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.
A Public Inquiry was held
Public Inquiry date announced for the Compulsory Purchase Order (CPO) for the Wards Corner, Seven Sisters site
Haringey Council received formal notification from the National Planning Casework Unit, dated 22 December 2016, advising that the Secretary of State for Communities and Local Government has decided to hold a public local inquiry into the CPO for the Wards Corner, Seven Sisters site. The Planning Inspectorate (PINS) has now confirmed that the inquiry will commence on 11 July 2017 at Haringey Civic Centre, Wood Green, N22 8LE (please use postcode N22 8ZW if using SatNav). The inquiry notification letter from PINS can be viewed at the Council’s website here: www.haringey.gov.uk/wards-corner.
PINS has also confirmed a Pre-Inquiry CPO meeting also to be held at Haringey Civic Centre, Wood Green, N22 8LE on 3 May 2017 commencing at 10am.
Compulsory Purchase Order (CPO) for the Wards Corner, Seven Sisters site – Statement of Case submitted by the Council
The Council published the CPO on 22 September, and following a consultation (which ended on 28 October 2016) for affected parties to lodge responses, the Department for Communities and Local Government 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 has decided to hold a public local inquiry into the Wards Corner CPO. The date for the public inquiry is yet to be announced.
The Council submitted its Statement of Case to the Secretary of State on 2 February 2017. The Council and Grainger will continue engaging with objectors as far as possible with a view to securing the withdrawal of objections submitted. If having considered the Statement of Case, you would like to discuss withdrawing your objection, please contact the Wards Corner CPO Project Team by calling 020 8489 6930 or e-mailing wardscornerCPO@haringey.gov.uk or alternatively, the Department for Communities and Local Government by e-mailing: firstname.lastname@example.org quoting reference: APP/NPCU/CPO/Y5420/77066 and the title of the Order.
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-corner.
If you need any information or documents translated relating to the CPO, please visit this web page www.haringey.gov.uk/contact/translation-and-interpreting-services or contact the Council directly.
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).
Compulsory Purchase Order (CPO) for the Wards Corner, Seven Sisters site – DCLG confirms intention to hold a public local inquiry
As mentioned in previous updates, the Council made a decision in November 2015 to support the use of a Compulsory Purchase Order (CPO) and published the CPO on 23rd September 2016. Following a 35 day consultation for affected parties to lodge responses, the Department for Communities and Local Government (DCLG) considered the comments made on the Order. The Council received a notification dated 22nd December 2016 advising that the Secretary of State for the DCLG has decided to hold a public local inquiry into the Wards Corner CPO. Separate notification will also be sent by the National Planning and Casework Unit to the objectors.
The next stage is for the Council to submit its Statement of Case to the Secretary of State and to each remaining objector within six weeks of 22nd December 2016.
Please visit the Council’s website for more information by clicking the link here http://www.haringey.gov.uk/planning-and-building-control/planning/major-projects-and-regeneration/seven-sisters-regeneration#update-211216 or see the ‘CPO information’ tab above for more information.
Compulsory Purchase Order (CPO) for the Wards Corner, Seven Sisters site – formal period to lodge responses to the DCLG now closed
Following a 35 day consultation for affected parties to lodge responses, the Department for Communities and Local Government (DCLG) will now consider the comments made on the Order and decide whether a public inquiry is necessary to assist in the CPO decision making process.
Grainger and the Council remain committed to wanting to reach a negotiated settlement with the remaining land owners and tenants without having to resort to the use of the CPO.
Compulsory Purchase Order (CPO) for the Wards Corner, Seven Sisters site – formal period to lodge responses to the DCLG extended to Friday 28th October
Further to the latest news article from September 2016 (see below), the Council published the CPO on 23rd September, a link to the documents can be found here: www.haringey.gov.uk/wards-corner. If you need any information or documents translated relating to the CPO, please visit this web page www.haringey.gov.uk/contact/translation-and-interpreting-services or contact the Council directly.
A formal period of 28 days was set aside for affected parties and others with interests in the site to lodge responses to the DCLG on the CPO. This period has been extended by five working days to Friday 28th October 2016 – please see the Council’s website for more information.
Compulsory Purchase Order (CPO) published by Haringey Council for the Wards Corner, Seven Sisters site
The Council has now made and published the CPO (23rd September), a link to the documents can be found here: www.haringey.gov.uk/wards-corner. A formal period of 28 days has been set aside for affected parties and others with interests in the site to lodge responses to the DCLG on the CPO. 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 regeneration of Seven Sisters will deliver significant benefits to the local community including:
- £65 million of investment into Tottenham and Seven Sisters
- Generating £11 million of new spend in local shops every year and support over 600 new jobs over the next five years
- Bringing high street names back to Seven Sisters as well as provide new shops for independent businesses
- Delivering nearly 200 new homes
- Providing a new, purpose built, long term home for Seven Sisters Market
- Creating a safe and active public area and a new focal point for the community
For more information, please click the ‘CPO information’ tab above.
Demolition of 251-253 High Road now complete
The demolition of the fire damaged property at 251-253 High Road has now been completed after works were carried out during June and July.
Approval was given to demolish this building last December by Haringey Council. This was following a request by the Building Control team at the Council to ensure the property was either made safe or demolished. Grainger considered that the latter was the only viable option, taking into account the building’s damaged structure. As a result, the site is now deemed to be safe and stable.
The pavement which was occupied by the site hoarding has now been set back further and the service road behind Seven Sisters Market has now re-opened.
Demolition of 251-253 High Road, Seven Sisters starting on Monday 6th June
The application to demolish the property at 251-253 High Road (planning application reference: HGY/2015/3276) was consented by Haringey Council in December 2015 and a date to start demolition has been set for Monday 6th June 2016.
The property was subject to fire damage in 2002 and deemed to be in a dangerous condition by Haringey Council’s Building Control team who requested 251-253 High Road was either made safe or demolished. We considered the latter to be the only viable option, taking into account the building’s structure.
As mentioned, works on site will begin week commencing Monday 6th June and will last for around six weeks, due for completion week commencing 15th July. If there are any changes to the programme of works, we will update this latest news section with details.
The site will be accessed by demolition vehicles from Suffield Road and parking will be temporarily suspended in the northern part of the delivery road behind Seven Sisters Market (from 6th June 2016 to 15th July 2016) to facilitate clear access to the site. Demolition will take place during the six week period within the agreed working hours of 8am – 6pm weekdays and 8am – 1pm on Saturdays; no work will take place on Sundays.
If you have any questions or would like to find out more about the programme of works, please contact us by phone on 0344 225 0003 or e-mail us at email@example.com.
Neighbours closest to the site have been notified of the works, please click here to see the notification letter.
Winter updates on the Seven Sisters Regeneration Project
Since our last update, we have been actively engaging with property owners and lessees to assemble the remaining land within our site boundary in order to facilitate the delivery of the Seven Sisters Regeneration Project. Whilst Grainger either own or have ongoing arrangements in place to assemble much of the site, there remain various interests to be acquired. In order to assist with the delivery of the Project and its associated benefits Haringey Council has taken the decision to exercise their Compulsory Purchase Order (CPO) powers to help facilitate the redevelopment.
Grainger is committed to delivering the Seven Sisters Regeneration Project, which will inject £65 million of investment into Tottenham and Seven Sisters, transforming the area and providing much needed community benefits, from new homes to local jobs. We intend to begin construction as soon as we have assembled the remainder of the land. Please click here to view our newsletter which has more information on the CPO process and an indicative timeline of development.
Grainger will continue to negotiate with the remaining land owners and tenants to acquire their interests until a decision is made by the Secretary of State on whether the CPO is confirmed. Grainger would prefer to reach a negotiated settlement with all parties affected by the CPO.
All property owners affected will have been contacted by Grainger’s appointed agents already. If this is you and you would like to discuss this further, please contact Grainger’s appointed agents, Stephen Walker (firstname.lastname@example.org; 020 7182 2193) or Nick Ware (email@example.com; 020 7493 7856). For all other enquiries, please contact us on 0344 225 0003 or firstname.lastname@example.org – we may not be able to answer all of your questions right there and then but will endeavour to get back to you as soon as possible.
Demolition of 251-253 High Road
Following discussions with Haringey’s Building Control team regarding the state of the fire damaged buildings, we have been asked to ensure the property that we own at 251-253 High Road is either made safe or demolished. We consider demolition to be the only viable option based on advice we have received concerning the building’s structure, and therefore we recently submitted a planning application for the building's demolition.
Once the building has been demolished, we will be able to restore the area of footpath currently occupied by the hoarding. Prior to any demolition work taking place, we will write to all immediate neighbours with further information on the construction programme, working hours and relevant contact details for the construction period.
In December of last year, we started the process of assembling the remainder of the site by sending letters to landowners whose interest Grainger is looking to acquire. The letters invited landowners and lessees to sell their land or lease to Grainger. Grainger is actively engaging with as many landowners as possible in order to agree terms.
Tottenham designated as one of London’s Housing Zones etc.
As part of the Mayor of London and Haringey Council’s efforts to ensure London delivers enough new homes to meet the ever growing demand, Tottenham has been identified by the Greater London Authority (GLA) as a Housing Zone. The Housing Zone programme involves £260m of investment from the Mayor of London to secure the delivery of a total of 28,000 new homes of which nearly 2,000 will be in the Tottenham Housing Zone.
The Tottenham Housing Zone, of which Seven Sisters Regeneration is a part, will deliver:
- almost 2,000 new homes
- redevelop Tottenham Hale station
- open up Lee Valley Regional Park with two new bridges
- make Tottenham easier to travel around
- give new opportunities for retail, commercial and community space
For more information, click here to download the Spring newsletter.
Legal challenge to the planning permission - update
Six months ago we wrote to inform you of the threat of legal challenge to Grainger’s planning permission for the regeneration of Seven Sisters by members of the ‘Wards Corner Coalition’ and we are writing to update you on the current situation.
Following our update in August 2012, two individuals who object to the scheme formally sought leave to challenge in the courts the Council’s decision to grant planning permission. This is called judicial review and the first stage in the process involves those seeking the review having to prove to a judge that they have a strong enough case to trouble the courts.
On the 15th January 2013, an Order of David Elvin QC (sitting as a Deputy High Court Judge) stated he did not consider the decision by Haringey Council to be unlawful, ‘especially since the Council meeting at which the decision was made plainly continued until a late hour’. The judge therefore concluded that the objectors had failed to make a case that Haringey Council had acted unlawfully and endorsed the decision of Haringey Council to grant planning permission for the regeneration of Seven Sisters.
The judicial review process allows objectors to appeal the judge’s carefully considered legal judgement, by simply stating in a form that they think the judge was wrong. The objectors have submitted this form and the High Court has recently provided all parties a court hearing on 24th April. We very much hope the conclusion of this hearing will agree with the findings of David Elvin QC and we shall let you know the outcome when we hear.
Unfortunately, even if the High Court does again confirm that Haringey Council lawfully granted planning consent for the regeneration of Seven Sisters, the objectors may again challenge this decision by applying to the Court of Appeal. If they choose to do so, this process could take a further 12 months before a final decision is made.
As well as for ourselves. we believe this process is extremely frustrating for many businesses and residents of Seven Sisters and Tottenham, especially given the unprecedented support the planning application received last year, and the substantial economic benefits of the proposals:
- Deliver £65million of investment into Tottenham and Seven Sisters
- Generate £11million of new spend in local shops every year and support over 600 new jobs over the next 5 years
- Bring high street names back to Seven Sisters as well as provide new shops for independent businesses
- Provide a new, purpose built, long term home for Seven Sisters Market
- Create a safe and active public area and a new focal point for the community
Grainger remains committed to the project and is extremely keen for this process to be completed as quickly as possible so we can get on and deliver the investment Seven Sisters needs. For further background information please visit the project website www.sevensistersregeneration.co.uk
If you have any questions, please do not hesitate to contact us, otherwise we will be in touch again towards the end of April.
Grainger and Haringey Council appoint market specialist to design new Market Hall for Seven Sisters
Stallholders at Seven Sisters Market are being offered the chance to help shape the design of the new market hall being planned for the site.
Grainger plc and Haringey Council have appointed Quarterbridge Project Management to work with existing traders to design the new Market Hall and assist with the temporary relocation whilst the Seven Sisters Regeneration project is constructed.
GRAINGER AND HARINGEY SECURE FURTHER FUNDING FOR THE SEVEN SISTERS MARKET AS PART OF REGENERATION PLANS
As a direct result of Grainger and Haringey Council's efforts, London Mayor Boris Johnson has directed funding of £284,500 to support local traders in the Seven Sisters Market specifically for Grainger's Seven Sisters Regeneration Project. This brings the overall package for the market traders (financial support and discounted future rents already provided for by Grainger) to over £500,000.
This Mayoral direction will be used for the temporary relocation of the market during Grainger's regeneration of the area, ensuring that it is 'business as usual' for the local traders during the regeneration's development phase.
Seven Sisters Regeneration Fact Sheet
Wards Corner Community Coalition launches legal challenge
In response to the news that WCC have challenged the decision to approve the Seven Sisters Regeneration scheme David Walters of Grainger commented: "We are disappointed that a small group protecting their own interests is seeking to prevent investment into Seven Sisters for the benefit of the whole community. We hope that those who showed the unprecedented support for our application and others will help call an end to the actions of this vocal minority, otherwise Wards Corner could lay vacant for another 40 years.
"We are providing a new home for the market and are guaranteeing the market traders the ability to come back into the new development at a substantially discounted initial rent to ensure it thrives. The evidence could not be clearer, simply refurbishing buildings will not provide a variety of shops for local residents, it will not be a catalyst for change and it will require millions of pounds of tax payers' money to deliver, which is not readily available. We are ready to go and are keen to help regenerate Seven Sisters. We hope we can start soon."
Grainger secures permission for Seven Sisters Regeneration
Following the positive decision of Haringey Council's planning committee on 25th June, the London Mayor has now given the plans his backing and Grainger and the council have agreed the final Section 106 contract, thereby achieving full planning permission.
David Walters, Development Director at Grainger plc commented: "We are delighted that the vital regeneration plans for Seven Sisters have taken another significant step towards becoming reality.
"We are keen to get moving on the regeneration, which is long overdue, and know that local residents are also keen to see their area revitalised. We are doing everything we can to ensure that we can proceed without unnecessary delay; however there are a few remaining hurdles. There is a period of 90 days within which a third party could challenge the Council's decision in the courts. We sincerely hope that this can be avoided and we will do everything necessary in the coming months and years to secure the future of this investment for Seven Sisters.
"Over recent months we have heard a strong call from the community for change to happen and we hope we continue to hear it. Once we are at the stage when no further challenge can be made we will at last be able to work to a programme for delivery. We will be able to draw up detailed plans for the new market with existing traders; ensure those displaced by the development are practically and financially assisted; announce new shops for Seven Sisters and deliver on the investment promise for the benefit of the people of Seven Sisters and Tottenham."
Planning committee supports Grainger’s Seven Sisters Regeneration project
On Monday 25 June, Haringey Council’s planning committee resolved to grant permission for the Seven Sisters Regeneration project.
David Walters, Development Director at Grainger plc, commented:
“This is great news for Seven Sisters. The positive decision by Haringey’s committee reflects the very high level of support shown for the proposals by the local community. Over 400 individuals and organisations expressed their support through letters and petitions and we understand this is almost unprecedented in Haringey.
“The Seven Sisters Regeneration project is a crucial part of the Tottenham Regeneration Vision and is a fantastic opportunity to achieve a significant improvement in employment, safety, investment and opportunity.
“We hope we will shortly be able to work with the existing businesses, traders and residents on site and in the wider area to make this a reality at last."
We would like to take this opportunity to thank everyone who demonstrated their support for the scheme.
Wards Corner Community Coalition submit planning application
The Wards Corner Community Coalition submitted their own plans for the Wards Corner site to Haringey Council on Tuesday19 June. David Walters, Development Director at Grainger plc commented:
"The Wards Corner Community Coalition have talked about an alternative plan for over four years, and during that time they have provided no evidence to demonstrate how their plans can be viably delivered. Furthermore they do not own the land in order to deliver it.
"The timing of this submission is a clear attempt by the Coalition to disrupt the planning committee on Monday evening. We hope our application will be considered on its own merits as is expected, not only by ourselves but by members of the local community."
Public shows its support for Grainger's Seven Sisters proposals
Since the launch of the project website www.sevensistersregeneration.co.uk on 15th May, 130 people have registered their support for the Seven Sisters Regeneration proposals (18 June 2012).
In addition a local trader has organised a petition and has collected over 55 signatures in support of the proposals. The Seven Sisters Regeneration project team has just submitted this petition on their behalf, along with a detailed table of online support, to Haringey planning department as part of the statutory consultation process.
Committee date set – last chance to register your support
The planning committee has now been set for Monday 25th June at 7pm. This is a public meeting and will be held at Haringey Civic Centre, a short walk from Wood Green Tube station. Members of the public can both watch the committee from the public gallery and are able to register to speak to express their support.
We very much hope that as many people as possible come along to show the committee members the strength of support for the regeneration. For those comfortable with public speaking, we also hope that some will come and speak. The aim is to make sure the committee members know that the majority of people are in favour of this proposal and the significant investment it will bring.
There are likely to be a large number of people at the committee, do contact us and we can advise when the appropriate time to go would be. Also, if you have any questions or want to discuss any part of the application please do not hesitate to contact us.
We have already received a lot of support but we need as much as possible to demonstrate to the Haringey Planning Committee that this application should be approved.
We are therefore encouraging as many people as possible to register on the website. Pass the details of the website to your friends, family and colleagues who may wish to express their support too.
Your support is extremely important in order to ensure the investment and regeneration of Seven Sisters becomes a reality.
London Underground Limited withdraw objection
Following submission of their objection to the Seven Sisters scheme, London Underground Limited (LUL) met with Grainger and the technical team to discuss their concerns. Consequently LUL have withdrawn their objection to the scheme and demonstrated that they are satisfied that Grainger's proposals adequately take into account constraints of the site.
The letter was submitted to Haringey's Online Planning Services (ref. consultation comments 031.pdf) and can be accessed via the website here.
Tottenham High Road Retail Audit and Health Check
A report on the health of the shopping areas in and around Tottenham High Road has highlighted the different fortunes since the last review in 2008. "Seven Sisters/West Green Road's shop vacancy rate is 3 times what it was in 2007 and, running at 19.6% (November 2011) compared to a national average of 12.9%".
The report was undertaken by Nathaniel Lichfield and Partners (NLP), one of the oldest and UK's largest independent firms specialising in development planning
Whilst the report recognises that Seven Sisters/West Green Road is an important district centre, it concludes: "Bruce Grove/Tottenham High Road District Centre appears to have improved in perception, with both NLP's health check analysis and instreet visitor surveys suggesting overall perceptions of the District Centre are more positive than the same analysis in 2008; Conversely, Seven Sisters/West Green Road District Centre appears to have declined with both of these indicators suggesting overall perceptions of the District Centre are worse than the same analysis in 2008." Tottenham High Road Retail Audit and Health Check, NLP, London Borough of Haringey, December 2011
The Consultation Institute Report
As part of the preparation of the new application, Grainger plc commissioned The Consultation Institute to review the consultation undertaken in 2007/8.
“The Consultation Institute’s overall conclusion is that the 2007/8 consultation was structured and delivered in a professional manner. Whilst there are one or two areas where the consultation could have been better, on balance the applicant has demonstrated good practice throughout.” (Wards Corner regeneration, Seven Sisters, Review of public consultation in 2007 for GL Hearn by The Consultation Institute, April 2012
Seven Sisters Regeneration Leaflet
Public survey demonstrates widespread support for Grainger's proposals for Seven Sisters
Prior to a new application for the Seven Sisters Regeneration being submitted on Tuesday 8th May, ComRes, an independent market research company, undertook a public survey of residents in the surrounding area.
The results of the survey demonstrate overwhelming support for the proposals as they were presented in 2010.
ComRes public survey of residents in the Seven Sisters area about potential redevelopment of the Wards Corner site
ComRes interviewed 577 adults in the Seven Sisters area of Tottenham, using a face-to-face, door-to-door interview methodology between 10th and 18th April 2012. The area was determined as houses with postcodes that begin with N15 4, N15 5 and N15 6.
Quotas were set to ensure at least 150 residents from each of these three areas were interviewed, as well as representative quotas for gender and age group within each postcode area.