Harringay, Haringey - So Good they Spelt it Twice!
Big new re-development proposed on Green lanes opposite Finsbury park
Hi,
I was walking up the hill to Manor House tube at the weekend, and spotted a new planning notice - basically, Hackney is now starting to plan a redevelopment of the Rowley Gardens estate & surrounding area. The notice was dated 15th May, with 21 day period for responses - planning ref 2013/0877
Hackney's planning web site isn't working at the moment, but this is how it is described in the "Hackney Today" council mag:
"Request for Scoping Opinion pursuant to regulation 13 of the Town and Country Planning Environmental Impact Assessment (England and Wales) Regulations 2011, for:
-Demolition of existing buildings within the planning application boundary;
- Provision of up to 360,000 square meters (sqm) Gross External Area (GEA) of residential use (equating to approximately 4,200 units) with associated on-street and basement car and cycle parking;
- Residential buildings of varied architectural typology and height, with buildings ranging from 3 to 9 storeys and a number of taller buildings in the region of 10 to 25 storeys;
- Provision of approximately 10,000sqm GEA of non-residential use including commercial and new community facilities such as office space, shops and recreational facilities;
Provision of a site-wide energy network providing combined heat and power. Mode of generation, capacity for renewables, and extent of connection to prior phases is to be determined. Site of Energy Centre to be determined;
Provision of a range of publicly accessible open spaces including landscaping the edges of the New River and the East and West Reservoirs;
Reducing the width of Seven Sisters Road from 6 to 4 lanes and related improvements to the public realm.
2013/0877 Major Development
Tags for Forum Posts: planning, redevelopment
Replies to This Discussion
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Permalink Reply by Christopher Fowler on
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Thank you for posting this. If this goes ahead, on top of the other development to the south of Seven Sisters Road (around the reservoir), plus new building along the north side of that road, it is going to enormously increase the number of people living in the area around Manor House, the junction of Green Lanes and Seven Sisters Road. This will put additional strain on the tube station, but also on the sections of Green Lanes running south, towards Newington Green, and north, towards Wood Green, where the width of the road is not very great and cannot be widened. I'd be worried about the impact on traffic along Green Lanes if I were Haringey Council (and, of course, Hackney, regarding the southern part). It's also going to create a lot of high-rise buildings to the east of Finsbury Park, which is going to affect the light in the mornings, both on Green Lanes and the Park.
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Permalink Reply by Abi on
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Do you have any data on how many units were removed?
Even if it's less than the number created, it's probably not fair to say that this will "add 4,200" - unless the number demolished has already been factored in, in which case wow, that's a lot.
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Permalink Reply by Maddy on
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Not to mention the shortage of school places and doctor's surgeries in the area already - they don't seem to factor in the need for local facilities when they build all these residential properties.
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Permalink Reply by John D on
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But nice that there are going to be more much-needed homes with planned community facilities.
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Permalink Reply by pamish on
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4200 units??? Are they serious? Multiply by 4 for the 'average ' family. Or even just by 2 for a couple.
Ten thousand+ extra people arriving rapidly in an already overcrowded area. No new schools or other infrastructure.
As the loveable mop-top would say - bonkers.
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Although presumably some of these units are to replace already existing ones - how many people already live on the estate I wonder?
It's good that they are proposing to use combined heat and power, which is a more environmentally sustainable option.
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Yes - there has been a fair bit of demolition and several large older blocks have been replaced. This obviously needs to be factored in here! I don't know how many though, and I know at least some of the newer blocks are larger/taller than the ones they replaced. Does anyone have a rough figure on how many old units have gone versus new ones created?
I'm also very concerned about the impact on local facilities if the new number is significantly higher - but in theory at least it should be possible to do this in a smart way and we can only hope that even if the net resulting number of residents is higher, this can be seen as an opportunity to improve services locally.
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Permalink Reply by michaelw on
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The Hackney planning site is working now, and this is the entry:
For me there is clearly a need for more housing, but I'm unconvinced about 25 storeys, more parking provision, and also the general concerns re local facilities - particularly schools!
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Permalink Reply by ElleCarumba on
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You can see more about the Manor House redevelopment plan here which was adopted by Hackney Council in January after consultation here:
http://www.hackney.gov.uk/manor-house-aap.htm
it is going to be a "Gateway to Hackney" but presumably it is also a gateway to Haringey and Islington too given the three boroughs meet there.
You can see Haringey Council's input into consultation here, It "supports the vision and objectives"
http://www.hackney.gov.uk/Assets/Documents/Schedule-of-Respondents-...
I am glad there will be a lot of new housing providing it is a) not hideously ugly and b) comes with the required improvements to transport, schools and other facilities. Rowley Gardens and Woodberry Down are both pretty ugly so it is not has if they are destroying some beautiful buildings for this project.
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It's already improved the look of the area, without a doubt - I travel this site twice a day every day, and it's so encouraging to see development rather than neglect. The closer people are to the area the more they seem to support it in my experience - those who spend no time there are obviously more concerned about the knock-on impact of any increase in bodies, without any real concern for the quality of life of those who live locally.
There are going to be concerns over over-population of course, but (a) these sites were already housing, not empty spaces and (b) isn't it better to have more people living in better conditions than fewer people living in depressing, outdated accommodation? Within reason of course.
I do hope the opportunity will not be missed to create some better local services and facilities, mind you.
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I agree that re-development has many positive aspects, and is probably necessary in this area - but there are differing opinions on Woodberry down, e.g. see this:
http://www.tmponline.org/2012/06/28/woodberry-down-in-hackney-how-r...
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*nod* the way it's been carried out leaves a lot to be desired as regards leaseholders. But they have been compensated above and beyond market value. Would they really have got a better deal had they sold before this plan arose, given the likely lifespan of those old 'Soviet style' blocks and the state that they were in?
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