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DECLARATIONS OF INTEREST MADE FOR THIS ITEM:
 
None
 

RESOLVED:
 
That Cabinet:
 
1.   
Approved the preparation and submission of a hybrid planning
application for the Station Road sites, comprising a detailed
planning application for the Western End (40 Cumberland Road and 48
Station Road) and an outline planning application for the Eastern
End (River Park House, Alexandra House, 38 Station Road, 5 River
Park Road and the adjacent car park), including all preparatory and
consequent steps required to enable planning permission to be
granted, such as undertaking public engagement and paying fees and
costs connected with the hybrid planning application.

2.   
Approved the procurement of a series of commissions, including a
multi?disciplinary professional team, to prepare and submit the
hybrid planning application and all costs relating to the
submission of the application, with an upper cost limit of
£4,180,000, with £2,270,000 funded by the Housing
Revenue Account and £1,910,000 by the General Fund, as set
out within the Exempt Portion (Appendix 2) of this
report.

3.   
Delegated the appointment of the multi?disciplinary professional
team to the Director of Culture, Strategy and Communities following
completion of the competitive procurement exercise within the cost
limit set out in the table in Chapter 3 of the Exempt Portion
(Appendix 2) of this report.

4.   
Approved the Incorporation of the Western End of the Station Road
sites (40 Cumberland Road and 48 Station Road) into the Housing
Delivery Programme at Gateway 0.

Reasons for decision:

 
In 2017, the Station
Road sites were designated for mixed?use redevelopment within the
adopted Site Allocations DPD 2017.
 
In 2023, Cabinet
approved the Shaping Wood Green vision. Shaping Wood Green had been
developed through extensive engagement with local communities. It
identified the Station Road sites as a key placemaking area
offering a major opportunity to catalyse a generational
transformation of Wood Green town centre and attract new uses and
investment to diversify the town centre economy, create new jobs
and deliver new homes. The Council’s role in delivering this
change was unique given its landownership and ability to convene
local stakeholders.
The Station Road sites
subsequently formed part of the ‘Wood Green Central’
site allocation (WG SA01) within the Haringey Local Plan Regulation
18 draft, which had been subject to public consultation in November
and December 2025. The site allocation identified the redevelopment
of this land as suitable for the creation of a new mixed?use area
with tall and mid?rise buildings and a welcoming public realm,
acting as a catalyst for broader transformation within Wood Green
through delivering new homes, town centre and employment
floorspace, community and cultural uses at ground floor level and a
new green public square.
 
Haringey 2035 set a
vision for the whole borough with six calls to action.
Redevelopment of the Station Road sites provided an opportunity for
the Council to contribute to the following:
• Providing safe
and affordable housing in Haringey.
• Creating thriving places, by:
– maximising the use of existing assets,
– creatively sharing spaces and strengthening networks,
and
– highlighting the role of green spaces to improve
outcomes.
 
In early 2027, the
Council planned to complete the refurbishment of its new Civic
Centre. Once complete, the Council’s corporate accommodation
would relocate from the Station Road sites into the new Civic
Centre and other borough locations. This created an opportunity to
realise long?standing aspirations for the Station Road sites.
 
The business case for
the Council Office Accommodation Review (“Civic Centre
Business Case”) required that the Council utilise the
redundant Station Road sites to reduce current revenue spend on the
sites and generate income to support the cost of the new Civic
Centre.
 
In line with this,
three corporate objectives were identified for the redevelopment of
the Station Road sites:
• To develop a
placemaking?led approach to enable a once?in?a?generation
transformation of the town centre.
• To meet the requirements of the Civic Centre Business Case,
including the financial contribution expected from redevelopment of
the Station Road sites.
• To aim for no empty buildings on the Station Road sites once
the Council had relocated to the Civic Centre.
Over the previous
year, officers carried out extensive testing of delivery options
for the redevelopment of the Station Road sites. The option
appraisals identified an approach that best met the objectives by
dividing the sites into a Western End and an Eastern End:
• The Western End
would be brought forward for delivery by the Council’s
Housing Delivery team to provide new council homes using GLA grant
funding, supporting the objective to deliver 3,000 new council
homes by 2031.
• The delivery route for the Eastern End would be subject to
future decision?making following further work on maximising
community benefits and value, potentially involving a developer
partner or direct Council delivery.
• A hybrid planning application prepared by the Council would
provide a detailed approval for the Western End and an outline
approval for the Eastern End, establishing development principles
but retaining flexibility to adapt design proposals to future
market conditions.
 
The preferred delivery
approach met several objectives, including enabling early delivery
of council homes, creating opportunities for other public benefits
supporting Wood Green’s economic vibrancy and retaining
Council control over outcomes. While some sites might be vacant
while planning was sought, the Council would seek to minimise
this.
 
A financial
contribution would also be provided to the Civic Centre
refurbishment costs. On the Western End, this would occur through
appropriating land from the General Fund to the Housing Revenue
Account, and on the Eastern End, through a capital receipt.
Although contributions were not expected to match earlier income
assumptions—given changing market conditions—any
shortfall could be offset through lower maintenance costs, savings
in temporary accommodation, and maximising land value during design
and planning. Redevelopment was therefore recommended as the best
approach to maximise value and deliver placemaking aspirations.
A multi?disciplinary
team needed to be appointed to provide the necessary design,
commercial, planning and cost advice to prepare and submit the
hybrid planning application.
 
If approved, the
design work for the hybrid planning application would enable the
Council to explore various options for town centre uses on the
Station Road sites, including places for working, eating and
cultural and leisure activities, aligned with the Local Plan and
the Shaping Wood Green vision. The final decision on town centre
uses would be made by the Planning Sub?committee, anticipated in
Spring 2028.
 

Alternative options considered:
 
Do nothing
This was not an option. Once relocated to the Civic Centre, the
Station Road buildings would remain a cost burden on the General
Fund and the Civic Centre Business Case assumed income would be
generated from the sites. The Council needed a plan for their
future.
 
Externally lease
Alexandra House, 48 Station Road and 40 Cumberland Road as office
space

The Civic Centre Business Case assumed these buildings would be
leased to generate rental income. River Park House was assumed to
remain empty or be demolished due to high refurbishment costs. No
income was expected from 38 Station Road or 5 River Park Road and
its adjacent car park.
However, commercial
property advice received in 2025 indicated limited demand for
office space in Wood Green, particularly for lower?grade space, and
that the Council would face significant void costs. Refurbishment
would also be required. This option did not resolve River Park
House remaining empty and incurring costs.
 
Dispose of the Station
Road sites to the market

Direct disposal would generate a capital receipt but would not
achieve placemaking or regeneration objectives. Given challenging
market conditions, there was a risk of achieving low land value and
of purchasers land?banking sites,
leaving buildings empty for years.
 
Procure a development
partner to develop the entire site
Although this would secure a capital receipt and meet some
objectives, current market conditions made delivery timelines
uncertain. This option also prevented the Housing Delivery Team
from delivering council homes quickly or using available grant
funding.