hale wharf · the site hale wharf is located to the north of the a503 ferry lane in tottenham hale,...
TRANSCRIPT
INTRODUCTIONHello and welcome to this public exhibition of our proposals for the redevelopment of Hale Wharf. We have arranged this event to to present our draft proposals to neighbours and members of the public, and to hear what people think of them. Please take your time to read through all of the information on display and feel free to put any questions you might have to a member of the project team.These proposals are being brought forward by Muse Developments and the Canal & River Trust, who are working in partnership on this redevelopment. Hale Wharf offers the opportunity to create attractive and high quality new homes for Tottenham on an already developed (‘brownfield’) site close to local transport links. The redevelopment of the site will also offer a number of benefits for the wider area, including the creation of new canal-side public spaces and improved links between Tottenham Hale and the Lee Valley Regional Park. With Canal & River Trust being a charity, 50% of the proceeds from this development will be put back into waterway improvements.
TOTTENHAMHALE STATION
HALE VILLAGE
MILL MEAD ROAD
RIVER LEE NAVIGATION
THE PADDOCK
FERR
Y LA
NE
Aerial view of the site
Muse Developments is one of the country’s leading names in mixed-use development and urban regeneration - a national developer with regional operations in Leeds, Manchester, London, and Glasgow. Muse is also part of Morgan Sindall Group plc, a leading UK construction and regeneration group.
The Canal & River Trust is the guardian of 2,000 miles of historic waterways across England and Wales, caring for the nation’s third largest collection of listed structures, as well as museums, archives, and hundreds of important wildlife sites.
HALE WHARF
www.hale-wharf.co.uk
THE SITE Hale Wharf is located to the north of the A503 Ferry Lane in Tottenham Hale, bordered on two sides by the Lee Navigation and one of its relief channels.
HALE WHARF
www.hale-wharf.co.uk
View from Tottenham Lock looking north
There are a number of industrial units present on the site, as well as an office building close to the entrance from Ferry Lane. Three commercial barges are moored along the western edge of the site, accessed via a dedicated jetty.
The site is almost entirely covered in concrete hard standing and has little in the way of proper drainage, causing most of the run off from rain and on-site activities to go straight into the Lee Navigation. It is also visually unattractive and unwelcoming to people walking along Ferry Lane, including those who then travel through the site to reach the Stonebridge moorings to the north.
Site’s location in Tottenham Hale
View from the Lee Navigation towpath looking south
PLANNING CONTEXTThe Mayor of London has designated Tottenham as a Housing Zone. This will help it to benefit from part of approximately £2billion of new investment and development, supporting infrastructure improvements in and around Tottenham Hale.
The site is situated within a ‘Growth Area’ as outlined in the Draft ‘Tottenham Area Action Plan’. It has been identified by the Council for a major mixed-use redevelopment to include housing and employment uses.
HALE WHARF
www.hale-wharf.co.uk
Tottenham Hale station is a short walk from the site, providing mainline rail services into London Liverpool Street as well as access to the Victoria Line. It will also benefit from Crossrail 2 in the future. Adjacent to the station is Tottenham Hale bus station, which is well served by bus routes covering much of northern London and down towards the City.
The site is therefore well-connected with public transport. It also benefits from its proximity to the tow path running along the Lee Navigation, providing walking routes north and south along the Lee Valley.
Photo courtesy of Sunil Prasannan
TRANSPORT AND ACCESS
Key redevelopment benefits:• Facilitating much needed improvements to The Paddock• Green development: linking into the low-carbon energy centre at Hale Village• Provision of utilities services which Stonebridge boaters will be able to link into • Pedestrian links providing easier access to Harris Academy (a ‘through school’) • Long-term development management scheme maintaining quality of public spaces• Provision of high quality rented homes (Private Rented Sector) in line with Council policy• Much-needed new homes for Tottenham, including smaller flats and larger family homes
including ‘affordable housing’• Creation of new jobs on site during construction and once the development is complete• Creation of an attractive new waterside public space for local people, unique to Tottenham Hale• Integrated within Haringey Council’s Green Grid Strategy, by creating a new connection for
pedestrians and cyclists between the High Road and the Lee Valley Regional Park• Generates significant funding to support local infrastructure and community facilities• 50% of the profits from this redevelopment will go to the Canal & River Trust, to be reinvested
in waterways
Illustrative image only
WHAT IS PROPOSED?
Our transformation of the site would:
• Deliver approximately 500 new homes, in a series of buildings ranging from 4 to 21 storeys high
• Create new commercial floorspace, in the form of office space and shops or cafes, as well as the retained barges
• Support the creation of new bridges across the Lee Navigation from Hale Village to The Paddock
• Provision of c. 60 car parking spaces for disabled parking
• Focus on public transport with excellent links, and sustainable travel with secure cycle storage throughout the development
HALE WHARF
www.hale-wharf.co.uk
the Paddock
ILLUSTRATIVE SCHEME
Indicative view looking northParking plan with red blocks showing how parking could be dispersed throughout the development New development - proposed layout
Hale Village Hale Wharf
Bream Close
Ferry Lane
Ferry Lane Estate
ARCHITECTURAL INFLUENCES
HALE WHARF
www.hale-wharf.co.uk
Image of developed site - view looking from the canal side, with steps up to Ferry Lane
In designing the new homes for Hale Wharf, project architects Allies and Morrison have taken inspiration from the kinds of quality, robust, brick-built canal-side wharf buildings which are much-loved elsewhere.They have also sought to reference some of the design features of the former Harris Lebus Cabinet Works, (which in the 1920s stretched across what is now the Ferry Lane Estate and Hale Village). Elements of the design taken from these historic buildings include repetitive and symmetrical elevations and saw-toothed roofs.
Examples of a style of architecture that influence may be drawn from for Hale Wharf
ILLUSTRATIVE SKETCHES
HALE WHARF
www.hale-wharf.co.uk
Illustrative elevation of the site from the Lee Navigation Towpath (looking east)
Illustrative elevation of the two blocks closest to Ferry Lane (looking east)Illustrative layout of the site
Bridge to The Paddock
Bridge to Hale Village
Ferry Lane
Ferry Lane
N
N
LANDSCAPING
HALE WHARF
www.hale-wharf.co.uk
The redevelopment of the site allows us to replace the underused and unattractive sheds and significant amounts of concrete hardstanding currently on site. As well as new homes, we will be able to increase how much green and landscaped space there is across the site and create connections to the Lee Valley Regional Park.
Relief channel
overgrown banks
warehouse sheds
hard surface, little or no surface drainage
existing moorings
LANDSCAPELANDSCAPEEXISTING
Site landscape section today
Lee Navigation
planted edges
family homes
mid-rise waterside apartments
internal spine: amenity, playspace, parking, access
existing moorings retained
floating reed-beds increase biodiversity
planted edges still accessible
private outdoor terraces for ground floor units
LANDSCAPEexisting moorings retainedpotential for additional moorings LANDSCAPE
PROPOSED
Lee Navigation
Relief channel
3.0 : Constraints : Existing site
Existing site
Proposed landscape section
existing moorings
mid-rise waterside apartments
private outdoor terraces for ground floor unitsplanted edges still accessible
floating reed-beds increase biodiversity
warehouse sheds
overgrown banks
family homes
planted edges
existing moorings retainedpotential for additional moorings
internal spine: amenity, playspace, parking, access
hard surface, little or no surface drainage
4.0 Landscape Proposals | Schematic Plan
green link to The Paddock
public space looking onto the wharfside
hard edge to waterside
activity space
greened edge to waterside
central spine
buildings accessedfrom spine
gaps provide visibility/ access to canal side
looking onto the lock and providing sufficient space for local activities/ maintenance
Places1. local playable space2. doorstep playable space3. Waterside wharf4. tranquil greenspace
1 4
3
2
3
Landscape plan
LANDSCAPING - BRIDGE LANDING PUBLIC SPACE
HALE WHARF
www.hale-wharf.co.ukTO
TTEN
HA
M L
OC
K
FERRY LANE
A
B
K
GIA 0.0 Sq. m
GEA 0.0 Sq. m
0.0 Sq. m
0.0 Sq. m
01
0.0 Sq. m
0.0 Sq. m
02
03
0.0 Sq. m
0.0 Sq. m
GIA 0.0 Sq. m
GEA 0.0 Sq. m
0.0 Sq. m
02 L
01 L
The area where the bridge from Hale Village lands will be a major new public space for everyone in Tottenham Hale, unique to this area.
Bridge Landing:
South facing public space with the potential for cafes and planted areas for sitting
Wharfside:
Lively space suitable for public events or markets, with the potential for boat moorings
Lockside:
Distinctive entrance to the site, maintaining access for lock maintenance
Different character features of the bridge landing area
Illustrative images of the types of public spaces that could be created
bridge squarebridge square
adaptable quayside
raised plateau
public art
LANDSCAPING - PUBLIC AREAS
HALE WHARF
www.hale-wharf.co.uk
A - Green Landscaping B - Hard LandscapingWe are considering how the internal public spaces of the development could look. This board illustrates some of the ideas we are currently considering.
All images illustrative only All images illustrative only
ECOLOGY AND ENVIRONMENT
HALE WHARF
www.hale-wharf.co.uk
The site currently has little ecological value, due to the activities which take place and the extent of concrete hardstanding. Ecological surveys have been undertaken and no protected species have been found on site. Our redevelopment will significantly improve on this lack of ecology on site. We are currently looking into what kinds of measures could be included in the redevelopment to improve the ecological value of the site. This could be done through including a variety of new plants in landscaped areas, or providing roosting or nesting spaces for birds and insects.
FLOODING AND DRAINAGEWith recent events in the UK, this subject is extremely important. The site currently has very little in the way of proper drainage, meaning that most of the rainwater which hits it flows straight into the Lee Navigation. Redeveloping the site will allow us to introduce sustainable drainage solutions which allow for the slow release of water.
EXAMPLE NEW PLANTING
Materials palette
Hard landscape
Soft landscape
Paving setts - Kellen by Hardscape or similar
Trees
80mm thickness in a variety of module sizesranging from 70 x 300mm to 150 to 400mm
Amelanchier lamarckii Quercus robur ‘fastigata’
Acer platanoides Betula utilis Salix babylonica ‘Pendula’
Addagrip or similar Ulticolour by Lafarge or similar
Bianco Giallo clay paver
Resin bound gravel
Safety surface1
1
3
2
2 3
Resin bound gravel surface to tree pits
Concrete setts in varying tones and module sizes to footways and carriageway
Coloured safetysurface to playspace
iso. 2
Water Vole survey being undertaken Example area of ecological study
SURROUNDING AREAThe team is very much aware of the importance of the nearby Green Belt, local watercourses, marshes and Lee Valley Regional Park to Tottenham. Hale Wharf is located close to a number of these areas which have special environmental and ecological value (and legal protection). We are therefore carrying out a lot of detailed assessment work to ensure that we understand and respect local plants and wildlife.
This has included consultation with:• Environment Agency• Natural England• Haringey Council• Waltham Forest Council• Lee Valley Park Authority• British Trust for Ornithology• Essex Botany Group• Canal & River Trust New planting, both on the site and between it and the jetty
minimum 1 in 100 yr + CC level = 8.49 AODFFL = 8.49 + 300mm - 8.79 AOD
-
8.91 AOD
9.10 AOD
Proposed site | part cross-section west
New wildflower verge
private area 1.5m width
New floating reed beds
OPPORTUNITIESGREEN GRIDOPPORTUNITIES
GREEN GRID
HALE WHARF
www.hale-wharf.co.uk
Haringey Council’s ‘Green Grid’ is a long-held strategy to deliver green links across Tottenham from east to west, linking the area to its valuable green spaces.
The redevelopment of Hale Wharf will be an important step in the delivery of this ambition, helping to support the delivery of dedicated pedestrian bridges across the Lee Navigation to The Paddock Community Nature Park to the east, and Hale Village to the west.
Green Grid - proposed future bridge locations shown as solid red lines
Hale Village Lee Navigation Hale Wharf: Housing integrated with landscape and waterside
Canal side verge Shared surface with tree planting
Flood Channel: Soften banks with additional planting
Paddock: Nature area managed to create woodland glades
OPPORTUNITIESGREEN GRIDOPPORTUNITIESOPPORTUNITIESGREEN GRIDOPPORTUNITIES
FEEDBACK AND NEXT STEPS
HALE WHARF
www.hale-wharf.co.uk
Thank you for taking the time to visit us today and for your interest in the redevelopment of Hale Wharf.
You can complete one of our feedback forms whilst you’re here today and return it to a member of the project team before you leave.
Alternatively you can return it to us later by using one of our complementary freepost envelopes, or by completing an online version of the form at www.hale-wharf.co.uk
Please submit your feedback by no later than Friday 26th February 2016. This will allow the team to review all responses received before finalising a planning application for submission to Haringey Council.
A Consultation Statement will accompany the application that we submit to Haringey Council. This will provide a summary of all the feedback received throughout the pre-submission process and outline how the team has explored and responded to the issued raised.
Email us: [email protected] Call us: 0344 225 0003 Write to us: Freepost RTHZ-AKZT-SABG GL Hearn Limited, 280 High Holborn, London WC1V 7EE
CONTACT DETAILSYou can always contact the project team via one of these following options if you have any further questions or comments on the proposals:
ANTICIPATED TIMESCALES FOR PROJECT
February-March 2016 Review of feedback received and further design work by the project team
Late Spring 2016Likely submission of a planning application - in detail for Phase 1 (two blocks closest to Ferry Lane) and outline for the remaining site.
Summer/Autumn 2016 Possible decision by planning committee at Haringey Council
Autumn/Winter 2016 Site clearance
2017 onwards Construction of Phase 1
Indicative view looking into the development, away from Ferry Lane