While Spurs and Lendlease scrap over development sites West of the
Spurs Ground, Spurs are losing out over service charges and access to
land on the East side of their Stadium, under a separate Lendlease
development.
Lendlease were awarded the High Road West site at a Haringey Council
Cabinet meeting on 9 October. The Love Lane council estate is to be
demolished, and 2,500 high-value new homes built in the area. Lendlease
are also the developer on the Eastern side, via the Haringey Development
Vehicle.
Cllr Alan Strickland, Haringey’s
Cabinet Member for Housing, Planning and Regeneration, promised at a
recent Cabinet Meeting to buy Spurs’ land at High Road West, using
compulsory purchase orders if necessary. Will that promise now be
carried through, we wonder?
This is the second time that Spurs has appeared as a property
developer in its own right in North Tottenham, while continuing to
demand ‘Corporate Welfare’ for its new Stadium.
Spurs have a major interest in the Northumberland Park school and
the housing estates on the East side of the football stadium, where they
are not getting their own way at all.
Their problem is that they expect Corporate Welfare: facilities for free, with added public subsidy.
The Club has a 99 year lease on a makeshift outside broadcast
facility in the grounds of Dukes’ Aldridge Academy school , formerly the
Northumberland Park Community School.
Spurs has aspirations for a proper, dedicated outside broadcast media
facility, and also a Fan Zone, where those without tickets can watch
the game on supersize outdoor display screens, and buy food and drink,
etc.
Haringey Council, via the proposed HDV, which is to be half-owned and
100% managed by the developer Lendlease, proposes to move the school
from behind the Spurs Ground. It is proposed to decant residents from
council housing at Haynes Close, Charles Bradlaugh House and Robert
Burns House, then demolish those blocks, and then build a new school
there (p 1024 of cabinet papers for 3 July 2017, Public Appendices,
Items 9 & 10:
LINK
This is all to help Spurs out, but would take several years at least.
Spurs might be thwarted, even then. A Fan Zone is currently proposed at
a new Paxton Square which ‘can provide a robust and flexible paved area
that would operate as a fan zone during stadium matches or events’ (p
877).
But this is a tiny area, just a few yards across, pinched between the
back of the stadium and new high rise housing blocks, which could be 20
or more stories high (see image on p 1020). It is more like a Paxton
postage stamp. It is not dedicated to Spurs, but would be a public
square with other suggested uses as well as the fan zone. Presumably,
makeshift barriers would be needed on match days, and its capacity would
be inadequate for Spurs’ needs.
Spurs’ hoped-for Outside Broadcast Space is just an ‘Optionality’
which is ‘associated with the regeneration of Northumberland Park’… ‘The
HDV will work with Tottenham Hotspur FC to find a suitable design
solution for their outside broadcast space requirements. During the 100
day launch programme HDV will and consider alternative design solutions
[sic].’
Nothing too definite, nothing at all on the indicative ground plans,
and nothing until after the HDV has been launched. While the HDV plans
to build housing blocks right up to the back of the new Stadium.
For Spurs to have the Fan zone and the outside broadcast space they
wanted, some of the developer’s proposed high rise housing could not be
built, in a ‘neighbourhood that will target young professionals and
creatives who are seeking a vibrant and active place to own or rent in a
higher density environment’ (p 875); and p 1024 suggests that new
housing built on the school playing fields would include 140 homes for
tenants and resident leaseholders moving from Haynes Close/Charles
Bradlaugh/Robert Burns.
Spurs wants facilities which would deny to the developer some of their potentially most lucrative residential sites.
Spurs may also have to pay hefty service charges for extra
security, refuse and crowd management costs in the public realm on match
days (p 945).
These charges are something really new – although locals have
long complained bitterly about the hidden costs and inconveniences of
the Spurs games.
Spurs have erred badly by designing a stadium which does not have
the external broadcast and external fan zone facilities which they
actually need.
What next?
Maybe Spurs are using their development plan in the West as a
bargaining ploy to get what they want in the East. Maybe they do really
want to build in the West.
But either way, it is the community
that will lose out from housing demolitions, and from house price and
rent increases, that will drive local people from the area.
Spurs as both a Property Developer and Corporate Welfare client
Spurs are already acting as a property developer at the 500 White
Hart Lane scheme, which gained planning consent on the casting vote of
the Chair of the Committee Cllr Natan Doron (who is a leading Spurs
supporter) on 12/09/16 for 144 dwellings, as well as employment and
retail spaces.
LINK
This Freedom of Information Request deals with Public subsidy to Spurs LINK
We know that Spurs asked Haringey Council and the GLA for £30.5 million towards
the cost of the podium at the front of the new stadium, and in April
this year this money was seemingly about to be made available
from dedicated housing funds: LINK
The Council has denied that the money was ever paid: LINK
Leaving unanswered questions: LINK