The Challenge:

Newlon Housing Trust invested in Millstream Tower as one of the first developments to be delivered as part of the Tottenham Hale Masterplan. Haringey Council’s vision for Tottenham Hale is to create a busting centre with a well-connected transport hub, affordable homes and thousands of job opportunities for local people. The main objectives of the plan include accessible and inclusive designs for all the new developments and spaces to create a safe and secure environment.

The Station Island site would be a new focal point of the new Tottenham Hale District Centre and the central link in a new chain of development sites. The site has an extremely tight footprint, is constrained by two Victoria Line service tunnels running directly underneath the site and a Thames Water trunk sewer which passes across the south-eastern corner of the site. Newlon engaged with Kier early to develop the design from stage 2, with the building contract operating on a conditional basis, this provided flexibility for early procurement of specialist or long lead items and enabling works.

The Solution:

The approved planning required the relocation of the UKPN substation to the north-western corner of the site where it would be integrated into the new mixed-use building. Construction works included infrastructure works, complete with all services, associated external works, connection to mains drainage and service mains and all requisite service diversions. The building consists of a CFA piled foundation and a reinforced concrete frame infilled with a steel structural framing system with the building façade comprising mainly handset brickwork.

The Kier team developed an alternative substructure scheme to cantilever the 72.75 meters tall building over two Victoria Line service tunnels and a Thames Water trunk sewer whilst keeping the structure within its tight footprint. Piled foundations were installed as close as possible to the tunnel exclusion zones and a cantilevered 1.5m raft foundation was cast over the tunnels to support the lower floors of the structure until the in situ concrete corridor walls had sufficient strength to transfer the loads back to the piles. This solution avoided substructure works outside the boundary and significant service diversions.

The Impact:

Built on the site of a former garage the new building offers a collection of beautifully designed one, two- and three-bedroom affordable apartments, with a priority to buyers who live and / or work in Haringey. The ground floor consists of a retail unit.

The project has also been awarded a gold Secured by Design (SBD) accreditation for its excellent design and construction which considered all aspects of security from early stages onwards. Local police were engaged throughout the design and construction process, further benefitting the completed project and local community.

Throughout the project’s life cycle the project team engaged with the local community and supported local charities like ‘Living Under One Sun’, an award winning community charity based in the heart of Tottenham, for whom they provided refurbishment services and render works to their outdoor kitchen.

" I am really proud to be providing new, high specification, affordable homes at the heart of one of London’s most exciting new town centres. Millstream Tower is located immediately adjacent to the area’s excellent public transport facilities and the project benefitted from the innovative solutions developed by Kier in order to be able to work on a complex site situated at the heart of so much existing infrastructure. "
Ezinne Ogbonna Business Development Director Newlon Housing Trust

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