1. home and garden

Welcome
Welcome to our second public exhibition for the
proposed redevelopment of Apex House on Seven
Sisters Road, Tottenham.
On display you will be able to see our latest
proposals for the site and how these have evolved
since our initial consultation stage earlier this year.
The feedback received from that first exhibition
has been extremely helpful as our designs have
progressed and we would like to thank all those
who have commented on our proposals to date.
In July of last year, Grainger agreed the purchase of
Apex House from the London Borough of Haringey.
Following this agreement, Grainger appointed
world-renowned architects John McAslan +
Partners to develop some early ideas for the site
to provide a high quality new development for
Tottenham.
We are now presenting our updated proposals
to show you what the main comments received
were and how these have been incorporated into
our new designs. This exhibition forms part of a
full engagement programme with residents and
local community groups that includes meetings,
a public Development Management Forum run by
the London Borough of Haringey, and an initial
public exhibition held earlier this year. We hope
to submit a planning application to the London
Borough of Haringey in the summer.
We are encouraging further comments on these
proposals from the public.
You can leave your comments on the designs on
display today through a number of channels:
• Fill in a comment card and either leave them
with a project team member or send them back
at a later date to FREEPOST
RTRH – ELLC –ERBL
Apex House Development
Berkshire House
168-173 High Holborn
London
WC1V 7AA
• Send an email to:
[email protected]
• Telephone our dedicated consultation line on
0800 014 2446
We hope you find this exhibition informative. If
you have any questions please do speak to one
of the project team who are on hand to talk you
through our proposals.
apexhousedevelopment.co.uk
Context and the site
Apex House is located on the corner of Tottenham
High Road, a major north-south route that links
Tottenham with the City to the south, and Seven
Sisters Road that leads to Finsbury Park, Camden
Town and the West End.
The building has been owned by Haringey Council
since 1984. Grainger agreed to purchase the
site in July last year in order to bring forward
a suitable redevelopment of Apex House that
will provide much-needed new homes for the
borough as well as new retail and public space.
Apex House forms part of a complex of buildings
including Apex House, Wards Corner and Seven
Sisters Underground Station. It has long been
recognised as a key site for the regeneration of
Tottenham by the London Borough of Haringey
who state the site should be “developed in
a consistent and uniform manner in order
to maximise the potential for a high-quality
regeneration of this area.”
It is our intention to bring forward a landmark
development for Tottenham that will deliver on
Haringey’s vision for the area and that provides
substantial benefits to residents and visitors of
this important part of the borough.
Tottenham Green
Tottenham High Road
Apex House
Apex House Site
Tottenham Green
Key Points:
• Apex House is located on the corner of
Tottenham High Road and Seven Sisters Road.
• the site has long been recognised by the
London Borough of Haringey as a key for the
regeneration of Tottenham
• our intention is to bring forward a landmark
development for Tottenham that provides
substantial benefits to residents and visitors
Apex House
apexhousedevelopment.co.uk
Tottenham High Road
Our vision for the area
The new development should also reinforce the
southern end of the “High Street” between Apex
Corner and Tottenham Green. Apex House will
be delivered as Phase 1 of the Seven Sisters
Regeneration Project, which includes the
consented Wards Corner development at Seven
Sisters Underground station.
Haringey Urban Character Study
This document was produced to analyse the existing conditions and areas for opportunity within
Tottenham to improve the design of major buildings within the Seven Sisters area.
TOWARDS
TOTTENHAM GREEN
W
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SEVEN SISTERS
UNDERGROUND
STATION
TOWARDS
MANOR
HOUSE
SEVEN
S SIST
ERS R
OAD
SEVEN SISTERS
REGENERATION
PROJECT
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TOWARDS
SOUTH
TOTTENHAM
Apex House Site Analysis Diagram
Key responses:
• defining landmark needed to address the
long views from the Green, and salient
position of this triangular site.
• the intensive activity node needs a
significant urban ‘marker’.
• the mature trees and landscaping support a
taller structure.
• the considerable width of the High Road
supports a bold townscape response.
apexhousedevelopment.co.uk
Haringey Council set out a vision for the site within opportunity for a landmark slim tower of circa 20
their Wards Corner / Seven Sisters Underground storeys.
Development Brief in 2004, to:
We believe our proposals have the potential to
“Create a landmark development that acts as a realise this vision and improve a prominent
high quality gateway to Seven Sisters, providing location within the borough, whilst delivering
mixed uses with improved facilities and safer a number of significant benefits for Tottenham
underground station access.”
including new homes, high-quality flexible
commercial space, and a new public realm that
The draft Haringey Urban Character Study will mean better connectivity through from Seven
also identified Apex House as a site suitable Sisters Underground.
for a mixed-use development which offers the
Economic Benefits
The creation of 154 new homes offers the
opportunity to stimulate economic growth, help
reduce the impact on local authority budget
cuts and assist in meeting London Borough of
Haringey’s objectively assessed housing need.
154 New Homes including
52 Affordable Homes
01
02
CONSTRUCTION BENEFITS
EXPENDITURE BENEFITS
£770,000
220 Jobs
Direct Employment
[estimated to create 445 person-years of
temporary construction employment over the
2 year period of the build]
First Occupation Expenditure on goods and
services to make a house ‘feel like home’ a proportion of
which would be captured locally
335 Jobs
£40m
Indirect/Induced Employment
[335 ‘spin-off’ jobs could be supported in
the supply chain per year of construction]
£1.3m
Estimated Net Additional
Resident Expenditure within local
Construction Value
[estimated total cost of construction]
shops and services [per annum]
10 Jobs
Economic Output
[expected additional GVA p.a.
from direct and indirect jobs]
New Operational Jobs supported
£9.6m GVA
03
by increased resident expenditure in
the local area
OPERATIONAL BENEFITS
110
04
Total Jobs
35
[110 additional jobs directly supported
E\WKHQHZÁH[LEOHFRPPHUFLDO
ÁRRUVSDFH@
Indirect/Induced
Employment [35 FTE jobs
supported in the supply chain]
£8.8m
Economic Output
(GVA per annum)
[additional expected]
LOCAL AUTHORITY REVENUE BENEFITS
£
£
£
£22
£1.4m
New Homes
Bonus Payments
[total payments over
a set 6 year period]
apexhousedevelopment.co.uk
4,20
Additional Council Tax
Revenues [per annum in
perpetuity]
0
£
££££
£197,800
Additional Business Rate
Revenue [per annum in
perpetuity]
Estimated Planning
Contributions
First Stage feedback
Earlier this year we carried out a series of
consultation meetings and exhibitions attended
by over 150 local residents, to show members of
the public our vision for the Apex House site and
hear comments. Since February 2014 we have
held a number of meetings that have included:
• the Deputy Leader of London Borough of Haringey
• Three meetings with local community groups
• Two meetings with Seven Sisters Market
• A two day public exhibition at the N17 Design
Studio
We are now in the process of carrying out our
second stage consultation with the Council and
the public which includes:
• the Deputy Leader and other local Ward
councillors
• Further meetings with local community groups
• A council-organised Development Management
Forum attended by around 50 members of the
public
• A second two day public exhibition in June
• A further meeting with local Market Traders
We have also had regular meetings with Council
Planning Officers to show how our designs have
evolved.
YOU SAID:
Key
WE DID:
Residents Entrance
Public Entrance
apexhousedevelopment.co.uk
Retail Frontage
Old Ground Floor
N
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HIGH ROAD
HIGH ROAD
SEACOLE COURT
• a study into the building’s height and
massing
• the relocation of entrances of the affordable
homes to the courtyard, mirroring those of the
private rented homes
• we have tested extensively to show that the
overshadowing effect to neighbouring homes
is minimal
• a significant increase in the size of the
courtyard, without reducing commercial
space
• removal of internal street between the
courtyard and Tottenham High Road to create
a more controlled wider, more open space
• the courtyard will be open to the public
during the day and accessible to residents by
key fob at night
• a dedicated and partially covered service yard
has been created
• building materials have evolved to ensure it is
in keeping with the surrounding architecture
• all mature trees along Tottenham High Road
will be maintained
COURTYARD
• support of the proposed development and
the promise to invest in the area
• objections to the proposed height and
massing of the building
• concerns around the proposed separate
entrances for affordable units
• concerns around a loss of light to
neighbouring homes
• concerns around an increase in rent for
Seven Sisters Market Traders
• overall support for a car-free development.
• pleased to see investment in the area
• a desire to keep the mature trees as part of
any development
• concerns that the proposals detract from
the Ward Corner Community Plan for the
adjacent site
• a desire to see a larger public courtyard
space
• a desire for the courtyard to be a safe
environment for residents at night
N
Our response
Our current designs have responded to the
feedback received during our ongoing consultation
with local residents and council planning officers
and over the past few months we have been
working hard to update our proposals.
This development would deliver:
• the creation of two new street frontages along
Seven Sisters Road and Tottenham High Road –
to bring them in-line with neighbouring buildings
• a new pedestrian link from Seven Sisters Road
to Tottenham High Road
• improved safety and security around the site.
• the creation of new jobs for the borough
throughout construction and operation
As part of this proposed development, Grainger
and McAslan have also provided an opportunity
for the potential relocation of the Seven Sisters
Market traders to this site. Grainger is currently in
conversation with the traders to understand their
desires and to work closely with them to design
a workable space for a new market, should they
wish to use the site.
Key
Residents Entrance
Public Entrance
Retail Frontage
New Ground Floor
SE
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SERVICE YARD
N
apexhousedevelopment.co.uk
SEACOLE COURT
HIGH ROAD
COURTYARD
Our updated proposals
The proposals on display would deliver a high
quality design development and provide multiple
benefits for Tottenham that include a new landmark
building for the borough as well as providing much
needed new housing and amenity space that can
be enjoyed by all.
With these proposals, we aim to create a high
quality residential-led development that would
provide a new community for Tottenham.
East Elevation
East Elevation
Artist’s Impression of Apex Corner
Key development points:
• a high-quality designed development for the
borough
• 154 new homes – 52 of which will be for
affordable housing (39%), and all will
comply with the space standards of the
London Plan
• private balcony space, a proportion of which
will look over the courtyard, and private
gardens for the terraced family homes
• a new safe and active public realm that
provides a well-designed communal space to
enjoy
• Flexible ground floor commercial space to
service the new residents as well as the
surrounding local community
apexhousedevelopment.co.uk
Internal Planning
First Floor Plan
Typical Upper Floor Plan (Levels 07-16)
Key
Private Studio Unit
Total GIA:
16,950 m2
Retail
Residential
887 m2
11, 576 m2
Private 1 Bed Unit
N
Private 2 Bed Unit
Private 3 Bed Unit
Private units
studio
1-bed
6
44
102 units
total: 154 units
2-bed
32
3-bed
20
96
80
Affordable units
1-bed
2-bed
11
29
52 units
3-bed
8
4-bed
4
40
24
Affordable 1 Bed Unit
Affordable 2 Bed Unit
0 2 4 6 8 10
Affordable 3 Bed Unit
Habitable rooms
6
88
270 hrs
total: 443 hrs
22
173 hrs
60.9% by hrs
87
39.1% by hrs
Affordable 4 Bed Townhouses
Site Area
Site Density
Private Amenity Space
Affordable 2 Bed Apartment
Net Internal Area:
Private Amenity Space:
76 m
5 m2
0.3883 ha
1,140.9 hr/ha
2
A typical 2-bed unit has a combined living room and kitchen, a double
bedroom, a secondary double bedroom and a bathroom.
apexhousedevelopment.co.uk
Private Amenity Space
Private 2 Bed Apartment
Net Internal Area:
Private Amenity Space:
72 m
7 m2
2
A typical 2-bed unit has a combined living room and kitchen, a
double bedroom with an en-suite shower room, a secondary double
bedroom and a bathroom.
Public realm
Key
Retail
Substation
Resident’s Lounge
Cycle Store
Management Suite
Refuse Store
Roof Level
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ROOF 5
1
ROOF 4
ROOF 3
HIGH ROAD
COURTYARD
Key Points:
• extend the character of Tottenham Green
from further up the High Road
• encourage activities and pedestrian
movement, creating a safe connection
through the site
• provide high quality new seating and a
practical and usable space for all
• maintaining existing mature trees and
additional planting to create an attractive
environment for both residents and visitors
• central courtyard provides a landscaped
space off the retail units at ground
level, also providing controlled access to
residential entrances within the building
• landscaped roof terraces provided for
residents on various levels of the building
allowing residents to enjoy sheltered,
planted external space
apexhousedevelopment.co.uk
SEACOLE COURT
SEACOLE COURT
N
ROOF 2
PODIUM
N
HIGH ROAD
Ground Floor
Buildings for Tottenham
Local Materials
SUFFIELD ROAD
Yellow Brick
Earlsmead Primary School
Broad Lane
WESTERFIELD ROAD
Old Sorting Office
679-685 Seven Sisters Road
EARLSMEAD ROAD
196-200 Page Green Terrace
Brown Brick
AD
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778-818 Seven Sisters Road
24-40 Stonebridge Road
23-27 Broad Lane
Red Brick
AD
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247 - 249 Tottenham High Road
HIGH ROAD
PEMBROKE ROAD
220 - 224 Tottenham High Road
Old Church Hall
206 - 212 Page Green Terrace
The materials being proposed for the Apex House
development responds to the mix of brick shades
in the immediate surrounding area. To break the
massing of the building two contrasting tones of
brick are being proposed with a lighter shade of
buff brick on the taller building towards to West.
The lower elements of the scheme will be clad in
a darker red brick that reflects the existing red
brick civic buildings that surround the site.
Local Materials
Local buildings are predominantly brick. The
colour and detailing characterise particular
periods and types of building.
• Yellow brick: London stock brick was
common for residential buildings from the
late 18th century, as seen on Page Green
terrace, to the early 20th century
• Brown brick: primarily used in neighbouring
terrace houses particularly in the late 20th
century
• Red brick: mainly seen in Edwardian civic
buildings in the early 20th century
apexhousedevelopment.co.uk
RO
COLLESS ROAD
Key views
VIEW 16
VIEW 15
VIEW 8
VIEW 7
VIEW 1
VIEW 14
VIEW 2
VIEW 13
VIEW 3
VIEW 6
VIEW 5
Apex House Site
VIEW 10
VIEW 4
VIEW 12
VIEW 9
VIEW 11
• VIEW 1
South along Tottenham High Road
• VIEW 2
South along Tottenham High Road (from the intersection with Broad
Lane)
• VIEW 3
Northeast along Seven Sisters Road (from Seven Sisters train station
exit)
• VIEW 4
North along Tottenham High Road
• VIEW 5
South from Broad Lane looking over residential terraces
• VIEW 6
North east from the intersection of Seven Sisters Road and St Anns
Road
• VIEW 7
Tottenham Green
• VIEW 8
Tottenham Green
• VIEW 9
North from the intersection of Tottenham High Road and St Anns Road
• VIEW 10
St Ann’s Hospital
• VIEW 11
Stamford Hill Station
• VIEW 12
Harringay Station
• VIEW 13
St Ann’s Road
• VIEW 14
West Green Road at West Green
• VIEW 15
Downhills Park
• VIEW 16
Alexandra Palace
apexhousedevelopment.co.uk
Environment
22 STOREYS
74 meters
20 STOREYS
68 meters
18 STOREYS
61 meters
16 STOREYS
55 meters
6 STOREYS
24 meters
4 STOREYS
18 meters
Artist’s impression of view from Tottenham High Road
Key Points:
• building height steps back from the street,
breaking up the building with the highest
tower located at the northern corner of the
site
• the articulated facade and canopy of existing
large mature trees planted along the High
Road reduce the impact of the wind at street
level surrounding the building
• south facing landscaped roof levels provide
sunny and sheltered shared amenity space
for all residents
apexhousedevelopment.co.uk
Social Sustainability
The scheme will, in accordance with planning
policy, be subject to a s106 agreement. The
content of which will be agreed with London
Borough of Haringey based on the Council’s
identified requirements; however, it is likely to
include contributions towards affordable housing
(on site), employment and training provision and
highways and public realm works associated with
the development.
Environmental Sustainability
In addition to energy consumption, the “wider”
sustainability strategy will consider:
•
•
•
•
•
•
•
water management
pollution
materials
waste management
biodiversity
health & wellbeing
sustainability targets
The development will be designed to achieve the
following standards:
• Residential (New Build) – Code for
Sustainable Homes Level 4
• Retail – BREEAM Excellent
Impact
Adjacent Residential Accommodation
21
The location of the tower on Tottenham High Road
means that there is little additional overshadowing
of adjacent properties. This is due to the large
width of the road. The buildings are lower on
the narrower Seven Sisters Road so do not cause
significant overshadowing.
G+18
m
G+22
61 m To existing buildings opposite
Whilst the shadows cast by the tower are inevitably
more extensive than those from lower buildings,
the orientation of the building is such that they
pass very quickly over the surrounding area with
the result that there will not be any prolonged
overshadowing from the proposed development.
Notably, there are no public amenity spaces within
the vicinity of the site with the potential to be
affected by the proposed development.
5.5 m
G+16
G+4
G+20
G+4
G+6
G+6
12
G
m
13 m
2
G+
24
52
m
3m
m
9m
Key
N
Amenity
Windowless Flank Wall
Spring Equinox [21st March]
Autumn Equinox [21st September]
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Summer Solstice [21st June]
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Proposed
The distances to adjacent properties are:
• approximately 61m across Tottenham High
Road
• approximately 21m across Seven Sisters Road
• between the High Road block and houses on
Stonebridge Road is approximately 24m
• approximately 9m to the back of Seacole Court,
and this is a windowless flank wall
• across the site any adjacencies below 12m are
managed through windowless flank walls to
avoid overlooking
The wide road mitigates the impact of the tower
on adjacent properties.
Existing
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Existing
Sun Path Diagram: London
Winter Solstice [22nd December]
Equinox [22nd March / September]
Summer Solstice [22nd June]
Proposed
192-200
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Key Points
apexhousedevelopment.co.uk
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Feedback and next steps
Thank you for visiting our latest exhibition showing • Fill in a comment card and put it in the box
our current proposals for the Apex House site.
provided or post Freepost to:
Members of the development and design team are
FREEPOST RTRH – ELLC –ERBL
Apex House Development
on hand to answer any questions you might have,
and we welcome your comments on the scheme.
Berkshire House
168-173 High Holborn
It is our intention to submit a planning application
London
WC1V 7AA
for this development to the London Borough of
Haringey in the summer and will be collating
all the feedback received on these plans so that • Send an email to:
[email protected]
they can be fed into Council as part of their own
consultation process.
• Telephone our dedicated consultation line on
0800 014 2446
You can leave your comments using the methods
below and a member of the project team will get
back to you on any questions you have about the The content of these boards is also available to
view online via our consultation website:
proposals.
www.apexhousedevelopment.co.uk.
Thank you.
Artist’s impression of view from Tottenham High Road
apexhousedevelopment.co.uk