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St Ann’s Masterplan

  • Masterplan model, 1:500

  • Aerial view of the existing site, 2022

  • Masterplan strategies; (clockwise) People and landscape first; Valued heritage assets; Stitching into the surrounding townscape; Varied urban typologies

  • Masterplan diagram showing east-west routes

  • Axonometric of Phase 1 showing the central neighbourhood green and new homes

  • Masterplan model, 1:500

  • View looking south from the Peace Garden

  • View looking west from the Peace Garden

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Client
Catalyst Housing, Hill Group
Borough
London Borough of Haringey
Location
N15
Status
Planning approved
Scale
7.2ha
Units and density
971 homes, 135dph
Tenure
60% affordable (60% London affordable rent, 18% London Living Rent, 22% shared ownership), 40% private sale
Non-residential
4150sqm community uses
Type
Mixed-use residential masterplan

The St Ann’s Masterplan will transform part of the former St Ann’s hospital in Tottenham, North-East London into a mixed-use, mixed-tenure residential neighbourhood that is built upon the site’s existing ecology and heritage. With up to 995 new homes, our masterplan will combine with the sensitive refurbishment of heritage buildings, community uses and landscaping. Of these new homes, 60% will be affordable, including Community Land Trust (CLT), and Older Adult housing for women and LGBTQ+. 22 NHS key worker homes will also be included in the plan, to ensure Barnet, Enfield and Haringey Mental Health Trust can house staff locally.

Once a Victorian fever hospital, St Ann’s is a locally prominent and well-known site that has long played an important role in the community. Consultation and engagement with local resident and stakeholder groups has therefore played a crucial role in developing our masterplan vision.

Owing to its historic use as an isolationary facility, the site is currently separated from the wider area with a set of perimeter gates and walls, limiting access for local people. One of the main aims of our masterplan has therefore been to open up the site and stitch its historic buildings and greenery into surrounding context. Standing as a reminder to its past, the historic northern boundary wall will be re-modelled to include new entrances and window openings, while a new network of pedestrian links will draw people into and through the neighbourhood.

Our masterplan has been heavily shaped around the site’s rich heritage of green spaces, and a large number and variety of protected and mature trees. A site-wide landscape strategy will preserve and strengthen these ecological features through the significant extension of the 1920s Peace Garden featuring retained and new trees, meadow planting and play areas, creating an enhanced setting for the renovated hospital buildings. A new north-south route is forged across the neighbourhood, connecting into St Ann’s Conservation Area to Chestnuts Park in the north, to the SINC woodland in the south.

Building upon the site’s past, our neighbourhood plans incorporate the restoration of seven of the original hospital buildings, including a landmark water tower into affordable workspace and community uses. Embedded with the St Ann’s Conservation Area and the central Peace Garden, these buildings are envisioned as set pieces within the landscape, and play a key role in guiding the layout and configuration of new buildings and spaces.

The neighbourhood responds to its context with new housing changing in type, scale and form across the masterplan. New low-rise terraces address the St Ann’s Conservation Area to the north while taller courtyard mansion blocks are focused towards the centre of the plan, enabling elevated views across the central Peace Garden. Within the SINC woodland to the south, new villa typologies adopt a looser arrangement to optimise views through this beautiful, natural setting. All buildings throughout the masterplan are united through a complementary brickwork palette of warm and pale tones paired with individual detailing which references the existing heritage buildings and architectural features found locally.

Design Team

Lead architect and masterplanner
Karakusevic Carson Architects
Landscape and public realm
Adams & Sutherland Architects
Structures
Price & Myers
Civils
Price & Myers
M&E
AWA
Planning
Lambert Smith Hampton

Photography

Agnese Sanvito (architectural models)
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