COMMENT ON PROVEWELL WAREHOUSES

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Employment Zone

Employment Zone

A lesser known fact about Harringay Warehouse District is a longstanding policy status called Employment Zones. Employment Zones are a national policy that protect geographical areas for the provision of businesses and employment opportunities. Much of the warehouse district was covered under Employment Zones. 

Over the years Provewell and a number of tenants have campaigned to Haringey Council to recognise that the warehouse district is a mix of living and working. In 2014, a major legal case was won by Provewell that provided a reference in law that recognised Warehouse Living as a way of both living and working. 

This milestone led to the creation of ‘Warehouse Living’ Policy (DM39) by Haringey Council. This policy now covers the warehouse district. One of the key requirements of the policy is to consider the employment status of the area and to provide sufficient provision of places for businesses and freelancers to work. The policy is looking for provision over and above what is currently available in warehouse living units.

In addition to this policy, many tenants have feedback to Provewell over recent years that access to more studio space to work from is a priority. 

This quick summary explains some of the drivers behind the recent expansion of work-only studio space available in the area. Complementing New River Studios, Eade Road Studios opened in 2019 and plans for 2 Overbury Yard are currently being discussed on HWD Comment. The focus for all studios is to provide people living locally with space to work and grow their professional practices.

Made by Tottengam

In 2019, Tottenham was one of six London areas to be designated a Creative Enterprise Zone (CEZ). This gave each area funding to secure new training, skills development and job opportunities for local residents, as well as provide business support and networking for local creative businesses. Harringay Warehouse District is included in the CEZ, which is known as ‘Made by Tottenham’.

Check out the website for open calls and opportunities:
madebytottenham.com

Supporting Imagery

Artists workshop with mannequin

EADE ROAD ARTISTS STUDIO

Artists studio workshop with various items displayed

EADE ROAD MAKERS STUDIO

EADE ROAD STUDIO GROUND FLOOR

Looking along a studio space seeing doors looking into main hall

EADE ROAD STUDIO FIRST FLOOR

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‘Protecting Warehouse Living’ – What does it really mean?

‘Protecting Warehouse Living’

What does it really mean?

Harringay Warehouse District (HWD) is in the process of being covered by Local Planning policy that protects warehouse living. But many of you have been asking, what does ‘Protecting Warehouse Living’ really mean?

Since the 1990’s, Provewell has been converting disused warehouses for Warehouse Living. Harringay Warehouse District (HWD) is the largest concentration of Warehouse Living in the borough and includes a number of units owned by Provewell. 

In 2014, Haringey Council were the first council in the country to create a policy that recognises Warehouse Living. This was a key change for everyone in the area as it legitimised the use of former industrial warehouses as a place to live. In a nutshell, it means that the council now recognise this lifestyle and are supportive of it continuing.

Within the policy, Haringey Council are clear that they are keen to facilitate measures that will ensure tenants are provided with the appropriate standards of living. This ranges from practical issues like bins, parks, pathways and lighting, and it also extends to aspects like additional warehouse living, facilities for freelancers and businesses and connection with the wider area.

Over the years, Provewell has developed the area ad-hoc – as new warehouses have been purchased new changes have come into place. Going forward, the aspiration from everyone involved is to be more co-ordinated in the approach. An approach that will build on and protect the way of life that exists within the area. 

“Having spoken to the neighbours we all have massive concerns about the rent in the area being raised. The DIY aspect of the area is part of a compromise we make for affordable rents. Whilst the plans are lovely, we, as residents, do not want to foot the bill.”
Tenant from Overbury Road

What impact will all these changes have on our rent?
The cost of development is a separate to rental income. Provewell has funds set aside for developing the area. There is no significant hike in rent planned to accommodate the changes proposed.

Will people be evicted?
Provewell’s priority is always to the tenants first. There are no plans to evict anyone to accommodate any of the developments planned. If, at some point in the future, a warehouse property is deemed unsafe or unsuitable for living, adequate notice will be given to allow tenants to find alternative accommodation in the area. Nothing would start until everyone has a new place to live.

We don’t want to lose the DIY aspect of the area?
The team are very aware that the DIY aspect is what brings the character to warehouse living and the importance it has with tenants for self-expression. All of the plans intend to accommodate rather than exclude this characteristic. Current tenants have already been involved in the design of aspects and more opportunities will follow.

Please share comments and questions about this update:

Why Omega Works isn’t included

Omega Works development

Why Omega Works isn’t included

A lot of people are asking about Omega Works and how it relates to this website and the Meet Ups we’re running.

In short, it’s about ownership of properties. This website and all the planning covers warehouse properties owned by Provewell.

Since the mid 1990’s Provewell has purchased various warehouses in the area. These include those along Tewkesbury Road, Overbury Road, many along Eade Road and in Arena off Ashfield Road.

The aim of this website is to involve tenants, living in Provewell properties, in how their immediate areas develop. 

Omega Works has always had different ownership.

The recent plans published for a redevelopment of the area were unknown to all involved in the Provewell planning team – first seeing them at the same time as many of you.

Because the ownership of Omega Works is different, it is completely separate in planning terms and consultation.

Omega Works and the warehouse living community based there are important neighbours. 

Likewise is seeing warehouse living in general be protected. 

Help spread the word

Help spread the word

Launched in June 2021, HWD Comment is all about keeping tenants in the warehouse district informed about proposed changes and creating a space for people to make their opinion heard.

Provewell approached James West to coordinate HWD Comment. As a former warehouse tenant (3 Overbury Road, 2008-2015), James understands warehouse life. The purpose of James’ role is to capture feedback from tenants and local businesses, and make sure the planning team are fully aware of what is being said.

Make a Comment
Here’s how to make acomment (comments are anonymous):

1. Explore HWDcomment.online/aspect
2. Join one of the Monthly Meet Ups

Help Spread the Word

Your help telling mates, neighbours and others nearby gets the word out faster. We want to make sure everyone in the area hears about these changes and feels they have had a chance to make their opinion known.

Making People Aware

To bring awareness of the ideas proposed and to give everyone an equal opportunity to comment, we are running the following activities:

  1. HWDcomment.online a website with all aspects, updates, events, people and notes from meetings.
  2. Postcards were sent to every warehouse unit in June
  3. Posters are displayed around the area (more to come)
  4. Newsletter produced monthly and delivered to every unit
  5. Digital Newsletter with updates and announcements
  6. WhatsApp Group with a weekly roundup
  7. Meet Ups happening monthly for discussions
  8. Facebook @HWDcomment
  9. Instagram @HWDcomment

Sustainability Prioritised

arial photo of Harringay Warehouse District

Sustainability Prioritised

It is clear from comments being received and discussions at the Meet Ups that sustainability and climate impact are top priorities for many of the tenants. These aspects are of equal priority to the planning team.

Here are a few updates that start to realise potential changes – expect much more to come over time.

Sustainability Consultants Appointed

The planning team has appointed two engineers who specialise in sustainability:

Judith, Expedition
An engineering consultant, Judith has joined the team with a speciality in sustainable and energy management. There is a strong commitment across the team to consider climate impact across the development of all plans.

Sean, Ingenium
As an engineer, Sean complements the work of Ruth with a focus on the implementation of sustainability initiatives. From optimising solar panels to infrastructure to recycle rainwater more effectively.

Two aspects are live on HWDcomment.online – check them out and offer your support, a suggestion or raise a concern by adding a comment.

Recycling Rainwater & Vertical Growing

Ideas include installing waterbutts that collect rainwater from the roofs of warehouse units, devising methods for self-watering to keep things looking green and utilising more vertical growing on warehouse frontages.

Warehouse Sharing Schemes

Ideas include a potential ZipCar/Van scheme, rental schemes of privately owned vehicles and bulk buying of products like compost for tenant use.

Outdoor Spaces – Ideas of What Could be Added?

Outdoor seating

Outdoor Spaces - Ideas of What Could be Added?

A post about outdoor space has been live on HWD comment for a month now, asking for ideas and comments about the spaces in between the warehouses. The team are keen to understand what you would like to see added to various open spaces, courtyards and car parks across the warehouse district. This question is mainly focusing on the communal areas – accessible to all warehouse tenants.

This topic featured in our recent Meet Up, with people exploring ideas further and raising concerns about how communal areas might be used in the future.

For example, one suggestion was submitted about adding ‘Parcel Drop Boxes’ – this was seen by some as a magnet for crime and an alternative suggestion was made to create a better map of the area to improve deliveries reaching the right unit.

In contrast, concerns were raised about late-night outdoor gatherings in some communal areas. While aspects like this won’t be directly managed by the team, the landscaping and arrangement of communal areas can be influenced to help ensure the right balance is struck.

Please keep your comments coming.

Here is what has come through (well, the ones given permission to publish):

“Pizza oven, cover that you can extend out or retract over a seated area, a permanent fire pit for catwalk place rather than the makeshift one we use, power sockets, running water – a tap,more bike storage.”
Anonymous

“Potential small stage for outdoor performances – like dj sets and music and creative workshops.”
Tewkesbury Road

“Safe, covered outdoor fireplace”
Anonymous

“Rubbish and cigarette bins that are community-maintained would be great for BBQs outside :)”
Overbury Road Tenant

“Parcel drop off/collection points!”
Stonehouse

View the Outdoor Space Page to add a comment.

A Potted History of Harringay Warehouse District

Historic pictures of Harringay Warehouse District

A Potted History of Harringay Warehouse District

by Hugh Flouch, local historian and originator of Harringay Online

The neighbourhood that’s situated on both sides of the stretch of Green Lanes between Finsbury Park and Turnpike Lane has a name that confuses many. Is it Harringay or Haringey? It’s a long story that goes back half a millennium, but the nub of it is that the longer spelling, Harringay, refers to the neighbourhood in the south of the borough, whilst Haringey is used to refer to the whole borough.

As part of the Harringay neighbourhood, the Harringay Warehouse District uses the longer version. It’s an area with a long history and an industrial heritage that goes back for more than a century.

In the early medieval period, the area now occupied by Harringay Warehouse District was agricultural land owned by the Knights of the Order of St John of Jerusalem.

By the middle of the nineteenth century, as wealthy Londoners accelerated their purchase of land on the outskirts for ‘country’ retreats, Hermitage Road was developed as a private road. In 1869 there were just four large houses on the road.

By the mid-1890’s, the western part of the area had been built up as far as Vale Road and, to the east, the area between Tiverton Road and Seven Sisters Road had been built up. The development of much of the land in between was delayed by ownership or because it was in use for other purposes. This delay apparently paved the way for a commercial rather than residential future.

North of Hermitage Road, next to Green Lanes, the potteries still stood where Sainsbury’s and the Arena Shopping Mall are today. South of St Ann’s Hospital, the area now occupied by the Crusader Estate and the Arena Design Centre had been acquired by the hospital. Accessed via a tunnel under the railway line, it was used as a recreation ground for hospital patients.

In the south east of the area, north of where Eade Road now meets Seven Sisters Road was a large brickfield.  Finally, a large part of the area had been part of The Hermitage estate and that was still occupied until 1890.

Whilst the site of the potteries was to remain vacant until the 1920s and 30s when the Harringay Stadium and Arena were built, the sale of the Hermitage in the 1890s, meant that by the first decade of the twentieth the Ashfield triangle and the rest of the southern side of Hermitage Road had been built-up. In the east of the area, the first four factories were in place by 1913.

The first factories arrived just before and after 1905. Wine gum maker Maynards opened in 1906 and paper manufacturer F Bender just before.

By 1922 Courtney Pope moved growing shop-fitting business to Eade Road, with their Amhurst Works covering most of area now occupied by New River Studios, Catwalk Place and the Ex-Fed building. In the Second World War the firm’s subsidiary, Courtney Pope Aircraft Ltd, manufactured aircraft parts, mainly propellers at 318 Green Lanes behind the old Manor House pub. It is likely that the facilities at the Harringay works were given over to the war effort.

In 1945 shopfitters Frederick Sage & Co Ltd acquired new premises in Ashfield Road. clients included prestigious companies like Selfridges. Their projects included post-war work in the Palace of Westminster following the bombing of the House of Commons.

Omega Works on Hermitage Road housed HK Furniture, one of the UK’s most respected designers of art deco and mid twentieth century furniture. The company were behind the famous Encore chair (on display at the Geffrye Museum), supplied the furniture for the QE2, Marlborough House, the royal train, the Bank of England and even the news desk for BBC South East.

Harringay also saw the development of a range of well-known piano firms, In 1935, at their Hermitage Road factory, Challen built the largest piano in the world to mark the King’s 1935 Silver Jubilee. At 11 feet 8 inches long and weighing over one and quarter tons, the piano held its record till early this century. Having been lost for the past few decades, the piano was recently rediscovered un a French farmhouse and is currently being restored in preparation for a concert.

The industries in the area also included band saw manufacturer, (St Anna Works, Overbury Road), makers of shaving brushes (Culmer Works, Vale Road), a major provision merchant (Overbury Road), raffia dyeing (Tavistock Works), manufacture of flexible tubing for use in engineering (Derby Works, Vale Road), and thermometer and scientific instrument manufacture, (Accoson Works, Vale Road)

But Harringay was never a dull boy; it wasn’t all work in the area. At around the same time the factories began to open Arsenal Football Club’s new owner looked at Harringay as a potential site of a new home for the club, In the end the proximity of the tube line meant that the Highbury site won out.  But less than fifteen years later, Harringay Stadium opened on the site, to be followed in 1936 by the Harringay Arena.

After the Second World War, a number of manufacturers in the clothing sector were beginning to set up in the area, including W. J. Roeder, a handbag manufacturer, shoe manufacturer R.Rosenblatt & Sons Ltd and a hosiery factory. A host of smaller textile factories for dressmakers, sewers, packers and button makers soon followed.

But, by the middle of the 1980’s, the end of Harringay’s era as a centre of manufacturing was on the cards. Within just over a decade all the major firms had moved out and many of the smaller businesses began to close too.

As business activity declined, local business Provewell began buying property and began the development of warehouse living we know today.

Harringay Online is a fascinating community website packed full of content relating to the local area.

harringayonline.com

Supporting Imagery

©Britain from the Air (image EPW044027)

Lookingh across Maynards (extreme foreground), Challen/British Woodcraft Piano Works on Hermitage Road, (centre) and the edge of Harringay Stadium in the top right.

©Britain from the Air (image EPW044027)

©Britain from the Air (image EAW035110)

Looking east across the area. Left to right are Hermitage Road, Vale Road, Eade Road and the New River. The large factory in the centre ground is Maynards – (1906 – 1998)

©Britain from the Air (image EAW035110)

Why you should know about HWDcomment

arial perspective of Harringay warehouse district showing the roof tops of converted warehouses for living

Why you should know about HWDcomment

Since the 1990’s, Provewell has been converting disused warehouses for Warehouse Living. Harringay Warehouse District (HWD) is the largest concentration of Warehouse Living in the borough and includes a website run by Provewell spacesforcreatives.co.uk.

In 2014, Haringey Council were the first council in the country to create a policy that recognises Warehouse Living. This was a key change for everyone in the area as it legitimised the use of former industrial warehouses as a place to live. In a nutshell, it means that the council now recognise this lifestyle and are supportive of it continuing.

Within the policy, Haringey Council are clear that they are keen to facilitate measures that will ensure tenants are provided with the appropriate standards of living. This ranges from practical issues like bins, parks, pathways and lighting, and it also extends to aspects like additional warehouse living, facilities for freelancers and businesses and connection with the wider area.

Over the years, Provewell has developed the area ad-hoc – as new warehouses have been purchased new changes have come into place. Going forward, the aspiration from everyone involved is to be more co-ordinated in the approach.

As the area develops further, the aim of HWDcomment.online is to provide a platform and space for tenants to be more involved in the developments. Coordinated by a former warehouse tenant, James, the idea is to collect feedback via online comments and discussions at monthly Meet Ups. James is not here to persuade or sell ideas, rather he is listening to your feedback and passing it onto the wider team appointed by Provewell. After one month, there is already a lot of feedback and changes being made to proposed ideas.

Spread the word and let everyone know - we value your comments.

Keep updated with new ideas proposed and changes planned.
WhatsApp Notifications

Receive regular updates via WhatsApp. It’s a one-way group, giving you access to updates without the chatter.

Social Media

Follow us on social media and keep sharing updates in Facebook groups.

Monthly 'Meet Ups'

A chance to talk through topics in person.

Posters, Flyers + Newsletters

Launching HWD comment in June, a postcard was delivered to every warehouse unit. The newsletter is also being delivered to all units and posters will be up in the area soon.

e-Newsletter

Keep updated by registering for the monthly e-newsletter.

Traffic + Bikes + Other Comments

lots of cars parked on Tewkesbury road in Harringay warehouse district

Traffic + Bikes + Other Comments

There seems to be a lot of agreement that measures to slow down the speed of cars and bikes on Overbury Road would be welcomed. Where there isn’t consensus yet is whether changing the road to one-way would benefit or hinder how people use the street.

Please do keep sharing your comments on whether a one-way street which would allow pavements to be made wider and more accessible, would be preferred over keeping the road two-way.

“Really think this is a good idea and should make Overbury Road look much better. We do need better speed bumps though given there are a lot of people speeding down that road, which will still be a problem if it is one way or two way.”
Unit: Overbury Road

“Excellent idea. As a resident of 5+ yrs, I can attest that the traffic is unsuitable, for a variety of reasons, for such a densely populated community”
Unit: Ribbon Factory

This aspect is under review. The idea of bike storage is seen as a positive for the area. What has been flagged, however, is a concern that large blocks of bike storage might attract crime rather than protect against it.

Please do keep sharing your comments on whether bike storage for visitors is of interest and/or whether you would be happy locking your bike outside on a more permanent basis?

“Great and much needed proposal!”
Unit: Ribbon Factory

Other Topics Raised

Anyone can offer a general comment via HWDcomment.online, it doesn’t have to be on a specific aspect. Here is what has come through in June (all answers are from Provewell’s appointed team):

The cost of development is a separate to rental income. Provewell has funds set aside for developing the area. There is no significant hike in rent planned to accommodate the changes proposed.

Some reports of leaky pipes and heating issues were fed back. In the first instance these should be reported to lease holders and, if they’re not progressed, direct to Provewell info@spacesforcreatives.co.uk. One of the aspects the team are looking at includes a handbook for all tenants that outlines what to do in this instance or how to raise other issues directly with Provewell – we’ll keep you updated.

The team are very aware that the DIY aspect is what brings the character to warehouse living and the importance it has with tenants for self-expression. All of the plans intend to accommodate rather than exclude this characteristic. Current tenants have already been involved in the design of aspects and more opportunities will follow.

“Having spoken to the neighbours we all have massive concerns about the rent in the area being raised. The DIY aspect of the area is part of a compromise we make for affordable rents. Whilst the plans are lovely, we, as residents, do not want to foot the bill.”
Unit: Overbury Road

Bins + Recycling + Food Waste

photo of warehouse bins on Overbury Road

Bins + Recycling + Food Waste

A fact that everyone wanted to see changed is that Veolia, Haringey Council’s refuse collector, had not been recycling any of the green bins. This policy was in place for everyone in the area, regardless of what effort tenants made to de-contaminate your recycling waste.

To help relieve the pressure, the team organised a privately arranged collection of all existing waste on Overbury Road and Tewkesbury Road, paid for by Provewell. By continued pressure and conversations with Haringey Council and Veolia, an agreement was reached for Veolia to restart recycling collection (as of 1 July). This agreement comes with the heavy warning that bins remain uncontaminated which requires effort from tenants on Overbury and Tewkesbury Road.

Other problems with refuse collection, that have been raised with HWD comment, include:

  • Refuse collection stopping part way through (i.e. occasionally not collecting all bins)
  • Confusion with messages from Haringey Council / Veolia
  • Having to store bin bags inside due to insufficient space in bins

The short-term solution was achieved via a one-off extra bin collection at the end of June, which has seen Veolia reinstate the recycling collection. The longer-term approach to address this issue is to move to Eurobins. These large, commercial waste, bins will accommodate more refuse due to the efficiency of their design. They also have the benefit of being lockable (via a key number code). By moving to commercial waste, the team are also hoping that the frequency of collection can be changed from fortnightly to weekly.

The team are also keen to introduce Food Waste bins. Not the small blue caddy that traditional homes use, these blue bins will be the same size as the existing wheelie bins. By removing food waste from general refuse, it will stop most bins smelling and should remove the issue of contamination.

To make this work, units will be allocated to bins – sharing a mix of Eurobins (general waste / recycling) and food waste bins. The bins will need to be on the road to be collected, which is one of the reasons Parklets were suggested. In the short-term, the bins will need to moved off the pavement and into the street for collection days.

It is hoped the change to Eurobins will be later in the summer / early autumn. The situation with the recycling collections by Veolia will be monitored.

Other Questions Answered

We’re open to all suggestions and can facilitate discussions on this proposal at a future MeetUp. If there is enough interest from tenants, we could help set up tenant coordinated workshops etc.

The change to different bins and the introduction of separate Food Waste bins hope to reduce the current situation where most of the bins smell.

It actually means you’ll get less physical bins, but more capacity. Eurobins are much more efficient space wise and, hopefully, the frequency of collection will change.

“I don’t like the idea of storing the bins where you’re sitting. The bins get very stinky, especially before collection day, and are unbearable if the collection is not done that week. Would be horrible sitting next to that!”
Unit: C, D & E

“The bin proposals are supported. Bigger bins should be provided in specific areas including in simple bin bays with more uniform storage areas, working out the capacities of bins needed for each warehouse and having marked out / covered areas for bins to be kept.”
Unit: Ribbon Factory

View Bins Page to add a comment.