2.0 SITE & CONTEXT 2.5 Site Evolution The current building encompasses a row of converted Victorian terraced houses (c. 1885) and a corner site which together formed the series of ‘Broadway’ stores and then Wards Corner Department Store, which opened around 1907. Highly renowned during this era, the store was known as Tottenham’s answer to Selfridges. Located at the foot of the High Road, the store marked a southern gateway to the rest of Tottenham. Throughout the 1930s, units facing the high road were consolidated into a larger interior space, including via an extension to the rear of the site. Following the opening of Seven Sisters Underground Station as part of the Victoria Line in 1970, the department store closed and the building was acquired by Transport for London via a Compulsory Purchase Order in 1973. Around 1985, Transport for London began leasing out the ground floor of part of the building to an independent private operator who developed an indoor market, principally serving the local African and Caribbean community. The current market was established in 2001, following a change in leaseholder. Over time, the new Seven Sisters Indoor Market increasingly catered to a growing number of Latin American traders and customers. Following a fire, two units to the north of the current site were demolished in 2016 as they were deemed structurally unstable and beyond repair. From Top (clockwise): 1906 showing houses before being converted to shops at ground floor; indicative retail shopfronts; approx. 1920 after construction of corner building 10 Unit 38 From Top (clockwise): Illustration of Corner Site; Interior views of Ward’s Furnishing Stores, the corner building and the building boarded up in 1976 Wards Corner Community Plan 11 2.0 SITE & CONTEXT 2.5 Site Evolution continued Wards Corner today has few of the distinctive features that defined the historic terraced houses. The bay windows and dormer windows have been removed. The elevation drawings here indicate how with each change of use through the years the buildings elevation has been seriously reconfigured. 1870 Evolution of the high street elevation along Tottenham High Road. 1900, 1930 and1980-today 12 1890 Unit 38 2.6 Site Photographs The following photographs illustrate views towards the site from various perspectives, including Seven Sisters Road, West Green Road and pocket gardens and public areas neighbouring the site. Principal views towards the site correspond with busy public transport and pedestrian intersections, including the corner of Seven Sisters Road and Tottenham High Road, Earlsmead Road and Ashmount Road (to the east, opposite the site) and the top of West Green Road looking south towards Tottenham High Road. 04 03 02 01 01-04 clockwise from top left The market and its surrounding context Wards Corner Community Plan 13 2.0 SITE & CONTEXT 2.7 Environmental Analysis Landscape Natural assets around the site include a line of landscaping along the High Road, stretching from South Tottenham station to the north of Tottenham High Road. Smaller nearby green spaces include Page Green Common and Tottenham Green. Markfield Park, to the east of the site, connects the area to the River Lea and Olympic Park, which lies to the south-east of Seven Sisters. A second “green link” connects West Green Road and Seven Sisters Road through the Brunswick Road Open Space. This provides a pedestrian connection between West Green Road and Seven Sisters Rail Station. Daylight and sunlight The site is aligned along a north-south axis, producing principally east and west facing elevations, though the corner site features a slight southern elevation. N Units facing the High Road are oriented to the east, receiving direct sunlight during the morning and earlier hours of the day. The west elevation, principally a car park and service yard, receives direct sunlight during the later hours of the day. The southern facade of the corner site guarantees good quality daylight during the majority of the day. Access to daylight has been compromised following the recent construction of Apex House, opposite the site. This 24-storey tower has resulted in some overshadowing to the corner site, high street units and public space outside of the market. Landform areas Landform areas Landform areas Tree cover Tree cover Tree cover Water area Water area Landform Landform areas Water Summerarea Summer sunsun pathpath Landform areas Summer sun path Tree coverareas Landform Equinoxes Summer sun sunpath path Tree Treecover cover Equinoxes Equinoxes sunsunpathpath Watercover Tree area Winter Equinoxes sun sun pathpath Water area Summer sun path Winter sun path Water Water area Summer areas sun path Winter sun Winter sun pathpath Equinoxes sun path Summer Equinoxes sun path sun path Winter sun path Equinoxes sun path 14 Winter sun path Unit 38 Winter sun path Noise Noise map of local area Located beside a popular transport intersection, the site suffers from Train Train Noise Noise a degree of noise pollution, principally stemming from the A10, a Train Noise Road Noise Train Traffic Noise 6-lane road. In addition to road traffic, the site also experiences a Train RoadNoise Road Traffic Traffic Noise Noise Main Roads degree of noise pollution from the underground line running beneath Road Traffic Noise Main Roads Railways Road Traffic Noise the current building. Main Main Roads Roads Railways Main Roads Railways Railways Railways The building is set back from the road and tube entrances, creating a buffer zone through the public realm, cycle lane and line of landscaping. Consequently, the building itself is not unusually affected by noise, particularly when compared to local high road businesses or other London high streets. Site Access The site is very well connected by road, with the A10 passing through from Central London to Cambridge and the North and the A503 (Seven Sisters Road) connecting the east and west regions of the borough. The site is well-connected to Central London and outer regions via Seven Sisters Underground and Overground Stations, Tottenham TfL PTAL map Hale Underground and National Rail Stations, and South Tottenham Station. The Victoria line to Central London and rail connection to Good Good Public Liverpool Street means that many of the city’s key locations are Transport Accessibility just over fifteen minutes away from Tottenham. This connectivity suggests the site represents a promising prospect for growth. Public Transport Score Accessibility Sco A segregated cycle lane - Cycle Superhighway CS1 - stretches along the High Road beside pedestrian walkways and Seven Sisters Poor Poor Underground tube exits. The superhighway connects the City of London with North Tottenham, providing direct access to Central London. Underground sta The tube exits provide a consistent stream of pedestrian traffic to both the north and south of High Road, as well as to West Green Train station Road and Seven Sisters Road. Pedestrian traffic is particularly heavy during events at the Tottenham Hotspur Stadium Bus stops Main roads Railways Cycle routes Wards Corner Community Plan 15 3.0 WARDS CORNER TODAY 3.1 The Wards Corner site The steel framed corner building that formed the main entrance to the Wards Corner Department Store has been vacant since the premises closed in the 1970s. Many of its original features remain. The first floor of 229-249 High Road - which has also remained empty for the past 30 years - is in good condition. Some repair work is needed on the existing decorative plasterwork which has in places been removed to check the structural integrity of the steel frame. The timber floor is in good order but will need patching due to structural investigations and some roof leaks. There is a large expanse of flat roof to the rear of 229-249 High Road, which has been patched over the years as lead flashings were stolen. The roof to the converted terraces at the front of the market was replaced in the 1980s, at which time the original dormers, chimneys and bay windows at first floor level were removed. Ten businesses open onto the High Road frontage, the most prominent of which is Pueblito Paisa, a popular and lively cafe/ restaurant. Several businesses use the curtilage in front of the building for displaying goods or for outdoor seating. Whilst this helps create an active and vibrant street frontage, it also adds to an inconsistent urban fabric and limits access to the public realm. At the rear of the building is a car park which is used by shop owners, customers and London Underground staff. Customers frequenting the shops also use the car parks on Westerfield Road. The goods delivery for the retail units on the site occurs through the front and/ or the rear of the shops. From Top (clockwise): Exterior condition of the Corner Building; Retained histor- ic dormers and bay windows; Vacant first floor with original skylights. 16 Unit 38 Privately 3.0 owned WARDS CORNER TODAY Grainger owned Privately owned 3.2 Ownership Grainger owned Since 1973, the freehold title has been held by Transport for London. In 2015, Market Asset Management (Seven Sisters) acquired a short- term lease of the market premises. Borough of Haringey owned The building sits within a wider development site (also known as Transport for London / Wards Corner), bounded by Tottenham High Street, West Green Borough of Haringey owned Road, Seven Sisters Road and Suffield Road. A private developer, London Underground Ltd owned Grainger Plc., has planning permission for an alternative scheme to demolish and redevelop the entire site. Transport for London / Following a public inquiry in 2017, the Secretary of State approved London HaringeyUnderground Council’s proposal to useLtd owned compulsory purchase powers to facilitate the Grainger scheme. This decision is presently subject to a legal appeal. Wards Corner Community Plan 17 B-B C-C and shall only be used for their intended purpose unless otherwise permitted by written consent of Unit 38. All dimensions shown are indicative and must be double checked on site by the contractor. Any inconsistencies found must be reported to Unit 38. DO NOT SCALE FROM THE DRAWINGS. 7 3.0 WARDS CORNER TODAY 8 9 5 5 10 3.3 Seven Sisters Indoor Market 12 4 The ground floor 229-249 High Road contains Seven Sisters Indoor 13 Market. This large space is partitioned into individual retail units, each A-A 11 A-A one customised by its occupying trader. Each stall has a distinct 1 6 character and this myriad of styles and colours gives the market a vibrant and frenetic feel. 3 These plans are project and site specific B-B C-C and shall only be used for their intended purpose unless otherwise permitted by written consent of Unit 38. All dimensions shown are indicative and 2 2 2 must be double checked on site by the 14 contractor. Any inconsistencies found must Arranged into bays divided by long and short circulation routes, the be reported to Unit 38. DO NOT SCALE FROM THE DRAWINGS. market evokes and references Latin American (though principally Colombian) streetscapes. As a result, the character of the market is one of being a small, Latin village - a ‘pueblito paisa’. 8 9 Much of the original cornicing on the beams and mouldings on the columns remains. This adds an interesting historical character to the space, however these original features are in need of some 5 3 restoration. The floor is a mixture of different finishes, ranging B-B C-C from concrete slab to herringbone timber tiles. The majority of the 01 EXISTING GROUND PLAN scale 1:250 1 2 Vacant Corner Site Market Entrance 8 9 Boiler Room Waste Chute project status / number scale market has a short pile blue carpet covering the floor, which causes 3 Market Units 10 Storage Room 4 Market Interior 11 Furniture Store WARDS CORNER, LONDON N15 5BT PLANNING / 0100 1:250 @ A3 0 1 2 5m 5 WCs 12 Appliance Store 6 Stairs to First Floor 13 Kiosks UNIT 38 drawing date maintenance problems and detracts from the quality of the interior. 7 Service Yard & Car Park 14 Entrance to Flat London, E8 2DJ EXISTING 17.07.2019 www.unit38.org mail@unit38.org GROUND FLOOR PLAN A-A A-A On the first floor there is a timber floor throughout. 6 7 1 2 The existing services run below the finished floor level. Electricity 4 meters were installed to each unit in 2005 and stall holders pay for These plans are project and site specific B-B C-C and shall only be used for their intended purpose unless otherwise permitted by the power they use. The electricity for the shared spaces is paid for written consent of Unit 38. All dimensions shown are indicative and must be double checked on site by the by the market manager. There is no heating in the common areas of contractor. Any inconsistencies found must be reported to Unit 38. DO NOT SCALE FROM THE DRAWINGS. the market and the stall holders are responsible for heating their own space, which happens mostly via inefficient electrical heaters. There is a gas supply to each unit which has a kitchen. The lighting mostly consists of T8 and T5 fluorescent tubes throughout the market, with individual stall holders installing their own lights to meet their requirements. There is limited natural light in the market, B-B C-C as the only windows into the space are via the shops at the front of the building. The existing building has very little insulation, resulting 01 EXISTING FIRST PLAN scale 1:250 1 2 Vacant Corner Site Stairwell 8 9 Boiler Room Waste Chute project status / number scale 3 Vacant Upper Hall 4 Vacant Showroom Series WARDS CORNER, LONDON N15 5BT PLANNING / 0101 1:250 @ A3 in poor energy efficiency. 0 1 2 5m 5 6 Rooftop Terrace Vacant Showroom UNIT 38 drawing date 7 Residential Unit EXISTING 17.07.2019 London, E8 2DJ www.unit38.org mail@unit38.org FIRST FLOOR PLAN A-A A-A 1 2 3 4 Existing ground, first and second floor plans 18 Unit 38 B C The interior of the market, showing the character and colours of each individual stall Wards Corner Community Plan 19 3.0 WARDS CORNER TODAY 3.4 Economic, Social And Cultural Value Seven Sisters Market has been listed as an Asset of Community Value by Haringey Council since 2014 (an application to renew this has recently been submitted following the standard expiry of all listings after five years). The market today is home to a diverse BME community. The 60+ businesses currently operating within the market provide around 150 jobs and represent over 20 different nationalities, though the majority of these businesses are run by or cater to the Latin American community. The significance of the market as a cultural and social hub for this migrant community is widely recognised and celebrated, with customers travelling throughout London and further afield to visit its businesses. Beyond selling products or services, the businesses within the market form part of a crucial support network for the local migrant community, as well as acting as the stage for social and cultural life. Businesses represent more than just supermarkets, hairdressers, restaurants, etc. - they also serve as resources for accommodation, employment, immigration advice, business support, education and language learning. The many roles performed by the businesses in Seven Sisters Market guarantee the space is more than just a market, it is a vital support centre for the local community in Tottenham, as well as the migrant community throughout London. The long campaign to save Seven Sisters market and Wards Corner has generated increasing evidence about its specific economic, social and cultural value. Further details are included in appendix 9.3 of this document. Survey data from the New Economics Foundation taken from surveys conducted at the market from February - July 2019 20 Unit 38 ‘Traditional Retail Markets (TRMs) are at the heart of many communities around the UK. [...] Yet without a good understanding of the more-than-economic value of TRMs, even well-intentioned redevelopment and refurbishment plans may neglect or damage their wider social and cultural contribution. [...] TRMs [are important] places of social interaction in particular for older people, women, families with children and single parents.’ ‘Measuring the Value of TRMs : towards a holistic approach’, Bua, Taylor and Gonzalez, 2018 Map indicating the nationality of surveyed traders in the market Wards Corner Community Plan 21 4.0 CONSULTATION 4.1 Community Engagement 4.4 Second Plan (planning reference HGY/2011/1275) The community plan was initiated by a group of Seven Sisters market This version of the Plan was refined through a second phase of traders under the auspices of El Pueblito Paisa Ltd. in 2007, and was community engagement activities. This included a two-day workshop subsequently developed by Wards Corner Community Coalition, the in May 2008, facilitated by The Glass-House and East Architects, to West Green Road/Seven Sisters Development Trust and Save Latin explore ideas for the future of the site with 28 residents and traders. Village and Wards Corner CIC, evolving through several iterations. In October 2009, three local architects spent the day at Seven Sisters market talking to traders and residents about their aspirations for the 4.2 Summary site. The development of the Community Plan has been an iterative process, informed by around 15 years of campaigning. The proposals have emerged from a strongly and widely held desire to retain and enhance Seven Sisters Market and the surrounding small independent businesses serving low-income and diverse ethnic and migrant communities as well as loved local heritage buildings. The Plan is not merely a physical proposal for the restoration of a building - it is a proposition for a form of self-management and community- led development to which existing traders, businesses, residents, town centre users, community groups and others can contribute to, shape and benefit from. Many dedicated consultation events and activities on the Community Plan have been undertaken as successive iterations have been prepared for planning permission, and these are detailed here. As a result, the design has been able to incorporate the experiences and views of market traders, local businesses, local residents and others over time, responding to new knowledge and understanding - in addition to local and wider policy changes on local economies (retail, markets) and housing. 4.3 First Plan (planning reference HGY/2008/0177) This was informed by a first phase of community engagement during 2007 and 2008. This included a series of sessions with market traders during July and August 2007 and a public meeting with workshops on key issues in February 2008, attended by 350 people. 22 Unit 38 2007 2014 2019 First Community Plan Third Community Plan Fourth Plan (this Scheme) The first community plan, submitted before Grainger’s This second iteration was developed from over Our most recent community plan evolves on the two original regeneration proposal for the area. This plan 5 years close work and consultation with local previous schemes: proposed: residents and traders. It features: Renovated corner site and market building. Renovated corner site and market building. Renovated corner site and market building. Restoration of historic bay windows and dormers. A new outdoor market and plaza behind the current Restoration of historic bay windows and dormers. indoor market building. New canopy along High Road. New canopy along High Road. Affordable and Social rent residential blocks along Redesigned public realm. Suffield Road and West Green Road. Terrace to first floor of corner building. Potential Social Rent and Affordable Housing on the Public Realm improvements to the outside of the market. rest of the site. Wards Corner Community Plan 23 4.0 CONSULTATION 4.5 Third Plan (planning reference HGY/2014/0575) The third iteration of the Community Plan gained planning permission attracting 163 objections, six of which were signed by a total of 1,907 in April 2014, following a further intensive phase of community signatories, triggering a public inquiry. Traders’ testimony at this engagement. This included: public inquiry clearly communicated the importance of retaining and enhancing the market’s role as a space of economic flourishing and - An extensive consultation process running between summer 2010 refuge, rich with resources, connections and therapeutic benefits. and April 2012 from a unit in Seven Sisters Market, manned for at least one day a week throughout; After the planning permission expired, a working group was established to prepare the Community Plan for resubmission. The - Door-to-door leafleting, posters and emails during a further working group has met regularly during 2019. West Green Road/ consultation period between November 2011 and January 2012, Seven Sisters Development Trust and Save Latin Village and Wards during which time the plans were permanently exhibited in English 4.6 Corner Community Interest Company appointed designers Unit 38 and Spanish in a unit in the market; to prepare the resubmission. - Individual meetings with local groups and stakeholders, and Fourth Plan (This Scheme) presentation/exhibition of the plan at numerous local events and meetings, affording opportunities to engage with a diverse range of Unit 38 were based within a unit within the market between November people across the borough; 2018 and February 2019. This allowed for daily engagement with market traders at an important stage of the design process. - The development of an online 3D interactive model of the Furthermore, working plans were presented at two meetings with community plan, on the Sticky World platform, attracting over 11,600 traders in February, March and July 2019. Unit 38 and the market visits, and 230 comments from around 70 people. also hosted an event with traders and members of the Royal Society of Arts in March 2019 where the scheme and wider community plan These activities demonstrated strong support for a form of were discussed. redevelopment at Wards Corner that retained the existing market, independent businesses and historic buildings whilst also providing Any changes to previous iterations were agreed with the Trustees for new community facilities. There was strong support for more both Save Latin Village and Wards Corner CIC and the West Green social and affordable housing on the wider site (though concerns Road/Seven Sisters Development Trust, which include traders, were raised about the size of potential developments). There was residents and community leaders, through the working group’s also a desire to retain the Latin American character of the market regular meetings and discussions. and ensure a broad cultural appeal, as well as a desire for greater visibility for the market and improved loading and storage space. Further information can be found in Appendix 2 of the 2014 version of the Community Plan. Haringey Council’s statutory consultation on the third iteration of the Community Plan attracted over 300 responses in support. These confirmed the importance of Seven Sisters Market and the heritage buildings at Wards Corner and demonstrated strong support for the Plan. The proposed Wards Corner Compulsory Purchase Order also re-confirmed the extent of support for an alternative approach to re-development at Seven Sisters Market and Wards Corner, 24 Unit 38 Photos of previous consultation events and activities Wards Corner Community Plan 25 4.0 CONSULTATION 4.7 Wider support for the community plan The community plan is widely supported within Haringey, London Lesbians and Gays Support the Migrants and beyond, including by: The New Economics Foundation The World Transformed Seven Sisters Market Traders Common Wealth El Pueblito Paisa Preston Cooperative Development Network Wards Corner Community Coalition Tottenham Civic Society Politicians from several political parties in Haringey and beyond Haringey Unite Community Branch Writers and commentators including: StART Owen Jones Stop HDV Grace Blakeley Our Tottenham Ash Sarkar Latin Elephant Aaron Bastani Friends of Queen’s Market Owen Hatherley Vital OKR Hilary Wainwright East End Trades Guild The Ubele Initiative Academics including from: Just Space London School of Economics and Political Science, The Radical Housing Network University College London London Renters Union Kings College London London Kurdish People’s Assembly University of Leeds Plan C London University of Sheffield Concrete Action University of Leicester MUF Architecture/Art University of Cambridge London Latinxs Queen Mary University of London Pedro Achata Trust London Metropolitan University Amigo Month 26 Unit 38 Press coverage of the market campaign Wards Corner Community Plan 27 5.0 THE SCHEME 5.1 The Brief 5.2 Design Principles The aim of the Trust is to lead community and business-led The proposal is designed to enhance the character and appearance The indoor market is already successful and the proposal sets out redevelopment of the site. The goal with respect to the redevelopment of the Seven Sisters/Page Green Conservation Area. For an to improve and extend what is already there. The spacing and size of Wards Corner is to: assessment of the conservation area’s significance and the impact of of the units reflects the existing layout, maintaining the proximity that the proposals on that significance, please refer to Section 7.0 below. has helped grow this community space. - provide improved trading space for existing and new small The corner building is also locally listed and is therefore handled businesses particularly sensitively. It is proposed to restore this building faithfully Two voids will be opened between ground and first floor to bring - protect the physical heritage of the market, the Wards Corner to its former condition, including the reinstatement of the parapet daylight in from the skylights above. These voids are on the same building and the integrity of the high street; and wall at roof level and the ground floor shop windows and fascias, axis as the main entrances and the proposed stairs to the first floor, - create a market that is self managed by the community. using materials and techniques to match the original. making the circulation around the building legible as soon as you enter. The proposal sets out to provide: Nos. 229-249, the terraced properties, have been affected by unsympathetic alterations, particularly at ground floor level. However, A new lift is proposed within the corner building, also accessible from - 3,113m² of retail/cafe space (GIA) at ground level across 227-249 they do still possess some architectural quality. A new canopy and within the indoor market. The lift lobby can be accessed separately and at first floor level across 229-249 High Road; shopfronts are proposed to reinstate the unity to the ground floor of from the corner building and the indoor market allowing the two uses - 642.8m² (GIA) of small business office space on the second floor these properties. Two new entrances will bookend the units, creating to operate on different schedules. at 231-249 High Road; and a clear and accessible route into Seven Sisters Market. - 233.5m² (GIA) of community space at first and second floor at New accessible toilets are provided on each floor to cater for the 227-229 High Road. As the terraced properties were originally constructed as residential market traders and visitors. units, a faithful restoration of their original features would render them unsuitable for commercial use. Consequently, the bay window and dormer windows will be reinstated to reflect the historic pattern, but adjusted to suit their new use requirements. The bay windows follow the same proportions and height of the existing bay windows at nos. 247-249, but are more contemporary to provide suitable headroom for the office space on the second floor. New windows are proposed to the rear elevation to bring in more daylight in to the indoor market and improve traders’ working conditions. The existing skylights are to be removed and new roof lights positioned to reflect the proposed internal layout. The second floor is to be extended at the rear without increasing the height or the width of the building. This will provide suitable headroom in the proposed office space. The extension is to be clad in roof tiles with new metal framed windows to match the existing. 28 Unit 38 Proposed external view of the market looking south Wards Corner Community Plan 29 5.0 THE SCHEME 5.3 Changes To Previous Consented Scheme While the brief and overall intention of the project has not changed since the previously consented scheme (HGY/2014/0575), there have been several minor changes to the design to further respect the conservation area, improve the public realm around the market and station entrances, and improve the viability of the business plan. The main changes are: - Changes to the internal layout of the market to better reflect the success of the existing market; - Reduction in the extent of the ground floor canopy to increase the clear footway area for pedestrians (in line with Haringey Council’s Streetscape Manual); - Improved public realm, cycle lane and street furniture on the High Road; - New entrances to the market to increase legibility from the High Road; - Extension to the second floor at the rear of the building to provide more useable office space; and - Removal of the residential unit on the first and second floors of 249 High Road in order to rationalise the building and use the space more efficiently. Proposed external view of the market looking north 30 Unit 38 These plans are project and site specific and shall only be used for their intended purpose unless otherwise permitted by written consent of Unit 38. All dimensions shown are indicative and must be double checked on site by the contractor. Any inconsistencies found must be reported to Unit 38. DO NOT SCALE FROM THE DRAWINGS. These plans are project and site specific and shall only be used for their intended purpose unless otherwise permitted by written consent of Unit 38. All dimensions shown are indicative and must be double checked on site by the contractor. Any inconsistencies found must be reported to Unit 38. DO NOT SCALE FROM THE DRAWINGS. TOTAL FLOOR AREA: 1765.7m2 PREMIUM RETAIL // A1 RETAIL // A1 CAFE // A3 SERVICES CIRCULATION 445.2m2 518.2m2 220.6m2 23.7m2 558.0m2 TOTAL FLOOR project status / number scale AREA: WARDS CORNER, LONDON N15 5BT 2 1765.7m PLANNING 1:200 @ A3 PREMIUM RETAIL // A1 RETAIL // A1 CAFE // A3 SERVICES CIRCULATION UNIT 38 drawing date 445.2m2 518.2m2 220.6m2 23.7m2 558.0m2 DIAGRAMMATIC 14.06.2019 London, N15 5BT +44 7973 886 416 www.unit38.org mail@unit38.org GROUND FLOOR PLAN Proposed Ground Floor Use Class Diagram (Lettable Areas) project status / number scale WARDS CORNER, LONDON N15 5BT PLANNING 1:200 @ A3 UNIT 38 drawing date London, N15 5BT +44 7973 886 416 DIAGRAMMATIC 14.06.2019 www.unit38.org mail@unit38.org GROUND FLOOR PLAN Wards Corner Community Plan 31 These plans are project and site specific and shall only be used for their intended purpose unless otherwise permitted by written consent of Unit 38. All dimensions shown are indicative and must be double checked on site by the contractor. Any inconsistencies found must be reported to Unit 38. DO NOT SCALE FROM THE DRAWINGS. These plans are project and site spe and shall only be used for their inten purpose unless otherwise permitted written consent of Unit 38. All dimensions shown are indicative must be double checked on site by contractor. Any inconsistencies found m be reported to Unit 38. DO NOT SCALE FROM THE DRAWINGS TOTAL FLOOR AREA: 1517.2m2 COMMUNITY // D1 RETAIL // A1 SERVICES CIRCULATION 124.3m2 722.4m2 12.6m2 612.3m2 TOTAL FLOOR project status / number scale AREA: WARDS CORNER, LONDON N15 1517.2m2 5BT PLANNING 1:200 @ A3 COMMUNITY // D1 RETAIL // A1 SERVICES CIRCULATION UNIT 38 drawing date 124.3m2 722.4m2 12.6m2 612.3m2 DIAGRAMMATIC 14.06.2019 London, N15 5BT +44 7973 886 416 www.unit38.org mail@unit38.org FIRST FLOOR PLAN Proposed First Floor Use Class Diagram (Lettable Areas) project status / number scale WARDS CORNER, LONDON N15 5BT PLANNING 1:200 @ A3 UNIT 38 drawing date London, N15 5BT +44 7973 886 416 DIAGRAMMATIC 14.06.2019 www.unit38.org mail@unit38.org FIRST FLOOR PLAN 32 Unit 38 These plans are project and site specific and shall only be used for their intended purpose unless otherwise permitted by written consent of Unit 38. All dimensions shown are indicative and must be double checked on site by the contractor. Any inconsistencies found must be reported to Unit 38. DO NOT SCALE FROM THE DRAWINGS. These plans are and shall only be purpose unless written consent of All dimensions sh must be double c contractor. Any inc be reported to Uni DO NOT SCALE F TOTAL FLOOR AREA: 752.0m2 COMMUNITY // D1 OFFICE/INCUBATION // B1 SERVICES CIRCULATION 109.2m2 414.7m2 10.4m2 217.7m2 TOTAL FLOOR project status / number scale AREA: WARDS CORNER, 752.0m2 LONDON N15 5BT PLANNING 1:200 @ A3 COMMUNITY // D1 OFFICE/INCUBATION // B1 SERVICES CIRCULATION UNIT 38 drawing date 109.2m2 414.7m2 10.4m2 217.7m2 DIAGRAMMATIC 14.06.2019 London, N15 5BT +44 7973 886 416 www.unit38.org mail@unit38.org SECOND FLOOR PLAN Proposed Second Floor Use Class Diagram (Lettable Areas) project status / number sca WARDS CORNER, LONDON N15 5BT PLANNING 1:2 UNIT 38 drawing date London, N15 5BT +44 7973 886 416 DIAGRAMMATIC 14. www.unit38.org mail@unit38.org SECOND FLOOR PLAN Wards Corner Community Plan 33 Internal view of community space in the corner building 34 Unit 38 These plans are project and site specific and shall only be used for their intended purpose unless otherwise permitted by written consent of Unit 38. All dimensions shown are indicative and must be double checked on site by the contractor. Any inconsistencies found must be reported to Unit 38. DO NOT SCALE FROM THE DRAWINGS. 5.4 Facades The row of terraced houses nos. 227-249 were constructed at the end of the 19th century and included typical residential features such as bay windows and dormer windows set in to the slate roofs. These were gradually bought up by Wards store until they owned the majority of the terrace, and the houses were extended by introducing a large steel frame to allow for large clear internal spans for the shop layout within. The shopfronts were unified in material and signage reflecting the large department store behind, with the corner building becoming a recognisable landmark in the streetscape. The department store was closed in the 1970s and the buildings were gradually converted to other uses, including small independent shops facing the high street and the indoor market that still operates today. During this time, the bay windows and dormers were removed, and individual shop owners introduced their own shop windows and 01Site PROPOSED SITE ELEVATION (HIGH ROAD) elevation showing Apex House scale 1:500 signage. The proposal will reinstate the unity of the Wards department store. Each unit facing the high street will have the same shop windows and project status / number scale WARDS CORNER, LONDON N15 5BT PLANNING / 1204 1:500 @ A3 individual shop signage will be contained under a projecting canopy. 0 4 8 20m UNIT 38 drawing date London, E8 2DJ PROPOSED 17.07.2019 The canopy expresses the scale of the internal steel structure that www.unit38.org mail@unit38.org SITE ELEVATION made the conversion of these terraced houses in to a department store and subsequent market possible. The proposed elevation seeks to make the program of the building legible from the high street. Two new public entrances to the market are provided at either end, with the canopy stretching between them to reveal the extent of the market beyond. The new bay windows with large amounts of glazing indicate the new commercial uses behind. The unique character of the corner building lends itself to different uses so will contain a restaurant at ground level with community COMMUNITY WORK WORK WORK WORK WORK WORK WORK WORK WORK WORK space on the first and second floor. COMMUNITY I N D O O R M A R K E T R E S TA U R A N T ENTER S H O P S H O P S H O P S H O P S H O P S H O P ENTER S H O P S H O P The market’s functions are indicated by the different components of the buildings facade Wards Corner Community Plan 35 5.0 THE SCHEME 5.5 Elevation Details The corner building is to be faithfully restored and the proposed additions to the elevation will respect the proportion of the corner building and the retained elements at nos. 247-249. The canopy is aligned with the fascias of the corner building. Each retail unit facing the high street will have the same shop windows, designed in accordance with Haringey Council’s design guidance and following a study of local historic shopfronts. The sill and lintel heights of the bay windows align with the original bay windows at nos. 247-249, continuing the horizontal expression of the high street elevation. The corner posts have been reduced in size to create larger windows more suitable for the commercial use. The sill, lintel and corner posts will be precast concrete with the brickwork matching the existing. The posts will contrast with the brickwork referencing the post and frame details of the large glazing on the corner building. The dormer windows are set back from the edge of the roof so that the corner building is still the most prominent building when viewed down the high street. Their width aligns with the bay windows below and their height below the ridge of the existing dormers on the adjacent buildings. Restored facade of Wards Corner Proposed facade of retail unit facing the market 36 Unit 38 These plans are project and site spe and shall only be used for their inte purpose unless otherwise permitted written consent of Unit 38. 5.6 Elevation Materials All dimensions shown are indicative must be double checked on site by contractor. Any inconsistencies found be reported to Unit 38. All proposed materials are sympathetic to the existing building DO NOT SCALE FROM THE DRAWING and the historic nature of the conservation area. All repairs to the corner building will match new materials with the existing and restore existing details to a high quality. The ground floor canopy will be a painted steel frame along with the new shop windows, referencing the expressed steel frame of the windows on the corner building. The bay windows will be of a red brick to match the existing brickwork with expressed concrete lintels, sills and posts of a light colour to match the corner buildings cornice. All new windows on the upper floors will be dark metal framed openable windows. The dormers and rear extension will be clad in slate tiles to match the existing roof. Material Precedents Street elevation 01 PROPOSED scale 1:250 FRONT ELEVATION Wards Corner Community Plan 37 5.0 THE SCHEME 5.7 Interior Two new staircases are positioned at the rear corners of the indoor market, visible on entering the market. These principal streets in the market have voids over them, bringing in daylight from the new roof lights overhead. The voids also create a visual connection between each floor, encouraging visitors up to the first floor. Accessible toilets and changing places are provided under each stair and on each subsequent floor. Original materials are to be maintained and repaired where necessary, including the timber flooring throughout. Each market unit will be finished by the traders, preserving a unique identity within the market. Propsed internal view of the market, with void to first floor and rooflight overhead 38 Unit 38 DO NOT SCALE FROM THE DRAWINGS. 5.8 Rear Elevation The rear roof of the second floor is to be realigned to create useable These plans are project and site specific and shall only be used for their intended purpose unless otherwise permitted by floor space for small businesses with a floor to ceiling height of written consent of Unit 38. 3.4m. The extension has new window openings centred between the All dimensions shown are indicative and must be double checked on site by the contractor. Any inconsistencies found must historic party walls. New windows at the landing of each stair to the be reported to Unit 38. first floor provide dual aspect daylight to the ground floor. At ground DO NOT SCALE FROM THE DRAWINGS. floor level, a new canopy provides an enclosure for the refuse and cycle storage accessed from inside the market. 01 EXISTING REAR ELEVATION scale 1:250 Existing and proposed rear elevations project status / number scale WARDS CORNER, LONDON N15 5BT PLANNING / 0201 1:250 @ A3 0 1 2 5m UNIT 38 drawing date London, E8 2DJ EXISTING 17.07.2019 www.unit38.org mail@unit38.org REAR ELEVATION 01 PROPOSED scale 1:250 REAR ELEVATION Wards Corner Community Plan 39 5.0 THE SCHEME 5.9 Public Realm/Trees These plans are project and site specific B-B C-C and shall only be used for their intended purpose unless otherwise permitted by written consent of Unit 38. All dimensions shown are indicative and must be double checked on site by the contractor. Any inconsistencies found must be reported to Unit 38. The existing public realm in front of the indoor market and around DO NOT SCALE FROM THE DRAWINGS. the station entrances is cluttered with street furniture, the bike lane and the extent of some businesses opening onto the pavement. The proposal straightens the cycle path and drops it to kerb level to distinguish it from the pavement. Two new islands create crossings to the tube station entrance. Replanting three trees ensures the trees create a threshold between the cycle lane and the pedestrian footpath. New benches between the trees help highlight the threshold and provide seating for people to wait without obstructing cyclists or pedestrians. A-A A-A 05 PROPOSED ROOF PLAN B-B C-C scale 1:250 project status / number scale WARDS CORNER, LONDON N15 5BT PLANNING / 1103 1:250 @ A3 Plan showing indicative works to public realm to improve the space for cyclists and pedestrians UNIT 38 drawing date London, E8 2DJ PROPOSED 07.06.2019 www.unit38.org mail@unit38.org ROOF PLAN 40 Unit 38
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