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HORNSEY DEPOT

INTRODUCTION

Introduction

Timeline

Spring/Summer 2014 Start on site

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Location of Hornsey Depot site

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Hornsey Depot site on Hornsey High Street

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Gas Holder Station

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Aerial photo of Hornsey Depot site

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Mid 2018 Development completes

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The development will help to rejuvenate Hornsey High Street and bring jobs and new homes to the area. The waste recycling centre currently on site will be re-located

by Haringey Council.

Winter 2013 Planning Committee

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The proposed scheme includes a supermarket, residential apartments, work spaces and car parking.

Late Summer 2013 Submit planning application

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St James Group and Sainsbury’s are planning to develop the site, some of which has been derelict and unused for a long time. The site area is approximately 2.13 hectares (5 acres).

June - August 2013 Public consultation

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The Hornsey Depot site is located within the London Borough of Haringey, skirting the north side of Hornsey High Street.

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HORNSEY DEPOT

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St James Group Ltd

Sainsbury’s CGI of St James development at Langham Square, Putney.

St James Group, part of the Berkeley Group, is an award winning design conscious, creative and sustainable developer. It has a proven record of delivering diverse projects within the London Boroughs and Home Counties, including the adjoining New River Village development.

St James Group, with Sainsburys, will be submitting the planning application for the redevelopment of the site. St James is responsible for delivering the redevelopment.

GRID

Sainsbury’s colleagues

Sainsbury’s was founded in 1869 and today operates over 1,000 supermarkets and convenience stores, and employs around 150,000 colleagues.

For Sainsbury’s, retailing is about more than quality products and great service. It’s also about supporting and helping the communities where they work, and being a good neighbour. Sainsbury’s aim for their stores to be at the heart of the communities they serve.

Soundings Honeypot Lane

GRID’s residential architecture, master planning and urban design expertise has been recognised through many national awards. GRID’s residential work can be best seen in their suburban, high density, regeneration schemes, and in their luxury city centre apartments and houses.

At Hornsey Depot, GRID aim to use their substantial residential experience to provide a holistic design strategy responding to the context of the area, enriching the character of Hornsey and providing a quality place to live and work.

Soundings’ consultation event

Soundings is an independent consultancy that delivers successful public and stakeholder consultation and engagement. We act as a neutral voice in the development process, working closely with developers, local authorities, architects, masterplanners and local people.

Soundings is running the public consultation for the Hornsey Depot redevelopment.

HORNSEY DEPOT

CONSULTATION PROCESS

St James Aims for the Group consultation Ltd The aim is to ensure that people have the opportunity to see the proposals for the site and to feed back their views to the developers and design team.

Information will be shared with the public throughout the process, with opportunities at key stages to discuss elements of the proposals.

Sainsbury’s tools Consultation One-to-one stakeholder interviews Soundings has had one-to-one conversations with Residents Associations, traders groups, amenity groups and other local stakeholders. These discussions have helped us to understand more about local views. They have informed our approach to the consultation so we can address the issues which are most important to people.

Public events This is the first of two series of public exhibitions that will be held during this consultation process. The exhibitions are an opportunity to share the plans for the development with the wider public, and gather feedback on them.

The second exhibition series will be held once the scheme has progressed further. It will report back on the consultation findings and show how the plans have developed prior to the submission of the planning application.

Workshops are being held on 10 and 11 June.

These are open to the public to take part in round table discussions with St James, Sainsbury’s and the design team.

The workshops will provide a forum to gather views on key issues around the development, including traffic and parking, pedestrian movement and vitality of the high street.

Communications An update will be distributed to approximately 5000 residents and businesses in the local area. It will share the evolving masterplan and consultation feedback to date.

Regular updates and information about how to get involved, as well as reports and records of all public documents will be posted on the website: www.hornseydepot.com

HORNSEY DEPOT

HISTORY OF THE SITE

01 | Early history Hornsey village was first recorded in 1202, during the Medieval period. The name ‘Hornsey’ is most likely to derive from the old English Heringes-hege, meaning ‘Haering’s enclosure in a clearance in the forest’.

Haering was a Saxon chieftan. By the early 13th century, the land was part of the Bishop of London’s extensive hunting park, known as Hornsey Park. The church of St Mary’s is first mentioned in 1291. The tower was completed in around 1500 and heightened in 1832, and still stands today.

02 | 17th Century Hornsey village developed along what is now Hornsey High Street. In the seventeenth century it was bisected by the New River that crossed the village in three places.

The New River was constructed between 1609 and 1613 by Sir Hugh Myddelton and his company to bring fresh water into London. It started at natural springs in Hertfordshire, and ran to Clerkenwell in Islington.

St Mary’s Church in the 1880s, showing Medieval Tower

Hornsey in 1815, showing the route of the New River

03 | Victorian period

04 | Twentieth century

Hornsey saw a rapid urbanisation with the coming of the railways. Hornsey Station opened on the Great Northern Railway in 1850.

The Hornsey Depot site housed various factories, including the Smithfield Refrigerator Works. In 1888, the Hornsey Local Board established a Sanitary Depot on the site, including a mortuary, coroners court, and laundry.

Hornsey High Street in 1890, where the development site is now

* Images courtesy of Hornsey Historical Society

Prior to the 1920s, Hornsey High Street was lined with weatherboard cottages and shops, with crowded and unsanitary courts behind. These were swept away when the Hornsey Public Baths and Wash Houses were built in 1932 for people living in the area without bathrooms. When the Baths closed in the 1950s, they still had 33,000 users per year.

Preston’s Court (left) and Allen’s Court (right) in 1910. where the development site is now

HORNSEY DEPOT

PLANNING CONTEXT CONSULTATION PROCESS

St JamesPlan London Group Ltd The London Plan designates Haringey Heartlands/ Wood Green as an Area for Intensification.

This means that the area has significant potential for increases in residential, employment and other uses through development of sites at higher densities with more mixed and intensive use.

Development Framework for Haringey Heartlands Haringey Council has identified a number of objectives for Hornsey High Street: • An extended retail and leisure offer to support the town centre function of Hornsey High Street • Physical and environmental improvements in the Cross Lane Area

Unitary Development Plan (UDP) Haringey Council’s UDP designates the area in the centre of the borough next to Wood Green Town Centre and including large tracts of underused utilities lands as the ‘Haringey Heartlands’ (see map below).

It has the potential to be a ‘heart’ for the borough linking east and west. The Hornsey Depot site is at the western end of the Haringey Heartlands area. The designated site extends 26.24 hectares.

The Haringey Heartland designation proposes: Comprehensive mixed-use development to include employment, retail, housing, restaurant, healthcare and community facilities, including education.

ALEXANDRA PALACE STATION AREA

WOOD GREEN COMMON AND ENVIRONS

• Environmental improvements and improved linkages between Campsbourne Housing Estate and the High Street

WOOD GREEN HIGH ROAD

• Provision of improved pedestrian and cycle linkages • Development should enhance local heritage and the appearance and setting of Historic Buildings and the Conservation Area • Improvements to image and environment of Hornsey Station • Regeneration of poor quality, redundant and decayed buildings • Enhancements of the High Street frontage.

EASTERN UTILITIES LANDS

WESTERN UTILITIES LANDS CLARENDON ROAD SOUTH INDUSTRIAL AREA

Site Boundary Haringey Heartlands Area Boundary

Map showing the zones within the Haringey Heartland Area Boundary

Historic Environment The southern area of the Hornsey Depot site is in the Hornsey High Street Conservation Area. It is bordered by two further Conservation Areas (see map right).

Map to show local Conservation Areas and listed buildings Hornsey High Street Conservation Area Hillfield Conservation Area Hornsey Water Works and Filter Beds Conservation Area Locally Listed Buildings Grade II Listed Buildings

HORNSEY DEPOT

CONSTRAINTS & CONSULTATION PROCESS OPPORTUNITIES

St James Site constraints Group Ltd

Sainsbury’s brief Sainsbury’s

1 | Existing right of way to be maintained to

• Vehicular access to the supermarket from the High Street

2 | Existing right of access to be maintained

• Maximise use of limited High Street frontage

rear of No.31 High Street

to side of No.53 High Street

3 | A number of neighbouring properties have

windows facing into the site

• Car parking arrangements at street level to enable easy access for customers

4 | The culverted Moselle River runs through

the site which has an easement either side

5 | A 4-storey residential development has recently

gained planning approval on Pembroke Works

6 | Sun path and the effect of shadowing 7 | Limited number of access points

Site constraints

Brief constraints

View of Store and Car Park

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View of Store and Car Park Visible Store Frontage

Access to Store and Car Park View of Store and Car Park

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Visible Store Frontage

Visible Store Frontage View of Store and Car Park

Access to Store and Car Park Visible Store Frontage

Access to Store and Car park

Access to Store and Car Park

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St James Urban framework Group Ltd opportunities

St James Group Connections opportunities Ltd

• Frontages to the new buildings could help reinforce the street pattern around the site which is currently ill-defined

• Opportunity to open up the site and create new routes through it

• Although not part of this planning application, St James own Campsbourne Well and will be bringing forward separate proposals for this building soon

• A well designed mixed use development can increase activity on the High Street and enhance the area

Frontage opportunities Frontage opportunities

Frontage Opportunities Frontage Opportunities

Open space connecting with Campsbourne Well

Open space connecting Open space connecting with Campsbourne Well. with Campsbourne Well.

Connection opportunities Opportunity for increased Opportunitywithin for increased activity site

Opportunity for increased activity within site.

Opportunity for pedestrian links.

activity within site.

Opportunity for pedestrian Opportunity for links. pedestrian links

HORNSEY DEPOT

MASTERPLAN OVERVIEW

St James Key elements Group of the Ltd brief • Approximately 400 residential apartments

• 114 surface car parking spaces for the supermarket

• 40% affordable housing provision (42% by habitable room)

• 40% parking provision for residents provided in basement and undercroft car park

• Sainsbury’s supermarket with 19,000 ft2 net retail space (1/3 of the size of Harringay Green Lanes Sainsbury’s store)

• Range in heights from 3-10 storeys

• Sainsbury’s café fronting the High Street

Residents Vehicle Entrance Masterplan proposals for Hornsey Depot site Residents Vehicle Entrance

ResidentsVehicle VehicleEntrance Entrance Residents Residents Entrance Store Entrance

ResidentsEntrance Entrance Residents Store Entrance

Residents Entrance Store Entrance Store Entrance

• Improved pedestrian permeability with new north/ south and east/west linkages to open up the site

HORNSEY DEPOT

PROPOSED SCHEME

St JamesDepot Hornsey Groupscheme Ltd described

Grouping of taller elements around public realm

Private Market apartments above store

Private Market apartments Pedestrain connections to Alexandra Palace

Landscaped Courtyard above Store

Landscaped courtyard above concealed car parking for residents

Affordable housing quadrangle with green roofs

5 storey affordable housing 114 No. car parking spaces for store Main pedestrian entrance from the High Street Store located beneath the apartment blocks

Store car park entrance from the High Street

Bird’s eye view sketch of Hornsey Depot site looking north west

Connections to the south along Hillfield Avenue

Private Market apartments above store 114 No. car parking spaces for store

Landscaped Courtyard above Store

5 storey affordable housing

Landscaped courtyard above concealed car parking for residents

Active frontage to Cross Lane

Vehicular access to the basement car park for residents

Affordable housing quadrangle with green/brown roofs

Car Park Entrance for affordable housing

Pedestrianised public realm Residents’ pedestrian entrance

Pedetrian connections to the New River

Bird’s eye view sketch of Hornsey Depot site looking south east

Pedestrian connections to Alexandra Palace

HORNSEY DEPOT

DESIGN PRINCIPLES

St James Store massing Group principles Ltd

St James High Street Group massing Ltd principles

1 | Locate store beneath apartment building

2 | Articulate facade to provide a rhythm to the

long elevation

3 | Create a central landscaped courtyard for residents

above the store

4 | Vary the heights to further articulate the massing and

create a townscape

5 | Emphasise the break in the facade where the delivery

entrance is located.

1 | Create vehicular entrance into development for store 2 | Develop a massing proposal that provides the

missing ‘book end’ to the parade to mirror No.67

3 | Height and massing to respond to neighbouring building 4 | Reinforce existing levels such as parapet heights and

‘shop frontages’

5 | Create a primary pedestrian entrance on the High

Street for the residential development above the store

6 | Articulate the rhythm of the facade to relate to the

existing street.

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Store massing principles

High street massing principles

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St James Group Quadrangle massing Ltd principles

St James Cross Lane Group massing Ltd principles

1 | Create a courtyard development with landscaping

1 | Locate apartment blocks to the perimeter of the

2 | Articulate the lower 2 storeys with maisonettes to

2 | Create a visual connection between the landscaped

3 | Massing to respond to surrounding context and

3 | Incorporate vehicular entrance to basement car park

4 | Create reliefs in the facade to denote main entrances

4 | Cut back and articulate the upper floors.

above a concealed residents car park

replicate rhythm of surrounding streetscape increase sunlight into the courtyard

5 | Set back upper floors to create a ‘roof zone’ and

development around a landscaped courtyard podium and Campsbourne Well

and pedestrian entrance to the development

lower height of the buildings.

Quadrangle Massing Principles

Cross Lane Massing Principles

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HORNSEY DEPOT

CONNECTIONS & ACCESS

St James Group Supermarket connections Ltd • Sainsbury’s expect many shoppers to arrive on foot via the pedestrian links to the supermarket from the surrounding area • 114 car parking spaces will be provided for supermarket and High Street shoppers

Proposed pedestrian and vehicular routes into Sainsbury’s Access from car park Pedestrian access

Access from car park

from car park

Vehicular Access Vehicular Access

Pedestrian routes

Pedestrian Routes Pedestrian Routes Access from car park

Vehicular Access Vehicular access Pedestrian Routes

• Efficient one lane in, two lane exit for supermarket car park to avoid traffic congestion • Sainsbury’s deliveries go in to a fully covered, loading bay to mitigate impact on local residents • Drop off bay and covered cycle parking provided to the front of the supermarket St James Group Residents’ pedestrian Ltd routes • The scheme will open up currently closed routes through the site, north-south and east-west • The apartments above the store are accessed from a large landscaped courtyard on the roof of the store, with connections to the High Street, and to the north of the site

Proposed residents’ pedestrian routes Residents Accesspedestrian Residents

access Residents Access Residents ResidentsAccess Entrance

Residents Entrance Residents Pedestrian Routeentrance Residents Entrance PedestrianRoute Route Pedestrian Pedestrian route

• The other buildings have entrances on the streets and pedestrian routes, with maisonettes at ground and first floor accessed directly from the street

St James Group Residents’ vehicle Ltd routes • Around 100 residents’ car parking spaces in the basement underneath the store, accessed via New River Avenue. This equates to approx.10 two way trips in the AM peak and 20 two way trips in the PM peak • St James were the developers of New River Village and have retained rights of way over New River Avenue. The new residents using New River Avenue will contribute towards the costs of maintaining it • Around 60 residents’ car parking spaces in an undercroft underneath the shared landscaped courtyard at the north-west of the site, accessed from Miles Road • Overall 40 residents’ disabled parking spaces • Cycle parking for residents inside each building lobby

Proposed residents vehicular routes Residents vehicle access

Residents Vehicle Access

Residents Vehicle Access

Residents Parking

Residents parking

Residents Parking

HORNSEY DEPOT

LAND USE & MASSING

St James Land use Group Ltd These diagrams show the land uses at ground and first floor levels.

Ground floor uses

First floor uses

Private residential

Private residential

Shared ownership residential

Shared ownership residential

Affordable rented residential

Affordable rented residential

Retail

Retail

Workspace

Workspace

St James Group Ltd Heights

St James Group Ltd Tenure The private housing is located around the Sainsbury’s store. 40% of homes are affordable (42% by habitable room); split between shared ownership and affordable rent.

The new blocks are 3-10 storeys high. The taller buildings are positioned towards the centre of the site, at the junction of the new pedestrian routes through the site.

The residential buildings above the supermarket are arranged to echo the feel of a market square, with smaller buildings to the north responding to the surrounding residential streets, local urban grain, and active street frontages.

Tenure: Private residential 243 dwellings Shared ownership residential 88 dwellings Affordable rented residential 70 dwellings

No. Of storeys: 10 9 8 7 6 5 4 3 2 1 Note: number of storeys are indicative of height only.

Actual heights of existing buildings vary depending on roof form and floor to floor heights

HORNSEY DEPOT

DESIGN PROPOSAL

St James Group Ltd Visualisation This sketch illustrates what the proposed scheme will feel like. It shows the pedestrian route from Myddelton Road next to the courtyard block, looking towards the tallest housing on the site, which is above the store. The Sainsbury’s car park is behind the screen to the right of the pedestrian route.

HORNSEY DEPOT

ENERGY & SUSTAINABILITY

St James Group Ltd • The apartments will be designed to achieve Code for Sustainable Homes Level 4 • The supermarket and commercial units will be designed to achieve BREEAM (international design and assessment method for sustainable buildings) “Very Good”

• The development will comprise water saving measures including efficient water installations to restrict water consumption for each of the apartments to be less than 105 litres/person/day • Sustainable Urban Drainage systems will be incorporated into the design

• The overall predicted reduction in CO2 emissions is 25% higher than current building regulations • Renewable technologies will be appraised as part of the energy strategy • A construction waste management strategy will be implemented in order to limit construction waste sent to landfill • The main contractor will conform to the Considerate Constructors Scheme • Materials used in the development will be responsibly and sustainably sourced and recycled where feasible, and will be chosen to focus on achieving a low overall environmental impact

District Heating system at Grosvenor Waterside, a St James’ development

Cycle storage at Silvermill, a St James development in Lewisham.

HORNSEY DEPOT

RESIDENTIAL BENEFITS ST. JAMES

St James The benefits Group Ltd St. James will bring a range of benefits to the local area as a result of this development. They have a strong track record of delivering projects once planning permission has been secured. Some of the benefites include:

As part of the redevelopment of the site, St James will produce a Local Employment and Skills Plan to ensure that the development brings employment opportunities for local people and local businesses.

• Redevelopment of a site that has partially laid dormant for decades

The plan will include:

• Rejuvenation of the High Street – more people using Hornsey High Street will have a positive effect on the local businesses, and increase the vibrancy of the High Street • 40% affordable housing (42% by habitable room) • Permeability through the site for pedestrians • Office units for start up businesses increasing local employment opportunities

Berkeley Group young people’s career day

• Apprenticeships • Work experience opportunities • School visits • Initiatives for the unemployed to return to work • Working with the Council to create pathways for local people and businesses to access the job opportunities associated with the development • Ensuring that commitments made are also passed on to contractors.

HORNSEY DEPOT

RETAIL BENEFITS SAINSBURY’S

St James The benefits Group Ltd Sainsbury’s hopes to bring a range of benefits to Hornsey with the development of a new supermarket.

They have been part of the community in Haringey since 1966 when their first store was built in Muswell Hill.

Some of the key benefits of the proposed new store include: • Creating around 120 new full and part-time jobs • Employing local people: Sainsbury’s aims to recruit people who live within a 3 mile radius of a store • Two-thirds of the opportunities in store will be parttime allowing colleagues to fit work around other commitments such as child care • An improved retail offer and greater choice on Hornsey High Street • Improved pedestrian access and public spaces around the site • Complementing the wider regeneration already underway in Hornsey.