Haringey Council's Planning Sub Committee has received pre-application briefings on significant new developments planned for Tottenham Hale. The proposals, which span two key sites on Ashley Road, aim to deliver a mix of co-living studios, affordable homes, a hotel, and purpose-built student accommodation.
The Ashley House site is slated to feature a part 7, part 24-storey building with approximately 530 co-living studios, alongside a 6-storey building providing 87 affordable social rent homes. This development will also incorporate commercial and community spaces, new public realm, and landscaping.
Adjacent to this, the Cannon Factory site is planned to host a part 8, part 10-storey hotel with around 150 rooms, and a part 10, part 25-storey building comprising approximately 500 purpose-built student accommodation units, with 35% designated as affordable student accommodation. This site will also include employment, commercial, and community spaces, along with public realm and landscaping.
Timeline and Next Steps
The meeting where these proposals were discussed took place on Monday 27 July 2026. The report indicates that the Ashley House scheme has progressed more than the proposals for the Cannon Factory site and will be submitted formally sooner after all pre-application consultation requirements have been carried out. Discussions are advanced on the Cannon Factory site, but the applicant has not yet submitted detailed proposals. A Planning Forum is programmed for 10th September 2026 for both the Ashley House and Cannon Factory sites.
Development Details
During the briefing, officers noted that the Ashley House scheme is more developed, with detailed layouts and materials under consideration. The affordable housing block's ground floor will feature commercial space at its southeast corner and a dedicated community space at the northwest corner, intended to be let at a peppercorn rent. The co-living block's ground floor will include commercial spaces and amenities for residents.
For the Cannon Factory site, the proposals include employment, commercial, and community spaces.
Affordable Housing and Student Accommodation
Material planning considerations discussed included land use, with the principle of residential uses supported by site allocations and planning history. The proposals aim to deliver significant housing, including 87 affordable homes for social rent on the Ashley House site. For the Cannon Factory site, there will be approximately 500 Purpose Built Student Accommodation (PBSA) units, including 35% affordable student accommodation. This level of affordable housing complies with the London Plan, though not the Local Plan's target of 40% for the Ashley House site.
Design and Quality Review
The Quality Review Panel (QRP) has reviewed the proposals, offering feedback on site layout, massing, and architectural design. The panel supported the developed site layout and massing but advised further refinement of the affordable block design and the expression of the tower's base, middle, and crown. Specifically, the QRP noted that while the diagram of a central building defined by two bookends works, the expression of the central upper floors and the grounding of the bookends should be developed further to provide a more elegant solution. Further studies on how façades and building design can respond to overheating and daylight were also recommended.
Transport, Parking, and Sustainability
Transport and parking were considered, with a 'car-lite' approach deemed appropriate due to the sites' high public transport accessibility. The proposals include on-site parking for blue badge spaces only. Cycle parking would be provided along the northwest boundary near to Rosebery Gardens, along with an internal store for the YMCA Crouch End development. For the affordable block, cycle parking would be compliant with the latest London Plan Guidance, but lower levels of provision are being considered for the co-living block, which would need to be justified. The applicant will be encouraged to investigate other types of cycle parking to increase provision, through provision of space and infrastructure for public cycle or scooter hire, managed on-site shared cycles or scooters, storage spaces for folding cycles, and potential contributions towards off-site communal cycle parking.
Energy and sustainability strategies include a fabric-first approach, passive house principles, PVs, and targets for Urban Greening Factor and Biodiversity Net Gain. The proposals are expected to achieve a 10% Biodiversity Net Gain.
Planning Obligations
Planning obligations would be secured through the Planning Obligations SPD 2018 [https://www.minutes.haringey.gov.uk/documents/s158618/delegated%20decisions%20front%20sheet%2027%20July%202026.pdf]. These could potentially include affordable housing, transport matters, and employment and skills contributions. For the YMCA Crouch End development, planning obligations could include employment and skills and apprenticeship support contributions.
Further details on the public reports pack can be found here: Public reports pack 27th-Jul-2026 19.00 Planning Sub Committee.
