In Planning – Crouch End, February 2021

Another periodic look at significant local residential developments. Densification we believe it’s called – and on and on it goes.

   Images: drawings from Haringey planning portal, photos, CENF.


Tottenham Lane

We’re in the latter stages of the Tottenham Lane schemes, the old Hornsey Journal building is complete and the blocks either side of the Arthouse are out of wraps. All together 55 new units, the deco Kwik Fit garage a memory.

Interestingly, the work of Haringey’s design Quality Review Panel is evident – two very similar blocks of flats, brick clad with slight vertical-ish design elements are the consequence of design guidance. Both feature large floorplate commercial units sitting below residential. Will the units find commercial tenants? Image above.


Nos.139-143 Crouch Hill (ex-Oddbins, etc.)

A project still at the pre-planning stage, but plans are being drawn. The proposal is no longer limited to the Oddbins shed – the residential block alongside (Crouch Hill Mansions) with the small retail units now included. Site picture above. We don’t know how aware the residents are of the state of play. Haringey papers currently describe the scheme as –

“Redevelopment of 139 – 143 Crouch Hill to provide 31 residential units (3 affordable) and 55sqm commercial, with basement parking and additional 250sqm commercial. Maximum height of 6 storeys.”

And this site has significance. It requires a clear direction from the planners that protects the conservation area, the listed buildings, and a well-loved approach to Crouch End. A poor design, too large, mis-aligned with established building lines, failing to relate to the local character, could cause quite a bit of damage here. A 6 storey high block of flats is absolutely not supportable (though one supposes the developers to be testing the boundaries at this stage). Image, google view.

Our objectives are:

  • To realise a design that conforms to local character with sympathetic scale, form, and materiality.
  • Creates a place that responds to the Crouch Hill location, enhances the gateway to Crouch End, and preserves the setting of heritage assets.
  • Provide for a viable retail element on the ground floor that generates activity, visual interest, and meets market demand.

Hornsey Town Hall

Under construction, the 146 units form the largest resident development in Crouch End. The building work is proving irksome for the neighbours, but what will the end result be like? The main Uren block is rising along Haringey Park so the impact should be visible anytime soon. The image above is a CGI from the planning submission. Completion expected (for the residential and hotel) 2022. We’ve blogged about it many, many times.


33-35 Crouch End Hill, ‘Zachary Lodge’

One of the slower burn developments now going up – 9 flats over 4 storeys on the ex-Evans Cycles site. Questions have been asked about the façade treatment, partly in response to recent changes to the fenestration and materials, though also, conversely, why they felt obliged to retain the façade and reinstall the original funeral parlour’s black marble cladding at all. Image above of the earlier scheme (the cladding and a window has been amended).

The site is within one of the more course-grained, fragmented areas of the town centre and we’re not sure this will add much to it. Commercial unit on ground floor.


Lynton Road – the Courtyard

The Courtyard office/industrial site is up for consideration again. The site is mentioned in the latest Haringey pre-planning papers as: “Demolition/Part Demolition of existing commercial buildings and mixed use redevelopment to provide 75 apartments and retained office space”. Hopefully local residents are aware. If it did come about, how high would it go?


Ramsey Court

The council-led project to densify the Ramsey Court site by constructing new residential in the grounds has expanded since mentioned last. Originally confined to 3 new council houses replacing garages on Barrington Road, the proposal has spread to the front, with 6 new flats on Park Road. Tenants are aware. An indicative drawing of the Park Road flats block above – it does at least follow existing building lines and features a pitched roof (unlike Fuller Court opposite). Documents here.


St Mary’s with St George’s, Hornsey Parish Church

Another Park Road scheme, this project is now approved, and the 1950s parish hall will soon disappear beneath the 6 flats of the 2-storey new structure. We don’t know the schedule. HGY/2020/2419


Chettle Court

A proposal to build extra housing within the curtilage of Chettle Court. No details as yet, other than a brief mention in reports prepared for Haringey cabinet – Haringey do, of course, own the site.


Elsewhere

The ongoing transformation of Hornsey and environs marches on – dwarfing anything in Crouch End. If you include the current Clarendon former gasworks site we reckon 3,000 new units in the immediate area.

The latest additions are yet another section of Cross Lane, this time replacing the taxi garage (50+ units), and a proposal to replace the West Indian Cultural Centre with two blocks of 14 storeys (225 units). See image above. And will the YMCA Harringay Club be redeveloped? No further news.

Oddly, typically, and absurdly, the £millions received by Haringey as planning gain earmarked for local infrastructure – has thus far produced a paltry coat of paint at Hornsey Station. Not really good enough.

4 Comments

  1. Claire Davidson

    Hi Mark,
    Thanks for keeping us informed. I’m curious to understand what the works planned for Lynton Road are? There doesn’t appear to be any space on the road to accommodate?
    Thanks Claire

    Reply
    1. Mark Afford Author

      Hi Claire, it’s a re-development of the entire Courtyard industrial site. Exactly how far the proposal has advanced we’re not sure – though a pre-application was held between the applicants and Haringey’s planners at the end of last year.
      The proposal is described as “Demolition/Part Demolition of existing commercial buildings and mixed use redevelopment to provide 75 apartments and retained office space.”
      Whether any of this actually goes ahead is unknown, but the possibility is certainly out there and Haringey have identified the site as suitable for development…

      Reply
  2. Mark Afford

    I looked.

    Lots of complaints about the planners having insufficient training to pronounce on architecture. Which somewhat overlooks the role of the Haringey Quality Review Panel in these designs. A panel full of practising architects.

    Reply

Leave your thought