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CABE and EH raise doubts over new Spurs plans

CABE and English Heritage remained concerned about elements of Spurs’ £400 million Northumberland Development Project, despite ‘significant changes’ made by Make, KSS and newly-appointed Townshend Landscape

Back in May Tottenham Hotspur Football Club (THFC) revealed reworked plans for a large mixed-use redevelopment - including 200-homes, supermarket and hotel - around its proposed new 56,250-seat home in North London after initial plans came in for heavy criticism from the government’s design watchdog.

However CABE’s design review panel maintains unresolved ‘issues’ remain - in particular ‘the relationship of the supermarket to its existing street context, the treatment of the southern cluster of retained buildings and the development of an appropriate treatment of the western entrance to the stadium and its landscape setting’.

The Commission also said the relationship between the stadium and the High Road was both ‘weak and inadequate’ and suggest a more substantial porte cochere or loggia.

Though CABE was generally supportive of the revised scheme and ‘welcomed’ the retention of the listed and locally listed existing buildings, the design review panel believed the four historic buildings could be incorporated into the plans with more ‘ingenuity and imagination’. The commission said it was also ‘disappointed’ that the environmental strategy had not been integrated more explicitly in the design of the buildings and landscape.

However the commission did add: ‘Responding to the concerns that we raised about the previous application and the significant changes that have been made in the new application, we see a great deal of improvement in the strategy for the revised masterplan.’

Meanwhile English Heritage also said: ‘The western entrance must be part of the High Road more than part of the stadium before it can accept the loss of the listed building and other properties that define this frontage at present.’

Tottenham Hotspur Football Club hope to deliver the stadium- one of England’s promised World Cup venues - for the 2013-14 season. Haringey Council’s planning committee due to discuss the plans in the next two months.

A spokesperson for THFC said: “We are continuing to work through all aspects of the scheme with the agencies involved to achieve a positive outcome. The scheme would deliver substantial benefits to the area and the local community has shown overwhelming support for it.’

To read the full design review, click here.

Postscript

From the Tottenham Conservation Area Advisory Committee (CAAC):

‘We have met to study the plans for the new stadium and we are in support of them. Overall we think that the landscape masterplan is a vast improvement on the earlier version. We think that the contrast between old and new will make this one of the most dramatic streetscapes in North London which will have a profound effect on the profile and development of Tottenham.’

Previous story (AJ 19.05.10)

Martha Schwartz out as MAKE and KSS unveil redesigned Spurs plans

Tottenham Hotspur Football Club (THFC) has revealed reworked plans for the large mixed-use redevelopment around its proposed new 56,250-seat home in North London

Drawn up by Make, KSS and Townshend Landscape Architects, the redesigned scheme includes an ‘enlarged’ public square on a raised podium, a 150-room hotel, club offices, supermarket and 200 homes. The amended Northumberland Development plans will be submitted to Haringey Council later this week.

American landscape designer Martha Schwartz has been removed from the project which - in its original format - came in for heavy criticism from CABE earlier this year (AJ online 27.01.10).

The revised scheme now retains the Grade II-listed Warmington House along with three other locally listed buildings the Red House, Dispensary and the former White Hart Pub. The buildings, which will be given a new courtyard setting, were to be flattened under the previous proposals.

Speaking about the changes, Daniel Levy, Chairman of THFC, said: ‘We have looked again at the overall masterplan and design of buildings in the south, as well as the impact on Tottenham High Road.  We have used this opportunity to make further design improvements to the scheme.’

Ken Shuttleworth, founder of Make said: ‘The masterplan balances the old and the new, creating a world-class setting for the new stadium and wider development.  We have designed an exciting scheme that would be an amenity for the whole community, benefiting the wider Tottenham area.’

 

Readers' comments (4)

  • Truly awful, before and after.

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  • OUCH!

    They don't come more hideous than this. And this time its worse: "public square on a raised podium" overtones from the 60/70's... how can divorcing the public realm from the life of the street be a positive move? This just creates a gated community surely (although this may be reading into it too much)

    Awful, truly awful and as for the masterplan, what is the enormous building to the north of the site... not imagery of this, what hiding up there? And the stadium does not even warrant comment, truly hideous.

    Tottenham may have problems, but they do not need compounding!

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  • Still too many historic buildings to be demolished for this; crowing about saving a handful is whitewash.

    It's football, and it's not that important.

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  • Hmm. The problem with modern football stadia is the they are essentially giant objects inserted from space, and they always have a requirement to access them from an infamous 'podium'. Podiums do not make for good townscape or urban deisgn. It was fine for Arsenal - they had an island site surrounded on all sides by railways so nobody really notices that they are a storey above the ground already, but for Spurs trying to insert this scheme into an urban 'high streeet' they are always going to have trouble. I am sure there is a sound reason why they can't dig down so the podium level effectively becomes ground level - hopefully not just that they want the under podium space for the car park, superstore etc... failing that maybe they should consider that High Streets are linear features, and that is a curved stadium - that makes for odd litttle wedges of public space that are never going to be anything but 'unconvincing' ... my suggestion would be that if you must have the podium, then try having a linear frontage along the high street that people enter through and then circulate up from within that space. Fitting a scheme like this into the Tottenham townscape will be very difficult, but I think that it can be done - I have more advice, but that will cost you!

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