Case studies
Tottenham Hale
Tottenham Hale is identified as one of London’s strategic Opportunity Areas in the London Plan and in Haringey Council’s Unitary Development Plan.
A master plan has been prepared for the area and a planning consent is in place for the Hale Village site. The development proposal for the site consists of a 4.85ha mixed-use regeneration scheme.
The mixed-use proposal includes residential and retail employment uses, student accommodation, office space, restaurant, space, a primary school, a health centre, a hotel and park.
The development has a value of over £400 million and will bring approximately 750 construction jobs into the area over a five-year period. When complete is anticipated that 650 people will find employment in the new development.
The scheme is not only green in terms of its surroundings, it has also been designed with energy efficiency and sustainability in mind. Green roofs will make up the majority of the roof expanse, and the development will also have its own combined heat and power facility.
The development proposals for Tottenham Hale aims to breathe new life into the area’s waterways and create a vibrant riverfront community, with homes and commercial uses. A footbridge for a new pedestrian and cycle route over the River Lee Navigation – designed by Costain, working with Knight Architects and Flint & Neil Partnership Engineers – is part of a £2.5 million project partly funded by Growth Area Funding from the DCLG for the Tottenham Hale area.
These schemes make up the first phase of comprehensive regeneration programmes. Future proposals include the removal of the existing gyratory, a new station interface and square, and two other major re-development areas. Tottenham Hale is an important first chapter in the regeneration story for the Upper Lee Valley.
Central Leeside
Central Leeside, predominantly lying within the London Borough of Enfield is also identified as a key location within the Upper Lee Opportunity Area1. The area is characterised by extensive tracts of existing employment and industrial land, large unused brownfield sites and retail parks. With excellent strategic road access, the area provides a major development opportunity.
Bisected by the River Lee Navigation and in close proximity to the Lee Valley Regional Park and large reservoirs, Central Leeside has a range of natural assets, which could provide a sustainable resource for new communities.
Enfield and Haringey Councils are jointly preparing an Area Action Plan, which together with development interest in the area and existing commercial land ownership will establish a firm foundation for regeneration proposals coming forward. A strong commitment for change from the Council and other public bodies with an interest in the area is establishing momentum to deliver mixed- use developments with a focus on housing and jobs. An important element of this area’s regeneration will come from protecting and enhancing its existing employment and industrial offer.
Design : Left to right, top to bottom:
An artists impression of the
regenerated waterways at
Tottenham Hale.
An artists impression of potential waterfront homes close to Blackhorse Lane.
The new bridge over the River Lee will become a landmark of the redevelopment at Tottenham Hale.
A concept image of how the Piazza at Blackhorse Lane may look in the future
1 Further alterations to the London Plan (September 2006)
Case studies
Blackhorse Lane
Situated in Waltham Forest with close proximity to Walthamstow Town Centre, Blackhorse Lane extends along the east side of the ULV from the area surrounding Blackhorse Road Station to the A406 North Circular Road. The area benefits from excellent links to the City and M25 corridor. With its transport hub and extensive waterfront, Blackhorse Lane has tremendous potential for development as a vibrant new urban quarter.
A key location within the ULV, the area will be transformed over the next 10 years based on a vision set out in a recently approved Interim Planning Policy Framework. This vision has been vigorously supported by local people and endorsed by the Mayor of London.
There are a number of major development sites in the area mostly clustered within easy walking distance of Blackhorse Road Station. The key site is the Station Hub and Waterfront, which extends over 8ha immediately north of the station. A major mixed-use development is planned for this site which will provide around 1000 new homes, a waterfront park, commercial space and a public square offering café bars, convenience shopping and other local services.
The Council is working with landowners and developers as well as leading on land assembly in some locations to secure early progress, bringing forward these exciting new developments, which will make a major contribution in unfolding the regeneration story for the ULV.
North East Enfield/Ponders End
A large area, extending from Innova Park, the M25 and Enfield Lock in the north, down to Ponders End in the south. East–west it is from the River Lee to the A10.
It is a series of both residential and business districts, including Brimsdown, London’s second largest industrial area, rejuvenated by the Council in partnership with the businesses in the 1990s. It is now buoyant, and has very low vacancy levels. There are still redevelopment opportunities there, and also at Innova Park – a thriving mix of start- up and established business names. A new Oasis Academy and residential development are currently adding to this lively mix.
Enfield Council has embarked on an ambitious programme of “Place Shaping”. Initially this will focus on the residential community of Ponders End, which is likely to undergo considerable change by reason of the sheer number of development sites coming forward in the area. There are high levels of deprivation in parts of this multi-cultural community which must be addressed by these development opportunities.
The biggest site at Ponders End is the Middlesex University campus, due to be vacated early next year. This represents a tremendous opportunity for mixed-use development over a total of nearly 4ha, creating residential, employment, leisure, educational and social opportunities around a new public realm.
Nearby around Ponders End overground station is another area that is ripe for improvement. The National Grid gasholder site of approximately 3ha could be the catalyst for the redevelopment of other opportunity sites in the vicinity. Here, the emphasis would be on family housing for people who want to establish themselves in this improving township. The site needs to be the catalyst for improvement of the public realm and to link to the waterside in the Lee Valley Park, only a literal stone’s throw away.
Discussions with the community on these Place Shaping ideas is already underway with the community at Ponders End, with consultation on the Area Action Plan for North East Enfield as whole later this year.
Prospectus Pages:
Contents / Executive Summary / A vision for the Upper Lee Valley / Where is the Upper Lee Valley? / Strategically located for growth /
A place to start, stay and grow / People and places / The connected valley / The Olympic legacy / The future has started / Primed for investment / Key sites and areas / The opportunity / Contact details / Links and resources / Case studies
