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Another High Density Development in Hornsey_2

The  Cross Lane planning application for a development located between New River Village, Hornsey High Street and the Smithfield Square (Hornsey Depot) development currently in construction, has been amended and revised drawings submitted. The description of the development  has been amended to:

"Erection of a part five storey, part seven storey (plus basement parking) to create 75 residential dwellings and 1,108sq m of flexible business(B1a)  floorspace with associated access, landscaping, car parking and other infrastructure"

This represents a reduction in the number of apartments by just 4 and commercial space by 166 sq m. The overall height of Block A is unchanged and Block B has been part reduced by 1 storey.

The original application submitted in January generated over 50 responses from local residents, all objections. The amended application includes only slight adjustments and fails to address the significant issues raised by concerned residents:

  • Proximity, massing and heights of the proposed development, all excessive for the size of the site and its constraints
  • Significant loss of daylight and sunlight to existing apartments
  • Significant loss of privacy and increased overlooking
  • High density of the proposed development and impact on the area (proposed density is 662hr/ha, far exceeding the density recommended in the London Plan Density Matrix based on the Public Transport Accessibility Level ratings - in this case 200-450hr/ha for a PTAL of 3)
  • Increased pressure on already strained public transport system, local traffic routes,  infrastructure, health and educational facilities (Smithfield Square development currently in construction consists of around 440 units which will exacerbate existing conditions)
  • Disturbance caused by construction works in such close proximity for years to come.
  • Loss of outlook and open views
  • Change in use of the site, from commercial to predominantly high density residential
  • The Cross Lane planning application forms just Phase 1 of 3 phases of development. Phase 2 is Cross House to the south and a third phase to follow south of this. Phase 1 will set a precedent for the following stages, continuing the trend for overdevelopment, high density and poor quality residential development at the expense of existing neighbours

The revised application fails to mitigate these issues and is a token gesture. The very slight reduction in height to part of the development does not mitigate the detrimental impact the development will have on neighbouring residents and on the wider local area.

Refer to the application online at:


Public consultation runs until the 23rd June (although comments are possible until the council's decision), if you live locally please view the application online and add your comments in objection to the application in its current form.

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The whole area continues to be a construction site. Not only the Smithfield/Sainsburys development and the Cross Lane site above, but just along the street a development of 174 units on a very small site just over at the Harringay side of Hornsey railway station.

This one has a medium sized tower of 14 storeys, which although not a skyscraper, is larger than anything else in the area and will dominate the skyline of Hornsey and Tottenham Lane looking east.

There's some discussion over at Harringay online http://www.harringayonline.com/forum/topics/planning-application-fo...

The planning ref at HGY/2016/1573

It all adds up to a huge increase in the local population without, correct me if wrong, any significant discussion or action on improving local infrastructure.

NB. The image above is the shorter of the towers.

I think it's great. The area is on the up and can only get better. Why anyone would want Hornsey to remain the rundown area it once was is beyond me. That said, seems the UK is headed for a recession so whether of not these developments will actually be built any time soon remains to be seen. 

Who wants it to remain rundown?

The point I was trying though perhaps failing to make, was that the local area could do with some money being spent. Be it on the High Street, school places, or (especially) Hornsey Railway Station.

My guess is that the Cross Lane development would yield at least £1.6 million Community Infrastructure Levy for the council. How much of that will be spent in Hornsey?

Someone should set up a formally acknowledged body to represent the views of the local people. If the effete cafe society of privileged Crouch End can manage it, perhaps Hornsey should too. There is then a slight hope that the Community Infrastructure Levy will be spent locally rather than be expatriated to set up a new vanity HQ.

Agree, but the High Street and railway aren't going to improve until people move into the area. 


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