A4 use pubs London Overground Station and bars). National Rail Station

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 50 51 4. The east side of the highway between Tesco and The new stadium Monument Way. Uses that support footfall in and around the Green would be suitable here, including Redevelopment in North Tottenham is focused on the commercial, leisure and community uses. They should completion of the new stadium. Premier League football help to activate the street scene, but not undermine will recommence in August 2018, but the stadium also has the principal retail offer of either Bruce Grove or Seven a license for a range of events, including American Football Sisters. North of Tesco on the eastern side of the High and concerts. This will widen the number and type of Road. Retail and leisure uses prosper immediately people visiting the stadium and the area considerably from north of Tesco on the eastern side of the A10, close to a current seating capacity of around 36,000 to over 61,000. Seven Sisters. The new offer, attracting a much wider clientele and reaching a wider global audience, is a clear opportunity to PD[LPLVHEHQH¿WVIRU+LJK5RDGEXVLQHVVHV As well as the stadium itself there are a number of other new uses planned for North Tottenham which are discussed in the North Tottenham section of this document.

Actions The club and the Council should work in partnership to:

Q Monitor visitor movements both to and from the stadium during events to identify further opportunities for the High Road and the town centres

Q Use the new stadium as an opportunity to promote the wider Tottenham visitor offer such as bars, restaurants and cultural venues

Q Make sure that new signage includes local attractions alongside directing crowds to the stadium

Construction at the new stadium in North Tottenham

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 52 53 ] Part C: Areas of Focus

currently accommodates a church. Along with the police Recent and planned projects Bruce Grove station across the road, the theatre could be thought of as Retail assessment / performance the gateway to Bruce Grove centre. Bruce Grove has seen some improvements recently which have had a positive impact on the centre already. This Some people think of Bruce Grove district centre as the The sense of arrival in Bruce Grove, particularly for those Description includes work to Holcombe Market, improvements to some main retail centre of Tottenham. It has many positives: arriving at Bruce Grove station by train or bus is very of the alleyways and footpaths between the High Road Bruce Grove district centre is located around Bruce Grove SRRUDQGVLJQL¿FDQWHIIRUWVKRXOGEHPDGHWRLPSURYHWKH Q It feels vibrant and busy and has good footfall and the surrounding neighbourhoods and some shopfront station at the heart of Tottenham, half way between Seven spaces and buildings around Bruce Grove station such as Q It has a large number of retail units, including several work. The new Poundland building makes a positive Sisters and the football stadium. The High Road runs 0RRUH¿HOG5RDGDQGWKHEXLOGLQJVDQGODQGDURXQG%UXFH multiple retailers, and a diverse mix of operators WKURXJKWKHFHQWUH7KHFHQWUHDVGH¿QHGLQWKH$$3 FRQWULEXWLRQWRWKHVWUHHWZKLOVWSURYLGLQJQHZÀRRUVSDFH Grove railway bridge on both Bruce Grove and the High Q Vacancies are brought back into life quickly and begins at St. Loys Road and ends at Aldi and includes the into the district centre. Road. reoccupied shops on the north side of Bruce Grove as well. Several projects are planned through existing consents Q It attracts a local consumer base who are choosing to and allocations in the AAP. This includes the consented There is a concentration of listed buildings on the south visit it for shopping purposes side of Bruce Grove and various locally listed buildings on development for a café in the station forecourt on the Q Easy to access and easy to use the High Road. The most prominent heritage buildings eastern side of the High Road, which will improve the with scope for improvement area Bruce Grove toilets, St. appearance of the road in this location. Public realm Q Shoppers are visiting on a very frequent basis and Marks Church, 1-7 Bruce Grove and the Palace Cathedral. improvements will be implemented by Transport for visiting at the same frequency or greater as last year. Palace Cathedral is an outstanding listed building. London in early 2018. 2YHUDOOWKH\DUHVDWLV¿HGZLWKWKHRIIHUDQGDSSHDUOR\DO to it. Completed in 1908, it once operated as a cinema and The full list of commitments, projects and allocations for all centres and the High Road is found at Appendix A. Q Retailers are trading reasonably well, and are also positive about the future.

However:

AAP objectives Q Anti-social behaviour and management of the retail experience have been highlighted as key improvement Q Revitalise Bruce Grove through targeted and visible areas. development (BG1) Q Retailers and consumers want to see a cleaner and Q Growth through mixed use development on allocated tidier centre and more visible security. sites (BG2 - BG4) Q Both groups want a bigger and better offer, with more Q Improve shopfronts and signage and use heritage recognisable multiples, improved day time food options assets to complement the character and a stronger evening economy. Q Public realm improvements and transport projects. Q Marketing and promotion, and signage and branding, How the strategy takes these forward: could be improved, particularly a stronger sense of Q 'H¿QLWLRQRIWKUHHEURDGIRFXVDUHDVZLWKGLVWLQFWUROHV arrival and identity at the heart of the centre.

and needs Q $FFHVVLQWRWKHFHQWUHRQIRRWLVPDGHPRUHGLI¿FXOWE\ Q Improvements to entry points to the High Road from poor routes and access from the streets immediately to east and west streets the east and west.

Q ,GHQWL¿FDWLRQRIRSSRUWXQLW\VLWHVZKHUHFXUUHQWXVHVRI Q The offer is primarily day time shopping, and the centre EXLOGLQJVFRXOGEHLPSURYHGWRWKHEHQH¿WRIWKHFHQWUH offers few leisure uses and evening activities.

Q Poor access and choice of shops, and poor perceptions deter some local people from using the centre.

Bruce Grove district centre

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 54 55 The Palace Cathedral with the centre, and traders in particular want better Actions for Bruce Grove district centre Future plan marketing; promotion, events and creating an image. The outcome of the retail surveys and the community This crosses over with other matters, such as image and consultation has suggested that Bruce Grove performs Bruce Grove will continue to be the main ZD\¿QGLQJDQGWKHFUHDWLRQRIVRPHNLQGRIVWHZDUGVKLS despite a poor environment. There are few opportunities - so the centre can attract new shoppers as well as town centre on the High Road, meeting for major physical intervention in the centre because of the maintaining its existing shoppers. This is potentially a the local, day-to-day shopping needs of constraints that shape the centre, (e.g. the railway line and wide area of interventions, and might include banners on surrounding neighbourhoods. the conservation areas). There are, however, a number of lampposts, entrance signs into the centre, or seasonal / initiatives that could be explored to support and boost the themed events. centre. The focus of the offer will continue to be Image independent, supported by a number of Management and maintenance recognisable chain stores. Despite functioning well for the people who regularly use it, A common concern of both shoppers and traders is the Bruce Grove is not attracting new shoppers. People who physical condition of the centre. Some improvements will Improvements to entry points, routes do not visit the centre often complain that there is nothing be seen through the implementation of the TfL scheme there for them; that the range of shops is not good; that it and the public realm will enhance its (e.g. paving and better crossings). doesn’t offer the breadth or quality of shops and services attractiveness, and its identity will be However, maintaining standards is very important, and they need. Some people feel put off by the environment. enhanced through improved branding. the centre as a whole ought to be prioritised to ensure Image can be addressed through a combination of the that streets are tidy and free from waste, damage and activities already mentioned; but also improvements in: vandalism. The retail offer will be supplemented, by Q Partnership amongst traders and users of the centre additional cafés and restaurants along (see BID and business partnership below); Workspaces / Employment land Bruce Grove itself and by new workspace, Q Promotion and information in and around the centre, The spaces behind the High Road in Bruce Grove are Q Improvements to the entrances to the centre and by leisure uses, which will be RIWHQFRQVWUDLQHGDQGRIIHULUUHJXODUVLWHVWKDWDUH¿OOHGE\ Q Management of anti-social behaviour available outside normal shopping hours commercial uses (such as Morrisons Yard). This provides and further enhance the appeal of Bruce relatively inexpensive space for businesses, adds variety Q Temporary events Grove. and vitality to the centre, and provides employees to shop Q Improved condition of shopfronts in the centre. It is recommended that

Q These spaces are protected for commercial and Heritage industrial uses (class B1, B2) where they do not Bruce Grove also has some unique heritage and landmark undermine the retail uses on the High Street frontage buildings, and the perception of the centre could be Q Vacant sites behind the High Road are prioritised for improved by targeting these for attention, be it:

commercial uses over residential and retail use Q Lighting up the buildings Q Improvements are made to existing sites (e.g. public realm and opportunities to create new uses and more jobs)

Q A list is maintained of affordable workspace providers and those seeking advice on workspace initiatives and opportunities

Promotion of the centre The retail surveys undertaken with shoppers and traders in Bruce Grove suggested that there was a lack of identity The painted bridge is a simple, but effective, improvement.

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 56 57 Old signs are common in Bruce Grove, and across the Management and maintenance of the public realm: Improving public realm and the pedestrian environment: High Road generally. They point to the history of buildings Movement can be restricted by street furniture and Limited space for loading and parking, alongside narrow and places, and could be restored. extended shopfronts. The quality of the public realm is carriageways and bus stops means competition for space poor. is tight. Across the centre, and with stakeholders, the Council should identify buildings (including important heritage DVVHWVGH¿QHGLQWKLVVWUDWHJ\ VKRSIURQWVDQGNHUEVLGH areas where green infrastructure including street trees, planting, improvements and public realm improvements could be introduced and extend the type and quality of the TfL scheme further along the High Road and Bruce Grove. Bruce Grove currently has very little signage for people using the centre. This includes entrance signs into the centre, but also directional and local interest signage (such as to Bruce Castle). :RUNWRLPSURYHZD\¿QGLQJDQGPRYHPHQWVKRXOGH[WHQG to the routes that feed the High Road, making people aware of the centre and showing them how to get there. Using heritage to provide and enhance character and make Bruce Grove special: the centre is rich with historic buildings, Street lighting in feeder roads should also be improved. Q Cleaning elevations / frontages which give it character and can to create a sense of place and improve its image. Top left and clockwise: 7 Bruce Grove, 7KHIRRWEDOOFOXEZLOOEHLPSOHPHQWLQJDZD\¿QGLQJ one of a row of villas in Bruce Grove; a terrace in Bruce Grove central; St. Marks Church with its bold art deco front Q Improving shop signage around important buildings strategy between Tottenham Hale / Seven Sisters and the and tower; the Palace Cathedral in Bruce Grove south. Improving the buildings and surroundings could be short term Replacing advertising hoardings with street art Q new stadium using signs compatible with Legible London PHDVXUHVZKLOVW¿QGLQJQHZXVHVIRUYDFDQWRUXQGHUXVHGEXLOGLQJV Q Emphasising the many historic signs on walls and and it may be possible extend this. buildings

Q Finding uses for heritage buildings Business Improvement District (BID) or business partnership Deliveries to shops $%,'DOORZVWUDGHUVZLWKLQDGH¿QHGDUHDWRFRPH Some delivery arrangements in Bruce Grove are informal together to determine how they spend an additional tax DQGDUHGHWULPHQWDOWRWKHÀRZRIWUDI¿FDQGWKHVWUHHW that is ring-fenced to improve their area. The BID has to be scene. Delivery vans are becoming more numerous and in voted upon by affected businesses in order to be brought some parts of London are growing, and replacing cars on LQWREHLQJ,WFDQEHÀH[LEOHLQLWVSULRULWLHVEXWFRXOG the road. Hub delivery could provide a solution - delivery undertake any of the broad improvements set out in this vans use a designated space to park and deliver goods section - marketing, branding, image, events etc.. on foot. A suitable location might be found within existing A BID has been considered in Tottenham before, but was parking areas. QRWWKRXJKWWREH¿QDQFLDOO\YLDEOH If a BID remains unviable, some other form of stewardship Movement and Signage could be explored to further the improvement of the centre. Bruce Grove is constrained due to a narrow carriageway This might be through a business partnership. DQGVLJQL¿FDQWYHKLFXODUPRYHPHQW7KHUHLVDQHHGWR improve road safety and create an environment which enables businesses to function more effectively and local people to enjoy. Building on the TfL scheme for Bruce Grove (2018), there is potential to create a place for people to enjoy their high street, balancing the needs for buses, cyclists and general movement with improved pavements, seating and landscaping.

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 58 59 Areas of Focus :LWKLQ%UXFH*URYHWKHUHDUHYHU\IHZRSSRUWXQLWLHVIRUPDMRULQWHUYHQWLRQV7KUHHNH\DUHDVRIIRFXVDUHLGHQWL¿HG below. In addition, Bruce Grove itself is also an important element of the district centre.

Bruce Grove north: this area will not High Road EHQH¿WIURPWKHSODQQHGSXEOLFUHDOP Note on the Opportunity sites improvements. This may be detrimental here by comparison with the remainder of Within each area of focus (Bruce Grove, Tottenham the centre, and opportunity should be taken Green and Seven Sisters / West Green Road, the strategy to address this in the short term highlights opportunity sites. The sites are not intended to be read as development sites. They do, however, present opportunities to address issues that are raised in the Bruce Grove (the street) is a secondary strategy. BG3: Banqueting area of the district centre, but important Suite / Snooker Hall for providing uses - like cafés and Discussions will be held in partnership with landowners restaurants - that can complement the and occupiers to establish the future plans for these main shops of the town centre and widen opportunity sites. Bruce Grove its appeal.

Bruce Grove central; the area between St Loys Road and Bruce Grove station is the heart of the retail experience and FRQWDLQV+ROFRPEHPDUNHWWKHSRVWRI¿FH and the concentration of chain retailers. BG2: Bruce This area should be the focus of effort %*'HOLYHU\RI¿FH Grove station to address image, sense of arrival and SHUFHSWLRQDQGEHFRPHDZHOOGH¿QHG experience.

Bruce Grove south (outside of the centre): this area will increase importance

High Road as a gateway to Bruce Grove with the improvement of the route from Tottenham Hale along Chesnut Road, particularly after the stadium reopens. The Palace Cathedral and the police station are landmark buildings and have potential to provide complementary uses to the retail offer (e.g. through leisure and workspace uses.

Study area Local centre Conservation area East - West links Potential opportunity site Lea Valley regional park Area of change (SP1) London Underground Station Listed building Local open space Growth area (SP1) Overground Station Locally listed building Ecological corridor (DM19) Site allocations District centre Bruce Grove north.

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 60 61 Bruce Grove north. Areas of public realm Potential opportunity site Site allocations Bruce Grove north is characterised by terraced buildings Local open space improvement are shown Listed building Ecological corridor (DM19) East - West link either side of the street, including Windsor Parade, and by Locally listed building Conservation area in purple diagonal lines Area of change (SP1) pockets of commercial land use between the High Road District centre and the railway, including Morrisons Yard. Residential

High Road XVHVDUHFRPPRQDERYHWKHJURXQGÀRRU Costa Coffee has taken on the lease at 549 High Road, Aldi ZKLFKLVEHQH¿FLDODQGDQRWKHUKLJKVWUHHWQDPHLQWKH High Road. This use also complements the retail function of the area and provides a use which provides an offer into the early evening. Bruce Grove north is less busy than Bruce Grove central, Morrisons Yard with less footfall. The character of the street begins to change here as more modern, less sympathetic 1 easyGym 1 development begins to dominate north of Windsor Parade. There is a mix of commercial and community uses behind the retail units on the west of the High Road and the railway line including Morrisons Yard which is a council owned industrial buildings with a mix of occupiers including a 2 bakery and music studios.

Costa Reform Row Strategy aims for Bruce Grove north: BG3: Banqueting Suite / Snooker Hall Q A better street environment, making improvements to the public realm in the High Railway line Road, particularly where east-west routes hit A low terrace in Bruce Grove north might present an the High Road (e.g. improved streetscape, opportunity for more intensive use. ZD\¿QGLQJLPSURYHGOLJKWLQJ Q Improvements to the access to Morrison Yard 2

Q Morrisons Yard should be maintained in a commercial / business use as at present, so it continues to add diversity of uses in Bruce Grove. Bruce Grove Dowsett Road

Poundland

Bruce Grove toilet block Iceland

Some more recent development is in contrast to the older, original, terraces

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 62 63 Study area Bruce Grove Potential opportunity site Listed building Locally listed building Bruce Grove central District centre High Road Ecological corridor (DM19) Bruce Grove central has the majority of its activity between Conservation area the station and Stoneleigh Road / St. Loys Road. Area of change (SP1) Site allocations The character of the area is one of activity and densely East - West link %*'HOLYHU\RI¿FH Overground Station packed retail outlets that spill onto the street. The area Areas of public realm has Holcombe Market at its heart on the eastern side of improvement are shown the road, and several high-street names. This is the core BG2: Bruce Grove in purple diagonal lines of the centre and retail (Class A1) should be the dominant station function. Bruce Grove itself is a secondary area within the centre, GH¿QHGOHVVE\VKRSVDQGPRUHE\VHUYLFHVDQGIRRGDQG drink outlets. It has an important bearing on the area as a 0RRUH¿HOG5RDG 0RRUH¿HOG5RDG whole, being the main link to Bruce Castle from the High -XVWRXWVLGHRIWKHDUHD0RRUH¿HOG5RDGVXIIHUV Road and, given the station, is a principal arrival point into ASDA with some anti-social behaviour. Where possible, Bruce Grove. The platform from London brings people LPSURYHPHQWVVKRXOGEHPDGHWR0RRUH¿HOG5RDG down to the northern side of the bridge in Bruce Grove. lighting, quality of the public realm - to help to reduce this. AAP allocations: Car park ‘C’

Stoneleigh Road BG2: Bruce Grove station. Indicative development The Ship capacity of 11 units and 100sqm town centre use and Public realm: 100sqm employment use. The highway will be improved by the TfL scheme Brook Street BG3: Banqueting Hall and Snooker Hall. Indicative planned to be implemented in February 2018. development capacity of 49 units and 850sqm town Following completion, this will widen footways, centre use. improve junctions, improve the quality of the public realm and improve conditions for those waiting for %*7RWWHQKDP'HOLYHU\2I¿FH,QGLFDWLYH 4 and alighting from buses. development capacity of 48 units and 370sqm Holcombe commercial use. 3 Market Following completion of the work in 2018 a review should be done to identify if and where further improvements should be made. Holcombe Road

Strategy aims for Bruce Grove central: East – west links:

Q Development fronting the High Road should Q From the west, links are limited to St. Loys Road, SULRULWLVHJURXQGÀRRU$XVH ZKLFKDUHVKRSVVXFK Forster Road and Bruce Grove. Albert Place DVFKHPLVWVÀRULVWVFORWKHVDQGIRRGVKRSV St. Loys Road Q From the east, links between the High Road and Q *URXQGÀRRU$XVHVDQG$ UHVWDXUDQWVFDIpV Stoneleigh Road exist at Brook Street (giving pubs and bars) are also acceptable, particularly on access to car park C), at Albert Place, and at Bruce Grove itself Holcombe Market.. The latter provides a direct link to Holcombe Road beyond to the residential area Q Other town centre uses are also encouraged (A2, The Beehive B1, D2) to complement the core A1 offer. between the High Road and Down Lane Park.

Q The points where east-west routes meet north- Stoneleigh Road The points at which these routes hit the High Road south routes should be emphasised with improved should be emphasised through better public realm and public realm (such as through public art), providing ZD\¿QGLQJLPSURYHPHQWV ZD\¿QGLQJDQGRSSRUWXQLW\IRUPHHWLQJDQGUHVWLQJ Q Enhance and preserve listed and locally listed 7 buildings, and bring them back into effective use where required

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 64 65 Bruce Grove south Areas of public realm Strategy aims for Bruce Grove south: improvement are shown 2XWVLGHWKHERXQGDULHVRIWKHGH¿QHGGLVWULFWFHQWUH VRXWK Bruce Grove south has huge potential to support the in purple diagonal lines of St. Loys Road and Stoneleigh Road), the retail and main retail activities of Bruce Grove central. commercial offer in Bruce Grove continues until Somerset Through improvements to the link at Chesnut Road, Road. EHWWHUZD\¿QGLQJDQGDPRUHDWWUDFWLYHSXEOLFUHDOP The dominant feature is the listed Palace Cathedral. on the High Road, and by targeting and encouraging Opposite, the police station is allocated in the AAP for complementary commercial and leisure uses, this commercial and residential use, with the retention of the area can add value to the centre as a whole. original building. St. Loys Road Q The focus here should be on enhancing, not %RWKRIWKHVHEXLOGLQJVDUHVLJQL¿FDQWDVVHWVIRUWKH competing with, the town centre; A2 (services), B1 High Road, and mark the gateway into Bruce Grove itself The Beehive RI¿FHV ' FRPPXQLW\ DQG' OHLVXUHXVHV  EHFDXVHRIWKHLUFKDUDFWHUDUFKLWHFWXUDOVLJQL¿FDQFHDQG Stoneleigh Road Q The focus for new eating and drinking places in height. Further north, the art deco church tower at St. Bruce Grove will be within the main district centre 0DUN¶VLVDOVRDVLJQL¿FDQWIHDWXUHDQGORFDOO\OLVWHG along the High Road and Bruce Grove itself but if St. Marks Footfall in this general area is lower than in the central no suitable sites are available eating and drinking part of Bruce Grove, and the road is less dominant as the Stoneleigh uses could be appropriate here. Road car park pavements are wider and the buildings are lower (two (A and B) Q The road junctions where east-west routes meet storey rather than three) and generally set further back. 85 spaces north-south routes should be emphasised with It contains a mix of low key, small, independent retail improved public realm (such as through public art), outlets, services and food and drink outlets. Shopfronts SDUWLFXODUO\SURYLGLQJZD\¿QGLQJJLYHQWKHVHDUH DUHJHQHUDOO\SRRUDQGDQ\KLVWRULFDOVLJQL¿FDQFHLQWKH the entry points into the High Road from the main buildings are unplayed. Development is, on the whole, 5 7 parking area and residential areas beyond unsympathetic. Q Development should enhance and preserve listed and locally listed buildings, such as the Palace AAP allocation: Cathedral and St. Marks Church

TG3: Tottenham Police Station / Reynardson Court. Q Allocated AAP sites to the south of Bruce Grove Indicative development capacity of 30 units, 490sqm should be developed with a view to enhancing the town centre use and 1230sqm commercial use. core of Bruce Grove whilst adding to the street scene and respecting the historic context. Palace Cathedral Chesnut Road

Chesnut Road will form the main Public realm: walking route from Tottenham Hale Q Palace Cathedral and St. Marks are priorities for Lauriston Apartments general improvements to heritage assets Q The external appearance of Lauriston Apartments 6 Study area Potential opportunity site detracts from the area and setting of the Palace TG3: Police station and Listed building Cathedral Reynardson Court Locally listed building District centre Ecological corridor (DM19) Conservation area Area of change (SP1) Site allocations East - West link Possible public realm improvement

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 66 67 Bruce Grove: Opportunity sites

Area 1. 559 - 565 High Road Area 2. North of Windsor Parade Area 3. West of the High Road Area 4. Sites around Holcombe Road There is small terrace of single storey retail units between Within the northern part of the district centre, some 1H[WWRWKH6KLSSXELVDVLQJOHVWRUH\LQ¿OOFRQWDLQLQJWZR Holcombe Market is a key attractor for Bruce Grove and a three and two storey development in Bruce Grove north. buildings are less characteristic of the general nature of small retail units. There is access to the north side of these centre of activity. This was reinforced by the retail surveys This small terrace could provide an opportunity for the Bruce Grove. This includes ‘site 2’ located just north units to the land at the back which is a joiners yard with an and community engagement. LQWHQVL¿FDWLRQ HJDGGLWLRQDOVWRUH\V DQGLPSURYHGUHWDLO of Reform Row, and the single storey building (easyGym). entrance on St. Loys Road. The terrace directly to the south is a weak part of the The height drops down from the Edwardian terraces at ÀRRUVSDFHWRVXSSRUWWKHGLVWULFWFHQWUH Commercial use of this site is encouraged if more VWUHHW,W¶VDVLQ¿OOGHYHORSPHQWZKLFKFRQWUDVWVZLWK The site backs onto an Islamic Centre to the rear and, Windsor Parade. employment uses were able to locate on the site. It would much of the historic centre. It is set back, and lower than beyond that, Morrisons Yard. Morrisons Yard houses 7KHRI¿FHEXLOGLQJ 7KH*URYH GHWUDFWVIURPWKH+LJK also be essential to explore: surrounding buildings fronting the High Road. several businesses that contribute to the diversity of uses Road, particularly given its proximity to Windsor Parade. Q Use of the existing access from the High Road to link Environmental improvements could be sought to improve in Bruce Grove and on the High Road. This use should be The architecture and the spaces created around the WKURXJKWKHUDLOZD\DUFKHVWR0RRUH¿HOG5RDG the site (such as improved lighting or public art). retained. Public realm improvements could be sought for building could be improved by responding more creatively Q Bringing the railway arches into productive use Pros: the access route and yard area. to the character of the road. Q The potential for improving the street frontage at 491 - Q Improvement of the streetscene and historic corridor Pros: 7KLVDUHDZRXOGEHQH¿WIURPLPSURYHPHQWHQKDQFHPHQW 493 High Road Q Provide development more suited to the location and Q Within the district centre if the opportunity arose. Pros: setting and more appropriate to locally listed buildings Q Close to high street names (Poundland, Aldi, Costa) Pros: Q Allows the frontage at the High Road to be improved Q &RXOGSURYLGHPRUHXVHIXOVSDFHWRXSSHUÀRRUV HJ Q &RXOGSURYLGHLPSURYHGUHWDLOÀRRUVSDFH Q Within the district centre Q 6LWHFRXOGDFFRPPRGDWHVRPHLQWHQVL¿HGFRPPHUFLDO workspace) Q Better setting for the adjacent locally listed buildings to Q Close to high street names (Poundland, Aldi, Costa) space Cons: the south Q &RXOGSURYLGHLPSURYHGWRZQFHQWUHÀRRUVSDFH Q Good access to St. Loys Road Q Modern buildings may provide good space for current Cons: (modern, larger) Cons lets Q Multiple ownership Q Could provide a better setting for the adjacent locally Constrained site next to the railway Q Multiple ownership listed buildings to the south Q Q Small scale Q Existing use (joinery yard) adds diversity and provides The Law Centre building lies to the rear of Bruce Grove’s Q May support public realm improvements to the High Q %ULQJVOLPLWHGZLGHUEHQH¿WVRQLWVRZQVRZRXOGEH jobs eastern frontage. It is a distinctive modern building. Road useful to consider with surrounding sites Q Use of railway arches may be constrained However, its shape and location adds little to the High Q &RXOGEULQJVLJQL¿FDQWEHQH¿WVWRWKHVWUHHWVFHQH Road or Stoneleigh Road, and the spaces around it are Cons: confusing. It hinders movement between the High Road Q Multiple ownership and the neighbourhoods to the east. Pros: Opportunity to create a better setting for the market – Holcombe market. Q improved public realm, more space / stalls 4 Q Building currently contributes little to the street environment

Q Could contribute to improved links east - west Cons:

Q Relatively new building and established business

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 68 69 Area 5 431 - 451 High Road The setting of the Palace Cathedral could be improved. Area 6. Lauriston Apartments Area 7. Stoneleigh Road car parks A and B The terrace block north of the Palace Cathedral does not 5 Lauriston Apartments, a recent addition to the High Road, Car Park A is linked to the High Road via Stoneleigh Road; provide a good setting for this listed building. It is generally sit just south of the Palace Cathedral The Tottenham Car Park B by Chesnut Road Each car park is internally ORZZLWKD¿YHVWRUH\EXLOGLQJWRWKHQRUWK6FRSHH[LVWVWR Green Conservation Area Management Plan notes that connected, so vehicles can enter in one car park and go reconsider this stretch, intensifying the uses and improving it detracts from both the street and the three historic into the other. the street. This would this present a better front to the buildings around – the Victorian Gothic High Cross School, The car parks could be redeveloped to provide space for a road, and it could provide a better framing for the listed Palace Cathedral and Felvers Hall. variety of uses on the fringe of the district centre that would Palace Cathedral. The features of the building jar with the context and the support the retail focus of the centre such as workspace, The block could be thought of as a long term opportunity, surroundings. The building is set back from the Palace residential or retail space. although the northern-most corner could be considered as Cathedral, on an angled line, creating uneasy spaces on 'HYHORSPHQWKHUHPD\EULQJEHQH¿WVIRUWKHVHWWLQJRI7KH an early win. This unit is a single storey in height and could the High Road. The balconies are bulky and the colours Beehive (listed building), for the public realm and for links set the tone for future development. This site also has the insensitive. from the east to the centre. potential to enhance the east-west route on Forster Road. The building provides commercial, retail and residential However, the loss of car parking is an important Pros: space and is likely to have complex ownership issues and Lauriston Apartments are south of the Palace Cathedral consideration and available parking is often seen as Q Opportunity to intensify uses on the western side of the leases. It is a dense development. essential to the town centre. Therefore some replacement, 6 road Whilst the ultimate solution may be replacement, less reprovision or relocation would be required and other Q Improve the streetscene dramatic measures may include: VLWHVVHUYLQJWKHWRZQFHQWUHZRXOGEHGLI¿FXOWWR¿QG Reprovision on site is an option. Q 3URYLGHVEHWWHUJURXQGÀRRUVSDFHVIRUIXWXUHRFFXSLHUV Q Works to the public realm around the building Q Can potentially improve the setting of the Palace Q Elevational treatments to reduce the impact of some of Pros: Cathedral the clumsier details Q Provides an opportunity to seek development that could

Q Could provide evening uses to support the centre Q Repainting the exterior to tone down the impact of the support the town centre, including a diverse range of colour. XVHVLQÀH[LEOHVSDFH UHWDLOFRPPHUFLDOZRUNVSDFH Cons: community) Q Terrace includes several locally listed buildings (not Q Provides an opportunity to tidy up some of the ad-hoc including the tallest element) arrangements directly behind the High Road shops in Q Multiple ownership front of the car parks

Q Council ownership and clear sites may mean they can Businesses spill into the public car park at Stoneleigh be developed quickly Road B Q May provide a catalyst to improve east – west links 7 between St. Loys Road / Forster Road and Stoneleigh Road / Scales Road Cons:

Q Loss of parking would need to be considered carefully

Q Car park could, alternatively, be used as a delivery / service hub for the High Road

Q Continued need to service businesses from the rear of the High Road (within the car park)

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 70 71 ] Tottenham Green

Description

Tottenham Green is the only green space on the High Road. It is a relatively small space, but it is historically LPSRUWDQWDQGLVVXUURXQGHGE\VRPHRI7RWWHQKDP¶V¿QHVW The leisure centre car park detracts buildings, which gives more status to the Green as an from the listed buildings and the important cultural and civic space for the whole community. framing of the Green itself and makes

High Road Overall, the Green has a good relationship with Seven the community facilities in the Marcus Sisters, with wide pavements, the cycle-superhighway Garvey building feel distant from the (CS1 from White Hart Lane stadium to the City) between High Road. it. The links to Bruce Grove are weaker, because it is slightly further away and separated by the Monument Way Four listed buildings face junction. WKH*UHHQ±WKHIRUPHU¿UH station, Tottenham town hall, Bernie Grant Art Centre and Bus depot the Tottenham County School (CONEL).

Philip Lane Leisure Centre / library Clyde Circus Philip Lane; locally listed bus depot on Tottenham Green northern side and listed Holy Trinity church on the south side).

The area behind the frontage is a CONEL confused mix of public realm, car parking and private residential development. There is a link across the railway line into Clyde Tottenham Green East is landscaped and Circus. surrounded by mature trees. Dense planting creates a screen from the High Road and a quiet and secluded space. The play area The College of North East seems underused. The seclusion of the

London. High Road space, attracts some anti-social activities.

To Seven Sisters and station

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 72 73 Future Plan Recent and planned projects Tottenham Green already has several projects completed The Green will remain the civic and or planned: cultural heart of Tottenham, accessible Q $VLJQL¿FDQWSXEOLFUHDOPLPSURYHPHQWVFKHPHRQWKH Green; to neighbourhoods north, east and west Q Tottenham War Memorial refurbishment of it and well connected to Seven Sisters Q A café / bar at the former Monument Way toilet block through pleasant and direct links Q The creation of a new southern entrance to the library, enhancing the public realm from the Green through Its status will be raised by improving the Paul’s Square to Clyde Road bridge (in progress) setting of the Green, making historically Q Tottenham green market important buildings more prominent by improving their setting and context and AAP objectives widening their use, and by growing the Q Consolidate community facilities into the area, improve market and using the Green for other the Green to maximise community use and retain it as events. the civic heart of Tottenham (TG1) Q Development should complement the overall aim to Tottenham Green East will offer a smaller maintain the Green as the civic heart. community green space for rest and play. Q Underused sites to be redeveloped; public realm enhancements promoted between buildings (TG2, TG3) Strategy aims for Tottenham Green: How the strategy takes these forward:

Q Increase footfall on the western side of the Green Q ,GHQWL¿HVZHDNQHVVHVLQWKHSXEOLFUHDOPDURXQGWKH through arts and cultural and community activities Green, particularly in links around it and to it round the Green that can spill into open space Q 2IIHUVVSHFL¿FLPSURYHPHQWVWRSXEOLFUHDOPDQGWKH Q Support complementary retail, cafe and public space that could enhance its role community around the Green, particularly on the Q Suggests activities and initiatives that could improve eastern side of the High Road opposite the Green the environment around the Green in the short term and on Philip Lane Q ,GHQWL¿FDWLRQRIRSSRUWXQLW\VLWHVZKHUHFXUUHQW Q Potential re-use of the former nursery on the EXLOGLQJVFRXOGEHLPSURYHGWRWKHEHQH¿WRIWKH*UHHQ south side of the Holy Trinity Church as a cafe as a whole / workspace. This has the opportunity to front the Green, animating the edge of the space and potentially giving people reason to come into the space and linger. It would also make for a better edge to the Green and support events that take place.

Q Longer term, CONEL plans to invest in the Tottenham Green site by rationalising the education spaces and releasing land for other uses. Any redevelopment of land or buildings FRXOGSURYLGHEHQH¿WVIRUDFFHVVLELOLW\DQG movement in the area and create an improved presence to the Green.

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 74 75 Tottenham Green TG3: Police station and Public realm: Study area Reynardson Court AAP allocation: Potential opportunity site Q Other than the weekly market, the Green lacks Listed building TG2: Tottenham Chances activity and footfall. The paths across the Green are TG2: Tottenham Chances and Nicholson Court. Locally listed building and Nicholson Court used during the day. It feels less safe and friendly at Indicative development capacity of 34 units and Open space Conservation area night. 2400sqm community use. Area of change (SP1) Site allocations High Road 8 Q The hard landscaping to the listed buildings feels East - West link Possible public realm rather wide in the absence of activity (at the ground improvement ÀRRUOHYHO  Q The cycle superhighway comes through the Green Improve east – west links: Areas of public realm and buses also park at the northern end, both of Q From the west, the only link is Philip Lane, to the improvement are shown which have a detrimental effect. north of the Green. in purple diagonal lines Q The pavement on the High Road is busy, narrow and Q Neighbourhoods around Clyde Circus can use congested, not helped by the busy bus stops and the pedestrian bridge behind the leisure centre at Monument Way junction Clyde Road, but this is not an attractive or direct Bus garage Improve Monument Q Tottenham Green East feels very separate from the route. 10 RI¿FHEORFN Way junction Philip Lane main Green and stand alone improvements should Q Tynemouth Road offers the most direct route to be made here to the public realm and children’s play the Green from the east. facilities. Opportunities to better connect Tottenham Green East to the streets around it and Tottenham Monument Way junction 9 Green West should be developed.

0RQXPHQW:D\LVGRPLQDWHGE\WUDI¿FUHVXOWLQJLQ Leisure Centre Car park Holy Trinity poor air quality and safety. 11 Actions: Actions: Public realm, curation and programming 12 Develop and implement a scheme that reduces the Q Build a partnership amongst institutions at the Green

impact of vehicles, improves pedestrian and cyclist Improve Clyde to generate an area programme and attract people to accessibility and enables key local assets to play a Circus bridge link the Green Library greater role in the public realm. Tottenham Q Extend the current Tottenham Green market to create The public realm and parking around the Monument Green West more stalls both on the Green and along Town Hall Way toilet block could also perform more effectively, Approach Road BGAC rather than providing the hard context for a major Q ,PSURYHVLJQDJHDQGZD\¿QGLQJIURP6HYHQ6LVWHUV road junction. Clarify confused to Tottenham Green public realm Q Improve congestion around bus stops (particularly Town Hall for pedestrians), e.g. through relocation of bus stops where possible

Q Open up the planting and green spaces to create Fire Station a more accessible, legible, inclusive, activated environment and improve security Tottenham Q Consider temporary and/or permanent features, like Green East the recent light installation, that aim to attract a range of local and wider users at different times of day and CONEL the year

Q Provide a better link between Tottenham Green West Improve Tynemouth Way and Tottenham Green East Q Promote the eastern side of the Green as a neighbourhood space; develop the play facilities

Q Improve the link from the east via Tynemouth Way

Q Animate all of the buildings that face onto the Green, SDUWLFXODUO\DWJURXQGÀRRUOHYHO

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 76 77 Tottenham Green: Opportunities

Area 8. Tottenham Green workshops Area 10. Bus depot Area 11. The eastern side of the Green 9 This is a Council owned locally listed buildings which The locally listed bus depot opposite Holy Trinity Church On the eastern side of the High Road, a small terrace houses a range of commercial uses. A review of uses dominates the northern side of Philip Lane and impacts on of buildings faces the Green. The buildings are in a should be undertaken to ensure that the building is surrounding streets and routes due to the size of the site. variety of commercial and retail uses, outside any district maximising potential as a High Road employment site. Arriva intend to remain at this site as the current location centre. The buildings are much altered and largely of meets their needs. Any relocation would depend entirely little architectural or historic interest, though 320 and 324 Area 9. Leisure Centre car park on the new location being found which is challenging as all are locally listed. A locally listed church hall, dating from of the current space occupied by the depot is required and the late 1920s, sits to the south of the site well back from The leisure centre lies on the north western side of the it is currently operating beyond its capacity. the High Road. The rear of the buildings backs onto the Green, fronting Philip Lane. The building has a weak residential development at Saltram Close. relationship with the road and with the listed buildings ,IWKHVHLVVXHVFRXOGEHUHVROYHGWKLVVLWHLVDVLJQL¿FDQW IDFLQJWKH*UHHQ7KHFDUSDUNLVLGHQWL¿HGDVDGHWUDFWRU opportunity. It would provide scope to improve Philip Recent development has occurred in this location; between in the Conservation Area Appraisal. Lane and the High Road in this location, create a better 328 and the Clinic a small site has been developed with a relationship with Holy Trinity Church and Tottenham Green much denser form of development. Opportunity ought to be taken to integrate it better with the and improve east-west links to the High Road via Library The leisure centre car park Green. Scope may exist to think about the use of the car 5HGHYHORSPHQWFRXOGRIIHUEHWWHUÀRRUVSDFHIRU Court. park at the front of the building, and to make better use of DFWLYHJURXQGÀRRUXVHVLQWKLVORFDWLRQDQGUHVLGHQWLDO WKHRYHUÀRZFDUSDUNLQJWRWKHQRUWKVLGH If relocation of the depot is not an option there could accommodation above. This provides opportunity to 10 be scope to change the layout of the site to create an enhance the streetscene. Pros: improved streetscape onto Phillip Lane and the High Road Pros: Q Could frame the Green more effectively and create an east-west link through Library Court. Both of Q Opportunity to create a more attractive frontage to the Q Could enhance the visibility of the library and leisure the above scenarios will need to be explored in detail with High Road centre building Arriva who own and operate the depot. Q Creates better internal space for a variety of uses, Pros: LQFOXGLQJFRPPHUFLDOXVHVDWWKHJURXQGÀRRU Q Large, transformative site Q Improves the setting of the Green Q Could provide a better frontage to Philip Lane and the Cons: High Road and an improved relationship with the Green and church Q Terrace includes locally listed buildings

Q Could provide an opportunity to improve east-west links Q Multiple ownership through the site Area 12. Tottenham Green Church Nursery The bus depot, fronting Philip Lane. Q Could address air quality issues on the High Road which are particularly poor at the Monument Way The former nursery building has been vacant for some junction time, is within the boundary of the listed Holy Trinity 11 Cons: Church (although not listed itself) and is the only building in Tottenham Green. Opportunities should be taken Q Bus depot is a functional and operational part of the bus to work in partnership with the landowner (Vicar and network in North London Church Wardens Trust) to create a more active and Q &XUUHQWRFFXSLHUKDVQRSODQWRPRYHDQG¿QGLQJ complementary use for the Green which could include a DQRWKHUVLWHZRXOGEHGLI¿FXOW cafe and workspace to attract more people to the Green Q Locally listed building and create jobs.

320-328 High Road.

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 78 79 ] Seven Sisters and West Green Road

Q ,GHQWL¿HV3DJH*UHHQDVDNH\RSSRUWXQLW\WRHQKDQFH Completed and planned projects Description the town centre Future Plan Seven Sisters district centre has seen some recent Q ,GHQWL¿HVDQGSURPRWHVDSURPRWHVGLVWLQFWUROHVIRU Seven Sisters district town centre includes the Seven initiatives, including: the part of the centre closest to Seven Sisters Station Sisters station, West Green Road to Lawrence Road, and Seven Sisters is the gateway to and West Green Road to the west of the railway bridge Q Shop front improvements in West Green Road the Tesco on the eastern side of the High Road. Tottenham, and a busy town centre identifying future improvements to these streets to suit Q A pocket park at Pelham Road Seven Sisters is a busy and chaotic gateway into serving local residents as well as their different characters. Q Public realm improvements along the A10 as part of the Tottenham, and includes the Latin American indoor market gyratory works and the Cycle Superhighway people travelling through the centre and at Ward’s Corner. Wards Corner is allocated within the Retail performance Q Lawrence Road, completion of 264 new residential units connecting with the tube, train or bus. AAP for comprehensive development, and includes the ZLWKVTPRIFRPPHUFLDOUHWDLOÀRRUVSDFH 66 public realm around the station. Its role as a gateway Seven Sisters serves a local need for the catchment Development will strengthen the centre, will increase once the stadium is completed in north around the station, but also sees trade from people Q 6WDFN1RQ:HVWHU¿HOG5RDGFDUSDUNDUHWDLO bringing new retail and residential uses Tottenham. living further away, both on account of the Overground / and commercial space with 60 new units in shipping and an improved public realm around the Underground station and because of the specialist nature containers (planning permission granted) Seven Sisters has a relationship with Tottenham Green. station. of some of the offer (i.e. some people travel to the area for Apex House: 163 residential units and commercial The High Road between the underground station and Q VSHFL¿FJRRGV 7UDGHDSSHDUVWREHFRQVLVWHQWDQGYLVLWRU the Green has segregated space for pedestrians and ÀRRUVSDFHDWJURXQGÀRRUOHYHO $$3SROLF\66RQ Through an improved retail, food and frequency is maintaining, though it doesn’t attract new site) cyclists, and the general environment, though noisy, is users. drink and evening economy offer and Q :DUGV&RUQHUFRPSULVHVUHVLGHQWLDOÀDWVDQGUHWDLO accommodating with some greenery, and historic buildings better management and maintenance of framing the western side of the High Road in particular. There is less shopper satisfaction with the centre than in ÀRRUVSDFHLQFOXGLQJDUHSURYLGHGPDUNHW $$3SROLF\ 7KHSUHVHQFHRIWKH&ROOHJHRI+DULQJH\(Q¿HOGDQG1RUWK Bruce Grove and the improvements sought are similar to SS5; planning permission granted) the centre Seven Sisters will provide a East London (CONEL) and the Bernie Grant Arts Centre Bruce Grove (e.g. better maintenance and management of welcoming environment through the day (BGAC) in the Green, and their attraction to younger streets, cleaner, wider mix of shops) . Retailers are trading and into the evening. SHRSOHPHDQVWKHUHLVDFRQVWDQWÀRZRISHRSOHEHWZHHQ UHDVRQDEO\ZHOOWKRXJKVHHPOHVVVDWLV¿HGZLWKWKHFHQWUH and trade than operators in Bruce Grove. the Green and Seven Sisters. Improvements around Page Green The main issue in Seven Sisters is anti-social behaviour, West Green Road – the larger part of the centre – serves will link the two sides of the High Road, the residential streets in Seven Sisters. It’s calmer and and a greater security presence was sought. Businesses smaller scale with a vibrant mix of service, food and and shoppers, also want a cleaner and tidier high street, Common and the former Barclays Bank drink and convenience operators, we are almost entirely an improved built environment, broader retailer offer, more building more successfully above and independent traders. recognisable multiple retailers and more restaurants as below ground. well as better quality daytime food options. AAP objectives West Green Road will develop its role as Q Enhance Seven Sisters as a gateway role through a local high street, specialising in food landmark development and improved public realm and drink and catering to the existing and Q Major mixed use development on allocated sites (SS2, new population during the day and into the SS4 - SS6 - Lawrence Road, Gourley Triangle, Wards Corner and Apex House) to support new retail and evening. commercial use

Q Improve shopfronts and public spaces

Q Environmental improvements in key streets, Broad Lane and West Green Road. How the strategy takes these forward:

Q ,GHQWL¿HVWKHIRUPHU%DUFOD\V%DQNDVDQRSSRUWXQLW\WR re-use an important heritage asset The High Road junction with West Green Road.

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 80 81 Q Addressing anti-social behaviour. This could be the stadium. This could usefully provide a starting point for Actions for Seven Sisters / West Green Road district through a number of means (e.g. extend the use of a wider strategy in Seven Sisters and the other centres on centre Public Space Protection Orders) the High Road.

Q Continuation of Joint Enforcement Project a joint Image, management and maintenance initiative by the Council’s Tottenham Regeneration Food and drink as a specialism / evening economy Seven Sisters functions well for the people who regularly Team and Community Safety and Enforcement Team. A Alongside the market, there are several specialist ethnic use it. This includes people from a wider catchment than GHGLFDWHGHQIRUFHPHQWRI¿FHULVWDVNHGZLWKRSHUDWLQJ retailers within the centre - particularly Latin American Bruce Grove centre, partly because of a specialist offer in Tottenham’s problem areas to help reduce incidents and African. StackN15 could develop this food offer whilst and also its role as a transport interchange. of environmental crime and anti-social behaviour. diversifying the centre more generally. Anti-social behaviour was a bigger problem in Seven Continue effective licensing of HMOs. Q Improving the food and drink offer at Seven Sisters, Sisters than in Bruce Grove, particularly for traders, and particularly as part of an evening economy, could improve it is often visible in various parts of the centre, particularly Movement and signage the diversity and attractiveness of the centre, and bring in around the station entrances. West Green Road was felt to Seven Sisters is a more coherent centre than others spend from new groups, such as students. be intimidating at night. along the High Road (as its boundaries are clearer) but Whilst HMOs are an issue throughout Tottenham, West it is disconnected; the High Road is a key factor in this, Diversifying workspaces Green Road has a concentration of HMOs which can separating the east and west sides of the centre. impact upon the street environment. The wider Seven Sisters area has a number of light Seven Sisters currently has very little signage for people industrial premises (Gourley Triangle, Lawrence Road and Image can be addressed through a combination of the using the centre. This includes entrance signs into the 0DUN¿HOG5RDG WKDWDUHVXLWDEOHIRUDUDQJHRIWKHJURZWK activities already mentioned; but also: centre, but also directional and local interest signage to sectors attracted to the growing employment cluster in Q Better partnership amongst traders and stakeholders; Tottenham Hale and Tottenham Green. south Tottenham (e.g. food manufacturing, fashion, textiles Q Better promotion and information in and around the $ZD\¿QGLQJVWUDWHJ\XVLQJ/RQGRQ/HJLEOHFRPSOLDQW and media). centre, signage, will be implemented in the summer by the football Seven Sisters and South Tottenham is becoming a focal club as a means of directing visitors from Seven Sisters to point for the growth of creative industries in Tottenham. Complementary uses such as cafés, restaurants and bars are also opening in the area and Seven Sisters and West Green Road can capitalise on this change in the local economy to cater for employees in these sectors as well as for local residents.

The High Road junction from Seven Sisters Road.

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 82 83 Grade II listed former Barclays bank Seven Sisters The former Barclays Bank Several improvements could be considered around the Q Short term, consider small scale improvements, such as lighting the building and cleaning the facade; gateway to Seven Sisters: Q Longer term, the objective for the building is full use and integration back into the district centre, with the building making a contribution to the gateway at Seven Sisters

Q 6XLWDEOHXVHVIRUWKHEXLOGLQJZRXOGFDSLWDOLVHRQLWVDUFKLWHFWXUDOVWUHQJWKV*URXQGÀRRUZRXOGEHFDSDEOHRIWRZQFHQWUHXVHZLWK Opportunity sites: active frontages (retail, leisure, cultural or restaurant use), with commercial and / or residential space above. 13. Seven Sisters Gateway (214 - 218 High Road) ±+LJK5RDGDVRI¿FHEORFNSUHVHQWVD poor frontage to the High Road. It is excluded from the Seven Sisters conservation area. Page Green Common There is an opportunity to look at this area to improve this Page Green is situated on the eastern side of the High section of the High Road and the gateway to Tottenham. Road. It comprises a thin strip of protected open space Should the site become available redevelopment could south of Broad Lane and north of Ashmount Road. intensify the uses on the site to create an improved It is used as place to walk east – west between the Former Barclays Bank frontage to the High Road and to contribute to the Broad Lane Broad Lane and Seven Sisters. Not many people gateway at Seven Sisters. appear to use it as a stopping place. It could become

Pros: West Green Road an integral part of the Seven Sisters centre, linking the Page Green: general west side to the east side (including the Tesco) through Q Helps improve the character of the east side of the improvements to space, and the provision of a high quality green space. High Road to the underground vent The view of Page Green from the west is compromised Q Could provide replacement housing at a higher standard because a vent blocks the view down the space. 3DJH*UHHQZRXOGEHQH¿WIURP Q Would complement other buildings, including the SS5: Wards Corner Barclays building opposite Q Improvements and improved maintenance, 13 Cons: Q Intervention around the vent from the Underground Areas of public realm could reduce the impact of it upon the space (e.g. an Q Multiple ownership improvement are shown art project). Q Site is surrounded by conservation area designation in purple diagonal lines Q Enhanced walking routes through Page Green Q Development on the site may be constrained by the Study area between West Green Road and Tottenham Hale underground line Potential opportunity site DQGWKHHPSOR\PHQWDUHDVDURXQG0DUN¿HOG5RDG Listed building Locally listed building DQG)RXQWD\QH5RDGWKURXJKZD\¿QGLQJDQG District centre environmental improvements. Open space Conservation area Area of change (SP1) Site allocations East - West link London Underground Station SS6: Apex House

Public realm: Major junctions Q Improved general maintenance and management Q The junctions between the High Road and Seven FOHDQOLQHVVJUDI¿WLHQIRUFHPHQW Sisters Road and West Green Road are not Q ,PSURYHGZD\¿QGLQJIURP+LJK5RDGWR:HVW particularly pleasant despite recent changes.

Green Road and towards Tottenham Hale and Q The Council will work with TfL to promote changes Tottenham Green to the junction to improve the pedestrian safety Q Improved shopfronts, especially on West Green and the environment.

Road Q Create a sense of entry to West Green Road

Across Page Green

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 84 85 Study area Local open space Site allocations West Green Road west Areas of public realm Potential opportunity site Ecological corridor (DM19) East - West link Actions Open Space London Underground Station improvement are shown West Green Road is part of the district centre at Seven Listed building Q Improve parking enforcement Locally listed building Conservation area in purple diagonal lines Sisters, though the character of the road either side of the District centre Area of change (SP1) Q Develop proposals to improve the shopping railway bridge is quite different. environment including new paving and street On the eastern side, it is busier close to Seven Sisters furniture, decluttering, reviewing on-street parking station. On the western side, it’s still a busy street and loading bays to reduce congestion and improve with people and vehicles, but it has a more attractive space for pedestrians streetscape and environment. Rd. Q Introduce another pedestrian crossing between This lends the western side to a different approach, Brunswick and Lawrence Road

more as a traditional high street, rather than the busier %HDFRQV¿HOG5G Q Consider the reduction in allowed parking time from interchange of the eastern side. It is supported by the 2 hours to 30 minutes residential roads to the north and south, which feed into the Q Improve access, signage and layout of Brunswick road. Road car park

Railway West Green Road experiences a number of issues that Q Consider more shop front improvements to also often combine to undermine its sense of place: Kirkton Rd. LQFOXGHWKHXSSHUÀRRUVRIEXLOGLQJV Q Narrow pavements which do not always offer enough Q Consider initiatives to work with businesses to space to walk promote healthy eating and healthier food choices

Q Street clutter (rubbish, bins etc.) West Green Road Q Marketing and promotion of the centre

Q Limited green space Q A business partnership for West Green Road

Q On-street parking and loading bays block the road and Q Restaurants and bars to improve the evening offer pavements Q Improved junction layout at Lawrence Road as Q 7UDI¿FFRQJHVWLRQZLWKEXVHVDQGFDUVRIWHQDWD gateway to West Green Road

standstill High Road Brunswick Rd. Q Improved pedestrian crossings at junctions, i.e. Q Poor quality and cluttered shop fronts in some areas Kirkton Rd, Grove Park Rd, Brunswick Road, SS5: Wards Q Anti-social behaviour is an issue Corner %HDFRQV¿HOG5RDG Q Better signage to Brunswick Road car park to Q The retail is mainly independent and can be a Brunswick destination Open Space promote its use rather than on-street parking Q Lighting and public art at the railway bridge; emphasise its role as a gateway

Q Reduce encroachment of ‘A-boards’ and signage on the pavement, reducing clutter and obstruction

West Green Road, looking west

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 86 87 ] Broad Lane ] North Tottenham

Description and performance Actions Description and performance Actions Q Focus public realm improvements on the two sides Q There is a future opportunity to create a new local The retail survey suggests that Broad Lane is a struggling of Broad Lane between Hanover Road and Antill North Tottenham is a large local centre between White centre or amend the boundary of the existing local ORFDOFHQWUH0XFKRIWKHGH¿QHGFHQWUHSUHVHQWVDQ Road Hart Lane and Roebuck Close. It is a busy area, full centre unpleasant shopping environment. Many units at the of movement and activity because of its location at the Q Improve walking and cycling links between the High Q The focus will be on the completion of physical edges of the centre are vacant or underused. 5RDG3DJH*UHHQDQG7RWWHQKDP+DOH0DUN¿HOG junctions with White Hart Lane and Northumberland Park. and economic improvements in the short term to However, the central part around Hanover Road and Antill Road via Broad Lane through environmental The centre has a largely localised catchment, although enhance the local centre for businesses, shoppers Street appears healthier and includes local services such improvements such as planting, better lighting and SHRSOHDOVRWUDYHOIURPIXUWKHUD¿HOG PDLQO\IRUWKH and visitors to the area improvements to Page Green open space. DVKDLUGUHVVHUVDQGDSRVWRI¿FH7KLVSDUWLVDOVROLQNHG stadium). Q These include heritage improvements to historic by a zebra crossing across Broad Lane to the shops on the Q Along Broad Lane, shops outside of the local centre: Most service retailers and convenience goods retailers buildings (known as the North Tottenham JURXQGÀRRURIWKHKRXVLQJHVWDWH Test the attitude towards a relaxation of planning trade longer hours in North Tottenham , until around Townscape Heritage Initiative), improvements policy towards commercial units outside of the 8pm in the evening. Furthermore, during the evening 11 to White Hart Lane to improve the street for existing local centre, such as allowing conversion to takeaways were open, plus 6 restaurants and 2 pubs. As pedestrians and cyclists, the refurbishment of White JURXQGÀRRUUHVLGHQWLDOXQLWVRUZRUNVSDFH a result, North Tottenham feels active, safe and well-lit Hart Lane station, and business support initiatives at night. Out of the four study centres, North Tottenham for local traders and businesses has the highest proportion of outlets trading in the early evening, at around 62%.

Hanover Road Traders say that frequency of visit to the centre is high from Study area local people and those who work in the area, but average Potential opportunity site Listed building

Antill Road transaction value is low – the lowest of all three centres on Locally listed building to Tottenham WKH+LJK5RDG7KLVUHÀHFWVLWVVWDWXVDVDORFDOFHQWUHDQG Local centre Hale Existing local centre more limited offer. Whilst the current trading environment is tough, many are optimistic about the future. As with the other centres, improvements wanted by retailers are:

High Road Q Better management of the centre – cleaner / tidier, less Broad Lane Focus environmental improvements between crime, better appearance of shops ([SORUHJURXQGÀRRUUHVLGHQWLDO Hanover Road and Antill Road / B1 commercial on Broad Lane Q A better offer – more high street multiples, bigger shops, better facilities, more seating, more food options to High Road (daytime and evening), more street food and markets Northumberland Park

Q Better marketing and promotion and more events Page Green Improve walking routes The football stadium is recognised as being the area’s along Broad Lane strongest asset, followed by the local community and Sainsbury’s and transport links. 7+)&RI¿FHV Weaknesses relate to security and anti-social behaviour, followed by lack of promotion / variety, parking, waste management and lack of stakeholders working effectively White Hart Lane Study area Lea Valley regional park Conservation area East - West link together. Potential opportunity site Local open space Area of change (SP1) Possible public Listed building Ecological corridor (DM19) Growth area (SP1) realm improvement Overall, based on research, the future prognosis for North Locally listed building Site allocations Open space Tottenham is positive. The centre is under-performing at Site of new Local centre the moment, but should improve once the construction stadium works are complete and the stadium re-opens.

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 88 89 ] Appendix A ] Tottenham AAP sites and allocations

Seven Sisters Appendices Site Comments Lawrence Road (north) $VSLUDWLRQWRUHWDLQDVPXFKFRPPHUFLDOÀRRUVSDFHDVSRVVLEOHRQUHPDLQGHU Tottenham AAP site SS2 of Lawrence Road site Turner and Brunel estate Site within the HDV. Tottenham AAP site SS3 Consultation re: estate regeneration has begun (at very early stage). Increase in numbers likely though AAP says no net additional capacity. 0LJKWEH¿YH\HDUVEHIRUHFRPPHQFHPHQW Gourley Triangle Site within the HDV. Tottenham AAP site SS4 Subject of work being conducted by We Made That into creative industry Lawrence Road (HGY/2012/1983) Planning consent built out; commercial units not currently let. Wards Corner (HGY/2012/0915) Planning applications, subject of a CPO (HGY/2014/0575) Tottenham AAP site SS5 Apex House (HGY/2015/2915) Planning application, under construction Tottenham AAP site SS6 Will provide temporary home for market if Wards Corner is redeveloped :HVWHU¿HOG5RDGFDUSDUN Approved planning application. (HGY/2017/0802) Container park (‘Stack N15’) Upgrades parking in Brunswick Road 7 year consent; site is required for Crossrail 2 construction Proposed access from West Green Road Improved station access sought; TfL funded a small study but reluctant to commit prior to Crossrail 2

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 90 91 Tottenham Green Bruce Grove

Site Comments Site Comments Tottenham Chances (HGY/2015/0774) Planning history on the site. New planning application expected. Main Land to the east of Bruce Grove LBH in discussion with Network Rail to deliver a restaurant / café on vacant Tottenham AAP site TG2. building part listed but is in poor condition. station / Bruce Grove station forecourt land east of, and adjacent to, the station including within the arches. Chesnut Road / Rycroft Way Planning application, unimplemented. Façade on Chesnut Road remains. (HGY/2014/2349) (HGY/2013/0155) Tottenham AAP site BG2 (eastern side) Tottenham AAP site TG3. Bruce Grove Snooker Hall, Holy Trinity Church Vacant and underused historic church (not listed) – LBH supporting Banqueting Suite and toilet block development of workspace and café through New Homes Bonus funding. Project currently stalled Tottenham AAP site BG3 Monument Way toilet block Renovated by LBH. Renovation part funded by Mayor’s Growth on the High 7 Bruce Grove Planning application, unimplemented Road project. ‘The High Cross’ bar/café expected to open soon. (HGY/2012/0563) Tottenham Green public realm phase To open the new Marcus Garvey Library door and entrance to visitors, improve Tottenham AAP site BG4 II the wider public realm outside the new Library entrance along with improving 5 Bruce Grove Planning application, unimplemented east west connections for visitors attending the Marcus Garvey library and Bernie Grant Art Centre (BGAC). (HGY/2014/1041) Chesnut Road Planned route improvements – known as Green Link – from High Road to Hale Tottenham AAP site BG4 Has a relationship with Tottenham Wharf to commence early 2018. Bruce Grove retail frontages AAP seeks to downgrade the retail function in Bruce Grove and nurture a AAP site TH10 Tottenham AAP Policy SS1 restaurant / café culture A10 public realm TfL funded public realm improvements planned includes widening pavements, decluttering and rationalisation of crossings Scheduled to start 2018

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 92 93 ] Appendix B ] Tottenham: a brief history

Tottenham has existed for centuries, with hamlets and – Seven Sisters, Bruce Grove, Northumberland Park. It North Tottenham homes clinging to the old Roman Road, Ermine Street, is a complex pattern of tradition, history, memory, local effectively the current High Road. Evidence exists of knowledge and geography. It makes for a fascinating and Site / Policy Allocation Comments landholdings and manors throughout the late Middle diverse place. Northumberland Park renewal Extensive planned regeneration of Northumberland Park estate comprising Ages, and written evidence of Tottenham dates to the Domesday Book. Nineteenth century mapping shows that Tottenham AAP sites NT3, NT4 hundreds of existing housing units. ribbon development was dominant along the High Road, High Road West Subject to a masterplan and closely related to stadium development. Includes and stretched from Tottenham Cross to Lower Edmonton Map of Tottenham, early 20th Century. Tottenham AAP site NT5 new library and learning centre, improved housing for Love Lane estate. further north, with ‘Tottenham’ between the two around the /HQGOHDVHQRZDSSRLQWHGDV/%+GHYHORSPHQWSDUWQHUZLWKVSHFL¿FSODQVIRU current Bruce Grove. retail properties and Peacock Industrial Estate 'XULQJWKHWK&HQWXU\ZLWKWKHFRPLQJRI¿UVWLQGXVWU\ Retail units between Moselle Street – Scheduled for demolition as part of High Road West masterplan. and then, the railway, Tottenham began to quickly expand Brereton Road and rows of terraced houses began to be developed off Tottenham AAP site NT5 the High Road. This growth was fuelled by incentivised Peacock Industrial Estate /HQGOHDVHQRZDSSRLQWHGDV/%+GHYHORSPHQWSDUWQHUZLWKVSHFL¿FSODQVIRU rail travel into the centre of London which promoted Tottenham AAP site NT5 retail properties and Peacock Industrial Estate commuting and continued to emphasise the patterns of THFC stadium Ongoing construction of the stadium set for completion for start of 2018/2019 travel north – south characterised by the old High Road. Tottenham AAP site NT7 season Large scale manufacture followed the growth in the North Tottenham High Road Shopfront improvements underway under THI scheme. £1m spend. Complete residential stock, and factories began to congregate in by 2019. three quite dispersed areas in the early part of the 20th century – Northumberland Park / Edmonton, Tottenham White Hart Lane station Improvements to station entrance funded by TfL to include direct access to Hale and South Tottenham towards Stamford Hill. The stadium and public realm improvements to White Hart Lane. Station works area grew in popularity and attracted some well known complete by 2019. names, such as Maynards, Basildon Bond and Ever 5HDG\DQGVPDOOEXWVLJQL¿FDQWFOXVWHUVHPHUJHGDW places like Lawrence Road and Gourley Triangle. These were attracted to the availability of labour, water and rail. Whilst dispersed, all these places – whilst having their own recognisable neighbourhood name – associated with Tottenham. Industry and manufacturing declined in the late 20th Century as technologies, practices and needs changed. 7KLVGHPLVHLQPDQXIDFWXULQJFRQWULEXWHGVLJQL¿FDQWO\WR the problems that Tottenham now faces. Prior to 1965, Tottenham existed as an borough within the County of Middlesex, comprising more than a third of Haringey’s area. It differs from many other well- known parts of London because of its wide geographical spread and because of the absence of a centre that is commonly known as Tottenham. Use of the ‘Tottenham’ is widespread; the railway station at South Tottenham; the football club clearly known as Tottenham Hotspur; Tottenham Cross, Tottenham Hale and Tottenham Green. But there are many neighbourhoods and places in between

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 94 95 ] Appendix C ] Haringey Policy Review July 2017

] +DULQJH\3ROLF\5HYLHZ-XO\

Policy Haringey Local Plan Issues for the High 7RWWHQKDP$UHD$$3 DGRSWHG Issues for the High Policy Haringey Local Plan Issues for the High 7RWWHQKDP$UHD$$3 DGRSWHG Issues for the High DGRSWHG-XO\ Road -XO\ Road DGRSWHG-XO\ Road -XO\ Road Haringey’s development plan Haringey’s development plan is currently made up of the is currently made up of the As part of the Haringey Local Plan, the Strategic Policies, Development As part of the Haringey Local Plan, the Strategic Policies, Development Tottenham Area AAP provides further Management Policies, Site Tottenham Area AAP provides further Management Policies, Site details on development in Tottenham. Allocations and Tottenham details on development in Tottenham. Allocations and Tottenham Area Action Plan, alongside the Area Action Plan, alongside the London Plan. London Plan. Vision Haringey will be a place for Tottenham will be the next great Housing The Council will aim to provide North Tottenham and The Council will seek the delivery of The breakdown of units diverse communities that people area of London. It will build on its Provision KRPHVWRPHHW+DULQJH\¶V Tottenham Hale are DGGLWLRQDOQHZKRPHV across across Tottenham is: housing needs and to make the GH¿QHGDV*URZWK the Tottenham AAP area over the lifetime are proud to belong to. geographical, natural and cultural • Seven Sisters strengths and capitalise on the dynamics IXOOXVHRI+DULQJH\¶VFDSDFLW\IRU Areas. The High of the plan (2016-2026) in order to meet Corridor (south) – 6WUDWHJLFRXWFRPHVDUHGH¿QHG of neighbourhood improvement, the housing by maximising the supply Road is an Area of housing needs, contribute to sustainable 2020 units as: VLJQL¿FDQWLQIUDVWUXFWXUHLQYHVWPHQWV of additional housing to meet and Change communities and to improve the quality exceed the minimum target of of homes. • Tottenham Hale – • People at the heart of being delivered in the area and the (Policy SP1) 5,665 units 19,802 KRPHVIURP – change availability of large development sites. (Policy AAP3) equating to an annual monitoring Population change • North Tottenham – • An environmentally The combination of transformative target of 820 units from 2011- is expected to The Council seeks to deliver at least 4,695 units sustainable future actions and continuous incremental LPSURYHPHQWZLOOXQORFN7RWWHQKDP¶V 2014 and  units from 2015- be high in the QHZKRPHVLQWKH1RUWK • Tottenham High • Economic vitality and potential as an increasingly attractive 2026. This is in line with London Tottenham Green, Tottenham area of the AAP area, with Road corridor / prosperity shared by all place to live, work, study and visit, a Plan Standards Tottenham Hale and the High Road West site expected to Bruce Grove – 1,080 Northumberland Park deliver QHWKRPHV. • Safer for all QHLJKERXUKRRGIXOO\EHQH¿WWLQJIURP (Policy SP2) units /RQGRQ¶VJURZWKDQGLWVSRVLWLRQLQD wards. • Healthier people with a (North Tottenham Neighbourhood Area (Strategic Policies, table world city better quality of life (Fig. 1.11) para 5.87, and site NT5) 3.1 and AAP Table 11) (para 3.1) • People and customer Several allocations are focused Each sub-area with the High Road made within the High (Section 1.5) neighbourhood area also has a stated Road corridor to deliver vision: future housing units (net). These are: Seven Sisters: Enhancement of the urban realm and transport interchange at Seven Sisters Station, including SS2 Lawrence Road development of a landmark building, to (178, phase 2) FUHDWHD¿WWLQJJDWHZD\WR7RWWHQKDP Improvements to West Green Road TG2 Tottenham Chances shops to enable a more varied mix of (34) uses. TG3 Tottenham Police Tottenham Green: Consolidation Station (30) of community facilities into the area BG2 Bruce Grove station surrounding Tottenham Green, including (11) improvements to the Green to maximise community use, and ensure it remains the BG3 Bruce Grove civic heart of Tottenham. snooker hall (49) Bruce Grove: Revitalisation of BG4 Tottenham delivery Tottenham High Road / Bruce Grove RI¿FH  District Centre through developments creating targeted and visible developments, in some cases using Some allocations are innovative architecture, to cement the already the subject of role of the District Centre at the heart planning applications: of a vibrant urban community within SS5 Wards Corner (163) Tottenham, and provide a balance to large scale change in other parts of SS6 Apex House (163) Tottenham. North Tottenham is the North Tottenham and Tottenham Hale subject of several large also have stated visions within the AAP, scale developments though these apply to much wider areas linked to estate renewal than just the High Road. across Northumberland Park. The estimated capacity over allocations NT3 – NT7 is 3,986 units.

©TIBBALDS CAMPBELLREITH OCTOBER 2017 Tottenham High Road Strategy Policy Context Tottenham High Road Strategy Policy Context ©TIBBALDS CAMPBELLREITH OCTOBER 2017 17 16

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 96 97 Policy Haringey Local Plan Issues for the High 7RWWHQKDP$UHD$$3 DGRSWHG Issues for the High Policy Haringey Local Plan Issues for the High 7RWWHQKDP$UHD$$3 DGRSWHG Issues for the High DGRSWHG-XO\ Road -XO\ Road DGRSWHG-XO\ Road -XO\ Road Haringey’s development plan Haringey’s development plan is currently made up of the is currently made up of the Strategic Policies, Development As part of the Haringey Local Plan, the Strategic Policies, Development As part of the Haringey Local Plan, the Management Policies, Site Tottenham Area AAP provides further Management Policies, Site Tottenham Area AAP provides further Allocations and Tottenham details on development in Tottenham. Allocations and Tottenham details on development in Tottenham. Area Action Plan, alongside the Area Action Plan, alongside the London Plan. London Plan. Residential New development in Haringey Housing development should be in Unit Mix In order to encourage mixed To optimise the use of land in delivering Density should meet the density levels set accordance with the minimum capacities, and balanced communities, the wholesale renewal of or strategic out in the Density Matrix of the set out in the Site Allocations in the Council will aim to ensure that LPSURYHPHQWVWR+DULQJH\¶VKRXVLQJ /RQGRQ3ODQ AAP. Higher densities and capacities an adequate mix of dwelling estates in Tottenham the Council will may be acceptable in appropriate sizes is delivered within new support proposals which are designed ORFDWLRQV close to town centres, in areas developments, while protecting to secure a more inclusive and mixed, (Policy SP2(1) with good local facilities and amenities existing family housing. sustainable community. and in areas well served by public (Policy SP2, para 3.2.14) To promote inclusive and mixed transport, providing the other policies of communities which provide residents WKLV$$3DQG+DULQJH\¶V/RFDO3ODQDUH The Council will not support with better access to a range of housing not compromised. proposals which result in an types, Policy AAP3 seeks to introduce overconcentration of 1 or 2 bed alternative affordable tenures into areas units unless they are part of larger currently dominated by a single tenure (Policy AAP3) developments or located within type. neighbourhoods where such provision would deliver a better To support delivery of inclusive and mixed The Council expects the highest density mix of unit sizes which include communities the Council will consider the development to be located adjacent to larger and family sized units. most appropriate housing mix and tenure public transport nodes, and in Growth to be delivered on individual schemes, in (Policy DM11 (C)) Areas and Areas of Change. line with Policy DM13(C). To meet its aims, a “portfolio” approach where a group of sites can be seen (Policy AAP6) to work together to meet the overall objectives of the Plan will be encouraged. The introduction of Crossrail 2 to This could for example mean that two Northumberland Park Station in the or more sites working in parallel deliver future could produce a particularly different mixes or tenures of units VLJQL¿FDQWXSOLIWLQDFFHVVLELOLW\ZLWKLQWKH which together make a policy compliant area. Higher densities will be considered outcome in the area. here once the introduction of Crossrail 2 (Policy AAP3) LVFRQ¿UPHG Accessible 90% of new housing meets N/A Housing Building Regulation requirement (Site NT2) M4(2) ‘accessible and adaptable dwellings and 10% meeting Affordable Subject to viability, sites capable The Council will expect affordable Emphasis placed on Building Regulations requirement Housing of delivering 10 units of more will housing to be provided in accordance promoting inclusive and 0  µZKHHOFKDLUXVHUGZHOOLQJ¶ be required to meet a Borough with Policy SP2 of the Local Plan: mixed communities by ensuring they are designed to wide affordable housing target of Strategic Policies and DM13 of the introducing alternative be wheelchair accessible or , based on habitable rooms. Development Management DPD, with affordable tenures. easily adaptable for wheelchair This equates to approximately the exception of the affordable tenure users. Units should range in size DIIRUGDEOHGZHOOLQJV over split (DM13 A(b)) which in the Tottenham to accommodate various living the plan period to 2026. AAP area should be provided at  There are currently high needs including growing families LQWHUPHGLDWHDFFRPPRGDWLRQDQG levels of social rented and live-in carers. affordable rented accommodation. accommodation in 60% of affordable housing Tottenham. (Policy SP2(4)) provision should be social or The Council considers that affordable rent, with 40% for (Policy AAP3) all new dwellings should be intermediate housing. accessible to most people, and therefore suitable to a wide range of potential occupants. (Policy SP2 (6 and 7)) The Council also recognises WKDW+DULQJH\¶VSRSXODWLRQLV projected to increase in age over Proposals for comprehensive the next 10 years, with the 65+ renewal of a social housing population increasing to 26,923 estate will be required to UH by 2021 (a 19.7% increase since provide the existing affordable 2011), and nearing 10% of the housing on an equivalent total borough population. This habitable room basis, tailored trend is projected to continue, and to better meet current housing the ability to adapt dwellings will needs and the achievement ensure individuals with reduced of more inclusive and mixed mobility and, in particular, those communities. requiring the use of a wheelchair, can remain in their home and independent longer. (Policy DM11(D) (Policy SP2, para 3.2.13)

Tottenham High Road Strategy Policy Context ©TIBBALDS CAMPBELLREITH OCTOBER 2017 ©TIBBALDS CAMPBELLREITH OCTOBER 2017 Tottenham High Road Strategy Policy Context 18 19

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 98 99 Policy Haringey Local Plan Issues for the High 7RWWHQKDP$UHD$$3 DGRSWHG Issues for the High Policy Haringey Local Plan Issues for the High 7RWWHQKDP$UHD$$3 DGRSWHG Issues for the High DGRSWHG-XO\ Road -XO\ Road DGRSWHG-XO\ Road -XO\ Road Haringey’s development plan Haringey’s development plan is currently made up of the is currently made up of the Strategic Policies, Development As part of the Haringey Local Plan, the Strategic Policies, Development As part of the Haringey Local Plan, the Management Policies, Site Tottenham Area AAP provides further Management Policies, Site Tottenham Area AAP provides further Allocations and Tottenham details on development in Tottenham. Allocations and Tottenham details on development in Tottenham. Area Action Plan, alongside the Area Action Plan, alongside the London Plan. London Plan. Privacy Development proposals must Renewal and redevelopment of poor Disabled Car Appropriately located on-site N/A ensure a high standard of quality housing, prioritising family sized Parking disabled parking will be required privacy and amenity for the KRXVLQJVWULFWDSSOLFDWLRQRIWKH0D\RU¶V with at least one on or off-site GHYHORSPHQW¶VXVHUVDQG internal space standards and adherence disabled parking space for each neighbours. They should to good design and layout principles car-free development. provide an appropriate amount FDQDOOKHOSWRVLJQL¿FDQWO\DOOHYLDWHWKH Disabled parking spaces should of privacy to their residents overcrowding being experienced within be provided for all wheelchair and neighbouring properties parts of Tottenham. accessible housing in car-free to avoid overlooking and (para 2.46) developments. loss of privacy detrimental to the amenity of neighbouring (Policy DM32, para 5.8) residents and the residents of the Cycle Development proposals will Parking provision will be expected to be development Parking be assessed against the cycle delivered in accordance with Policy (Policy DM1 (D)) parking standards set out in '0 of the Development Management WKH/RQGRQ3ODQ DPD. Development proposals should Communal All residential development is N/A promote cycle facilities such as on-street required to meet or exceed the (Policy DM32) Amenity cycle parking. minimum external standards for Space WKH/RQGRQ3ODQDQG0D\RU¶V (Policy AAP7) Housing SPG. Building For all development proposals, Whilst the areas The appropriate height of development The Council would (Policy DM12) Heights the Council expects building GH¿QHGDW1RUWK sites within Tottenham will be guided encourage applicants heights to be of an appropriate Tottenham and by the principles in Policy DM6. Within for proposals of tall Private All residential development is N/A scale that respond positively to Tottenham Hale are the vicinity of the site, taller buildings buildings within 500m required to meet or exceed the Amenity WKHVLWH¶VVXUURXQGLQJVWKHORFDO extensive and relate will be appropriate along (parts of) of a Special Protection minimum external standards for Space context, and the need to achieve WRWKHVLJQL¿FDQW 7RWWHQKDP+LJK5RDGDQG3DUN/DQH. Area/RAMSAR area to WKH/RQGRQ3ODQDQG0D\RU¶V a high standard of design. development XWLOLVHWKH*RYHUQPHQW¶V Housing SPG. The Council expects the highest density expected in these mapping site (Magic Tall buildings will only be development to be located adjacent to (Policy DM12) locations, the area Mapping) to check if a acceptable in areasLGHQWL¿HGRQ public transport nodes, and in Growth at Seven Sisters is particular site would be Play Space New development should be N/A Figure 2.2 as being suitable for Areas and Areas of Change. At their focussed primarily on likely to require further designed having regard to the tall buildings [this includes North boundary, development is expected to the Apex House site. assessment in order London Plan and the play space Tottenham, Tottenham Hale and transition between these areas and to rule out any impact VWDQGDUGVVHWRXWLQWKH0D\RU¶V Seven Sisters] and need to be of the suburban areas of the AAP through using the Site of Special Play and Informal Recreation high quality design, protecting appropriate transition/scaling of heights. 6FLHQWL¿F,QWHUHVW 666,  SPG 2012. strategic views and conserving The Council will prepare Design Impact Risk Zones (IRZs) DQGHQKDQFLQJWKHVLJQL¿FDQFHRI (Policy SP2(2)) Code SPDs for each area to ensure screening tools therein. local heritage assets. consistency of design across the area, New development should protect Tall buildings in close proximity and that a framework for high quality and enhance existing play spaces to each other should avoid the design is achieved. DQGPDNHSURYLVLRQIRUFKLOGUHQ¶V canyon effect and coalescence informal and formal play space Figure 4.2 sets out a map of the areas between individual buildings in addition to public amenity appropriate for high buildings. and demonstrate how they space. Play space should meet collectively contribute to the (Policy AAP6) (Policy AAP8) PLQLPXPRIVTPSHUFKLOG vision and strategic objectives of (The Recreation and Open the area. Space DPD is superseded by (Policy DM6) the Development Management DPD). (Policy SP13) Car Parking Development proposals will Parking provision will be expected to be be assessed against the car delivered in accordance with Policy parking standards set out in '0 of the Development Management WKH/RQGRQ3ODQ DPD. The Council will support Due to the excellent public transport proposals for new development connections on High Road, car-free with OLPLWHGRUQRRQVLWH development will be supported in parking where there are development in this area. alternative transport available, (Policy AAP7) in areas of PTAL 4 and above, or with the use of CPZ. (Policy DM32)

Tottenham High Road Strategy Policy Context ©TIBBALDS CAMPBELLREITH OCTOBER 2017 ©TIBBALDS CAMPBELLREITH OCTOBER 2017 Tottenham High Road Strategy Policy Context 20 21

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 100 101 Policy Haringey Local Plan Issues for the High 7RWWHQKDP$UHD$$3 DGRSWHG Issues for the High Policy Haringey Local Plan Issues for the High 7RWWHQKDP$UHD$$3 DGRSWHG Issues for the High DGRSWHG-XO\ Road -XO\ Road DGRSWHG-XO\ Road -XO\ Road Haringey’s development plan Haringey’s development plan is currently made up of the is currently made up of the Strategic Policies, Development As part of the Haringey Local Plan, the Strategic Policies, Development As part of the Haringey Local Plan, the Management Policies, Site Tottenham Area AAP provides further Management Policies, Site Tottenham Area AAP provides further Allocations and Tottenham details on development in Tottenham. Allocations and Tottenham details on development in Tottenham. Area Action Plan, alongside the Area Action Plan, alongside the London Plan. London Plan. Town The Council will promote Bruce Grove / The Council will support applications Tottenham Hale Retail Employment The Council will secure a strong The Council will look to UHFRQ¿JXUH Local evidence Centres the distribution of retail Tottenham High for development in Seven Sisters / Park is synonymous with economy in Haringey and the local employment offer in order to suggests Tottenham growth to meet the required Road and West West Green Road that support positive Tottenham Hale being SURWHFWWKH%RURXJK¶VKLHUDUFK\ intensify land uses, maximise the amount is experiencing high additional13,800m2 gross Green Road/Seven regeneration, but resisted where they a car-centric location of employment land, Strategic RIEXVLQHVVÀRRUVSDFHDQGSUHPLVHV demand for small- FRPSDULVRQJRRGVÀRRUVSDFH Sisters are two of the amalgamate shop units. The primary in North London. Its Industrial Locations, Locally and to increase the number and variety scale, low cost and and an additional 10,194m2 net ¿YHGLVWULFWFHQWUHV shopping frontage is to the eastern end redevelopment will create 6LJQL¿FDQW,QGXVWULDO6LWHV/RFDO of jobs. ÀH[LEOHVSDFHIRUVPDOO FRQYHQLHQFHJRRGVÀRRUVSDFH and will continue to of the street. Active street frontages D¿QHUJUDLQHGOHJLEOH Employment Areas and other EXVLQHVVHV7KHVH¿UPV (Policy AAP4) by 2016. The majority of this be supported and DUHVRXJKWRQDOOJURXQGÀRRUVWUHHW streetscape focused non-designated employment UHTXLUHÀRRUVSDFHLQ additional retail growth will be strengthened as frontages. The Seven Sisters market is on walking, cycling, sites. The Council supports additional highly accessible, high met in Wood Green Metropolitan important shopping required to be retained. and public transport via employment uses to be created along the amenity areas. The The forecast demand is for an &HQWUHDQGWKH¿YH'LVWULFW7RZQ and service centres Tottenham Hale station. +LJK5RDG Tottenham High Road (Policy SS1) additional 23,800 m2 of B Class Centres. WRPHHWSHRSOH¶VGD\ Corridor and Tottenham (Policy TH3 commentary) ÀRRUVSDFHXSWR7KLV (Policy AAP4(Ae)) to-day needs. The Council will support a café / Hale are already The Council will promote forecast demand is to be met restaurant character in the Bruce Grove (Policy AAP4) experiencing start-up and encourage development The Retail Study through: area frontage, improve the public realm activity and actions to RIUHWDLORI¿FHFRPPXQLW\ indicates that and enhance the district centre along the • 7KHUHFRQ¿JXUDWLRQDQGUH KHOSH[LVWLQJ¿UPVJURZ leisure, entertainment facilities, the Bruce Grove High Road. use of surplus employment as well as to attract new recreation uses, arts and cultural currently has a designated land in B2 and ¿UPVZLOOLQFUHDVHORFDO activities within its town centres GOAD/CASA (Policy BG1) B8 Use Classes; jobs in the area. DFFRUGLQJWRWKHERURXJK¶VWRZQ ÀRRUVSDFHRI Tottenham Hale will feel like a new town centre hierarchy. • 7KHLQWHQVL¿FDWLRQRIWKHXVH (para 2.19) 26,000m2 and centre of existing employment sites (Policy SP10) predicts a need (para 5.137) (where possible); of 1,000-2000m2 • The provision of B1a/b between 2001 and ÀRRUVSDFHDVSDUWRIPL[HG 2016. use development on suitable Seven Sisters has sites, including town centre 173 retail and service sites; and units according to • The protection of existing the Retail Study. viable B Class Uses on The centre provides designated and non- for its local diverse designated sites. community in the goods and services The Council will also available. This trade support small and medium PL[UHÀHFWVDSULPDU\ sized businesses that need daytime retail employment land and space. function rather than New development offers an active night time the opportunity to:- improve economy. the quality of the existing (Policy SP10 HPSOR\PHQWÀRRUVSDFHPDNH commentary) PRUHHI¿FLHQWHPSOR\PHQWXVHRI WKH%RURXJK¶VHPSOR\PHQWODQG Transport Tottenham Hale/High Road Tottenham High Road is the main DQGWRHQVXUHQHZÀRRUVSDFH Green Link: To provide new transport corridor, connecting Tottenham is better tailored to meeting pedestrian / cyclist route to link WR(Q¿HOGDQGWKH0LQWKHQRUWKDQG /RQGRQ¶VDQG+DULQJH\¶V new development in Tottenham Hackney and central London to the changing economic needs. Hale to open space, community South. There is also an extensive bus facilities & the High Road (include network running through the area and (Policy SP8) bridges over road, railway and excellent connections to the regional and River Lee) national road network. (Appendix 4, linked to policies The area is well served by rail and tube SP1, SP7, SP14) lines, and a cycle superhighway is under construction (it follows the High Road between Tottenham Green and South Tottenham but links to streets parallel to the west along Ermine Road and along Napier Road, Broadwater Road and Church Lane).near Bruce Grove.

Tottenham High Road Strategy Policy Context ©TIBBALDS CAMPBELLREITH OCTOBER 2017 ©TIBBALDS CAMPBELLREITH OCTOBER 2017 Tottenham High Road Strategy Policy Context 22 23

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 102 103 Policy Haringey Local Plan Issues for the High 7RWWHQKDP$UHD$$3 DGRSWHG Issues for the High Policy Haringey Local Plan Issues for the High 7RWWHQKDP$UHD$$3 DGRSWHG Issues for the High DGRSWHG-XO\ Road -XO\ Road DGRSWHG-XO\ Road -XO\ Road Haringey’s development plan Haringey’s development plan is currently made up of the is currently made up of the Strategic Policies, Development As part of the Haringey Local Plan, the Strategic Policies, Development As part of the Haringey Local Plan, the Management Policies, Site Tottenham Area AAP provides further Management Policies, Site Tottenham Area AAP provides further Allocations and Tottenham details on development in Tottenham. Allocations and Tottenham details on development in Tottenham. Area Action Plan, alongside the Area Action Plan, alongside the London Plan. London Plan. Public Realm Development should incorporate An overarching objective of the North Heritage The Council shall ensure the Tottenham High The Council will seek to strengthen the Added part to AAP5 to solutions to reduce crime and the Tottenham area is the creation of a high conservation of the historic Road was one of the character and local identity of Tottenham read: fear of crime, such as promoting quality public space network (including VLJQL¿FDQFHRI+DULQJH\¶V ¿UVWWZRFRQVHUYDWLRQ by sustaining and enhancing heritage The council will seek social inclusion; creating well- new squares, parks, landscaped routes heritage assets, their areas designated in assets, their setting and the wider historic to deliver growth connected and high quality public and bridges) connecting the regeneration setting, and the wider historic Haringey (along with environment. and regeneration in realm that is easy and safe to use, schemes with the open spaces and environment. ). 'HYHORSPHQWVKRXOGUHÀHFWFKDUDFWHU Tottenham through and by applying the principles set waterways of the Lee Valley Park, as well (Policy SP12) The Tottenham appraisals and identity and respond well-managed change, RXWLQµ6HFXUHGE\'HVLJQ¶DQG as Bruce Castle Park and Tottenham High Road Historic to the heritage asset whilst balancing This means balancing Safer Places. Cemetery Proposals affecting a designated Corridor covers the need to sensitively facilitate continuity and the or non-designated heritage asset (Policy SP11) an extensive neighbourhood regeneration. The preservation of local and its setting will be assessed area, stretching Council will review Conservation distinctiveness and The Council will seek to ensure DJDLQVWWKHVLJQL¿FDQFHRIWKH approximately 3.7km Area management plans and existing character whilst ensuring that new development contributes asset and its setting, and the EHWZHHQ(Q¿HOG boundaries where appropriate. historic environments to the delivery of a high quality impact of the proposals on that to the north and remain functional places public realm. Irrespective of VLJQL¿FDQFH 6XEVWDQWLDORUWRWDOORVVRIVLJQL¿FDQFHRI Stamford Hill to the and spaces that respond whether land is in public or private designated heritage assets would only be Council will give consideration south. Accordingly, to the needs of local ownership, development must FRQVLGHUHGZKHUHLWVDWLVIDFWRULO\MXVWL¿HV to, and support where it is relatively diverse communities. be accessible and safe, as well and demonstrates that the substantial appropriate, proposals for the in character and as maintained and managed harm or loss is necessary to achieve All of AAP5 Parts sensitive redevelopment of appearance and is in an appropriate way. This is VXEVWDQWLDOSXEOLFEHQH¿WV that B-D removed and sites and buildings where these subdivided into six particularly important to promote outweigh that harm or loss. wording regarding detract from the character and Conservation Areas, inclusive environments ³ORVVRIVLJQL¿FDQFHRI appearance of a Conservation each with unifying (Policy AAP5) designated heritage (Policy DM3, para 2.18) Area and its setting, provided characteristics such assets” that they are compatible with as scale, massing, Major development proposals and/or compliment the special use, architectural All development should consider how schemes FKDUDFWHULVWLFVDQGVLJQL¿FDQFH style and detailing proposals should can enhance local distinctiveness of the area. and period of demonstrate an and legibility through the use of development. understanding of the public art. The Council will approve local historic environment proposals for enabling (Policy DM3 (A)) and clearly consider the development where it is SURSRVDO¶VSK\VLFDODQG Open Space The Council will enhance Much of Tottenham Bruce Castle Park, Lordship Recreation 'XHWRWKHVLJQL¿FDQW demonstrated that: (a) it is the functional impact on this DQGLPSURYHWKHERURXJK¶V LVGH¿FLHQWLQRSHQ Ground, and Downhills Park offer need for new housing only viable means of securing Provision environment, as well green infrastructure through space. excellent recreation spaces just outside and employment in the long term future of the asset as the wider area. The implementation of the Haringey the AAP area to the west. Across the Haringey, and Tottenham, affected; and (b) it is the optimum Northumberland Park requirements of AAP5 will Green Grid projects. rest of the AAP area there are a limited delivering new open viable use, supported by an has virtually no green be considered alongside number of open spaces such as pocket VSDFHVRIDVLJQL¿FDQW appropriate options appraisal; Policy SP13 states that space in the ward. Policy DM9. parks, play spaces and amenity spaces. scale is not considered and (c) the proposals address development should provide Although it includes realistic. However the the relevant policies within Policy Policy AAP8 amended amenity space in accordance Tottenham Marshes (para 2.64) Council will seek to DM9. to read: ZLWKWKH&RXQFLO¶V2SHQ6SDFH and is adjacent to the ,QDUHDVLGHQWL¿HGDVGH¿FLHQWLQDFFHVV facilitate the creation of and Recreational Standards Lee Valley Regional (Policy DM9 (B), (D) and (J)) The council will to open space and nature, a high new open spaces where Supplementary Planning Park, access to encourage heritage- priority will be afforded to opportunities opportunities arise, and to Document (SPD). However, these amenities led regeneration to HQKDQFHDFFHVVWKURXJKRQ create linkages between these have been superseded by are severed by and development on site provision or contributions to the open spaces for people the Open Space and Biodiversity the railway and Tottenham High Road. implementation of relevant Tottenham and wildlife. 6WXG\  DQGWKH0D\RU¶V Watermead Way. Green Grid projects. SPG. Bruce Castle Park A key project in the and the cemetery The Green Grid is set out in the Lee development of the (Policy SP13) in the west provide Valley and Finchley Ridge SPG and Green Grid will be a new The Council will require all some open space, VSDWLDOO\DW¿JXUH axial east-west route development providing new however connections between Tottenham High (Policy AAP9(A)) or replacement open space, to the park from the Road and the Lee Valley wherever possible, to connect residential areas are Regional Park through to the All London Green Grid. very poor. the Tottenham Hale Protection and enhancement of area. The new route will this network will make a positive pass across the northern contribution to Haringey and section of the new its communities, in addition to Tottenham Hale district providing social, recreational and centre on a straight path HFRORJLFDOEHQH¿WV which extends east the axis of Chesnut Road. Sites over 1ha in size which are ORFDWHGLQLGHQWL¿HGDUHDVRIRSHQ VSDFHGH¿FLHQF\VKRXOGVHHNWR create new publically accessible open space on the site, subject to viability. (Policy DM20)

Tottenham High Road Strategy Policy Context ©TIBBALDS CAMPBELLREITH OCTOBER 2017 ©TIBBALDS CAMPBELLREITH OCTOBER 2017 Tottenham High Road Strategy Policy Context 24 25

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 104 105 Policy Haringey Local Plan Issues for the High 7RWWHQKDP$UHD$$3 DGRSWHG Issues for the High Policy Haringey Local Plan Issues for the High 7RWWHQKDP$UHD$$3 DGRSWHG Issues for the High DGRSWHG-XO\ Road -XO\ Road DGRSWHG-XO\ Road -XO\ Road Haringey’s development plan Haringey’s development plan is currently made up of the is currently made up of the Strategic Policies, Development As part of the Haringey Local Plan, the Strategic Policies, Development As part of the Haringey Local Plan, the Management Policies, Site Tottenham Area AAP provides further Management Policies, Site Tottenham Area AAP provides further Allocations and Tottenham details on development in Tottenham. Allocations and Tottenham details on development in Tottenham. Area Action Plan, alongside the Area Action Plan, alongside the London Plan. London Plan. Sustainable All new residential development On the whole, details of sustainable Biodiversity Policy SP13 states that all %LRGLYHUVLW\LVPHQWLRQHGVSHFL¿FDOO\LQ Design will achieve a minimum 25% design and energy requirements are development shall protect and respect of impacts upon the Lea Valley, reduction in total (regulated) QRWFRQWDLQHGZLWKLQWKH$$36SHFL¿F improve sites of biodiversity particularly in respect of development at CO2 emissions in line with Code mention of a decentralised energy and nature conservation, Tottenham Hale. for Sustainable Homes Level 4 network is mentioned in connection with including private gardens through The railway lines are protected as energy standards, and should Tottenham Hale and allocated sites within its: ecological corridors and development aim to achieve Level 6. All new Tottenham Hale.  Contribution to wildlife and alongside railway lines is to be aware residential development shall Elements of detailed design and layout ecological habitats and, of impact upon these in bringing EH]HURFDUERQIURP are contained within AAP6, including where possible, include development forward. onwards. However, due to density, height, response to context, green and brown roofs, changes to Government policy impact on local views and protected rainwater harvesting, green regarding this, the Council will areas. walls, bird and bat nesting/ continue to monitor changes to roosting opportunities; national policy.  3URWHFWLRQPDQDJHPHQW From 2011 onwards all new non- and maintenance of residential development shall be existing trees and the built to at least BREEAM “very planting of new trees where good” standard and should aim appropriate; and to achieve BREEAM “excellent”  Protection, enhancement or the current nationally agreed and creation of Sites of standard. $OOQHZQRQ Importance for Nature residential development shall Conservation (SINCs) and EH]HURFDUERQIURP Local Nature Reserves However, due to changes to (LNRs). Government policy regarding (Policy SP13) this, the Council will continue to monitor changes to national Development that has a direct policy. or indirect adverse impact upon important ecological (Policy SP4) assets, either individually Developments should: or in combination with other  Apply the energy hierarchy development, will only be to minimise energy use permitted where: (a) the harm in order to meet, and if cannot be reasonably avoided; possible exceed, minimum and (b) it has been suitably carbon dioxide reduction demonstrated that appropriate requirements; mitigation can address the harm caused.  Apply the cooling hierarchy to reduce the potential (Policy DM19) for overheating and limit reliance on mechanical air conditioning systems;  Maximise opportunities to enhance biodiversity on-site, including through appropriate landscaping, Sustainable Drainage Systems, living roofs and green walls;  Wherever possible, use building materials with high environmental performance ratings; and  Seek opportunities for locally sourced labour Consideration will be given to the use of carbon offset payments. (Policy DM21)

Tottenham High Road Strategy Policy Context ©TIBBALDS CAMPBELLREITH OCTOBER 2017 ©TIBBALDS CAMPBELLREITH OCTOBER 2017 Tottenham High Road Strategy Policy Context 26 27

Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 ©TIBBALDS CAMPBELLREITH JANUARY 2018 Tottenham High Road Strategy 2018 - 2023 106 107 Tottenham High Road Strategy 2018 - 2023 ©TIBBALDS CAMPBELLREITH JANUARY 2018 108