Planning permission granted for Spurs redevelopment of Northumberland terrace area next to stadium.
Proposal – Planning Permission: Full planning application for the erection of a four storey building with flexible A1/A2/A3/B1/D1/D2 uses; external alterations to 798-808 High Road; change of use of 798-808 High Road to a flexible A1/A2/A3/B1/D1/D2 uses; demolition of rear extensions to Nos. 798, 800-802, 804-806, 808 and 814 High Road; erection of new rear extensions to Nos. 798, 800-802, 804-806 and 808 High Road; hard and soft landscaping works; and associated works.
Proposal – Listed Building Consent: Listed building consent for internal and external alterations to 798-808 High Road, including the demolition of rear extensions Nos. 798, 800-802, 804-806 and 808 High Road; erection of new rear extensions to Nos. 798, 800- 802, 804-806 and 808 High Road; and associated works.
Key Reasons for Planning Permission being Granted
- The proposed development with its proposed mixture of high-quality refurbished and new floorspace and flexible range of uses would establish a
‘cultural quarter’ (with a new live performance space and music recording studio at its heart), accords with Site Allocation NT7 in the Tottenham Area Planning Sub-Committee Report Action Plan and would help make the site vibrant and active at times when the THFC stadium is not in use;
- The ‘cultural quarter’ would provide between 30 and 285 net Full Time Equivalent (FTE) long-term jobs based on the possible range of proposed uses, as well as 174 FTE construction jobs, and is estimated would provide between £70,000 and £660,000 net additional local spending per year;
- The resultant minor loss of residential accommodation is acceptable given the substantial increase in expected housing within the Site Allocation and from the applicant’s separate proposals for No.807 High Road and the significant benefits that would come from the proposed uses;
- The proposed loss of retail space from the North Tottenham Local Centre accords with Local Plan Policy DM43 and the proposed uses within and adjacent to the Local Centre should improve its vitality and viability;
- The proposed new Linear Building and landscaped space would be highquality additions to the townscape, creating a more accessible and inclusive environment and providing a new positive frontage to Northumberland Park and publicly accessible space (during the day), which would improve community safety (with the site currently experiencing high levels of antisocial behaviour);
- The proposed refurbishment, alteration and extension of Nos. 798 to 808 High Road would facilitate the long-term use of these heritage assets, without harming their special architectural or historic interest or the character and appearance of the North Tottenham Conservation Area;
- The proposed demolition of the building at the rear of No.814 and the proposed Linear Building and landscaped courtyard would enhance the setting of Nos. 798 to 808 High Road and preserve and enhance the character and appearance of the North Tottenham Conservation Area;
- Subject to detailed noise mitigation and management measures, the proposed cultural uses should not cause unacceptable harm to residential amenity; and
- The development would be ‘car free’, provide good cycle parking and facilities to encourage cycling, incorporate on-site renewable energy technologies and be designed to link with the proposed North Tottenham District Energy Network too help reduce carbon emissions.
Summary of Development
The proposed scheme comprises three elements, as follows:
- Erection of a new part-three and part-four storey multi-use ‘Linear Building’ along the eastern edge of the site, backing on to Lillywhite House, and fronting a proposed new courtyard space and Northumberland Park;
- Heritage-led restoration, internal alterations and extension to Nos. 798-808 High Road, to facilitate their reuse for a range of uses, the demolition of several modern rear extensions and a separate building at the rear of No. 814 and their replacement with new extensions and the ‘Linear Building;’ and
- Creation of a new high-quality semi-public courtyard between the ‘Linear Building’ and the High Road buildings. (approx. 1,445sqm)
Building Number / Proposed Use by Planning Class /Proposed floospace (SqM)
No. 798 B1/D1 Gallery, creative workspace/ offices 35 sqm
No. 800 B1/D1 Gallery, creative workspace/ offices 606 sqm
No. 802 B1/D1 Offices, recording studio 262.5 sqm
Nos. 804-806 A3, B1, D1, D2 Café/bar, offices, performance space 920 sqm
No. 808 B1/D1 Gallery, creative workspace/offices 311.5 sqm
Linear Building A1/A2/A3/B1/D1 Retail, café, gallery, creative workspace/ offices 2,953 sqm
All buildings - total 5,288 sq metres