St Ann's, Haringey

St Anns_Planning CGI Peace Garden

Built on land previously used as a hospital, St Ann’s is a collaboration between The Hill Group, Peabody, the GLA, the London Borough of Haringey and the local community, to deliver up to 995 new homes, of which 60% will be affordable and 40% for private market sale. 

The collaborative vision is to create a place that anyone, from any background, will want to choose as their home, where families can bring up children on safe streets close to good schools, with excellent job opportunities, all in the heart of the capital.

The community-led masterplan centres around an accessible Peace Garden. By increasing the Site of Importance to Nature Conservation (SINC) by 50%, this open space forms a nature rich and inclusive place for residents to enjoy. Seven of the historic hospital buildings will also be retained, providing affordable workspaces, a café, and an on-site management space for Peabody. Each amenity brings character and community vibrancy, whilst their repurposing reduces the development’s whole life carbon and improves the circular values of the development.

St Anns View09f_Peace Garden_FinalView.jpg
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New complementary pedestrian and cycle routes link the development to the nearby high street and Harringay Green Lanes rail station. Low car use is encouraged at the development, with fewer than 17% of homes having a parking space, which leads to safer pedestrian connectivity and improved resident and visitor wellbeing.

The partnership’s comprehensive social value programme is underpinned through commitments to local employment, generating 64 new and permanent jobs, 32 full-time apprenticeships, 21 work placements, 13 skills-based training opportunities, and support with opportunities to increase businesses resources by providing expert hours advice at no cost. The programme also includes donations to local communities, participation in volunteering initiatives and provision of digital inclusion sessions.

The homes and non-residential buildings will not use fossil-fuels and aim to achieve a 73% reduction in carbon emissions across the development. Circulatory principles* and whole life carbon** emissions assessments are being progressed in targeting 812 kg CO2e/m2 GIA***.

* The circular economy is based on three principles: Eliminate waste and pollution, Circulate and reuse products and materials, and Regenerate nature.

** Carbon production derived from material sourcing, manufacture, construction, use over a given
period, demolition and disposal, including transport emissions and waste disposal.

*** kilogramme of carbon dioxide equivalent /square metre, gross internal area.

St Anns Phase 1a view.PNG