Concern over redevelopment plan for Tottenham's historic almshouses

Alterations and extensions planned for Victorian properties originally built to house Tottenham’s poor and elderly, reports Simon Allin, Local Democracy Reporter

The Drapers' Almshouses in Bruce Grove, Tottenham — The Drapers’ Almshouses in Bruce Grove, Tottenham

Plans to redevelop listed almshouses in a historic part of Tottenham have been submitted to Haringey Council.

The Drapers’ Almshouse Charity wants to alter and extend the Victorian buildings in Edmansons Close, Bruce Grove, and to build new homes and an apartment block at the site.

It claims the scheme will “bring the current substandard accommodation up to modern standards and back into beneficial use”.

Built in 1869 “for the poor, elderly people of Tottenham and Bow”, the almshouses comprise 61 retirement homes. But according to plans submitted to the council, the housing is small, cramped and fails to meet modern standards, with many units now standing empty.

The proposals would involve adapting and extending the existing almshouses, with two new “pavilion” structures also planned. In addition, a laundry block and 1970s infill building would be demolished and a new almshouse and three-storey apartment block constructed.

If approved, the overall number of homes on the site would decrease from 61 to 48, with several almshouses currently used as studio flats expanded to create two and three-bedroom homes. The proposed scheme would provide 26 family-sized homes and 30 car parking spaces.

All of the units would be for private sale because, according to the plans, a financial viability assessment shows the scheme “is unable to support provision of any affordable housing”.

The almshouses are situated within Bruce Castle Conservation Area, which is home to some of Haringey borough’s oldest buildings. On the site itself, the almshouses, chapel and lodge/gatehouse have Grade 2-listed status. To the east of the site, Tottenham Magistrates Court is also Grade 2-listed.

The proposals have already drawn a number of objections from members of the public, with the impact on heritage among the main concerns. One opponent, local resident Jan Chappell, said the “beautiful Victorian buildings are a very special historical asset to Bruce Grove and Tottenham”.

“I believe any development must be very sensitive indeed,” she explained. “These buildings define the character and appearance of Bruce Grove and are an uplifting sight en route to [Bruce Castle Park] in an otherwise deprived area and should be protected from indiscriminate development.”

Jan warned that traffic in Bruce Grove was already “very heavy” and claimed the access for vehicles to and from the new car park would “have an ill effect on safety and the flow of traffic on a very busy and relatively narrow main road”.

Mark Imms, the project’s development manager, said the proposals “take a very sensitive approach to ensure that the character and appearance of the original almshouses is not adversely impacted in any way”, adding that there would be “no visual impact on the front elevations, other than sensitive repair and restoration of the almshouses”.

He continued: “In preparing the planning application, we engaged positively with the council and the council’s conservation officer to ensure that the proposals are high quality and ensure no adverse impacts. The proposals are all about bringing the almshouses back into full repair and ensuring their long-term future, which are positive outcomes.”

Responding to the traffic concerns, Mark said there would be “no increase in the parking provision on site” and an assessment had shown there would be “no adverse impacts on the highways”.

The proposals can be viewed by visiting the council’s public register and entering reference number HGY/2022/4319.

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