HIGH ROAD WEST MEMORANDUM OF INFORMATION For the appointment of a development partner to deliver a residential led mix used development in the High Road West Regeneration area. www.tottenham.london North Tottenham Regeneration Area Illustration of the North Tottenham regeneration area - the HRW site is shown to the right 2 HIGH ROAD WEST MEMORANDUM OF INFORMATION HIGH ROAD WEST MEMORANDUM OF INFORMATION 3 Contents Forward - Cllr Claire Kober, Leader of the Council 5 Executive Summary 6 The Development Opportunity 8 The North Tottenham Context 10 Supporting Developments 12 Development Objectives 14 Key Site Characteristics 16 Planning Policy Context 17 Development Partner Arrangements 18 Timetable and Procurement Information 20 4 HIGH ROAD WEST MEMORANDUM OF INFORMATION Foreword Haringey is the future of London. We have thriving communities, fantastic transport links and a clear vision of how we can make our borough even better. Whether it’s Champions League football at a A revamped White Hart Lane Station and new stunning new Spurs stadium, the beautiful waters Crossrail 2 station at nearby Northumberland of the Lee Valley – London’s largest open space – Park will make this development within 20 or an industrial heritage that continues to flourish minutes reach of central London – making this a through independent manufacturing, Tottenham unique opportunity for an ambitious Partner. has a strong history to build on. We are committed to making change happen. Independent research from Bilfinger GVA shows We’ve agreed a masterplan framework and put that in the next 20 years, jobs growth here will clear planning policy in place to support growth. outstrip anywhere else in the capital – including And we’ve spent years working with local people Westminster and the City of London. to gain their trust and support – with 85 per cent of residents backing our vision. We’re already delivering change on the ground. We are London’s largest Housing Zone, with a Any Partner will need to share that vision – commitment to build 10,000 new homes and making sure redevelopment brings benefits for create 5,000 new jobs by 2025. And our borough our residents and businesses and supports them is set to benefit from more Crossrail 2 stations in the future, and being flexible and innovative than anywhere else in London – along with a raft about the way we achieve that together. of other infrastructure improvements. I look forward to seeing you rise to We are looking for a creative and experienced that challenge. Development Partner to help us deliver a key part of that vision – the regeneration of the High Road Cllr Claire Kober West area of North Tottenham. Leader, Haringey Council Alongside the landmark £600million redevelopment at Tottenham Hotspur FC – which will see Premier League football and NFL American Football games broadcast around the world – High Road West offers the potential for an international destination with opportunity for 1,400 modern, high-quality homes, new leisure facilities and public space. HIGH ROAD WEST MEMORANDUM OF INFORMATION 5 Executive Summary Haringey Council (the “council”) is The council intends to secure and transfer land pleased to launch the process for the for HRW regeneration on a phased basis once conditions precedent have been satisfied and selection of a development partner(s) vacant possession is achieved. The council will (the “Partner”) to deliver the High consider using its statutory powers to acquire Road West Scheme (“HRW Scheme”) third party interests, if necessary. located in North Tottenham. The Partner must also commit to the council’s wider social and economic vision for the Borough The council is seeking to enter into a development and will ensure that physical regeneration reaps agreement with the Partner who will establish a improved social and economic outcomes for local lead role in delivering regeneration and growth people. Together, the council and its Partner will across the c.11 hectare HRW site. The selected harness the HRW Scheme’s potential to become Partner will need to share in the council’s robust a more balanced and prosperous area and an objectives for the HRW Scheme, building important part of the future of London. on the vision set out in the 2014 High Road West Masterplan Framework, the Tottenham Area Action Plan, the Strategic Regeneration Framework and the Corporate Plan. 6 HIGH ROAD WEST MEMORANDUM OF INFORMATION HIGH ROAD WEST MEMORANDUM OF INFORMATION 7 The Development Opportunity Introduction The c.11 hectare HRW Scheme is one the council, and will provide the plant required of London’s most exciting regeneration for the DEN. The council’s Cabinet will be considering the business case for the DEN in opportunities, offering the potential to September 2016. deliver at least 1,400 new homes, 8,800 sqm of commercial space and new The council may include additional land within the local area to be developed by the selected community facilities structured within Partner, should it be deemed to support the a creative and inspiring framework of objectives of the HRW Scheme. place-making. The scheme seeks to secure physical, social and economic regeneration outcomes providing sustainable neighbourhoods that embed opportunities for significantly improved health and wellbeing for local communities. The HRW Scheme provides the opportunity to deliver the following “Project Deliverables”; • A minimum of 1,400 new high quality homes to include a total of 145 new high quality social rent homes and 46 shared equity homes • A minimum of 4,800m2 of A1, A3, A4 retail space • A minimum of 3,000m2 of D2 leisure space • A minimum of 1,000m2 of B1 business space • A new 1,400m2 library and learning centre • Improvements to the landscape and public realm, including a major new link between an enhanced White Hart Lane Station and Tottenham Hotspur Football Club (“THFC”) In addition the site provides the opportunity to deliver an energy centre accommodating the plant required for a District Energy Network (DEN) that ultimately will serve the HRW Scheme, THFC and Northumberland Park Estate providing all hot water and space heating needs. The operator of the energy centre will be procured by HRW Scheme boundary (bold white line) – HRW Masterplan Framework 2014 8 HIGH ROAD WEST MEMORANDUM OF INFORMATION HRW Masterplan Framework 2014 HIGH ROAD WEST MEMORANDUM OF INFORMATION 9 The North Tottenham Context Located in North Tottenham the The HRW Scheme provides excellent, and HRW Scheme is a key priority for the ever improving, transport connectivity and continues to attract investment such as; Tottenham Regeneration Programme • £80m improvements for the West Anglia in delivering the council’s overall Main Line to create a ‘turn up and go’ regeneration ambitions for the borough service for Northumberland Park of 10,000 new homes and 5,000 new • £14m in a new station entrance for jobs to be delivered by 2025. White Hart Lane as well as putting the station on the tube map The current scale of opportunity in North • An expected Crossrail 2 announcement Tottenham is unparalleled in London. This once for Northumberland Park in a generation opportunity is fully supported by the Mayor of London, who has committed Current travel times form North Tottenham London’s largest Housing Zone funding to help to key transport connections; deliver across the area, identifying the HRW • 15 minutes to Kings Cross Scheme as a key enabler to unlocking growth • 15 minutes to Stratford and delivering key infrastructure and place- making investment. • 23 minutes to Liverpool Street • 40 minutes to Stansted Airport Illustration of the North Tottenham Regeneration Area 10 HIGH ROAD WEST MEMORANDUM OF INFORMATION Vision for North Tottenham North Tottenham will be transformed into a vibrant, mixed and sustainable community and new leisure destination for London – a place where people want to live, work and visit. Taken from the Tottenham Area Action Plan In summary North Tottenham will; • Be a premier leisure and residential destination for London • Be home to mixed and sustainable communities through the delivery of c 4,800 new high quality homes for a mix of incomes, tenures and lifestyles • Be an enhanced place, supporting a community with more, and better, opportunities and world class community and educational facilities, with vastly improved social, economic and health outcomes ensuring a better quality of life • Bring forward a high quality public space network, centred around a new, active public and community space adjacent to the new THFC stadium, which will link White Hart Lane station, with the THFC stadium, Northumberland Park station and the Lee Valley Regional Park • Create 3,600 jobs through the delivery of new ‘destination’ commercial space, vibrant new local centre, improved High Road and new health, education and community facilities • Retain and enhance its diverse character and strong community identity • Have a mix of urban and landscaped settings with improved access to a busy London high street, the open spaces of the Lee Valley Regional Park and better connections to the rest of London • Will provide a district energy system, which will ensure that sustainable, affordable energy is provided HIGH ROAD WEST MEMORANDUM OF INFORMATION 11 Supporting Developments It’s intended that HRW Scheme along with two major regeneration schemes described below will collectively deliver the vision for North Tottenham. Illustrative image of the NFL at the new THFC stadium Northumberland Development Project The £600m Northumberland Development • A 61,000 seat stadium that will be the biggest Project is a catalytic, multi-stage, mixed-use Premier League venue in London, as well as development led by THFC, which centres on a being able to host an NFL franchise and up to new stadium on the site of their current stadium 50 event days per year. in North Tottenham. With phase one and the • Substantial, high quality public realm that will delivery of a large new supermarket and a become a focal point for community events University Technical College completed, focus and activities has turned to the delivery of phase 2, which has • Almost 20,000 sqm of commercial space just been granted planning permission.