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Hillcrest Estate April 2013 April April 2013 Hillcrest Estate Capacity Study & Density Review Report Options Appraisal Hillcrest Estate Contents 1 Introduction 2 The brief 3 Our appreciation of the site and its surroundings • 3.1 Heritage and conservation study • 3.2 Social - economic context • 3.3 Regional context analysis • 3.4 Local context analysis • 3.5 Site context analysis • 3.6 The Existing Site - Definition of uses 4 Opportunities and constraints 5 Creating a vision 6 Capacity options and density review • 6.1 Design Approach • 6.2 Option 1 • 6.3 Option 2 • 6.4 Option 3 • 6.5 Option 4 7 Transport Assessment 8 Ecology and Environment 9 Appendices • 9.1 Social Economic Context • 9.2 Costing Appraisal • 9.3 Planning Review 2 Hillcrest Estate Options Appraisal Hillcrest Estate Hillcrest Estate & Garton House Capacity Study & Density Review Report_Stages A - B 3 1 Introduction Hillcrest Estate Options Appraisal Hillcrest Estate 1.1 Introduction PRP were commissioned by Haringey Council in January 2013 to investigate development opportunities in connection with the Hillcrest Estate, Highgate, Haringey N6. The brief for this Option Appraisal is wide ranging with Haringey Council being keen that the potential for development be clearly laid out in a number of options ranging from the minimal intervention and reusing the existing building right through to part demolition and new build options maximising the potential for the site within the conservation area. Options presented aim to address the following: • Refurbishment • Rationalisation • Intensification • Redevelopment Current Space standards have been assumed along with planning policy compliance on the new-build intervention options. Where options include units that may be offered for private sale, these have been arranged and located with a view to marketability and achieving best value, with early specialist sales advice input as a guide. 6 7 Hillcrest Estate Options Appraisal Hillcrest Estate 2 The brief Hillcrest Estate Options Appraisal Hillcrest Estate 2.1 The brief HILLCREST ESTATE – SUMMARY STRATEGIC APPROACH TO DEVELOPMENT (RIBA Stages A-B) For the options study we will draw on urban design, architecture, landscape, environmental, refurbishment, quantity surveying, planning and consultation skills to enable us to provide a well-informed holistic approach to the potential regeneration. 1. Options The following options will be explored;- • Option 1 - Decent Homes level upgrade of existing stock • Option 2 - Minimal selective new build intervention • Option 3 - Optimised selective new build intervention • Option 4 - Complete demolition and new build The reasoning behind the selection of these options is as follows. A base option must consider that the only intervention is the environmental upgrade of the existing stock. The complete demolition option must be considered (even though this is extremely unlikely to occur) so that the more likely options, option 2 & 3 can be measured against an entirely new-build proposal. Our Approach Key elements of the options appraisal will be; • Creating a vision for the area • Creating a local neighbourhood that is not isolated • Creating a local neighbourhood that is tenure blind • Model and test the feasibility of the range of regeneration options • Investigating opportunities and constraints within the site and the surrounding area • Investigating different housing mix and tenure with no loss of affordable units • Investigating the potential for part demolition of existing buildings • Investigating density, height, massing and bulk of buildings • Understanding the social/economic context • Understanding the environmental impact • Working within local, regional and national planning guidance • Produce cost plan for each option • Creating an appropriate outline architectural approach • Understanding the sales market and need • Creating high quality urban design strategy with emphasis on place making • Investigating options for sustainable means of transport • Understanding the local housing needs housing will affect the wider resources and facilities • Environmental sustainability overview for the options study • Enhancing and protecting the local ecology. • Creating a redevelopment that we be supported by stakeholders and residents 2. Options Programme 07 JAN - 17 JAN 2012 Assemble baseline information including arboricultural 21 JAN - 25 JAN 2012 Opportunities & Constraints Analysis 28 JAN - 14 FEB 2012 Design work on Options 2, 3 & 4 3. Consultation Strategy Residents Upon completion of the options exercise the preferred options will be used as the basis for a residents meeting where residents can have their say about the potential approach to the development of their estate. Stakeholders Key stakeholders in the Council will be consulted during the options appraisal exercise to inform the study. 10 3D Sketch bird-eye view of the proposed option 4, from Southwood Lane towards the western edge of the site along North Hill Hillcrest Estate Options Appraisal Hillcrest Estate 11 3 Our appreciation of the site and its surroundings Hillcrest Estate Options Appraisal Hillcrest Estate 3.1 Heritage and conservation study Highgate conservation area includes a total of seven sub areas which are described in this appraisal. These vary from the Highgate village core, to outlying residential areas featuring streets of elegant red brick terraces, flats in a mature landscape setting, and avenues of large detached early twentieth century houses on spacious plots set in landscaped gardens amongst mature trees. The character of the conservation area is formed by the relationship of its his- toric pattern of development, its high percentage of buildings of architectural merit, its topography, its green open spaces and trees which are all so crucial to its historic setting. It should be noted that the London Borough of Camden also has a designated Highgate conservation area, which is contiguous with Haringey’s. It includes half the original Highgate village, and lies on the south side of Highgate High Street and Hampstead Lane. As the borough boundary runs down the mid- dle of the High Street itself, the character and appearance of the High Street is shared by both Camden and Haringey. Hillcrest Estate Key Conservation Area Borough boundary Highgate Conservation Area map showing context with Borough boundaries and Highgate Conservation Area in Camden. 14 Archaeology There are two designated areas of archaeological interest (AAI) within the boundary of Highgate conservation area. These are: Bishop’s Lodge in Highgate Golf Course and Highgate village, the boundary of which includes the whole of the High Street and Highgate Hill, as well as North Road and Southwood Lane up to Castle Yard. These AAI boundaries are shown on the Council’s 2006 UDP map. Applications for development within AAIs are expected to prop- erly substantiate their submissions, with desktop archaeological investigations (DAIs). Applicants are also recommended to carry out DAIs for proposed development on sites adjacent or close to these AAIs. Historic development of Haringey The village of Highgate originated as a hamlet at the southeast- ern corner of the medieval Bishop of London’s estate. The area of Highgate was within the diocese of the bishop of London, which eventually became divided between the parishes of St Pancras and Hornsey. The bishops used the parkland to the northwest of the hamlet for hunting, from 1227 until the confiscation of church lands by Henry VIII in the 1530s. By 1380, a new road with a gradual incline was in use, coming up from the city via Holloway and up Highgate Hill. A direct route to the north was opened in 1386 as a toll road by the bishop of London. The new road formed a junction with an older track along Hampstead Lane and Southwood Lane, skirting the woodland. Southwood Lane provided an alternative route northward for those not prepared to pay the toll. It led to a spring of water famous for its curative powers and attracted many pilgrims, the Mus Well, which was on one of the main medieval roads to the north. Highgate, with its fine situation on the hill, at- tracted many well to do residents. In 1664 it already contained 161 houses, while the rest of Hornsey contained only 62. The main period of the development of Highgate occurred during the eighteenth century by which time a handsome Georgian vil- lage had been created. In the nineteenth century, Highgate re- mained one of the most desirable parts of London in which to live, with smaller scale houses being built among the fine eighteenth century residences. In the course of time Highgate Hill became too busy and congested with traffic. In response to this, a by-pass was created, by driving a new road through a tunnel to the northeast of Highgate Hill. The opening up of Highgate railway station in 1867 enabled the boundaries of Highgate to be extended, spreading to the south, east and north, to connect with the neighbouring com- munities of Muswell Hill and Crouch End. Highgate Woods were saved from destruction by speculative builders towards the end of the Victorian era, and secured for public enjoyment through the ef- forts of H R Williams and others. The semi-rural nature of the neigh- bourhood was saved. During the twentieth century there were some important architectural contributions to Highgate. On North Hill, Highpoint 1 and 2 were designed by Berthold Lubetkin and his Tecton partnership in 1935 and 1938. Some houses were also designed by architects for their own occupation in Highgate. They tended, therefore, to be low-budget houses, but embodied original thinking about construction and lifestyles. Our site is located opposite Highpoint, on the east side of North Hill, where in 1948, Hornsey Council built the Hillcrest estate, a residential estate of 116 flats, on the site of the demolished Regen- cy mansion Park House and its spacious grounds. The seven resi- dential blocks were named after World War II leaders. The pattern of the demolition of original large historic houses set in spacious landscaped gardens, and their replacement by the construction of private large blocks of flats and houses, continued.
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