Peabody and Hill are working in partnership to deliver the regeneration of a site adjacent to St Ann’s Hospital.
Peabody, previously Catalyst, was selected as the Mayor of London’s preferred development partner for the site, after the Mayor purchased the site in 2018.
Catalyst and Peabody merged in April 2023 to form one single organisation, which is now bringing forward the development on this site.
Together we are committed to delivering a masterplan for up to 995 new homes, 60% of which will be genuinely affordable. The plans will also provide community-led housing, a new and enlarged Peace Garden, improved streets as well as new retail and affordable workspaces. Seven of the historic hospital buildings will also be retained on the site, providing affordable workspaces, a café and an on-site management space for Peabody.
Construction of the new homes begins in early 2023, and is expected to complete in Spring 2030.
Our vision
The regeneration of this site is a rare opportunity to create a new addition to the existing neighbourhood in South Tottenham, based around the principles of putting green space first and connecting to the wider community with healthy new streets and routes.
This vision is to create a place that anyone, from any background, will choose as their home, and where families can bring up children on safe streets, close to good schools and with excellent job opportunities - all in the heart of the capital.
We aim to make sure that the regeneration represents the best interests of local residents and businesses both now and in the future.
- Delivering up to 995 homes on the site
- 60% affordable homes; with 50 available for community led housing, with the rest being split approximately as 60% London Affordable Rent, 20% London Shared Ownership and 20% London Living Rent
- Enlarging and enhancing the Peace Garden as a publicly accessible part of the development, and preserving key trees and the Site of Importance for Nature Conservation
- Pedestrian and cycle access through the southwest corner of the site to connect with the nearby high street and Harringay Green Lanes station
- Giving the London Borough of Haringey an option to purchase half of the London Affordable Rent homes
- Ensuring that London Affordable Rent homes on the site are let on lifetime tenancies
- Giving the nomination rights of 22 London Living Rent homes to the Barnet Enfield and Haringey Mental Health Trust.
- Delivering 38 affordable homes for older adults.
- Providing a low car development, with only 167 car parking spaces
Location
The site is located in the London Borough of Haringey and is bounded by St Ann’s Road and Chestnuts Park to the north, the Gospel Oak to Barking Overground line to the south, and Warwick Gardens to the west. The remaining St Ann’s Hospital site is to the east. It is served by a number of local buses, providing links to Dalston Junction and Wood Green. It is also around a 15-20 minute walk from Seven Sisters and Manor House underground stations, as well as Harringay Green Lanes Overground station.
Green Lanes, one of London’s longest stretches of road with a single name, is a short walk from the site, providing shops and other local amenities.
Site history
The history of the site can be traced back to the sixteenth century, where historical maps indicate that the site was owned by the Order of the St John’s of Jerusalem. The site was mostly farmland and over the coming centuries had a series of manors and buildings developed on the site, reflecting the wider urbanisation of the Tottenham area in the early to mid-1800s.
In 1892, the site became a fever hospital, then known as the North Eastern Hospital. A number of the existing buildings on the site date back to that period. In 1948, the hospital was acquired by the new National Health Service from the London County Council, and has most recently been providing inpatient mental health services.
With the aging nature of buildings on the site and part of the site becoming surplus to the NHS’ requirement, the Barnet, Enfield and Haringey Mental Health Trust developed plans to redevelop a portion of the site for residential uses, as well as rebuild the hospital on the remaining portion of the site. Planning consent for a scheme to redevelop the western portion of the site for 470 new homes (14% affordable) was granted by the London Borough of Haringey in 2015. The planning permission was not implemented and has since expired.
Given the low level of affordable housing, and the strong desire of members of the local community for a better housing outcome on the site, St Ann’s Redevelopment Trust (StART) commissioned a masterplan which identified capacity for around 800 homes on the site. Following this, in March 2018, the Mayor of London acquired the site from the NHS with the intention of bringing forward a scheme which was at a higher density and delivered significantly more affordable housing.
In December 2020, Catalyst and development partner Hill, were chosen by the GLA as the delivery partner for the site. Catalyst and Hill then worked with the local community to develop plans for the site, which were approved by Haringey Council in November 2022.
The partnership
About Peabody
More than 160 years after it was established, Peabody is one of the oldest and largest not-for-profit housing associations in the UK, and following the recent merger is responsible for over 104,000 homes and 220,000 residents across London and the Home Counties. We have 20,000 care and support residents. Our purpose is to help people flourish, and we will do this by providing great homes and services, making a positive difference to the communities we serve, and providing an inclusive and inspiring place to work.
Peabody has partnered with Hill to jointly redevelop the site. We chose to work with Hill as they bring a wealth of knowledge and experience as an award-winning housebuilder across London and the South. Hill specialise in creating beautiful homes and sustainable communities and have done for twenty-three years.
Planning information
In November 2022, Haringey Council Planning Applications Committee resolved to grant planning permission on both the detailed application for Phase 1A and the outline application for the masterplan for the St Ann’s new neighbourhood site.
Detailed proposals for the future phases of the development will be developed and discussed with the local community during the course of the project. We will continue to update this website with information about how you can get involved with future phases of the plans.
Learn more about our 2022 planning application here.
We have recently started work on the next stage of our planning journey, learn more about this here.
Reserved matters application 2023
The next stage of our planning journey will relate to phase 1b and 2 of the scheme. The 2022 planning application granted outline consent for these phases, which means that the number of homes and the size and shape of buildings is already approved.
The planning application that we will prepare and submit later in the year will seek approval for finer points of detail, such as the detailed architectural appearance and layout of each block, which will be based on the approach already agreed for phase 1a of the scheme.
We hope to start consultation on this work in Spring 2023.
Project timeline
2015 – Original scheme receives planning consent
2016 – StART formulate an alternative masterplan for the site
2018 – Site is purchased by the Mayor of London
2020 – Catalyst and Hill are selected as Mayor’s preferred development partner
2021 – Engagement with the local community begins
2022 – Planning consent granted for new masterplan
2023 – Construction work begins on Phase 1A
The information on this page was updated in February 2023. Please note that the regeneration is a long-term project that can be affected by external factors so timelines may change over time.
Phasing
The development will happen in four phases, starting with Phase 1A. This Phase also includes the refurbishment of the seven historic hospital buildings, work to the Peace Garden, and the new entrance at the south-west of the site.
It will continue anti-clockwise around the site, through Phases 1B-3. These phases are subject to the approval of Reserved Matters by Haringey Council. These are the details of each phase, and we will be consulting the local community on these plans before submitting a reserved matters application.
