4.5Tottenham Hale DRAFT Tottenham Physical Development Framework: Tottenham Hale
A Plan for Tottenham Hale: the commercial interchange for North London
Tottenham Hale is a key area of change in • Delivery of key development sites including Tottenham, analogous in many respects to Stratford Hale Wharf, Welbourne Centre and the Island City in East London. It is expected to become a Site to support the designation of a District designated District Centre by 2025 and should be Centre; promoted as an international transport hub supported by significant investment in public transport. This • Improving the employment offer along Ashley will build on development already underway at Road; Hale Village as well as capitalise on significant planned investment in transport infrastructure. This • Providing a new through school to support both investment includes: existing residents and the expected residential growth; and • Completion of the Tottenham Hale Gyratory, new bus station and public square at Tottenham • Upgrading West Anglia mainline and Crossrail Hale Station. This work is scheduled to be 2 further. completed in by the end of 2014; • Redevelopment of Tottenham Hale Station; The long term redevelopment vision for Tottenham • West Anglia mainline Stratford to Angel Road Hale Retail Park includes a shift away from ‘big box’ upgrade; retail towards a town centre offer that creates a more • The level of investment commitments will vibrant evening economy and includes town centre continue to grow developer confidence in uses such as restaurants, cafes, hotels, workspaces Tottenham Hale as the commercial interchange and some residential. Capturing the benefits of for North London. Other factors that may interchange will be dependent links to the wider offer influence this include: around the station. • potential Crossrail 2 station; and • Stansted Express rail connection and potential As part of the regeneration aspirations a level of airport expansion. employment land should be retained in the area in conjunction with a step change in the employment Interventions in Tottenham Hale will continue to profile delivered through increased accessibility support the aspirations set out in the Tottenham and profile as a major interchange. Maintaining Hale Urban Masterplan Supplementary Planning and enhancing existing industrial employment land Document (2006) as well as the emerging Site on Millmead and Lockwood Estates will facilitate Allocations Document. Details of the review of the relocation requirements from redevelopments SPD and proposed refresh are contained in Appendix elsewhere in Tottenham as well as maintaining the B. This refresh will inform the Site Allocations area’s flexibility to respond to ongoing changes Document. The short term focus is therefore on: in employment demand. Achievement of the aspirations for this area will happen incrementally • Delivery of existing/committed investment at and over a sustained period. Given this context, in Hale Village and Tottenham Hale Station; the short term the focus should be on organic growth and renewal and in the long term to a more mixed • Delivery of high quality public realm and development scenario. streetscape improvements through the Gyratory works, including a new public square; South Tottenham will continue to provide a mixed employment led offer with organic improvement as • Using the emerging Site Allocations Document well as specific interventions to provide upgraded to provide a clear framework for the key workspaces, some live/work units, and management development sites, ensuring the building blocks and hub facilities to support the growth of an of the District Centre are in place; emerging creative quarter around Fountayne Road.
131 4. Areas of Change
Towards Markfield Road to the west there may Scale of Change be opportunity for new residential development adjacent to existing community amenities such as The aspiration for Tottenham Hale includes: schools and small areas of residential infill. • Designation as a District Centre; East of the railway lines significant investment has been made in residential development at Hale • Construction of around 5,000 homes with a mix Village and emerging proposals for Hale Wharf of tenure and unit sizes, including re-provision continue to optimise the benefits of fantastic of existing Council homes; transport accessibility with a waterfront location. The amenity of the Lee Valley Regional Park (LVRP) is • Creation of up to 4,000 jobs including new B1 a key factor in Totttenham Hale’s capacity for large offices around Tottenham Hale Station, and an scale residential development and development increase in the proportion of creative industries, around Tottenham Hale should be seen as park of light industrial, retail and associated food and the wider link between the LVRP and the enhanced beverage uses in the area; cultural offer at Tottenham Green. The medium and longer term focus will be on: • Provision of significant new public open space at Tottenham Hale station;and • Delivery of key development sites including Ashley Road South, South Tottenham Industrial • Improved pedestrian and cycle accessibility and Estates and Tottenham Hale Over Station visitor amenity in the Lee Valley Regional Park Development to further enhance the designation with improved connections between the High of a District Centre; Road, Tottenham Green, Down Lane Park and Tottenham Hale Station Square. • Delivery of the ‘Green Link’ between Tottenham High Road, Tottenham Hale and into Walthamstow Wetlands beyond;
• Enhancing the retail offer at Tottenham Hale Retail Park to create a retail core; and OPEN SPACE RESIDENTIAL • Upgrading West Anglia mainline and Crossrail & EMPLOYMENT 2. N CENT RESIDENTIAL W RE O T U Longer term interventions are likely to be influenced S E
S by a number of factors including the review of TRANSPORT CULTURE future airport capacity by the Airports Commission, & EDUCATION HUB OPEN SPACE which is due to submit a final report by summer OPEN SPACE 2015; and the conclusions of work currently being RETAIL undertaken by LB Haringey on its approach to strategic employment land designations and skills and enterprise strategies. Stansted Airport expansion will create significant employment growth and support ambitions to make north Tottenham a RESIDENTIAL potential employment hub in the London– Stansted- & EMPLOYMENT Cambridge corridor
Figure 4.5.1 - Concept Plan 132 Tottenham Physical Development Framework: Tottenham Hale
Characterisation of Tottenham Hale
Tottenham Hale is anchored by Tottenham Hale The area benefits from excellent road access with Station. The station has the best public transport direct access via Watermead Way to the A406 accessibility in the Upper Lee Valley with a and Forest Road to the north east. However, significant interchange between local buses, the area is currently dissected by a one-way the Victoria Line and National Rail trains into road system – ‘the gyratory’. TfL is currently London Liverpool Street and Stratford and north implementing improvements to the gyratory to to Stansted, Cheshunt and Cambridge. Planned make it two-way, improve the pedestrian/cyclist investment in the transport infrastructure will experience and improve the setting of the area. further improve the transport links. This includes:
To the east of the rail line is the near complete • Building a bigger and better bus station at Hale Village with 1,176 homes, 1218 units of Tottenham Hale; student accommodation, office, retail, health and community facilities. To the east of this is the • Installing more cycle parking at Tottenham Lee Navigation, Hale Wharf and a small business and Seven Sisters stations and other key community on the canal. To the east of the Lee points in the area; Navigation is Hale Wharf and a small business community on the canal. • Creating more crossing points for pedestrians and cyclists and improving North of Hale Village are the Millmead existing ones with tactile paving and audible and Lockwood Industrial Estates which are signals; designated in the London Plan as Strategic Industrial Land, as well as the Lee Valley • Improving the look and feel of the area with Regional Park and an area of allotments which mature trees, new seating and upgraded are both in the Green Belt. street lighting;
North west of Tottenham Hale Station is the • Creating a new public square outside Ashley Road area which comprises a light Tottenham Hale station; industrial estate leading to the Techno Park, a purpose built office development and Down Lane • Improving the setting of the Tottenham High Park which includes tennis courts and a children’s Cross; centre. The Park is used by local schools for physical education classes. To the north of • Reducing the impact of traffic on Broad Ashley Road is Ashley Road Waste Depot with Lane with a 20mph speed limit and more Victorian housing beyond. crossing points;
Tottenham Hale extends west along Monument • Introducing two-way traffic on the High Way to incorporate the High Cross, Chesnut and Road, Monument Way and Broad Lane; Colsterworth housing estates. The area includes Tottenham Hale Retail Park and South Tottenham • Improving how bus routes operate in the industrial area (Fountayne Road and Markfield area and where bus stops are located; Road Estates) with Markfield Park forming the southern boundary. This area also includes • Improving interchange at Tottenham Hale the Rangemoor Road industrial area. The retail and Seven Sisters stations between bus park contains the majority of multiple retailers services, the Victoria Line and National Rail within the Tottenham area, which comprises services; and mainly bulky good retailers although the newer development space includes more variety • These works have been taken into including Costa Coffee, Boots and Next. The consideration in development of proposals industrial area includes a mix of uses including for this area. offices and live work accommodation for artist residences and creative industries. 133 4. Areas of Change
1 2
3 4
5 6
7 8
1. Lee Navigation 2. Tottenham Hale Retail Park
3. Ashley Road 4. Fountayne Road
5. Monument Way 6. Tottenham Hale station/Hale Village
7. The ‘Island’ sites 8. Welbourne Centre
134 Tottenham Physical Development Framework: Tottenham Hale
Opportunities and Constraints
Existing opportunities and constraints have social infrastructure such as education. Berol informed the changes proposed within the area. House also presents an opportunity site. They are not presented in any particular order. 9. Good strategic road links via Watermead Opportunities Way providing easy access to Forest Road and the A406 North Circular. 1. Use of LB Haringey powers to deliver 10. Potential expansion of Stansted could Station Square West and associated put Tottenham Hale at the nexus of the regeneration benefits. Cambridge-Stansted-London corridor with 2. Public transport investment including associated development opportunities. the gyratory improvements, Tottenham Hale Station redevelopment, West Opportunities and constraints Anglia mainline Stratford to Angel Road upgrade and potential Crossrail 2 11. Limited access to open space and the area is station development will further enhance identified as being deficient in open space. accessibility for this area. Opportunities exist to increase the provision of and to enhance the quality of existing 3. Proximity to the Wathamstow Wetlands open space. and Lee Valley Regional Park, which is Metropolitan Open Land and one of the 12. Significant amount of employment land largest open spaces in London. within the area which is protected by London Plan as strategic industrial land, 4. Significantly enhance use of the Lee making redevelopment of these areas for Navigation through a range of initiatives non-employment uses challenging. The which could include residential boat designation also offers the potential to moorings or enhanced visitor facilities. retain and grow local jobs within Tottenham and support the wealth of existing local 5. Gyratory removal underway on Monument businesses. Way, Broad Lane etc to improve pedestrian and cycle movements and connection to Constraints Tottenham Green. 13. Access to the retail park for pedestrians is 6. The retail offer at Tottenham Hale Retail secondary to vehicular access. Park makes up the bulk of spending in the area. The retail offer should be expanded 14. A waste vehicle depot restricts north south and diversified to move away from primarily movements. bulky goods to provide convenience and fashion retail as well as a daytime cafe 15. Watermead Way and the railway lines run culture and a night time economy. through the area. Whilst providing good north-south links they also form a significant 7. The ‘island sites’ currently have a limited physical barrier resulting in severance and offer primarily focussed on fast food constrain future development on adjacent and low grade employment and there is plots of land. opportunity for redevelopment to enhance the environment to Station Square. 16. The area is subject to flood risk and falls into the Environment Agency Flood Zone 8. The Techno Park is under occupied – 2. All new development proposals must opportunity to maximise the use of this asset incorporate suitable flood mitigation for businesses or for major investment in measures. Figure 4.5.2 - Constraints and Opportunities 135 4. Areas of Change
10 14
9 15 3 8 Lee Valley 11 12 Regional Park Down Lane DEA 11 Park
Watermead Way
8
DEA 15 Lee Navigation 4 5 2 7
Monument Way 1 14 Tottenham Hale 13 Station
Retail Park 6
Broad Lane
12
DEA 14 18
DEA 22
12 Flood Zone 2
Designated Employment Area Flood Zone Floods area based on http://www.environment-agency.gov.uk/ Gyratory Improvements 136 Tottenham Physical Development Framework: Tottenham Hale
Public Sector Assets Other land holdings
LB Haringey and other public sector agencies The Lee Valley Regional Park Authority owns should, where possible, commit their assets to the areas of open space located in the north-east delivering change and regeneration in the area. of the Tottenham Hale area, noting that the area This has the ability to demonstrate confidence in to the north of Hale Village is within the Park investment and to attract further private and third area. Additionally TfL owns Tottenham Hale sector investment Assets in public sector ownership Station and the station car park site. can be used to effect change in the area. They can be used to kick start delivery of proposals where there are no or limited third party interests and where the private sector is not forthcoming; or they can be used in partnership with private sector assets for the identified interventions.
LB Haringey owns land in the Tottenham Hale area comprising housing estates, community infrastructure and industrial properties as illustrated in Figure 4.5.3. The LB Haringey sector assets are:
Table 4.5.1 - Ref. Asset Existing Use LB Haringey Assets at Tottenham Hale TH1 Park View Road Depot Employment TH2 Park View Road HWRC Employment TH3 Techno Park, Ashley Road Employment TH4 7 Ashley Road Employment TH5 Down Lane Park Open space TH6 Hale Road terraced housing Housing TH7 Yard, 2-10 Markfield Road Employment TH8 Rainbow Works, Markfield Road Employment TH9 Constable Close Employment TH10 Constable Close Employment TH11 Welbourne Primary School Education TH12 Hale Gardens housing Housing TH13 The Paddock Community Nature Park Open space TH14 Welbourne Centre Civic/community
Figure 4.5.3- LB Haringey Assets at Tottenham Hale
137 4. Areas of Change
2 1
5
3
14 6 4
11 12 13
7
8
9 10
138 Tottenham Physical Development Framework: Tottenham Hale
First Steps to 2025
Ongoing Initiatives • Develop a programme to increase the use and involvement of Tottenham’s communities in the Park; and Ongoing initiatives in Tottenham Hale include: • Examine the feasibility for greater use of the Lee • Tottenham Hale Station redevelopment; Navigation for leisure purposes.
• West Anglia Mainline Stratford to Angel Road upgrade; Short to Medium Term Priorities
• Gyratory scheme including a new bus interchange at In the short to medium term the following will be a focus Tottenham Hale station, two-way traffic movement along to deliver further regenerative benefits to the area and to Monument Way and Broad Lane, pedestrian streetscape stimulate private sector investment that will deliver further and cycle improvements; improvements to Tottenham Hale.
• Completion of the final phases of Hale Village; • Delivery of the second wave of key development sites including Ashley Road South, Tottenham Hale Over • Development proposals for Hale Wharf; and Station Development and South Tottenham Industrial Estates; • Preparation of a development brief for key sites around Tottenham Hale. • Continue to promote South Tottenham as an employment location, retaining buildings of architectural merit and Immediate Priorities seek to improve the wider estate to retain jobs and to attract new occupiers to make this an employment hub In the short term, the following physical priorities have been that maximises benefits from wider regeneration and identified to deliver regeneration of the area. These projects growth in Tottenham Hale; have been agreed as priority projects and greater detail is provided for these projects in the Action Plan overleaf: • Improve the quality of the environment at Ashley Road and the Techno Park through measures including • Provide a updated planning policy framework with clear streetscape improvements; guidance on key development sites through the emerging Site Allocations Document; • Promote and enhance east-west connections between Tottenham Hale and Tottenham Green, including • Secure the redevelopment opportunity of major sites, Monument Way and the ‘green link’ on Chesnut Walk to such as the ‘island sites’ opposite Tottenham Hale Hale Wharf and beyond; Station and the Welbourne Centre, so that they form an extension to and enhance the improvements proposed for • Enhance and expand the retail offer to support the Tottenham Hale Station Square; emerging District Centre through a range of initiatives including: • Deliver Tottenham Hale Station and Interchange redevelopment; • Encouraging diversification of the retail offer including both national chains and high quality local independent • Open a new through school in the area; traders;
• Development of a joint feasibility study with Lee Valley • Development of a night time economy and day time Regional Park Authority to: cafe culture to support both the residential and business communities; • Identify new access points and the improvements required at existing access points and surrounding • Encouraging complimentary town centre uses to provide environs to increase accessibility of the Lee Valley a wide range of services to support both the residential Regional Park; and business communities; and
• Provision of a high quality, safe and secure environment.
139 4. Areas of Change
New school
Streetscape improvements Support residential development
“Island” site redevelopment
New station redevelopment
Enhance and expand the retail offer Reinforce residential edge to Monument way
Encourage complimentary town centre uses
Enhance link to the Lee Valley Park
Upgrade Support and manage creative quarter schools
Link to Tottenham Green
Figure 4.5.4- Short to Medium Term Priorities 140 A0 A B C D E F G H I J K L M N O P Q R S T
1 LEGEND L IT IT Cloud
Key Open Spaces IT Key Ongoing Projects Existing Key Buildings
Opportunities: 2 Meridian Potential Housing Improvement Water Residential/ mixed use Retail/ mixed use New institutional facility Upgrade of employment areas
Regeneration of residential core
K Knowledge Growth Zone Culture Zone 3 Sports & Leisure Area BE Business & Exchange
Primary Retail Centres Asset Management Programmes
IT Existing Bus Garage Tube Station Overground Station Rail Station 4 White Hart Lane Station Improvements Northumberland Garman Park Estate Bus Station
West Anglia mainline upgrades
Existing Rail / Overground
High Road
Northumberland Key roads 5 Park Strategic green routes Gyratory Improvement Scheme (2012 - 2014)
K Existing schools Refurbished schools Marsh Lane New Schools
New Rail Crossing
Existing Rail Crossing 6 639 Potential Rail Crossing High Road New River/Canal Crossing
Existing Areas of Key Open Spaces Millicent Rheola Stonebridge Existing Water Bodies Fawcett Close Locks Existing Canals and Rivers Court
Tottenham Physical Development Framework 7
Longer Term Options
A0 A B C D E F G H I J K L M N O P Q R S T Set out below are a number of longer term 8 options beyond 2025 There is potential for LEGEND 1 significant change within Tottenham Hale in L the long term. This could include the following IT IT Cloud Bruce Broadwateroptions: Grove Farm Key Open Spaces IT • Significant residential development within Key Ongoing Projects the area including at the following locations: Existing Key Buildings Opportunities: IT 2 Meridian Potential Housing Improvements Water • Alongside the Lee Valley, capitalising Residential/ mixed use Retail/ mixed use the attractiveness and desirability of a New institutional facility Millmead waterside location; Upgrade of employment areas Regeneration of residential core 9 High Road West • At Ashley Road, assuming that the K Knowledge Growth Zone Reed Culture Zone 3 nature of employment space at this Sports & Leisure Area Road BE Business & Exchange IT location changes from industrial to office/light industrial uses; Primary Retail Centres Asset Management Programmes Lockwood • Above units in the retail park as part Existing Bus Garage Tube Station of a long term strategy to activate and IT Overground Station Rail Station 4 enhance the offer at this location; White Hart Northumberland Station Improvements Lane Park Garman Estate • Along Monument Way, building on Bus Station estate renewal opportunities to intensify West Anglia mainline upgrades Hale Existing Rail / Overground Chesnut 10 housing provision in this area. Ashley Road Wharf Estate Techno Park High Road Hale Northumberland Key roads 5 • Enhancing the employment offer at Ashley Village Park Strategic green routes Road both in terms of improving the quality Gyratory Improvement Scheme (2012 - 2014) of the existing accommodation and changing K Existing schools the type of accommodation to reflect Refurbished schools Marsh Lane changing market demands for workspace; New Schools
New Rail Crossing Tottenham • Provide new primary and secondary schools Existing Rail Crossing 6 Hale to meet increased demand for such facilities; Potential Rail Crossing and New River/Canal Crossing BE Existing Areas of Key Open Spaces 11 Stonebridge Existing Water Bodies Saltram The • RailLock infrastructure improvements to enhance Existing Canals and Rivers capacity of services, accessibility to/from Close Paddock area and further promote Tottenham as a Tottenham 7 Hale place to invest, to include further upgrades Retail to the West Anglia mainline and Crossrail 2 Park 3.0 04.02.2014 SC SC SC station interchange at Tottenham Hale. 2.0 04.12.2013 SC NW SC 1.0 20.03.2013 SS SC SC
8 Issue Date By Chkd Appd
Bruce Grove
12 IT Figure 4.5.5 PDF End State scenario 9 beyond 2025: Tottenham Hale 13 Fitzroy Street 141 London W1T 4BQ Fountayne +44 (0)20 7636 1531 IT Estate www.arup.com
BE Hale Wharf Client 10 Ashley Road Techno Park Hale Village LONDON BOROUGH OF HARINGEY AND 13 GREATER LONDON AUTHORITY Tottenham Hale Seven Tottenham Sisters 11 Green The Paddock Job Title Tottenham 1.3 04.02. 2014 SC SC SC Hale Retail 1.2 21.10. 2013 SC SC SC Park NORTH TOTTENHAM INVESTMENT FRAMEWORK 1.1 12.07.2013 SC SC SC
1.0 20.03.2013 SS SC SC AND REGENERATION STRATEGY Issue Date By Chkd Appd
12
Notes 13 Fitzroy Street 14 London W1T 4BQ Fountayne +44 (0)20 7636 1531 Estate www.arup.com _
Client LONDON BOROUGH OF HARINGEY AND 13 Seven GREATER LONDON AUTHORITY Sisters
Job Title NORTH TOTTENHAM INVESTMENTSouth FRAMEWORK AND REGENERATION STRATEGYTottenham
Notes 14 _ 15
South Drawing Title Tottenham PHYSICAL DEVELOPMENT FRAMEWORK 15 FINAL PHASE Drawing Title PHYSICAL DEVELOPMENT FRAMEWORK PHASE 1
Scale at A0 Scale at A0 1:5000 @ A0 Discipline 1:5000 @ A0 16 URBAN DESIGN Drawing Status Discipline FOR INFORMATION URBAN DESIGN 16 Contains Ordnance Survey data © Crown copyright. All rights reserved LBH (100019199) (2014) Job No Drawing No Issue Drawing Status 225030-09 SK 200-90 1.3 Do not scale © Arup FOR INFORMATION Contains Ordnance Survey data © Crown copyright. All rights reserved LBH (100019199) (2014) Job No Drawing No Issue 225030-09 SK 200-91 3.0 Do not scale © Arup A0 A B C D E F G H I J K L M N O P Q R S T
1 LEGEND L IT IT Cloud
Key Open Spaces IT Key Ongoing Projects Existing Key Buildings
Opportunities: 2 Meridian Potential Housing Improvement Water Residential/ mixed use Retail/ mixed use New institutional facility Upgrade of employment areas
Regeneration of residential core
K Knowledge Growth Zone Culture Zone 3 Sports & Leisure Area BE Business & Exchange
Primary Retail Centres Asset Management Programmes
IT Existing Bus Garage Tube Station Overground Station Rail Station 4 White Hart Lane Station Improvements Northumberland Garman Park Estate Bus Station
West Anglia mainline upgrades
Existing Rail / Overground
High Road
Northumberland Key roads 5 Park Strategic green routes Gyratory Improvement Scheme (2012 - 2014)
K Existing schools Refurbished schools Marsh Lane New Schools
New Rail Crossing
Existing Rail Crossing 6 639 Potential Rail Crossing High Road New River/Canal Crossing
Existing Areas of Key Open Spaces Millicent Rheola Stonebridge Existing Water Bodies Fawcett Close Locks Existing Canals and Rivers Court
DRAFT 3 7
8
Bruce Broadwater Grove Farm IT
Millmead
9 Reed Road
Lockwood IT
Chesnut Hale 10 Ashley Road Wharf Estate Techno Park Hale Village
Tottenham Hale BE 11 Saltram The Close Paddock Tottenham Hale Retail Park 3.0 04.02.2014 SC SC SC 2.0 04.12.2013 SC NW SC 1.0 20.03.2013 SS SC SC
Issue Date By Chkd Appd
12
13 Fitzroy Street 142 London W1T 4BQ Fountayne +44 (0)20 7636 1531 Estate www.arup.com
Client LONDON BOROUGH OF HARINGEY AND 13 GREATER LONDON AUTHORITY Seven Sisters Job Title NORTH TOTTENHAM INVESTMENT FRAMEWORK AND REGENERATION STRATEGY
Notes 14 _
South Tottenham
15
Drawing Title PHYSICAL DEVELOPMENT FRAMEWORK FINAL PHASE
Scale at A0 1:5000 @ A0 Discipline 16 URBAN DESIGN Drawing Status FOR INFORMATION Contains Ordnance Survey data © Crown copyright. All rights reserved LBH (100019199) (2014) Job No Drawing No Issue 225030-09 SK 200-91 3.0 Do not scale © Arup Tottenham Physical Development Framework: Tottenham Hale
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