Latin Village
ABOUT US
One of its main aims is to publicise the abuses occurring at UK’s only Latin Village & the UK’s 2nd largest concentration of Latin Businesses: El Pueblito Paisa (Latin Village & departement francais) in Seven Sisters Indoor Market, Tottenham.
To prevent regeneration initiatives damaging the vibrancy of this unique treasure, and reducing its footfall. In order to make way for zero affordable housing on public sector TfL land. To prevent the demolition process before the Compulsory Purchase Order is even decided.
We have our own community plan that has secured funding. Yet Haringey Council still want to go ahead with their demolition plans. The building is a listed community asset and is locally listed for its architectural merit.
Please sign online petition to support our diverse community.
COMMUNITY PLAN
In May 2014 the Community Plan received planning permission and the ground floor was listed as an asset of community value.
Regeneration of WardsCorner, 231-243 High Road, Tottenham, N15 5BT
Design and Access
Statement
Prepared for West Green
Road and Seven Sisters
Development Trust and
Wards Corner Community
Coalition (WCC) by Abigail
Stevenson, Wolfram Borger,
Daniella Ellis, Anil Korotane
and members of WCC
Outcomes of The Community Plan
- Community led development fosters citizenship and active
community participation
- All existing businesses remain with additional local business support
- Estimated 300 permanent new jobs created
- Creation of a multi-cultural destination for the people of Tottenham
and beyond
- Conservation area is enhanced
CONTENTS
i
Table of Content
INTRODUCTION … 1
Layout and summary of this document 5
CHAPTER 1: The Wider Site … 7
1.1 A Catalyst for Growth 11
1.2 A Town Centre and Gateway 14
1.3 Natural Assets 17
1.4 Transport Connections 17
1.5 Current Traffic and Public Space Provisions 18
1.6 Planned Local Improvements to Gyratory
and Tottenham Hale 20
1.7 Conservation Area 21
1.8 Consultation on this proposal 22
1.9 Ownership 24
1.9 Ownership 24
1.10 Economy & Jobs 25
1.11 Improved Social Cohesion 27
CHAPTER 2 : 231 – 243 High Road
Background and proposal 29
Introduction 30
2.1.0 Historic Context 30
2.1.1Ermine Street 31
2.1.2 Markets 32
2.1.3 Development of the Wards Corner building 33
2.1.4 Seven Sisters London Underground Station 35
2.1.5 Current Landownership and Management 36
2.1.7 Ward’s Corner Planning History 37
2.2.0 Detailed Assessment of the Existing
Condition of the Market … 41
2.2.1 Curtilage 47
2.2.2 Existing Parking Provision 48
2.2.3 Current Deliveries & Waste Management 48
2.2.4 Interior of the market 49
2.2.5 Original features 49
2.2.6 Floor finishes 50
2.2.7 Exterior of Ward’s Corner and Ward’s Store 51
2.2.8 Existing Services, Utilities and Power 51
2.2.8 Existing Sustainability 52
2.3.0 Development Aims for Ward’s Corner … 53
2.3.0 Proposal Introduction 67
2.3.1 Design and Restoration 67
2.3.2 Scale, Bulk and Massing 68
2.3.3 Public Realm and Frontage 69
2.3.4 Rear Aspect 70
2.3.5 Materials 70
2.3.6 Flooring 70
2.3.7 Recycling 70
2.3.8 Biodiversity 70
2.3.9 Use 71
2.3.10 Market Units 72
2.3.11 Terraces & Roof 72
2.3.12 Crime Prevention by Design 73
2.3.13 Sustainability 74
2.3.14 Lighting 74
2.3.15 Deliveries & Waste Management 74
CONTENTS
ii
2.3.16 Access 75
2.3.17 Site Management 75
2.3.18 Construction Stages For Ward’s
Department Store 76
2.3.19 Context: Wider Vision 78
2.7.3 Public Consultation Strategy moving
forwards 85
CHAPTER 3: The West Green Road and Seven
Sisters Development Trust 86
3.0 Introducing the West Green Road and Seven
Sisters Development Trust 87
3.1 The Trust’s Objectives: 87
3.2 The Legal Structure 90
3.3 Tenure 90
3.4 Community Development 90
3.5 Pricing 91
3.6 Visual coherence 91
3.7 Opening hours 91
3.8 Suggested Staff Members Needed 92
3.9 Development Partners 92
3.10 List of Advisors 93
3.11Sourcing Finance 93
CHAPTER 4:
Principles for Development, and how this
Scheme Responds. 94
Appendix 1:Policy Context 115
Policy Context - Introduction 117
Haringey Local plan 117
Haringey Core Strategy 2010 (proposed
submission) 118
Haringey UDP 2009 (saved policies) 121
Development Management DPD 2010
(consultation draft) 122
Sustainable Design and Construction SPD 2010
(draft) 123
Haringey 4020 Carbon Commission Report 123
The London Plan 2011 124
Mayors Cultural Strategy 2004 127
Planning for Equality SPG 2007 127
Appendix 2: Consultation Document 130
Introduction … 132
Our Ethos … 132
History of Public Engagement … 132
Events … 132
Large Meetings … 133
Connecting with Professionals … 133
A Stall in the Market … 134
Consultation on this Proposal … 134
Exhibition … 135
Findings … 135
Changes … 137
INTRODUCTION
PAGE 1 of 137
INTRODUCTION
Figure 1 Inside the corner
building at Wards Corner
INTRODUCTION
PAGE 2 of 137
The boundaries of this planning application are confined to the site of the
former Wards department store at 231 to 243 Tottenham High Road,
N15 5BT. However, it would be foolish to view this highly significant spot
in isolation from its surroundings. Haringey Council’s “Wards Corner
and Seven Sisters” development brief of 2004 stipulates that any
development at Wards Corner should be mindful of the wider site.
Therefore this document frequently refers to the surrounding area in
order to demonstrate both how this plan can play a major part in
contributing to the regeneration of the whole area and how the wider
area is well set up to support the success of this plan.
Figure 2 The cafe at the front of the market
The Ward’s Corner Community Coalition’s (WCC) vision for Seven
Sisters junction is to create a distinctive landmark development that is
truly Tottenham; a development which aims to make the most of the
many remarkable assets and qualities, intrinsic to this particular site.
Our approach is based on appreciation, respect and affection for these
attributes.
Within the boundaries of the site we see:
- A well-established market place with a proven track record for
providing a launching pad to ethnically diverse, independent
enterprise
- An abundance of successful and resilient, small businesses
- Intergenerational community cohesion
- Non-corporate cultural and self-expression
- An attractive, locally listed building which has survived
structurally intact despite decades of neglect
- Vast and empty interior space with a plenitude of natural light
- A lively cafe culture on the street and within the interior
- Potential space for roof gardens
All this, situated right at the hub of an excellent public transport
infrastructure, in an area of high footfall and in the middle of the Seven
Sisters/Page Green conservation area, has inspired the firm conviction
that:
- An ambitious restoration project is justified and can be sustained
on this site.
- The attributes listed above can be nurtured and amplified.
- The site’s potential can be fulfilled in a way which will bring
increased social cohesion, along with interesting, creative
employment opportunities back to the heart of Tottenham.
INTRODUCTION
PAGE 3 of 137
In 2007 traders on the site were shocked to learn of Haringey Council’s
plan to allow developers to demolish our site along with its entire
surrounding block. In 2008 the Wards Corner Community Coalition
(WCC) was formed to oppose demolition and to campaign for this
alternative vision. The coalition is made up of local residents and traders
on the threatened block. For the reasons listed above, we rejected
some people’s view of the area as a “dump” that deserved to be trashed.
We discovered, through regular conversations with the public at
numerous street stalls, festival stalls and public meetings taking place
over the following five years, that there was a groundswell of passion for
the resonant ambience of the site. This is what has sustained the
campaign.
Figure 3 Rendering of restored first floor
Figure 4 Birds eye view of the restored market
Market traders spoke of how important the site has been for them –
giving them access to business opportunities and also, for many, a
sense of home away from home. Newcomers to the area, on hearing of
the proposed demolition, would express dismay – why didn’t Transport
for London (TFL) and Haringey council appreciate the value of this site?
It was one of the things that attracted them to the area! Long-standing
elderly residents nostalgically recalled the glory of the old Wards stores
where as children they had marvelled at the overhead cash-carrier track.
Artistic types swooned over the lofty ambience of the upper floors. Most
commonly, all kinds of people expressed concern for the fate of many
family businesses on the block that were set to lose the benefit of their
life’s work. The vast majority of people appreciated the relatively human
scale of the block, and said that they would favour restoration over
demolition if it were financially possible.
INTRODUCTION
PAGE 4 of 137
We have calculated it to be financially viable and propose that the West
Green Road and Seven Sisters Development Trust take responsibility for
brokering and levering funds (details in chapter 3). We hope that this
document clarifies the interdependent nature of the market building, the
wider site and the development trust.
We believe that it is not necessary to demolish existing historic assets or
to dislocate an entire community that has lived and worked on the site
for a generation and more. We regard restoration as a more sustainable
form of regeneration, building as it does on already existing community
assets. Top-down, developer-led regeneration is not the only way. We
are pleased to present a community-led development plan for Wards
Corner following over a year of consultation with local traders, residents
and community leaders.
Thank you in advance for your attention to this document. We look
forward to discussing responses received.
INTRODUCTION
PAGE 5 of 137
Layout and summary of this document
Chapter 1 of this document presents Ward’s Corner in the context of the
local area, to set the scene.
Chapter 2 focuses on the Ward’s Department store itself and goes into
detail about the planning application for the site at 231-243 High Road,
Seven Sisters Indoor Market, N15 5BT.
Chapter 3 focuses specifically on the criteria in Haringey Council’s
Development Brief for the Wards Corner Site and identifies how the
community plan is working within these criteria.
Chapter 4 introduces the West Green Road/Seven Sisters Development
Trust and its role as the delivery vehicle for the organisation and running
of the market. The trust will be responsible for bringing about
community-led development at Seven Sisters.
There are 2 appendices, the first with policy references that the plan
complies to beyond those in the development brief. The second looks at
what consultation WCC have carried out, and outlines what the next
steps of consultation will be,
We hope that by presenting this project in its totality the holistic nature of
community-led development will be clear and the interdependent nature
of the market building, the wider site and the development trust will be
clear.
Figure 5 Wards Corner Campaigners
INTRODUCTION
PAGE 6 of 137
CHAPTER 1 – THE WIDER SITE
PAGE 7 of 137
CHAPTER 1: The
Wider Site
The areas shaded in grey
depict the proposed areas of
Seven Sisters that are
defined under Haringey
Council’s Seven Sisters
Development Brief of 2004
designated for regeneration.
From now on this will be
referred to as ‘the wider
site’.
The shaded area outlined
with a red line is the main
focus of this proposal. From
now on this will be referred
to as ‘the site’.
Figure 6 Site location
Plan
CHAPTER 1 – THE WIDER SITE
PAGE 8 of 137
Figure 7 Schedule of
Existing Areas Within
Development Brief Area
CHAPTER 1 – THE WIDER SITE
PAGE 9 of 137
Figure 8 Existing Uses
Within Development
Brief Area
CHAPTER 1 – THE WIDER SITE
PAGE 10 of 137
Figure 9 Existing Site
Sections
CHAPTER 1 – THE WIDER SITE
PAGE 11 of 137
1.1 A Catalyst for Growth
The historic Wards Corner site has had an emblematic presence in
South Tottenham throughout the 20th century, giving Seven Sisters
junction a strong identity as a hub for business and trade. Ward’s Corner
can regain its significance as a hub for a new “Seven Sisters Town
Centre” encompassing West Green Road, Seven Sisters Road, Apex
House and Page Green Area across the High Road. See figure 10.
Wards Corner sits at the nexus of 3 fragmented but interdependent retail
centres that make up the bulk of Tottenham’s retail offer. A short walk or
bus ride to the east sits Tottenham Hale Retail Park, to the west
stretches West Green Road while upper Tottenham High Road extends
to the north. In the spaces between these centres the Bernie Grants Art
Centre, the College of Haringey, Enfield and North East London
(CHENEL), Tottenham Chances, Spurs Football Ground, The Selby
Centre and Bruce Castle, to name but a few, are part of Tottenham’s
strong cultural and social infrastructure. Wards Corner is well placed to
be a catalyst in this growing scene. See Figure 11.
Wards Corner already acts as an attractor to the West Green Road area
creating footfall and business. There is a collective interactive
relationship between Ward’s Corner and West Green Road that we
believe can be extended further, e.g. to Seven Sisters Road, Suffield
Road and Apex House.
CHAPTER 1 – THE WIDER SITE
PAGE 12 of 137
Figure 10
Landmarks
and
gateways
CHAPTER 1 – THE WIDER SITE
PAGE 13 of 137
Figure 11.
Town centre
character
CHAPTER 1 – THE WIDER SITE
PAGE 14 of 137
1.2 A Town Centre and Gateway
Haringey Council’s Local Plan for 2013 to 2026 states that the West
Green Road /Seven Sisters district centre has become an important
shopping destination for the local community (see figure 12). The Seven
Sisters location has all the ingredients to become the popular town
centre it once was in the heyday of the Ward’s Department Store.
Figure 12 Shops on West Green Road
There already exists a good mixture of shopping facilities, good
transportation links and good green connections. It is thus well
positioned to become once again a vibrant gateway to a regenerated
Tottenham as envisaged in the Haringey LDF.
West Green Road offers a variety of shops including bakeries, butchers
and fish mongers, travel agents, estate agents, newsagents, jewellers,
solicitors, hairdressers, a wine merchant, and pubs, proving the area’s
healthy mercantile climate producing plenty of home-grown businesses.
Cuisines on offer include Chinese, Turkish, Asian, Caribbean, African,
and Portuguese.
Figure 13 Popular cafe in the market
CHAPTER 1 - THE WIDER SITE
PAGE 15 of 137
Figure 14 Site Issues an
d
constraints
CHAPTER 1 – THE WIDER SITE
PAGE 16 of 137
Figure 15 Natural
assets
CHAPTER 1 - THE WIDER SITE
PAGE 17 of 137
1.3 Natural Assets
The natural assets around the location (Figure 15) mean there are a
variety of green spaces with different uses, from trees along the High
Road to small park areas and wider green connections. Markfield Park
links the area up with the River Lea and the Olympic park. There is a
second “green link” connecting West Green Road and Seven Sisters
Road, through the Brunswick Road Open Space. It provides a good
pedestrian link connecting West Green Road and Seven Sisters Rail
station.
Figure 16 The bridge to the south of the site on the High Road
1.4 Transport Connections
The site is very well connected with the A10 passing through from
London Bridge to Cambridge and the North, the A503 (Seven Sisters
Road) connecting the east and the west regions of the borough towards
central London.
There is an excellent public transport infrastructure that connects Wards
Corner (Seven Sisters) into and across London, these include Seven
Sisters underground and over-ground stations, South Tottenham Station
and Tottenham Hale underground and over-ground stations, as well as a
dozen bus routes. The resulting proximity to many of the cities’ key
locations makes the site a promising area for growth.
The Victoria line to Central London and Network Railway to Liverpool
Street means key London locations are just 15 to 20 minutes away.
Being an important transport node within the London transport network
means there is a considerable amount of footfall generated on a daily
basis which, if fully harnessed, could generate a sizeable amount of
additional business.
Seven Sisters junction is considered the gateway to Tottenham. The
three railway bridges to the South (figure 16) and West spanning the
High Road, Seven Sisters Road and West Green Road lay the
foundations that give Seven Sisters a gateway characteristic. With a
little care to improve their appearance this effect could be amplified in a
more positive light, (as planned for the bridges over nearby Green
Lanes in Haringay, N8).
CHAPTER 1 – THE WIDER SITE
PAGE 18 of 137
1.5 Current Traffic and Public Space Provisions
The Tottenham gyratory was aimed at maximising vehicular throughput
and had little regard for the pedestrian user, making it a major constraint
to creating a sense of place at Seven Sisters junction. The works
removing it and returning the two-way traffic are due for completion by
spring 2014, but the area remains dominated by three busy roads.
Figure 17 Looking towards the site from across the road and to the north
Currently narrow pavements on West Green Road and Seven Sisters
Road create points of conflict between pedestrians and people waiting
for buses. With cars having priority over much of the public space and
poor crossing provisions, the two sides of the High Road are separated.
Figure 18 Existing open space analysis(open space shown shaded)
In order to create a sense of place and a more human scale, the
junction needs to be married up through better visual and physical
linking for the benefit of pedestrians and cyclists.
CHAPTER 1 - THE WIDER SITE
PAGE 19 of 137
Figure 19 West
Green Road
streetscape
proposals
CHAPTER 1 – THE WIDER SITE
PAGE 20 of 137
1.6 Planned Local Improvements to Gyratory and
Tottenham Hale
Transport for London (TfL) is working with Haringey Council to return the
one-way road system to two-way working. Work commenced in autumn
2012 and is due for completion by the end of 2014 (Figure 20).
The improvement works include the creation of Cycle Superhighway 1,
increasing the number of pedestrian crossings along the high road,
positioning bus stops so as to facilitate easier changeover to the Seven
Sisters Underground station and more convenient routes from Wards
Corner to the Tottenham Hale retail park.
A new public square and bus station will be created in front of Tottenham
Hale Station giving greater priority to alternative modes of transport,
encouraging use by pedestrians and bicycles.
The existing one-way system carrying a high volume of traffic with few
pedestrian crossings creates a substantial barrier to movement for those
living within the one-way system.
The Tottenham Hale transport improvement scheme aims to reduce the
impact of traffic on the local area, and increase capacity to cope with
future demand. This will enable the regeneration of the area as set out in
the Tottenham Hale Urban Centre SPD, and directly facilitate a
significant residential-led development on the existing island site.
The removal of the gyratory system will have a similarly beneficial effect
on the Ward’s Corner Site and the community wants to build on the
achievements of the new layout at Tottenham Hale. Figure 20 Amendments to the roads around the site as part of the removal of the gyratory system
CHAPTER 1 - THE WIDER SITE
PAGE 21 of 137
Figure 21 The Seven Sisters and Page Green Conservation area is shown here
labelled 26
1.7 Conservation Area
Tottenham High Road has a variety of destinations and buildings that
are distinctive in character giving rise to it being classed as the
Tottenham High Road Historic Corridor, a series of six conservation
areas.
Two of the buildings belonging to the former Ward’s Department store
are especially important in terms of architectural merit and historic
significance: Wards Corner, now disused and boarded up, and numbers
1-2 West Green Road, Tottenham Wine retailer (Figure 22). These
buildings are locally listed and part of Tottenham’s historic corridor of six
conservation areas and are part of a string of iconic buildings along the
High Road that links Seven Sisters with Tottenham.
Figure 22 Tottenham Wines on West Green Road
The historic frontages of this most southerly tip of this designated historic
corridor must be conserved in order not to break up the historic lineage
linking Seven Sisters with the rest of Tottenham.
See Appendix 1 – London plan links 7.1,7,4, 7.8, 7.9
CHAPTER 1 – THE WIDER SITE
PAGE 22 of 137
The Wards store was the first steel-frame corner design in the High
Road; a mile north along the High Road, the Co-op store which opened
in 1930 had a similar appearance (figure 23). This was tragically
destroyed by fire in 2011. Instead of building to a new design, it is being
entirely rebuilt with a replica of that original Art Deco building.
1.8 Consultation on this proposal
Between 22nd November 2011 and 20th January 2012 the exhibition of
the proposal in Seven Sisters Market was widely publicised using a
combination of door to door leafleting, posters and email lists. The stall
was regularly staffed, opening from 12 – 5 at least 3 days a week, with
opening days and times publicised and displayed in the stall. The
exhibition, displayed in English and Spanish, consisted of a series of
floor plans, elevations, historic and current photos, diagrams and
explanatory text. The exhibition was visible at all times, even when the
stall was closed.
Figure 24 The exhibition of the community plan in the market Nov 2011
Figure 23 Carpet right formerly the co-op store further north on the High
Road
CHAPTER 1 - THE WIDER SITE
PAGE 23 of 137
The WCC used a mobile version of the exhibition to consult on the
proposal at public events. This saw its most effective use at Tottenham
Winter Wonderland where hundreds of people were able to look at the
plans, comment on them and ask questions of the architectural designer
who drew them.
The WCC collected written feedback on the proposal in a number of
ways. Questionnaires were available both at the stall and with the mobile
exhibition and provided a structured way for people to give feedback on
the plans. Use of post-it-notes was encouraged, allowing people to
quickly and easily comment about specific parts of the plan. The
information gained from these sources is summarised below.
The WCC website also has a section dedicated to the proposal, the
display is accessible in digital form along with space for people to post
comments about the plan.
Please see appendix 2 for more detail on public consultation.
CHAPTER 1 – THE WIDER SITE
PAGE 24 of 137
1.9 Ownership
This planning application is concerned only with the area of the market
and the Wards department store, freehold of which is held by TFL.
However ownership of the wider site is varied. Since the boundary area
of this plan is in single ownership, it presents a good opportunity for
securing long term use of the space from TFL.
Haringey Council has ownership of four properties in Suffield Road. This
is a low number in comparison to the people who either own or rent their
properties from private landlords.
Other housing is owned by Circle 33 and Grainger plc.
Shops on Seven Sisters Road and West Green Road are owned by
private individuals.
The tenants and owners, who are residents, need to have an influential
voice in the on-going discussion about their area. They want to remain in
their homes and to continue running their viable businesses.
The majority of these people have been here between two years and 30
years, with a large percentage veering more towards 30 years. They
want to make their businesses work and to improve their futures as well
as their livelihoods.
Tenancy prices in the area are rising faster than ever. There are more
and more ‘For Sale’ boards around forcing the local population out from
the wider site because they can no longer afford their rent. Residential
as well as business tenants are affected by this.
Figure 25 Land Ownership map 2007
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PAGE 25 of 137
1.10 Economy & Jobs
For the last 28 years the indoor market has provided a launching pad for
small businesses.
The community plan is to open the corner store and two floors above, as
well as restoring the market hall, thus tripling the floor space. It will lead
to growth in the micro economy that exists on the site through a better
trading environment and increased footfall resulting from the proposed
refurbishments of the building and Wards Corner’s promotion as a retail
destination. Not only will the plan strengthen the position of the
businesses that currently trade on the site, it will also provide space for
the retail offer at Wards Corner to grow, drawing in a wider range of
customers making full use of the site’s strategic position above Seven
Sisters Station.
See Appendix 1 London plan refs policy 3.1 and 4.8
The site currently supports around 60 businesses, providing around 150
jobs. Following construction this number is expected to rise by 300 longterm full and part-time jobs, bringing the number of jobs provided up to
approximately 450.
Figure 26 Inside Wards Corner.
The construction process will create a number of temporary jobs as well
as providing training and apprenticeship opportunities in partnership with
local education institutions, providing both short term economic gain and
longer term stability in a skilled workforce.
I am Fabian Cataño and I own and run Manantial, one
of the Colombian Cafés located in the indoor market on the
Ward’s Corner site in Seven Sisters.
Manantial has been operating successfully as an independent café
since 2007. We serve eat-in and take-away, traditional dishes to
customers who come to the market to shop or just to get food from us.
The café is very busy at weekends when many customers from the
Colombian community come in to get the Latin American food that we
always have for sale.
The business provides a livelihood for my family as well as those of my
4 permanent employees who live locally.
CHAPTER 1 – THE WIDER SITE
PAGE 26 of 137
A key aim of the West Green Road/Seven Sisters Development Trust is
to support and foster the creation of new businesses in Tottenham. The
provision for incubation and start-up businesses on the site will provide a
reliable structure for new businesses to grow in Tottenham, drawing on
the wealth of entrepreneurial talent in the area. This will not only have a
positive impact on the micro economy at Wards Corner but will have a
boosting effect on the rest of the borough as businesses grow and
relocate.
Figure 27 The beauty salon
See Appendix 1 London plan ref 4.1.2
I am Maria Osorio and I own and run Azukita, a clothes
boutique in the indoor market on the Wards Corner site in Seven
Sisters.
Azukita has been operating successfully since 2005 when I took over the
then video shop from my husband. As an independent business it
provides a livelihood for myself and my family - two of my children work
here with me and it allows me to put the other two through university. I
also have 2 part-time employees.
We sell casual and party clothes, dress outfits, shoes and accessories.
The prices are reasonable, suiting the budgets of the people who come
here and we sell items that aren’t found in chain shops. Because of this
customers come here from all over Tottenham and further afield. I have
regular customers from Elephant and Castle and Northampton for
example. Of course many customers are from the Latin American
community. But the boutique is extremely popular with customers from
the Caribbean, African and East European and native English
communities. I’d like to expand because space is tight but the situation
with the market is uncertain so I can’t make that decision now.
CHAPTER 1 - THE WIDER SITE
PAGE 27 of 137
1.11 Improved Social Cohesion
Seven Sisters /West Green Road is one of Haringey’s five District Town
Centres. Seven Sisters market currently provides vital social space to a
large number of people who visit the site on a regular, sometimes daily,
basis. There is very little in the way of public space in Tottenham and the
market gives people a safe place to meet informally, socialise and pass
the time.
Figure 28 An article highlighting the plight of the Latin American community in
London, pushed out by development
The plan will extend this function providing space for people to dwell
without creating clutter or blocking access ways and improve it by
offering a platform for local artists or groups to provide entertainment
inside the market. Further to this the proposed art gallery on the first
floor will provide an additional focus, giving people an extra reason to
visit the market and facilitating the involvement of local artists in the
space.
Figure 29 The results from a community planning workshop 2012
The extension of community facilities into the corner building will make
Wards Corner a new hub destination for more people in the area,
somewhere that they feel comfortable and somewhere they can find help
and support. This will give people a feeling of belonging and a greater
sense of ownership over the space.
These improvements to the site will greatly enhance the existing vibrant
indoor market, creating the inclusive and accessible town centre that
Tottenham is missing, facilitating greater integration between the many
diverse communities that live in and visit the area.
CHAPTER 1 – THE WIDER SITE
PAGE 28 of 137
CHAPTER 2 – 231-243 HIGH ROAD BACKGROUND AND PROPOSAL
PAGE 29 of 137
CHAPTER 2 : 231 – 243
High Road Background
and proposal
Figure 30 Proposed restored
interior of the market
CHAPTER 2 – 231-243 HIGH ROAD BACKGROUND AND PROPOSAL
PAGE 30 of 137
Introduction
In this section of the document we will look
specifically at the existing wards corner building
231-243 High Road, N15 5BT and describe it in a
historical context as well as how it connects with
the existing economic, cultural and social reality.
We will then go on to look in detail at how the
market operates and connects to its surrounding
site. This includes the recent planning history. The
existing building fabric is then assessed and its
function examined.
Following this we outline local people’s wishes for
the site, then comes the proposal for the restoration
of the market, articulating how this will fit in with
the context as outlined here.
2.1.0 Historic Context
Brief Outline
- Roman times - Ermine Street created as route from London
to the North
- c.1885 - row of terraces built during the Victorian expansion
of London
- c.1900 - bought by the wards family and a steel frame rear
extension added to create the Wards stores
- 1970 - Seven Sisters Underground Station opens
- 1972 - Wards Stores closes
- 1973 - Wards Stores acquired by Transport for London
(TFL) by compulsory purchase order
- 1980 – District and Provincial Investment Company took
over the lease and stripped away a lot of original features.
- c.1985 – An indoor market opens on the ground floor.
African and Caribbean Stall holders well represented.
- c.2001 – Richard Oakley takes over the lease of the ground
floor and sets up Seven Sisters Indoor Market. New stall
holders move in and start establishing a market place with a
strong Latin American cultural identity.
CHAPTER 2 – 231-243 HIGH ROAD BACKGROUND AND PROPOSAL
PAGE 31 of 137
Figure 31 Ermine Street and its markets
2.1.1 Ermine Street
Wards Corner sits on an historic route into and out of London. Ermine
Street, often described as the Roman Road from London to the North of
England, ran from Bishopsgate all the way to York and was one of the
country’s main arterial routes.
Now the A10, it holds equal significance within London joining together
important cultural centres and heritage sites as it runs through Hoxton,
Dalston, Stoke Newington, Stamford Hill, and Tottenham, on to
Edmonton and Enfield (figure 31).
Protected by a string of conservation areas including the Tottenham
High Road/Page Green Conservation area and with help from the
Heritage Lottery Fund, parts of this Historic Corridor have seen much
investment in heritage-led regeneration and as such the route maintains
a distinct character.
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2.1.2 Markets
Also running the London length of Ermine Street is a string of unique
shopping locations characterised by the prominence of local,
independent businesses and the mixture of specialised goods and those
aimed at the local populace; from Spitalfields Market, Kingsland Waste
Market, Ridley Road Market, Stoke Newington Farmers Market to Seven
Sisters Market, and on to Edmonton Green Market.
See Appendix 1 London plan ref 2.1.2 re markets
Figure 32 Existing photo montage of High Road elevation
Figure 33 Other successful markets - The English Market in Cork, Ireland
“Markets have existed for millennia and, historically, ensured
the residents of towns and cities had access to affordable fresh
food and other commodities. They have also acted as a key
source of retail innovation. Markets were the retail nursery that
created many of today’s multi-national retailers e.g. Tesco
(Hackney, East London), Marks & Spencer (Leeds), and
Morrison’s (Bradford). This innovation is still being displayed
today through, for example, Farmers’ and Christmas markets.”
Mary Portas
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Figure 34 Wards Stores postcard
2.1.3 Development of the Wards Corner building
‘Wards Corner’ takes its name from the prominent steel framed
Edwardian building that lines the High Road frontage and once housed
Wards Department Stores.
Starting with one small site, the Ward brothers gradually acquired
houses from the terrace along the High Road
The original residential brick terraces were built c.1885 and in the early
1900’s a rear extension and the grand corner three storey building were
added. The houses were converted (knocked through) to provide the
necessary accommodation for a department store. This extension was a
steel frame structure and the existing terraced houses at the front of the
market were incorporated into the remodelling of the interior when the
steel frame was added. On the first and second floors the terraces revert
to their existing structure of solid brick party walls.
The store opened circa 1901 and was Tottenham’s own smaller, but
nonetheless impressive, version of Selfridges and other grand stores of
the day.
Ward´s emporium had a wide reputation for quality and distinguished
services which drew shoppers to Tottenham. Along with the diverse
small shops that developed along Seven Sisters and West Green Road,
Wards Store served the new suburban commuters and their families who
had moved into the expanded stock of small and medium sized Victorian
housing. Employees were now able to commute to work across London
on the new trains and trolley buses. The department store traded until
1972, three years after the Victoria Line opened.
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The Wards Corner building, as well as having architectural merit in its
own right and being locally listed, is also a strong part of Tottenham’s
identity and history. Its opening in many ways marked the transition of
Tottenham from being ‘rural outskirts’ - a staging post for drovers of
herds of sheep and cattle coming to central London markets via Ermine
Street - to a bustling, urban, lively place, following the mass local
housing boom defining the area’s emergence into the twentieth century.
The store served this purpose well, matching the modern culture of its
time, and was well supported by local people in consequence.
Figure 35 An excerpt from the old catalogue of the Wards Stores
Figure 36 The First Floor of the Wards Store today
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2.1.4 Seven Sisters London Underground Station
The Wards Store building was acquired in 1973 by Transport for London
(TFL) (then, London Underground Limited). The site sits just metres
above the tube ticket office and escalator shafts. Despite being in public
ownership, this significant building and its great potential have not been
fully realised for the benefit of Tottenham.
TFL and other freeholders on the site have not effectively supported the
ongoing use of this site by the very large number of small businesses
that have continued to trade over decades, and many others that have
applied unsuccessfully to use the space. The intention has been to
demolish existing buildings across the whole site and create private
(commuter) housing and chain retail. This approach denies the reality of
the site and the potential it offers.
The site is positioned directly above Seven Sisters Underground station.
The ticket hall roof structure is approximately 1m below the market. As
such this has major structural implications and limitations for any building
work above.
Figure 37 View of a remodelled curtilage to the market, improved public realm and
new tube entrance at Seven Sisters
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2.1.5 Current Landownership and Management
When Seven Sisters Underground station was built over 40 years ago
London Underground Limited took over the ownership of the Wards
building with a compulsory purchase order, with Transport for London
(TFL) holding the freehold which they retain to this day.
In 1980 District and Provincial Investment Company took over the lease
for the entirety of the Wards Department store. It was during this time
that the bay windows on the first floor were removed along with the
existing staircase and light-wells from the first to ground floor. There was
a new roof put on too, that did away with the dormers to the front and the
rear and the chimneys as well as the dormer windows on the first floor.
During this time the building stood empty.
In 2001 Richard Oakley and his father took over the lease of the ground
floor of the Wards building. His requests to take on the lease of the
corner building and first floor were denied. They converted the ground
floor for use as a market which continues to this day. There has been a
wide mix of ethnicities in the market since its beginnings from Anglo
Saxon and Asian, then Afro Caribbean and most recently for the last
twelve years or so, South American. The space is now run by Jill Oakley
who is both the lease holder and market manager; she sells licences for
use of the market stall space. The licence holders are responsible for
service charges for their individual property and upkeep of their stalls, Jill
is responsible for the upkeep of the communal areas whilst TFL remains
responsible for the upkeep of the building.
Figure 38 Showing the first floor with its lightwells and skylights before access was
denied by removal of the grand staircase
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2.1.7 Ward’s Corner Planning History
- September 2003 - Publication of London Borough of Haringey’s
Ward’s Corner/Seven Sisters Underground Draft Development
Brief for public consultation.
- 27 November 2003 - Deputation to Haringey Council’s
Regeneration and Partnerships Scrutiny Panel about the Ward’s
Corner proposals. The deputation of local residents and Seven
Sisters Market Proprietor asked for:
‐ a new, properly planned and advertised public consultation
‐ immediate measures to restore the burnt out buildings near to the
tube entrance
‐ a written guarantee from the Council of proper public consultation
in future for all developments in Tottenham.
‐ the thriving multi-cultural Seven Sisters market community to be
celebrated and supported
‐ the elegant and distinctive Wards Stores building to be restored
to create an attractive shopping and café area.
‐ The deputation wanted to know:
‐ why the whole site was up for redevelopment when the thriving
market could be refurbished for a lesser cost?
‐ why the businesses in the market were not consulted?
- 11 August 2007 - Meeting of residents and traders who were
concerned about the Grainger’s proposed development plans for
Wards Corner.
- 20 December 2007 - Formation of Wards Corner Community
Coalition (WCC) to involve local residents and traders in plans for
Real Regeneration of Wards Corner.
- 18th January 2008 - HGY/2008/0177 – Planning submission by
the market traders for Seven Sisters Market Hall, 231-243 High
Road - Erection of first floor rear extensions, alterations to rear
elevation. Alterations to front elevation, including new bays at first
floor level and dormer windows to front roof-slope, installation of
new shop-front, alterations to 3 storey corner block, internal
alterations to create new shops/workshops/offices/cafe (A3) use
on ground / first floors and creation of 8 x one bed flats at second
floor.
- 6th February 2008 - Grainger application HGY/2008/0303 for
Demolition of existing buildings and erection of mixed use
development comprising Class C3 residential and Class
A1/A2/A3/A4 with access parking and associated landscaping
and public realm improvements. HGY/2008/0322 – Grainger
Application - Conservation Area Consent for demolition of
existing buildings 227 – 259 High Road 1a, 1b and 1 West Green
Road N15
- 28 February 2008 - Public meeting attended by some 350
people to introduce the alternative Community Plan submitted by
Architect Ricardo Pelayo on behalf of Wards Corner Community
Coalition and Market Traders.
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- 20 March 2008 - Development Control Forum to discuss the
Community Plan application HGY/2008/0177 Erection of first
floor rear extensions, alterations to rear elevation. Alterations to
front elevation, including new bays at first floor level and dormer
windows to front roof slope, installation of new shopfront,
alterations to 3 storey corner block, internal alterations to create
new shops/workshops/offices/cafe (A3) use on ground / first
floors and creation of 8 x one bed flats at second floor to restore
Wards Corner. Not determined.
- 12 November 2008 - At the Mayor’s Question Time, Boris
Johnson said he saw the wonderful market when he visited
Wards Corner and was determined to try to save it. He thought
the developer’s proposed design could have been more
imaginative.
- 17th November 2008 - HGY/2008/0322 Conservation Area
Consent for demolition of existing buildings 227 – 259 High
Road. Granted.
- June 2010 - WCC had a victory in a precedent-setting High Court
ruling. This overturned Grainger plc’s planning permission to
demolish and rebuild, on the grounds of breach of equalities
legislation by the council.
- 18 April 2011 - HGY/2008/0177 letter from London Borough of
Haringey to WCC confirming ‘happy to waive the fee should you
want to resubmit the application’.
Figure 39 WCC and friends celebrate after the court of appeal decision, June 2010
- 11 July 2011 - HGY/2011/1275 - External alterations to front and
rear elevation including new shop-fronts, angled bay windows
and dormers, and reinstatement of rear upper floor windows and
formation of new windows. Application by Glen Lake, on behalf
of Market Traders. Not determined.
- 20 July 2011 - Haringey Council refused planning permission for
Grainger application HGY/2008/0303. The application shown
above has been refused for the following reasons:
- The proposed development by virtue of its bulk massing and
design neither preserves nor enhances the historic character and
appearance of the Tottenham High Road Corridor / Seven Sisters
/ Page Green Conservation Area. Consequently the proposal is
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contrary to the aims and objectives of National Planning Policy
Statement (PPS) 1: Creating Sustainable Communities (2005);
PPS 5, Policies UD3 ‘General Principles’ & UD4 ‘Quality Design’
and CSV1 ‘Development in Conservation Areas’ of the Haringey
UDP.
‐ 2. The proposed development would involve the loss of
designated heritage assets as defined in Annex 2 of PPS 5 and
would constitute “substantial harm”. The applicant has failed to
demonstrate that the substantial harm is necessary in order to
deliver substantial public benefits that outweigh that harm.
- 27 October 2011 – WCC meeting with Lyn Garner ‘Director Place
and Sustainability’ and Alan Strickland ‘Councillor Noel Park’ to
discuss resubmission of the community plan. Helpful comments
taken on board.
- November 2011 – WCC exhibition of community plan in the
Market and consultation with local people.
- April 2012 - Appeal by Grainger APP/Y5420/A/!/2169907 against
refusal of planning permission HGY/2008/0303 (subsequently
dropped).
- May 2012 - Submission of new Grainger planning application
HGY/2012/0915 and HGY/2012/ 0921.
- June 14 2012 – Community Plan application submitted to
Haringey planning department, not registered.
- 7 July 2012 – Letter received from London Borough of Haringey
requesting further information with regard to The Community
Plan that was submitted in June.
‐ June 26 2012 - HGY/2012/0915 and HGY/2012/ 0921 Grainger
planning application granted permission at planning subcommittee on the grounds that:
‐ a) It is considered that the principle of this development is
supported by National, Regional and Local Planning policies
which seek to promote regeneration through housing,
employment and urban improvement to support local economic
growth.
‐ b) Having regard to paragraphs 128 and 129 of the National
Planning Policy Framework the local planning authority agrees
with the expert advice produced on behalf of the applicant
regarding the significance of
‐ the designated heritage asset. In particular, it is accepted that:
‐ the character of the Conservation Area has been substantially
determined by the High Road (together with the buildings flanking
it) and the impact of changing transport requirements/
infrastructure, land use, social structures and retail facilities;
‐ the Conservation Area and its immediate setting are not now
generally characterised by consistency of architectural or
townscape style, appearance or quality;
‐ the Wards Corner building has been substantially altered and
significant elements of its original design have been lost, all of
which detract from any significance that it had;
‐ the terrace formed by 229 - 259 High Road has been seriously
compromised by alterations and poor quality shop-fronts; and
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‐ with the exception of 1A and 1B West Green Road where a small
positive contribution is acknowledged, the buildings on site are
considered to provide only a neutral contribution.
‐ c) The scheme is considered to be of a high-quality design which
enhances the character and appearance of the conservation area
by having a bulk, massing and design which is commensurate to
the location and is sympathetic to the architectural language of
the Tottenham High Road Corridor/Seven Sisters /Page Green /
Conservation Area. The scheme reinforces local distinctiveness
and addresses connectivity between people and places and the
integration of new development into the built historic
environment. It is considered that the development proposal will
result in less than substantial harm to the significance of the
designated heritage asset and any harm is outweighed by the
public benefits brought about by regeneration of the site. The
scheme is considered to comply with paragraph 134 of the
National Planning Policy Framework. Even if (which is not
accepted by the local planning authority) the proposal was
considered to result in substantial harm to the designated
heritage asset, it is considered that such harm is outweighed by
the substantial public benefits that arise.
- July 26 2012 Presentation of WCC Community Plan at
Tottenham Chances.
- 18th August 2012 Wards Corner submit claim for judicial review
Figure 40 Members of the local community looking at The
Community Plan
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2.2.0 Detailed
Assessment of the
Existing Condition of
the Market
Figure 41 Picture of
the corner building as
it lays now, unused
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Figure 42 Drawing of
Existing Ground Floor
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Figure 43 Drawing of
empty existing First
Floor
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Figure 44 Drawing of
Existing Second Floor
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Figure 45 Drawing of the
existing roof plan
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Figure 46 Drawing and
photograph of the front
elevation of the existing
market
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Figure 47 Existing public realm in front of the market, with clutter and poor signage
2.2.1 Curtilage
Ten businesses open on to the High Rd frontage and use the curtilage
for displaying goods or for seating. The café is a prominent feature on
the High Rd and gives the area a lively feel, however the medley of
activity on the frontage adds to the clutter. The constant presence of
customers and passers-by serves to reduce crime and anti-social
behaviour on this section of the High Road.
The site benefits from ground level shops which open towards the
surrounding streets. The existing shops provide a variety of functions
and services which support the local economy.
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2.2.2 Existing Parking Provision
The backyard is a car park, used by shop owners, and customers. A
portion of the site is a car park for the TfL underground staff. Customers
frequenting the shops also use the adjoining car parks on Westerfield
Road, as well as the parking spaces created behind Apex House.
Figure 48 View of the rear of building
2.2.3 Current Deliveries & Waste Management
The goods delivery for the shops on the site occurs through the front
and/or the rear of the shops (Figure 33). While this allows shops to
operate on an individual delivery cycle it creates the need for large open
spaces at the back in order to facilitate delivery thereby decreasing the
quality of the area. A more streamlined approach to delivery will yield big
improvements, unlocking space to the rear and generating less
congestion.
The existing provision is to the rear of the market with access from
Suffield Road. Seven Sisters market is served by double doors to the
rear of the building while the Bag Shop and the International Market
each have a door to the rear of the premises. The waste is collected
weekly from wheelie bins that sit exposed in the car park.
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2.2.4 Interior of the market
The ground floor of the building houses Seven Sisters Market. This
space is partitioned into individual retail units, each one customised by
its occupying trader. Each stall has a distinct character and this myriad
selection of architectural styles and colours gives the market a vibrant
and busy feel.
Figure 49 Interior of the market today
2.2.5 Original features
Much of the original cornicing on the beams and mouldings on the
columns remains, running through the market and adding a richness to
the space, however these original features are in need of some
restoration.
Figure 50 Existing cornice on first floor
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The first floor (Figure 36) has laid empty for the last 30 years. It is mostly
in good condition though some repair work is needed on the existing
decorative plasterwork which has in places been removed to check the
structural integrity of the steel frame (Figure 35).
Figure 51 Inside the corner building on the second floor.
The circular window originally held a clock.
2.2.6 Floor finishes
The ground floor is a mixture of different finishes, ranging from concrete
slab to herringbone timber tiles. The majority of the market has a short
pile blue carpet covering the floor, which causes maintenance problems
and detracts from the quality of the interior.
There is a timber floor throughout the first and second floors. This is
mostly in good order but will need patching in areas due to structural
investigations.
Figure 52 Existing Floor finish on the ground floor
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2.2.7 Exterior of Ward’s Corner and Ward’s Store
The large flat roof of the market building has been patched where lead
flashings were stolen. The roof to the converted terraces at the front of
the market was replaced in the 80’s. When this occurred the original
dormers were removed, as well as the chimneys and bay windows at
first floor level.
Figure 53 Old photo showing bays, dormers, original frontages and chimneys now
removed
2.2.8 Existing Services, Utilities and Power
The existing services run below the finished floor level.
Electricity meters were installed to each market unit in 2005 and stall
holders pay for the power they use. The electricity for the shared spaces
is paid for by the market manager. There is no heating in the common
areas of the market and the stall holders are responsible for heating their
own space, which is mostly done via inefficient electrical heaters. There
is a gas supply to each of those units with a kitchen.
Figure 54 Poor natural daylighting in the existing market
The lighting mostly consists of T8 and T5 florescent tubes throughout the
market, with individual stall holders installing their own lights to meet
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their requirements. There is limited natural light in the market, as the
only windows into the space are via the shop-fronts at the front.
2.2.8 Existing Sustainability
The existing building has very little insulation resulting in poor energy
efficiency performance. As a result of the lack of natural light and aged
fittings the energy requirements for lighting are not in line with current
requirements.
The existing condition is very reminiscent of the existing housing stock in
the area, particularly the converted terraces at the front of the building.
There is therefore an opportunity to trial and demonstrate different
retrofitting techniques here so that the results can be available to the
general public to help inform them about carrying out such works to their
own homes.
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2.3.0 Development Aims for Ward’s Corner
Figure 55 Proposed new art gallery space on the first floor of the restored building
Local people have come together and articulated what they would like to
see at Wards corner. These are broadly in line with the councils own
objectives for the area, however they focus on restoration and retention
of existing homes and businesses.
The aims are listed below;
- To preserve and enhance a sense of place – to create a catalyst
space for diverse communities to come together, a place where
everybody is proud to belong.
- To bring the 2150 m2 of empty space back into use in order to
allow for the expansion of the market and creation of retail, office
and workshop space. Restoration of the main Wards Corner
department store and indoor market, bringing the corner building
and upper floors into retail, service industry, artistic and
community use.
Figure 56 Local residents discussing the community plan 2012
- To retain, restore and renovate the distinctive Wards Corner
Store buildings in keeping with the historical context of the
conservation area and High Rd. This work should encompass
both the interior and the exterior of the buildings.
- To restore the existing market providing a better amenity for
businesses to operate out of, with better use of the space,
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providing additional space for existing businesses to grow and for
more to move in.
- To create hub space on the second floor (with cheaper rents)
allowing small start up businesses to rent a desk (a similar model
to that of the Westminster and Kings Cross Hubs).
- To contribute towards creating an uplifting town centre where
local businesses serve local people as well as establishing a
destination point for people from outside the area including
tourists and people seeking specialist / niche goods and services.
- To create an active, well maintained ‘town square’ at the rear of
Wards Corner, with access via Suffield Road, Seven Sisters
Road and West Green Road, overlooked by both day and
evening retail/catering activity and the surrounding residential
accommodation particularly in Suffield Road new build.
- To improve the public realm around the site by coordinating our
plans with Transport for London and in keeping with Haringey’s
Local Development Framework 2007 and Local Plan 2013.
- To create an exemplar model of sustainable development
employing a range of environmentally friendly technologies and
design features.
- To bring forward community-led development through a
development trust controlled and funded by local people and
supporting organisations and manage the site through a viable
and established form of not for profit management. The
community plan retains the existing small independent
businesses on the site, as well as existing residential
accommodation. Through the delivery vehicle of the
Development Trust, the existing buildings will be improved; this
will be delivered in three areas:
- To renovate the shop frontages on the High Road, West Green
and Seven Sisters Roads to enhance their Victorian and
Edwardian and twentieth century heritage.
- To provide support and guidance for existing businesses in the
town centre area to improve their premises, in line with the
restoration conservation approach outlined in the wider vision.
- To create new housing in Suffield Road directly adjoining the site
for mixed use, up to three storeys with aspects onto street and
onto town square at rear. New build in vacant plots across the
site for residential, retail and other uses following the principles of
densification that we propose.
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Figure 57 Proposed ground
floor plan
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Figure 58 Proposed first
floor plan
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Figure 59 Proposed
second floor plan
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Figure 60 Proposed roof
plan
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Figure 61 Existing and
Proposed Front Elevations
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Figure 62 Existing and
Propoed rear elevation
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Figure 63 Detailed Existing
Elevation
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Figure 64 Detailed Proposed
Elevation
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Figure 65 Existing and
Proposed Sections
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Figure 66 Detailed Existing
and Proposed Sections
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Figure 67 Showing how the corner
building could be inhabited
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Figure 68 A photo from a book
showing the frontage of the old
Wards Store
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2.3.0 Proposal Introduction
The design solutions to meet the objectives outlined previously are
explained in this section. It is envisaged that the Seven Sisters and West
Green Road Development Trust will be the body responsible for the
realisation of these plans, by brokering partnerships and leveraging
finance. The trust will then be responsible for the day to day managing of
the market and the delivery of wider regeneration in the local area,
please refer to chapter 3 for a summary of the trust and its objectives.
2.3.1 Design and Restoration
Figure 69 Historic postcard showing the Wards stores in its hey-day
Many of the key architectural features that gave the Wards Department
Store its unique character will be restored. The corner building will be
restored, the cornicing and clock replaced, the hoardings removed and
the frontage at street level replaced. The bay windows at first floor level
along the High Rd frontage will be reinstated, along with the chimneys
and dormer windows to the front and rear of the building, increasing the
usable floor space on the second floor and providing a robust
architectural armature for the restored market interior.
This restoration will echo the remaining historic features of the buildings
on the High Road, West Green and Seven Sisters Road, creating
architectural cohesion on the site and re-forging the strong links between
Wards Corner and the heritage buildings further along the High Road.
Figure 70 Proposed new entrance to the market
See appendix 1 for reference to London plan points 7.4, 7.8, 7.9
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Figure 71 Rendering showing the restored grand staircase
Internally the aim is to restore the historic grandeur of the building and
rearrange the interior space to provide a better internal environment for
customers. The original features that remain will be reinstated, we will
reintroduce light-wells from the first to ground floor allowing daylight to
penetrate the building and we will reinstate the grand staircase allowing
clear and generous passage to the first floor.
There will also be a new passenger and goods lift installed, to allow for
disabled access to the first and second floors. The new layout will aim to
strike a balance between allowing the stallholders to retain the unique
colourful look of the existing market, and reduce clutter.
2.3.2 Scale, Bulk and Massing
The height and footprint of the building will remain the same. The
addition of dormer windows to the front and rear and the reinstating of
bay windows on the first floor will have a negligible impact on the bulk of
the building and are in keeping with the character of the area.
Figure 72 Rendering of the proposed first floor
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2.3.3 Public Realm and Frontage
The plan aims to remodel the public realm to the front of the Market to
create a coherent street-scene by simplifying and harmonising the
Wards Department Store frontage, and by improving and modernising
the entrances to Seven Sisters Underground Station.
There will be new paving that will renew the appearance of the site and
better delineate the curtilage of the Wards Building. There will also be
improvements to the entrance to Seven Sisters Underground Station,
simplifying the existing planters and introducing bold new signage.
There will be space set aside for the new bus stops with provision for 2
kiosks to improve the amenity for bus users.
There will also be careful management of the frontage to strike a
sensitive balance between business promotion and a pleasing appealing
façade. The improved street presence will add much needed interest to
passers -by and a clear orientation point for people arriving.
We will coordinate our plans with TFL and LBH to ensure that they are in
keeping both with TFL’s planned modifications to the gyratory system
and with the relevant LBH policy.
Figure 73 New seating and signage to the front of the site
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2.3.4 Rear Aspect
There will be new glazed doors fitted at the rear of the building to allow
for light and access to the existing space, currently a service yard. Care
will be paid to the potential future uses of the space to the rear of the
Wards Department Building which will be designed to facilitate both
current usage and future changes.
2.3.5 Materials
In keeping with the heritage sensitive approach to design we will re-use
materials where ever possible and otherwise use materials that match
the existing fabric. This approach is key to retaining the tactile quality
and memory associated with the character these old materials bring.
2.3.6 Flooring
The new tiled flooring on the ground floor will be robust and easy to
maintain, allowing for easy cleaning and maintenance. The flooring on
the first and second floor will be the existing timber floor reconditioned
and treated with a hard-wearing protective coating.
2.3.7 Recycling
Appropriate recycling facilities will be provided and through effective
town centre management the removal of waste will be carried out in a
timely and efficient manner.
Figure 74 New ground floor finish is robust paving
2.3.8 Biodiversity
Biodiversity will be encouraged by creating habitats on the areas of flat
roof that are not set aside for terraced seating; these will consist of a
mixture of green and brown roofs. Water will be collected for keeping
these areas well maintained in dry weather, and by their nature they will
help to mitigate run off during times of severe wet weather.
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2.3.9 Use
The plan proposes a mix of uses including A1, A2, A3, B1, D1 and D2.
The ground floor of the building will retain its current primary function as
a market, the first floor will contain a mixture of retail and office/retail
space and the second floor will be primarily for office and workshop use
in keeping with plans to provide incubation space for start-up
businesses.
Art and performance uses will be integrated alongside the primary uses
of the space. Beneath the central staircase there will be a
stage/performance space, this will act as an auditory hook to draw
people into the market and will allow evening performances. The space
created by the installation of bay windows on the first floor will be used
as an art gallery.
The corner building will house a restaurant on one floor with the other
floors given over to community or leisure use. We will investigate the
potential for the relocation of the ‘LBH one stop shop’ from its current
site in Apex house to the new space available in the Wards Building,
giving LBH an improved presence within this diverse community.
This will bring the total usable indoor space of the site up to 3680 m2.
Please see proposed plans drawing number 011-014 for exact
breakdown of areas.
Figure 75 Proposed new frontage to the site
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2.3.10 Market Units
The existing market units will be rearranged and rebuilt to conform to all
current building regulations, taking special notice of fire safety and
security. The final details of the layout will be finalised in collaboration
with West Green Road/Seven Sisters Development Trust as market
manager and the traders leasing the space, within the borders set out on
the floor plans submitted with this application.
On the second floor of the market it is proposed that there are small
incubation spaces for fledgling businesses, so that start-up’s can be
given the opportunity they need to prosper. This will include desk space
to hire at a reasonable per hour price, and offices to rent on a monthly
basis.
See appendix 1 for reference to London plan point 4.9 re small business
and start- ups.
2.3.11 Terraces & Roof
The two terraces on the first floor will be attached to cafés/restaurants so
that English summers can be enjoyed to their full with outdoor dining.
These both face the rear of the site which is significantly sheltered from
the traffic noise on the High Street.
The large flat roof over the rear of the market will have a green/brown
roof to promote biodiversity on the site.
Figure 76 Render showing the new roof terrace and green roof
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2.3.12 Crime Prevention by Design
The development will be designed, in conjunction with the Police and the
British Transport Police, to reduce opportunities for crime, especially
around the Station entrances.
The need to improve the negative perception of public safety, and
reduce the opportunities for crime, both in and around buildings, and
improve access and security around the underground entrances, are key
considerations in the proposed regeneration of the site. Although there
would be the need to secure agreement with London Underground, it is
considered that the potential to develop a single and safe entrance and
concourse at pedestrian level, to replace the existing arrangements,
should be investigated.
While the crime figures for Tottenham are no higher than those in similar
parts of Haringey, fear of crime is often cited as one of the top concerns
of local people. The plan will decrease crime, fear of crime and antisocial behaviour at Seven Sisters improving the happiness and quality of
life for local people.
The extended morning and evening opening times, increased street
presence of the businesses, the creation of a night-time economy, and
the redesigned public realm will mean more people overlooking the area
outside the Wards Building, making people feel safer and decreasing
anti-social behaviour.
The West Green Road/Seven Sisters Development Trust’s model of
community investment will create a strong sense of ownership of the site
and will encourage both customers and traders to take better care of the
site and discourage anti-social behaviour.
In its role as market manager the Seven Sisters Development Trust will
make available support and training for lease holders to reduce their
individual energy consumption.
Figure 77 View of the market from the south side of Seven Sisters Road and the
High Road
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2.3.13 Sustainability
A heritage-led approach need not solely be about restoring the original
features of the building. The plan will see Wards Corner become an
exemplary model of environmentally friendly retrofitting, bringing the
building up to the highest energy efficiency standards and employing
innovative energy saving and recycling technologies.
We will improve the insulation and air tightness of the building, reducing
heat loss by approximately 75% and allowing for the implementation of
a controlled ventilation strategy. We will explore the potential to generate
renewable energy on site and liaise with TFL about utilising the warm air
escaping from the subway.
The building will be retrofitted throughout with internal insulation to the
front elevation, therefore exposing the original brickwork and in keeping
the character of the conservation area. The rear elevation will have
external insulation added covered with a render finish. The roofs will also
be insulated, internally to the front and externally to the rear flat roof,
allowing for a green roof to be added. A full structural survey will be
carried out beforehand to ensure the additional loading is accounted for.
By incorporating the wishes of the local people we will ensure that The
Community Plan is also socially sustainable. The economic landscape of
the area has also been taken into account and this plan expands on it
and strengthens it, by providing business promotion and support, as well
as small affordable premises for start up businesses.
2.3.14 Lighting
The addition of the light-wells in the first floor will bring natural daylight to
the ground floor level further reducing the energy demands of the
building, as less artificial lighting will be needed. All new artificial lighting
will be energy efficient.
2.3.15 Deliveries & Waste Management
There will be a designated waste area to the rear of the market enclosed
to provide a better quality external space, with separate bins for
recycling which will be actively encouraged on-site.
Access for deliveries will be managed so as to ensure a smooth flow of
traffic and less disruption in the internal market area during peak hours.
A delivery and waste management programme should clearly set out
recycling strategies, times of delivery and waste collection etc making
the logistics of the process as efficient as possible and lowering the bills
of the traders. The rules are to be further outlined in conjunction with the
WGSSDT (The Development Trust)
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2.3.16 Access
The existing access is through double and single doors that provide a
level threshold.
The access to the market will be improved with the addition of automatic
doors at the main entrance. Level thresholds will be maintained and
vertical circulation will have both generous stairways and lift access. All
facilities in the restored market will be DDA (Disability Discrimination
Act) compliant. Extra secure bike storage will be provided at the front
and rear of the site as part of the public realm improvements.
2.3.17 Site Management
The West Green Road/Seven Sisters Development Trust will lease the
building from TFL and will be responsible for managing the market. The
Trust will employ a team of full and part-time members of staff to
manage the space. The Trust aims to empower local people giving them
an active role in the management of the site, fostering community
participation and an increased sense of ownership and pride in the area.
Please refer to the business plan for the Development Trust in Chapter 4
which contains more detail on the aims of the Trust and its strategy for
managing the site.
Figure 78 View of the restored staircase
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2.3.18 Construction Stages For Ward’s Department
Store
This restoration will be phased to allow for trading to continue on the
site. The Seven Sisters Development trust will employ an experienced
construction manager to oversee the construction process. Below is an
overview of the anticipated phasing of construction (See figure 52
below).
Stage 1
- Make improvements to the signage for the existing market, improving
footfall and visibility of the market to passers by.
- Restore the corner building
Stage 2
- Temporarily move traders into the corner building
- Restore the remainder of the building installing bay & dormer windows,
chimneys, light-wells and grand staircase. Finish layout and fitting on
ground floor.
Stage 3
- Move traders back into the market and move new tenants into the
corner building.
- Finish fitting first and second floor and move new tenants in.
Stage 4
Restore frontage with new shop-fronts, restore existing architectural
features and install new awnings.
Make improvements to the public realm, lay new paving and install new
kiosks at Seven Sisters Station entrances.
- Support local businesses to settle back into their new accommodation,
organize events and promote the market.
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Figure 79 Phases of
development
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2.3.19 Context: Wider Vision
The Wards Department Store forms one part of a much larger retail area
and as such cannot be considered as an exclusive site. While this
application is specifically for the Wards building it must be viewed in the
context of the emerging Master Plan that addresses the wider site,
including the land specified in the Wards Corner/Seven Sisters
Development Brief.
Please refer to the Preliminary Master Plan documents submitted with
this application (fig. 80 –85) for a sense of the direction and scale of the
vision that the West Green Road/Seven Sisters Development Trust and
the Wards Corner Community Coalition have for this part of Tottenham.
Bridges
These railway bridges can be utilised for signage promoting the new
square, thereby assuming a physical gateway function with the added
advantage of improving the quality of the spaces beneath the bridges
due to the necessary general maintenance work required for upkeep.
Proposed works at South Tottenham station should improve the
appearance of that bridge, hopefully to tie in with concurrent
improvements to the West Green Road bridge. The railway bridge over
the High Road is scheduled for replacement late in 2013.
The wider vision also suggests using the railway bridges leading to the
site, on Seven Sisters Road, the High Road and West Green Road as
‘gateways’ by working with local artists and schools to create artistic
interventions creating interest as you approach the site.
Apex House
The wider vision for the site proposes densification at Apex Corner
providing provision for much needed social housing, with commercial
space on the ground floor.
Strategy
Within the wider vision we see that the development trust will provide a
framework for improvements and densification to the existing housing
stock, as well as seeking out development partners to carry out further
regeneration in the area outlined in the development brief.
The areas identified for housing in the wider vision have been carefully
selected so as not to remove existing homes or businesses, these are
Apex corner and at the seven sisters rail station and the car park beyond
(refer to drawing M5), these proposals will need to go through further
consultation with local residents, and the development trust is happy to
work with the council and local people and stakeholders to ensure the
most appropriate solution is found.
Additional information on improving the rear of the buildings is to be
outlined, such as additional access, additional shops at the back
oriented towards the proposed square with the added benefit of
overlooking the square to allow natural surveillance.
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Figure 80 Proposed urban
realm strategy – phase 1
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Figure 81 Urban realm strategy -
phase 2
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Figure 82 Proposed
urban realm strategy -
uses
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Figure 83 Proposed
urban realm strategy -
Sections
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Figure 84 Proposed urban
realm strategy – improved
elevations
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Figure 85 Proposed
improvement to bridges to
Wards Corner – by Gemma
Seddon (Local Artist)
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2.7.3 Public Consultation Strategy moving forwards
Wards Corner Community Coalition and the West Green Road and
Seven Sisters Development Trust are committed to engaging the public
to best inform the future plans for the area. As a group they have gained
a vast amount of experience with public engagement, which puts them in
a good place to continue.
The objectives of the development trust and how it will be run will be the
next focus of engagement.
Figure 86 Wards Corner Coalition member talking to the general public about the
campaign
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CHAPTER 3: The
West Green Road and
Seven Sisters
Development Trust
Figure 87 Strategy for the
future of the development
trust
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The trust and its objectives are an outline at this stage and will be
developed by wide consultation with local stakeholders.
3.0 Introducing the West Green Road and Seven
Sisters Development Trust
The West Green Road and Seven Sisters Development Trust, was set
up in 2008 and is registered in England and Wales (number 06645798).
The trust will employ staff who will be paid for by the running of the
market. It is envisaged that there will be a board responsible for steering
the direction of the trust and adding a further level of accountability to its
operations.
The Wards Corner site presents us with an opportunity to engage in a
better way of managing a space. Over the last 10 years new
approaches, including innovative mechanisms for community ownership,
management, development and planning, have been encouraged and
are now culminating under the heading of The Big Society. The trust will
investigate these new approaches and implement them where possible
and appropriate.
3.1 The Trust’s Objectives:
To promote the West Green Road and Seven Sisters area as the
´Gateway´ to a multi-cultural rich, diverse Tottenham.
To promote, support and facilitate the local community to take part
in and deliver this vision.
To acquire, hold and manage assets, and actively seek out
opportunities to deliver regeneration within the West Green
Road/Seven Sisters area for community benefit.
To promote social enterprise and sustainable economic
development via supporting local business, start-up’s and facilitate
training.
To manage Seven Sisters Indoor Market, and the surrounding
public realm.
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This will include:
Establishing a community-led development with social, environmental
and economic sustainability of the area as its main driver; creating
opportunities for the local community to be part of the development…
Connecting and partnering with local, London-wide and international
networks for the benefit of promoting the best interests of the local
community.
Engaging with the community via events, publications and meetings in
order keep local people well informed and involved with the project.
Exploring the possibility of allowing the local community to buy shares in
the project, in order to create a strong community of people invested in
its future and to cushion traders from falling profits when rents rise.
This will include;
Actively seeking out avenues to deliver community-led development in
the area, by approaching Responsible Social Landlords to work in
partnership to provide social housing in the West Green Road and
Seven Sisters area.
Working with all businesses and land owners on the Wards Corner site
brokering partnerships to ensure they commit to enhance the area, work
within agreed Trust covenants and contribute to the costs of upkeep of
the site including the active management of the nearby public realm via
a Town Management Team.
Working in partnership with a consortium of investors – which may
include local small and medium developers – accessing finance from the
open market for development of the Wards Corner site plus subsidy from
specialist funders.
To acquire, hold and manage assets, and actively seek out
opportunities to deliver regeneration within the West Green
Road/Seven Sisters area for community benefit
To promote the West Green Road and Seven Sisters area as the
´Gateway´ to a multi-cultural rich diverse Tottenham. To promote,
support and facilitate the local community to take part in and deliver
this vision.
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This will include:
Providing support to local businesses on how to improve their existing
premises and methods of operation to increase trade.
Encouraging social enterprise, through connecting with existing
organizations already performing this function (The Selby Trust, The
Enterprise Centre 639 High Street, Bernie Grant Enterprise Centre).
Working in partnership with other existing organizations (Tottenham
Traders Partnership (TTP), Federation of Small Business (FSB), London
Borough of Haringey (LBH)) to promote Tottenham and all the
businesses within, as a multi-cultural rich diverse destination.
Establishing and managing a Business Incubation Hub.
Creating regular networking opportunities where the existing and start-up
businesses can share knowledge and experience for mutual benefit.
This will include:
Seeking a minimum 40 year lease with TFL for the management of the
existing market and the upper floors, with a view to retrofitting and
expanding the market for community benefit. A long term lease will be
necessary to make the retrofitting of the market financially viable,
enabling for a reasonable payback time on investment. This will be
informed and developed by negotiations with TFL and based on the
costs associated with the works.
Improving street presence and indoor amenity in the market to increase
footfall and bolster profits thus allowing for the current business to
expand and hire more local staff.
Setting the first two floors of the corner building aside for leisure and or
dining use in order to increase the footfall in the building and to further
reinforcing the site’s identity as a destination venue.
Establishing a Community Hub on the second floor of the corner
building, allowing for various groups and clubs to gather for events and
meetings. The Community Hub will have strong links with the Business
Incubation Unit (also on the second floor) . We anticipate that the two
groups will be able to offer each-other a great deal of support.
The aim will be to allow the current market licence holders to remain in
the market.
To manage Seven Sisters Indoor Market, and the public realm
surrounding it.
To promote social enterprise and sustainable economic development
via supporting local business, start-ups and facilitate training.
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Art Gallery - There will be an art gallery on the first floor to promote the
work of local artists. This will be run by a part time curator. Openings to
exhibitions will bring people into the market further promoting it as a
cultural destination. There will be opportunities for artists and artisans to
work in the market providing them greater outreach into the community.
Stage - The area beneath the central staircase will be a stage, to
showcase and support local talent. This will act as an auditory hook in
the day to draw people in and with evening performances, create a
convivial atmosphere after dark.
Public Realm - The curtilage will be designated as a seating area and
will aim to minimise street clutter thus allowing for ease of access to the
market. The up-keep of this space will provide another source of income
for the trust and enable scope for providing training and workplacements.
3.2 The Legal Structure
The legal requirements that apply to the Trust will be dependent on the
Community agreeing on the objectives of the trust as outlined in this
document. From initial research and advice from other similar
organisations (Brixton Green, Creation Development Trust, Locality and
Wessex Community Assets LTD) the legal structure can be tailored to
meet the objectives of the trust based on an agreed business plan.
3.3 Tenure
A long term lease of at least 40 years is required by the trust for all parts
of the old Wards Department Store (currently owned by TfL). This will
ensure that the investment put in to deliver the restoration will be
recouped by the running of the expanded market.
It is envisaged that the Trust will offer 1, 5 and 10 year leases for units
on the ground floor of the market. For units on the first floor the Trust will
offer flexi/short term, 6 month, 1 year and 2 year leases designed to
facilitate start-up businesses. Leases for the corner building will be
negotiated on an individual basis. The second floor will be let in a more
flexible manner with a sliding scale membership to the hub dictating the
amount of space and time allocated, ideal for new and digital
enterprises.
3.4 Community Development
Currently there are a number of organizations offering community
development in the area. These range from local residents associations,
to third sector organizations (The Selby Trust, The Enterprise Centre
639 High Street, Bernie Grant Enterprise Centre). and business
promotion groups (Tottenham Traders Partnership (TTP), Federation of
Small Business (FSB), London Borough of Haringey (LBH)). The Trust
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would look to work in partnership with existing organizations in the area,
for mutual benefit rather than compete to provide the same services.
3.5 Pricing
The Trust has a commitment to the existing licence holders to keep their
rent fair and reasonable. At the moment the rate per square foot
increases for a unit with a street frontage and is more reasonable if your
unit is inside.
There have been attempts to contact TFL to ascertain the rental price for
the existing market and the ground floors to no avail, so based on
current rental paid by existing stall holders we have taken a worse-case
scenario (assuming high overheads) to base the rent of the market on.
The salaries of staff and other overheads have then been included to
determine the per square foot price, allowing for decreasing in value as
travelling inwards and upwards in the new market.
Based on current assumptions it is hoped the rental value will not be
subject to further increase, however once market factors are better
established this may change.
3.6 Visual coherence
The management team will ensure that the rules governing the
appearance of the various market stalls is in accordance with the terms
set out with and agreed by the Development Trust.
The waste management and deliveries to the market will be controlled to
ensure smooth running with least disruption to customers also adding to
the de-cluttering of the space.
3.7 Opening hours
Opening hours will be extended, both in the morning, to take advantage
of the large volume of foot traffic as people go to work, and in the
evening to encourage a night-time economy in the area. The market will
also be open on Sundays, to facilitate leisure shopping and browsing of
art, and organized cultural events.
The design accounts for this and allows for parts of the building to be
closed while others remain open facilitating the early and late opening
times of the restaurants and cafés working alongside the shorter opening
hours of the first and second floor office and workshop space.
The opening times will be finalised by the market manager in
collaboration with the traders and LBH, however suggested times are;
Monday to Friday 7am – 11pm
Saturday and Sunday 9am – 11pm
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3.8 Suggested Staff Members Needed
Below are suggestions for roles to be fulfilled to ensure the trusts
objectives are achieved.
Managing Director
Will be responsible for the day to day running of the trust liaising with
board members, and connect with local, London-wide and international
networks for the benefit of promoting the best interests of the local
community.
Market Manager
To ensure the efficient running of the market to collect the rent from the
stall holders, to pay all the invoices and bills associated with running the
market.
Business Support and Promotion Manager
To facilitate business support in the West Green Road and Seven
Sisters area. Manage the Business Incubation Hub in the Market,
Promote social enterprise as a sustainable economic model of business
development, ensure that the latest developments in sustainable
economic models are fed through to the local businesses.
Facilities Manager
To ensure the facilities of the market are kept in good order, arrange
everyday and preventative maintenance of the market building and
public realm remit. Ensure that current Health and Safety regulations are
adhered to, Responsible for managing the energy use of the building,
and implementing energy efficient training and initiatives
Caretaker
To carry out the care-taking and cleaning duties of everyday,
preventative and scheduled maintenance on the market building and
public realm remit, as outlined by the Development Trust.
Arts And Events Co-ordinator
To maintain a vibrant array of cultural activities in the market including
music events and art exhibitions and openings. Work in partnership with
existing arts organizations and artists and musicians in Tottenham to
promote local art and music. To promote all events widely so as to
increase the visibility of the market as a cultural destination
3.9 Development Partners
The likely current partners include:
- Commissioned architects: House design, East, Glasshouse,
Local Architects.
- Pueblito Paisa, Multicultural Traders Association,
- Tottenham Traders Association (TTP)
- The Federation of Small Businesses (FSB)
- London Borough of Haringey (LBH)
- Local Social Housing Providers
- Local Developers
- OPEN Dalston Limited public interest company
- English Heritage
- Wards Corner Community Coalition (WCC)
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3.10 List of Advisors
The Trust has been working with Locality to gain support and advice to
guide the formation of the trust. In addition the Trust has also sought
advice from:
- Civic Voice
- New Economics Foundation
- Various Iberian-American Consulates/Embassies
- Pedro Achata Trust
- Locality
- Planning Aid for London
- Wessex Community Assets
- London Forum
3.11Sourcing Finance
The Market will be self sustaining providing employment to the various
staff responsible for the upkeep and promotion of the market as well as
those providing business support.
The main expense will be the restoration of the market, for which finance
will be sought.
The Trust hopes to generate at least 50% of necessary capital from local
investors and possibly community shares, allowing the greatest buy in
from the local community.
Through the wide coalition of partners, some of whom can bring
investment finances of their own, further funding will be sought from
heritage, regeneration, crime reduction, artistic, national governmental
and European union sources.
The breadth of the partnerships and interest groups set to benefit from
this development. – with sustainability and community involvement at its
heart – makes securing funding more likely.
A provisional costing has suggested the vision may cost up to £13m.
Further detailed work on the means of delivering the project is needed.
The trust is interested in pursuing a community-build approach,
increasing opportunities for training to be facilitated as part of the work,
helping to reduce costs and increase community participation and
improve the skills base in the area.
We are in touch with organisations that can provide funding for feasibility
studies. A further financial breakdown is available to partners but due to
the sensitive nature of this information it is not published here.
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CHAPTER 4:
The Wards Corner/Seven
Sisters Underground
Development Brief (2004)
Principles for
Development, and how
this Scheme Responds.
Figure 88 Boris Johnson and the traders with WCC in the abandoned first floor of the market Figure 88 Boris Johnson visiting the market talking with
traders and WCC
representatives
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4.0 Development Principles
This section explains how the community plan
satisfies the development principles from the LBH
Wards Corner / Seven Sisters Underground
Development Brief 2004.
Each box contains a development principle and the
following text responds to the principle in question
and directly addresses how the community plan
meets it.
Figure 89 A brief site analysis presented in the development brief, the blue shaded areas are the areas covered b
y
the development brief
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The Community plan restores the existing historic building that is already
a landmark in the area. This will reinforce the sense of place and
belonging that people already feel. As with the Ritzy cinema in Brixton,
a well restored and used historic building lends itself very well to creating
a ‘gateway’.
The wider vision also suggests using the railway bridges leading to the
site, on Seven Sisters Road, the High Road and West Green Road as
‘gateways’ and, by working with local artists and schools, to create
artistic interventions which will stimulate interest and a strong sense of
place as you approach the site.
The wider vision for the site proposes that a new building at Apex Corner
provides provision for much needed social housing, with commercial
space on the ground floor.
- “Development must provide an attractive and high quality
landmark and gateway to the Seven Sisters/Tottenham
High Road area.”
The site’s visual prominence provides a great opportunity for an
imaginative development. On Wards Corner a development of 5-6
storeys in height may be appropriate, stepping down to three storeys
on Suffield Road. On Apex Corner there is scope for a higher,
landmark development, taking the opportunity presented by a corner
site.
The treatment of the roof line will be particularly important. There
should, however, be a symmetry and consistency of architectural
treatment across Seven Sisters Road, which together should act as a
gateway into the Bridge community area. A public feature of equal, or
preferably greater, landmark merit as the clock tower should be
included and the public lavatories should be replaced.
At the Seven Sisters Underground there is potential for an ‘airights ’
development (that is over the station) which also brings the station
entrance further forward towards the street. Development here could
be around 4 storeys in height.
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The community plan retains the existing small independent businesses
on the site, as well as existing residential accommodation. Through the
delivery vehicle of the development trust the existing buildings and
environment will be improved. This will be delivered in 3 areas;
Restoring the existing market providing a better amenity for businesses
to operate out of, encouraging better use of the space, and providing
additional space for businesses to grow and for more businesses to
move into the space. There will also be a hub space on the second floor
(with cheaper rents) allowing small start up businesses to rent a desk
(similar model to the Westminster Hub).
Creating support and guidance for existing businesses in the town centre
area to improve their premises, in line with the restoration conservation
approach outlined in the wider vision, details of delivery of business
support can be found in Chapter 5.
Within the wider vision we see that the development trust will provide a
framework for improvements and densification to the existing housing
stock, as well as seeking out development partners to carry out further
regeneration in the area outlined in the development brief.
The areas identified for housing in the wider vision have been carefully
selected so as not to remove existing homes or businesses, these are
Apex corner and at the seven sisters rail station and the car park beyond
(refer to drawing M5), these proposals will need to go through further
consultation with local residents, and the development trust is happy to
work with the council and local people and stakeholders to ensure the
most appropriate solution is found.
- “New development should regenerate and improve the living
and working environment and make best use of the
opportunities presented by the site.”
The area is run-down and the buildings on the Wards Corner site in
particular, are in need of physical renewal. However, the former
Wards department store building itself is considered to have
considerable architectural merit and any development scheme should
reflect, and retain, the architectural features of the store where
possible. Any new development on the site should take the
opportunity to reduce the opportunities for crime, by embracing the
concepts set out in the police’s “Secured By Design”.
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The Community plan restores the existing historic building on the site,
which is already a landmark in the area. This in turn reinforces a sense
of place and helps to tell the story of the local area, enabling the people
living here to read the story of how the area became what we know
today.
The existing building once restored will greatly enhance the conservation
area, its locally listed status is testament to that.
By having restoration as the first move in the regeneration of the area it
sets a precedent for new additions to be sensitive to the conservation
area designation.
- “Development must enhance the Page Green Conservation
Area.”
The buildings at Wards Corner make only a neutral contribution to the
character and appearance of the conservation area, (although the
Wards store itself has considerable merit). National policy PPG15
“Planning & the Historic Environment”) sees such sites as a spur to
high quality, imaginative development. Page Green itself has the
potential to be an attractive open space which has the opportunity for
environmental enhancement and much improved links to the Wards
Corner area.
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The opportunity for modern design will be taken by using cutting-edge
sustainability techniques as the vanguard for the restoration of the public
realm and the treatment of the street, the new entrances to the
underground station will complement the restored historic building.
All work to restore the existing buildings will improve the building fabric
to improve the thermal comfort of the buildings (to passive house
standard or as close as practical), reducing energy consumption and
preventing future fuel poverty as fuel costs continue to rise.
It is hoped that the areas of development on Apex Corner and at the
Seven Sisters rail station and the car park beyond (refer to drawing M5),
will be of modern design, adding high quality juxtaposition to the
surrounding historic buildings, albeit with careful respect paid to
appropriate scale and massing. The community plan returns a strong
architectural presence through restoration, with a bold and creative
interior and modern, sustainable technology.
The restoration of the existing building is the most sustainable solution
as the majority of the building materials are on site and only a relatively
small amount of material needs to be brought to site as compared with a
full demolition, where all of the material needs to be removed and
replaced with new materials. The embodied energy in this process is
reduced by a restoration led approach to development.
- “Buildings should be of a distinctive and imaginative modern
design with simple and robust detailing to provide a low
maintenance and sustainable solution.”
On this side of the High Road there is a lack of strong context at this
point. This provides the opportunity for bold and creative design.
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Historic restoration is the cornerstone of the treatment to the frontages,
improving the appearance of the area and empowering the local
community with an improved identity expressed through built form.
The existing variety and interest of the businesses will be managed to
improve the experience of the public and customers, promoting growth
within the existing local economy.
The improvement to the public realm is an essential element to the
success of this initiative and the development trust will work diligently
with the council and TFL to ensure this is carried out.
The extended opening hours will create a night-time economy creating a
busier street scene and improving the safety of the area.
- “Development should include active frontages, and visual
variety and interest, onto the West Green Road, High Road and
Seven Sisters Road frontages.”
Maintaining activity of the street will be particularly important, in
particular more uses that are open in the evening looking out onto the
street.
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By restoring the wards store and market building we are preserving a
building of unique character; similar styled buildings further along the
High Road create a visual link, strengthening the historic distinctiveness
of Tottenham.
Local businesses will be preserved and supported allowing the diversity
of small independent shops in the area to prosper. Additional space will
be made available for local businesses to set up bringing additional
diversity to the retail experience at Seven Sisters. The hub space will be
available for cultural and community activities, allowing greater
appreciation of the rich diversity in the area
The Development Trust will actively promote the diversity of the area to
raise its profile as a destination for shoppers and visitors.
By restoring the market building we are preserving a building of unique
character that also has the same style further along the High Road
creating a visual link strengthening the historic distinctiveness of
Tottenham.
Local businesses will be preserved and supported allowing the diversity
of small independent shops in the area to prosper.
Additional space will be made available for local businesses to set up
bringing additional diversity to the retail experience at Seven Sisters.
The hub space will be available for cultural and community activities,
allowing a greater transparency of the rich diversity we have in the area
The Development trust will actively promote the diversity of the area to
raise its profile as a destination for shoppers and visitors
- “Development should take its cue from the richness and
diversity of the communities and small shops in the West Green
Road area.”
This diversity is one of the great strengths of the area. The
development should add to rather than detract from this richness.
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PUBLIC ART – at bridges – in the market a gallery space will be created,
open to the public and encouraging people up onto the first floor
Public art will be installed at the bridges leading to the site, this will
consist of light sculptures and treatments, helping to create excitement
as pedestrians and motorists arrive, this will also have the added benefit
of illuminating areas that are currently very poorly lit.
In the market a gallery space will be created on the first floor,
encouraging movement within the market.
STREET – to be coordinated with TFL’s plans so as not to duplicate
work, Development Trust to ensure wide community participation in
consultation.
CLEAR BUILDING LINE – the restoration of the existing building
protects the existing building line.
- “Development should include significant and co-ordinated
improvement to the public realm, including public art and street
trees. A wide pavement and clear building line along the High
Road should be maintained.”
The current wide pavement and street tree cover, with opportunities
for forecourt seating, is a strong positive feature of the area. The
existing Wards Corner building line should be retained, so far as is
possible, in order to maintain this sense of space. Mature trees
should be protected where possible, and additional hard and soft
landscaping introduced. The air duct for the underground is subject to
graffiti and should be replaced or improved, if possible.
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Our current commitment in the UK stipulates that we must reduce our
emissions by 80% of 1990 levels by 2050, we also expect that at least
80% of our existing building stock will still be with us at that time.
Haringey Council’s 40/20 pledge to reduce emissions by 40% by 2020 is
an additional target.
We therefore have a great opportunity with the sensitive restoration of
this building to showcase how we can make old buildings perform well,
without losing character. With restoration of the building we also reduce
all of the onsite carbon emissions associated with demolition and new
build.
Restoration and retrofitting of the market, a public building where people
can see for themselves the installation and implementation of green
technologies and building management strategies, provide very tangible
access to best practice.
Provide proper recycling facilities and through effective town centre
management manage the removal of waste.
Restoration and retrofitting of market a public building where people can
see for themselves the installation and implementation of green
technologies and building management strategies, providing a very
tangible access to best practice as well as becoming a pioneering tool
for building improvement in the area.
- “Development should incorporate the principles of
sustainable design including use of waste and recycling.”
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Although it would be a matter for London Underground, improvements
could involve excavating a new concourse, with an entrance onto the
street frontage, or alternatively a lightweight street level structure on top
of the existing concourse and station entrances.
The West Green Road and Seven Sisters Development Trust is
committed to pursuing the development of the area which would include
the improvements to Seven Sisters Overground Station.
Furthermore, there is the agenda to extend the opening hours of the
market and other potential businesses on the site as it will contribute to
further pedestrian use around the site whilst reducing the impact of any
possible negative perception of public safety.
- “Development must be designed, in conjunction with the
Police and the British Transport Police, to reduce opportunities
for crime, especially around the Station entrances.”
The need to improve the negative perception of public safety, and
reduce the opportunities for crime, both in and around buildings, and
improve access and security around the underground entrances, are
key considerations in the proposed regeneration of the site. It is
considered that the potential to develop a single, and safe, at grade
pedestrian entrance and concourse, to replace the existing
arrangements, should be investigated.
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The Community Plan, as it focuses primarily on the Old Wards Store
building does not address the improvement of the interchange between
the overground and underground directly as it is not within the boundary
of the site. However the addition of glazed double doors to the rear of
the market does allow for access to be created in the future, which
could be part of a new thoroughfare of pedestrians through the market
as a route from the overground to the underground station, this increase
in footfall would also bolster sales and the visibility of the market.
- It should improve access to the Seven Sisters Underground
and Overground Stations, and achieve improved interchange
between them. To achieve this, comprehensive development is
promoted.
Seven Sisters underground station is programmed to be refurbished,
under the public private partnership, in due course, with works likely
to include CCTV, help points, escalator modernisation, access
improvements, etc. The timetable is not known at this stage. The
Brief must be seen in the context of the plans of London
Underground and the franchisees (Metronet’s). However,
development of the site should be seen enabling development, with
a view to improving underground access at ground level. Financial
contributions to go towards these improvements will be secured by a
planning obligation. Piecemeal development will be resisted.
Although it would be a matter for London Underground,
improvements could involve excavating a new concourse, with an
entrance onto the street frontage, or alternatively a lightweight street
level structure on top of the existing concourse and station
entrances.
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Transport for London (TfL) are responsible for both Tottenham High
Road and Seven Sisters Road. As these have higher speeds and more
accidents, as well as creating an unfriendly pedestrian environment. The
gyratory system is being phased out; this is due for completion by 2014.
- “The development should consider improvements to
pedestrian access and safety in the area. Returning the
gyratory to a two-way flow may facilitate this.”
Transport for London (TfL) are responsible for both Tottenham High
Road and Seven Sisters Road. It is their policy to phase out gyratory
systems, as these have higher speeds and more accidents, as well
as creating an unfriendly pedestrian environment. Although outside
the remit of the Brief, studies have been undertaken by TfL, in order
to identify potential modifications to the gyratory system, as part of
the Tottenham International Development Framework. The study will
determine the feasibility of this proposal.
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The existing improvement plans proposed by TFL as part of work to
remove the Gyratory System will be integrated into and supported by
work undertaken as part of the implementation of the Community Plan.
Although it would be a matter for London Underground, improvements
could involve excavating a new concourse, with an entrance onto the
street frontage, or alternatively a lightweight street level structure on top
of the existing concourse and station entrances.
The West Green Road and Seven Sisters Development Trust is
committed to pursuing the development of the area which would include
the improvements to Seven Sisters Overground Station.
The interchange between the underground and overground stations is
considered a key challenge and opportunity of the site.
- “Development should include improved bus waiting and
interchange facilities”
This is an important interchange between tube and bus, and
opportunities should be investigated as to how this interchange
could be improved, for the benefit of all passengers.
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The Community Plan proposes to retain the existing parking to the rear
of the market. This is mainly used for traders and customers and
therefore would not increase the parking for residential use. Access to
the car park at the rear of the market will continue to be from Suffield
Road.
- “Some public car parking for the shopping centre should be
retained. Private car parking should be minimised.”
At Westerfield Road the car park is already being reduced in size, by
about half, due to London Underground development. As West
Green needs to retain sufficient shoppers car parking, it is not
envisaged that it will come forward for development in the short term.
Any retail car parking should be shared parking for the centre as a
whole.
The Councils’ maximum parking standards in the replacement
Unitary Development Plan apply and car parking should be kept to a
minimum given the site ’s excellent public transport accessibility. The
Council would consider “car-free” housing, controlled by legal
agreement, in this location. Parking for the residential units behind
Apex House will not be affected. Minimum disabled persons and
cycle parking standards should be met. All servicing for the Wards
Corner site should be from Suffield Road and not the High Road.
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The plans by TFL go a long way to improving pedestrian and cycle
safety.
We propose widening of the pavement on Seven Sisters Road on the
north side where the shops are, reducing the pavement on the south
side where much less activity occurs and improving, widening and
landscaping of the east side of the High Road between the junction of
Seven Sisters Road and down to South Tottenham Rail Station.
This would vastly improve the pedestrian journey to and from the rail
station as well as creating a pleasant view up the High Street from the
bridge to the south.
Cycle paths will be incorporated into the development where agreed with
local stakeholders and TFL. Secure cycle parking should be
incorporated.
- “Development should give priority to pedestrians and
cyclists.”
The proposals must emphasise sustainable modes of transport,
including facilities for cyclists and retaining existing streets as
through routes.
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The Community Plan proposes to have level thresholds at every
entrance point to the market, and the addition of new lifts will ensure that
access is equal for all throughout. The external terraces will also provide
level thresholds so that the new first floor amenity can be enjoyed by all.
The improved daylighting and new lighting layout will improve the light
levels in the space improving legibility for the elderly and the visually
impaired.
- “Development should be accessible to all.”
The development should be accessible to the whole community
irrespective of age or disability. (see Haringey Council’s SPG4
“Access for All – Mobility Standards”.)
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The Community Plan with its restored historic building will be a great
asset in achieving the visibility of the West Green Road and Seven
Sisters District Centre. The Development trust will work to promote the
area therefore supporting its vitality and growth.
The old Wards Store will continue to be predominantly used for retail and
services, with the addition of a hub working space for start ups, an art
gallery on the first floor and a stage on the ground floor that will create
a much needed focal point for local artists and performers.
The Masterplan outlines where we anticipate residential densification
can occur, without the need for the costly demolition of a much loved
heritage asset. The development trust is committed to working with
responsible social landlords to achieving housing development that is
within the reach of local people and affordable.
The development trust suggests the relocation of the one stop shop at
Apex House to inside the restored market. This would have a multitude
of benefits including providing Council services with a visible place for
outreach and support for local people, reasonable rent and the use of
the community facility to hold events.
- “The development is suitable for a range of land uses,
including retail uses to promote the vitality and viability of the
West Green Road/Seven Sisters District Centre.”
Development should be for a vital mix of land uses. As a District
Centre, development suitable to its scale and function would be
welcomed, providing it fulfils a qualitative need. Replacement of the
indoor market, although outside the remit of the Brief, would be
welcomed.
Housing is suitable as part of the range of uses, especially at above
ground floor level. Any housing lost on Suffield Road through change
of use following the proposed conversion to mixed use should be
replaced as part of the overall scheme. Affordable housing, meeting
the needs of the borough will be secured, although it is unlikely that
pure social housing would be sought. Key worker or shared
ownership would be encouraged, which is supported by the
Tottenham High Road Strategy. The amount of affordable housing
should be in accordance with the policies of the Council, but will take
account of the other planning benefits being enabled by the
development and of commercial viability.
The One-Stop-Shop at Apex House should be retained or replaced
as part of the development, as this provides a vital service to the
Tottenham area, albeit with a greater street presence than is
currently the case and part of the structure given over to housing.
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The Community Plan would rather work with local stakeholders for
mutual benefit than rely upon compulsory purchase orders to achieve
comprehensive development of the site. This approach is guided by the
view that the existing market and businesses are an asset from which to
grow, rather than a problem.
- “Development of the Wards Corner Site should take place
comprehensively secured by compulsory purchase if
necessary.”
The objectives of the brief, in particular improvement of the
underground and providing new retail facilities, are highly unlikely to
be achieved by piecemeal development of the Wards Corner site.
Although it is likely that the landowners will co-operate to secure this,
compulsory purchase cannot be ruled out.
The entire Bridge NDC area was declared a Housing Renewal Area
in 2003. Housing Renewal status provides the Council with additional
powers for land clearance and forms part of the renewal strategy to
regenerate a particular rundown area.
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Appendices
Appendix 1:Policy Context
Appendix 2: Consultation document
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Appendix 1:Policy Context
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Policy Context - Introduction
This document reflects on the compatibility of the Community Plan with
the current policy climate.
The following London Borough of Haringey policy documents have been
considered in the creation of this application.
Haringey Local Plan
Haringey Core Strategy 2010 (proposed submission)
Development Management DPD 2010 (draft)
Haringey Unitary Development Plan (2009 saved policies)
Sustainable Design and Construction SPD 2010 (draft)
Tottenham High Rd Conservation Area Appraisal
Haringey 4020 Carbon Commission Report
Special Attention has also been paid to the guidance in the following
regional and national policies:
London Plan 2011
Mayors Cultural Strategy 2004
Planning for Equality SPG 2007
National Planning Policy Framework (NPPF) 2012
Haringey Local plan
Local Plan Vision
1.5.2 Haringey Strategic Partnership developed Haringey’s Sustainable
Community Strategy 2007 - 2016 which identifies priorities and a ten
year vision for the borough. The overall vision of the Community
Strategy is that Haringey will be:
1.5.3 A place for diverse communities that people are proud to belong to.
The six outcomes identified in the Community Strategy to achieve its
vision are set out below.
Strategic Outcomes:
People at the Heart of Change by delivering new homes and new jobs,
with supporting services and transport and utility infrastructure at the
right place and the right time.
An Environmentally Sustainable Future by responding to climate change
and managing our environmental resources more effectively to make
Haringey one of London’s greenest boroughs.
Economic Vitality and Prosperity Shared by All by meeting business
needs and providing local employment opportunities and promoting a
vibrant economy and independent living.
Safer for All by reducing both crime and fear of crime, through good
design and improvements to the public realm and by creating safer,
cleaner streets.
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Healthier People with a Better Quality of Life by providing better housing,
meeting health and community needs and encouraging lifetime wellbeing at home, work, play and learning.
People and Customer Focused by providing high quality, accessible
services that give value for money, respond to people’s need and meet
their aspirations. Put greater emphasis on community engagement and
tackle social exclusion.
Haringey Core Strategy 2010 (proposed submission)
SP8 – Employment
“The Council will secure a strong economy in Haringey and protect the
borough’s hierarchy of employment land. The Council will: …
• Support local employment and regeneration aims;
• Support environmental policies to minimise travel to work;
• Support small and medium sized businesses that need employment
land and space;”
“5.1.26 Small and medium sized enterprises are important elements in
the sub-regional economy and they need to be fully supported”
“5.2.3 The Council is committed to providing new jobs and training
wherever possible through the reuse of vacant sites and more intensive
use of sites already in employment use.”
“5.2.8 Despite under-representation in comparison to London, there has
been an increase in the number of large companies with 200 or more
employees in the borough. There are 53 known organisations within this
sector in the borough, with the majority based in Tottenham. The Council
is committed to encouraging small start-up units in new developments
and supporting small and medium sized units on existing sites or in
existing buildings. The Council will work with local business groups and
partnerships., and recognise their role in supporting Haringey’s growth.”
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SP10: TOWN CENTRES
Distribution of retail across Haringey
The Council will promote the distribution of retail growth to meet the
required additional 13,800m2 gross comparison goods floorspace and
an additional 10,194m2 net convenience goods floorspace by 2016. The
majority of this additional retail growth will be met in Wood Green
Metropolitan Centre and the five District Town Centres.
Protecting and enhancing Haringey’s Town Centres
The Council will promote and encourage development of retail, office,
community, leisure, entertainment facilities, recreation uses, arts and
cultural activities within its town centres according to the borough’s town
centre hierarchy.
The District Town Centres of Bruce Grove/ Tottenham High Road,
Crouch End, Green Lanes, Muswell Hill and West Green Road/Seven
Sisters will continue to be supported and strengthened as important
shopping and service centres to meet people’s day-to-day needs. The
Council will take a proactive partnership approach to reinvigorating these
town centres, widening their role and offer, developing their identities,
improving the public realm and accessibility to them.
Haringey’s Local Shopping Centres will continue to be supported in
providing core local shopping facilities and services (such as
convenience store, post office, and newsagent) for their respective local
communities, largely catering for a catchment area within walking
distance.
SP11 - Design
All new development should enhance and enrich Haringey’s built
environment and create places and buildings that are high quality,
attractive, sustainable, safe and easy to use. To achieve this all
development shall:
- Be of the highest standard of design that respects its local
context and character and historic significance, to contribute to
the creation and enhancement of Haringey’s sense of place and
identity;
- Ensure impacts on health, climate change, natural resources and
biodiversity are minimised by adopting and improving sustainable
design and construction techniques;
- Incorporate solutions to reduce crime and the fear of crime, such
as promoting social inclusion; creating well-connected and high
quality public realm that is easy and safe to use; and by applying
the principles set out in ‘Secured by Design’ and Safer Places;
- Promote high quality landscaping on and off site, including
improvements to existing streets and public spaces;
- Seek the highest standards of access in all buildings and places;
and
- Ensure buildings are designed to be flexible and adaptable – and
able to integrate services and functions.
“6.1.5 Development schemes should improve the quality of existing
buildings, landscaping and the street environment and, through this,
improve the experience of the borough for residents and visitors.”
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SP12 - Conservation
The Council shall ensure the conservation of the historic significance of
Haringey’s heritage assets, their setting, and the wider historic
environment. The borough’s heritage assets include Statutory Listed
Buildings, Conservation Areas, Registered Parks and Gardens,
Archaeological Priority Areas, and other locally important heritage assets
such as Locally Listed Buildings, Local Historic Green Spaces and Sites
of Industrial Heritage Interest. Where archaeological excavation is
required, findings should be published, disseminated, and used as the
basis for archaeological interpretation on site.
The Historic Environment should be used as the basis for heritage-led
regeneration and as the basis for good design and positive change.
Where possible, development should help increase accessibility to the
historic environment. All development shall protect the Strategic view
from Alexandra Palace to St Paul’s Cathedral as protected in the London
Mayoral “London View Management Framework” Revised SPG, July
2010, and key local views.
6.2.16 The eastern part of the borough is where most of Haringey’s
future growth will take place. Where this growth is adjacent to the
Tottenham High Road Historic Corridor, the Council will seek to ensure
that future development takes into account its sensitive context and
maximises opportunities and benefits for the local area as a whole.
SP15 - Culture and Leisure
“The Council will safeguard and foster the borough’s cultural heritage
and promote cultural industries and activities through:
- The development of the following cultural areas across the borough:
• Tottenham Green;
• Tottenham Hotspur;
• Hornsey Town Hall;
• Wood Green/Haringey Heartlands/Alexandra Palace; and
• Harringay Green Lanes.
- Supporting the provision of new work spaces and cultural venues that
support cultural businesses particularly in cultural areas;
- Protecting and enhancing, where feasible, existing cultural facilities
throughout the borough.”
“6.1.7 Layout, and design and construction of buildings have significant
effect on a building’s environmental and energy performance. The
construction and use of buildings currently accounts for around half of
the carbon emissions in Haringey. The Council considers it is important
that all new and redeveloped buildings are designed to have a beneficial
impact on their environment.”
“6.1.8 Key areas of focus are reducing energy demand and carbon
emissions by improvements to the building fabric, the use of passive
solar energy and natural light and ventilation, choosing materials with
low embedded energy, and the utilisation of low carbon technologies.
These measures should be considered alongside policies on climate
change (SP4)6.1.14 The Council will encourage appropriate use of
landscaping in the form of green roofs and brown roofs which have a
number of environmental benefits, such as providing wildlife habitats, in
helping to cool and insulate buildings and in retaining water and helping
to reduce flooding, in addition to being visually attractive.”
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Haringey UDP 2009 (saved policies)
UD4: QUALITY DESIGN
“Any proposals for developments and alterations or extensions, which
require planning permission or listed building consent, will be expected
to be of high design quality. The spatial and visual character of the
development site and the surrounding area/street scene should be taken
into account in the design of schemes submitted for approval. The
following, often inter-related, elements should be addressed in a positive
way:
a) urban grain and enclosure;
b) building lines;
c) form, rhythm and massing;
d) layout;
e) height and scale;
f) landform, soft and hard landscape, trees and biodiversity;
g) fenestration (i.e. window design together with the positioning, or
arrangement of the window openings in the wall);
h) architectural style, detailing and materials;
i) historic heritage context, including listed buildings and their setting,
locally listed buildings, conservation areas and archaeological areas
(see the Conservation Chapter);
j) living frontages and public realm;
k) any identified local views;
l) designing out crime and the fear of crime (including designing out
graffiti, where feasible); and
m) walkability; new housing, shops, public buildings and places of work
need to be located and designed so that they can be reached easily on
foot.”
UD6: MIXED USE DEVELOPMENTS
“Where appropriate, developments should include a mix of uses in order
to ensure sustainable development, particularly where such
developments are located in town centres, areas of high public transport
accessibility and within major new developments.”
CSV1: DEVELOPMENT IN CONSERVATION AREAS
“The Council will require that proposals affecting Conservation Areas:
a) preserve or enhance the historic character and qualities of the
buildings and/or the Conservation Area,
b) recognise and respect the character and appearance of Conservation
Areas; and
c) protect the special interest of buildings of architectural or historic
interest”
CSV5: ALTERATIONS AND EXTENSIONS IN
CONSERVATION AREAS
“The Council will require that alterations or extensions to buildings in
Conservation Areas:
a) preserve or enhance the character of the Conservation Area; and
b) retain or reinstate characteristic features such as doors, windows or
materials of buildings.”
TCR1: DEVELOPMENT IN TOWN AND LOCAL
SHOPPING CENTRES
“Developments within the identified town and local shopping centres will
be supported provided that the proposal:
a) is appropriate to the scale, character and function of the centre;
b) does not harm the vitality and viability of the centre or other centres;”
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CLT1: PROVISION OF NEW FACILITIES
“The preferred location for new facilities is in the Borough’s metropolitan
and district town centres, the Cultural Quarter and Tottenham Green.
Small-scale local facilities meeting a local need will be supported in local
shopping centres.”
Development Management DPD 2010 (consultation
draft)
DMP25 Haringey’s Heritage - Conservation Areas
The Council will require that alterations or extensions to buildings in
Conservation Areas:
a) preserve or enhance the character of the Conservation Area;
b) retain or reinstate characteristic features such as doors, windows or
materials and
c) seek to protect buildings within Conservation Areas, by refusing
applications for their demolition or substantial demolition if it would have
an adverse impact on the character and appearance of the Conservation
Area.
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Sustainable Design and Construction SPD 2010
(draft)
4.1: Lean - use good design to minimise energy needs
“Before any mechanical systems are considered development should be
made as energy efficient as possible by having good standards of
insulation and maximising the use of sunlight, thermal mass and site
microclimate to provide natural lighting, heating and cooling of buildings.
Green roofs and walls and high ceilings and windows heights (for natural
light and ventilation) are preferred”
4.1: Clean - make the most use of energy efficient
heating and cooling
“If mechanical heating, cooling and ventilation are needed, this needs to
be as efficient as possible. The priority is to use local (“decentralised”)
energy sources, in particular combined heat and power (CHP) systems”
Haringey 4020 Carbon Commission Report
Conclusion
By investing in the transformation of the economy Haringey can help to
provide the basis for the boroughs future prosperity. The purpose of the
Commission was not to list a set of
technical requirements to address carbon reduction but rather, to identify
actions and approaches that address inequality and increase well-being.
The set of recommendations detailed in the report aim to support
systemic change across the borough, requiring social, technological and
financial innovation.
The Council needs to play a proactive role and support action in a
number of ways including direct provision, working in partnership and
fostering strong local relationships where people are supported to shape
their own communities. A supportive national policy framework is
required to fully realise the 40% CO2 reduction and associated
economic and social benefits.
Appendix 7 A summary of the recommendations
- Use major development activity in the borough such as the Football
stadium and social housing renewal to provide visible examples of low
carbon technology.
- Skills and training partnerships between private sector, local HE
college CHENEL and community organisations.
- Haringey 40:20 network to encourage local groups and businesses
to bring forward ideas supporting sustainable lifestyles for prototyping
and piloting.
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The London Plan 2011
Policy 2.15 – Town Centres
“C. Development proposals in town centres should conform with policies
4.7 and 4.8 and:
a. sustain and enhance the vitality and viability of the centre
b. accommodate economic and/or housing growth through intensification
and selective expansion in appropriate locations
c. support and enhance the competitiveness, quality and diversity of
town centre retail, leisure, arts and cultural, other consumer services and
public services
d. be in scale with the centre
e. promote access by public transport, walking and cycling
f . promote safety, security and lifetime neighbourhoods
g. contribute towards an enhanced environment, urban greening, public
realm and links to green infrastructure
h. reduce delivery, servicing and road user conflict.”
Policy 3.1 – Ensuring equal life chances for all Planning
decisions
“B. Development proposals should protect and enhance facilities and
services that meet the needs of particular groups and communities.
Proposals involving loss of these facilities without adequate justification
or provision for replacement should be resisted.”
Policy 4.7 – Retail and town centre development
“B. In taking planning decisions on proposed retail and town centre
development, the following principles should be applied:
a. the scale of retail, commercial, culture and leisure development
should be related to the size, role and function of a town centre and its
catchment
b. retail, commercial, culture and leisure development should be focused
on sites within town centres, or if no in-centre sites are available, on
sites on the edges of centres that are, or can be, well integrated with the
existing centre and public transport
c. proposals for new, or extensions to existing, edge or out of centre
development will be subject to an assessment of impact.”
Policy 4.8 - Supporting a successful and diverse retail
sector
“B LDFs should take a proactive approach to planning for retailing and:
c. provide a policy framework for maintaining, managing and enhancing
local and neighbourhood shopping and facilities which provide local
goods and services, and develop policies to prevent the loss of retail and
related facilities that provide essential convenience and specialist
shopping
d. identify areas under-served in local convenience shopping and
services provision and support additional facilities at an appropriate
scale in locations accessible by walking, cycling and public transport to
serve existing or new residential communities
e. support the range of London’s markets, including street, farmers’ and,
where relevant, strategic markets, complementing other measures to
improve their management, enhance their offer and contribute to the
vitality of town centres”
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Policy 7.1 - Building London’s neighbourhoods and
communities
“D The design of new buildings and the spaces they create should help
reinforce or enhance the character, legibility, permeability and
accessibility of the neighbourhood.
Policy 7.3 - Designing out crime
“B Development should reduce the opportunities for criminal behaviour
and contribute to a sense of security without being overbearing or
intimidating. In particular:
a routes and spaces should be legible and well maintained, providing for
convenient movement without compromising security
b there should be an indication of whether a space is private, semi-public
or public, with natural surveillance of publicly accessible spaces
c design should encourage a level of human activity that is appropriate
to the location, incorporating a mix of uses where appropriate, to
maximize activity throughout the day and night, creating a reduced risk
of crime and a sense of safety at all times
d places should be well designed to promote a sense of ownership and
respect
e places, buildings and structures should incorporate appropriately
designed security features
f schemes should be designed with on-going management and future
maintenance costs of the particular safety and security measures
proposed in mind.”
Policy 7.4 - Local character
“A Development should have regard to the form, function, and structure
of an area, place or street and the scale, mass and orientation of
surrounding buildings. It should improve an area’s visual or physical
connection with natural features. In areas of poor or ill-defined character,
development should build on the positive elements that can contribute to
establishing an enhanced character for the future function of the area.
B Buildings, streets and open spaces should provide a high quality
design response that:
a has regard to the pattern and grain of the existing spaces and streets
in orientation, scale, proportion and mass
b contributes to a positive relationship between the urban structure and
natural landscape features, including the underlying landform and
topography of an area
c is human in scale, ensuring buildings create a positive relationship with
street level activity and people feel comfortable with their surroundings
d allows existing buildings and structures that make a positive
contribution to the character of a place to influence the future character
of the area
e is informed by the surrounding historic environment.”
Policy 7.6 - Architecture
“B Buildings and structures should:
c comprise details and materials that complement, not necessarily
replicate, the local architectural character
d not cause unacceptable harm to the amenity of surrounding land and
buildings, particularlyresidential buildings, in relation to privacy,
overshadowing, wind and microclimate. This is particularly important for
tall buildings
e incorporate best practice in resource management and climate change
mitigation and adaptation
f provide high quality indoor and outdoor spaces and integrate well with
the surrounding streets and open spaces
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g be adaptable to different activities and land uses, particularly at ground
level.”
Policy 7.8 - Heritage assets and archaeology
“C Development should identify, value, conserve, restore, re-use and
incorporate heritage assets, where appropriate.
D Development affecting heritage assets and their settings should
conserve their significance, by being sympathetic to their form, scale,
materials and architectural detail.”
Policy 7.9 - Heritage-led Regeneration
“A Regeneration schemes should identify and make use of heritage
assets and reinforce the qualities that make them significant so they can
help stimulate environmental, economic and community regeneration.
This includes buildings, landscape features, views, Blue Ribbon Network
and public realm.
B The significance of heritage assets should be assessed when
development is proposed and schemes designed so that the heritage
significance is recognised both in their own right and as catalysts for
regeneration. Wherever possible heritage assets (including buildings at
risk) should be repaired, restored and put to a suitable and viable use
that is consistent with their conservation and the establishment and
maintenance of sustainable communities and economic vitality.”
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Mayors Cultural Strategy 2004
“5.98 These projects represent an important reinterpretation of London’s
built heritage for a modern economic and cultural context, facilitating
new life and vitality as well as preservation. Older buildings can be
robust and adapt well to new uses; people are often attracted to the
building itself as well as the new use. Older buildings and streets also
provide texture and give identity to an area. As London’s diverse
communities change and develop, there is an increasingneed to make
London’s built heritage accessible to all by ensuring that new
communities can make use of them.”
Policy 9:
“Cultural activity should be encouraged in the development and
regeneration of London Proposals
9.1 Support the development of cultural quarters and promote their role
in London’s regeneration
9.2 Promote the role of culture in neighbourhoods”
Planning for Equality SPG 2007
SPG Implementation Point 3o: Supporting local
employment centres
“Boroughs are asked to support local hubs of employment. Proposals
that combine social services provision, health and social care provision
and childcare can provide employment opportunities for many people
who are disadvantaged in the labour market. Developments should seek
to provide a range of services fully accessible by public transport,
reducing car dependency in line with London Plan policies 2A.5 Town
Centres, 3B.1Developing London’s Economy and 3D.1 Supporting Town
Centres.”
SPG Implementation Point 4.5b: Supporting food
markets and retailing
“Boroughs are advised to identify the needs of local communities and
where appropriate to encourage the provision of and access to faith
based food markets and retailing, perhaps through local strategic
partnerships.”
Implementation Point 2d: Identifying the issues in
Community Involvement
“Boroughs, developers and their agents are asked to consult with, and
engage, local communities including people from the target groups
covered in this SPG throughout the plan making process and in
decision-making.”
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Implementation Point 3b: Promoting ethnic diversity and
multiculturalism
“Boroughs are asked to consider measures that respect and enhance
areas which benefit from a distinct minority ethnic character.”
Implementation Point 3d: Promoting community cohesion
“Boroughs are asked to give special consideration to those planning
measures that improve community cohesion.”
Implementation Point 3h: Creating safe and inclusive
urban environments
“Ensuring that wherever possible urban environments are overlooked
and well-used, with direct routes, safe street scaping and good lighting
will help all people, but especially the more vulnerable, to feel more
confident in the urban environment and will work well alongside other
public policy measures to reduce discrimination.”
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Appendix 2: Consultation Document
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Consultation Statement
Introduction
This document details the public engagement and consultation carried
out by the Wards Corner Community Coalition (WCC) between 2007 and
- The WCC has been actively engaged in the regeneration of Wards
Corner during this time and as a result has gained a broad
understanding of the aspirations of the community who use the site, and
the local residents in Seven Sisters.
Our Ethos
The WCC believe in a community-led led approach to regeneration,
taking inspiration and guidance from the people who live on, work in and
use the space. The WCC are acutely aware of the inaccessibility of
planning to most people and as a result pay great care to ensuring the
use of a broad range of techniques for gathering information, enabling
people to give their aspirations for the site in the way they feel most
comfortable.
The WCC mainly operates on consensus and avoids, where possible,
delegating decisions to experts. However, the WCC actively encourages
collaboration between experts and local people, empowering and
enabling untrained people to give input at all stages of the development
process.
History of Public Engagement
Since 2007 the WCC has maintained a visible public presence in
Tottenham, working to insight debate and encourage discussion about
Wards Corner, looking at all issues that affect the site. This engagement
has afforded the WCC an understanding of a wide ranges of views about
Wards Corner and forms a vital part of the basis for this application.
These activities are detailed below.
Figure 90 WCC Talking to passers by outside the site
Events
The WCC often runs a stall at big local events. The stall has displays
with text, photos and drawings about Wards Corner and is staffed by
residents and traders who are on hand to discuss the site and give out
leaflets with more detailed information. A presence at these events
meant that the WCC had the opportunity to engage with a hugely diverse
range of people from across the borough. Below is a list of many but not
all of the main events the WCC attended:
- Lordship Rec festival - Sept '08
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- Car free day, Wood green - Sept '08
- Haringey Independent Day - May '09
- Tottenham Carnival - June '09
- Chestnuts Park festival - June '09
- Haringey Green Fair, Ducketts Common - June '09
- Lordship Rec festival - Sept '09
- Tottenham Carnival - June '10
- Haringey Green Fair, Ducketts Common - June '10
- Tottenham Winter Wonderland - December '11
Figure 91 The local community watching a presentation of the plan 2012
Large Meetings
In Feb 2008 the WCC hosted a meeting at the College of North East
London marking the creation of the coalition, 350 people attended
making it one of the biggest public meetings seen in Tottenham since
the 80’s. A large part of this meeting was devoted to workshops
discussing the issues listed below in relation to Wards Corner;
- Heritage & Conservation
- Crime & Safety
- Community Facilities
- Diversity & Inclusion
- Economics, Wealth & Prosperity
- Sustainability
- Public & Green Space
- Housing
- Health & Wellbeing
- Design & Place-making
The WCC has held numerous stakeholder meetings and workshops at
Wards Corner, bringing together residents and traders to talk about the
site.
Connecting with Professionals
In May 2008 the WCC, in collaboration with The Glass-House and East
Architects, ran a 2 day long workshop attended by 28 stakeholders, both
residents and traders. The professionals from East Architects facilitated
workshops and discussions exploring the many issues surrounding
Wards Corner and potential ideas for the future of the site.
In October 2009 3 local architects spent a day in Seven Sisters Market
talking with traders and residents about their aspirations for Wards
Corner.
Since 2008 the WCC has held at least 3 open public meetings a year on
the site. These meetings are publicised through door to door leafleting
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and posters and provide a forum for updates about the WCC’s activities
and for stakeholders to ask questions and raise concerns.
Figure 92 WCC attending a workshop
A Stall in the Market
Between summer 2010 and April 2012 the WCC occupied unit 27,
Seven Sisters Market. This stall acted as a hub for the group’s activities
and hosted a permanent display containing text, photos and drawings
about Wards Corner as well as information about the group’s projects.
The stall was manned on an adhoc basis for most of this time, on
average at least one day a week.
The WCC’s regular presence on site helped the coalition form closer
relationships with traders and customers and gave the WCC an insight
into the day to day running of the market over a long period of time.
Local traders and other interested people would often visit the stall to
catch up on the coalition’s activities. The stall was used to host an
exhibition of the community plan, detailed below.
Consultation on this Proposal
This proposal underwent an extensive first round of consultation starting
in November 2011 and finishing in March 2012. The core of this
consultation process was a permanent exhibition of the plans and
accompanying text in Unit 27, Seven Sisters market. To ensure the
widest possible reach the WCC also brought the exhibition to events
and, where possible, presented it at meetings. The WCC website also
has a section dedicated to the proposal, the display is accessible in
digital form along with space for people to post comments about the
plan.
The WCC directly approached stakeholders, elected representatives,
local organisations, and interested parties for feedback on the proposal.
These groups included:
- Tottenham Traders Partnership
- Tottenham Civic Society
- Residents Associations
- Sustainable Haringey
- David Lammy
- Joanne McCartney
- Tottenham Green Councillors
- Transport for London
- Princes Regeneration Trust
- Locality
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Exhibition
Between 22nd November 2011 and 20th January 2012 the exhibition of
the proposal in Seven Sisters Market was widely publicised using a
combination of door to door leafleting, posters and email lists. The stall
was regularly staffed, opening from 12 – 5 at least 3 days a week, with
opening days and times publicised and displayed in the stall. The
exhibition, displayed in English and Spanish, consisted of a series of
floor plans, elevations, historic and current photos, diagrams and
explanatory text. The exhibition was visible at all times, even when the
stall was closed.
Figure 93 Joanne McCartney with WCC display in Seven Sisters market
The WCC used a mobile version of the exhibition to consult on the
proposal at public events. This saw its most effective use at Tottenham
Winter Wonderland where hundreds of people were able to look at the
plans, comment on them and ask questions of the architectural designer
who drew them.
The WCC collected written feedback to the proposal in a number of
ways. Questionnaires were available both at the stall and with the mobile
exhibition and provided a structured way for people to give feedback on
the plans. Use of post-it-notes was encouraged, allowing people to
quickly and easily comment about specific parts of the plan. The
information gained from these sources is summarised below.
Findings
Whilst the written feedback about this proposal, in the form of
questionnaires and post-it-notes, makes up the majority of this
consultation it is important to note the WCC’s understanding of the
general public sentiment about Wards Corner gained through years of
public engagement. The WCC understands that:
- Overwhelmingly people would like to see some form of
regeneration at Wards Corner.
- The majority of people asked express a desire to retain the
independent businesses and the historic buildings at Wards
Corner.
- People can see the potential for increasing the range of services
on offer at Wards Corner and are excited at the prospect of
community facilities there.
Generally the responses from the questionnaire’s and post its mirror the
sentiment above. Below are some notes on the responses taken from
the collated post-it-notes and consultation questionnaires.
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There was support from most for increased natural light in market, and
general support for skylights as a way to do this. However there were
some concerns about the noise pollution between floors and the
potentially prohibitive cost of installation.
Lots of enthusiasm for the art and performance spaces, respondents felt
it would be a good way of improving both the area and the image of the
area. There were minor concerns about clashing with Bernie Grants
centre.
Lots of support for the inclusion of community space in the proposals.
Suggestions for uses include;
- community bank
- language school /educational space
- zumba/dancing
- meeting space
- youth centre
- advice centre
- crèche
Respondents were pleased with the redesign of the market to allow
more open space, they felt it would help foster a greater sense of
community.
General support for resign of the market signage. However there was
some concern about visibility of market entrance and visibility and ability
of the redesign to draw more people into the market.
Lots of support for more housing on the site, especially that which is
affordable / social to meet the needs of the area. However also lots of
concern about the size of units.
Respondents felt the drawings lacked clarity about loading and storage
space, this was not clear on drawings.
There was a lot of support for retaining and enhancing the Latin
American character of the market.
There was, however, equal support for efforts to broaden the cultural
appeal of the market and diversify the retail offer. Some respondents
made reference to this being a difficult balancing act.
The most frequent concern raised by the respondents was availability of
funding. They were unclear how the proposals would be implemented
and if they would be viable.
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Figure 94 Discussing the plan
Changes
It is clear from the consultation carried out by the WCC that there is
broad support for the Community Plan, for both it’s principles and the
detail of the design. This is a reflection of the plans faithfulness to
aspirations of local people understood from the WCC’s earlier public
engagement on the issue.
The most notable change arising from the consultation period is the
removal of the proposed housing units on the second floor and their
replacement with space for business incubation. Although more housing
is needed on the site, especially affordable housing, the physical
constraints of the building mean that the Wards Department Store is not
the best place to put this much needed new housing stock. To
counteract the loss of housing in the Wards Department Store the
Preliminary Master Plan proposes housing on the adjacent Apex House
site.
OUR SHOPS
- Lindas Boutique Units 1 & 2
- El Cafetal Unit 3
- Pueblito Paisa Cafe Units 4,5,6
- City News Units 7-8
- RIA Unit 10
- El Estanquillo Units 13, 14, 15, 16, 17, 19, 20
- Stylos Hairdresser Units 37 & 38
- Horvipan Units 29 & 36
- I Love Nails 23
- Hollywood Unit 24
- Mily Hair Salon Unit 25
- Salao Cleo Hair Unit 26
- LB Hair Units 27 & 28
- La Esmalteria Unit 30
- Lleridass Unit 31
- Tiendas Manuelita Units Stores 32,33,34,35
- Esquina de Blanca 39-40-41.48
- Colombian Coffee Units 42,46,47
- Treasure Secret Accesories Unit 43
- S&C Textiles Unit 44
- M&G Consulting Services Ltd Unit 45
- Oasis Units 49
- Chance infront of Oasis
- Renew Beauty House Unit 50
- Giros Don Pedro Unit 51
- Carniceria Martinez Ltd Unit 52
- Manantial Restaurant Unit 53
- Mana Paula Ltd Unit 54
- Corina Spa Unit 55
- Latin Corner UK & Videomania Unit 56
- Ben’s Property Solutions Unit 57
- Latin Curves Unit 58
- D.J. Fiz Units 59, 60, 11, 12
Art Gallery
UN COMMUNICATIONS
Recipients
Grainger PLC 21st July 2017
UK State 20th July 2017
Transport for London 21st July 2017
MAM/Quarterbridge 21st July 2017
Responses to UN communication
Grainger PLC 18th Aug 2017
Grainger PLC 3rd Nov 2017
Grainger PLC 28th Nov 2017
UK State 4th October 2017
Transport for London 25th September 2017
CONTACT
Save Latin Village & Wards Corner
Unit 3 El Cafetal
Seven Sisters Indoor Market
231-241 High Road
Tottenham
London N15 5BT
Email: elcafetalservices@hotmail.com