Hillcrest Estate - Site Analysis and Concept - Jan 2015

SITE ANALYSIS AND CONCEPT
HILLCREST ESTATE, HIGHGATE JANUARY 2015

DR
AFT
CONTENTS
1. INTRODUCTION 4 4. CONSTRAINTS68
Report Structure 5 4.1 Overlooking (20m) 70
The Team 5 4.2 SINC 71
2. LOCAL CONTEXT 6 4.3 Tree Root Protection Areas 71
2.1 Transport Network 8 4.4 Spine Road 72
Contents
2.2 PTAL 10 4.5 Statutory Services 72
2.3 Controlled Parking Zone 12 4.6 Summary Diagram for Potential Development Sites 73
2.4 Open space 14 5. DEVELOPMENT OPPORTUNITIES74
2.5 Play Areas 16 5.1 Feedback from Workshop and drop-in event with Residents
2.6 Nature and Wildlife 18 76
Designations 18 5.2 Concept Proposal 78
2.7 Urban Character 20 Proposed Residential Blocks 79
SITE ANALYSIS AND CONCEPT HILLCREST ESTATE

Developed Land (Figure Ground) 20 Design Options 79
Topography21 Changes to the Existing Site 80
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2.8 Building Heights and Uses 22 5.3 Further Improvements 81
2.9 Heritage and Conservation 24 Landscape, Amenity and Play 81
STATUTORILY AND LOCALLY LISTED BUILDINGS 26 5.4 Option 1 82
2.10 Views 28 Impact on Trees and Ecology 83
2.11 Planning Policy, Review and Aspirations, New Applications 5.5 Option 2 84
30 Impact on Trees and Ecology 85
3. EXISTING SITE32 5.6 Option 3 86
3.1 Development History 34 Impact on trees and ecology 87
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3.2 Design Evolution of the Current Estate 36 Further Investigation 88
3.3 The Existing Site 38 6. CONCLUSION90
3.4 Existing Blocks General Arrangement 40 THE WAY FORWARD 90
Type A 40
Type B 42
Type C 44
3.5 Existing Blocks Design Features 46
Horizontality46
Concrete Features 48
Entrances49
Decorative Flower Boxes 50
feature Brickwork 51
3.6 Current Accommodation and Density 52
3.7 Topography 54
3.8 Ground Conditions 56
3.9 Water Levels 57
DR3.10 Ecology and Wildlife 58
Highgate Tunnels Bat Project 59
3.11 Trees 60
Tree Classification 60
Root Protection Area 60
3.12 Landscape and Open Space 61
Zones of Activities within Hillcrest 62
3.13 Play Facilities 63
3.14 Site Boundaries 64
3.15 Lighting 65
3.16 Car Parking 66
Car Parking Survey 66
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1. INTRODUCTION
PRP Architects are commissioned
1. Introduction
by the Housing Commissioning

Investment and Sites Team (HCIS) of
London Borough of Haringey (LBH)
to produce a concept design study to
identify the potential for residential
development within the Hillcrest
Estate, North Hill, Highgate.
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The Site is located within a conservation area in the south
west of the London Borough of Haringey within a residential
area on an elevated site surrounded by a woodland belt.
The purpose of this report is to assist the Client to identify

potential development sites for affordable homes within the
borough in order to help the current housing crisis in the
capital. Hillcrest is one of a number of sites that the HCIS
team is reviewing as a part of its work to provide additional
affordable homes across the borough. Due to its location
and context this site is one of the most sensitive sites and
its development potential needs careful analysis and input
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from a large group of specialists.
There are currently 116 homes in seven blocks on the estate

which would be retained as part of any future development.
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REPORT STRUCTURE THE TEAM
1. Introduction
The report is prepared in three primary sections: A number of consultants have been appointed to assist PRP
Architects in preparing this report. The team input includes
Existing condition analysis the following disciplines:
Identifying the constraints and opportunities
Heritage and Conservation (CgMs Consulting)
Introducing concept design options
Town Planning (PRP Planning)
This report outlines our analysis of the existing estate in its
Environmental Impact Assessment (Temple Group Ltd)
local context and within its boundary. The analysis covers

all the characteristics of the site including movement, open Transport (PRP Transport)
spaces, ecology, urban design, heritage and conservation.
Ecology (Landscape Planning Ltd)
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Based on this analysis, a series of constraints and Arboriculture (Landscape Planning Ltd)
opportunities have been identified that would influence
Landscape (PRP Landscape)
any development within the estate. Some constraints have
a more significant impact on the current estate and its Sustainability (PRP Environmental)
surrounding areas than others. The importance of these Right of Light (Calford Seaden)
impacts has also been reviewed.
Civil Engineering (Ellis & Moore)
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The opportunities have evolved into concepts and Mechanical and Electrical Engineering (Mendick Waring Ltd)
proposals within the estate. The development potential
within the estate has been reviewed for housing and Noise and Vibration (Temple Group Ltd)
potential supporting uses such as community facilities, play Air Quality (Temple Group Ltd)
area/facilities and car parking. The impacts of any new
Townscape Visual Impact Assessment (Landuse
development on the site are also considered.
Consultants Ltd - LUC)
The results of this report can be used to review the financial
viability of a new development, identify the most suitable
tenure and understand technical risks. This report will also
assist the Client to progress the next stage of designing
the potential development and understanding its potential
impact on the existing environment and surrounding
context, should a decision be made to develop the site.
DRAdditional input will be required from the LBH conservation
team, planning team and other stakeholders at this point.
Most of the drawings, illustrations and photographs in this

document are produced by PRP Architects. Where they are
not, the source has been noted.
Source: Bing Maps
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2. LOCAL CONTEXT
To achieve an understanding of the Hillcrest Estate is located in the south west of the London
2. Local context
Borough of Haringey, within the Highgate Ward. This is a

complexities and sensitivities of the generally urban area of North London at the north-eastern
corner of Hampstead Heath.
site a detailed analysis has been
undertaken. Highgate is an affluent London suburb and is part of the
conservation area within the borough. There are active
This chapter reviews the site at a scale of regional and local conservation and heritage bodies including the Highgate
context. The location is described within its immediate Society and Highgate Neighbourhood Forum, who were
surroundings. The local characteristics include: formed to address any resident concerns regarding the area.
Transport Network Until the late Victorian period, Highgate was a village
outside London. Many green areas including the eastern
Public Transport Accessibility Level (PTAL)
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part of Hampstead Heath, three areas of ancient woodland,
Controlled Car Parking Zones (CPZ) Waterlow Park and the eastern-facing slopes known as
Highgate Bowl remain.
Open Spaces
Parks and Play Areas Close to the site is Highgate village, a collection of largely
Georgian shops, pubs, restaurants and residential streets,
Nature and Wildlife which also contain landmark buildings such as St Michael's
Urban Character Church and steeple, St. Joseph's Church, Highgate School
(1565), Jacksons Lane arts centre within a Grade II listed
Building Heights and Uses
former church, the Gatehouse Inn dating from 1670 and
Heritage and Conservation Berthold Lubetkin's 1930s Highpoint buildings which sits
Listed Buildings opposite the estate. Highgate is also famous for its Victorian
cemetery where the grave of the philosopher and economist
Townscape and Visuals Karl Marx is located.
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Planning Policy, Reviews and Aspirations, New
Developments within the area
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1 2 3 4
Jacksons Lane Arts Centre Highgate School The Gatehouse Inn Shops on Highgate High Street
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HIGHGATE WOOD QUEENS WOOD
2. Local context
HIGHGATE GOLF CLUB

ARCHWAY ROAD
HIGHGATE STATION
HILLCREST ESTATE
HIGHPOINT I AND II
2
3
HAMPSTEAD HEATH 4
ST MICHAELS CHURCH
ST JOSEPHS CHURCH
WATERLOW PARK
Aerial image of Highgate Source: Google Earth

HIGHATE CEMETERY
page 7
Source: Google Earth
2.1 TRANSPORT NETWORK
Haringey has good radial transport
2. Local context
links into central London by road,

underground and rail.
The site is connected to primary roads such as the North
Circular Road (A406) and The Ring Road (A501) via Archway
Road (A1).
The closest Underground station is Highgate Station on the

Northern Line. Bus routes 43, 134, 143, 210, 214, 263 and
271 are available on North Hill and Archway Road. Muswell
Hill bus station is a 22 minute bus ride away.
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The B519 North Hill and B550 Southwood Lane provide
secondary routes for vehicular traffic to the west and east
of the site. The B519 North Hill is a two-way road, with
wide footways on both sides for pedestrians. The B550
Southwood Lane is narrower and does not provide footways
along its whole length. It is a recommended route for
cyclists.
The remaining surrounding road network comprises

residential streets with footways and footpaths providing
connectivity.
The Site is approximately 0.5km from the top of Highgate
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High Street. It is bounded to the west by North Hill; the
eastern boundary is formed by Southwood Lane; The Park,
forms the northern boundary; while the south of the Site is
bounded by Park Walk, a public footpath that links North Hill
with Southwood Lane.
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KEY:
Site
LB Haringey
Green Open Space
Road Network
Rail Network N
Highgate Underground Station
Wider transport network links Source: www.maps.google.com - interpreted by PRP

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2. Local context
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KEY:
Site Boundary
Highgate Underground Station
Bus Stops
Pedestrian Routes
Cycle Routes
Tertiary Connectors
Secondary Connectors
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Primary Connectors
Local transport network links Source: Ordnance Survey (c) Crown Copyright 2014. Licence number 100022432 and licence number 100020449 (Applies to all OS Maps used in this document). Graphics by PRP based on information from www.tfl.gov.uk
page 9
2.2 PTAL
Public Transport Accessibility Level (PTAL) is a detailed and
2. Local context
accurate measure of the accessibility of a point to the public

transport network, taking into account walk access time
and service availability. The method is essentially a way of
measuring the density of the public transport network at
any location within Greater London.
PTALs are based on public transport infrastructure within

640m (bus stops) and 960m (rail/underground ) of a
selected location.
In the case of larger areas it is appropriate to assess a

number of locations to understand all available public
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transport opportunities. The current online assessment
toolkit is unable to incorporate walking routes that are not
on the pre-defined road network. This can result in adopted
footpaths, underpasses, footbridges and suitable walking
routes within larger estates not being included by the online
assessment and thus providing inaccurate scores.
In these instances it is common for additional site surveys

to be undertaken to establish suitable walking routes
and distances to public transport infrastructure. These
measurements are then used to calculate a revised PTAL Hillcrest Estate
score for the selected locations. The PTAL is established for
each location using a set formula. These indices can now
be allocated to bands of PTALs where band 1 (1a and 1b)
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represents a low level of accessibility and 6 (6a and 6b) a
high level. The table below shows the relationship between
PTAL scores and the final PTAL levels. A value of 0 would
indicate no access to the public transport network within
the parameters given.
Discussions have taken place between PRP Transport and

LB-Hs Highways team where it has been generally accepted
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that the online assessment toolkit does not reflect an
accurate PTAL for Hillcrest. It has been agreed that the site
is not 1b (poor). Whilst the final conclusions of the revised
assessment are still to be made preliminary discussions have
agreed that in principle the site reassessment is likely to
result in a PTAL in the range of 3 to 4. An initial assessment
of the site has been passed to the LB-Hs Highways team, its
feedback will be essential in determining the way forward,
including what further investigations are required.
Table 3 Public Transport Accessibility Levels
PTAL Range of Index Map Colour Description

1a (Low) 0.01 2.50 Very poor
1b 2.51 5.00 Very poor
2 5.01 10.00 Poor
3 10.01 15.00 Moderate
4 15.01 20.00 Good
5 20.01 25.00 Very Good
6a 25.01 40.00 Excellent
6b (High) 40.01 + Excellent
PTAL maps produced by TFL in 2012. Hillcrest site highlighted. Source: https://www.tfl.gov.uk/cdn/static/cms/documents/haringey-2012-ptals.pdf
page 10 Web Site
PTAL
This diagram shows the location of all the public transport
2. Local context
services that were considered as part of the PTAL
assessment. It clearly demonstrates a high number of
services within eight minutes walking distance of the site
and we are currently establishing exact distances for these
facilities. Pending completion of the assessment a formal
report will be submitted to LBH for its consideration.

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KEY:
PTAL Assessment points
Highgate underground Station Entrance
Bus stops within vicinity of Hillcrest
Assumed Service Access Points (SAPS) for PTAL assessment

1. North Hill, Hillcrest (Bus 143)
2. 2. Highgate V Red Lion (Bus 214)
3. Highgate Village Angel (Bus 210, 271)
4. Archway Rd Muswell H Rd (Bus 263)
5. Highgate Stn Muswell H Rd (Bus 43, 134)
6. Highgate Stn Archway Rd (Bus 43, 134, 263)
7. Highgate underground station
Services within 8 and 12 minutes walking distances Source: http://www.haringey.gov.uk interpreted by PRP
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2.3 CONTROLLED PARKING ZONE
LBHs Local Plan Strategic Policies recognise that the
2. Local context
borough suffers from pollution as a result of congestion

and traffic emissions. As part of a London-wide transport
strategy, LBH is committed to reducing car use in the
borough in order reduce pollution, accidents, and delays to
buses.
Controlled Parking Zones (CPZs) were first introduced in

Haringey in 1994 to reduce traffic congestion, improve road
safety and promote other forms of transport. Within the
vicinity of Hillcrest there are a number of CPZs controlling

areas of highway. Highgate CPZ (HGA) was introduced in
March 2004, Highgate Station CPZ (HGSTA) was introduced
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in June 2005 and Highgate Underground Station Outer CPZ
(HGSTA O) was introduced in July 2007.
All three CPZs operate Mon - Fri, 10am - noon. This type
of restriction focuses on the removal of commuter parking
from residential roads.
Based on the location of the CPZs, Hillcrest could be

reasonably incorporated into the Highgate HGA CPZ. This
would require a formal consultation to discuss proposals and
if agreed, create appropriate traffic regulation orders.
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KEY:
Highgate Station CPZ Mon-Fri

10am-noon
Highgate Station Outer CPZ

Mon-Fri 10am-noon
Highgate CPZ
Mon-Fri 10am-noon
Controlled Parking Zones in the vicinity of Hillcrest. Source: http://www.haringey.gov.uk/existing_cpz_s_-_march_2014_a1.pdf - interpreted by PRP
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SITE ANALYSIS AND CONCEPT HILLCREST ESTATE 2. Local context
2.4 OPEN SPACE
Hillcrest Estate is surrounded by a number of accessible
2. Local context
parks of varying size and quality.
The estate is within the 280m catchment of Highgate Wood

and Queens Wood which are of District and Metropolitan
importance.
The parks in Haringey are of great value, providing diverse

function, encouraging biodiversity and bring great ecological
value to the area. Hillcrests local parks and open spaces
help to create a specific identity and act as key local
landmarks for the space.
There is a network of parks and open spaces within the area
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Waterlow Park - view of the middle point
ranging from small open spaces to parks and heaths. They
are classified as follows:
METROPOLITAN PARKS
Natural heathland, downland, commons, woodland
etc., formal parks providing for both active and passive
recreation.
DISTRICT PARK
Landscape setting with a variety of natural features
providing for a wide range of activities, including outdoor
sports facilities and playing fields, childrens play for
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different age groups, and informal recreation pursuits. Waterlow Park - upper section of the park
KEY:
LOCAL PARKS
Small Local Parks
Providing for court games, childrens play spaces or other
areas of a specialist nature, including nature conservation 280m Pedestrian Catchment
areas.
400m Pedestrian Catchment
SMALL LOCAL PARKS
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Gardens, sitting-out areas, childrens play spaces or Local Parks
other areas of a specialist nature, including nature and
conservation areas.
Entrance gate to Highgate Wood District & Metropolitan Parks
Allotments - restricted access
Golf Courses - restricted access
Outer Borough Sites of Nature

Conservation Importance
Hillcrest Estate
Path in Highgate Wood

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2. Local context
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Open Space Types and Distances Source: http://www.haringey.gov.uk interpreted by PRP
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2.5 PLAY AREAS
2. Local context
Various public spaces are easily accessible from the Hillcrest In addition Camden council has obtained grant funding for a
Estate. These spaces accommodate equipped childrens new play area in the park for 6 to 13 year old children.
play space and casual play space of great quality and value.
The key play areas are located within 10 minutes walking In front of the Waterlow Park Centre, is an exemplar
distance and cover play elements for children of all ages. planting of a dry border which requires relatively little
maintenance and shows the type of plants that should
Significant play areas are located in the parks listed below survive our changing climate.
and are equipped as follows:

The park is home to much wildlife, including hedgehogs,
Highgate Wood is 28 hectares of ancient woodland. It woodpeckers and bats. There's a dedicated wildlife
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is a haven for wildlife and provides numerous easily area used for education and maintained with the help Play elements in Waterlow Park
accessible and scenic woodland trails. It was originally part of volunteers. The park is staffed permanently by two KEY:
of the ancient Forest of Middlesex which covered much gardeners and an attendant.
of London, Hertfordshire and Essex and was mentioned
in the Domesday Book. It lies in the London Borough of A book was written by Pam Cooper `Waterlow Park, a
Haringey, but is owned and managed by the City of London Garden for the Gardenless'
Corporation.
The author graduated in the Conservation of Historic
The Sports Ground, located in an opening in the Wood, Landscapes, Parks and Gardens (Architectural Association),
provides a picturesque and rural backdrop, as well as top 1992. From 1999 to 2002 she chaired the Friends of
quality turf. It includes a full-size football pitch and a full-size Waterlow Park and the Waterlow Park Action Group, the
cricket pitch. latter formed in response to proposals to restore the park
during that period.
Highgate Wood has an excellent and well-equipped
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playground, complete with sandpits, climbing equipment of Crouch End Playing Fields an area of open fields and woods Play trail in Highgate Wood
various levels of difficulty and a zip wire. Great thought has that has been enjoyed by generations of local people.
gone into providing fun and challenges for the various age It makes a vital contribution to Haringey's green space,
groups, and there's a separate area for the under-fives to providing both formal and informal leisure opportunities.
call their own. It features a variety of landscapes woodland, allotments,
playing fields and meadow.
Highgate Wood has received the Green Flag Award for over
ten consecutive years. Highgate Wood has also received Cricket and tennis have long been played at clubs on the
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the Green Heritage Award in recognition for achieving the site, but it is also a perfect place for jogging, dog walking,
required standard in managing sites of historic importance playing with the children, bird watching and picnicking.
Waterlow Park, set on a hillside in Highgate. boasts one of Hidden behind the playing fields there is a tranquil haven for
the best panoramic views over London. birds, bats and butterflies a grassy meadow bordered by
trees and blackberry bushes, approached by various wooded
Covering 29 acres, the park includes Lauderdale House with paths. In spring, the blackthorn trees provide a backdrop of Playing fields in Highgate Wood
its formal terraced gardens, ponds on three levels, tree white blossom and in late summer it is popular for foraging
lined walkways, mature shrub beds, herbaceous borders, for blackberries and sloes. There are many ancient oaks
ornamental bedding, expanses of lawn, six tennis courts, along the paths, in addition to birch, ash and willow. A
a small playground for younger children and a natural play woodland walk links the site with Queen's Wood.
area for older children.
Highgate School Playing Fields is the closest play area to the
Hillcrest Estate. Although the fields are not accessible by
the public there is a large hall with a vast selection of indoor
facilities and a swimming pool for public access.
Play are in Waterlow Park

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2. Local context
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Local play area diagram Source: http://www.haringey.gov.uk interpreted by PRP
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2.6 NATURE AND WILDLIFE Map 1: Habitats
Map 1: Habitats
Hillcrest Estate is enclosed by a DESIGNATIONS NON STATUTORY

2. Local context
narrow strip of woodland belt, within A desktop search of other local sites of conservation The desktop study found 29 non-statutory sites within a 2km
radius and five close by the site. These are listed below:
1 1
a high-density residential area. The importance has been undertaken.

1 1
Southwood Lane Wood (HgL06) Secondary woodland

woodland is designated as a Site of STATUTORY covering 0.6 ha;
Importance for Nature Conservation The desktop study found three statutory sites within a 2km 5
Harrington Site (HgL05) Secondary woodland and
radius: flower beds covering 1.32ha;
5
(SINC) of Local Importance, and is Yeatman Road Allotments (HgL19L) Allotments and
2
Parkland Walk Local Nature Reserve(LNR) 14.3 2
known as Southwood Lane Wood.
hectares, a 2.5 mile disused railway of woodland, scrub scrub covering 3.26ha;
and rough grassland. Highgate Cemetery (M088) Secondary woodland and
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SINCs make an important contribution to Local Biodiversity Queens Wood (LNR) 21 hectares, an ancient semi- semi-improved neutral grassland covering 14.81 ha; Car park
Action Plans and local natural character. natural woodland. Holly Lodge Gardens (CaL01) Amenity grassland and 2 Car park
3a 2
Hampstead Heath Woods (SSSI) 16.6 hectares of old scattered trees covering 1.39 ha. 3a
Within the hierarchy of planning policy, they are less 3b
and over-mature broad leaved woodland. The closest of these is Southwood Lane Wood (HgL06); 3c 3b
important than national or regional designations, such as 3c
Sites of Special Scientific Interest (SSSI). In some areas the Parkland Walk (LNR) is a 2.5 mile disused railway and It forms the site boundary to the north, east and south.
SINC designation is sub-divided into further grades of SINC: contains naturally regenerating woodland, scrub and rough The woodland is situated between the Hillcrest Estate and 4
Large dead
horse 4
Large dead
horse
surrounding residential properties. 4
grassland. Parkland Walk is located approximately 360 4 chestnut trunk chestnut trunk
Site of Metropolitan Importance for Nature Conservation metres east of the site; residential properties exist between
the development site and the designation, and for this
Site of Borough Importance for Nature Conservation
reason it is considered unlikely that adverse impacts would
(Grade I and Grade II) Southwood Lane Wood Source: London Borough of Haringey
arise from any development.
Site of Local Importance for Nature Conservation (SINC).
KEY:
Queens Wood (LNR) is an ancient semi-natural woodland,
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Southwood Lane Wood is a designated Site of Local
with a species composition of Oak, Hornbeam, Wild Service Non-native
Non-nativesecondary
secondarywoodland
woodland
Non-native secondary woodland
Importance for Nature Conservation. The site was first
Tree, Rowan and Hazel along with Bluebell, Wood Sage and
designated in 1990. The boundary was amended in 2002, Rough
Roughgrassland
grasslandand
andbrambles
brambles
Rough grassland and brambles
Giant Fescue.
with the central part of the Hillcrest estate removed from 1 Compartment numbers
the designation. 1 Compartment
Compartment numbers
numbers
Hampstead Heath Woods includes North Wood and the Path
larger Ken Wood to the south; the woodlands are long- Path
Path
The Southwood Lane SINC Management Plan describes the
established with an abundance of old and over-mature trees Boundary of Site of Importance
SINC as follows: Boundary
Boundaryof ofsite
SiteImportance for Nature Conservation
of Importance
providing dead wood habitat for a range of invertebrate for
for Nature
Nature Conservation
Conservation
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A section of mature woodland on an embankment around species, such as the nationally rare Jewel Beetle.
a housing estate and an area of more recent scrub and
woodland within the housing estate.
Photographs of Southwood Lane Wood
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Sites of Importance for Nature Conservation
Ecological Data Map (report 558) for Landscape Planning Ltd.
2. Local context
Hillcrest Estate, 5 December 2014
525000 525500 526000 526500 527000 527500 528000 528500 529000 529500 530000 530500 531000 531500
HgBI11
HgBI11
190000
190000
HgL15
HgL15
2Km Search Area

HgL18
HgL18
HgBI06
HgBI06 Metropolitan Importance
BaL08
BaL08
HgL19K
HgL19K
189500
189500

Borough Importance
(Grade 1)
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HgBII06
HgBII06
HgL10
HgL10
HgBII01
HgBII01
Borough Importance
BaL13
BaL13 (Grade 2)
HgL13
HgL13
189000
189000
Local Importance
BaL09
BaL09
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HgBI09
HgBI09
BaBI05
BaBI05
M116
M116 Areas of Deficiency in
Access to Nature
188500
188500
HgL07
HgL07
HgBII08
HgBII08 HgL23
HgL23 HgBII17
HgBII17
HgL19M
HgL19M
HgBI05
HgBI05
HgL19L
HgL19L
188000
188000
HgL21
HgL21
HgL06
HgL06
IsL04
IsL04
BaBII24
BaBII24 HgL05
HgL05 IsBII03
IsBII03
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187500
187500
IsBII01
IsBII01 HgBII09
HgBII09
The Sites of Importance for Nature IsBI02
IsBI02
Conservation have been identified
since 1986 and the categorisation CaBI03
CaBI03
of sites is related to their protected IsL01
IsL01
187000
187000
status in the land-use planning

system. The boundaries and site
grades reflect the most recent
IsL05
IsL05
consideration of each site, details of CaL01
CaL01 M088
M088 IsBI07
IsBI07
which are available from GiGL. Note
that boundaries and grades may M072
M072
change as new information becomes
186500
186500
available.
IsBI01
IsBI01 IsL27
IsL27
This map has been reproduced for
Landscape Partnership Ltd. and client Scale 1:17500
for inclusion in reporting for the above IsBI09
IsBI09
site by GiGL CIC. IsL02
IsL02 Produced
Produced byby Greenspace
Greenspace
Information
Information forM098
M098
for Greater
Greater London
London
186000
186000
CaBI02
CaBI02
IsBI08
IsBI08 www.gigl.org.uk
www.gigl.org.uk
CaBII09
CaBII09 Based on the Ordnance Survey 1: 10 000 map Crown copyright and database rights 2014 Ordnance Survey Licence No. 100032216. GLA
525000 525500 526000 526500 527000 527500 528000 528500 529000 529500 530000 530500 531000 531500
Source: GIGL maps
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2.7 URBAN CHARACTER
DEVELOPED LAND (FIGURE
2. Local context
GROUND)
The figure ground map emphasises built form and the
spaces between these built forms. This serves to highlight
existing patterns that have arisen in the development of
the built form (streets and blocks), sometimes called urban
grain.
The site has its own unique figure ground: its park-like
character is in contrast with the surrounding urban grain

which is predominantly streets.
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Figure Ground diagram Source: OS map

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TOPOGRAPHY
2. Local context
The topography surrounding the site and within the site is of
interest and requires consideration.
Some parts of Hillcrest are higher than 120m above the

datum (base level) which makes Hillcrest one of the highest
points in London. It is located on the slightly elevated area
that drops significantly towards the north-east down to
Archway Road.

The site rises dramatically at the junction between The Park
and Southwood Lane. The trees around the site provide
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Southwood Lane Houses on North Hill screening of the buildings, especially in summer time when
the deciduous trees have leaves. From the west the site is
slightly elevated from the street at North Hill.
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Shops along Archway Road Houses on North Hill
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Houses on The Park Southwood Lane
Houses on Hillside Gardens Highpoint on North Hill Contours diagram Source: OS 3D contour map Licence number 100022432 reinterpreted by PRP
page 21
2.8 BUILDING HEIGHTS AND USES
The surrounding built form comprises mainly low-rise two
2. Local context
to three storey buildings. There are a few exceptions to this,

however; these include Highpoint I &II opposite the estate
on the North Hill Road and the 8 storey block to the south,
Southwood Lane.
Hillcrest Estate comprises three 7-storey blocks and four

4-storey blocks. These buildings appear higher than the
surrounding blocks because of the elevated levels of the site
compared to its surroundings.
A FT
DR
KEY:
Site Boundary
1 Storey
2 Storey
N
3 Storey
4 Storey
5 Storey
7 Storey
8 Storey
Height diagram Source: OS map, aerial axonometric photographs and site visit
page 22
The surrounding area is mainly residential with a number
2. Local context
of supporting uses that are typically found in most of the
developed residential areas of London. These include
educational, health, retail, places of worship, pubs and
extra-care facilities.
The majority of the mixed uses are located along Archway

Road and North Hill, creating local high street centres.

T
AF
DR
N
KEY:
Site Boundary
Residential
Extra Care
Retail
Retail Grnd Floor
Pub
Education
Places of Worship
Garages
Community Centre
Building use diagram Source: OS map, LHB interactive maps and site visit
page 23
2.9 HERITAGE AND CONSERVATION
This section contains input from the Heritage Consultants
2. Local context
CgMs, who are sub consultant to Temple Group appointed

by LBH to review the heritage aspect of the estate and
options for potential development of the site.
The Site is bounded to the west by North Hill, a major

route that historically linked the City of London to the
North, developing in a piecemeal fashion with a rich variety
of building periods and styles. The eastern boundary is
formed by Southwood Lane, a road with medieval or earlier
origins with a varied architectural character. A 19th century

residential road, The Park, forms the northern boundary,
while the south of the Site is bounded by Park Walk, a public
FT
footpath that links North Hill with Southwood Lane.
By virtue of Paragraph 128 of the National Planning Policy

Framework, planning applicants are required to describe
the significance of any heritage assets in the vicinity of
the Site and demonstrate any potential impacts that a
proposal would have upon their significance, including any
contribution made to their setting.
The principal heritage constraints are the Highgate

Conservation Area and a number of statutorily-listed and
locally-listed buildings in the vicinity of the Site. The Site is
located within part of the northern boundary of Sub Area 1
(Highgate Village) of the conservation area, adjoining part of
A
A map of the Highgate Conservation Area showing the borough boundaries and division of the Conservation Area between the London Boroughs of Haringey and Camden.
Sub Area 3 (Archway). Hillcrest is shown in red.
HISTORIC DEVELOPMENT OF HIGHGATE

Highgate is a suburban area in north London, located at the north-eastern corner of
Hampstead Heath. Until the late Victorian expansion, Highgate formed a distinct village
DR
outside of London, situated on the main road from the North to the city. The hilltop position
of Highgate with fine views over London has always attracted residents and it is one of the
most expensive London suburbs in which to live.
MEDIEVAL DEVELOPMENT
The village of Highgate originated as a hamlet at the south-eastern entrance to the medieval
Bishop of Londons estate. The bishops used the parkland to the north-west of the hamlet
for hunting from 1227 until the 15th century, and owned the land until the late 19th century.
In 1386 a new toll road from the city climbing Highgate Hill was opened by the Bishop of
London as a direct route from London to the North. A gateway was located at the top of
the hill and it is from this that the area presumably derives its name. Early growth was
presumably due to general traffic and to the hermits who lived nearby to repair the road,
attracting pilgrims by 1464. The centre of the settlement lay around Pond Square, which
today is a tranquil green open area just off the High Street.
A map of the sub-areas of Highgate Conservation Area. Hillcrest is shown in red. Source: Haringey Council website
page 24
16TH TO 19TH CENTURY
2. Local context
There is evidence of several buildings in the High Street
from the 15th century and a ribbon of development along
Highgate Hill during the 16th and 17th centuries. By 1553
there were five licensed inns in Highgate, reflecting the
popularity of the area as a stopping place for travellers. In
1565, Sir Roger Cholmeley founded Highgate School, a free
grammar school for local boys. th
18 c.
The hilltop position and links to London also attracted

wealthy individuals and Highgate became the home to many
parliamentarians. By 1664 Highgate19th c. contained 161
already
T
houses. The expansion of the village occurred in the 18th
century as Highgate had become one of the main routes
from the North to London, and a1901-1920
fine Georgian village
developed. The main period of the development of Highgate
occurred during the 19th century with smaller scale houses
1921-1950
built among the larger 18th century residences. The area
quickly became one of the most desirable parts of London
AF
and Highgate Hill became increasing congested with traffic.
Archway Road was opened in 1813 1950s onwards
as a by-pass, providing
a more direct route between Archway and the Great North
Road.
During the 19th century, Highgate was developed

predominantly on its southeast side. In 1867 the opening up
of the railway station enabled the boundaries of Highgate
to be extended, spreading to the south, east and north to
connect the neighbouring communities of Muswell Hill and
Crouch End. A cable tramway, the first of its type, was taken
up Highgate Hill in 1884, it was replaced in 1910 with an
electric tramway.
20TH CENTURY
DR
\ Residential development continued throughout the 20th
century: The Gaskell estate off the west side of North
Hill was developed between 1902 and 1913; and the
Ecclesiastical Commissioners developed throughout the
1930s, destroying the ancient Bishops Wood. A suburb of
large detached houses was developed to the west of Bishops
Wood predominantly during 1906 to 1930. There were some
N
important architectural contributions to Highgate during the
20th century, most notably Highpoint I and II on North Hill
designed by Berthold Lubetkin and Tecton partnership in
1935 and 1938.
18th
18th c. c.
19th
19th c. c.
1901-1920
1901-1920
1921-1950
1921-1950
1950s
1950s onwards
onwards
Diagram illustrating the piecemeal development of the historic North Hill Source: OS Graphics by PRP and CgMs.
page 25
STATUTORILY AND LOCALLY LISTED BUILDINGS
There are 18 statutorily listed buildings within 250m of

2. Local context
the Site, as well as a number of locally listed buildings

(non-designated heritage assets). Statutorily listed
buildings include Grade I listed Highpoint I and Highpoint
II, located almost opposite the North Hill entrance to the
Site. Inter-visibility between the Site and the surrounding
listed buildings is limited due to existing tree canopies
and lower-level planting. However, selective views of the 2
existing buildings on the Site can be seen from a number of
these heritage assets during the winter months, thus the
potential visual impact of development upon the setting and

significance of all built heritage assets including Highgate
Conservation needs to be assessed if it is decided to proceed
FT
with a new development on this site.
4 3
A
7
5
6
DR
KEY:
N
Statutorily listed buildings
Locally listed buildings
Statutorily and locally listed buildings Source: Ordnance Survey (c) Crown Copyright 2014. Licence number 100022432 and licence number 100020449. Graphics by PRP and CgMs.
page 26
2. Local context
T
1- St. Georges House (Grade II). An early mid-19th century building, previously known as Morven House 2- No. 123 Southwood Lane (Grade II). An early mid-18th century building, formerly two cottages
AF
DR
3- Bank Point Cottage (Grade II). An early 18th century house with later additions 4- The Bull Inn (Grade II). An 18th century public house
6- No. 92-96 North Hill (Grade II). A varied group of 18th century houses 7- No. 4 North Hill (locally listed). Originally the wardens house for Park House Penitentiary 5- Highpoint I (Grade I). An internationally celebrated block of flats by Lubetkin and Tecton 1933-35
page 27
2.10 VIEWS
This section is prepared by LUC, specialists in landscape IMMEDIATE SURROUNDS No public rights of way with views into the Site were viewpoints within it, but it is recognised that the assessment
2. Local context
planning assessments which are normally provided as identified. The Capital Ring, a walking route designated of effects of any development on residents would
Highgate has a strong historic character deriving from the
part of the Environmental Impact Assessment for detailed as a National Trail, passes within about 200m but along a necessitate visualisations from within the site boundary.
age, quality and variety of its buildings, the contribution
Planning applications. tree-lined former railway line, offering no views of Hillcrest. Should a proposal be made for development, it is not
made by mature trees to the landscape and its hilltop
There is no visibility of the site from the public recreational proposed to carry out visual assessment from dwellings, but
location.
An initial site visit was carried out on 01.10.2014 to identify areas of Highgate Wood and Queens Wood. to use communal ground-level locations within the estate.
key characteristics and elements which influence landscape There are public and private views into the site from
character, to consider variations in character within and PROPOSED VIEWPOINTS With regard to listed buildings, such as St Georges Terrace,
all sides, but the character of these views is very much
around the site, to select viewpoints from which the the Townscape Visual Impact Assessment (TVIA) will
influenced by the extent of tree cover. Summer views To assess the potential effects of any development on visual
impact of visual receptors can be assessed and to establish consider historic buildings in so far as they contribute to
from most locations are very filtered, winter views will be receptors - i.e. people with views of the site - a number of
appropriate limitations for the Study Area. landscape character but any cultural heritage impact on the
stronger but understorey vegetation which includes a large representative viewpoints have been identified, and agreed
settings of listed buildings would need to be assessed in a
component of holly will continue to provide a significant in consultation with the LBH.
The Sites location off the main thoroughfare, combined with separate Cultural Heritage Assessment.
filter all year round.
FT
its wooded perimeter,its relationship with the townscape Assessment of effects at each viewpoint will be carried out
to the north and east and its elevation, give it a sense The Site does not fall within the Landmark Viewing Corridor
WIDER LANDSCAPE with the aid of 3D visualisations, the photography for which
of any Protected Vistas, as identified in the London Plan and
of seclusion from the rest of Highgate. The character of will be carried out in winter to illustrate the greatest degree
landscape within the Hillcrest estate is strongly influenced Beyond its immediate surroundings there is very little the London View Management Framework Supplementary
of visibility through trees, although some views with trees
by the interrelationship of the existing estate buildings, perception of Hillcrest, due to falling topography and the Planning Guidance (SPG), but there is potential for visibility
in leaf will also be provided, to demonstrate the extent of
vegetation and open spaces. extent of tree cover (which includes mature trees within within the outer extent of the 120-degree panoramas
seasonal variation.
the grounds of adjacent properties, and along roads, on all defined in the LVMF for the designated view towards the
Whilst the Site falls well outside of the panoramic view sides). There is a limited potential for visibility of elements Hillcrest is a private estate and so does not have public City from Alexandra Palace.
extents defined for the London View Management of Hillcrest from Bishopswood Road, in the vicinity of
Framework (LVMF) designated view from Parliament Hill, its Highgate School, but no views were available on the site visit
location nonetheless offers panoramic views of Highgate. on 01.10.14 and Highpoint occupies the only significant dip
Hillcrest was not visible in any views from Parliament Hill or in the intervening tree line.
other locations on the eastern side of Hampstead Heath in
A
summer but this needs to be reassessed in winter.
DR
A panoramic views of Highgate from Parliament Hill Source: Initial Townscape Visual Impact Assessment produced by LUC
page 28
2. Local context
T
AF
DR
Distant views to the Site Source: Google Earth Graphics by PRP
page 29
2.11 PLANNING POLICY, REVIEW AND ASPIRATIONS, NEW APPLICATIONS
PLANNING HISTORY The NPPF sets out that within the overarching roles that the planning system ought to play, a set of core land-use REGIONAL POLICY
2. Local context
There is no relevant planning history within the proposed planning principles should underpin both plan-making and decision taking. These twelve principles are that The London Plan (2015) is the overall strategic plan for
red line boundary of the Site. planning should: London, setting out an integrated economic, environmental,
transport and social framework for the development of
NATIONAL POLICY 1. Be genuinely plan-led, empowering local people 6. Support the transition to a low carbon future in a
London over the next 20-25 years.
At the heart of the National Planning Policy Framework to shape their surroundings with succinct local and changing climate, taking full account of flood risk and
(2012) (NPPF) is a presumption in favour of sustainable neighbourhood plans setting out a positive vision for coastal change and encourage the reuse of existing LOCAL POLICY
development. Paragraph 14 states that: the future of the area. Plans should be kept up-to-date resources including conversion of existing buildings and The Development Plan for Haringey is the London Plan, Local
and be based on joint working and co-operation to encourage the use of renewable resources (for example, Plan: Strategic Policies 2013, and the saved UDP policies
For decision-taking this means: (2006). The Council is producing a Site Allocations DPD
address larger than local issues. They should provide by the development of renewable energy);
a practical framework within which decisions on and a Development Management DPD with consultation
Approving development proposals that accord with the 7. Contribute to conserving and enhancing the natural throughout 2015 and adoption anticipated in 2016.
Development Plan without delay; and planning applications can be made with a high degree of
environment and reducing pollution. Allocations of
FT
predictability and efficiency;
Where the Development Plan is absent, silent or relevant land or development should prefer land of lesser Haringey Council identifies within its Local Plan some of
policies are out-of-date, granting permission unless: 2. Not simply be about scrutiny but instead be a creative environmental value, where consistent with other the features that give the borough its unique character,
exercise in finding ways to enhance and improve the policies in this Framework; including Haringeys places, Haringeys homes and
Any adverse impacts of doing so would significantly and places in which people live their lives; Haringeys environment.
demonstrably outweigh the benefits, when assessed 8. Encourage the effective use of land by reusing land
against the policies in this Framework taken as a whole; 3. Proactively drive and support sustainable economic that has been previously developed (brownfield land),
The Council states that (Local Plan SP0) the Council will take
or development to deliver the homes, business and provided that it is not of high environmental value;
a positive approach that reflects the presumption in favour
industrial units, infrastructure and thriving local places
Specific policies in this Framework indicate development 9. Promote mixed use developments and encourage of sustainable development. The Council has seeks to focus
that the country needs. Every effort should be made
should be restricted. multiple benefits from the use of land in urban and rural Haringeys growth in the most sustainable locations and has
objectively to identify and then meet the housing,
areas, recognising that some open land can perform set a housing policy target of 1502 homes per annum (Local
business and other development needs of an area and
many functions (such as for wildlife, recreation, flood Plan SP1)reflecting the Mayor of London Housing target for
respond positively to wider opportunities for growth.
risk mitigation, carbon storage or food production); Haringey.
Plans should take account of market signals, such as
land prices and housing affordability and set out a clear 10. Conserve heritage assets in a manner appropriate to
A
There is a draft allocation for Hillcrest within the Local Plan
strategy for allocating sufficient land which is suitable for their significance so that they can be enjoyed for their
Site Allocations Development Plan Document(DPD)
development in their area, taking account of the needs contribution to the quality of life of this and future
of the residential and business communities; generations;
HIGHGATE CONSERVATION AREA
4. Always seek to secure high quality design and a good 11. Actively manage patterns of growth to make the fullest The Highgate Conservation Area Character Appraisal
standard of amenity for all existing and future occupants possible use of public transport, walking and cycling and identifies the Hillcrest Estate within subarea 1, which is said
of land and buildings; focus significant development in locations which are or to form the historic core and contain the most intensive area
can be made sustainable; and of development.
5. Take account of the different roles and character of
DR
different areas promoting the vitality of our main 12. Take account of and support local strategies to improve
urban areas, protecting the Green Belts around them, health, social and cultural wellbeing for all and deliver
recognising the intrinsic character and beauty of the sufficient community and cultural facilities and services
countryside and supporting thriving rural communities to meet local needs.
within it;
page 30
Notes:
Do not scale from this drawing.
All contractors must visit the site and be responsible for taking and checking
dimensions.
All construction information should be taken from figured dimensions only.
Any discrepancies between drawings, specifications and site conditions
must be brought to the attention of the supervising officer.
This drawing & the works depicted are the copyright of John Thompson &
Partners.
This drawing
Report for London Borough of isHaringey
for planning purposes only. It is not intended to be used for
construction purposes. Whilst all reasonable efforts are used to ensure
AA4835 Hillcrest Estate Scoping
drawings Report
are accurate, John Thompson & Partners accept no liability for
any reliance placed on, or use made of, this plan by anyone for purposes
other than those stated above.
NEW APPLICATIONS
2. Local context
Key
Table 6.8 Cumulative
New developments around the site have been reviewed
Schemes
Application and one planning application (HGY/2014/2464) is identified

number which includes
Site Name and 82 residential
Scheme Description flats, in 2 no. blocks including
Potential Inter-project
(see map for Address effects
location) basement and undercroft car parking with 41 spaces, and
landscaping
comprehensive Demolition of the site. This has now been
of all existing buildings and
granted consent.construction of an apartment block and a During construction, potential
Former Police mews block to provide 82 residential
for combined noise and air
Station, Magistrates' flats, including basement and undercroft
HGY/2014/2464 quality effects and additional
Size: 0.4 hectares
Court and Telfer
House, Corner of
car parking with 41 spaces, and
comprehensive landscaping of the site.
construction traffic on the
Permission local network.
Bishops Road,
granted

Church Road and Size: 0.4 hectares
Approx. 190m away from the proposed Scheme.
Archway Road
During operation, potential
for increased traffic flows.
Approx. 190m away from the proposed
Scheme.
Architects: John Thompson & Partners
T
Figure 6.4 Cumulative Schemes
AF
P1 29.08.14 Planning Submission ALM IF
Rev Date Description Drawn Checker
Drawing Status
Planning Submission
Client
Bellway Homes
DR -2+17+203621 3$571(56
Location plan of the proposed development by John Thompson & Partners in
relation to Hillcrest Site
23-25 Great Sutton Street
London EC1V 0DN
T: +44 (0) 20 7017 1780
Notes: F: +44 (0) 20 7017 1781
W: www.jtp.co.uk
All contractors must visit the site and be responsible for taking and
www.templegroup.co.uk checking dimensions. 49
All construction information should be taken from figured dimensions
Project only.
Highgate Police Station Any discrepancies between drawings, specifications and site
conditions must be brought to the attention of the supervising officer.
This drawing & the works depicted are the copyright of John Notes:
Thompson & Partners.

All contractors must visit the site and be r
dimensions.
All construction information should be tak
Any discrepancies between drawings, sp
must be brought to the attention of the su
This drawing & the works depicted are th
3D View of proposed development on Archway Road by John Thompson & Partners

Partners.
This drawing is for planning purposes only. It is not intended to be This drawing is for planning purposes onl
construction purposes. Whilst all reasona
used for construction purposes. Whilst all reasonable efforts are used drawings are accurate, John Thompson &
any reliance placed on, or use made of, t
other than those stated above.
to ensure drawings are accurate, John Thompson & Partners accept

Drawing Title no liability for any reliance placed on, or use made of, this plan by Key
Perspective View 02 - View along anyone for purposes other than those stated above.
Archway Rd and
Key
Church Rd
01
Scale @A3
NTS Job Ref. 00822
Drawing No.
00822_V_02 Revision. P1
Scale Bar
02
P1 29.08.14 Planning Submission
Rev Date Description
Drawing Status
Planning Submission
Client
Bellway Homes
-2+17+203621
Project
Highgate Police Statio
Section along
01: Archway Archway
Road 1:500 Road of proposed development by John Thompson & Partners Source: LBH website planning application (HGY/2014/2464) 3D View of Rear block of the proposed development by John Thompson & Partners Drawing Title
Perspective View 04 -
page 31 Mews Block
Scale @A3
NTS
03
Drawing No.
00822_V_04
Scale Bar
3. EXISTING SITE
This chapter reviews the site in more detail including its
development history and design evolution. The existing
3. Existing site
blocks are reviewed to identify their layout, accommodation

and architectural character. The review will also cover the
existing landscape and ecology of the estate followed by the
car parking survey which was carried out in October 2014.
The purpose of this chapter is to provide a base to identify

the opportunities and constraints of the Site for any
potential new development.
The Site is a 1940s residential estate consisting of four to

seven storey blocks arranged generously in a landscaped
FT
parkland setting. The Site occupies an elevated position at WAVELL HOUSE
the top of North Hill and is enclosed by steep banks and a
dense tree lined boundary, creating a sense of enclosure and
obscuring views in and out of the estate.
MOUNTBATTEN HOUSE
DOWDING HOUSE
A ALEXANDER HOUSE
DR
TEDDER HOUSE
CUNNINGHAM HOUSE
MONTGOMERY HOUSE
Existing site Source: Google Earth Graphics by PRP
page 32
3. Existing site
T
AF
DR
Aerial view from north Source: Bing Maps
Photographs of existing site model

page 33
3.1 DEVELOPMENT HISTORY
This section is provided by CgMs Consulting as part of its The site was closed as a penitentiary in 1940 and the
initial research into the development of the site. building was demolished to make way for the present day
3. Existing site
Hillcrest Estate. The site consists of four and seven storey

Prior to the 19th century the site was occupied by the blocks of flats, completed in 1949 by Hornsey Borough
Highgate brewery. The site was purchased by John Cooper Council to a standard template from the London County
in the early 19th century and the brewery was dismantled. Council. It was one of the first British post-war housing
By 1815 Cooper had built a large Regency mansion, known schemes. Designed by architects T. P. Bennett & Son, each
as Park House situated in spacious grounds. of the seven blocks is named after World War II leaders:
Wavell, Mountbatten, Dowding, Tedder, Cunningham,
Park House remained a private estate until the mid-19th Montgomery, and Alexander.
century. In 1848 Park House was sold and converted into
an asylum for the mentally deficient. In 1853 the London

Diocesan Penitentiary was formed for the establishment of a
FT
house for the reception and reformation of penitent fallen
women. The lease for Park House was acquired in 1855 and
the building became known as Park House Penitentiary. In
1900 the premises was taken over by the Clewer Sisters (an
Anglican female religious community) and became known as
the House of Mercy at an unknown date.
A
An engraving of Park View House during its time as Asylum for Idiots Source: Richardson 1983
DR
Enclosure map of 1815 Park House occupied the area Source: Enclosure map, 1815. Haringey Archives OS Map of 1870 showing Park House Penitentiary occupying the land OS Map of 1896 OS Map sources: Landmark Mapping (2014)
page 34
3. Existing site
T
AF
Park View House in 1880 Source: Haringey Archives Photograph of buildings on the Hillcrest Estate taken in the 1950s Source: Haringey Archives
DR
OS Map of 1915, the penitentiary is now known as the House of Mercy OS Map of 1935 OS Map of 1951-52 showing the Hillcrest Estate OS Map sources: Landmark Mapping (2014)
page 35
Figure 29:
ource: Haringey Archives)

3.2 DESIGN EVOLUTION OF THE CURRENT ESTATE Haringey Archives)
This section is provided by CgMs Consulting as part of their The total cost of each scheme was estimated, including the The elevations of the final buildings are slightly different
initial research into the development of the site. varying costs of roads and services, and a cost per room from the architects original designs; the pitched roofs of
3. Existing site
was calculated. The most expensive scheme was Scheme 4, the four storey blocks were not realised and the top storey
The Site presented a problem for the architects due to the followed by 3, 1 and 2; illustrating that the cheaper building of each building was not made distinctive from the lower
parkland setting, the presence of numerous large trees, the cost of low blocks was offset by the heavy cost of roads and storeys as the original 1946 designs illustrate.
short frontage to North Hill and the varying topography. services on the site, whereas the higher blocks, although
Consequently, four preliminary schemes were designed requiring a steel frame and lifts, were economical structures Considerable thought was also given to the layout of
between 1945 and 1946 to ascertain the most suitable type providing they were no less than seven storeys high. It was the site in terms of preserving the natural features and
of development at a nominal density of 100 persons per thus decided to build the majority of flats in blocks of seven ensuring minimal impact to the domestic character of the
acre. The scheme was required to be consistent with both storeys, taking advantage of the economy in roads and main surrounding area. It was thus decided to place the four
economy and the preservation of the natural features of services and to utilise the approach roads for service to four storey blocks adjacent to the North Hill frontage, with the
the site. Floor plans were worked out for each scheme and low blocks of the type investigated in Scheme 1. The final seven storey blocks situated towards the back of the site.
a layout plan produced in which roads and main services scheme comprises 116 flats in the following proportions:
FT
were plotted to enable quantity surveyors to produce 2-room units (25%); 3-room units (25%); and 4-room units Two layouts were designed for the final scheme, known as
comparative estimates. The four schemes were as follows: (50%), with a site density of 77 persons per acre. Scheme 8; the seven storey blocks are the same in each. The
first design, dated December 1945, shows a type A block on
Scheme 1: Detached blocks of four storeys with staircase The seven-storey blocks, formerly known as Block C, are the North Hill frontage and a type B block located on the
access to two flats per floor. This gave relatively high site Mountbatten House, Wavell House and Dowding House; main approach to the Site; positioned to ensure minimal
cover and considerable expenditure in access roads and each floor has a 1-bedroom flat, a 2-bedroom flat and two impact to the North Hill frontage. A second layout of the
services. 3-bedroom flats. The four-storey blocks were designed to scheme, dated May 1946, shows the re-positioning of the
two different plans, providing a range of accommodation. two blocks: a type B block fronts North Hill and a type A
Scheme 2: Tower blocks of nine storeys with lift and Block A, Montgomery House and Tedder House, have a block is situated closer to the entrance of the site, opening
staircase access to four flats per floor. The blocks are 1-bedroom and a 2-bedroom flat on each floor; whereas up more room on the site to construct a community centre
sited on the most level areas of the Site, giving maximum Block B, Cunningham House and Alexander House, consists which was never realised. To receive adequate sunlight,
unobstructed outlook with minimum interference with of two 3- bedroom flats on each floor. each block was also sited to provide every flat with an
natural features and low cost in roads and services. undisturbed outlook over the site on three sides.
A
Scheme 3: As Scheme 2 but seven storeys.
Perspective - Proposal for Hillcrest Estate Source: Builder, 1947, Augt. 22
f the nal scheme dated in 1946. This scheme is what exists on the Site today, Figure 30:
Scheme 4: Six storey blocks with external balcony access
nity centre between Tedder House and Dowder House was never constructed.
served by lifts.
hives)
DR
Scheme 1: detached 4-storey blocks covering much of the land, dated 1945 Source: Haringey archives Scheme 2: 9-storey blocks sited on the most level areas of land, dated 1945 Source: Haringey archives Scheme 3: 7-storey blocks sited on the most level areas of land, dated 1945 Source: Haringey archives
page 36
3. Existing site
T
AF
Proposal for the community centre Source: Haringey archives Proposal of elevations of the blocks on the Hillcrest Estate Source: Haringey archives Proposal of elevations of the blocks on the Hillcrest Estate Source: Haringey archives
DR
Scheme 4: Long 6-storey blocks, dated 1945 Source: Haringey archives Scheme 8: Version 1 of the final scheme, dated 1945. The layout is almost identical to what is present today Scheme 8: Version 2 of the final scheme, dated 1946, showing a community centre between Tedder House and
Source: Haringey archives Dowding House Source: Haringey archives
page 37
3.3 THE EXISTING SITE
The site consists of seven blocks of flats that are configured
in three typologies with small variations. Variations of the
3. Existing site
blocks are due mainly to level changes on the estate. Blocks

are named as types A, B and C as per the 1940s original
proposal for the estate. Each block type is identified on the
location plan.
The existing buildings are set within private grounds,

vehicular access is from North Hill via an adopted spine road
called Hillcrest that extends through the whole site. An
additional pedestrian access from Southwood Road also

provides Pedestrian link into the site. A number of footpaths
provide connection within the estate between the road and
FT
individual blocks.
There are three defined car parking areas, and unrestricted

parking along the spine road. The site is surrounded by a ALEXANDER HOUSE
belt of mature trees, which when combined with further
MONTGOMERY HOUSE
tree cover within the site give the area a well wooded
character. Between the buildings and trees are generous
grassed areas.
The site is situated within the Highgate Conservation

CUNNINGHAM HOUSE
Area, located in Sub Area 1, the Village Core, as defined MOUNTBATTEN HOUSE
in the Character Appraisal and Management Plan. The
Conservation Area Appraisal states that the flats at Hillcrest
are generously laid out, with the lower blocks at the front,
A
and higher blocks set within well landscaped grounds, in
contrast to the village scale and character (paragraph TEDDER HOUSE
4.4.59). Pevsners description of the estate, which was

constructed between 1946 and 1949, makes reference to
its use of the Modern architectural style and to it being
generously laid out, preserving trees from the grounds DOWDING HOUSE
of Park House, with the lower buildings at the front in WAVELL HOUSE
deference to village scale.

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Location plan Source: OS Graphics by PRP Aerial view from east Source: Bing Maps
page 38
BLOCK TYPES
3. Existing site
TYPE A TYPE B TYPE C
The existing blocks have been reviewed in depth to get
an understanding of how they function as well as their Montgomery House Alexander House Mountbatten House
architectural conception and forms. The estate has
Tedder House Cunningham House Wavell House
an architectural identity and it is important to explore
and understand the existing so that any intervention Dowding House
is considered and appropriate. This review includes
understanding the mass, orientation, layout, proportions
and architectural features.

Of the seven blocks, three (type C) contain lifts; the
remaining four blocks (types A and B) dont have a lift.
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All the blocks have a raised ground level due to their
entrances being through the staircases on half landing level.
It must be noted that, at the time of preparing this

document, the architects had limited access to some of the
blocks and none of the properties has been visited by the
AF
architects. The comments made in this section regarding the
internal layouts are all based on LBHs archived drawings.
Their accuracy has not been confirmed against the current
layout of the apartments.
Type A general mass Type B general mass Type C general mass
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Tedder House Cunningham House Dowding House
Panoramic view of the Estate, From Left: Mountbatten House, Wavell House, Dowding House and Tedder House
page 39
3.4 EXISTING BLOCKS GENERAL ARRANGEMENT
TYPE A
3. Existing site
Block type A is the smallest type. It occurs twice:

Montgomery House and Tedder House.
Both blocks are positioned on a north-east and south-west

axis with their entrances and balconies facing north-west.
The floor plan consists of a central circulation core serving

two flats - 2-bedroom and a 1-bedroom flat per floor.
The bin stores used to be located within the blocks on the

ground floors but the spaces are currently used as general
storage and bins are currently located outside the blocks.
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The roof space contains an extension of the circulation core
and chimney stacks that project above the parapet level. N
The general arrangement of the flats includes dual aspect

living-rooms on the end with bedrooms in the middle of Location Map
the block. Kitchens, balconies and bathrooms are grouped
together on the opposite side to the bedrooms.
In total there are four 1-bedroom and four 2-bedroom flats

in each of these block types. MASSING
General dimensions: 19.48m long, 7.12m wide and 12.46m high.
A
Typical floor plan diagram
DR
Typical floor plan, original architects drawing (Not to scale). Source: Haringey archives
ENTRANCE
The entrance is positioned centrally on the axes of the main elevation below the stack of
windows to the central core. It is emphasised by an oval shaped entrance canopy.
page 40
3. Existing site
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AF
BALCONIES / PATIOS
Each flat, including those on the raised ground floor, has its own balcony (including raised
ground floor flats). The balconies form a strong horizontal line on the facade in contrast to
the vertical stacking of the windows.
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chimney stack
core extension
ROOFTOP
The chimney stacks and the extension of the vertical core project beyond the roof level.
Tedder house - view form the West.
page 41
TYPE B
3. Existing site
Block type B is the medium sized type on the site. It occurs

twice; Alexander House and Cunningham House. The shape
of the block is an extended form of block type A.
The orientation of these two blocks differ from each other.

Alexander House is oriented parallel to North Hill and is the
only block clearly visible when approaching the site along
North Hill. Cunningham House is oriented in an unusual
angle almost parallel to block types C.
The floor plan consists of a central circulation core serving
FT
two 3bedroom flats per floor.
Due to level changes Alexander House contains lower

ground floor space towards the northern corner of the N
block. This space is now used as a site office and is accessed

from outside. Location Map
The roof space contains an extension of the circulation core

and chimney stacks that project above the parapet level.
The general arrangement of the flats includes dual-aspect

living-rooms on the end with links to the dining room and MASSING
the kitchen. The bedrooms are located in the middle of General dimensions: 26.9m long, 8.17m wide and 12.28m high.
the block. Kitchens, balconies and bathrooms are grouped
A
together opposite the bedrooms.
In total there are eight 3-bedroom flats in each of these

blocks. Typical floor plan diagram
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Typical floor plan, original architects drawing (Not to scale). Source: Haringey archives ENTRANCE
The entrance is positioned centrally on the axes of the main elevation below the stack of
windows to the central core. It is emphasised by an oval shaped entrance canopy.
page 42
3. Existing site
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AF
BALCONIES
Each flat has its own balcony. The balconies form a strong vertical lines on the facade in
contrast to the vertical stacking of the windows.
DR
chimney stack
core extension
ROOFTOP
There are chimney stacks and the extension of the vertical core that project beyond the
roof level. Cunningham house - view form the North.
page 43
TYPE C
3. Existing site
Block type C is the largest size block type. It occurs three

times; Mountbatten House, Wavell House and Dowding
House.
The orientation of these blocks differ from that of the

surrounding blocks; they are almost perpendicular to each
other, creating a courtyard feel to the space between them.
The floor plan consists of a central circulation core, with

two staircases and two lifts, serving four flats per floor. Each
floor consists of one 1-bedroom, two 2-bedroom and two3-
FT
bedroom flats.
Mountbatten House has, in addition, an extra lower ground N
floor storey due to level changes on the site. The architec Typical floor plan diagram
has not been given access to this space but it is assumed it is

Location Map
used as an ancillary space.
The roof top contains an extension of the circulation core,

chimney stacks and plant room, these project above the
parapet level.
The general arrangement of 1-bedroom flats in this type

includes a dual-aspect living dining room on the end with
the bedroom located behind the communal stairs and lifts.
A
a balcony is provided in front, with the bedroom tucked
behind the living-room. Kitchens, service balcony and
bathroom are grouped together on the opposite side to the
bedroom.
The 2-bedroom flat is similar to the 1-bedroom flat with

the difference being that the bedrooms and the balcony are
accessed from the dining room.
DR
The 3-bedroom flats are identical to each other. They both
have a dual-aspect living-room at the end linked to the
kitchen dining with an access to the balcony. Bedrooms
are located in a row, opposite to them are the kitchen,
bathroom and secondary balcony.
In total there are seven 1-bedroom, seven 2-bedroom and

14 3-bedroom flats provided in each of these blocks.
Typical floor plan, original architects drawing (Not to scale). Source: Haringey archives
page 44
3. Existing site
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AF
MASSING BALCONIES
7 storey block with the dimensions of 32.3m long, 8.66m Each flat is provided with two balconies. The primary balconies are
wide and 20.71m high. Mountbatten House has an extra located on the outer corner of the flats enjoying the views. They create a
lower ground floor added to a part of the footprint due to strong horizontal presence on the elevations with their concrete banding
the level differences on the site. aligning to line up with the window cills and heads. The secondary
balconies are located in the internal corners next to kitchens and
bathrooms. The corner is shared between two flats.
chimney stack
DR core extension
plant
ENTRANCES ROOFTOP
The entrances are positioned in the internal corners of the Chimney stacks, core extension and plant rooms occupy the roof level.
building mass. These are emphasised by an oval canopy
shape as well as circular windows to the core above them. Dowding house - view form the South
page 45
3.5 EXISTING BLOCKS DESIGN FEATURES
HORIZONTALITY
3. Existing site
There is a clear horizontality that has been applied to the

faades. The buildings are divided into three distinct parts:
base, middle and top. The base is denoted further by
introducing texture to the faade by using decorative brick
work. Soldier coursing is also used to divide and distinguish
each horizontal zone on the faade. The horizontality is
further reinforced by the concrete, painted white, that
forms the base and coping of the integrated balconies.
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Block type A - Tedder House - soldier coursing
A
Block type B - Cunningham House - soldier coursing and balconies.
Block type C
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Block type A Block type B
Elevations are not to scale Block type C - Dowding house - 3 distinct horizontal parts.
page 46
VERTICALITY
3. Existing site
The horizontality of the faades is restrained through the
contrasting verticality of the windows which are stacked
in a regimental order. This is further reinforced by the
equal spacing between the windows and the limited
number of window typologies that have been used
throughout the development. Windows are generally
Georgian style sash and are painted white providing
highlights against the darker red brickwork faades.

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AF
Block type A - Tedder House - western facade
Block type B
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Block type A Block type B Elevations are not to scale Block type C - Dowding House
page 47
CONCRETE FEATURES
3. Existing site
In addition to the white

windows, all the concrete
features on the facade are
in white. These include
the base and coping of
the integrated balconies,
the refuse chutes and the
entrance canopies. Together
with the fenestration, these

features soften the vast brick
faades and help animate
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Block type A - Montgomery house - balconies
the elevations.
A
Block type C
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Block type B - Cunningham House - balconies and entrance
Elevations are not to scale Block type C - Mountbatten House - balconies
page 48
ENTRANCES
3. Existing site
The entrances are clearly marked and highlighted as key
features.
Block types A and B have grander curved features that form

canopies over the entrances as well as highlighting the block
name.
On block type C, a smaller curved feature canopy is used

together with feature brickwork which frames the entrance.

Five stacked circular windows above the entrance of block
type C also help to distinguish the entrance on these blocks.
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Block type A - Montgomery House - entrance
In all cases a degree of grandeur is apparent at the
entrances.
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Block type B - Cunningham House - entrance
Block type C
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Elevations are not to scale Block type C - Dowding House - entrance
page 49
DECORATIVE FLOWER BOXES
3. Existing site
Another key feature highlighted on the facades are

cantilevered concrete flower boxes. These can be found on
both type A blocks and on the western facade of Alexander
House (block type B).
On block type A (Montgomery House and Tedder House) the

flower boxes serve the bigger flats - 2-bedroom flats except
the ones on the top floors. In Alexander House each flat is
provided with one flower box.
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Block type A
A
Block type A - Tedder House- decorative flower boxes.
DR
Block type B Elevations are not to scale
Block type B - Alexander House- decorative flower boxes.
page 50
FEATURE BRICKWORK
3. Existing site
Brick details and concrete decorative features make some
of the elevations quite special and add interest to the
repetitive and regular elevations. These are predominantly
used on the ground and the first floors of block type C.
Feature brick bands run along the building on the ground

floor forming and reinforcing the presence of the base.
Additional emphasis is given to the entrances where the

pattern changes. Further brick features appear on the top of
block type C.
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Types A and B contain a limited amount of soldier brick
course on the top floor.
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Block type C - Dowding House
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Block type C - decorative brick work. Elevations are not to scale Block type A - Tedder House. Block type C - Mountbatten House
page 51
3.6 CURRENT ACCOMMODATION AND DENSITY
The existing blocks provide 116 flats for a mix of Council
(LBH) tenants and leaseholders. 50% of the existing
3. Existing site
properties are three bedroom flats. The remaining 50% is

divided equally between one and two bedroom flats.
The split between the tenure is approximately 60% LBH

tenants and 40% leaseholders.
The overall density of this site area is 2.2 hectares including

the SINC. The density is 52.7 dwellings per hectare.
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1 Bed Flat 2 Bed Flat 3 Bed Flat Total
Montgomery House 4 4 8
Tedder House 4 4 8
Alexander House 8 8
Cunningham House 8 8
Mountbatten House 7 7 14 28
Wavell House 7 7 14 28
Dowding House 7 7 14 28
Total 29 29 58 116
A
Tenants 69
Leaseholders 47
Accommodation schedule of the existing properties Source: information provided by LBH

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page 52
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page 53
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SITE ANALYSIS AND CONCEPT HILLCREST ESTATE 3. Existing site
3.7 TOPOGRAPHY
One of the unique characteristics of the site is the change in
topography. The highest points of the Site are at its centre,
3. Existing site
where the loop on the spine road begins, and at the point of
access to the disused car park. The rest of the estate slopes
down towards the SINC and the northern boundary. The
lowest parts of the Site are the two parking areas close to
the northern boundary.
In addition to the general topography there are localised

raised mounts with footpaths sunken into the grassed
landscape.
Within the diagram opposite the lighter shades indicate
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higher areas. It must be noted that areas outside the
site boundary may not be accurate due to merging of
information, OS and topographical survey. Section A - A
A
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Section B - B
Section C - C
page 54
3. Existing site
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AF
DR
Site topography Source: OS + 3D contours - www.promap.co.uk + topographical survey
page 55
3.8 GROUND CONDITIONS
A phase 1 desktop soil investigation was carried out by The deepest borehole, BH1, encountered water within the
Ground Engineering in August 2014. This was followed by a Claygate Member at 13.30m depth, which rose to 11.40m
3. Existing site
phase 2 ground investigation. The summary of both reports before drilling was resumed fifteen minutes later, and then
is outlined below: again shortly after it had been sealed out by the casing. The
second ingress was at 14.20m depth and this strike rose
PHASE 1 DESK STUDY REPORT to 12.40m before boring recommenced. Water was sealed
out of the hole by the casing in the London Clay at 19.00m
The site is underlain by Secondary (A) Aquifers, the Bagshot depth, and the hole was dry on completion. The removal of
Formation and Claygate Member. These in turn overlie the the casing resulted in a water level of 8.80m below ground
Unproductive stratum of the London Clay formation. level.
Based on the topography of the site area the direction of Water levels in the BH1 standpipe was recorded at 8.07m
near surface groundwater and surface water flow would to 8.21m below ground level, about 114.5mOD, during
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locally be from south to north. the monitoring period in June, July and August 2014. The
10.00m deep standpipe in borehole WS4, which was located
Historic maps (1864 1950) show the presence of a small within the higher ground within the central, eastern part of
pond within the Site, between the current Mountbatten the site, was dry on the six occasions that it was monitored.
House and Alexander House. Ponds were also present
beyond the site boundaries; approximately 60m to the Should any development occur on this Site, foundation
west, as well as 110m and 140m to the north, and 80m to excavations on the Site may well encounter water perched
the north-east. The largest pond was located approximately within the made ground and soils at a shallow depth, as
180m to the south. By 1935 none of the above ponds was was recorded in the two trial pits adjacent to the existing
identified on maps and it is assumed that they were infilled buildings. This would depend on the time of the year the
and built over. construction took place. Groundwater levels within the solid
geology strata at depth were recorder at about 8.1m below
The site is not within a Zone 2 or Zone 3 flood plain, as ground level in BH1, some 114.5mOD.
indicated by the Environmental Agency flood maps.
A
In the event that foundation excavations encounter
On the other hand, the site is located within an area with perched water they will need to be dewatered by screened
susceptibility to clearwater flooding from unconfined sump pump techniques. The clay of the Claygate Member
aquifers, and a limited potential for granular flooding. may be regarded as highly susceptible to loss of strength if
inundated with water.
PHASE 2 GROUND INVESTIGATION REPORT
Water was met in both of the shallow trial pits at 1.30m Within any proposed scheme, if a basement is proposed as
(TP2) and 1.60m (TP1). The water levels rose within the part of the development, a Basement Impact Assessment
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excavations to stand at 1.10m and 1.55m, respectively. will need to be produced, in order to identify the
construction method and limitations to be applied for any
The four window sample boreholes were dry during and on basement development. N
completion.
Borehole position. Based on Phase 2 Ground Investigation Report, ref.No. C13269A provided by Ellis & Moore Source: Ground Engineering August 2014
KEY:
BH/WS (Borehole and Window Sample)
TP (Trial Pit)
page 56
3.9 WATER LEVELS
As identified within the Ground Conditions section, Where basement areas were proposed within new building If a basement was proposed as part of a development, a
excavations on this site would most likely encounter blocks, the main structural walls of the basement structure Basement Impact Assessment is to be produced in order
3. Existing site
groundwater perched within the made ground and soils would be formed using contiguous piled walls. The internal to identify the construction method and limitations to be
at shallow depth. This will be highly dependent on the time tanking of the basement would then be achieved using applied for any basement development. This assessment
of the year any development took place, and the prevailing a waterproof concrete basement slab and facing walls. If would relate the basement proposals to the hydrology and
weather conditions during this time. In the event that such groundwater was found to be significant and likely to cause hydrogeology of the Site, along with the surrounding areas.
groundwater were encountered, excavations would need to issues during construction, it may be advisable to use a
be dewatered by screened sump pump techniques. secant piled wall instead.
Due to the ground conditions and proximity of trees, we Where underground car parking is anticipated, the facing

would anticipate that new development building blocks wall should be sufficient protection against ingress of
would be founded on continuous flight auger (CFA) water. In areas where the basement was to be used for
piles. Foundations of this type should not be affected by residential or storage purposes, a cavity drain system would
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encountered groundwater. be recommended to ensure that internal areas remained
adequately dry.
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Hillcrest Estate
DR Hillcrest Estate
Figure 2-1: LB of Haringey- watercourses Hillcrest site highlighted Source: Haringey Council Strategic Flood Risk Assessment - March 2013 Figure 2-2: LB of Haringey- Channel Type Hillcrest site highlighted Source: Haringey Council Strategic Flood Risk Assessment - March 2013
page 57
3.10 ECOLOGY AND WILDLIFE
Landscape Planning was commissioned by LBH to undertake development for the benefit of local biodiversity via the
an assessment of the habitats and the potential likelihood implementation of a landscape scheme that incorporates
3. Existing site
of protected species that might materially impact on any native and wildlife friendly species. The inclusion of bird
proposals. and bat boxes should also be considered as part of any
future development even if this is not required as part of
The commission included relevant desk-based surveys a mitigation scheme.
in order to ascertain whether the site has conservation
designation or known records of protected species locally.
The commission also included identifying and making
recommendations for any future surveys required to
satisfactorily inform a Planning decision.

7
A Preliminary Ecological Appraisal / Phase 1 Habitat Survey 6
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was undertaken by Landscape Planning consultants in April
2014 to identify and map habitats on the estate, and to
identify the potential opportunities for protected species to
8
inform the need for additional specialist surveys.
PROTECTED SPECIES
With regards to potential for protected species, the site
shows potential to support nesting birds, foraging and
commuting bats, and roosting bats associated with the
scattered trees, wooded area and features present on the
exterior of the buildings. There are no other habitats on or
immediately adjacent to the Site that shows potential to
support any other protected flora or fauna. 5
A
In order to comply with relevant legislation and Planning 9
policy, the following recommendations are made by the 10
consultant should any proposal be pursued:
4
Any tree works to be undertaken outside of the breeding 3
season, or a nest search should be undertaken by an

11
ecologist immediately prior to works commencing; KEY: 2
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Reptile presence / absence surveys to be undertaken Survey boundary
between March and September, focusing efforts in the
woodland and the ephemeral / short perennial habitats; SINC boundary
Depending on any proposed development, access to the Semi-natural broad-leaved woodland

soffits may be required to ascertain whether they are
suitable for roosting bats; Broad-leaved tree 1
Depending on any proposed development, affected

Amenity grassland
garages and outbuildings will require an internal 12
inspection to establish whether bats are roosting within Ephemeral/short perennial vegetation
the structures;
Ornamental planting
A bat activity survey to be undertaken at the site to
establish foraging activity and to inform suitable lighting Concrete/gravel hardstanding
design and mitigation;
Building
A series of emergence / re-entry surveys should be
undertaken if any works are to be undertaken to the Street light
residential blocks, garages, outbuildings, woodland and
any tree works or removal in relation to roosting bats; #
Target note
It is recommended that the site to be enhanced post Source: Preliminary ecological appraisal - Landscape Planning
page 58
TARGET NOTES FROM PRELIMINARY ECOLOGICAL HIGHGATE TUNNELS BAT PROJECT This project has involved the construction of various
measures inside the tunnels to provide optimal habitat for
APPRAISAL
3. Existing site
The Highgate Tunnels Bat Project involved the creation bat hibernation and roosting and improvements in security.
1. Fully mature, dead standing, Horse Chestnut. Anecdotal
of a new bat hibernation site in disused railway tunnels This has been delivered as a partnership project between
evidence suggests that a bat roost is present within the
at Highgate Station approximately 200m to the north of LBH, Transport for London and the London Bat Group, and
stem. Numerous holes, crevices and dead wood offering
Hillcrest. funded mainly by the SITA Trust.
optimal habitat for roosting bats.
2. Area of ephemeral/ short perennial. This area was The tunnels have proved successful as Natterers,
covered in a layer of bark, offering sub-optimal habitat Daubentons and Brown Long-eared bats are found to be
for reptiles on site. roosting within them.

3. Fully mature Lime, large cavity present. The cavity
and small holes present offered suitable bat roosting
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potential. SINC at pedestrian entrance to the site
4. Outbuilding situated close to the eastern site boundary,

had lifted lead between the roofing felt and the wooden
soffit. The lifted lead and large gap in wooden soffit
offered the potential for use by roosting bats.
5. A window located on the south western aspect of a
AF
residential block, located close to the eastern boundary.
There was damage to the brick work beneath the
window frame, along with brick damage to the right of
the window.
6. Disused fox earth located off site on the northern earth
bank, which surrounds the boundary of the site.
7. Early mature Sycamore trees, located beyond the Disused car park space
northern site boundary, which over hang the site. These
trees had dense Ivy growth on the stems.
8. The structures, located on the roof of the residential
blocks, have wooden soffit suitable for roosting bats.
9. A group of early mature to semi-mature Sycamore, many
of which offered various holes and crevices suitable for
bat roosting.
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10. Garage situated towards the west of the site. The roof
appeared well sealed, however between the wooden
garage doors and the concrete frame there was a gap,
enabling potential access into the internal structure of
the garage.
SINC from outside the estate (The Park)
11. Fully mature Lime, a predominately hollow stem at the
base, with numerous crevices and holes apparent higher
on the stem.
12. Outbuilding thought to be an electrical sub-station
outbuilding. Flat roof, brick built, well-sealed building, KEY:
with no apparent holes or crevices. High bat foraging activity
Light bat foraging activity
Highgate Tunnels Bat Project
N SINC
SINC from outside the estate (The Park)
page 59
3.11 TREES
TREE CLASSIFICATION
3. Existing site
A survey of trees across the estate and in the SINC was

undertaken by Landscape Planning Consultants in April
2014 and September 2014 respectively. The survey
has categorised the trees in terms of their quality, in
accordance with British Standard guidelines. The categories
are:
Trees unsuitable for retention (Category U)

Trees of High Quality (Category A)

Trees of Moderate Quality (Category B)
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Trees of Low Quality (Category C)
ROOT PROTECTION AREA

The survey data is used to define Root Protection Areas
(RPAs) around each tree. RPAs are a design tool used to
identify the potential impact of a development proposal on
the trees.
A
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Tree survey diagram Source: OS - Promap, Topgraphical survey, Arboricultural Survey
page 60
3.12 LANDSCAPE AND OPEN SPACE
The Hillcrest estate is set amongst mature trees and
bordered by SINC. The buildings sit within neat grass
3. Existing site
areas with an array of trees of varying maturity. There are
currently no defensible spaces around the buildings, which
are serviced by a network of footpaths.
The estate layout currently sits well within the mature

landscape. Some of the trees on the Site require
maintenance as they are in poor health.

ON-SITE MOVEMENT
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The Hillcrest Estate edges are defined by public routes.
However the site has only one vehicular access. This is
located along the sites western edge along North Hill Road.
There is a formal pedestrian access along Southwood Lane

and there is also an informal access along The Park.
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North Hill Road acts as a primary road and bus route with
two bus stops with Southwood Lane and The Park being the
secondary access for the area.
There are a series of dead end paths behind the blocks and a
few informal paths in-between.
The dead-end routes offer access to formalised parking

areas.
DR
KEY:
Site Boundary Tertiary Access Paths
Primary Roads Informal Paths
Secondary Roads Bus Route
Vehicular Roads within Bus Stop

the estate
Vehicular access to
Pedestrian Public the site
Pathway
Primary Pedestrian Pedestrian access to
Links within the Site the site
Secondary Paths within Informal access to
the site the site On-site movement diagram
page 61
ZONES OF ACTIVITIES WITHIN
3. Existing site
HILLCREST
There are various zones of activities within the public realm
of Hillcrest. The SINC that faces The Park and Southwood
Lane is of ecological value and adds a rustic feeling to the
area. One parking area sits adjacent to the SINC, and the
other, at the back of Alexander House and the active zone.
Open spaces lie at the north-eastern corner of the Site next
to the SINC at the back of Dowding House and Wavell House
as well as around Montgomery House , Cunningham House

and Tedder House.
FT
The fronts of the blocks have a various types of open space
and a lack of defensible spaces. The area as one approaches
the estate in between Montgomery House and Cunningham
House is aesthetically pleasing with some well-maintained
planting.
There are two areas of active zones: A kick about area

located between Alexander House and Mountbatten House.
The kickabout area is laid on a slope but conversation with
a few residents suggests that it is well used and appreciated
by all the children of the estate.
The other semi-active zone is the area in front of Tedder
A
House and Cunningham House where picnics and passive
recreation and leisure activities take place.
KEY:
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Landscape zones diagram
page 62
3.13 PLAY FACILITIES
The current play facility on site is an informal kickabout area.
The photograph shows the current condition(January 2015)
3. Existing site
of the kickabout area. It is on a slope with levels ranging
from +123.68 to +126.03. However it is a well used space.

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Currently the only play feature is a kick-about area
AF
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Section through kick-about area. Size of the area - 22m goalpost-to-goalpost x 12m wide
page 63
3.14 SITE BOUNDARIES
The site is enclosed by variety of boundary types
including timber and concrete fences or concrete and
3. Existing site
brick walls. Over time some of the fences have been

replaced and in some parts have created a patchy
look. Brick and concrete walls are mainly retaining 6
walls for the raised landscape behind. The diagram
below provides indicative locations of the boundary
types. 5
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4
A
11
9
10
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2
11 10
1
1 2 3 4 5 6 7 8
page 64
3.15 LIGHTING
The Site contains a number of lamp posts scattered around
the grounds. The locations of the lamp posts are shown in
3. Existing site
the diagram below, based on information received from the
topographical survey and site visits. Entrances to the blocks
are also provided with lighting. The status of lighting on the
estate needs further investigation.

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AF
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Lamp post within the estate Existing lighting diagram Source: Topographical survey
page 65
3.16 CAR PARKING
The Site is surrounded by three CPZs as outlined in Section
2.3. The main road entering the site is adopted highway
CAR PARKING SURVEY
3. Existing site
but there are no restrictions on parking. Parking takes place A car parking survey was undertaken on 23 October 2014 by A number of comments were received in the survey data
on the adopted highway and private areas of the site. The KM Traffic Surveys. Their role was to undertake a survey to relating to the following:
majority of parking on site is informal without marked bays the brief provided by PRP Transport on behalf of the client.
and results in tightly grouped parking. Site works were being carried out due to Decent Homes
The brief required the following surveys and observations: works to the existing apartment blocks. This resulted
As there are no parking controls in this area, it is possible in some parking spaces being unavailable. Site work
that those who are not residents may seek the site as an A standard Lambeth methodology parking survey (The vehicles were noted and recorded where possible
opportunity to park when parking controls locally would Lambeth Methodology is well respected within the transport
A number of vehicles, especially in the morning, enter
planning industry and is routinely used across London to
otherwise prevent them from doing so.

and leave the site, possibly as they were unable to obtain
support parking statements in relation to planning matters)
Based on the visible parking pressures on site, and lack a parking space.
to be undertaken between 04:00 and 19:30.
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of parking controls that could result in parking from non- That the estate can reasonably accommodate parking Zone A
residents, it was determined that a parking survey should be The recording of vehicle registration details of parked levels around 80 cars, however above this figure
undertaken to establish parking levels on site overnight and vehicles to provide duration of stay information. additional parking occurs in inappropriate locations.
throughout the day.
A traffic movement survey at the junction of B519 North The parking survey as undertaken has been provided to LBH.
Hill and Hillcrest including the recording of number plates Further assessment of parking on site will be required to
between 06:00 and 20:00. fully understand parking issues in this area. This will likely
result in an additional parking survey which will also include
Observations on pedestrian movements to and from parked a larger area incorporating local streets.
vehicles and if these appear to be individuals parking who
do not live on site.
The survey divided the site into five areas where parking
takes place. The parking was observed in these areas at
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regular intervals and recorded.
Zone B
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Zone C
Zone D
page 66
3. Existing site
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Examples of indiscriminate parking (Examples of parking without due care)

Plan showing areas used for parking within Hillcrest Estate Source: OS Graphics by PRP.
Source: Photos provided by KM Traffic Surveys.
page 67
4. CONSTRAINTS
4. Constraints
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Within this section the key constraints that would
affect any potential development have been reviewed.
The key constraints have been based upon the
analysis undertaken and various discussions with
the consultant group and officers from the Haringey
Council as well as concerns outlined by
the residents.
page 68
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page 69
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SITE ANALYSIS AND CONCEPT HILLCREST ESTATE 4. Constraints
4.1 OVERLOOKING (20M)
The overlooking distances from the existing blocks would planning guidance for privacy has been concerned with can limit the variety of urban spaces and housing types in Further discussions need to be carried out with LB Haringey
have a major role in identifying the right location for any achieving visual separation between dwellings by setting the city, and can sometimes unnecessarily restrict density/ Planning team to confirm.
4. Constraints
new development. a minimum distance of 18-21m between facing homes it will often be beneficial to provide a set-back or buffer
(between habitable room and habitable room as opposed to where habitable rooms directly face a public thoroughfare,
The coloured areas represent the 20m distance. This seems between balconies or terraces or between habitable rooms street, lane, or access deck, Privacy is also an important
appropriate for this analysis based on the quote below from and balconies/terraces). There can still be useful yardsticks consideration in the design of private open space.
Housing SPG(Nov 2012) page 70 which states:In the past, for visual privacy, but adhering rigidly to these measures
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page 70
4.2 SINC 4.3 TREE ROOT PROTECTION AREAS
SINC is a local designation and not a statutory one (i.e. The SINC on Hillcrest site is considered a constraint. The existing trees are real assets of the estate and any
metropolitan or borough importance). Local Sites are Sites However there are areas within the SINC, particularly the new proposal should consider retaining as many trees as
4. Constraints
of Local Importance for Nature Conservation but are not southern area that is not fully vegetated. This includes the possible.
legally protected, hence they are material for planning disused car parking area. There may be the potential to
consideration only. The planning system however should develop the land or provide a car park or play facility. The diagram below shows category A, B and C trees
aim to contribute to and enhance the natural and local including the Root Protections Areas (RPA). Category U
environment. trees are not included in this diagram. See section 3.12 for a
description of tree categories.

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page 71
4.4 SPINE ROAD 4.5 STATUTORY SERVICES
The spine road in the middle of the estate is considered a Sub-surface scans were carried out in September 2014 by There are currently two substations on the site. Substation
constraint, mainly because the access to the existing blocks Infotec and organised by Ellis and Moore. The findings were number 1 is located behind Alexander House and substation
4. Constraints
is required at all times and it is an adopted road. compared with the desktop underground services search number 2 is located behind Tedder House close to the
provided by Mendrick Waring in March 2014 to identify the Park Walk within the SINC. From the site visits it seems
In addition the spine road provides parking opportunity nature of the underground survey findings. that substation number 2 is not operational. Further
along its whole length that is currently intensively used by investigations will need to be carried out to clarify this,
residents. The existing underground services run mainly along the should any development be considered.
spine road and also diagonally across the estate. At this
It is therefore considered sensible that any proposal retains stage it is anticipated that the services would not impose
this road. In addition the roads are adopted and any changes critical constraints on the selection of new development
may cause complications and affect financial viability
sites, they can be relocated if they conflict with the potential

development sites.
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KEY:
Site Boundary
Foul Water Sewer
Surface Water Sewer
Communication Service
Electricity Service
Water Service
Gas Service
BT
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Unidentified Service
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page 72
4.6 SUMMARY DIAGRAM FOR POTENTIAL DEVELOPMENT SITES
An overlay of all the key constraints shows clearly which Based on this diagram and evaluating the key constraints
parts of the site are the least affected and are likely to have that have been identified, three potential development
4. Constraints
some potential for development. areas may be considered further.
These three areas are identified and described below as

Sites 1,2 and 3.

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SITE 1
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Currently used for parking, this area could be
used for developing a block of flats or play and
amenity space. The car-parking spaces would
need to be relocated. Some of the trees on the
SINC might need to be cut back.
SITE 3
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This site is a sloped piece of land currently used as
an informal kick-about area. This space, between SITE 2
Alexander House and Mountbatten House,
The former car park that is currently part of the
provides an opportunity to create the largest
SINC, is a relatively flat piece of land which could
footprint for development of the three sites.
be used for developing a block of flats or play and
Some of Category B and C trees would need to be
amenity space. Some of the tree crowns might
removed to make this site available.
need to be cut back.
page 73
5.
5. Development opportunities
DEVELOPMENT OPPORTUNITIES
Three sites are identified as potential land for development.
Each of the three sites has its specific constraints and
opportunities.
While it is understood that additional development on this

site could affect and potentially threaten the current feel
of the estate, a new development could also have benefits
including:
Much needed additional affordable homes designed

and built to Mayors Housing SPG and the latest housing
standards. Lifetime Homes standards will be applied

to all new homes. The ground floor properties will be
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designed to Wheelchair Accessible standards to meet the
London Plan requirements for 10% wheelchair accessible
accommodation for disabled or elderly residents. As part
of new housing standards more adequate outdoor spaces
(balconies) will be provided for the new properties.
Equivalent of Code for Sustainable Homes Level 4 or
above will be applied to any new development. This
would provide elements such as sustainable drainage,
highly insulated homes, potential renewable energy
to reduce the demand for fossil fuels. Adequate bike
storage would mitigate the reduced level of parking
spaces.
The immediate landscape around the new blocks could
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also be developed, which would improve the existing
access routes, refuse and recycling facilities, lighting and
security of the estate.
Safer and more-efficient car-parking throughout the
estate
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Potential development sites
Source: Google Earth Graphics by PRP
page 74
Potential development sites in 3D viewed from north
SITE 2
SITE 3
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SITE 1
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SITE ANALYSIS AND CONCEPT HILLCREST ESTATE 5. Development opportunities
5.1 FEEDBACK FROM WORKSHOP AND DROP-IN EVENT WITH RESIDENTS

The existing site analysis was presented on formatted A model of the existing site was provided at a scale of
A0 boards to the residents of the estate at a workshop 1:500, showing the existing and surrounding buildings as
and drop-in event on 9th Decempber 2014. The following schematic mass in a wood material. New potential blocks
subjects were included within the presentation boards: for each of the three sites were made from frosted acrylic
to represent potential scales of development . Possible new
Transport and Car Parking blocks were made in 3, 4 and 4.5 storeys for each site. The
Nature and Wildlife purpose of this model was to provide an opportunity for the
residents and the architect to discuss the existing estate and
Trees use the removable blocks to test the different height options
Open Space for each of the identified sites.
Play The model produced some initial feedback from residents

History and Creation of Hillcrest about the merits of developing the respective sites. Some
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residents suggested that development of residential block
Heritage Assets
on Site 1 was less desirable due to the possible impact on
Urban Context the residential blocks outside the estate and the proximity
to the existing 7-storey blocks. These residents suggested
Existing Blocks - General Arrangements
that Site 1 was probably more suitable for a new informal
Existing Blocks - Design Features play area benefiting from high levels of overlooking by the
Constraints and Opportunities existing blocks.
Sustainable Development Site 2 was also discussed. There were suggestions that this
PRP Architects and the consultants who provided the may be used as a new car parking area or informal play
material for the above subjects were present at this facility.
workshop. The consultants areas of expertise included
Most felt that due to is scale site 3 seemed to be most
heritage, ecology, arboriculture, landscape and transport.
appropriate for a residential block. However the loss of
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A small number of residents attended the workshop and informal play area remained a major concern to residents.
some comments were made to consultants and Haringey
Although the residents did provide feedback on the
Council officers through one-to-one conversations. A team
potential sites, they clearly stated that in general they
from Homes for Haringey was also present to collate written
opposed development on Hillcrest at this stage.
feedback from the workshop session.
The workshop session proved to be positive and informative
and provided the design team useful feedback which
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could be used to develop design options at a later stage.
The following section explains the thinking behind the
suggested design and three new residential blocks for the
sites influenced by the feedback from workshop and drop-in
session, as well as input from other consultants.
Workshop event on 9th December 2014
page 76
Existing site model
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page 77
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5.2 CONCEPT PROPOSAL

Following detailed analysis of the Site and the consultation
event, concept proposals were developed. It is considered
that each of the three sites could accommodate a block
of flats. Blocks 1, 2 and 3 are proposed for Sites 1, 2 and 3
respectively.
The proposed blocks attempt to follow and complement

the existing blocks footprint and forms. Block footprints
follow a standard form of simple rectangles, joined and
sliding along an axis This configuration allows individual
flats to then be contained within the resulting geometry.

Flats benefit from dual aspects and the layout allows views
within and from outside of the estate to be explored. The
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new blocks will provide an opportunity to add to the active
frontage on the ground floor.
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Existing site marked with potential development sites
page 78
PROPOSED RESIDENTIAL BLOCKS DESIGN OPTIONS
Utilising the consultants analysis of the site and their
SITE 1 SITE 2 SITE 3 recommendations and having had some input from the
Block 1 follows the orthogonal relationship between Block 2 is located entirely on the rough grassland area of Block 3 is located behind Alexander House on the sloped
residents, a series of options are proposed to compare the
Mountbatten, Wavell and Dowding House, completing the the SINC, perpendicular to Cunningham House. This site is land currently used as an informal kick-about area. As a
potentials between the sites in order to identify the most
open square in the centre. Due to the location and close relatively flat but only a very limited footprint is applicable result of introducing this block, three existing trees (one
beneficial proposal. Three options are considered:
proximity to the northern boundary and potential impact on between the 20m overlooking limit and the existing trees. category B and two category C) would be removed. This
the Highgate Conservation Area to the north, it is suggested This result in the smallest block, with two flats per floor (a site is the largest of all the sites and could accommodate a Option 1: Residential blocks on all the three sites.
that any height block here is limited to three storeys. 1-bedroom and a 2-bedroom). The height limit is restricted block with four flats per floor (two 1-bedroom, a 2-bedroom
to four storeys to reflect the height of the existing blocks on and a 3-bedroom). The height limit is to be four storeys Option 2: Residential blocks on Sites 1 and 3. The relocation

This block contains three flats per floor (two 1-bedroom and site and respect the listed building on Jacksons Lane (Bank with an additional setback floor on the roof level. The of the Informal play on Site 2.
a one 2-bedroom). The total new accommodation is eight Point Cottage) and the properties along Southwood Lane. overall height provides an interface between the height
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flats (five 1-bedroom, three 2-bedroom). On the ground The total new accommodation is eight flats (five of Alexander House and Mountbatten House. The total Option 3: Residential blocks on Sites 2 and 3. The relocation
floor, a one 1-bedroom flat is replaced with an integrated 1-bedroom, three 2-bedroom). new accommodation is 18 flats (eight 1-bedroom, five Informal play above a car park on Site 1.
refuse and recycling facility and bicycle storage room which 2-bedroom, five 3-bedroom).
is accessed from outside. A full-width balcony is provided The refuse and recycling facility can be provided on
for each flat. The roof space could be used as communal the ground floor by replacing the 2bedroom flat with a Due to the site levels dropping at the top end of this site it
amenity space for the residents of the block or as a green 1bedroom flat. Bicycle storage needs to be provided outside may be possible to provide an undercroft car park for this
roof. the block. A full width balcony is provided for each flat. The block. The refuse and recycling facility and bicycle store
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roof space is be used as communal amenity space for the are provided on the lower ground floor towards the north
residents of the block. end of the block next to the entrance of the undercroft car
park. A full width balcony is provided for each flat. The roof
terrace provides further amenity space for the penthouse
apartments. A green roof can be provided for penthouse
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Block 1 on site 1 Block 2 on site 2 Block 3 on site 3
page 79
CHANGES TO THE EXISTING SITE The outdoor areas immediately around the potential new
blocks provide an opportunity to create quality, well-lit and
The existing site plan would need some reconfiguring to easily-accessed defensible space which is currently missing
accommodate development. This would include rearranging from the existing blocks. All new properties would have
the spine road and car parking, removing a few trees, full-width balconies compliant with the space standards of
relocating the refuse bins for the existing blocks, and London Housing design Guide (LHDG). In addition, amenity
relocating the informal kick-about area. The extent of the space or private amenity space for penthouse apartments
changes would vary depending upon the intervention could be provided on the roof of the new blocks or
proposed. alternatively green roofs.
Some of the existing amenity space (proposed site 2 and 3) Based on any intervention, some of the existing parking
would be lost to accommodate the new blocks. However the spaces would need to be relocated. The existing parking
quality of the current amenity space in these two locations behind Mountbatten House needs rearranging and tidying
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is not fulfilling its potential. Any loss could be balanced up to make better use of the space. Underground car
by improving the amenity on the rest of the estate. The parking may be provided on Sites 1 and 3 subject to further
informal kick-about area could be relocated to a more technical assessments and financial viability. Further parking
suitable location, with adequate overlooking by existing and spaces may be provided along the old road leading to the
new blocks. disused car parking on the SINC.
Overall the aim is to retain the number of the existing

surface parking spaces by relocating them around the estate
and using undercroft car parking spaces to service the new
properties.
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Existing site around Site 1
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Existing site around Site 3 Existing site around Site 2
page 80
5.3 FURTHER IMPROVEMENTS
LANDSCAPE, AMENITY AND PLAY
There are numerous environmental improvements and PLANTING STRATEGY should be improved following the Secured by Design
designed options that may be implemented on the estate. principles. The provision of secure fencing around the site
The planting vision may extract the maturity of the SINC
could be explored and reviewed with residents.
The potential proposal may be to create a compact and, where possible, planting should be selected to provide
network of spaces (both public and private), a legible colour, texture and diversity. Consideration should be given As part of the overall estate improvement bike stands,
public realm with pedestrian friendly accesses and to seasonal variety in planting, maintenance, the safety of seating and informal toddlers play area that is in keeping
ecological enhancements. This may be addressed through children and sunlight and shade. with the natural feel of the site could be considered.
a combination of hard and soft landscape interventions as
There are also opportunities for food growing and vegetable

well as tree/shrub planting and bulb planting areas. The refuse and recycling storage facilities could also be
gardens should there be interest from the community. reviewed with a view to improving the overall facilities on
The landscape objectives may include: site.
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LIGHTING STRATEGY
Creating a sensitive landscape that is in keeping with the The Sites overall lighting should be reviewed and proposals SINC MANAGEMENT
setting of the Site and SINC that are sensitive to the presence of bats should be SINCs represent a legacy of good management and rely
Maximising visual and recreational amenity of private investigated. upon continued stewardship by landowners and managers.
communal areas Designating a site as a SINC helps raise awareness of its
DEFENSIBLE SPACES importance for wildlife and makes it a focus for nature
Providing a pedestrian friendly streetscene
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Adequate defensible spaces need to be provided to conservation.
Providing defensible spaces to each block where possible provide privacy to the residents and therefore particular
Providing a purpose-built kick-about area attention should be given to providing a variety of boundary A habitat management plan would help to ensure that
treatment. these sites are maintained in good condition and therefore
Creating safe and well-overlooked areas and proviing a SINC management plan could be developed to encourage
planting buffers where possible SITE WIDE IMPROVEMENTS conservation initiatives.
Making the neighbourhood a safe, attractive and The boundary treatment provisions for the overall estate
accessible place to live in with a variety of high-quality
usable spaces.
Embracing the level differences and creating interesting
spaces by carefully detailing terraces
Maximising the biodiversity value of planting proposals
Responding to microclimatic variations caused by the
nature of a new development
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Improving links to adjacent habitats as part of green
infrastructure and biodiversity improvements
Responding to the character of the area
Encouraging innovative and environmentally sustainable
designs
Defining key public spaces and a stronger public/private
distinction
Integrating details into the design and style of any
development
Potentially providing a secondary stepped pedestrian link
to the north of the site (behind Wawell House) to provide
closer links to Highgate underground station.
All of the above potential options would need to be
assessed within the context of financial viability.
Some ideas for newlandscape and play elements for areas around the existing buildings
page 81
5.4 OPTION 1
This option includes all three block (1, 2 and 3). The blocks
are 3, 4 and 4.5 storeys respectively. The total number of
new properties is 34 flats.
In this option the central open space is modified to

accommodate a new informal play area in the middle of the
site where the loop of the spine road is located. The car park
at the rear of Mountbatten House (Zone C) is rearranged
to provide a defined row of parking spaces and the road is
extended to the front of Mountbatten House to link with
the spine road. New soft landscape is provided around the
rear of Mountbatten House to provide a buffer zone and
screening to the car park between the flats. This option also
considers an underground/undercroft car park under Block 1
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and the new play area. The site levels allow for the provision
of a small ramp behind Block 1 leading to an underground
car park.
The footpath leading to Block 2 is widened to provide car

access to Block 2 as well as a few car parking spaces. This
road follows the existing road leading to the disused car
parking in the SINC area.
The road leading to Block 3 and Alexander House slopes

down considerably, which provides the opportunity to
provide undercroft car park below Block 3. Further in-line
parking spaces are provided along this road.
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Accommodation Schedule:
1B2P 2B4P 3B4P Total

Site 1 5 3 0 8
(Block 1)
Site 2 5 3 0 8
(Block 2)
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Site 3 8 5 5 18
(Block 3)
Total 18 11 5 34
Surface Parking Spaces 73
Underground and Undercroft Parking Spaces 35
Proposed option 1
page 82
IMPACT ON TREES AND ECOLOGY
SITE 1, BLOCK 1:
The proposed block extends minimally into the RPA of three IMPROVEMENTS TO CAR PARKING AT THE REAR OF to be in order to keep all the category B and C trees within
trees: less than 5% of the RPA of one tree and less than MOUNTBATTEN HOUSE: the hard surface area. Further investigation would need to
1%of the RPAs of two other trees. The crowns of trees in be carried out to prove that this is achievable. It is possible
the SINC would need cutting back to provide clearance from The new car parking should be a reduced-dig construction
that some the category C trees would need to be removed
the building. Specific pruning proposals would need to be technique and the levels should be kept the same as the
to make the car parking area more efficient.
assessed for each tree to minimise impacts on tree health existing levels. There are one category B, four category C
and appearance. and one category U trees in this area (T46, T43, T4, T44, T74,
T8 and T45 respectively). New parking spaces would need
SITE 1, UNDERGROUND CAR PARKING AND PLAY
AREA:

Five category C trees would need to be removed in order to
accommodate the underground parking and level surface
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play area. Those trees are T52,T53, T54, T55 and T56. It is
also possible that the entrance to the underground parking
would border the edge of RPAs of trees in the SINC. Forming
the entrance would require sheet piling which would require
high access requiring cutting back of overhanging crowns.
Undercroft Car Parking. This also skirts edge of RPA of T51
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a Category A tree. The cumulative impact of undercroft car
parking and changes in hard surfacing within RPA would
need to be considered. This is all achievable subject to
existing versus finished levels for the hard surfacing.
SITE 2, BLOCK 2:
The proposed block would require the removal of: a small
dead Rowan sapling; a mature Lime tree; and part of a small
group of Holly trees. The Lime tree is considered to be in
poor condition because of decay, but is also a potential bat
roost. The crowns of trees in the SINC would need cutting
back to provide clearance from the building.
The new road to Site 2 passes through the RPA of 2 Category

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A trees T73 and T74. This would require a permeable, no-dig
construction ,which might not be adoptable.
SITE 3, BLOCK 3:
The proposed block would require the removal of: two
sapling trees, two Pear trees, a Sycamore and a Lime tree.
The Lime tree is considered to be in poor condition because
of decay, but is also a potential bat roost. The block extends
minimally (less than 1%) into the RPA of one other (off-site)
tree. The crowns of adjacent trees would need cutting back
to provide clearance from the building.
The entrance to the undercroft parking may border the edge

of the RPAs of T202 and T40. As explained regarding site 1
forming the entrance will require sheet piling. Proposed new
hard surfaces within the RPAs of T40, T201 and T202 are in
principle achievable using permeable, no-dig construction,
and would be dependent on existing versus finished levels.
Overlay of trees diagram Photographs of model with Option 1 blocks
page 83
5.5 OPTION 2
This option provides two blocks (1 and 3) as described in
Option 1. The blocks are 3 and 4.5 storeys respectively. The
total number of new properties is 26 flats.
As outlined within Option 1, the central open space is

modified to accommodate a new informal play area in
the middle of the site, where the loop of the spine road is
located. The site layout and car parking arrangement is the
same as Option 1.
The footpath leading to Site 2 is widened to provide

car access to Site 2 and includes a few in-line parking
spaces. This road follows the exact road leading to the

disused car parking in the SINC area. In this option, Site 2
accommodates a new play area which benefits from the
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relatively flat site and is overlooked by Tedder House and to
some degree by Cunningham House.
The area around Block 3 is similar to Option 1.
Site 1 (Block 1) 5 3 0 8
Site 2 (Block 2) 0 0 0 0
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Site 3 (Block 3) 8 5 5 18
Total 13 8 5 26

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Proposed option 2
page 84
IMPACT ON TREES AND ECOLOGY SITE 2, BLOCK 2: The play area surface extends into the RPA of T74, a
category A tree and would need to be a soft surface, e.g.
The play area requires removal of a similar number of trees
The comments on trees and ecology are the same as option grass or a permeable, no-dig surface.
from the SINC area as Option 1. However, there would be no
1 for sites 1 and 3.
potential conflict between the crown of T74 and occupiers
of the proposed block in Option 1.

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Overlay of trees diagram Photographs of model with Option 2 blocks
page 85
5.6 OPTION 3
This option provides two blocks (2 and 3). These are the
same as those described within Option 1. The blocks are
4 and 4.5 storeys respectively. The total number of new
properties is 26 flats.
The existing car parking at Site 1 (Zone B) is re arranged and

capped with a flat roof to accommodate the new informal
play area. In this option the loop at the end of the spine
road is retained as it is.
The areas around Blocks 2 and 3 are identical to Option 1.
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Site 1 (Block 1) 0 0 0 0
Site 2 (Block 2) 5 3 0 8
Site 3 (Block 3) 8 5 5 18
Total 13 8 5 26
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Proposed option 3
page 86
IMPACT ON TREES AND ECOLOGY Site 1, Option 3 represents a significant reduction in
potential impacts on the trees in the SINC. It overcomes
The comments on trees and ecology are the same as option potentially significant objections that options 1 and 2 would
1 for sites 2 and 3. result in heavy pruning of trees in the SINC, increasing the
permeability of the screen they provide an impact on tree
SITE 1, UNDERGROUND CAR PARKING AND PLAY health by virtue of the heavy pruning and possible effects of
AREA: sheet piling and foundation excavations on tree roots.
There are no trees to be removed in this part by
construction of the undercroft parking but it may border the
edge of RPAs of trees in the SINC. Forming the foundations

would require sheet piling which will require high access and
the cutting back of overhanging crowns.
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Some pruning may be required to raise crowns to make the
site more inviting for play and for construction purposes, but
such requirements would be less stringent than in respect of
Options 1 and 2. No significant decrease is anticipated in the
permeability of the visual screen provided by the trees in
the SINC adjacent to the play area.
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The proposed play area could be built up from the existing
concrete parking area, or this might be carefully removed
and replaced with an appropriate permeable surface, using
a no-dig construction method.
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Undercroft car park on the lower level of informal play area on Site 1 Overlay of trees diagram Photographs of model with Option 3 blocks
page 87
FURTHER INVESTIGATION ECOLOGY

Any new development will have some level of impact on Where a potential new development is located on Site 2 the protected by appropriate fencing and ground protection.
the existing estate. The impacts vary between the three following should be considered, whilst the SINC provides Regular checks would need to be carried out to ensure
development options. There is an opportunity to improve some habitat value, the habitat itself is not of a high quality, protection measures remain in place.
or to enhance the current conditions of the external being over-dominated by Sycamore, with a species-poor
environment. Should a new development be pursued and under-storey and an almost absent herb layer (I DONT RIGHT OF LIGHT (ROL)
a Planning application be submitted, a comprehensive UNDERSTAND THIS.). Whilst potential development involves Following an initial assessment of the potential loss of light
Environmental Impact Assessment would be required to a small loss of SINC area, this represents an insignificant loss to the surrounding properties (including the existing blocks
review all the impacts of development. of biodiversity. There is scope for ecological enhancement on the site) by Calfordseaden in June 2014, it was evident
through suitable landscaping of the site generally, and works
that development could be limited due to Rights of Light.

The following assessments are likely to be required if a new to enhance the remaining SINC. The Right of Light (RoL) specialist and the LBH legal team
development is considered: reviewed the available options in order to limit the impact of
In practice some local authorities, such as Bromley Council,
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RoL on any potential new development.
Daylight, sunlight and overshadowing have included within their UDP the condition that a
development proposal that may significantly affect the In summary there are four groups of properties that could
Amendments to the existing underground services (a nature conservation interest or value of a local nature
radar survey has been carried out, however no further be affected by RoL:
reserve (LNR), site of importance for nature conservation
investigations have been carried out to confirm the (SINC) or a Regionally Important Geological Site (RIG) will be
nature and capacity of the services). Leaseholders within the site boundary
permitted only if it can be shown that the reasons for the
Basement assessment development or benefits to the local community from the Tenants within the site boundary
development outweigh the interest or value of the site, or Tenants of more than 20 years tenancy
Disruptions during construction
any harm can be overcome by mitigating measures, secured
Air quality Residents outside the site boundary
through conditions or planning obligations.
Noise and vibration (initial investigations have already By reviewing the lease agreements between LBH and the
In general any new development would have some impact leaseholders it was determined by the legal team that
begun)
on the existing ecology of the estate. Removal of the trees leaseholders do not have any legal right to claim for loss of
A
The following matters have been reviewed with consultants or a reduction in canopy in the SINC and on the estate could light.
but need further investigation in the next stage. reduce habitat suitable forforaging,nesting, roosting and
commuting. Increased lighting due to additional properties The legal team also confirmed that the tenants of LBH within
OVERLOOKING has the potential to disturb bat activity. The extent of these the site boundary can only claim for loss of light if their
The Supplementary Planning Guidance (SPG) where the impacts should be reviewed in detail if a preferred option is tenancy has been longer than twenty years.
overlooking guidance comes from has recently been selected and moved forward for a Planning submission.
The residents of properties outside the site boundary can
withdrawn. LBH is going through a process of streamlining
TREES also claim for loss of light if their window has been in its
its SPDs/SPGs and will be including this within its new
DR
location for at least twenty years and new buildings would
Development Management policies, which are being LBHs UDP in relation to trees states that when unprotected
leave them with inadequate light.
consulted upon in 2015. This subject will need to be trees are affected by development, a programme of tree
revisited once the policy is approved and finalised. replanting and replacement of at least equal amenity and
ecological value and extent is approved by the council.
The proposed development sites have been carefully

selected in order to reduce the impact on the existing trees,
however some of the tree crowns and root protection areas
(RPA) would be affected. From the initial assessments it is
clear that more surveys would be needed of the bat-roost
trees that could be affected by development. The minimal
incursion into the RPAs of the trees is considered low
impact, but could be further reduced by appropriate design
of foundations and suitable construction methods.
The potential impacts of tree pruning on tree health and

appearance would need to be assessed on a tree-by-
tree basis. During development trees would need to be
page 88
DR
AF
page 89
T
6.
CONCLUSION
Following the review of the design options, each option
has its own merits. Option 1 provides the greatest total
THE WAY FORWARD
number of additional properties. Option 2 provides a more The client, London Borough of Haringey will use the options
sympathetic approach to the SINC by providing a play area and opportunities outlined within in this document to
with soft and permeable surfaces which the ecology experts assess the financial viability and appropriateness of any new
believe can mitigate effects on the SINC. Finally Option 3, development. The constraints and list of outstanding and
which uses Site 1 as car parking with informal play, is the further investigations should provide an idea of the potential
most sympathetic to the conservation area to the north. This future costs and hurdles to achieve new housing with the
option also re-provides the kick-about area in a location that minimum disturbance to the existing residents of the estate
is well overlooked. and surrounding properties.
It is felt that a modest intervention to provide additional Consultations with the residents will play a crucial role in
housing is feasible, however there are key aspects of the refining the findings of this document and exploring the
FT
characteristics of the estate that need to be considered options. The initial substance of this report was presented to
carefully. These features include but are not limited to the residents in a workshop and drop in event in December
ecology and wildlife, car parking, amenity, heritage, 2014 in order to restart the communication with the
architectural language and play. Hillcrest Estate has a unique residents, use and learn from their vast knowledge of the
identity in terms of its architectural form and language estate and the area.
which has been reviewed in the Analysis section of this
document. Any future development should consider this Should the client decide to proceed with development, a
existing language carefully to ensure that any intervention is full Planning application would be required. There will be a
appropriate. requirement for the planning and conservation officers at
LBH to review the proposals in depth before any planning
application. Consultation with other key stakeholders
such as English Heritage, Highgate Society and Highgate
Neighbourhood Forum will further inform the future of any
proposal.
A
DR
page 90
PRP Architects LLP
10 Lindsey Street
Smithfield
London
EC1A 9HP

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SITE ANALYSIS AND CONCEPT

HILLCREST ESTATE, HIGHGATE JANUARY 2015

SITE ANALYSIS AND CONCEPT HILLCREST ESTATE

by the Housing Commissioning

Estate, North Hill, Highgate.

The purpose of this report is to assist the Client to identify

There are currently 116 homes in seven blocks on the estate

SITE ANALYSIS AND CONCEPT HILLCREST ESTATE

Most of the drawings, illustrations and photographs in this

Source: Bing Maps

Borough of Haringey, within the Highgate Ward. This is a

SITE ANALYSIS AND CONCEPT HILLCREST ESTATE

Aerial image of Highgate Source: Google Earth

links into central London by road,

The closest Underground station is Highgate Station on the

The remaining surrounding road network comprises

The Site is approximately 0.5km from the top of Highgate

Green Open Space

Highgate Underground Station

Wider transport network links Source: www.maps.google.com - interpreted by PRP

Highgate Underground Station

accurate measure of the accessibility of a point to the public

PTALs are based on public transport infrastructure within

In the case of larger areas it is appropriate to assess a

In these instances it is common for additional site surveys

Discussions have taken place between PRP Transport and

Table 3 Public Transport Accessibility Levels

PTAL Range of Index Map Colour Description

SITE ANALYSIS AND CONCEPT HILLCREST ESTATE

Highgate underground Station Entrance

Bus stops within vicinity of Hillcrest

Assumed Service Access Points (SAPS) for PTAL assessment

borough suffers from pollution as a result of congestion

Controlled Parking Zones (CPZs) were first introduced in

vicinity of Hillcrest there are a number of CPZs controlling

Based on the location of the CPZs, Hillcrest could be

Highgate Station CPZ Mon-Fri

Highgate Station Outer CPZ

parks of varying size and quality.

The estate is within the 280m catchment of Highgate Wood

The parks in Haringey are of great value, providing diverse

landmarks for the space.

There is a network of parks and open spaces within the area

Entrance gate to Highgate Wood District & Metropolitan Parks

280m Pedestrian Catchment

400m Pedestrian Catchment

Allotments - restricted access

Golf Courses - restricted access

Outer Borough Sites of Nature

Path in Highgate Wood

and are equipped as follows:

Play are in Waterlow Park

Hillcrest Estate is enclosed by a DESIGNATIONS NON STATUTORY

a high-density residential area. The importance has been undertaken.

Southwood Lane Wood (HgL06) Secondary woodland

Photographs of Southwood Lane Wood

2Km Search Area

SITE ANALYSIS AND CONCEPT HILLCREST ESTATE

status in the land-use planning

character is in contrast with the surrounding urban grain

Figure Ground diagram Source: OS map