What is High Road West?

The High Road West scheme is a once in a lifetime opportunity to bring wide reaching improvements to the local area, delivering what the community have told us are their priorities.  Priorities such as providing much needed high-quality homes including new council homes, new jobs and employment space and improved community facilities such as the Library and Learning Centre, and new and enhanced green and open spaces. 

The council are committed that residents and existing local businesses within any area that we are redeveloping are, and must be, an integral part of that neighbourhood’s future. 

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What will the scheme deliver?

High Road West will bring forward:

New Homes

  • Target over 2,600 high quality and sustainable homes
  • And 40% affordable housing of which at least 500 will be council homes at council rent with a mix of types and sizes

New Community and Leisure Facilities

  • New Library and Learning Centre
  • Refurbished Community Hub at The Grange
  • £10 million of social and economic investment into the local community, providing opportunities for residents to benefit from education, employment and training

Jobs, Workspaces and Retail

  • Over 3,500 jobs created during development with more than 500 long-term jobs
  • New retail and leisure spaces including shops, cafes and restaurants
  • New employment space, including light industrial and maker space opportunities for existing and new businesses
  • Business support packages in line with the council's Good Economy Recovery Plan

Public and Green Spaces

  • New Public Square – a new civic square with shops and leisure spaces  
  • New Community Park with outdoor gym and children’s play area
  • Grange Gardens

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Where is High Road West?

The High Road West area is broadly between Tottenham High Road and the railway line (White Hart Lane Station), running from Brereton Road in the south to the B&M site in the north and includes the Love Lane Estate.

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High Road West Masterplan

The regeneration proposals and plans for High Road West were approved by  Haringey Council’s Cabinet in December 2014. The Council then appointed planning and design experts Arup to produce the High Road West Masterplan.

A masterplan is a dynamic long-term planning document that provides a conceptual layout to guide future growth and development.  Master planning is about making the connection between buildings, social settings, and their surrounding environments.

The 2014 High Road West Masterplan shows potential street layouts, public spaces, amount of housing and where key buildings could be. You can see the 2014 Masterplan in the High Road West Archive

In 2017, the Council appointed Lendlease as the council’s development partner and since then the scheme has been further progressed to build on the masterplan. The council and Lendlease spoke to the community about the revised proposals in 2018, and will be reaching out again across 2021 to hear the views of residents, businesses and people who visit the area to get their views on the evolving masterplan.

 

Engagement with the community

The council and Lendlease engaged with the local community on the Masterplan in February and March 2021. You can download the High Road West Masterplan Booklet here (external link).

Two Q&A sessions for the local community took place on the following dates and times:

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Lendlease - development partner

The Council and Lendlease are working together to deliver High Road West and the community’s aspirations for the area.

Lendlease were appointed as the development partner for High Road West following a 12-month procurement process. View the report agreed by Cabinet on 12 September 2017 here (external link)

Residents from the Love Lane estate played a key participative role throughout this process and a residents Design Panel was set up, working with the ITLA Damian Tissier. The Panel produced a design guide for the scheme, based on the principals of the Love Lane Residents Charter.

Representatives from the Design Panel, along with the chair of the Love Lane Residents Association, formed part of the residents Procurement Team who met with all the potential partners. The team of residents presented their plans including; what the new homes could look like, the specification for the new Library and Learning Centre and discussed the wider social, economic and community benefits.  Their feedback helped inform the partners proposals and the final submission from Lendlease.

You can view the Development Agreement here (PDF, 784KB). Please note some parts of this documment are redacted for legal or financial reasons.

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Who is affected?

To build a better High Road West and bring the changes you’ve told us you want to see, the High Road West Masterplan sets out how a number of properties would need to be acquired and demolished to allow for new high-quality homes, improved community and leisure facilities and plenty of open space.

The following properties are affected:

The Love Lane Estate: 297 properties on the Love Lane Estate would be demolished, including: Ermine House, Charles House, Moselle House, 2-32 Whitehall Street, 3-89 Whitehall Street, 4-18 Brereton Road, 2-28 Orchard Place, 9-39 White Hart Lane, and Kathleen Ferrier Court.
731- 759 Tottenham High Road
Businesses in Peacock Industrial Estate, Chapel Place, the Carberry Enterprise Centre, the Goodsyard and businesses on the old Sainsbury’s site

The masterplan aims to retain as many High Road properties as possible. However, some properties would be demolished to ensure that improved community facilities, modern retail units and new homes can be delivered. Haringey Council aims to relocate businesses within the borough and will be working with each individual business to find a solution, while the Re-housing Team will be working with residents to help them find suitable alternative accommodation should they not want to stay within High Road West. 

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Timeline 

In the coming months, we will be engaging with local people on the evolving High Road West Masterplan, and consult Love Lane Estate residents on their housing offer. Then later in 2021, there will be a resident ballot on the Love Lane Estate where residents will decide if they want the regeneration to go ahead. 

Proposed timeline:

  • Feb – March 2021: Community engagement and consultation on the housing offer for Love Lane Estate residents and on the emerging masterplan 
  • May – June 2021: Publication of the council’s Landlord Offer
  • June 2021: Resident Ballot for the Love Lane Estate held 
  • July 2021: Announcement of the outcome of the Resident Ballot 
  • Next steps: Should residents vote ‘yes’, we will continue to work closely with residents, businesses and the wider community to develop a planning application for the scheme.

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