Tottenham Hotspur feared the development of 2,929 homes opposite its stadium would cause crowd problems but a judge dismissed the club’s argument, reports Simon Allin, Local Democracy Reporter
Tottenham Hotspur Football Club (THFC) has lost a legal battle over plans for a huge regeneration scheme opposite the club’s stadium in Tottenham High Road.
Spurs mounted a judicial review of the High Road West scheme – the largest regeneration project in Haringey’s history – over its impacts on local heritage and the safety of crowds attending the club’s ground.
The scheme – drawn up by Haringey Council and development partner Lendlease, and approved by the council’s planning subcommittee in July last year – involves building up to 2,929 homes in blocks up to 29 storeys high on sites to the west of Tottenham High Road.
The council says it will provide a range of public benefits including parks, commercial space, a new library and hundreds of social-rent homes. But the plans have already been heavily criticised by residents whose homes and businesses will be bulldozed to make way for the scheme.
In its legal challenge, Spurs claimed the council had failed to lawfully assess the heritage impacts of the development on North Tottenham Conservation Area and listed buildings at sites where the club has its own housebuilding plans, known as the Goods Yard and The Depot.
THFC claimed council officers had misled planning committee members about extra crowd control “burdens” it would face. Spurs also alleged that a legal agreement and planning conditions “failed to secure” measures deemed “necessary to provide for the safe movement of crowds”.
But in a ruling handed down last Wednesday (18th) following a hearing earlier in the month, High Court judge Justice Saini dismissed the claims.
The judge said the heritage impacts were “lawfully identified” and were “judged to be outweighed by the substantial public benefits which the scheme would deliver”.
He said that the council had reviewed material on crowd safety, sought advice from an independent expert, and “lawfully provided an overall mechanism whereby the key stakeholders would work together, acting reasonably and consulting key stakeholders, including the police”.
Justice Saini added that planning committee members “were not misled”.
Documents provided by Lendlease and the council stated that the situation for stadium crowds would be improved following construction of the development. The judge said mechanisms for securing these arrangements were set out in reports presented to members.
He ruled that the council was “lawfully satisfied that the planning permission created a framework which would ensure that the access to the stadium […] would be satisfactorily achieved without unreasonable impact on the claimant [THFC]”.
Justice Saini said the council had judged that planning permission would not impose “unreasonable restrictions” on the club’s operations, adding: “[Planning committee] members had sufficient information upon which to make that judgment, and to delegate the final decision to officers.”
Commenting on the ruling, David Joyce, director of placemaking and housing at Haringey Council, said: “We are pleased with the High Court judgement. The decision is an endorsement that the council’s planning authority acted lawfully in the granting of planning permission for the scheme.
“This is the biggest regeneration programme in Haringey’s history, delivering 500 high-quality council homes as well as major investment in new open spaces, community facilities and local jobs and training opportunities. It is a new beginning for the community in Tottenham and delivering for them remains our top priority.
“As we take the next steps, we will continue to listen to the views of residents and local stakeholders and work together to shape the scheme’s design, the layout of the new homes and the community improvements.”
THFC declined to comment.
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