Tottenham Hale DRAFT · 2016-02-29 · 131 Tottenham Physical Development Framework: Tottenham Hale...

DRAFTTottenham Hale4.5

131

Tottenham Physical Development Framework: Tottenham Hale

A Plan for Tottenham Hale:

Tottenham Hale is a key area of change in Tottenham, analogous in many respects to Stratford City in East London. It is expected to become a designated District Centre by 2025 and should be promoted as an international transport hub supported by significant investment in public transport. This will build on development already underway at Hale Village as well as capitalise on significant planned investment in transport infrastructure. This investment includes:

• Completion of the Tottenham Hale Gyratory, new bus station and public square at Tottenham Hale Station. This work is scheduled to be completed in by the end of 2014;

• Redevelopment of Tottenham Hale Station;• West Anglia mainline Stratford to Angel Road

upgrade;• The level of investment commitments will

continue to grow developer confidence in Tottenham Hale as the commercial interchange for North London. Other factors that may influence this include:

• potential Crossrail 2 station; and• Stansted Express rail connection and potential

airport expansion.

Interventions in Tottenham Hale will continue to support the aspirations set out in the Tottenham Hale Urban Masterplan Supplementary Planning Document (2006) as well as the emerging Site Allocations Document. Details of the review of the SPD and proposed refresh are contained in Appendix B. This refresh will inform the Site Allocations Document. The short term focus is therefore on:

• Delivery of existing/committed investment at Hale Village and Tottenham Hale Station;

• Delivery of high quality public realm and streetscape improvements through the Gyratory works, including a new public square;

• Using the emerging Site Allocations Document to provide a clear framework for the key development sites, ensuring the building blocks of the District Centre are in place;

the commercial interchange for North London

• Delivery of key development sites including Hale Wharf, Welbourne Centre and the Island Site to support the designation of a District Centre;

• Improving the employment offer along Ashley Road;

• Providing a new through school to support both existing residents and the expected residential growth; and

• Upgrading West Anglia mainline and Crossrail 2 further.

The long term redevelopment vision for Tottenham Hale Retail Park includes a shift away from ‘big box’ retail towards a town centre offer that creates a more vibrant evening economy and includes town centre uses such as restaurants, cafes, hotels, workspaces and some residential. Capturing the benefits of interchange will be dependent links to the wider offer around the station.

As part of the regeneration aspirations a level of employment land should be retained in the area in conjunction with a step change in the employment profile delivered through increased accessibility and profile as a major interchange. Maintaining and enhancing existing industrial employment land on Millmead and Lockwood Estates will facilitate relocation requirements from redevelopments elsewhere in Tottenham as well as maintaining the area’s flexibility to respond to ongoing changes in employment demand. Achievement of the aspirations for this area will happen incrementally and over a sustained period. Given this context, in the short term the focus should be on organic growth and renewal and in the long term to a more mixed development scenario.

South Tottenham will continue to provide a mixed employment led offer with organic improvement as well as specific interventions to provide upgraded workspaces, some live/work units, and management and hub facilities to support the growth of an emerging creative quarter around Fountayne Road.

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TOWN CENTRE USES

RESIDENTIAL& EMPLOYMENT

RESIDENTIAL& EMPLOYMENT

TRANSPORTHUB

RETAIL

OPENSPACE

OPENSPACE

OPENSPACE

RESIDENTIAL

CULTURE& EDUCATION

Figure 4.5.1 -

Concept Plan

4. Areas of Change

Towards Markfield Road to the west there may be opportunity for new residential development adjacent to existing community amenities such as schools and small areas of residential infill.

East of the railway lines significant investment has been made in residential development at Hale Village and emerging proposals for Hale Wharf continue to optimise the benefits of fantastic transport accessibility with a waterfront location. The amenity of the Lee Valley Regional Park (LVRP) is a key factor in Totttenham Hale’s capacity for large scale residential development and development around Tottenham Hale should be seen as park of the wider link between the LVRP and the enhanced cultural offer at Tottenham Green. The medium and longer term focus will be on:

• Delivery of key development sites including Ashley Road South, South Tottenham Industrial Estates and Tottenham Hale Over Station Development to further enhance the designation of a District Centre;

• 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

• Upgrading West Anglia mainline and Crossrail 2.

Longer term interventions are likely to be influenced by a number of factors including the review of future airport capacity by the Airports Commission, which is due to submit a final report by summer 2015; and the conclusions of work currently being 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 potential employment hub in the London– Stansted- Cambridge corridor

Scale of Change

The aspiration for Tottenham Hale includes:

• Designation as a District Centre;

• Construction of around 5,000 homes with a mix of tenure and unit sizes, including re-provision of existing Council homes;

• Creation of up to 4,000 jobs including new B1 offices around Tottenham Hale Station, and an increase in the proportion of creative industries, light industrial, retail and associated food and beverage uses in the area;

• Provision of significant new public open space at Tottenham Hale station;and

• Improved pedestrian and cycle accessibility and visitor amenity in the Lee Valley Regional Park with improved connections between the High Road, Tottenham Green, Down Lane Park and Tottenham Hale Station Square.

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Characterisation ofTottenham Hale

Tottenham Hale is anchored by Tottenham Hale Station. The station has the best public transport accessibility in the Upper Lee Valley with a significant interchange between local buses, the Victoria Line and National Rail trains into London Liverpool Street and Stratford and north to Stansted, Cheshunt and Cambridge. Planned investment in the transport infrastructure will further improve the transport links.

To the east of the rail line is the near complete Hale Village with 1,176 homes, 1218 units of student accommodation, office, retail, health and community facilities. To the east of this is the Lee Navigation, Hale Wharf and a small business community on the canal. To the east of the Lee Navigation is Hale Wharf and a small business community on the canal.

North of Hale Village are the Millmead and Lockwood Industrial Estates which are designated in the London Plan as Strategic Industrial Land, as well as the Lee Valley Regional Park and an area of allotments which are both in the Green Belt.

North west of Tottenham Hale Station is the Ashley Road area which comprises a light industrial estate leading to the Techno Park, a purpose built office development and Down Lane Park which includes tennis courts and a children’s centre. The Park is used by local schools for physical education classes. To the north of Ashley Road is Ashley Road Waste Depot with Victorian housing beyond.

Tottenham Hale extends west along Monument Way to incorporate the High Cross, Chesnut and Colsterworth housing estates. The area includes Tottenham Hale Retail Park and South Tottenham industrial area (Fountayne Road and Markfield Road Estates) with Markfield Park forming the southern boundary. This area also includes the Rangemoor Road industrial area. The retail park contains the majority of multiple retailers within the Tottenham area, which comprises mainly bulky good retailers although the newer development space includes more variety including Costa Coffee, Boots and Next. The industrial area includes a mix of uses including offices and live work accommodation for artist residences and creative industries.

The area benefits from excellent road access with direct access via Watermead Way to the A406 and Forest Road to the north east. However, the area is currently dissected by a one-way road system – ‘the gyratory’. TfL is currently implementing improvements to the gyratory to make it two-way, improve the pedestrian/cyclist experience and improve the setting of the area. This includes:

• Building a bigger and better bus station at Tottenham Hale;

• Installing more cycle parking at Tottenham and Seven Sisters stations and other key points in the area;

• Creating more crossing points for pedestrians and cyclists and improving existing ones with tactile paving and audible signals;

• Improving the look and feel of the area with mature trees, new seating and upgraded street lighting;

• Creating a new public square outside Tottenham Hale station;

• Improving the setting of the Tottenham High Cross;

• Reducing the impact of traffic on Broad Lane with a 20mph speed limit and more crossing points;

• Introducing two-way traffic on the High Road, Monument Way and Broad Lane;

• Improving how bus routes operate in the area and where bus stops are located;

• Improving interchange at Tottenham Hale and Seven Sisters stations between bus services, the Victoria Line and National Rail services; and

• These works have been taken into consideration in development of proposals for this area.

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1

3

5

7 8

6

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2

4. Areas of Change

1. Lee Navigation

3. Ashley Road

5. Monument Way

7. The ‘Island’ sites

2. Tottenham Hale Retail Park

4. Fountayne Road

6. Tottenham Hale station/Hale Village

8. Welbourne Centre

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Opportunities and Constraints

Existing opportunities and constraints have informed the changes proposed within the area. They are not presented in any particular order.

Opportunities

1. Use of LB Haringey powers to deliver Station Square West and associated regeneration benefits.

2. Public transport investment including the gyratory improvements, Tottenham Hale Station redevelopment, West Anglia mainline Stratford to Angel Road upgrade and potential Crossrail 2 station development will further enhance accessibility for this area.

3. Proximity to the Wathamstow Wetlands and Lee Valley Regional Park, which is Metropolitan Open Land and one of the largest open spaces in London.

4. Significantly enhance use of the Lee Navigation through a range of initiatives which could include residential boat moorings or enhanced visitor facilities.

5. Gyratory removal underway on Monument Way, Broad Lane etc to improve pedestrian and cycle movements and connection to Tottenham Green.

6. The retail offer at Tottenham Hale Retail Park makes up the bulk of spending in the area. The retail offer should be expanded and diversified to move away from primarily bulky goods to provide convenience and fashion retail as well as a daytime cafe culture and a night time economy.

7. The ‘island sites’ currently have a limited offer primarily focussed on fast food and low grade employment and there is opportunity for redevelopment to enhance the environment to Station Square.

8. The Techno Park is under occupied – opportunity to maximise the use of this asset for businesses or for major investment in

social infrastructure such as education. Berol House also presents an opportunity site.

9. Good strategic road links via Watermead Way providing easy access to Forest Road and the A406 North Circular.

10. Potential expansion of Stansted could put Tottenham Hale at the nexus of the Cambridge-Stansted-London corridor with associated development opportunities.

Opportunities and constraints

11. Limited access to open space and the area is identified as being deficient in open space. Opportunities exist to increase the provision of and to enhance the quality of existing open space.

12. Significant amount of employment land within the area which is protected by London Plan as strategic industrial land, making redevelopment of these areas for non-employment uses challenging. The designation also offers the potential to retain and grow local jobs within Tottenham and support the wealth of existing local businesses.

Constraints

13. Access to the retail park for pedestrians is secondary to vehicular access.

14. A waste vehicle depot restricts north south movements.

15. Watermead Way and the railway lines run through the area. Whilst providing good north-south links they also form a significant physical barrier resulting in severance and constrain future development on adjacent plots of land.

16. The area is subject to flood risk and falls into the Environment Agency Flood Zone 2. All new development proposals must incorporate suitable flood mitigation measures. Figure 4.5.2 -

Constraints and Opportunities

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Flood Zone 2

3

4

1

6

14

14

98

10

11

7

15

2

18

12

13

12

12

Lee Valley Regional Park

DEA 22

DEA 14

DEA 15

Down Lane

Park

Tottenham Hale Station

Retail Park

Bro

ad

La

ne

Lee

Nav

igat

ionDEA 11

Monument Way

Wat

erm

ead

Way

4. Areas of Change

Flood Zone

Gyratory Improvements

Designated Employment Area

5

8

Floods area based on http://www.environment-agency.gov.uk/

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Public Sector Assets

LB Haringey and other public sector agencies should, where possible, commit their assets to delivering change and regeneration in the area. This has the ability to demonstrate confidence in investment and to attract further private and third sector investment Assets in public sector ownership 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:

Ref. Asset Existing Use

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

Table 4.5.1 -

LB Haringey Assets at Tottenham Hale

Figure 4.5.3-

LB Haringey Assets at Tottenham Hale

Other land holdings

The Lee Valley Regional Park Authority owns the areas of open space located in the north-east of the Tottenham Hale area, noting that the area to the north of Hale Village is within the Park area. Additionally TfL owns Tottenham Hale Station and the station car park site.

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Areas of Change

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4

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614

12

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4. Areas of Change

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First Steps to 2025

Ongoing Initiatives

Ongoing initiatives in Tottenham Hale include:

• Tottenham Hale Station redevelopment;

• West Anglia Mainline Stratford to Angel Road upgrade;

• Gyratory scheme including a new bus interchange at Tottenham Hale station, two-way traffic movement along Monument Way and Broad Lane, pedestrian streetscape and cycle improvements;

• Completion of the final phases of Hale Village;

• Development proposals for Hale Wharf; and

• Preparation of a development brief for key sites around Tottenham Hale.

Immediate Priorities

In the short term, the following physical priorities have been identified to deliver regeneration of the area. These projects have been agreed as priority projects and greater detail is provided for these projects in the Action Plan overleaf:

• Provide a updated planning policy framework with clear guidance on key development sites through the emerging Site Allocations Document;

• Secure the redevelopment opportunity of major sites, such as the ‘island sites’ opposite Tottenham Hale Station and the Welbourne Centre, so that they form an extension to and enhance the improvements proposed for Tottenham Hale Station Square;

• Deliver Tottenham Hale Station and Interchange redevelopment;

• Open a new through school in the area;

• Development of a joint feasibility study with Lee Valley Regional Park Authority to:

• Identify new access points and the improvements required at existing access points and surrounding environs to increase accessibility of the Lee Valley Regional Park;

• Develop a programme to increase the use and involvement of Tottenham’s communities in the Park; and

• Examine the feasibility for greater use of the Lee Navigation for leisure purposes.

Short to Medium Term Priorities

In the short to medium term the following will be a focus to deliver further regenerative benefits to the area and to stimulate private sector investment that will deliver further improvements to Tottenham Hale.

• Delivery of the second wave of key development sites including Ashley Road South, Tottenham Hale Over Station Development and South Tottenham Industrial Estates;

• Continue to promote South Tottenham as an employment location, retaining buildings of architectural merit and seek to improve the wider estate to retain jobs and to attract new occupiers to make this an employment hub that maximises benefits from wider regeneration and growth in Tottenham Hale;

• Improve the quality of the environment at Ashley Road and the Techno Park through measures including streetscape improvements;

• Promote and enhance east-west connections between Tottenham Hale and Tottenham Green, including Monument Way and the ‘green link’ on Chesnut Walk to Hale Wharf and beyond;

• Enhance and expand the retail offer to support the emerging District Centre through a range of initiatives including:

• Encouraging diversification of the retail offer including both national chains and high quality local independent traders;

• Development of a night time economy and day time cafe culture to support both the residential and business communities;

• Encouraging complimentary town centre uses to provide a wide range of services to support both the residential and business communities; and

• Provision of a high quality, safe and secure environment.

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Support residential development

New school

Streetscape improvements

Upgrade schools

Support and manage creative quarter

New station redevelopment

“Island” site redevelopment

Enhance and expand the retail offer

Enhance link to the Lee Valley Park

Encourage complimentary town centre uses

Link toTottenham Green

Reinforce residential edge to Monument way

Figure 4.5.4-

Short to Medium Term Priorities

4. Areas of Change

Longer Term Options

Set out below are a number of longer term options beyond 2025 There is potential for significant change within Tottenham Hale in the long term. This could include the following options:

• Significant residential development within the area including at the following locations:

• Alongside the Lee Valley, capitalising the attractiveness and desirability of a waterside location;

• At Ashley Road, assuming that the nature of employment space at this location changes from industrial to office/light industrial uses;

• Above units in the retail park as part of a long term strategy to activate and enhance the offer at this location;

• Along Monument Way, building on estate renewal opportunities to intensify housing provision in this area.

• Enhancing the employment offer at Ashley Road both in terms of improving the quality of the existing accommodation and changing the type of accommodation to reflect changing market demands for workspace;

• Provide new primary and secondary schools to meet increased demand for such facilities; and

• Rail infrastructure improvements to enhance capacity of services, accessibility to/from area and further promote Tottenham as a place to invest, to include further upgrades to the West Anglia mainline and Crossrail 2 station interchange at Tottenham Hale.

L

BE

K

IT

Seven Sisters

South Tottenham

Bruce Grove

White Hart Lane

Northumberland Park

Tottenham Hale

Saltram Close

Millicent FawcettCourt

Reed Road

Chesnut Estate

Broadwater Farm

Ashl

ey R

oad

Tech

no P

ark

Hale Village

Hale Wharf

Garman Estate

FountayneEstate

Meridian Water

Northumberland Park

Millmead

Lockwood

Tottenham HaleRetail Park

Stonebridge Locks

Rheola Close

Marsh Lane

ThePaddock

639 High Road

Contains Ordnance Survey data © Crown copyright. All rights reserved LBH (100019199) (2014)

LEGENDIT

K

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New institutional facility

Residential/ mixed use

Retail/ mixed use

Potential Housing Improvement

Upgrade of employment areas

Regeneration of residential core

Knowledge Growth Zone

Primary Retail Centres

IT Cloud

Culture ZoneSports & Leisure AreaBusiness & Exchange

Existing Key Buildings

Asset Management Programmes

New Rail Crossing

Existing Rail Crossing

Potential Rail Crossing

New River/Canal Crossing

Key Ongoing Projects

Existing Rail / Overground

Existing schools

Overground Station

New Schools

Strategic green routes

Refurbished schools

Key Open Spaces

Opportunities:

Key roads

West Anglia mainline upgrades

Tube Station

Gyratory Improvement Scheme (2012 - 2014)

High Road

Rail Station

Bus Station

Existing Bus Garage

Station Improvements

Existing Areas of Key Open Spaces

Existing Water Bodies

Existing Canals and Rivers

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FOR INFORMATION

URBAN DESIGN

PHYSICAL DEVELOPMENT FRAMEWORKFINAL PHASE

NORTH TOTTENHAM INVESTMENT FRAMEWORK AND REGENERATION STRATEGY

LONDON BOROUGH OF HARINGEY AND GREATER LONDON AUTHORITY

13 Fitzroy StreetLondon W1T 4BQ+44 (0)20 7636 1531www.arup.com

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Figure 4.5.5

PDF End State scenario beyond 2025: Tottenham Hale

Hale Village

ThePaddock

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Tottenham Physical Development Framework

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Seven Sisters

South Tottenham

Bruce Grove

White Hart Lane

Northumberland Park

Tottenham Hale

Saltram Close

Millicent FawcettCourt

Reed Road

Chesnut Estate

Broadwater Farm

Ashl

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Hale Wharf

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Rheola Close

Marsh Lane

ThePaddock

639 High Road


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Retail/ mixed use

Potential Housing Improvement





IT Cloud




New Rail Crossing






Existing schools

Overground Station

New Schools


Refurbished schools

Key Open Spaces

Opportunities:

Key roads


Tube Station


High Road

Rail Station

Bus Station

Existing Bus Garage





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Tottenham Hale DRAFT · 2016-02-29 · 131 Tottenham Physical Development Framework: Tottenham Hale...

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