What Do You Want for the Future of Broadwater Farm?

What do you want for the future of Broadwater Farm?

February 2021 This is a formal consultation under Section 105 of the Housing Act (1985) on proposed changes to the Broadwater Farm Estate. Please read the information within this booklet and provide us with your feedback. We would like to hear from as many residents on the estate as possible.

Cllr. Emine Ibrahim

We are committed to tackling inequality We’re aiming to create and deliver the most and building a fairer borough where all comprehensive and wide-reaching Estate residents have access to good opportunities Improvements programme within the and are able to thrive. A key part of this estates’ history, which includes replacement commitment is providing high quality council and new homes. owned homes, in safe, active and welcoming Thank you for those of you who have shared neighbourhoods. feedback so far. This is an exciting time Broadwater Farm Estate’s strength is its for the estate and we want to make sure diverse and strong community, which is rich any changes deliver on the wishes and in potential and ambition. Our commitment aspirations of local people and build on what is that when any part of Haringey is being is already great about Broadwater Farm. I redeveloped the residents in that area are an would strongly encourage you to continue integral part of that neighbourhood’s future. to provide feedback on any proposals, such Providing new council homes on the as those outlined in this document, so that Tangmere and Northolt sites, located in the together we can ensure Broadwater Farm heart of the estate as part of the overall continues to grow and be an even more Broadwater Farm Estate Improvement welcoming place to live. programme, offers a unique opportunity to ensure that the buildings, the layout and the design of the estate support you - the Broadwater Farm Community - to meet your needs and deliver the improvements that you want to see to your homes, facilities and shared spaces.

3 What is happening on Broadwater Farm Estate?

Haringey Council and Homes for Haringey Karakusevic Carson Architects (KCA) have are working in close collaboration with been appointed to lead the Design Team residents and the wider Broadwater Farm and develop a community-led improvement community to create and deliver the most strategy for Broadwater Farm Estate. comprehensive and wide-reaching Estate Since last summer, the Design Team have Improvements Programme within the been working closely with residents and the estates’ history. This includes delivery of Broadwater Farm wider community as well replacement and new, much needed high as Haringey Council and HfH to develop high quality and modern council homes with a quality design proposal that meet residents’ priority for existing residents. aspirations and vision for the Estate. Following a consultation with residents in The ideas in this booklet focus on 2018, it was agreed that Tangmere and the location of the new homes and Northolt blocks need to be demolished and suggestions for changes to the streets, rebuilt due to their structural issues. facilities and outdoor spaces.

Northolt

Adams Road

Tangmere Freedom Road

Willan Road The Avenue

Highham Road

Gloucester Road

4 Have your say by the 21 March 2021!

We are at an early stage of the design proposing. The details of these events can be process and we want to hear your views. found in the covering letter we have sent you We are holding a consultation until the 21 with this pack. March 2021 to enable you to give us your The Broadwater Farm Team will also be views. For secure council tenants living on making telephone calls to all residents in the estate, this is a consultation under the next couple of weeks to answer any Section 105 of the Housing Act (1985). questions you have on these initial ideas. During this consultation we will be holding You can also contact the team at any time a number of online events to ensure that using the contact details in the box below. you understand what these first ideas are

How to share your feedback: Your feedback on these design ideas are really important. We will be offering a range of ways for people to give their views, please feel free to use the method which is most comfortable for you. Please read the information carefully, then complete the feedback forms through your preferred option, including:

By post; using the free-post return Alternatively you can email Shelley envelope or sending a letter to: Rahman, Regeneration Manager at: Shelley Rahman, S105 Consultation [email protected]. uk 639 High Road, Tottenham, London, N17 8AA Arrange a call with someone from the team to provide feedback over Online by visiting: the phone by calling 020 8489 1816 www.haringey.gov.uk/bwfs105 and completing an online feedback form.

HOW TO FIND OUT MORE:

Call us on 020 8489 1816 to ask On-line drop in sessions on: questions or arrange a phone • Thursday 18 February: 6 - 7.30pm appointment • Saturday 6 March: 11am - 12.30pm • Wednesday 17 March: 6 - 7.30pm See the information at These events will be held on Zoom, www.haringey.gov.uk/bwfs105 to attend you will need to register in advance via a link on the website or calling 020 8489 1816

5 The story so far

We’ve been engaging with residents since will come back and present to you in spring July 2020. The initial design ideas that you 2021. Working towards holding a ballot in the see in this booklet are informed by what autumn, we will ensure there are plenty of we’ve heard from residents and stakeholders. opportunities for you to get involved, have The feedback from this consultation will help your say and influence the designs as they us further develop the designs which we develop.

Extract of one of the design Summer pin up of information workshops with the Community Autumn Public Event boards in residential lobbies Design Group

WE ARE HERE

SUMMER AUTUMN WINTER 2020 2020 2020/2021

PUBLIC SECTION 105 EVENT CONSULTATION #1 #2 Lobby Boards Booklet & Questionnaire

Website Gather information about Consultation with initial Kick off of the Community the estate and how residents design ideas for streets, open Design Group experience the neighbourhood spaces, uses and new homes

6 METHODS OF ENGAGEMENT USED SO FAR

WEBSITE: Online platform with COMMUNITY DESIGN GROUP: information about the project, Group made up mostly of the design team, surveys, news residents but also includes and listings of future events. some local stakeholders from www.haringey.gov.uk/bwfs105 community groups, the school and health centre. There are on-going training and regular LOBBY BOARDS: Information meetings to discuss the design posters placed in the entrance evolution. lobbies of every building.

YOUTH ENGAGEMENT QUESTIONNAIRES: Online PROGRAMME: A paid youth and paper questionnaires for action group established in every resident, including former October. Currently working on residents of Tangmere and a Broadwater Farm themed Northolt. podcast.

SPRING SUMMER AUTUMN 2021 2021 2021

PUBLIC PUBLIC EVENT EVENT BALLOT #3 #4

2 Design Scenarios: 1 Design Scenario: Preferred design New Homes. Refined designs based proposal based on Proposed buildings on feedback received feedback received and heights

7 What we have heard so far: A vision for Broadwater Farm

Based on the feedback you have given us and the changes you have told us you want to see, we have developed a vision of what Broadwater Farm Estate should be. SAFE MOVEMENT “We want to shape the future of AND ROUTES Broadwater Farm Estate to be a safe, THROUGH welcoming neighbourhood creating a lively place to be, ensuring high quality homes that support the wonderful sense of community and create opportunities for residents to play, work and socialise through improved open spaces and facilities.”

Building new homes on the Tangmere and Northolt sites, which are located at the heart of the estate, offers an exciting opportunity to look at wider improvements across the estate so everyone benefits. We hope to deliver this vision through introducing the following: • Safe streets and clear routes through the HIGH QUALITY estate COUNCIL • Active ground floor spaces HOMES • Improved open spaces • More high-quality council homes Our proposals for implementing these changes, are set out in the next few pages.

8 RE-ACTIVATE GROUND FLOORS

IMPROVE OPEN SPACES

9 SAFE MOVEMENT AND ROUTES THROUGH THE ESTATE

YOU SAID.... You want safer streets across the estate with better lighting, crossing Tell us what you points and more generous areas for people walking and cycling whilst still think about this considering the need for resident parking. section in the feedback form attached or online.

MARTLESHAM

Adams Rd MANSTON

ROCHFORD LYMPNE

HORNCHURCH

HAWKINGE STAPLEFORD

Willan Rd

DEBDEN

Freedom Rd

CROYDON KEY

Gloucester Rd New streets

Existing parking

Areas for wider pavements

? PARKING Wide pavements Parking parallel We know that parking is important to to street residents and propose a new parking layout, taking the existing side-by-side perpendicular parking and changing it to parallel parking* in order to allow for more space whilst still providing enough parking. *This diagram shows an example of parallel parking with wide pavements and trees.

10 TO MEET YOUR ASPIRATIONS FOR SAFE AND WELCOMING STREETS WE PROPOSE: Introducing a new street layout: Using the location of the new homes to help create a new street layout at the heart of the estate. This new layout will create new streets along Adams Road, Willan Road and Gloucester Road, which will provide clear routes through the estate. Introducing the new street layout will impact on the existing streets and the open space around Northolt and Tangmere.

Providing safe but reduced parking: We propose the followings: • Changing the layout of on-street parking from the existing, side-by-side perpendicular parking to parallel.* This will result in a reduction of some on-street parking spaces. • Not re-providing the undercroft parking for the new and replacement homes. • Aim to ensure that existing households with a car have access to a car parking space These changes are to create welcoming streets, encourage activity, and ensure that people who are walking and cycling feel safe moving through the estate at all times of the day.

Wider and well-lit pavements: Ensuring that pavements on the new streets and where possible the existing streets are wide enough for residents and that they are well-lit. The street layout will also ensure that there are pleasant routes from the bus stop and surrounding areas, as well as connections to the park and school.

WHY ARE WE MAKING THESE PROPOSALS? Residents have been clear that they want layout, we are able to provide safe streets the estate to feel safer. and clear routes through the estate. By The original design of the estate did not introducing changes to the layout of encourage activity, such as walking and parking and ensuring pavements are cycling on the ground floor. The ground wide and well-lit, we can ensure that the floor of the estate was designed for cars streets support a welcoming and safer and parking, this means that the estate neighbourhood. We are also supporting can feel unsafe and unwelcoming for this by not reproviding the undercroft people moving through. parking in the new Tangmere and Northolt buildings, offering different uses and By introducing new roads and a new street encouraging activity instead.

11 RE-ACTIVATE GROUND FLOORS

YOU SAID.... That you want to see more and better facilities on the estate including Tell us what you a local shop and space for the community. You also wanted to improve think about this street safety by introducing activity on the ground floor. section in the feedback form attached or online.

MARTLESHAM

Adams Rd MANSTON

ROCHFORD LYMPNE

HORNCHURCH

HAWKINGE STAPLEFORD

Willan Rd

DEBDEN

Freedom Rd

KEY Existing Medical Centre, Enterprise Unit and Housing Office to be relocated CROYDON Existing Energy Centre

Gloucester Rd Possible locations for new uses, including Medical Centre, Enterprise Unit and Housing Office

Possible improvements to undercroft

? RELOCATING THE MEDICAL CENTRE, ENTERPRISE UNIT AND HOMES FOR HARINGEY HOUSING OFFICE: The Homes for Haringey office has of buildings historically been located in the Tangmere • Enable the Medical Centre to explore block and will need to relocated on the co-location with other health and well- estate. We are also proposing to relocate being services that are needed on the the Enterprise Centre and the Medical estate, increasing accessibility and Centre so that they can move into modern range of services for residents buildings in the heart of the estate. We • Enable us to work with the provider of believe this will: the Enterprise Units to develop more modern facilities that are fit for 21st • Help create more lively and vibrant Century business opportunities streets by re-activating the ground floor

12 TO MEET YOUR ASPIRATIONS FOR RE-ACTIVE GROUND FLOORS WE PROPOSE:

Introducing new uses: Creating activity by introducing new uses such as shops, community spaces, workspaces and bin and bike storage on the ground floor of the buildings for the new homes.

Relocating the Energy Centre: Relocate the Energy Centre so that the existing location can be used to support new activity and uses. Incorporate the Energy Centre in a new building to improve the space around it.

Relocating the Medical Centre, Enterprise Unit and Homes for Haringey Housing Office: Relocating estate facilities to the ground floors of the new building so that they are more visible and accessible. Allowing the overall estate to be better connected and create opportunity for building more council homes.

Exploring new uses for undercroft parking: We do not yet have defined proposals but we would like to explore looking at the undercroft parking across the estate to introduce new uses and activity on the ground floor. Making the street experience feel safer and more welcoming.

WHY ARE WE MAKING THESE PROPOSALS? Introducing new uses, such as workspace, residents, as you have requested. The new shops or community space on the ground uses and relocated existing uses, including floors of the new buildings, instead of the Homes for Haringey Office, the Medical parking means that we can create a Centre and the Enterprise units will also thriving and active neighbourhood, which create activity along the streets and will provides more facilities and opportunities, ensure that the estate is safer and more including employment opportunities for welcoming. 13 IMPROVED OPEN SPACES

YOU SAID.... You would like to have safe and welcoming green spaces with access to Tell us what you all types of play spaces as well as seating and relaxing areas. think about this section in the feedback form attached or online.

MARTLESHAM

Adams Rd MANSTON

ROCHFORD LYMPNE

HORNCHURCH

HAWKINGE STAPLEFORD

Willan Rd

DEBDEN

Freedom Rd

CROYDON KEY

Gloucester Rd Memorial Gardens

Existing green areas around Northolt

Potential locations for new green spaces

? MEMORIAL GARDENS: tell us what you think about these ideas for improvement A B C

Move the gardens slightly Relocate the gardens in the Retain and improve by north, resize them and heart of the estate so that introducing more lighting and introduce housing on the they are in a more central seating. southern edge, increasing location easily accessible to all. surveillance and safety.

14 TO MEET YOUR ASPIRATIONS FOR IMPROVED OPEN SPACES WE PROPOSE:

Providing new open space: To ensure that open spaces are located in areas that encourage outdoor activity, including play, events, socialising and quiet use.

Making changes to existing open space around Northolt: To reconfigure and reduce the open space around the Northolt block to allow different types of open space such as courtyards, play space and outdoor civic spaces to be delivered through the new street and building layout.

Investing in the Memorial Gardens: Make sensitive improvements to the Memorial Gardens to improve safety and encourage use by either enhancing the layout or relocating it to the heart of the estate to improve accessibility and celebrating them as a key central space on the estate. The box on the opposite page shows three possible ideas for the improvements.

WHY ARE WE MAKING THESE PROPOSALS?

Residents have told us that they want safe of the open space around the Northolt open spaces and that a number of the block, but will mean that we can provide open spaces are not as well used as they higher quality and different types of open could be because they are not well located spaces. and do not feel safe. Residents have also told us that they Open space has never been more would support improvements to the important to communities, by introducing Memorial Gardens, as they are not as well a new building and street network on the used or maintained as they could be. By Tangmere and Northolt sites, we can also reconfiguring or relocating the gardens we look at a new network of open spaces. This can ensure that it is more accessible and is will mean reducing and changing the size safer and more welcoming.

15 MORE HIGH QUALITY COUNCIL HOMES

YOU SAID.... You want all new homes to be generous, have storage and have access Tell us what you to private outdoor spaces. You also want new homes to be accessed think about this from safe communal lobbies and have access to communal facilities. section in the feedback form attached or online.

MARTLESHAM

Adams Rd MANSTON

ROCHFORD LYMPNE

HORNCHURCH

HAWKINGE STAPLEFORD

Willan Rd

DEBDEN

Freedom Rd

CROYDON KEY

Gloucester Rd Old Moselle School Site

Medical Centre Site

Sites for New Homes

? WHAT NEW HOMES COULD LOOK LIKE

Great Eastern Building Kings Crescent Estate Colville Estate

16 The council is committed to delivering more council homes at council rents for our residents. We have been looking at opportunities to deliver more council homes, in addition to the replacement ones on the Broadwater Farm Estate and are confident we can deliver more homes in a way which will enhance the estate and support the delivery of a safe and welcoming neighbourhood. WE ARE PROPOSING:

Building new homes on the old Moselle School site: Building new council homes on the old Moselle school site on Adams Road. Building new homes here, will also mean we can put new ground floor uses, along Adams Road.

Building new homes on the Medical Centre site: Relocating the Medical Centre to a new easily accessible purpose built ground floor space within the estate and building new homes on the existing Medical Centre site.

Increasing the number of homes on Tangmere and Northolt: Increasing the number of new council homes built on the Tangmere and Northolt sites whilst ensuring that they are built in a sensitive way, considering the height and layout of existing buildings on the estate.

WHY ARE WE MAKING THESE PROPOSALS? The council wants to maximise the number Some of the homes built on the Tangmere of council homes delivered across the and Northolt sites will be prioritised borough to ensure that residents have for former tenants of Northolt and access to safe, secure, high quality homes. Tangmere who wish to return. The Introducing a new building and street council’s Neighbourhood Moves Scheme, if layout in the heart of Broadwater Farm approved, will ensure eligible BWF tenants estate offers unique opportunity to explore will also be prioritised for these new homes, delivering more homes, as does building meaning that families on the estate are homes on the old Moselle School site. rehoused in homes that meet their needs.

17 Estate layout ideas

We have produced three suggested layouts The ideas below are initial proposals in order that show different ways to deliver the to gather your views, ideas and preferences proposals in this booklet and meet your on how the streets, routes and open spaces vision for a safe, welcoming neighbourhood might work around the new homes. Your and an active place to live. feedback will help us develop and progress the designs.

New green space in Layout A: Diagonal A Route

New residential courtyard in Layout B B: Open Courtyards

Improved Willan Road in Layout C: C New Streets

18 A. Diagonal Route

This layout allows us to build different types of buildings, including courtyard buildings and a tall building on Willan Road, which will mark a new diagonal route across the estate.

Safe movement and routes through: Open space: • New diagonal route connecting Willan • A diagonal route creates a large open Road and Adams Road prioritising green space in the centre of the Northolt pedestrians plot where the Memorial Gardens could be • New streets connecting Adams Road, relocated. Willan Road and Gloucester Road with on • Shared communal courtyards on street parking Tangmere and Northolt plots

Adams Rd MARTLESHAM

MANSTON 1

LYMPNE HORNCHURCH ROCHFORD

STAPLEFORD

Potential for HAWKINGE

Freedom Rd relocation 3 Willan Rd of Memorial 2 STAPLEFORD Gardens

DEBDEN Gloucester Rd

CROYDON

1 2 3

19 B. Open Courtyards

This layout copies the openness of the existing estate. The new buildings will surround two open courtyards that can provide a safe and attractive, green diagonal route through the estate connecting Gloucester Road, Willan Road and Adams Road. Safe movement and routes through: Open space: • New north-south streets connecting • Large courtyards similar in size to existing Adams Road, Willan Road and Gloucester open spaces with trees, creating new Road with new homes on both sides routes through the estate • Pedestrian and cycle priority along • New shared courtyards next to Gloucester Road outside Memorial Martlesham and Rochford Gardens

Adams Rd MARTLESHAM

MANSTON

LYMPNE HORNCHURCH ROCHFORD

STAPLEFORD

HAWKINGE

Freedom Rd 2 Willan Rd STAPLEFORD

DEBDEN Gloucester Rd

CROYDON

1 2 3

20 C. New Streets

This layout introduces narrower courtyards and a more traditional street layout to the estate. North-south tree lined neighbourhood streets are similar to surrounding terraced streets. New buildings on Willan Road are re-activated on the ground floor by front doors and community uses. Safe movement and routes through: Open space: • New residential tree-lined streets with on- • New civic space on Adams Road street parking, similar to typical London • Shared communal courtyards for residents streets with opportunity for play spaces • New streets to also have wide pavements • Improve and re-size Memorial Gardens with planting, seating and play spaces

Adams Rd MARTLESHAM

MANSTON

LYMPNE HORNCHURCH ROCHFORD

STAPLEFORD

HAWKINGE Freedom Rd 1 2 Willan Rd STAPLEFORD

DEBDEN Gloucester Rd 3

Potential to resize Memorial Gardens

CROYDON

1 2 3

21 Next Steps

Please submit your feedback form before the 21 March 2021 Your views and priorities are important to us and will help us further develop the designs which we will come back and present to you in spring 2021.

PUBLIC ENGAGEMENT & EFFECT OF COVID-19 PANDEMIC Due to the COVID-19 pandemic, the engagement strategy is under regular review to ensure that we reach as many residents as possible. We are committed to ensuring residents meaningfully influence the project. At the moment you can get involved and have your say in the following ways:

HOW TO SHARE YOUR FEEDBACK:

By post; using the free-post return Alternatively you can email Shelley envelope or sending a letter to: Rahman, Regeneration Manager at: Shelley Rahman, S105 Consultation [email protected]. uk 639 High Road, Tottenham, London, N17 8AA Arrange a call with someone from the team to provide feedback over Online by visiting the phone by calling 020 8489 1816 www.haringey.gov.uk/bwfs105 and completing an online feedback form.

HOW TO FIND OUT MORE:

Over the coming weeks we are also asking for your views on a Low Traffic Neighbourhood for the wider area to reduce rat running traffic and improve the local environment and air quality. For more information please visit: www.haringey.gov.uk/low-traffic-neighbourhoods.

Thank you for taking the time to read and comment on this important consultation about the streets, facilities and open spaces on the Broadwater Farm Estate.

OTHER LANGUAGE TRANSLATION

If you want this in your own language, Available languages: please call 020 8489 1816, Shelley • Shiqip Rahman, Regeneration Manager at: [email protected] • Español or send a letter to: Shelley Rahman, S105 • Polskie Consultation • Tiếng Việt 639 High Road, Tottenham, • Soomaali London, N17 8AA • Türkçe

Karakusevic Carson Architects