Seven Sisters

Seven SistersRegenerationConsultation StatementGL Hearn‘part of the Tottenham regeneration vision’MAY 2012PLANNING APPLICATION

ContentsSectionPage1. INTRODUCTION 32. ADDITIONAL CONSULTATION 2008 43. CHANGES MADE AS A RESULT OF CONSULTATION IN 2008 54. RECONSIDERATION OF THE APPLICATION IN 2011 55. THE NEW APPLICATION IN 2012 66. CONCLUSION 87 APPENDICES 7Appendix 1 - M&N Communications reportsAppendix 2 - Copy of leaflet, 2008Appendix 3 - Copy of exhibition materials, 2008Appendix 4 - Copy of letter to market traders, 2008Seven Sisters RegenerationGL HearnPage 1 of 11

Quality Standards ControlThe signatories below verify that this document has been prepared in accordance with our quality controlrequirements. These procedures do not affect the content and views expressed by the originator.This document must only be treated as a draft unless it is has been signed by the Originators and approvedby a Business or Associate Director.DATE ORIGINATORS APPROVED03 May 2012 Charlotte Howard Nick JonesAccount Executive,Strategic CommunicationsStrategic Communications DirectorLimitationsThis document has been prepared for the stated objective and should not be used for any other purposewithout the prior written authority of GL Hearn; we accept no responsibility or liability for the consequences ofthis document being used for a purpose other than for which it was commissioned.Severn Sisters Regeneration May 2012GL HearnConsultation Statement Page 2 of 11

1. INTRODUCTION1.1. The Seven Sisters Regeneration project at Wards Corner has been under consideration for manyyears. The current phase, seeking to bring about the regeneration of the wider Seven Sistersarea, was started by the Council and The Bridge New Deal for Communities (NDC) in 2003 whenconsultation was undertaken on the preparation of a development brief for the area aroundSeven Sister Underground and National Rail Stations.1.2. Grainger plc. was chosen as preferred development partner in 2004 following a public tenderprocess and in 2007 a scheme was brought forward for consultation with the public prior tosubmitting a planning application.1.3. The reason for the delay from 2004 to 2007 was the challenge of identifying a viable schemewithin the significant constraints of the site. The Wards Department Store, which gives the siteits name, has been vacant for 40 years, demonstrating the challenges facing any developerlooking to regenerate the site.1.4. The main constraints are:The size and complexity of the Seven Sisters Tube Station and its proximity to theservice, making parts of the site very difficult to build on, particularly the southern end.The rights of light envelope which prevents taller buildings on the northern part of the site.The complex ownership which makes site assembly expensive.1.5. The consultation undertaken by Grainger plc. prior to submitting the first application in February2008 is described in the two reports prepared by M&N Communication and submitted with theapplication. These can be found at Appendix 1.1.6. This document describes the ongoing consultation that Grainger undertook following thesubmission of the application in February 2008 and the planning committee which resolved togrant permission in November 2008.1.7. It also describes further communication activity that was undertaken on the reconsidered firstapplication in 2011 and the activity being undertaken in support of the new application in May2012.1.8. Grainger is committed to constructive consultation on all its projects and has undertaken aconsiderable amount over the last 5 years in the Seven Sisters area. This new application isbeing submitted with changes in response to the reasons for refusal of the Planning Committeein July 2011.1.9. The resubmission of the application and the consultation activity around it therefore fits into thefinal stage of the consultation process, reporting back on changes made and promoting the finalscheme.Severn Sisters Regeneration May 2012GL HearnConsultation Statement Page 3 of 11

2. ADDITIONAL CONSULTATION 20082.1. LeafletAt the time of submission of the first application in February 2008 a leaflet was sent to 10,132homes, stakeholders and local businesses giving an update on the scheme and inviting people toa second public exhibition to be held on 29 February and 1 March 2008. See Appendix 2 for acopy of the leaflet.2.2. Public ExhibitionA public exhibition was held on Friday 29 February 2008 from 12.00 - 19.00 and Saturday 1March 2008 from 11.00 - 15.00 at the site. Over 150 people came to the exhibition and it wasadvertised using the same methods as the previous exhibition as listed in the M&N ConsultationStatement at Appendix 1. See Appendix 3 for the presentation material.2.3. Permanent ExhibitionA permanent exhibition, using the same presentation material as the exhibition above, wasplaced at the Marcus Garvey Library from 1 March to the end of November 2008. This wasattended by members of the development team on the last Tuesday of each month between 5pmand 8pm so members of the public could 'drop in' and ask questions relating to the proposals.2.4. NDC Magazine2.5. MeetingsUpdates about the Wards Corner proposals were included in the NDC's quarterly WORDmagazine which was hand-delivered to every household in the NDC area, placed in local librariesand key agencies. Up to date information on the development was also provided on NDC andGrainger/project websites.2.5.1. Tottenham Civic SocietyA meeting with the Tottenham Civic Society, Resident Association representatives, markettraders, residents and WCC members was held on 18 March 2008.2.5.2. Development Forum2.6. Local MPMembers of the Grainger team attended the Wards Corner Development Forum on 20 March2008 to present the revised proposals for the site and take questions from members of the public.Meetings were held with David Lammy MP to discuss the revised proposals on 9 May 2008 and7 July 2008.2.7. Track record site tour2.8. GLAA site tour of other Grainger developments was held with a number of Haringey councilors on 9July 2008.Severn Sisters Regeneration May 2012GL HearnConsultation Statement Page 4 of 11

Meetings were held with officers and political representatives at the GLA on 22 July 2008 and 3October 2008.2.9. Market Traders RepresentativesA series of meetings was held with Market Representatives to discuss the way forward regardingthe future of the Seven Sisters Market on:8 August 2008, 19 August 2008, 1 September 2008 and 2 October 2008.2.10. All Traders presentationAn open meeting with all the market traders was held on 28 October 2008 to discuss the wayforward for Seven Sisters Market, in light of the discussions with the Market Representatives.2.11. Market Trader LetterA letter was distributed to all traders in English and Spanish providing written confirmation ofGrainger's position and the relocation options on 6 November 2008. See appendix 4.2.12. Independent PollGrainger instructed ICM to undertake an independent telephone poll of 500 local residents from2-13 May 2008 to gain an understanding of the views of the wider public in the area.3. CHANGES MADE AS A RESULT OF CONSULTATION IN 2008Prior to the consideration of the original application in November 2008, Grainger made a numberof changes to the proposals as a direct result of the feedback gained during the nearly 18 monthsof consultation. The most substantial changes were:Including accommodation suitable for the re-provision of the Seven Sisters MarketRedesigning the High Road frontage including using new materials and making afeature of the building replacing the Wards Department Store on the corner of the HighRoad and Seven Sisters Road.Enlarging and redesigning the new public square on the High Road.Redesigning the upper parts of the buildings on Seven Sisters Road.Changing the art installation on the High Road.Redesigning the retail accommodation with the aim of attracting a mix of local andindependent traders to smaller units on West Green Road as well as providing a rangeof national retailers to the High Road frontage principally providing convenience usessuch as a small supermarket, pharmacy, bookstore / newsagent, coffee shop, bank etc.4. RECONSIDERATION OF THE APPLICATION IN 20114.1. Following the quashing in 2010 of the Council’s decision on the application in 2008, the originalapplication was reconsidered by the Council in 2011. Grainger’s team provided some additionalSevern Sisters Regeneration May 2012GL HearnConsultation Statement Page 5 of 11

information and updated those reports that required it but the scheme under consideration wasthe same as in 2008.4.2. As the application was the same, further consultation beyond the Council’s statutory process wasnot considered appropriate. However, Grainger continued to provide all relevant information onthe proposals through the project website and through media releases.4.3. In addition, Grainger and members of the project team attended the Wards Corner DevelopmentForum on 1 February 2011.5. THE NEW APPLICATION IN 20125.1. The changes made to the new application in 2012 are in direct response to the reasons forrefusal of the original application given by Haringey Council’s Planning Committee in July 2011.5.2. As the application was changed only to respond to the planning committee’s reasons for refusal,and considering the comprehensive consultation undertaken on the proposals in 2007-8, furtherpre-application was not considered appropriate.5.3. The changes made in response to the reasons for refusal include:Simplification of the design of the corner of Seven Sisters Road and the High Road Removal of one storey of tallest building on the High Road (Block K)Reconfiguration of the public realm on the High Road including the introduction of clippedtrees on the High Road elevationRedesign of the kiosks around the tube station entrances using salvaged windows fromWards Store to provide frame for ‘memory panels’ celebrating local historyReplacing the proposed white render on Suffield Road with brick5.4. The Council will undertake its own statutory consultation when the application has been received.5.5. Grainger will promote the submission of the new application through a range of tools including:10,000 plus leaflets distributed to households and businesses in the surrounding areaThe project website (now www.sevensistersregeneration.co.uk) Adverts in the Haringey Independent and Tottenham Journal in May and June 2012Online advertising on the website of the Haringey Independent and Tottenham Journal inMay and June 2012Letters to all on site residents and businessesLetters to all stakeholdersSevern Sisters Regeneration May 2012GL HearnConsultation Statement Page 6 of 11

6. CONCLUSION6.1. The Seven Sisters Regeneration project is the culmination of nearly 10 years of consultation andconsideration by Haringey Council, The Bridge NDC, Grainger and the community in and aroundthe site. The consultation has been thorough and constructive and the scheme has beeninfluenced by community responses, the requirements of the resident and business communityon and around the site and the constraints of the site itself.6.2. As part of the preparation of the new application, Grainger plc commissioned The ConsultationInstitute to review the consultation undertaken in 2007/8. The full report is published on theSeven Sisters Regeneration website (www.sevensistersregeneration.co.uk).6.3. “The Consultation Institute’s overall conclusion is that the 2007/8 consultation was structured anddelivered in a professional manner. Whilst there are one or two areas where the consultationcould 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 Hearnby The Consultation Institute, April 2012)7. APPENDICESAs follows.Severn Sisters Regeneration May 2012GL HearnConsultation Statement Page 7 of 11

Appendix 1 – M&N Communication reportsSevern Sisters Regeneration May 2012GL HearnConsultation Statement Page 8 of 11

CONTENTS1.0 INTRODUCTION 22.0 APPROACH AND METHODOLOGY 33.0 THE STAKEHOLDER CONSULTATION PROCESS 43.1 STAGE 1 - IDENTIFYING KEY STAKEHOLDERS 43.2 STAGE 2 – CONSULTATION ON OUTLINE PLANS AND INITIAL DESIGNPROPOSALS 53.3 STAGE 4 – SUMMARY OF RESULTS 10

1.0 INTRODUCTION1.1 This document outlines the strategy, approach and activities undertaken byGrainger plc and its professional team to consult with the local community andkey stakeholders on its proposal for a mixed-use scheme at Wards Corner,Haringey, in advance of the detailed application being submitted forconsideration by the council.1.2 The consultation report also summarises how the professional team hasresponded to the comments made by the local community and keystakeholders during the development of its design proposals.1.3 Full details of how the proposals have developed are in the Design & AccessStatement.1.4 Since the proposals were displayed to the public in July 2007, the scheme hasdeveloped considerably in response to feedback. The main changes include:1.4.1 Redesigning the High Road frontage including using new materialsand considerable work to make a feature of the building replacing theWards Department Store on the corner of the High Road and SevenSisters Road1.4.2 Enlarging and redesigning the new public square on the High Road1.4.3 Redesigning the buildings on Seven Sisters Road and West GreenRoad1.4.4 Reappraising the art facility in the central section on the High RoadM&N Communications Consultation Statement 2

2.0 APPROACH AND METHODOLOGY2.1 Grainger plc, Haringey Council and The Bridge New Deal for Communities areall committed to engaging with the community throughout the development ofthe proposals, through the planning process and during construction.2.2 In light of this, M&N Communications, a specialist property consultationprovider, was appointed to prepare, implement and manage a comprehensiveprogramme during the period the plans were being developed.2.3 M&N believes that it is important to prepare an overall strategy to successfullyachieve consultation objectives. A successful communications and consultationprogramme on a project such as this must follow a methodology that can beeasily communicated to, and understood by, all stakeholders and members ofthe public.Our consultation was based on the following principles:Communicate and inform early - set out the programme, the constraints,when and how people can engage and what the anticipated outcomesmay be.Consult widely and deeply - work to ensure all those who wish to take partare able to.Report back the outcome of any consultation activities to the community ina timely manner.Consider the feedback and seek to amend where appropriate andfeasible.Communicate how the proposals have been influenced by theprogramme, and where they have not, why not.Communicate the final scheme so everyone is in no doubt of how theplans have progressed.2.4 A range of techniques have been used to identify the individual views andqueries of stakeholders and residents. Key activities included:• a public exhibition on site,• newsletters delivered to over 10,000 households;• correspondence to over 1,000 stakeholder groups and representatives;• a dedicated website;• a questionnaire;• media briefings; and• meetings with key groups and individuals.2.5 Throughout the process, people have been invited to provide comments on theproposals via a range of different mechanisms – direct to members of theprofessional team at the exhibition and meetings, by using feedback responseforms (hard copy and online) or via M&N Communications.2.6 A chronology of activity is outlined in this report along with a summary of thefeedback received and the resultant changes made to the scheme.M&N Communications Consultation Statement 3

3.0 THE STAKEHOLDER CONSULTATION PROCESS3.1 STAGE 1 - IDENTIFYING KEY STAKEHOLDERSResearch was undertaken to identify local groups and councillors who were likely tohave an interest in the proposals for the Wards Corner development and they werekept informed throughout the consultation process. This work was assisted by ourpartners, Haringey Council and The Bridge New Deal for Communities.The initial stakeholder research undertaken by M&N Communications and the WardsCorner professional team identified a number of organisations with an interest in theproposals for the site.The Bridge New Deal for CommunitiesTottenham Civic SocietyClyde Area Residents’ AssociationMayes West Residents’ AssociationFountain Area Residents’ AssociationSeven Sisters Market TradersTottenham Traders AssociationLiving Street HaringeyConservation Area Advisory CommitteeTottenham and Seven Sisters Area AssemblyContact was made at the start of the consultation programme to enable these keygroups and individuals to put forward their ideas and suggestions and to participatefully in the initial development of the design proposals. M&N Communications’ roleas community relations consultants ensured there was an ongoing point of contactfor enquiries and information.Media activity formed an important part of delivering information to the localcommunity on how the proposals for Wards Corner have been developing. Contactwas established with the following publications.The Tottenham & Wood Green JournalThe Hornsey & Crouch End JournalHaringey IndependentM&N Communications Consultation Statement 4

3.2 STAGE 2 – CONSULTATION ON OUTLINE PLANS AND INITIAL DESIGNPROPOSALS3.2.1 ContextConsultation was undertaken prior to the submission of the planning application forthe redevelopment of the Wards Corner site. During this period regular meetingswere held with key stakeholders and members of the public were kept informed ofconsultation milestones.The plans for the Wards Corner site comprise a mix of retail units, leisure facilitiesalong with new homes and a new public square. The plans were worked up in linewith the Development Brief for Wards Corner agreed by the Executive at HaringeyCouncil in 2003.3.2.2 ActivityTottenham and Seven Sisters Area AssemblyPrior to the exhibition the project team attended the Tottenham and Seven SistersArea Assembly on Tuesday 10 July. The proposals were presented to those presentand questions were taken.Public ExhibitionA public exhibition was held on Friday 13 and Saturday 14 July in an exhibition traileron the Wards Corner site. Members of the project team were present for the durationto answer questions and explain the information. North London Business waspresent on the Friday from 3pm to 5pm to provide advice to current tenants andmarket traders. Contact details were given out locally for those who could not attend.High Road perspective from July 2007 ExhibitionIn advance of the public exhibition: Over 11,000 leaflets were sent to local households and businesses invitingpeople to the exhibition. See appendix 2 Letters were sent to over 1,000 local stakeholders with information of theexhibition. See appendix 3M&N Communications Consultation Statement 5

A press release was sent and appeared in the local media with information onthe exhibition. See appendix 5Public exhibition preview evening – Councillors from Haringey Council and BoardMembers of The Bridge New Deal for Communities were invited to view theexhibition material on Thursday 12 July from 6 – 8pm in Apex House.The public exhibition was held in a trailer on the Wards Corner site from 12pm – 8pmon Friday 13 and 10am – 4pm on Saturday 14 July. This was seen as the bestvenue due to its proximity to the site and high footfall bringing in a large mix of localresidents and business. Over 350 people visited the exhibition during the two days.This included local residents, businesses, retailers and commuters.Exhibition on High Road 13-14 July 2007A series of nine information boards were on display detailing early designs of variouselements of the proposed development, including the three options for the publicrealm. See appendix 10. A model of the proposal was also on show. Attendeeswere asked to complete a feedback questionnaire answering open and closedquestions about the proposals and the options for the public realm. See appendix 11Following the exhibition: Contact was made with specific residents’ associations in order to arrangemeetings A meeting was held with the Tottenham Civic Society on 18 September todiscuss the proposals Two articles were provided for The Bridge New Deal for Communitiespublication “WORD” outlining the consultation process and results to date. An update email was sent to the local community in November giving initialconsultation results and details the next steps An update newsletter was sent to the local community at the beginning ofNovemberM&N Communications Consultation Statement 6

A meeting was held with representatives of local residents’ associations on 28NovemberMeetingsA number of meetings have been held with local groups. These include attendingand presenting to the Tottenham and Seven Sisters Area Assembly on 10 July andmeeting the Tottenham Civic Society on 18 September. We also offered localresidents’ associations including the Clyde Area Residents’ Association, the FountainArea Residents’ Association and the Mayes West Residents’ Association meetingsthroughout the summer. A meeting was finally arranged with these groups on 28November to discuss the proposals.Correspondence and EventsRegular contact was maintained and open dialogue had with all key stakeholders.Correspondence with members of the public and local residents has also beenmaintained throughout the consultation process updating them on the scheme,through both personal letters and notification in the local media. Below is a detailedoutline of all our communications with the local community as well as details of theevents and meetings held throughout the consultation.Suffield Road from Seven Sisters Road from July 2007 exhibitionM&N Communications Consultation Statement 7

Date Correspondence /event13 June 2007 Letter sent totenants of thecurrent WardsCorner site28 June 2007 Pre exhibitionnewsletter sentout to localhouseholds andbusinesses29 June 2007 Letter and leafletsent to key localstakeholders29 June 2007 Letter toCouncillors andNDC BoardMembersDetailsInforming people of the next stagein the development process, whoto contact to discuss anyquestions and concerns andinformation on the timescalesinvolved.A leaflet was produced providingan outline of the information anddetails of the exhibition. This wassent to over 11,000 householdsand local stakeholders.The leaflet outlined above and aletter was sent to over 1,000 localstakeholders outlining theconsultation process andproposals. This was done inconjunction with the HaringeyNeighbourhood Office.The letter advised both groups ofthe consultation and exhibitionand invited them to a previewevening on Thursday 12 July andApex House.3 July 2007 Press Release Sent to all local papers givingdetails of the exhibition andinviting people to join in with theconsultation process.10 July 2007 Tottenham &Seven SistersArea Assembly12 July 2007 ExhibitionPreview Evening13 July & 14 July Public Exhibition2007(onsite)13 August 2007 Letter to theTottenham CivicSocietySeptember 200718 September2007Article in“WORD”, TheBridge NDCMagazineMeeting with theTottenham CivicSocietyThe team presented theproposals to the assembly.A preview evening of theexhibition was held in ApexHouse for local councillors andmembers of the NDCHeld in an onsite trailer with 8exhibition boards and modelThe letter offered the TottenhamCivic Society the opportunity tomeet the project team at aseparate meeting (meeting tookplace on 18 September).The article outlined theconsultation process and what theinitial results were along with theproposed next steps and who tocontact for more information.Initial discussion on the proposalsfor Wards CornerAppendixno.Appendix1Appendix2Appendix3Appendix4Appendix5Appendix10Appendix6Appendix8Appendix13M&N Communications Consultation Statement 8

Date Correspondence /eventDetailsNovember 2007 Update leaflet This provided the initialconsultation results and nextsteps and was sent to over11,000 household.28 November 2007 Meeting with local Follow a number of requests aresidents’ meeting was held at Tottenhamassociations Town Hall12 December 2007 Meeting withNDC andresidents’associationDecember 2007February 2008Article in “TheWord”SubmissionleafletA following up meeting was heldwith the NDC, Grainger, HaringeyCouncil and local residentsAn update article appeared in theDecember edition of “The Word”magazineThis gave detail of the finalapplication submitted to HaringeyCouncil and how the consultationcontributed to thisFebruary 2008 Press Release This provided a précis of theinformation above29 February & 1March 2008Public exhibitionThis will give the local communitythe opportunity to view the finalproposals and discuss them withthe project teamAppendixno.Appendix15Appendix14Appendix17Appendix16Option 2 for the public realm from July 2007 exhibitionM&N Communications Consultation Statement 9

STAGE 3 – SUMMARY OF RESULTSEncouraging and constructive feedback was received both from the public and atmeetings with key stakeholders and politicians locally.3.2.3 Public ExhibitionQuestionnaires were available at the public exhibition for the community and keystakeholders to feedback comments on the overall proposals and on the design andthe option for the public realm. We received 109 responses. See appendix 11 for acopy of the questionnaire.Below is an overview of the consultation results. A full breakdown can be found inappendix 12Respondent profilesAs seen in question eight, over 50% of respondents were between 30 and 50 yearsold. There was a fairly even spread between male and female respondents, 38%female, 39% male, with 22% not specifying. Question one showed us that 91 of therespondents live locally, whilst 46 shop locally, and 41 use local public transport.Only 21 people worked locally. (Respondents were asked to complete as manyoptions as applied).Current thoughts about Wards Corner and the local area47 people rated transport in the area as very good, 29 people rated homes as fair,whilst over 30 people rated the public space and safety in the area as very poor.M&N Communications Consultation Statement 10

New Public RealmThere were mixed views over which option for public space was preferred. Optiontwo came out on top with 41% of the vote; however options one and three received29% and 31% of the votes respectively.When looking at the public realm the retention of trees and outdoor public seatingwere the prevailing comments, whilst the strongest dislike was the removal of trees.Our ProposalsAll five categories (shopping, homes, transport, public space and safety) received amajority of good or very good when asked about the new proposals.76 people would like to see cafés, bars and restaurants, 61 people would like to seemore independents, 60 people said they would use local food and convenienceshops, whilst only 21 would use a private gym.A high proportion of further comments and suggestions focus on the importance oflocal and independent retailers. Green space and trees are also high on the agendaas well as a number of requests for more public conveniences. There was a generalfeeling that some consideration needs to be given to the mix of the new homes andthe building should be in keeping with the local area. Some people were concernedthat the area was becoming over populated.M&N Communications Consultation Statement 11

3.2.4 KEY THEMESAs set out in section 3.4.4 the key themes we took from the consultation processwere deliverability, homes, retail offer, transport, design and public space. Below is aflavour of the comments that were raised by between two and five separateindividuals. A more detailed breakdown can be found in section 3.4.4.Deliverability• When will this happen?Homes• The mix of homes (more affordable needed)• Not enough houses (too many flats)• Too much housing alreadyTraders• No need for high street food chains (e.g. McDonald’s, Starbucks)• Bars, Pubs and restaurants would be good• Ethnic mix of shops needed• Retain some of the current shops• Help the Columbian community and market• Affordable commercial space neededTransport• Concern over parking congestion on neighbouring roads• Improved safety getting to the public transportDesign• The design needs to reflect the local area• Concern over the height of the building• Concerns over the general design of the proposalsPublic Space• How will the area be managed• More public conveniences needed• The area needs to be made more green• Will the trees be protected• Improvements generally welcomeM&N Communications Consultation Statement 12

3.4.4 DEVELOPER’S RESPONSEWe have spent over six months consulting with the local community on our proposalsfor Wards Corner. The design has continuously evolved throughout the consultationperiod and the submitted scheme is considerably different to that displayed in July2007, in direct response to views expressed by the community. The major changesare:• Redesigning the High Road frontage including using new materials andconsiderable work to make a feature of the building replacing the WardsDepartment Store on the corner of the High Road and Seven SistersRoad• Enlarging and redesigning the new public square on the High Road• Redesigning the buildings on Seven Sisters Road and West Green Road• Reappraising the art facility in the central section on the High RoadThere were a number of other comments raised at the exhibition and throughout theconsultation. The following pages detail the comments raised and gives thedeveloper’s response.Submission view along High Road with West Green Road on the rightM&N Communications Consultation Statement 13

IssueResponseDesignConservationAreaGrainger has consulted with English Heritage, CABE, the GLA and Haringey as well as the local community toensure the proposed development makes a positive contribution to improving the environment around SevenSisters underground station.The design will be a fresh and contemporary expression of the regeneration of Wards Corner, but will also makereference to the proportions, colours and materials of the Conservation Area. We are also proposing usingmaterials that are sympathetic to surrounding buildings and the site’s history.The choice of materials and the design approach to the frontages has evolved following feedback from thecommunity.HeightThe proposed building heights have been carefully designed to suit the four very different street frontages,taking into account the scale and width of the streets and the importance of daylight and sunlight. The upperfloors are substantially set-back to minimise their impact. These set backs have been increased in response tothe consultation.Although the buildings are larger than what is there now, they suit this very prominent corner site and respond tolocal and national policy of making full use of accessible town centre sites. However, following comments at theconsultation the height of the two tall buildings on the High Road have been reduced from seven to primarily sixstoreys.The CentrePiece (HighRoad)At the July exhibition there were a number of comments about the proposed lanterns for the centre section ofthe High Road frontage. Many preferred a simpler approach to this space and therefore the design team hasnow produced an elegant glass façade where digital artwork can be displayed.M&N Communications Consultation Statement 14

IssueResponsePublic spacePublic SquareAt the July consultation the majority people wanted an improved public space and had a number of differentviews on how this could be achieved. Following more consultation with specific local groups, the size and shapeof the square has changed.The public square is now significantly larger than originally proposed due to the new curved façade of the centreHigh Road building. The public square will also include a sculpture as the centre piece which will be subject tofuture competition.ManagementGrainger will be actively managing the new development, and will provide a 24-hour concierge service withCCTV surveillance of the complex.Grainger will work with Haringey Council, London Underground and the police to provide co-ordinatedmanagement of the public space.PublicConveniencesIn July 2007 concern was expressed about the lack of public conveniences in the area. Grainger will supportimprovements to the existing public WCs below the clocktower next to Apex House.TreesThe large plane tree on the corner of the High Road and West Green Road will be protected, and a secondplane tree planted on the corner with Seven Sisters Road.The seven smaller ash trees have a short life-expectancy and will be replaced by more attractive and durablespecies closer to the kerb line and reducing the present obstruction to pedestrian movement.HomesDelivery ofaffordablehousingGrainger plc and Haringey are committed to the delivery of affordable housing.As part of the planning procedure Grainger and Haringey will go through the statutory process to determine theextent of affordable housing that can be viably delivered as part of the Wards Corner development or as part ofa subsequent phase off-site.M&N Communications Consultation Statement 15

IssueMix of residentialunitsResponseGrainger’s proposal delivers a range of residential units ranging from Studio flats to 3 bed duplexes andmaisonettes, including 18 family homes on Suffield Road with entrances and front gardens on to the street.The other three frontages are ideally suited to retail on the ground floor and therefore flats above. This remainsa great town centre location for shopping.Pressure onlocal servicesHaringey Council is committed to bringing forward new homes to meet the need for housing in the Borough andthe best place to provide these is in areas of excellent public transport accessibility, such as the Wards Cornersite. To ensure that local services and facilities keep up with changes in the local population the Councilmonitors the demand on these services and identifies any shortfalls in provision. Where a new development,such as this, would cause a problem (e.g. an under provision of school places) a “Section 106 agreement” isattached to the planning permission requiring the developer to resolve the problems raised (e.g. by fundingadditional school places).Retail (new)Mix of retail unitsFast food can also cause management issues and result in cooking smells and litter which Grainger aredetermined to avoid at Wards Corner. However fast food comes in many forms including, sandwiches, salads,as well as burgers or kebabs and can be very useful for busy people, particularly those using the station.Grainger would not let a unit to a fast food operator if they felt it would be detrimental to the scheme as a whole.Grainger agree that a bar or pub is a suitable use for the site and it is Grainger’s intention to let a unit within thescheme to an established operator with an excellent track record of operating and managing bars in a busyurban environment.Grainger would like to see a mix of local and multiple retailers on the site. The High Road frontage will be let tomultiple retailers and there will be a mix of multiple and independent retailers on the West Green Road andSeven Sisters Road frontages where the rents will be lower.M&N Communications Consultation Statement 16

IssueRetail (traders)The MarketResponseThe market is currently a tenant of London Underground and will be closing prior to Grainger taking control ofthe site.Grainger contacted North London Business who have been liaising with the market to discuss either relocationto a new site or to assist individual stall holders moving their businesses elsewhere. NLB will continue toprovide advice and assistance to those that need it.TransportParkingRoad safetyWith the exception of 18 maisonettes proposed to replace the 12 existing houses on Suffield Road the residentsof the development will not be granted permits under the Controlled Parking Zone (CPZ).The main roads are controlled by Transport for London (TfL), and the proposed development cannot by itselfbring about changes to the existing road network. Grainger have held discussions with TfL on potential futureimprovements, and would encourage any future proposals to make the High Road more pedestrian friendly, forexample.Our proposals to widen the High Road pavement into a public square will help to reduce the rush hour ‘crush’ ofpedestrians next to the High Road.M&N Communications Consultation Statement 17

Appendices – Wards Corner1. Letter to tenants - 13 June 20072. Pre-exhibition newsletter3. Letter to businesses – 29 June 20074. Letter to NDC Board / Councillors – 29 June 20075. Press Release (pre exhibition) - 3 June 20076. Letter to the Tottenham Civic Society – 13 August 20077. Email to Wards Councillors – August 20078. Article in “The Word” magazine - September 20079. Email to local residents & Tottenham Civic Society – November 200710. Exhibition Boards – July Exhibition11. Feedback Questionnaire – July Exhibition12. Breakdown of the feedback – July Exhibition13. Tottenham Civic Society meeting minutes – 18 September14. Tottenham Civic Society (and residents) meeting minutes – 28 November15. Update Newsletter - November16. Article for “The Word” NDC magazine - 17 December17. Residents’ Associations & NDC meeting minutes - 12 December

APPENDIX 1 - LETTER TO TENANTS 13 JUNE 2007Grainger plc161 Brompton RoadLondonSW3 1QPX June 2007Dear xRE: Wards Corner site redevelopmentAs you are most likely aware, Haringey Council and The Bridge NDC hasappointed Grainger plc as development partner for the Wards Corner site atSeven Sisters. I am writing now to all businesses that either own theirproperties or have leases running beyond June 2008, to give you an updateon the proposals and to explain what happens next.We are now beginning to develop the proposals for a complete redevelopmentof the site bounded by Tottenham High Road, Seven Sisters Road, SuffieldRoad and West Green Road with a view to submitting a planning applicationthis autumn. As part of the work to prepare the planning application, all threepartners are committed to consulting the local resident and businesscommunity. Consultation will include a public exhibition towards the end ofJune, and we will be in touch in the coming weeks to set out the plans in moredetail.Whilst some demolition work may occur in 2008, all businesses fronting WestGreen Road and Seven Sisters Road will be able to continue trading at leastuntil the end of 2008, thereby enabling the shops to benefit from the allimportant Christmas trade.As you may know, Haringey Council has been working on the regeneration ofthis part of Tottenham High Road for many years, and this project is central todelivering the catalyst for regeneration and a focus for the community. Theirwork has specifically focused on reducing both crime and the fear of crime inthe area.Our partners Haringey Borough Council and The Bridge New Deal forCommunities are committed to helping local businesses and will be able toassist you in relocating you business. To discuss this further please contact

Bill Donaldson (07714 844797) or Lionel Dezoysa (07903 970 660), theproject managers.The acquisition of the property interests are being handled on our behalf byNick Ware of Union whose contact details are:Nick WareUnion15 Dover StreetLondon W1S 4LPT: 020 7493 7856E: nick.ware@unionland.co.ukAs the proposals progress, both Haringey Council and Grainger will keep youupdated. In the meantime for any questions about the consultation or thedevelopment plans, we have instructed a community relations consultant,M&N Communications. Please contact Debbie Coxon on 01483 415 915.Yours sincerelyDavid WaltersGrainger plc

APPENDIX 2 – PRE-EXHIBITION NEWSLETTER

APPENDIX 3 – LETTER TO BUSINESSES 29 JUNE 2007PRIVATE & CONFIDENTIALGrainger plc161 Brompton RoadLondonSW3 1QP19 June 2007Dear xRE: Wards Corner site redevelopmentAs you are most likely aware, Haringey Council and The Bridge New Deal forCommunities have appointed Grainger plc as development partner for theWards Corner site at Seven Sisters. I am writing now to all businesses thateither own their properties or have leases running beyond June 2008, to giveyou an update on the proposals and to explain what happens next.We are now beginning to develop the proposals for a complete redevelopmentof the site bounded by Tottenham High Road, Seven Sisters Road, SuffieldRoad and West Green Road with a view to submitting a planning applicationthis autumn. As part of the work to prepare the planning application, all threepartners are committed to consulting local residents and the businesscommunity. Consultation will include a public exhibition in July, and we will bein touch in the coming weeks to set out the plans in more detail.The team is also going to be undertaking some site investigation work thissummer, so you may notice some borehole rigs. The team will endeavour tokeep disruption to a minimum.Whilst some demolition work may occur in 2008, all businesses fronting WestGreen Road and Seven Sisters Road will be able to continue trading at leastuntil the end of 2008, thereby enabling the shops to benefit from the allimportant Christmas trade.As you may know, Haringey Council has been working on the regeneration ofthis part of Tottenham High Road for many years, and this project is central todelivering the catalyst for regeneration and a focus for the community. Theyhave worked closely with the Metropolitan Police to reduce crime and the fearof crime in the area.

Haringey Borough Council is committed to helping local businesses and willbe able to assist you in relocating your business. To discuss this furtherplease contact the project manager Lionel DeZoysa on 020 7216 1000, whowill be able to signpost you as necessary.In addition, North London Business is an organisation specifically set up toassist businesses to develop and relocate and they have agreed to help you.For further information, please see www.northlondonbusiness.com or callEdward Quigley on 020 8885 9212 or email him atedward.quigley@northlondonbusiness.com.The acquisition of the property interests are being handled on our behalf byNick Ware of Union whose contact details are:Nick WareUnion15 Dover StreetLondon W1S 4LPT: 020 7493 7856E: nick.ware@unionland.co.ukAs the proposals progress, both Haringey Council and Grainger will keep youupdated. In the meantime for any questions about the consultation or thedevelopment plans, we have instructed a community relations consultant,M&N Communications. Please contact Debbie Coxon on 01483 415 915.Yours sincerelyDavid WaltersGrainger plc

APPENDIX 4 – LETTER TO NDC BOARD/COUNCILLORS – 29 JUNE 200729 June 2007Dear Board Member,RE: Wards Corner RegenerationAs you may be aware, Haringey Council and The Bridge New Deal for Communitieshave appointed Grainger plc as development partner for the Wards Corner site atSeven Sisters.We are now beginning to develop the proposals for a complete redevelopment of thesite, which is bounded by Tottenham High Road, Seven Sisters Road, Suffield Roadand West Green Road, with a view to submitting a planning application this autumn.As part of the work to prepare the planning application, all three partners arecommitted to consulting local residents and the business community. Consultationwill include a public exhibition on 13 th and 14 th July.We are holding a preview session for councillors, The Bridge New Deal forCommunities Board members and other key stakeholders on the evening of 12 th July,and would very much like you to come.Details are: 6-8pm 12 th July, Apex House, Seven Sisters RoadFor your information, the team is also going to be undertaking some site investigationwork this summer, so you may notice some borehole rigs, and we will endeavour tokeep disruption to a minimum.I very much hope to meet you on 12 th July. In the meantime, if you have anyquestions about the consultation or the development plans, please contact DebbieCoxon of M&N Communications, our consultation advisers, on 01483 415 915.Yours sincerely,David WaltersGrainger plc

APPENDIX 5 – PRESS RELEASE (PRE-EXHIBITION) 3 JUNE 2007PRESS RELEASE3 July 2007OVER 10,000 RESIDENTS ASKED TO GIVE THEIR VIEWS ON THE FUTURE OFWARDS CORNERResidents and businesses in Seven Sisters invited to give their views onproposals for Wards Corner at two day exhibition and online atwww.wardscornerregeneration.co.ukDeveloper Grainger has been working in partnership with the London Borough ofHaringey and The Bridge New Deal for Communities on the proposal for theregeneration of the site, known as Wards Corner, above Seven Sisters tube station.Over 10,000 local residents, businesses and community groups have been invited tothe unveiling of the proposals for a mixed-use development at an exhibition outsideSeven Sisters tube station on Tottenham High Road on 13 and 14 July 2007.The proposals include new homes, leisure facilities, a mix of new shops and vastlyimproved public space above and around the Seven Sisters tube station. It is hopedthe redevelopment of Wards Corner will help reduce crime and create a safe andattractive place for everyone.Representatives from the professional team will be available throughout theexhibition to answer any questions people may have about the proposals. There willbe a representative from North London Business available from 3pm to 5pm onFriday to answer questions and offer help on relocation for local businesses.In addition, there will be a chance for members of the public to view a model of theproposed scheme and give feedback on three proposed designs for the public space.The exhibition will be open from 2pm to 8pm on Friday 13 July and 11am to 3pm onSaturday 14 July. Members of the public will also be able to find more information atwww.wardscornerregeneration.co.uk.

David Walters, Development Manager at Grainger commented:“We are committed to producing a scheme that not only transforms the immediatearea, but also facilitates the regeneration of the wider area. We want to ensure thatthis project provides real benefits for the local community and welcome input fromresidents, businesses and local groups. At the exhibition we hope to communicateour vision to the local community, whilst giving them an opportunity to feed into thedesign process and discuss any issues that they may have”ENDSNotes to EditorWards Corner is the site which lies between Tottenham High Road, Seven SistersRoad, Suffield Road and West Green Road. It includes the main entrances to SevenSisters Underground Station.In 2004, Haringey Council adopted a Development Brief for the site, including thecouncil offices across the Seven Sisters Road, Apex House. Haringey Council thenchose Grainger plc to be its development partner on the project. With The BridgeNew Deal for the Communities, the three parties are working in partnership to deliverthe project.ContactJames Sachon, M&N Communications01483 415 915

APPENDIX 6 – LETTER TO THE TOTTENHAM CIVIC SOCIETY – 13 AUGUST200713 August 2007M&N Communications Ltd14 Great TurnstileHolbornLondon WC1V 7HHDear Mr xxxRE: Wards Corner RegenerationAs you may be aware, Haringey Council and The Bridge New Deal for Communitieshave appointed Grainger plc as development partner for the Wards Corner site atSeven Sisters. In turn, Grainger then appointed M&N as their community relationsadvisors.Proposals for a complete redevelopment of the site, which is bounded by TottenhamHigh Road, Seven Sisters Road, Suffield Road and West Green Road, are nowunderway, with a view to submitting a planning application this autumn. As part ofthe work to prepare the planning application, all three partners are committed toconsulting local residents and the business community. As you may be aware, apublic exhibition took place in July, and a newsletter has been distributed to 10,000homes and local businesses in the area.We would now like to come and meet with yourself and The Tottenham Civic Societyto discuss our proposals and answer any questions that you may. We would like toset up a meeting as soon as possible, so please contact me on 020 7831 0534 toarrange a date.I look forward to hearing from you.Yours sincerely,Nick JonesM&N CommunicationsFor and on behalf of Grainger plc

APPENDIX 7 – EMAIL TO WARDS COUNCILLORS – AUGUST 2007To:Leader of the Council – Councillor George MeehanCabinet Member for Regeneration & EnterpriseWard Members for Seven Sisters Ward: Councillors’ Basu, Knight and KoberWard Members for St Ann’s Ward: Councillors’ Canver, Haley and HarrisWard Members for Tottenham Green Ward: Councillors’ Diakides, Lister and VanierDear CouncillorsM & M communications would like to offer local councillors who were not able to attend theirpreview evening an opportunity to view their proposals for Wards Corner. The Wards Cornerproposals are being brought forward by their client Granger plc in partnership with HaringeyCouncil and The Bridge NDC to redevelop the Wards Corner site (adjacent to Seven Sisterstube station).I am writing to invite you to a meeting which has been arranged for 6.15pm on 6 September inthe Council Chamber prior to Labour Group. This meeting would include a short presentationwith an opportunity for councillors to ask any questions and view the exhibition boards andmodel.This will also give you an opportunity to ask any questions and run through the detail of theproposals before M & M communications hold a meeting / exhibition with all councillors at alater date.I would be very grateful if you would let me know whether you are able to attend.Kind regardsDiane McCormackInformation OfficerLocal Democracy and Member ServicesRiver Park House, 225 High Road, Wood Green, N22 8HQTel: 020 8489 1770Fax: 020 8881 5218E-mail Diane.McCormack@haringey.gov.uk

APPENDIX 8 – ARTICLE IN “THE WORD” MAGAZINE, SEPTEMBER 2007

APPENDIX 9 – EMAIL TO LOCAL RESIDENTS & TOTTENHAM CIVIC SOCIETYNOVEMBER 2007Dear Resident,As you may be aware, we are trying to organise a meeting with representatives of the localcommunity to discuss the proposals for Wards Corner. We understand that there are someconcerns about the proposals and that you are involved in the preparation of alternativeproposals. The Grainger team would welcome the opportunity to meet you to explain what ishappening and to listen to your views.As part of the consultation, our proposals have been continuously evolving since the publicexhibition in the summer to ensure we end up with the most appropriate scheme for the siteand for the local community, and we would take the opportunity of showing you the latestplans.As we are progressing towards submitting an application shortly, I believe the meeting shouldbe sooner rather than later. We are proposing on holding the meeting on Wednesday 28November at 7pm in a venue which will be confirmed once exact numbers of attendees areknown. I am on leave next week and would be grateful if you could let my colleague Kara Eiglknow by email at k.eigl@mncommunications.co.uk or on 020 7831 0534.We look forward to hearing from you.Kind regards,James SachonM&N Communications Limited14 Great TurnstileHolbornLondonWC1V 7HH

APPENDIX 10 – EXHIBITION BOARDS

APPENDIX 11 –FEEDBACK QUESTIONNAIRE

APPENDIX 12 – BREAKDOWN OF THE FEEDBACKWards CornerQuestionnaire Response Evaluation SummaryThe public exhibition took place on Friday 13 and Saturday 14 July 2007 andattracted approximately 350 visitors. We have received 104 completedquestionnaires, 78 in the post and 25 from the website.QUESTIONNAIRE OVERVIEWRespondent profilesAs seen in question eight, over 50% of respondents were between 30 and 50 yearsold. There was a fairly even spread between male and female respondents, 38%female, 39% male, with 22% not specifying. Question one showed us that 91respondents live locally, whilst 46 shop locally, and 41 use local public transport.Only 21 people worked locally. (Respondents were asked to complete as manyoptions as applied).Current thoughts about Wards Corner and the local area47 people rated transport in the area as very good, 29 people rated homes as fair,whilst over 30 people rated the public space and safety in the area as very poor.New Public RealmThere were mixed views over which option for public space was preferred. Optiontwo came out on top with 41% of the vote; however options one and three received29% and 31% of the votes respectively.When looking at the public realm the retention of trees and outdoor public seatingseem to be the prevailing comments, whilst the strongest dislike is the removal oftrees.Our ProposalsAll five categories (shopping, homes, transport, public space and safety) received amajority of good or very good when asked about the new proposals.76 people would like to see cafés bars and restaurants, 61 people would like to seemore independents, 60 people said they would use local food and convenienceshops, whilst only 21 would use a private gym.A high proportion of further comments and suggestions focus on the importance oflocal and independent retailers. Green space and trees are also high on the agendaas well as a number of requests for more public conveniences. There was a generalfeeling that some consideration needs to be given to the mix of the new homes andthe building should be in keeping with the local area. Some people were concernedthat the area was becoming over populated.

Question OneDo you:Live Locally 93Work locally 21Shop locally 46Use local public transport links 41

Question TwoWhat do you currently think of Wards Corner and the local area?VeryGood Good Fair PoorVeryPoorShopping 16 9 22 28 27Homes 10 7 29 30 18Transport 47 32 14 1 3Publicspace 6 7 23 32 32Safety 7 6 25 30 31

Question ThreeWhich of the three options for publicspace presented at the exhibition doyou prefer?Option One 25Option Two 36Option Three 26Question FourWhat aspects of the options for the public space given do you like and not like?LikesLikes: Keeping the trees, street cafe areaI like all aspects, especially more open space, leisure facilities and decent shops.I like the idea that there are open spaces and public seating.I like the design but I don't like the fact that it involves cutting the trees down.I like the idea of a Boulevard Ave and Piazza, but not too many shops.I like all three options and ideally would like a joined plan of option 1 and 2.Like: Retaining the existing trees, reforming the homes, making the open space more attractive,softening up the area with more planting, making it 'feel' safer.Like central kiosk - nice focal pointLike the large space for cafe's etc.I liked the arrival 'gateways', oval shaped kiosks creating an aesthetic boundary to the road. Ifcombined with boulevard' of trees of option 2, better still.I really like the idea of there being outdoor seating and eating areas. I am not keen on theaesthetic of option 2 but I think 1 and 3 are both great and I really like the idea of retaining theexisting trees in option 3. I think it is important that a style/look is chosen which will hold-up overtime and not date badly.I like the concept of having a place where people can sit out. I like the idea of improving theentrances to the tube station. I do not like any existing trees being cut down.

It looks aesthetically appealing, modern and attractive.DislikesDislikes: Any central structure - need straight lines across whole area for safety.Dislikes: Removing old trees. Need to be realistic re: shops that would be attracted. Unsure agym is viable as it would compete with the great local council gym.Generic architecture - could be anywhere in UKI don't like any of them. They are too close to 2 busy roads where there is a constant stream ofvery heavy traffic and buses.SpaceI do like the fact that more space is provided for the community - the fact that trees will separatemore of the street from the public space.If the design space is so good, it will bring people from other boroughs into it; to enjoy thefacilities that too would be good.I like the open space and trees but am concerned that it could be an area for 'hanging out' byless desirable people.It seems smallWant something that uses building materials to demonstrate different areas/flows across theopen space - done very effectively in Paddington Basin.I prefer green space with loads for cycling and very little car space.At the moment public space is not used - I think the area needs to be used more productively. Iam worried about this huge development becoming a concrete white elephant.The public space is the least important aspect of the development proposals. In practice, no onewill notice the pattern of the pavement or the placement of the trees; they will merely beobstacles to negotiate on the way to or from the underground entrances and the bus stops. Whatcounts is what use is made of the public space -if used as now, by cafes and shop displays, it willbecome a safe pedestrian zone; if left empty, and it will revert to its former status as a hotspot forpickpockets and muggers.Any public space will degenerate into a hangout for drunks and rubbish tipping without propermaintenance/policing by the scheme itself-council/police cannot be relied upon given theircurrent approach.More green areas.TreesNeed more treesTreesRetain mature treesRetention of all existing trees - it's madness to propose uprooting trees to then plant others. I amstrongly opposed to more accommodation in this area - there are already so many properties,why not utilise these instead?BoulevardLike the idea of the boulevard and cafe are with outside seating.Option one is spacious with attractive pavements.OtherBenches with back rest on. Toilets many of them so that the public keep the area clean. Manysweepers to clean the area especially when the leaves fall.Too many gimmicksPoor footflow, poor safety, it could house the market traders. It is just a cheap gimmick. Forpublic approval.

I think great consideration to public space and maintenance. Chrome seating and railing are lowmaintenance and easy to keep. I would like to see pavement lighting.Non-CommittalNo concrete slabs - discolour and look like tomb stones.The entrance to Seven Sisters Road needs updating.Overall the planned redevelopment is too compact1) inappropriate for family living2) for transportation to site.Small places to eat and drink. Keep the trees. More flowers. Keep variety of ethnic mix ofcommunity in shopping area.Nothing wrong with what's already there, refurbish existing buildings and leave peoples homesalone.Layout, SecurityThe covered area with a covered space to eat.Would like light paving to match artistic central artwork.% art scheme - involvement of artists?Unfortunately I was unable to view the plans, but seats on a widened public plaza would beuseful along with improved entrance to the tube stationHow environmentally friendly is the building and what renewable forms of energy, recycling, lowcarbon materials are you planning to use!Keeping trees, wider space, new entrances to the station, management company on site, betterretail opportunitiesCannot choose an option but like the use of trees, greenery, a cafe and making use of existingtrees. Do not like that the largest open space can only be accessed by owners of flats. Thinkthis is a wasted opportunity as the community needs an open green space enjoyed by all.I'd like to see something more like option 1 and 2 - to keep the open areas.I would very much like to see this area remain a focus point of the Latino community - tokeep/attract the Latino community and enrich the area excellently.Would like to see tube entrance canopies - enhanced securityThere are going to be homes included, but wonder where the children from family homes willhave to play?Prefer covered tube entrances and retaining ash trees.Too much pavement and slabs.The South American market has brought livelihoodgood and cheap food and celebratory feel to the area which will be lost!

Question FiveHow would you rate the proposals?VeryGood Good Fair PoorVeryPoorShopping 23 34 20 7 5Homes 16 40 14 4 9Transport 37 35 9 1 4Publicspace 25 34 15 8 4Safety 18 35 15 8 4

Question SixWhich of the following types of shops and leisure facilitieswould you regularly use?Local Food / Convenience shops 60Newsagent 48Independent traders 61Clothes shops 40Café / bar / restaurant 76Private gym 21

Question SevenWhat further suggestions and general comments do you have?HomesThe homes should be affordable to all sorts of people, families, workers and pensionersWould like to see a better mix or private owner residents and less DHSS tenants in the houses.Too many flats are proposed and design not in keeping with the area.I would like to see the ethnic mix of shops and resources kept. They need to reflect the mix ofthe community and enable local people to get what they need.The flats and houses should not be built as there is already too much pressure of overpopulation in this area.ParkingParking - Concerned about parking congestion, residential parking disputes with neighbouringstreets due to lack of parking for residents.40 Parking spaces is too much.Public SpaceThe public space will be full of litter and people will urinate there at night so you have to plan tomanage the street cleaning or it will be just as bad as now. Area already has plenty of highstreet chains in Wood Green so little demand for more - if you want a 'high quality gateway' ithas to be more than an anonymous collection of the usual suspect chains and generic '00'sarchitecture.Plenty of public loos please, please please?To have a terrace open to the public that will allow to enjoy the green spaces.There is and urgent need for a decent public convenience - at the moment the patrons of thecafes use the public phone box (or just the street). There is also too much loud music beingplayed until quite late at weekends. More policing to prevent 'fly pitchers' selling low qualitygoods.The area should be 'green' with lawns and beds of flowers, with a few trees. Good modernlighting, a few benches. Elegant shops. A nice 'brasserie' and cafe. Small fountains. (Use ofgood materials)Please plant lots of trees and do not cut down the existing trees.Would like the centre area as a water feature like shown in the ideas brochureAll the 3 proposals would be a great improvement to the area. A little less consultation and alot more delivery of results would be a nice surprise.Good lighting and rubbish control is essential. Trees and foliage add to the area look andprovide shadeCreate 3 sided plaza with access into central 'garden'. Move shops forward to create spacebehind. Issues around Tottenham home game crowds need to be addressed. Does not needto be comfortable for drunks - fewer benches!Love the ground effect in option 1Please consider noise, especially music late at night. How will the inundating everywhere beaddressed? Please include full CCTV on the street.Would like to see a clock incorporated. Plan does not integrate with tube station access. Nopublic conveniences. No police kiosk. No indication to stop noise emulating from development.This is presently a problem caused by loud music from 2 cafes on site.Like the fact that there'll be more space, more trees, trendy shops, cafes, that kind of thing -that's good.TransportSafety on Public transport is very poor especially for the elderly and frail. They get thrown allover the place.Am really keen to see a bike lock up facility, if you look at where people travel to get to thistube/overground station it will be great planning for the future growth of eco-friendly travel to do

as much as possible to encourage/promote fitness in the catchment area.SafetySafety should be a priority issue.RetailPlease no fast food outlets or bars or betting shops - these encourage ASB - even simply in theform of litter - also need litter bins!What they need are better facilities to carry on their trade including a café/bar/restaurantculturePlease NO McDonalds.What ever you do don't destroy this lively corner by providing yet again High Street brands andmaking this place another many modern, cold, monotonous areas! It's alive now!NO STARBUCKS! Will not help. A nice cafe/restaurant/coffee shop would be great.We don't need another supermarket!Community CentreNeed W.H.Smiths, Various restaurants (Indian, Chinese, continental) Decent Pub/Bar.Would like to see cafe and bar for the local people and those who live in the surrounding areasto come and use.It is important to give local people somewhere to eat and shop but also to retain the currentmixed communitySome decent shops and better lighting would be great. Can't wait!I think it is important that when accepting applications from retailers to enter the project thatwho ever is making the decisions is selective of the retailers chosen to increase the level ofchoice, standard and safety. It would also be more pleasant to the eye and the atmosphere.I have concerns about current traders moving into the area where there are new builds whichcan make the area look run down. I feel the area need regeneration despite what people saythat it won't improve the area. It is very much overdue. I hope that developers will continue tomaintain the area when it is built.Independent TradersMy concerns lie with the number of small shops and how to keep the established businesseswithin the area.If possible to partially maintain the multicultural shops and atmosphere of the area in the newshops.I feel that the Columbian and other small independent traders have done a lot to improveWards Corner and they ought not be left out.I would like to see the current independent traders continue their businesses-this at vibrantfront of the community and a bright reflection of its cultural diversity which should bemaintained. I would dislike a great influx of commercial traders.Provide affordable commercial space for existing local independent traders.Would be good to maintain 'alternative' shops and not just high street/chain shops.Would prefer that preference is given to independent retailers/cafes over chains.The market could possibly be relocated to Lawrence Road which is also being redevelopedWe already have a vibrant mix of shops and cafes here. The Latin American market is uniquein London and would be a great loss to the area.DesignThe design is awful. Replace the west green side with Victorian style units with wooden shopfronts. Keep the old Victorian front then build behind, then be modern on the other two sides,keep the market.It would be good if part of the old buildings could be incorporated into the new design.Get the architect to meet the residents associations in the area to discuss what the residentswant and will use not what the architects have designed!

Nevertheless; one six storey building is too tall for the site; two six storey buildings simplyoverpowers itConcerned that 5 story development may be too high plus modern design may be out ofcharacter.The design of the buildings are extremely ugly. This area has enough high density, rabbithutch developments without proper facilities for families. The local infrastructure strugglesalready in terms of health care and education. Very good transport is already in place thedevelopment does not contribute in any way.The architecture is appalling.Wards Corner does need a well earned face lift.GeneralKeep the name of Wards CornerThe problem is timing and the use of Apex House. I have handed in a proposal to Nick JonesThe area needs to be improved. . The first impression that many people have of theneighbourhood is when they arrive at Seven Sisters tube station.It would be a shame to drive anyone away with unwelcome changes. For this reason I think itwould be good to continue to involve local people.Developments can now be carbon neutral, and so they should be. This development shouldhave lots of PV panels to top up the CHP, which could also supply heat/cooling to surroundingsites.Use Brixton as a model for gentrification.First floor retail.The area has improved recently with the emergence of the community. It's given a vibrancy tothe area and has improved safety. It would be a tragedy to lose that.This questionnaire is striking for its attempt to silence comment on the size and design of thebuildings, and in so attempting this is an insult to the intelligence. No provision appears tohave been made for the health and education facilities which will be required by the 200+ newinhabitants of the development, nor thought given to the additional demand on transport thatthey will make. Further, the assumption seems to have been made that the mix of shops in thefinished development will be as now, when in reality the rent will be so much higher that theywill be affordable only by national chain stores - whose Wards Corner outlets will in due courseclose because the area will have become nothing more than a transport interchange. Whowants to shop at that?Waste of time.Think it is very positive for the area. Bit concerned, however, that the local community/ordinarypeople will not gain that much - main people gaining will be people buying flats overlookingcourtyard. This would be a wasted opportunity as Seven Sisters really needs more greeneryand community spaces to meet specific suggestions to counter. This includes –1) Community Hall/Room within new complex for local people to book out e.g. Forneighbourhood association meetings, crèche, yoga etc.2) More greenery. If the council is concerned about maintenance I know of great projectsthat establish community gardens where local people - with support from association ofcommunity gardens create and maintain a space.3) Space for a colourful vibrant mural, perhaps on the side of the block of flatsrepresenting diverse mixture of people and ages - with input from local schools/artists.4) Space for market/farmers market5) street art6) Plaques/Boards about famous people now and from history that have a connectionwith Seven SistersWe should try and make Seven Sister safer for the public and more attractive.I think the development needs to commit to improving West Green Rd, as part of theredevelopment - West Green Rd is the cause of a lot of problems in the area. A lot of theshops should be closed and small restaurants should be encouraged in Church Street - StokeNewington is an example.Seven Sister and all of West Green Road area needs serious regeneration and it would be niceto see the areas becoming more tidy and clean. I am unhappy about the plans.

Regeneration is the way forward but at what cost and who will pay for it?This feels like deja-vu! Enough talk, let there be positive action.Hope you get the Planning Permission!Impact on local residents and businesses during building workQuestion EightTo ensure that we have a balanced range of views, please may we have some basic informationabout youAgeUnder 18 218-30 1330-40 3540-50 2150-65 17Over 65 10150-65 andCoupleover 65No answer 5Total 103SexMale 41Female 39Couple 1No answer 23Total 104

APPENDIX 13 – TOTTENHAM CIVIC SOCIETY MEETING MINUTES – 18SEPTEMBERAttendees:-Andrew BeharrellJames SachonChris FrostTom BaigentLionel DezoysaMatthew BradyPaul CarrollJoyce RosserSue PennyAlison ArmourRowan KumarWendy KeenanPollard Thomas Edwards ArchitectsM&N CommunicationsMetropolis PDCBA Landscape ArchitectsThe Bridge NDC and AYHTottenham Civic SocietyTottenham Civic SocietyTottenham Civic SocietyTottenham Civic SocietyTottenham Civic SocietyTottenham Civic SocietyTottenham Civic SocietyOverviewThe meeting was arranged as part of the ongoing consultation process for the WardsCorner proposals. The exhibition information was shown along with updatedelevations of the proposed scheme.Meeting notesAndrew Beharrall explained the history of the site and took the members of theTottenham Civic Society through the exhibition boards and elevation drawings.Overall ReactionDuring, but mostly after the presentation the members of the Tottenham Civic Societyasked a number of questions and raised a number of points. For ease of referencethese have been broken down into the subject matter.• Design• Conservation• NDC / Haringey Council involvement• Timetable• Public Space• Consultation• Crime and Safety

APPENDIX 14 – TOTTENHAM CIVIC SOCIETY AND RESIDENTS0 MEETINGMINUTES – 28 NOVEMBERMeeting with Tottenham Civic Society & other local representatives7pm, 28 November 2007 – Tottenham Town HallAttendeesAndrew ScrivenerDavid WaltersSarah SmithAndrew BeharrellShelly ChoudhuryGeoffrey OcenLionel DeZoysaJames SachonRuth AllenJudith HannaJoseph NicholasAlison ArmourWendy KeenanCandy AmsdenNoreen GogginsHazel LondonIbilola CampbellJim CassinsCarlos BurgosAlex PerayraBeth ThomasMr AzizRicardo PelayoTony WalwynRoy JoseSue PennySue LewisMaggie WrightJason ThomasJoyce RosserGrainger plcGrainger plcGrainger plcPTEaThe Bridge New Deal for CommunitiesThe Bridge New Deal for CommunitiesThe Bridge New Deal for CommunitiesM&N CommunicationsTottenham Civic SocietyTottenham Civic SocietyTottenham Civic SocietyTottenham Civic SocietyFountain Area Residents’ AssociationSecretary, Clyde Circus Residents’ Association1 Southside Residents’ AssociationBlenheim Rise Residents’ AssociationTiverton Tewkesbury Residents’ AssociationSouth Tottenham Residents’ AssociationPedros Achata Trust & Market TraderMarket TraderHanover Residents’ AssociationOnsite Retail (Supertronics)Architect, House DesignSuffield Road Resident1.0Introductions1.11.21.31.4James Sachon thanked everyone for attending and then asked everyone to brieflyintroduce themselves. Following this James introduced Geoffrey Ocen from TheBridge New Deal for CommunitiesGeoffrey Ocen briefly introduced himself and outlined the NDC’s involvement andsome of the historical issues.David Walters gave a brief history of Grainger’s involvement in the project andsome of the site constraints.Everyone in the room introduced themselves.2.0Presentation & general discussion2.1Andrew Beharrell said much of the information has been viewed before, but therewill be some new material on feasibility and the design process and asked ifeveryone was happy for him to proceed through the presentation to this section.

2.22.32.42.52.62.72.82.93.03.13.23.33.43.53.6Andrew Beharrell went through the presentation focusing on the design evolutionand feasibility work. There were a number of questions raised:A resident said the Development Brief did not say the Wards Corner buildingneeded to be demolished and that the buildings were sound. Andrew Beharrellstressed a complete development was the guidance they were given by HaringeyCouncil.Another resident said the NDC got funding on the basis of providing communitybenefits, but they have not talked to the community about what they want for thearea. Local residents have employed an architect to work with them to bringforward a scheme they want which should have been the role of the NDC.Another question asked whether the internal green space would create an area ofcrime. Andrew Beharrell made it clear that the central green space is a privatespace that will only be accessed by residents of the flats via a secure entrance.They will also be overlooked by the flats above.Two residents asked how the scheme that is solely private will have regenerativebenefits?Another question was what retail will occupy the development.David Walters said they have no names for the retail, but there are a range ofsizes on the ground floor to attract a mix of local and national retailers.Geoffrey Ocen said he was listening and will talk to his colleagues and members atthe council following the meeting.Another resident asked why the NDC is subsidising Grainger when Wards Corneris outside the NDC area?Geoffrey Ocen outlined that the decision was taken due to the wider economicbenefits regenerating the gateway site would offer the community both inside andoutside the NDC area.A resident said the community mixes well and public space and local shops atWards Corner will help make it a place where people will stop rather than just useas a transport connection.Andrew Beharrell said that Grainger had been working hard to ensure that thepublic space proposed helped achieve this.Concern was raised about the level of discussion with local traders over thedevelopment.David Walters asked the room if everyone agreed with the principle that somethingshould happen at Wards Corner. The room agreed.A local trader said he was one of the few in the room who supports the schemeand realise there will never be a meeting of minds of the two sides.3.7Andrew Scrivener gave an outline of the selection process and the return Graingerwill be getting on their investment of £80 million (£3.5 million already spent). Hemoved on to outline Grainger’s commitment to the developments they undertakeespecially when it comes to managing properties. They currently manage around22,000 homes nationally.

3.83.94.04.14.24.34.44.54.64.74.84.95.05.15.25.35.4The architect of the alternative scheme said he would be keen to see the technicalreasons why retaining the Wards Corner building was not viable. He felt the openspace in the middle will not lead to crime and will act as a community hub.Andrew Scrivener explained the site has many constraints including technicalissues, viability and crime. Andrew went on to say that whilst the Wards Cornerbuilding could technically be kept, keeping the building is not financially viable.The alternative architect thought it should be designed to create a community not“designed by number”.Andrew Scrivener agreed that designing by numbers does not work and youshould start by designing what you feel is right, but viability is still important.A local resident said any development at Wards Corner will be here for a long timeand regeneration also needs to include a sustainable development for the localcommunity.A question was raised as to why plans for Apex House were not included in theGrainger plans.Lionel DeZoysa said the decision had been made because of the complex natureof the site, but in compliance with the local planning policy.A resident asked if Grainger would keep the Wards Corner building if the numberstallied.Andrew Scrivener asked if the community would like to retain the whole frontageon the High Road or just the Wards Corner building.A number of residents said they would like to retain the whole frontage.A local trader asked if a planning application had been submitted.David Walters stated that a planning application would be lodged in the new year.A resident asked how much affordable housing would be in the final scheme?Andrew Scrivener said there would be no affordable housing in the developmentfollowing an agreement with Haringey Council that this would be providedelsewhere in the Borough.Finally a resident asked how long the development would take?David Walters said the development would take two years to build out.The meeting closed with the agreement to hold a follow up meeting in the newyear. There was also a discussion about the alternative being sent to Grainger.

APPENDIX 15 OCTOBER / NOVEMBER UPDATE NEWSLETTER

APPENDIX 16 – ARTICLE FOR “THE WORD” MAGAZINE – DECEMBER 2007Wards Corner article for WORDDecember 2007Following over six months of consultation with the local community, thecouncil and various bodies including English Heritage, CABE and the GLA,Grainger is now ready to submit the planning application for theredevelopment of the Wards Corner site at Seven Sisters.Grainger will be circulating a newsletter to over 10,000 local households,businesses and stakeholder groups in the New Year outlining the fullproposals.Throughout the consultation there has been a wide range of views andopinions. The exhibition suggested there is strong support for theregeneration of the site. Major changes made in response to the consultationinclude:• A more lively and contemporary approach to the design of the buildingon the corner of Seven Sisters Road and the High Road – the site ofthe existing Wards department store building – this now makes more ofa statement.• A reappraisal of the public space on the High Road – it now makesmuch more of the station entrances, as well as providing seating andtwo kiosks• A new approach to the central section on the High RoadOnce the application has been registered, the Council will carry out its ownformal consultation process with the local community and other stakeholders.Grainger will also continue to keep you up to date with newsletters and thewebsite www.wardscornerregeneration.co.uk. In the meantime, if you haveany questions, please call M&N Communications on 020 7831 0534.

APPENDIX 17 – MEETING MINUTES – NDC MEETING 12/12/07Meeting between The Bridge New Deal for Communities and Residents & otherrepresentatives, 6.30pm, 12 th December 2007 – Triangle Children & Young PeoplesCommunity CentreAttendeesLorne Horsford(Chair)Rachel HughsYvonne DennyUlrika LonginottoCllr K AminCllr I DiakidesDavid HenningsAdolfo ReySymon SentainShelly ChoudhuryGeoffrey OcenDavid WaltersRuth AllenJoseph NicholasWendy KeenanCandy AmsdenNoreen GogginsHazel LondonIbilola CampbellJim CassinsCarlos BurgosRoy JoseJeremy CassidyNick RauVictoria PlyarezOscar CuervoRowan KumarThe Bridge New Deal for Communities – Resident Board MemberThe Bridge New Deal for Communities – Resident Board MemberThe Bridge New Deal for Communities – Resident Board MemberThe Bridge New Deal for Communities – Resident Board MemberLondon Borough of HaringeyLondon Borough of HaringeyLondon Borough of HaringeyAYH, The Bridge New Deal for CommunitiesThe Bridge New Deal for CommunitiesThe Bridge New Deal for CommunitiesThe Bridge New Deal for CommunitiesGrainger plcTottenham Civic SocietyTottenham Civic SocietyFountain Area Residents’ AssociationSecretary, Clyde Circus Residents’ Association1 Southside Residents’ AssociationBlenheim Rise Residents’ AssociationTiverton Tewkesbury Residents’ AssociationSouth Tottenham Residents’ AssociationPedros Achata Trust & Market TraderClyde Circus Residents’ AssociationSeaford RoadRoslyn RoadSeven Sisters MarketSeven Sisters MarketTerront RoadAgreed action pointsWendy Keenan to give Cllr Amin information on Glass HouseNDC to be the conduit for communication/consultation.Cllr Amin to organise further meeting with communities re the alternative plan.Community to make contact with Grainger if they want the alternative plan to be costed.Community to make contact with Grainger if they want to see the financial figures.

Appendix 2 – Copy of leaflet, 2008Severn Sisters Regeneration May 2012GL HearnConsultation Statement Page 9 of 11

Wards Corner NewsYour connection to the proposedredevelopment of Wards CornerWards Corner Plans SubmittedThe aim of this newsletter is to give you information onthe development proposals submitted to HaringeyCouncil on Tuesday 5 February by Grainger plc. We willbe holding a public exhibition on 29 February and 1March on-site where more information will be availableand the project team will be able to answer anyquestions you may have.Computer generated image of the proposed Tottenham High Road elevationWards Corner Exhibition• Friday 29 February – 12pm – 7pm• Saturday 1 March – 11am – 3pmThe exhibition trailer, Wards CornerA proposed regeneration project in partnership with:Issue 3 | Spring 2008

Our PlansWe have spent over six months consulting with the localcommunity on our proposals for Wards Corner. Graingerhas sought to incorporate deliverable feedback from theJuly exhibition and therefore the final scheme submittedto Haringey Council differs from that showcased in July.Below are the major changes:• Redesigning the High Road frontageincluding using new materials andconsiderable work to make a feature of thebuilding replacing the Wards DepartmentStore on the corner of the High Road andSeven Sisters Road• Enlarging and redesigning the new publicsquare on the High Road• Redesigning the buildings on Seven SistersRoad and West Green Road• Reappraising the art facility in the centralsection on the High RoadNew and improved public spacesProposed Tottenham High Road elevationIssue 3 | Spring 2008

Proposed plansNew and improved public spacesNew and improved public spacesIssue 3 | Spring 2008

Next Steps:www.wardscornerregeneration.co.ukNext StepsOnce the application has been registered,the Council will carry out its own formalconsultation process with the localcommunity and other stakeholders.Grainger will also continue to keep you upto date with newsletters and the websitewww.wardscornerregeneration.co.ukWe will also be holding a permanentexhibition which will have the mostup-to-date information about thescheme. Details of the location of thisexhibition will be announced shortly.Members of the partnership and projectteam will be available one evening amonth to answer any questions youmay have.Westerfield RoadWest Green RoadProposed developmentarea of Wards CornerSeven SistersBroad LaneIn the meantime, if you have anyquestions please do not hesitate tocontact M&N Communications on020 7831 0534.Seven Sisters RoadProposedApex HouseRedevelopmentPembrokArea map and proposed development siteThe professional teamDevelopment ManagerGrainger plcSponsorLondon Borough of HaringeySponsorThe Bridge New Deal for CommunitiesArchitectPollard Thomas & EdwardsLandscape ArchitectChris Blandford AssociatesPlanning ConsultantMetropolis Planning and Design LLPCommunity Relations ConsultantsM&N CommunicationsSite AssemblyUnion Land & Property LtdIssue 3 | Spring 2008www.wardscornerregeneration.co.uk

Appendix 3 – Copy of exhibition materials, 2008Severn Sisters Regeneration May 2012GL HearnConsultation Statement Page 10 of 11

7759_WardsCorner A1 Boards.qxp:7759_WardsCorner A1 Boards 26/2/08 14:20 Page 1Introductionto the exhibitionThe aim of this exhibition is to give you information on the development proposals submitted toHaringey Council on Tuesday 5 February by Grainger plc.The site in question is the area bounded by Tottenham High Road, Seven Sisters Road, Suffield Road andWest Green Road as shown below.Use the stickers provided toshow us where you liveI livehere

7759_WardsCorner A1 Boards.qxp:7759_WardsCorner A1 Boards 26/2/08 14:20 Page 2Consultation UpdateJuly 2007 ExhibitionFollowing three years of detailed feasibilitystudy; we undertook seven months of publicconsultation, including an exhibition held onsite in July 2007, when over 11,000households, businesses and local groupswere consulted, with their feedback helpingto shape the final application.In addition to the exhibition we have held anumber of meetings with local residents,amenity groups and local traders.Artist's impression of July 2007 scheme

7759_WardsCorner A1 Boards.qxp:7759_WardsCorner A1 Boards 26/2/08 14:20 Page 3Consultation FeedbackOver 11,000 people asked to give their views...In July we invited over 11,000 residents,groups and businesses to attend our two dayexhibition which took place on Friday 13 andSaturday 14 July in an exhibition trailer outsideSeven Sisters Tube Station.During the two days over 350 people visitedthe exhibition and viewed our proposals forWards Corner.As well as informing local people of our ideas itwas vital we received their feedback on ourproposals for the area. We asked people tocomplete a feedback questionnaire, which theywere able to leave at the exhibition, send backusing our freepost address or complete online atwww.wardscornerregeneration.co.uk. We received104 responses and below is a breakdown of theresults.Q: Do you live / work / shop locally or use localpublic transport?Q: What is your opinion of the options forthe public space?46412193Live locallyWork locallyShop locally30%41%29%Option OneOption TwoOption ThreeMultiple responses allowed.Use local publictransportQ: What do you currently think of the WardsCorner area?5040302010ShoppingHomesTransportPublic spaceSafety0Very Good Good FairRatingPoorVery PoorQ: How do you rate different elementsof the proposals?454035302520151050Very Good Good FairPoorVery PoorShoppingHomesTransportPublic spaceSafetyRatingIn addition to the July exhibition we held a number of meetings with the Tottenham Civic Society and localresidents’ associations. A newsletter updating the community on the scheme was sent to over 11,000households and local businesses in November 2007.Grainger plc has spent recent months incorporating the feedback from the local community into the schemewhich has now been submitted to Haringey Council.

7759_WardsCorner A1 Boards.qxp:7759_WardsCorner A1 Boards 26/2/08 14:20 Page 4The planningapplication - overviewA Revised SchemeThe scheme submitted to the Council consists of:• A new public square on Tottenham High Road• Improved entrances to Seven Sisters Tube Station• A variety of new shops and restaurants on West Green Road, Tottenham High Road and Seven Sisters Road• 197 new homes around a private garden on the first floorFollowing our extensive period of public consultation we have made a number of revisions to the plans submitted toHaringey Council, these include:• Redesigning the High Road frontage including using new materials and making a feature of the building replacing theWards Department Store on the corner of the High Road and Seven Sisters Road• Enlarging and redesigning the new public square on the High Road• Redesigning the buildings on Seven Sisters Road and West Green Road• Changing the art installation on the High RoadComputer generated image looking north along the High Road

7759_WardsCorner A1 Boards.qxp:7759_WardsCorner A1 Boards 26/2/08 14:20 Page 5The planning application- Public SpaceA new public square, nearly double the size of the one shown in July 2007,is a central feature of the new Wards Corner.A plan of the new square - the new buildings will be set some 10 metres back from the current building lineLooking south across the new square towards the High Road

7759_WardsCorner A1 Boards.qxp:7759_WardsCorner A1 Boards 26/2/08 14:20 Page 6The planning application- The High RoadComputer generated image looking across the High road to the corner with West Green RoadLooking north across the new square towards the High Road

7759_WardsCorner A1 Boards.qxp:7759_WardsCorner A1 Boards 26/2/08 14:20 Page 7The planning application- Design & LayoutJ D S N E O P E R M Y C D E I W E M E I B 2 2F F F F L R I R B B N G K Y L B M20w e s t g r e e n r o a ds u f f i e l d r o a ds e v e n s i s t e r s r o a dExamples of the different design and materials for West Green, Suffield and Seven Sisters RoadsFirst floor plan and internal courtyard

7759_WardsCorner A1 Boards.qxp:7759_WardsCorner A1 Boards 26/2/08 14:20 Page 8The next steps...A planning application has now beensubmitted to Haringey Council and theCouncil is undertaking a formalconsultation process through which youcan record your comments on theapplication. Grainger will continue tokeep you up to date with newslettersand the websitewww.wardscornerregeneration.co.ukThe information shown today will alsobe available at a permanent exhibitionat the Marcus Garvey Library in theTottenham Green Centre, 1 Phillip Lane,N15 4JA from 4 March. Members of theproject team will be available to answerany questions you may have on the lastTuesday of each month at 5 – 7pm fromTuesday 25 March until the Council hasmade a decision.For more information please do nothesitate to contact M&NCommunications on020 7831 0534 or visitwww.wardscornerregeneration.co.uk

Appendix 4 – Copy of letter to market traders, 2008Severn Sisters Regeneration May 2012GL HearnConsultation Statement Page 11 of 11

6 November 2008Seven Sisters Market TenantSeven SistersTottenhamHaringeyOur Ref. 04 11 08 SSMDirect Line 020 7795 4719Email dwalters@graingerplc.co.ukDear Sir/Madam,WARDS CORNER DEVELOPMENTFollowing our presentation on 28 th October 2008 to the traders of Seven Sisters Market andother leaseholders, we thought it would be useful to explain in writing some of theinformation we presented and discussed.Firstly I would like to thank those of you who managed to come to the meeting; if you wereunable to make it I hope the following information will bring you up to date with the currentposition.Leaseholders outside of the market have shown interest in renting other shop units withinthe proposed development; Grainger would welcome the chance to discuss pre-leasingthese other shops to the existing traders on a one to one basis at anytime.Planning ApplicationGrainger first made a planning application to Haringey Council in February 2008 for the totalredevelopment of the Wards Corner site. The development included a range of shop unitson the ground floor, homes on the upper floors and improvements to the public areasincluding more public space, new bus stops and new tube station entrances.In July 2008 the Greater London Authority (GLA) and the Mayor of London providedfeedback on the proposals. They stated that the proposed development was welcomed;however concerns were raised about the loss of the Seven Sisters Market.Since receiving this feedback Grainger has been working on finding a solution that:1. Provides a clear way forward for all those affected2. Places the market traders on the same financial footing as other traders across thesite3. Delivers a successful long term Seven Sisters MarketIn October 2008 Grainger submitted some revised plans to Haringey Council that providespace on the corner of High Road/Seven Sisters for a new Seven Sisters Market. This

provides an increase in the amount of the market which fronts onto the road and thepotential for 50-60 market units, depending on whether more seating inside the market isneeded. In addition the height of this space provides room to allow traders to have ancillaryaccommodation above their units, as in the current market.Section 106 AgreementA Section 106 agreement is a binding legal agreement between the developer and the localauthority (Haringey Council). Within this legal agreement a number of conditions are to beincluded affecting the market. A full list of these conditions is provided at the bottom of thisletter, but in summary they say that:1. The offer to pre-lease must be from an experienced market operator2. This agreement has to be in place a year before construction is complete3. The operator has to make sure that a minimum of 60% of the current market traderscome back4. The offer must be to pre-lease the market units at rents equivalent to the openmarket value of the spaceOn top of this, Grainger has agreed to provide six months notice to market traders before itneeds the market to be vacated and that approximately £96,000 will be paid incompensation to be shared between the market traders when the market closes.During ConstructionBefore any building work takes place Grainger and Haringey Council will most likely beworking on a Compulsory Purchase Order (CPO) procedure. This process could take up to 2years from 3 months after a planning decision and allows the Council to acquire the landneeded for the regeneration to take place. At the moment the anticipated construction periodis also 2 years.We understand that this could be a difficult time for traders before the new Seven SistersMarket is ready. Grainger has been looking at what options could be available during thistime to market traders:1. Following research across markets in London we believe that traders could move toother markets for this period, allowing a smooth changeover and benefit from existingcustomers at those markets.2. Grainger has undertaken a study to assess what space is currently available close tothe existing market. This would be accommodation that is suitable to temporarilyalter the space and allow all the traders to move together while the new SevenSisters Market is being constructed. Whilst we cannot guarantee that thisaccommodation will be available at the time of any move, we have managed toidentify accommodation that meets these criteria.The compensation of £96,000 is intended to assist traders during this time; should themarket traders wish to combine this money we believe this could provide between 1 and 2years rent to the landlord of the temporary market or pay for the relocation.

It should be noted that Grainger will help in advertising this temporary move as best aspossible, such as using the hoarding around the site to notify people of the temporary move.The Market RentThere were a number of concerns raised during the presentation on 28 th October around thelikely rent paid by market traders to a market operator (the current operator is Jill Oakley).The rent paid will be an open market rent that is similar to other successful markets acrossLondon. Urban Space Management (USM - a market operator themselves) provided someadvice on what this rent is likely to be.AverageRent/sq.ftcharged totenantsAssumedservicecharge/sq.ftVAT/sq.ftEst.Rates/sq.ftpayableTotal averagecharge /sq.ftper year£50 £18 £12 £10 £90Market traders will benefit from a new well managed market that will become an even betterdestination than exists today; benefiting from an increased number of customers andspending due to the overall investment in the Wards Corner site.This rent is payable on the unit area only (not on common/shared parts throughout themarket) and will include all charges to the market operator, ensuring the market is properlymanaged, maintained, secured, advertised and invested into.USM have also provided information on how this relates to other markets across London, forexample comparable rents in Wood Green Market and Nags Heads Market are £91 and £78respectively.Looking ForwardThe meeting on 28 th October was the first meeting in a planned series of meetings over thecoming months and years. It is absolutely within Grainger’s interest to deliver the bestmarket; this can only benefit the whole regeneration proposals.During this period we will seek help from North London Business and the LondonDevelopment Agency to provide a ‘market facilitator’. This role will be to help traders increating a vision for the Seven Sisters Market and finding a market operator that best meetsthat vision. Market traders will then agree with the operator how the market is operated andhow it is to be laid out within the space provided. We hope to bring you more information onthis in due course.I have attached to this letter the ground floor plan that shows the area identified for themarket, options of how the market could be laid out and what the market could look like.We hope to have the next meeting with traders in mid/late November to discuss the nextsteps forward.

If you have any queries please do not hesitate to contact me or James Sachon of M&NCommunications on 020 7831 0534. In addition you can visit the project web-sitewww.wardscornerregeneration.co.ukKind regardsDavid Walters MRICSDevelopment DirectorGrainger plcConditions of the Section 106 Agreement:1. An offer to pre-lease the market is received from an experienced indoor marketoperator with sufficient track record and standing (operating approximately 28markets in the South East).Reason: This will ensure the long term success of the market by providingsufficient investment, promotion and management expertise and to ensure theoperator has an adequate agreement to generate sufficient value for thedeveloper.2. This offer is received no less than 12 months prior to the due practical completiondate of the proposed development.Reason: To ensure enough time is made available for the fit-out of the market,without the risk of leaving the space vacant after construction..3. The market operator must demonstrate a minimum of 60% of all market tradersthat previously occupied the Seven Sisters Market (August 2008) show formalinterest in taking accommodation within the new market.Reason: To ensure the market continues to be for the benefit of those tradersalready on site and operates as an extension of the existing market.4. The offer must be to pre-lease the market units at a rental level equivalent to theopen market value of the accommodation as an A1 Class Use.In addition:Reason: The developer will require the equivalent of open market rent toensure the market can be viably delivered.1. Grainger has agreed to provide a minimum of 6 months notice to market tradersprior to requiring vacant possession of the market (the current notice period is 1month).

2. Compensation is to be paid to market traders when the market closes of £96,000.This will be split between the traders dependant upon the size of their units.This compensation is calculated on the basis that a landlord has served asection 25 notice on the grounds for redevelopment to market traders, whohave been in occupation for over 14 years and have a lease that is protectedby the Landlord and Tenant Act 1954