HORNSEY DEPOT

INTRODUCTION

Introduction The Hornsey Depot site is located within the London Borough of Haringey, skirting the north side of Hornsey High Street. St James Group and Sainsburys 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). The proposed scheme includes a supermarket, residential apartments, work spaces and car parking. 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.

Timeline
June - August 2013 Public consultation Late Summer 2013 Submit planning application Winter 2013 Planning Committee Spring/Summer 2014 Start on site Mid 2018 Development completes
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Aerial photo of Hornsey Depot site

Location of Hornsey Depot site

Hornsey Depot site on Hornsey High Street

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TEAM

St James Group Ltd

CGI of St James development at Langham Square, Putney.

Sainsburys
Sainsburys colleagues

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.

Sainsburys was founded in 1869 and today operates over 1,000 supermarkets and convenience stores, and employs around 150,000 colleagues. For Sainsburys, retailing is about more than quality products and great service. Its also about supporting and helping the communities where they work, and being a good neighbour. Sainsburys aim for their stores to be at the heart of the communities they serve.

GRID
Honeypot Lane

Soundings
Soundings consultation event

GRIDs residential architecture, master planning and urban design expertise has been recognised through many national awards. GRIDs 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 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.

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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.

Sainsburys 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, Sainsburys 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

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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 Haerings 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 Londons extensive hunting park, known as Hornsey Park. The church of St Marys 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 Marys Church in the 1880s, showing Medieval Tower

Hornsey in 1815, showing the route of the New River

03 | Victorian period 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.

04 | Twentieth century 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.

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

Prestons Court (left) and Allens Court (right) in 1910. where the development site is now

* Images courtesy of Hornsey Historical Society

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PLANNING CONTEXT CONSULTATION PROCESS

St James London Plan 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 Environmental improvements and improved linkages between Campsbourne Housing Estate and the High Street 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.

Unitary Development Plan (UDP) Haringey Councils 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

WOOD GREEN HIGH ROAD

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

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CONSTRAINTS & CONSULTATION PROCESS OPPORTUNITIES

St James Site constraints Group Ltd

1 | Existing right of way to be maintained to

Sainsburys brief Sainsburys Vehicular access to the supermarket from the High Street Maximise use of limited High Street frontage Car parking arrangements at street level to enable easy access for customers

rear of No.31 High Street

2 | Existing right of access to be maintained

to side of No.53 High Street windows facing into the site

3 | A number of neighbouring properties have 4 | The culverted Moselle River runs through

the site which has an easement either side gained planning approval on Pembroke Works

5 | A 4-storey residential development has recently 6 | Sun path and the effect of shadowing 7 | Limited number of access points

Site constraints

Brief constraints

4 3 5 1 2 7 6 3

View of Store and Car Park Visible Store Frontage

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

View of Store and Car Park Visible Store Frontage Access to Store and Car park

Access to Store and Car Park Visible Store Frontage Access to Store and Car Park

St James Urban framework Group Ltd opportunities Frontages to the new buildings could help reinforce the street pattern around the site which is currently ill-defined Although not part of this planning application, St James own Campsbourne Well and will be bringing forward separate proposals for this building soon
Frontage opportunities
Frontage Opportunities Frontage Opportunities

St James Group Connections opportunities Ltd Opportunity to open up the site and create new routes through it A well designed mixed use development can increase activity on the High Street and enhance the area
Connection opportunities
Opportunity for increased activity within site. Opportunity for pedestrian links.

Frontage opportunities Open space connecting with Campsbourne Well

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

Opportunity for increased Opportunity for increased activity within site

activity within site. Opportunity for pedestrian Opportunity for links. pedestrian links

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MASTERPLAN OVERVIEW

St James Key elements Group of the Ltd brief Approximately 400 residential apartments 40% affordable housing provision (42% by habitable room) Sainsburys supermarket with 19,000 ft2 net retail space (1/3 of the size of Harringay Green Lanes Sainsburys store) Sainsburys caf fronting the High Street 114 surface car parking spaces for the supermarket 40% parking provision for residents provided in basement and undercroft car park Range in heights from 3-10 storeys Improved pedestrian permeability with new north/ south and east/west linkages to open up the site

Residents Vehicle Entrance

Masterplan proposals for Hornsey Depot site Residents Vehicle Entrance

Residents Entrance Store Entrance Store Entrance

Residents Vehicle Entrance Residents Vehicle Entrance Residents Entrance Store Entrance

Residents Entrance Residents Entrance Store Entrance

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PROPOSED SCHEME

St JamesDepot Hornsey Group scheme Ltd described

Grouping of taller elements around public realm Private Market apartments Pedestrain connections to Alexandra Palace Landscaped courtyard above concealed car parking for residents

Private Market apartments above store

Landscaped Courtyard above Store

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

Birds 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 Affordable housing quadrangle with green/brown roofs

Active frontage to Cross Lane

Vehicular access to the basement car park for residents

Car Park Entrance for affordable housing

Pedestrianised public realm Residents pedestrian entrance

Pedetrian connections to the New River

Pedestrian connections to Alexandra Palace

Birds eye view sketch of Hornsey Depot site looking south east

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DESIGN PRINCIPLES

St James Store massing Group principles Ltd

1 | Locate store beneath apartment building

St James High Street Group massing Ltd principles

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

2 | Articulate facade to provide a rhythm to the

long elevation

missing book end to the parade to mirror No.67

3 | Create a central landscaped courtyard for residents

above the store

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

4 | Vary the heights to further articulate the massing and

create a townscape entrance is located.

shop frontages

5 | Emphasise the break in the facade where the delivery

5 | Create a primary pedestrian entrance on the High

Street for the residential development above the store existing street.

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

Store massing principles 3

High street massing principles

2 1

4 6 1

3 4

St James Group Quadrangle massing Ltd principles

1 | Create a courtyard development with landscaping

St James Cross Lane Group massing Ltd principles

1 | Locate apartment blocks to the perimeter of the

above a concealed residents car park

development around a landscaped courtyard podium and Campsbourne Well

2 | Articulate the lower 2 storeys with maisonettes to

replicate rhythm of surrounding streetscape increase sunlight into the courtyard

2 | Create a visual connection between the landscaped 3 | Incorporate vehicular entrance to basement car park

3 | Massing to respond to surrounding context and 4 | Create reliefs in the facade to denote main entrances 5 | Set back upper floors to create a roof zone and

and pedestrian entrance to the development

4 | Cut back and articulate the upper floors.

lower height of the buildings.

Quadrangle Massing Principles

Cross Lane Massing Principles

1 3 5 2 1 2 4

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CONNECTIONS & ACCESS

St James Group Supermarket connections Ltd Sainsburys 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 Efficient one lane in, two lane exit for supermarket car park to avoid traffic congestion Sainsburys 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 The other buildings have entrances on the streets and pedestrian routes, with maisonettes at ground and first floor accessed directly from the street
Proposed pedestrian and vehicular routes into Sainsburys
Access from car park

Access from car park Pedestrian access

Vehicular Access Vehicular Access

from car park

Pedestrian Routes Pedestrian Routes Access from car park

Pedestrian routes

Vehicular Access Vehicular access Pedestrian Routes

Proposed residents pedestrian routes access Residents Access Residents ResidentsAccess Entrance
Residents Access Residents pedestrian

Residents Entrance Residents entrance Pedestrian Route Residents Entrance PedestrianRoute Route Pedestrian Pedestrian route

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 Parking

Residents Vehicle Access Residents Parking

Residents vehicle access Residents parking

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LAND USE & MASSING

St James Land use Group Ltd These diagrams show the land uses at ground and first floor levels.
Ground floor uses Private residential Shared ownership residential Affordable rented residential Retail Workspace First floor uses Private residential Shared ownership residential Affordable rented residential Retail Workspace

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

St James Group Ltd Heights 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

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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 Sainsburys car park is behind the screen to the right of the pedestrian route.

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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 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 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

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

District Heating system at Grosvenor Waterside, a St James development

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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: Redevelopment of a site that has partially laid dormant for decades 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 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. The plan will include: 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.

Berkeley Group young peoples career day

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RETAIL BENEFITS SAINSBURYS

St James The benefits Group Ltd Sainsburys 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: Sainsburys 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.