|Development Focus: Hale Village|
Developer – Lea Valley Estates & Newlon Housing Trust
Name of project – Hale Village
Location – Tottenham
Size – over 2,000 new homes
Lead contractor – United House
Type of building (private, public, commercial) – Mixed-use regeneration project including private and affordable homes, commercial space and public facilities
Status (or appropriate completion date) – Completion of whole project is due in 2016
Architect – Various including KSS Architects, Cathy Freeman, CPA Architects, Steve Durn, Hale Infrastructures, BDP, RMA, Mehron Kirk, Roy Treadaway
Project Value – £400 million
United House has delivered its largest ever construction project, Hale Village, on behalf of developer Lee Valley Estates and affordable housing provider Newlon Housing Trust.
The specialist social housing contractor and developer has completed contract to build a new urban village on a grand scale next to Tottenham Hale underground station in north London.
Hale Village is a £400 million regeneration programme which is rejuvenating a disused brownfield industrial site between the River Lea and Tottenham Hale station in north London, by creating a new urban village on a grand scale.
As one of the largest regeneration programmes currently underway in London, Hale Village is providing a catalyst of regeneration for this neglected corner of the capital, which has previously suffered from a long period of deprivation and industrial decline.
Promoting the regeneration of Tottenham has long been one of Haringey Council’s priorities and the community’s desire to see change was brought even more sharply into focus after the riots of summer 2011. Hale Village is a key part of the on-going regeneration of Tottenham which includes the restoration of Tottenham Town Hall (by Newlon and United House), the Tottenham Green Cultural Quarter project and the plans for Spurs’ redevelopment of White Hart Lane.
The masterplan for Hale Village has been modelled on the successful Hammarby Sjostad eco-urban regeneration in Stockholm, Sweden. It was developed by Lee Valley Estates, established in 1987, a company with strong local routes that is committed to supporting economic development throughout the Lee Valley Corridor in north east London.
Ultimately, Hale Village will provide 2,260 new homes including a large proportion of affordable housing, private waterside homes for sale and over 1,100 student accommodation properties, provided by Unite for students from the London University of the Arts. So far, one block of 48 private homes has been delivered by Bellway Homes, known as The Pavilions.
A new community healthcare facility – a renal unit for the Royal Free Hospital – and a community centre and nursery for the Church of England are also being developed. The community centre is due to open in spring 2013 and will be run for the benefit of local people to provide ESOL classes, provision of computer access and IT skills training, health advice and a satellite GP service, as well as healthy living, gardening and youth engagement projects.
The public realm and green space at Hale Village are of the highest quality and the retail and leisure offer already includes a Tesco food store and a fitness centre operated by the Gym Group. Once complete, Hale Village will also include a hotel, further commercial space and facilities and green space running throughout the scheme, known as the ‘eco park’. The whole project is due for completion in 2016.
Heritage is very important at Hale Village – three of Newlon’s affordable housing blocks on site have been names after aeroplanes that were built on site as part of the Second World War effort – De Havilland Court, Albemarle Court and Vickers Court – and information boards with historic details about the site’s former life as a factory have been erected on site for residents and visitors to read.
Hale Village is also very sustainable. It has been built to Code Level 4 and incorporates a Combined Heat and Power system, built by United House, which serves the whole scheme via two eco-friendly biomass boilers. The buildings also feature green sedum roofs and urban sky allotment gardens, with lockable toolboxes, on the communal roof terraces for residents which allow them to grow their own vegetables.
Construction of such a vast and complicated project has required a high level of expertise. Specialist social housing contractor and developer United House has recently delivered its largest ever construction project here on behalf of developer Lee Valley Estates and affordable housing provider Newlon Housing Trust. United House started work on site back in June 2009 and has since completed a £75 million contract to build 388 homes across three large 7-11 storey residential blocks – all designated affordable homes for the local community either for social rent, shared ownership or key worker accommodation.
As well as building three of the blocks on site, United House undertook the technically challenging and significant infrastructure works for the development, including its concrete foundations, underground car parking, roads, drainage, lighting and landscaping. It was necessary for them to work in close liaison with Network Rail on the project as the underground railway line runs directly below the site.
A further technical challenge arose when the contractor discovered 2 km of air raid shelter snaking underneath the site, 1.5 metres below ground level. Construction technologies employed including using pre-cast columns and pre-manufactured staircases, which can be made off site and then slotted into place, to ensure the build programme ran smoothly.
SUCCESS & THE FUTURE
To date, a total of over 540 affordable homes have been provided by Newlon Housing Trust across four different landmark buildings at Hale Village. Newlon is a charitable housing association founded in 1968 to provide affordable and decent homes for the people of north and east London. It also moved its Group HQ to a new purpose-built office on site at Hale Village in October 2011 as part of the project. Newlon now has around 2,000 residents living on site as well as 160 staff working at the project at any one time, helping to create a thriving new mixed-tenure community.
Michael Polledri, Chairman of Lee Valley Estates, said, “The completion of this phase of Hale Village proves that despite the most challenging circumstances well designed, well built and attractive major schemes that take real account of local needs and aspirations can succeed beyond all expectations.”
Mike Hinch, Newlon Housing Trust Chief Executive, said, “Hale Village is a real beacon for regeneration in this corner of north London. United House have also impressed me with their ability to remain focused on the programme in hand during what has been a difficult economic period.”
Jeffrey Adams, Group Chief Executive of United House, said, “Hale Village is the largest construction project we have been involved in and demonstrates our ability to deliver complex mixed-use developments on time and to budget. The scale of this new urban village for Tottenham is astonishing – it’s been fantastic to be involved in such a huge regeneration project which is breathing new life into one of London’s most deprived areas.”
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