Seven Sisters Regeneration
The council is now proceeding with the implementation of the confirmed Compulsory Purchase Order (CPO). All affected parties have been contacted and served with Notice’s To Treat as part of the implementation process.
History of the project
- November 2022
- July 2022
- August 2021
- 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
- Section 105 of Housing Act 1985 Statutory Consultation
Further to the cabinet decision in July 2022, the council has completed the acquisition of Grainger property and land interests within Wards Corner and terminated its Development Agreement with Grainger. The council is currently engaging remaining third party landowners to acquire their interests.
The acquisitions put the council in a unique position to pursue a new council-led delivery approach for the Wards Corner site that aligns with the council’s strategic priorities for housing, economy, place and community wealth building and complements Transport for London’s (TfL) plans for Seven Sisters Market (SSM).
On 5 July 2022, the council's Cabinet approved the acquisitions of a number of third-party property and land interests within the Wards Corner site.
The proposed acquisitions will put the council in a unique position to pursue a new council-led delivery approach for the Wards Corner site that aligns with the council’s strategic priorities for housing, economy, place and community wealth building and complements Transport for London’s (TfL) plans for Seven Sisters Market (SSM).
The council wants to ensure a different approach to the new scheme - one which seeks to engage and work with residents, businesses, and local partners on a new design that compliments TfL’s Seven Sisters Market and delivers on the aspirations of the 'Community Plan' with the Latin Village at its heart.
You can find out more information in the Wards Corner: Acquisitions Programme Cabinet briefing.
On 5 August 2021, Grainger made a public statement (external link) confirming that due to viability issues they are not progressing with the Wards Corner development scheme.
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).
The Independent Report into the future management models for the Seven Sisters Market that was commissioned for the Wards Corner Policy Advisory Group (PAG) has been completed. The report and its recommendations are the result of significant engagement with key stakeholders including the market traders, Transport for London, Grainger, Market Asset Management Ltd (MAM), the Mayor of London, the Assembly Member for Enfield & Haringey and Tottenham councillors. The report will be reviewed by Haringey Council's cabinet in February.
- Independent Review into the possible Future Market Management Models for Seven Sisters Market (PDF, 4.6MB)
- Independent Review into the possible Future Market Management Models for Seven Sisters Market - Spanish translation (PDF, 5MB)
Please note: Appendix Nine has not been translated. To request a translation of this appendix, email email@example.com
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 was established in 2019 to review the options for the future management of the Seven Sisters Market from 2020 onwards. The Group included five Ward Councillors and was chaired by the Cabinet Member for Strategic Regeneration.
The work of Policy Advisory Group was forward looking and solely to review the future management options of the Seven Sisters Market. The review does 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.
An independent market advisor was commissioned 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.
- Terms of Reference (PDF, 368KB)
- Criteria (PDF, 13KB)
- Key Messages (PDF, 144KB)
- Key Stakeholder Engagement Strategy (PDF, 244KB)
- 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’ (SoS) decision to confirm the CPO was published on 27 February 2019. A legal challenge to the SoS’s decision was dismissed by the High Court on 10 October 2019. Subsequently, the application made requesting permission to appeal the High Court judgment was refused by the Court of Appeal on 17 March 2020.
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.
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 firstname.lastname@example.org
Please note the Compulsory Purchase Order Indemnity Agreement and Development Agreement are scanned documents and will not be accessible by online readers. 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 Inquiry website is now closed. A number of documents were submitted before and lodged during the Public Inquiry. All the documents submitted are listed below under the relevant heading.
If you would like to request any of the document’s please email firstname.lastname@example.org with the document section and name.
- A: Order Documentation (PDF, 109KB)
- B: Core Documents (PDF, 131KB)
- C: Documents submitted by the Council (PDF, 116KB)
- D: Documents submitted by objectors (PDF, 116KB)
- E: Written representations presented at the Inquiry (PDF, 103KB)
- F: Supporters documents presented at the Inquiry (PDF, 94KB)
- G: General Inquiry Documents (PDF, 104KB)
Wards Corner Section 106 market facilitator investigation
Following an investigation into compliance with the market facilitator clauses of the section 106 agreement. Please see the resultant report, appendices and EqIA below.
- Review of section 106 clause on the Market Facilitator Report (491KB)
- Appendix two and three (175KB)
- EqIA (2.3MB)
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 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 was J Felgate BA (Hons) MA MRTPI. The purpose of the PIM was 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:
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.
The council submitted its Statement of Case to the Secretary of State on 2 February 2017.
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
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)
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