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Tottenham Hale District Centre Framework TOTTENHAM HALE DISTRICT CENTRE FRAMEWORK Allies and Morrison Urban Practitioners December 2015 Imagery@2015 Google TOTTENHAM HALE DISTRICT CENTRE FRAMEWORK December 2015 Plans within this document are produced using Ordnance Survey mapping provided by The London Borough of Haringey (© Crown Allies and Morrison Copyright and database right 2014. Ordnance Survey 100019199) Urban Practitioners CONTENTS PART 1: INTRODUCTION ..................................................................................................................9 1.1 Why Tottenham Hale?.........................................................................................................11 1.2 Five themes ........................................................................................................................12 1.3 Strategic and Policy Context ............................................................................................ .14 1.4 Supporting Strategies ........................................................................................................29 PART 2: UNDERSTANDING TOTTENHAM HALE ............................................................................ 33 2.1 Analysis of Tottenham Hale .............................................................................................. 35 2.2 What you have told us / what we have done ....................................................................45 2.3 Summary of key challenges ..............................................................................................58 PART 3: TOTTENHAM HALE IN 2025................................................................................................61 3.1 A revitalised heart................................................................................................................64 3.2 21st century affordable neighbourhood of choice...............................................................66 3.3 A well connected centre .....................................................................................................68 3.4 A network of green and open spaces ................................................................................70 3.5 A working centre ...............................................................................................................72 PART 4: TOTTENHAM HALE DISTRICT CENTRE FRAMEWORK .........................................................75 4.1 The Masterplan ..................................................................................................................76 4.2 Tottenham Hale Station .....................................................................................................86 4.3 Station Square West...........................................................................................................90 4.4 Ashley Road South.............................................................................................................104 4.5 Ashley Road North.............................................................................................................118 4.6 Tottenham Hale Retail Park...............................................................................................130 4.7 Welbourne Centre & Monument Way...............................................................................144 PART 5: DELIVERY .........................................................................................................................159 5.1 Working in Partnership ....................................................................................................161 5.2 Time scales .......................................................................................................................162 5.3 Quality and sustainability ...............................................................................................163 5.4 The importance of monitoring and evaluation ................................................................164 PART 6: APPENDIX ........................................................................................................................173 6.1 Historical Evolution ..........................................................................................................175 6.2 Site Analyses ...................................................................................................................180 TOTTENHAM HALE DISTRICT CENTRE FRAMEWORK December 2015 TO CAMBRIDGE TO STANSTED AIRPORT TO BLACKHORSE LANE DISTRICT & WALTHAMSTOW CENTRE TOTTENHAM GREEN TO STRATFORD & TO CENTRAL CENTRAL LONDON LONDON FOREWORD The Tottenham Hale area benefits from unique A number of potential development sites have environmental, social and economic assets. The already been identified. The DCF sets out how open landscape of the Lee Valley Regional Park is these can come together to realise the vision a short walk away from Tottenham Hale station set out in the Tottenham Area Action Plan. as a major leisure and community resource; The Tottenham Hale DCF has been prepared there is a diverse and tight-knit local community specifically to provide clarity and guidance who are passionate about the future of the area; relating to relevant development guidance for and Tottenham Hale is emerging as a location these identified sites. This work has been of choice for a growing community of creative informed through engagement with the industries. community, stakeholders and key landowners / developers in the Tottenham Hale area. Tottenham Hale is a key strategic location in London which has significant potential for The Tottenham Hale DCF will act as a key part new investment to create new homes and of the evidence base to inform the Tottenham employment. Central to this transformation will Area Action Plan (AAP). The Tottenham AAP be the emergence of a new 'district centre’. will allow for the implementation of proposals for the Tottenham Hale District Centre. The Tottenham Hale District Centre Framework (DCF) will enhance these assets and outline a framework for investment which will deliver a new high quality heart for the area. The DCF helps shape development through form, massing, routes and movement, uses and design principles, and will inform a strategy for a successful twenty-first century district centre. Parallel studies have been undertaken to complement the guidance contained in this framework, including strategies for public realm, green and open spaces and meanwhile uses. TOTTENHAM HALE DISTRICT CENTRE FRAMEWORK December 2015 PART 1: INTRODUCTION Tottenham Hale sits at the heart of the Upper Lee Valley Opportunity Area, one of the largest Opportunity Areas in London covering 3,884 hectares. TOTTENHAM HALE DISTRICT CENTRE FRAMEWORK December 2015 10 PART 1: INTRODUCTION 1.1 WHY TOTTENHAM HALE? Major investment has already commenced in Tottenham Hale with the delivery of the Hale Village development. The railway, road network and waterways create a unique series of opportunities and challenges. 1.1.1 Opportunities and challenges The Upper Lee Valley corridor is identified Whilst the recession of 2008-09 limited other for significant growth and investment in the major developments coming forward, significant London Plan. As identified in the supplementary public sector investment in local transport Upper Lee Valley Opportunity Area Planning infrastructure continued. Transport for London Framework, the Tottenham Hale growth area is removed the gyratory road system around the single largest growth area in the corridor. Tottenham Hale and delivered a radically improved public transport interchange outside The foundations underpinning the transformation Tottenham Hale station as part of a £34m of the Tottenham Hale area into a thriving new scheme of improvements. Planning permission district centre, focused around a new public for a new Tottenham Hale station building was transport interchange, were established over granted in 2014 and work is due to commence in 10 years ago. The first iteration of the London 2016. Plan, adopted in February 2004, identified the Upper Lee Valley as one of London's largest The regeneration of Tottenham Hale is already Opportunity Areas. Tottenham Hale, which has underway. The Tottenham Hale District Centre excellent levels of public transport accessibility, Framework (DCF) has been prepared as further proximity to the open landscapes of the Lea momentum continues to build following the Valley Regional Park and prevailing, in relative award of Housing Zone status for the area in terms, low density land uses, was earmarked for February 2015. significant levels of investment and growth. In light of this, supported by the then London Development Agency, a masterplan and framework for change was prepared for the Tottenham Hale area which was subsequently adopted as a Supplementary Planning Document by Haringey Council in 2006. Planning permission was granted in May 2007 for the mixed use redevelopment of one of the largest opportunity sites identified. The final phases of Hale Village are nearing completion. TOTTENHAM HALE DISTRICT CENTRE FRAMEWORK December 2015 11 1.2 FIVE THEMES This framework is focused on five key themes. These are set out in parts 3 and 4. 1 2 A REVITALISED HEART A WELL CONNECTED CENTRE 12 PART 1: INTRODUCTION 3 4 5 A WELL CONNECTED A NETWORK OF GREEN AN AFFORDABLE A WORKING CENTRE CENTRE AND OPEN SPACES 21ST CENTURY NEIGHBOURHOOD OF CHOICE TOTTENHAM HALE DISTRICT CENTRE FRAMEWORK December 2015 13 1.3 STRATEGIC AND POLICY CONTEXT Tottenham Hale benefits
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