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Cranwood HouseCommunity engagement

The project team

London Borough of HaringeyLevitt Bernstein

- Site owner- Architect- Employer’s AgentPellings

MUSWELL HILL ROAD

WOODSIDE AVENUE

SITE

View of the site from Woodside Avenue

© Google

© Google

Housing is one of Haringey Council’s top priorities. We want Haringey to be a place that is fair and offers opportunities for all. For many of those in greatest need, a council home offers the only real chance of putting down roots here. Haringey Council is committed to delivering new council homes for our residents.

Our ambition is to deliver 1,000 new council homes at council rents by 2022. The council is acquiring and building a range of affordable high quality and sustainable homes. We are asking for your views on the proposed scheme to ensure it meets the needs of the local community and reflects the local environment.

Delivering a new generation of council homes for local people


The Proposals Street view of the proposal from Church Crescent

Street view of the proposal from Woodside Avenue

The site currently accommodates a 2-3 storey care home that will be demolished as part of the proposals. The terrace houses to the rear of the site adjacent to Highgate Wood are not included in the proposed redevelopment.

We propose to redevelop the site to deliver 41 homes with a mix of one, two and three-bedroom apartments and maisonettes. These will be split across three buildings – with 32 homes at council rent and 9 homes for private sale, achieving 78% council rent overall.

WOODSIDE AVENUE

MU

SWEL

L H

ILL

RO

AD

HIGHGATE WOOD

AB

C

WOODSIDE AVENUE

MU

SWEL

L H

ILL

RO

AD

HIGHGATE WOOD

AB

C


Street view of the proposal from Muswell Hill Road

View of the Proposal and courtyard

Building A will be accessed from Woodside Avenue while Building B and Building C will be accessed from the new Cranwood Lane. Maisonettes and apartments on the ground floor will have their own private entrances

off Woodside Avenue, Muswell Hill Road and Cranwood Lane. The courtyard garden will provide a place for residents to socialise and relax close to their homes, and increase natural surveillance.

WOODSIDE AVENUE

MU

SWEL

L H

ILL

RO

AD

HIGHGATE WOOD

AB

C

WOODSIDE AVENUE

MU

SWEL

L H

ILL

RO

AD

HIGHGATE WOOD

AB

C


Aerial view of the proposal

Proposed site plan

Building A entrance

Building B entrance

Landscaped courtyard

Green lawn in courtyard

Steps to Woodside Avenue

Planting along Parkland Walk

Parkland Walk tunnel

Pedestrian entrance

Vehicular entrance

Car parking spaces

1

2

3

4

5

6

7

8

9

10

MUS

WEL

L H

ILL

ROA

D

PAR

KLA

ND

WA

LK

WOODSIDE AVENUE

ST JAMES C OF E

PRIMARY SCHOOL

HIGHGATE WOOD

EXISTING HOMES

EXISTING HOMES

N

1

A

B

C

2

3

4

5

6

6

7

8

8

9

10

10

10

A

B

C

Building A

Building B

Building C

CRA

NWO

OD LA

NE

Summary of ProposalsThere will be 41 new homes (32 at council rent and 9 for private sale). Five of these will be wheelchair accessible homes. All homes will have private balconies or gardens. A communal courtyard, amenity space, refuse/recycling and cycle stores will be provided.

Building A will be six-storeys high and contain 10 one-

bedroom, 17 two-bedroom and five three-bedroom homes.

Building B will be four-storeys and contain three one-

bedroom, three two-bedroom and one three-bedroom homes.

Building C will be three-storeys and contain two three-

bedroom homes.

Proposed Layout

MUSWELL HILL ROAD WOODSIDE AVENUE

HIGHGATE WOOD

ST JAMES C OF E

PRIMARY SCHOOL

C

A

B

N

BUILDING B

BUILDING B

BUILDING A

BUILDING A

BUILDING A

APARTMENT

APARTMENT

APARTMENT

APARTMENT

APARTMENTMAISONETTE

MAISONETTE

TUNNEL

MUSWELL HILL ROADST JAMES C OF E

PRIMARY SCHOOL PARKLAND WALK


Street Sections

Section A

Section D

Section C

BUILDING AEXISTING

TERRACES

EXISTING TERRACES

COURTYARDCRANWOOD

LANE

COURTYARD

WOODSIDE AVENUE

WOODSIDE AVENUE

HIGHGATE WOOD

HIGHGATE WOOD

MUSWELL HILL ROAD

PARKLAND WALK

APARTMENT

MAISONETTE

MAISONETTE

APARTMENT

APARTMENT

B

B

AA

D

D

CC

Section B

ST JAMES C OF E

PRIMARY SCHOOL

1

2

2

3

4

4

5

6

7

8

9

9

9

10

11


Landscape proposal along Woodside AvenuePlanting and biodiversity

Indicative landscaping

The landscape proposal will be inspired by the adjacent woodland setting in its approach to biodiversity, habitat and natural play features. A route through the site will be maintained and the Parkland Walk will be enhanced to improve connectivity and safety in the surrounding area.

Proposed Landscaping Aerial view of the proposed landscape

Woodland edge planting

Doorstep play

Stepped entry to courtyard

Private terraces in courtyard

Building A entrance

Open lawn with informal play

Border planting

Gardening equipment store

Car parking spaces

Building C front gardens

Building B entrance

1

2

3

4

5

6

7

8

9

10

11

Building A entrance

Building B entrance

Building C front gardens

Stepped entry to courtyard

Open lawn with informal play

Private terraces in courtyard

Gardening equipment store

Doorstep play

Border planting

Woodland edge planting

Car parking spaces PARKLAND WALK

1

2

2

2

2

3

4

5

6

WOODSIDE AVENUE

The buildings will be arranged around a landscaped communal courtyard providing amenity space for residents including a children’s play area. The lower green space will be separated from the upper level through a sloped terrace to create a private area for residents.

Steps to Parkland Walk

Front doors to homes

Building A entrance

1

2

3

Woodside Avenue footpath

Communal terrace with seating

Stepped entry to homes

4

5

6

EXISTING TERRACES


Proposed Layout

Proposed lower-ground floor plan Proposed ground floor plan

MUS

WEL

L H

ILL

ROA

DPAR

KLA

ND

WA

LK

CRA

NWO

OD LA

NE

PAR

KLA

ND

WA

LK

WOODSIDE AVENUE

BUILDING ABUILDING A

BUILDING CBU

ILDI

NG B

ST JAMES C OF E

PRIMARY SCHOOL

HIGHGATE WOOD

PLANTROOM

BIKESTORE

TUNNEL

COURTYARD

BINS

BINS

EXISTING HOMES EXISTING

HOMES

BUILDING A

BUILDING C

BUIL

DING

B

BUILDING A

BUIL

DING

B

Proposed first floor plan Proposed second floor plan

Proposed third floor plan Proposed fourth floor plan

BUILDING ABUILDING A

BUIL

DING

B

N N

N

N

N

N

Wheelchair accessible apartment

One-bedroom apartment

Two-bedroom apartment

Two-bedroom maisonette

Three-bedroom apartment

Three-bedroom maisonetteM

WC

M

MM

M

M

M

M

M

MWC

WC WC

WC WC

M

M

MM MMMM

MMM M

M

M

M

M

M

MM MM MM MM

M

M

M

M

M

BUILDING C

Upper floor

1

23

44

5

6

6

N

Fourth floor

Third floor

1

2 3

4 4

5

6

7

7

N

Lower ground floor

Ground floor

123

4

5

5 5

6

7

N


Two-bedroom maisonette

Three-bedroom maisonette

Two-bedroom apartment

New Homes

Gallery access

Front door

Living / kitchen / dining

Bedroom

Bathroom

Balcony

1

2

3

4

5

6

Gallery access

Front door

Living / kitchen / dining

Bedroom

Bathroom

WC

Balcony

1

2

3

4

5

6

7

Street access

Front door

Kitchen / dining

Living room

Bedroom

Bathroom

WC

Utility

Balcony

Terrace

1

2

3

4

5

6

7

88

9

9

10

10

10

Westerly views over communal courtyard

Southerly views over Highgate

Wood

Access to communal courtyard

Southerly views over Highgate

Wood

New Homes

WOODSIDE AVENUE

WOODSIDE AVENUE

WOODSIDE AVENUE

MU

SWEL

L H

ILL

RO

AD

MU

SWEL

L H

ILL

RO

AD

MU

SWEL

L H

ILL

RO

AD

HIGHGATE WOOD

HIGHGATE WOOD

Gallery walkways with bays on Woodside Avenue reference

neighbouring houses

Landscaped communal courtyard with

children’s play area


Bay balconies provide shading and privacy on

Muswell Hill Road

Stepped entrances to maisonettes with integrated

planters on Woodside Avenue

South facing maisonettes to the courtyard with balconies

and terraces

Building A entrance allows views through to the courtyard

from Woodside Avenue

Pitched roof and appropriately designed

corner

A B C D

HIGHGATE WOOD

SITE

MUS

WEL

L H

ILL

ROA

D

WOODSIDE AVENUE

CRANLEY GARDENS

CHURCH CRES.

WOODLAND RISE

A

B

C

D

Existing context

The existing context is characterised by traditional terraced and semi-detached Victorian houses

N

AppearanceThe scheme has been carefully designed to respect the adjacent Muswell Hill Conservation Area.

The buildings will incorporate some of the local characteristics of the Muswell Hill area namely Muswell Hill Broadway, Queens Avenue, Fortis Green and Midhurst to Hillfield Park. These features include bay windows, stepped entrances, pitched roofs and brick detailing.

Landscaping along the edge of the site will reinforce the existing street frontages, and enhance the setting of the development.

MUSWELL HILL CON

SERVATION AREA


Sustainability

Share your views

Next Steps

Parking

Haringey Council is committed to ensuring that new homes will be environmentally sustainable, with a target of achieving zero carbon where possible.

The proposed development will have high levels of insulation and incorporate other features such as energy efficient heating and roof fitted solar panels that will also keep running costs low. It will be constructed with responsibly sourced and environmentally friendly materials.

We want to hear your views and will consider all comments and feedback that we receive, prior to submitting a planning application to the Local Planning Authority at the London Borough of Haringey early next year.

The approximate project time line is shown below.

A total of five wheelchair accessible car parking spaces will be provided on the new Cranwood Lane with vehicular access via Woodside Avenue. A parking survey is being undertaken to ensure the impact on parking in the local area is fully considered.

Secure cycle stores will be located on the lower ground floor of Building A and the ground floor of Building B.

You can also find this information and provide your feedback at:haringey.gov.uk/haringey-homes

If you require further information, contact our team using the details below:

020 8489 1443 | [email protected]

Please ensure we receive your feedback by 13th December 2020.

Public EngagementNovember 2020

Refine ProposalJanuary 2021

Planning ApplicationSubmission

February 2021

Start on SiteAutumn 2021

Deliver New HomesAutumn 2023

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