The+Community+Plan+-+Wards+Corner+-+Minutes+-+11+August+2007


 * MINUTES OF THE MEETING ON TUESDAY 11th AUGUST 2007 REGARDING WARDS CORNER**


 * Present:** Sandra, Victoria, Herman from Seven Sisters Market; Melissa, Wendy, Frances, Jeremy C, Nick from FARA; Candy, Ruth, Paul, Sue from CARA; Hazel from Blenheim Rise; Quentin Given from FOE, Ferry Lane Action Group; Anne Gray from the Green Party and West Green Residents Association; Phil England from Sustainable Haringey.

Paul from CARA drew to our attention that there is no known date for the end of the consultation period. He said M&M were not willing to give the date. He called for the plans to be displayed in a public place, even if we have to pay for this, as without which we could not claim to have officially seen the plans to make objections.

Paul noted that there had been no invitation to fully comment on all aspects of the development in the consultation which had been limited to grass/concrete/pavement/trees and shops. He commented that no political party was particularly in favour of the development bar labour who were interested in the social housing potential.

Sue from CARA had led a deputation to the Regeneration Scrutiny Panel in November 2003 stating “ We welcome good quality modern design but in view of the poor quality new buildings which are being given planning permission in the surrounding conservation area we have little confidence that knocking down this existing high quality building would result in a high quality replacement. We will therefore oppose granting of conservation area consent to demolish this building unless and until a better and excellently designed alternative scheme is presented” Developers don’t want to conserve buildings as no money in it. Developers say they have looked into every aspect of conserving and its not a possibility.

2003 – The Council produced a development brief to regenerate Wards Corner. Plans were held up because of constraints caused by tunnels under the site.

Due to the set of landowners and their particularities, Ruth highlighted the complex partnership that would be needed to make it work as well as engineering constraints due to the underground on any new build plans.

It was noted that the current Wards Corner development offered only private housing and that this had been agreed with the Council so that monies generated would go to the development of exclusively social housing at the Apex House site.

It was suggested that we look into the set of decisions and by whom that has brought us to this point with Grainger and their plans – decisions between Council, New Deal for Communities, Landowners.

Development on the WC site is set for 2009. No-one will move off the site before 2009. It was agreed that we should act quickly at this stage before too much monies had been invested for any plans to be altered.

Sue outlined how since 2003 when plans to restore Wards Corner had been championed by a Conservation Officer for the Council, Graham Lee, who had been administering an English Heritage programme of grants to upgrade the frontages in the High Road but the Council had rejected restoration plans. She said that it had not been easy trying to persuade English Heritage that Wards Corner was worth keeping.

It was mentioned that since 1972 the bays running from the corner with Seven Sisters road to midway along the Wards Corner block had been removed and that this would complicate restoration.

Vicky of Seven Sisters Market said that they would like to see Wards Corner restored to its glorious days. She said that behind all the clutter of Wards Corner the façade was still beautiful behind and could be easily restored. She said the building was good quality and in good condition externally and internally and many features were well preserved. Vicky said that there is some contention with Suffield Road homeowners who have sold to Grainger and are now unhappy with the prices they received as property values have since gone up. There are murmurings of their going to court.

Quentin highlighted where the Council was at with WC. He said that the site had been empty for many years (since 1972) and that there had been no developer interested during that time. He said the Council were desperate to get something happening. If not this development they will want Plan B.

Need to have a proven Plan B – rebuild or restoration; or consider what alterations can be made to Grainger plans to get desired improvements – what are these?

It was stressed that

1. We want to make a difference NOW – easier to get changes now before parties too greatly invested

2. If proceeds with current plan and it goes to planning stage, the application put in as is currently; what things can you still seek to change at planning committee stage?

The question of why Wards Corner has been kept closed for all these years was raised. Jill Oakley, Wards Corner leaseholder, had in the past arranged the monies needed to restore WC and the Council Conservation Officer had been keen to work with her to achieve this. This plan had been shelved and since then Jill had not been allowed to show the building to any interested parties and there was a large file of people who wanted to rent who had been turned away.


 * __A Wish List was drawn up__**

Start with preservation – interior and exterior Corner and terrace = in good condition, as is plaster work Restore department store bit on corner and frontage on high road West Green Road - Tottenham Wines and plate glass windows in great condition, attractive, should keep Which parts of West Green Road should be preserved and which is not distinctive Some frontages very striking

Usage: · Would like to see market style usage · Want regeneration but not Wood Green feel – would increase rather than decrease crime · Sheila Peacock says crime rates justify demolition of Wards Corner and rebuild but: · current crime rates at Wards Corner as confirmed by Safer Neighbourhoods Team police very low · If no restoration then any new build must be of the highest quality and Graingers plans fail this both in terms of plan and materials. As a gateway should be special. · Priorities = long term sustainable building: in terms of useage, quality materials - building must prove it will be adaptable to future vibrant and long-term use · Control of use of units and zoning like in Covent Garden suggested.

Sustainability issues were raised. It was noted that by 2016 new housing had to be carbon neutral – this should form part of the plans either where rebuild was concerned or if building was to be preserved. - limited parking and car free planning - green roofs and green walls could form part of the design - use of tube heat to heat buildings

UDP highlights need for jobs in east of borough – market creates many jobs for local people Retail jobs = over supplied, don’t pay well, could have computer software and repair shops: B1 class businesses, local specialised business; training space for job creation in business of a non-retail kind – small workshops ; focus on repair, sustainability and long term use. Ideas about Farmer’s Markets and health food – use made of roof gardens; energy saving advice and equipment shops, durable goods, information exchange and swop shop

KEY PEOPLE TO INVOLVE

· Living streets to do street audit · Make contact with College of Law - have a special interest in Wards Corner and object to what is planned. · Councillors · Tottenham Civic Society and Conservation Area Advisory Committee to be invited. · Frances to be press officer and arranging press coverage and generally people urged to write in to press every week. · Planning Aid for London to be contacted. Advised to enlist Planning Expert · NDC · BBC · Whole community involved in market trading

ACTIONS:

· Nick to write up statement of our joint demands · Vicky to arrange Architects drawings, BBC story coverage and next meeting at Mango