Haringey Council's Planning Sub Committee has been briefed on significant development proposals for Tottenham Hale, which include a large co-living complex and student accommodation.
The Ashley House and Cannon Factory sites on Ashley Road are earmarked for a substantial development comprising co-living studios, affordable social rent homes, a hotel, and purpose-built student accommodation (PBSA). The plans also include commercial and community spaces, along with new public realm and landscaping.
During the pre-application briefing, councillors were informed that Haringey Homes has expressed interest in developing and operating the affordable housing component, with discussions progressing positively. The proposals aim to create active commercial frontages with a mix of community-serving businesses and flexible maker spaces. Needs assessments indicate strong demand for co-living and PBSA in the area, supported by the site's public transport accessibility and a lack of existing co-living developments.
The purpose-built student accommodation (PBSA) is planned to have approximately 500 units, with 35% designated as affordable student accommodation. A strategy for meeting student needs and minimizing local impact includes a proposed priority period for key workers, ward residents, and borough residents before wider marketing, which could be secured through a Section 106 Agreement. The PBSA buildings are also designed for future adaptation to conventional residential accommodation.
A priority period for key workers, ward residents, and borough residents before wider marketing is proposed and could be secured through a Section 106 agreement. The tall building within the development has been positioned adjacent to Down Lane Park to improve daylight and sunlight for neighbouring properties and to create a landmark within Tottenham Hale.
Both the co-living and PBSA buildings are designed for future adaptation to conventional residential accommodation. The co-living units will primarily be for single occupancy, with 24-hour on-site staffing planned. The model aims to address social isolation through extensive shared facilities such as co-working spaces, communal lounges, shared kitchens, gym facilities, and social spaces. Support for residents will include a dedicated residents' app, partnerships with organizations like Mind, and staff trained to support vulnerable individuals. Previous schemes have successfully accommodated domestic abuse survivors and care leavers in partnership with local authorities and charities.
Concerns were raised by members regarding the potential cumulative impact on Down Lane Park, noting its heavy use and the need for increased maintenance, staffing, and investment. Planning obligations will be secured through Section 106 agreements, potentially including enhancements to the tree belt adjacent to the park.
The development is also set to include a hotel to cater to increasing visitor demand and create employment opportunities. The proposed hotel is expected to have approximately 150 rooms. The applicant emphasised that the co-living accommodation is intended solely for single adult occupation and will operate in accordance with the Renters Reform legislation.
The proposals for the commercial frontages aim to avoid vacant units. While specific types of businesses or the tenant selection process were not detailed, the plans mention that affordable workspace could be provided at a peppercorn rent, subject to viability.
Discussions between Haringey Homes and the applicant regarding the affordable housing component are progressing positively, with Haringey Homes having expressed interest in becoming the developer and operator. However, these discussions are still at an early stage, and key remaining points to be resolved have not been detailed.
Further details on the development can be found in the Public reports pack for the Planning Sub Committee meeting.
