Seven Sisters Regeneration

CPO information1

Grainger was appointed as the development partner to deliver the Seven Sisters Regeneration project by Haringey Council in 2004. Grainger worked closely with the Council and the community to develop a set of development plans for the site, which received planning consent in July 2012.

Grainger, along with Haringey Council and London Underground Ltd, owns the majority of the site and needs to acquire the remainder in order to deliver the Seven Sisters Regeneration scheme.

Good progress has been made in assembling the required land, however there are still a small number of properties left to acquire before the project can be delivered.

Haringey Council has made a Compulsory Purchase Order (CPO) in order to assist with the delivery of the Seven Sisters Regeneration scheme, which will create new homes, new retail and employment opportunities. A Public Inquiry was held between the 11th and 28th July to assist the Department for Communities and Local Government (DCLG) in considering whether or not the CPO should be confirmed. This inquiry is now closed and a decision is not expected until the end of 2017.

More information on the Wards Corner CPO process can be found on the Council’s webpage at www.haringey.gov.uk/wards-corner and Persona’s website, who provided Programme Officer support for the Inquiry process, at http://seven-sisters.persona-pi.com/

This web-page will be updated with information on the Public Inquiry for the CPO but should not be a replacement for those affected in seeking professional advice.

If you would like more information about the Compulsory Purchase Order process or would like to speak to a representative of Haringey Council, please contact:

Wards Corner CPO Project Team
T: 0208 489 6930
E: wardscornerCPO@haringey.gov.uk

The Council made the CPO on 22 September and following a consultation (which ended on 28 October 2016) for affected parties to lodge responses, the DCLG considered the comments made on the Order. The Council received a notification, dated 22 December 2016, advising that the Secretary of State for Communities and Local Government had decided to hold a Public Inquiry into the Wards Corner CPO. This was held from 11 July 2017 at Haringey Civic Centre, Wood Green, N22 8LE. The inquiry notification letter from the Planning Inspectorate (PINS) can be viewed at the Council’s website here: www.haringey.gov.uk/wards-corner and Persona’s website at http://seven-sisters.persona-pi.com/.

The Council submitted its Statement of Case to the Secretary of State on 2 February 2017. The Council and Grainger Grainger continued to engage with objectors as far as possible to establish whether concerns raised could be addressed. If having considered the Statement of Case people wished to withdraw their objections, they were able to contact the Wards Corner CPO Project Team on the above details or alternatively DCLG by emailing npcu@communities.gsi.gov.uk whilst quoting reference APP/NPCU/CPO/Y5420/77066 and the title of the Order.

The Public Inquiry was held between the 11th and 28th July to assist DCLG in considering whether or not the CPO should be approved. This inquiry is now closed and a decision is expected to be taken towards the end of 2017.

A copy of the CPO documents, Statement of Case and appendices can be accessed via the Council’s website here: www.haringey.gov.uk/wards-corneror via Persona’s website at http://seven-sisters.persona-pi.com/.

Please note that a paper copy of the Statement of Case with annexures, including the Spanish translation version of these documents, may be seen at the following venues (i) Civic Centre High Road Wood Green London N22 8LE and (ii) Marcus Garvey Library Tottenham Green Leisure Centre 1 Philip Lane, London, N15 4JA on request between 9.30am – 5pm Monday to Friday (Reference LEG/PP 51533 JXK).

If you need any information or documents translated relating to the CPO, please visit this web page http://www.haringey.gov.uk/contact/translation-and-interpreting-services or contact the Council directly.

What is a Compulsory Purchase Order?

The Town & Country Planning Act 1990 allows a council to use its compulsory purchase powers to help facilitate comprehensive redevelopment projects where it is in the public interest to do so. Haringey Council has agreed to use these powers by making a CPO to assist with the land assembly required to deliver the Seven Sisters Regeneration project, which has planning permission and will provide a number of significant benefits for the local area, including new jobs, homes, employment space and a new purpose built market for Seven Sisters Market.

The Council made the decision at its Cabinet Meeting on 10th November 2015 to implement the CPO process, which will enable it to assemble the remaining land and deliver the regeneration of Seven Sisters.

The Seven Sisters Regeneration project will transform the site and contribute to the wider regeneration of the area. The regeneration of the site (once complete) will deliver:

  • A new, purpose built market for Seven Sisters Indoor Market to operate from
  • 210 full-time jobs supported by new employment space
  • 80 full-time jobs indirectly created by the development
  • £2 million of net additional residents’ spending within local shops or services per year
  • Rejuvenation of the high street, bringing back high street names as well as six new shops for independent businesses
  • 196 much needed new homes
  • Creation of a safe and active public area and a new focal point for the community

Who will be affected by the CPO process?

Property owners (freehold and leasehold) and tenants within the Wards Corner site boundary could be affected by the CPO process. The Council, with its development partner Grainger, has been in contact with those affected by the CPO and will continue to engage with them throughout the process.

Haringey Council sent formal notices to all qualifying persons on 23rd September 2016.

Grainger and Haringey Council have been hosting a series of drop in sessions for those affected by the Wards Corner Compulsory Purchase Order (CPO). The sessions have been primarily focused on giving affected landowners and lessees an opportunity to speak to members of the project team directly about their land interest.

If you are unsure whether you are affected and would like to speak to someone about the CPO, please contact the Wards Corner CPO Project Team at Haringey Council on the above contact details.

Haringey Council and Grainger also wish to engage with people who may have objected to the CPO, in order to establish whether the concerns which have been raised can be addressed. If you would like more information about the Compulsory Purchase Order process or would like to speak to a representative of Haringey Council about a submitted objection or any other aspects of the CPO, please contact the Wards Corner CPO Project Team the above contact details.

Indicative timeline of the CPO

Below is an indicative timeline for Haringey Council’s CPO process.

AUTUMN 2016:

22nd September - Haringey Council made the London Borough of Haringey (Wards Corner Regeneration Project) Compulsory Purchase Order 2016.

28th October - The objection period for the CPO ended.

WINTER 2017:

2nd February - Statement of Case was issued to all objectors and the Secretary of State. All documents can be seen online at www.haringey.gov.uk/wards-corneror via Persona’s website at http://seven-sisters.persona-pi.com/.

SPRING 2017:

3rd May - Pre Inquiry Meeting (PIM) held at Haringey Civic Centre, Wood Green.

SUMMER 2017:

11th July – Start of Public Inquiry, which will run for approximately 12 days to be held in the Civic Centre, Wood Green, Haringey.

AUTUMN 2017:

The Secretary of State will consider the case for the CPO and issue a decision. The decision is likely to be late 2017/early 2018.

WINTER / SPRING 2018:

If the CPO is confirmed by the Secretary of State, Haringey Council will seek to use compulsory purchase powers for the remaining interests to be acquired so that the new development for Seven Sisters can begin.

Grainger, working with the Council, will continue to negotiate with anyone who still owns land or property within the site as well as anyone else potentially affected by the redevelopment. Both parties are also keen to engage with people who may have objected to the CPO in order to establish whether the concerns which have been raised can be addressed.