Seven Sisters Regeneration
- The Regeneration of Seven Sisters
- The Wards Corner Policy Advisory Group
- The London Borough of Haringey (Wards Corner Regeneration Project) Compulsory Purchase Order 2016
- Wards Corner Regeneration Project CPO Background
- Contact details and useful links
- Section 105 of Housing Act 1985 Statutory Consultation
The regeneration of Seven Sisters (external link), including the redevelopment of the Wards Corner and the Apex House sites, has been a strategic priority for Haringey Council for a number of years. The Tottenham Area Action Plan allocates the Wards Corner site for mixed-use development providing town centre uses at ground floor level, including a replacement market, with residential uses and the Apex House site for mixed-use development, with town centre uses at ground floor level and residential above.
The Bridge New Deal for Communities and Haringey Council selected Grainger PLC as a development partner to bring forward proposals for the redevelopment of the Wards Corner Site. On 12 July 2012, the council granted planning and conservation area consent to Grainger PLC for the redevelopment of the Wards Corner site with a mixed-use development including new retail and leisure space, a re-provided market and new residential units as well as improved public realm and landscaping.
The Planning Permission was the subject of a legal challenge, which was rejected by the Court of Appeal in August 2013. The Wards Corner site is now subject to a Compulsory Purchase Order submitted by the council to the Secretary of State in September 2016, as set out in more detail below.
Planning permission was granted to Grainger PLC for the redevelopment of Apex House in May 2016 and construction of the new development is now underway. If you would like to find out more about Grainger's plans for Seven Sisters please visit their website (external link).
Haringey Council wants Seven Sisters Market to be the best it possibly can be and recognises the social value it brings to borough. We are committed to working with the local community and stakeholders to ensure a successful and sustainable market.
A Wards Corner Policy Advisory Group has been established to review the options for the future management of the Seven Sisters Market from 2020 onwards. The Group is made up of five Ward Councillors and chaired by the Cabinet Member for Strategic Regeneration. Whilst the Group has no decision making powers it can make recommendations to Cabinet.
The work of Policy Advisory Group is forward looking and is solely to review the future management options of the Seven Sisters Market. The review will not replicate the work of the Housing and Regeneration Scrutiny Panel into Wards Corner or discuss any aspects of the Judicial Review challenge into the Wards Corner CPO decision.
The council has commissioned an independent market advisor to work with the Wards Corner Policy Advisory Group and key stakeholders to understand the most viable options for the future management of Seven Sisters Market.
A report by the independent advisor outlining the viable options will be informed by research and case studies as well as engagement with the key stakeholders. The draft report is expected to be presented to the Wards Corner Policy Advisory Group at the end of May 2019. All reports, draft and final, from the independent advisor will be publicly available to all key stakeholders.
- Terms of Reference (PDF, 368KB)
- Criteria (PDF, 13KB)
- Key Messages (PDF, 144KB)
- Key Stakeholder Engagement Strategy (PDF, 244KB)
- Forward Plan (PDF, 170KB)
- Terms of Reference - Spanish translation (PDF, 366KB)
- Criteria - Spanish translation (PDF, 158KB)
- Key messages - Spanish translation (PDF, 108KB)
- Key Stakeholder Engagement Strategy - Spanish translation (PDF, 108KB)
The Secretary of States’ decision to confirm the CPO was published on 27 February 2019. Potentially affected parties had until 10 April 2019 to challenge that decision. The council has been served as an interested party with a claim which will be proceeding in the High Court. A court date has been set for the 8 and 9 October 2019.
Notice is hereby given that the Secretary of State for Housing, Communities and Local Government, in exercise of his powers under the above Acts, on 23 January 2019 confirmed with modifications The London Borough of Haringey (Wards Corner Regeneration Project) Compulsory Purchase Order 2016 submitted by the Mayor and Burgesses of the London Borough of Haringey.
The order as confirmed provides for the purchase compulsorily of the land described in Schedule 1 for the purpose of facilitating the carrying out of development, redevelopment or improvement of land, being the demolition of existing buildings and erection of a mixed use development comprising class C3 residential, class A1/A2/A3/A4 uses with access, parking and associated landscaping and public realm improvements.
A copy of the order as confirmed by the Secretary of State for Housing, Communities and Local Government and of the map referred to therein have been deposited with Reference: LEG/PP/51533/JXK and may be seen at all reasonable hours at the following venues:
- Haringey Council Legal Services, 7th Floor Alexandra House, 10 Station Road, Wood Green, London N22 7TR
- Marcus Garvey Library Tottenham Green Leisure Centre, 1 Philip Lane, London, N15 4JA
Electronic copies of the confirmed order and order map can be downloaded below:
- Endorsed Order (PDF, 1MB)
- Endorsed Map (PDF, 3MB)
- Endorsed site notice (PDF, 1MB)
- Endorsed site notice - Spanish translation (PDF, 129KB)
- Site notice - unsigned (PDF, 123KB)
Please note the Endorsed Order, Endorsed Map and Endorsed site notice will not be accessible by online readers as they are scanned documents. If you require an accessible version of these documents please email email@example.com
Secretary of State confirms Wards Corner Regeneration Project CPO
The Secretary of State has issued a decision confirming ’The London Borough of Haringey (Wards Corner Regeneration Project) Compulsory Purchase Order 2016’.
The Inspector's Report and Decision Letter can be viewed below.
- CPO Report to the Secretary of State for Communities and Local Government (PDF, 826KB)
- CPO Report to the Secretary of State for Communities and Local Government - Spanish translation (PDF, 1MB)
- CPO Decision Letter (PDF, 133KB)
- CPO Decision Letter - Spanish translation (PDF, 251KB)
Remaining objectors have received a notification of the decision from the Planning Casework Unit.
The Public Inquiry for the London Borough of Haringey (Wards Corner Regeneration Project) Compulsory Purchase Order (CPO) 2016 closed on the 27 July 2017. Inspector, J Felgate BA (Hons) MA MRTPI conducted the Inquiry. The Public Inquiry documents can be viewed on the dedicated CPO project website here (external link).
This website contains the relevant documents submitted by the parties in respect of the CPO.
Proposed changes to the Wards Corner Section 106 Agreement
Haringey Council and Grainger have now completed a variation to the Section 106 legal agreement associated with their planning permission for the Wards Corner Site (HGY/2012/0915), which relates to the Wards Corner CPO. This includes amendments to the terms of the obligations in relation to the replacement and temporary market and includes an affordable housing review mechanism.
You can view the final Deed of Variation online using the reference HGY/2017/1551.
Council approves Grainger Diversity Monitoring Baseline Study and Seven Sisters Community Engagement Strategy
Grainger Plc submitted its Diversity Monitoring Baseline Study and Seven Sisters Community Engagement Strategy to the council in March 2017 and the council has approved both documents, as required by the Wards Corner S106 legal agreement.
The Diversity Monitoring Baseline Study can be accessed below:
Grainger must now comply with the further requirements of the legal agreement to submit an update to the Baseline Study at:
(i) upon service of the Closure Notice (only if service of the Closure Notice occurs after the Unconditional Date);
(ii) upon Commencement of the Development (only if Commencement of the Development occurs after the Unconditional Date); and
(iii) each anniversary of the date of Commencement of the Development until Practical Completion”.
The Community Engagement Strategy (CES) can be viewed below:
Grainger must now comply with the further requirements of the legal agreement, to implement the CES as approved together with any identified mitigation measures and to provide the council with an annual report containing details as to how it has been implemented each year until 12 months after Practical Completion of the development.
The document below sets out the community engagement activities undertaken 2017-2018 by Grainger, in order to meet the Community Engagement Strategy which the council approved in May 2017. Grainger and the council will continue to engage with the community to keep interested and effected parties up to date on the project’s progress.
Pre-Inquiry Meeting (PIM) Held
A PIM was held by the Planning Inspectorate for the above order commencing 10am on Wednesday 3 May 2017 in the Council Chamber at Haringey Civic Centre, Wood Green N22 8LE. Notification of the PIM was sent to the remaining objectors by the Planning Inspectorate and the council respectively.
The Inspector appointed is J Felgate BA (Hons) MA MRTPI. The purpose of the PIM, which is a public meeting, is to enable the Inspector to make procedural directions in advance of the Inquiry.
The PIM Agenda and a Note about the PIM prepared by the Inspector can be accessed below:
A Note was prepared by the Inspector following the PIM which can be accessed below:
Statement of Case
The council submitted its Statement of Case to the SoS on 2 February 2017. The council will continue engaging with objectors with a view to securing the withdrawal of objections submitted following the end of the Wards Corner CPO objection period on 28 October 2016. If, having considered the Statement of Case, you would like to discuss withdrawing your objection please contact the Wards Corner Project Team, contact details below, or alternatively the Department for Communities and Local Government by email: firstname.lastname@example.org quoting Reference: APP/NPCU/CPO/Y5420/77066 and the title of the Order.
A copy of the CPO and the accompanying map can be accessed below:
- Order Map (PDF, 1MB)
- Order Map, unsigned version for reference (PDF, 210KB)
- Schedule of Interests (PDF, 1MB)
A copy of the Statement of Case and appendices in English and Spanish can be accessed on the dedicated CPO project website (external link).
A paper copy of the Statement of Case with appendices, including the Spanish translation version of these documents, may be seen at the following venues on request between 9.30am-5pm Monday to Friday (Reference LEG/PP 51533 JXK):
- Civic Centre, High Road, Wood Green, N22 8LE
- Marcus Garvey Library, Tottenham Green Leisure Centre, 1 Philip Lane, N15 4JA
On 10 November 2015 the London Borough of Haringey’s Cabinet agreed to make a compulsory purchase order (CPO) to assist in assembling land needed to implement the Wards Corner development as part of the regeneration vision for Seven Sisters and Tottenham (external link).
The CPO was made on 22 September 2016 and was submitted to the Secretary of State for Communities and Local Government for confirmation. Notice of the making of the CPO was delivered to affected owners, occupiers or authorised agents and published in the Wood Green and Tottenham Independent and the London Gazette on 23 September 2016 and again on 30 September 2016. Site notices were also erected and maintained around the site.
Further details regarding the CPO and Wards Corner development scheme can be found on the Wards Corner page of the Tottenham website (external link) and the Seven Sisters Regeneration website (external link).
General information regarding the CPO process is also available on the Department for Communities and Local Government (DCLG) and Planning Portal websites as amended from time to time. Find out more at:
If you would like to speak to the council about the CPO or if you require any further information, please contact:
- Wards Corner Project Team, Haringey Council
Alternatively, Persona Associates, the council’s appointed land referencing agents for the project can assist with general queries regarding official correspondence you receive about the CPO notices – please contact:
- Linda Turner | Persona Associates
Tel: 01403 219 895
Grainger PLC (Grainger) have planning permission to redevelop the Wards Corner site. The development site includes all of the land between Tottenham High Road, Suffield Road, West Green Road and Seven Sisters Road as shown on the Wards Corner site plan below. The redevelopment involves the demolition of all of the properties within the red line site boundary and the construction of a new building which will include 196 homes as well as new commercial uses such as shops and restaurants.
The proposed development includes the demolition of all of the houses on the east side of Suffield Road. Under Section 105 of the Housing Act 1985 the council has a legal obligation to consult its secure tenants on ‘matters of housing management’ such as changes to the management, maintenance, improvement or demolition of houses let by them, or changes in the provision of amenities.
This consultation on this ran from Monday 5 October 2015 and ended on Monday 2 November 2015.
- S105 Housing letter (PDF, 39KB)
- Feedback form (PDF, 28KB)
- Wards Corner newsletter (PDF, 110KB)
- Wards Corner site plan (PDF, 351KB)