Hornsey Town Hall, Haringey – Far East Consortium with Make Architects

The 1930s Hornsey Town Hall hosted Queen’s first London gig in 1971. Throughout its history it has played an important social and cultural role in Hornsey as a civic space. This new development introduces 146 new apartments over three buildings, an integrated arts centre, a hotel and a space for gatherings and community engagement such as The Hornsey Sounds project.

Who is on the project team? 

Far East Consortium, Make Architects and The TIME + SPACE co.

Describe the context of this project and the point it has reached in its development. When is the project expected to complete? 

Hornsey Town Hall is a Grade II* listed landmark, on Historic England’s Heritage at Risk Register. Located within the Crouch End Conservation Area in Haringey, the development is in the heart of a residential community, recognised as one of Britain’s earliest examples of modernist architecture. Previously a Civic Building, it has always been a place of arts and culture; from where Queen played their first gig in its infamous assembly hall to the location set for Bohemian Rhapsody, Killing Eve and many other films and dramas. 

Situated in the Town Hall grounds will be 146 new apartments over three buildings, where FEC prioritised staying faithful to the 1930s architecture. From replicating the original chevron timber flooring and Terrazzo-inspired worktops to layered brickwork and crafted geometric metal balustrades. 

The development is moving into its second phase, having completed phase 1 with the first residents moving into residential Blocks A and B. The remaining residents will move in by the end of Q2 2023. Hornsey Exchange opened as an interim community hub in 2022 and is home to FEC’s marketing suite and chosen creative partners, TIME + SPACE, who oversee the cultural programming for the Arts Centre and operate pop-up co-working spaces. 

All aspects of the development will be complete by summer 2023 including flexible working spaces, a Dao by Dorsett aparthotel, and a rooftop bar. Cafes and restaurants will line the public green, and the newly formed Arts Centre operated by TIME + SPACE will bring a diverse and inspiring programme.

How are you seeking to foster community, welcome visitors and attract tenants? How are you responding to changing demographics, behaviour, market context, policy, transport habits and the climate crisis since winning planning? 

As a cultural landmark, FEC prioritised working with community groups to meet local expectations in restoring Hornsey Town Hall. Integrating the Arts Centre and reviving the Town Hall Square, providing increased seating and level access, along with the new homes are just some ways FEC met local needs. The addition of lifts and ramps will make the Town Hall accessible to all, transforming it into an inclusive community asset. 

Once the Arts Centre is fully operational, it will provide a varied programme targeting a diverse audience, working with local community organisations as well as the Council to reach these audiences. A robust community access policy will also be in place. In the meantime, FEC supports TIME + SPACE’s paid internship at the Hornsey Exchange through a Creative Access training scheme, adopting an inclusive recruitment policy. 

A hotel for the families and friends of Crouch Enders has been missing from the local area. The new Dao by Dorsett aparthotel will support the community in meeting this need while increasing the area’s attractiveness to visitors from further afield. It will provide more opportunities to enjoy the rich cultural programming of the Arts Centre and wider local community offerings. 

As an already environmentally conscious community, FEC has sought to encourage sustainable habits by adding a cycleway, cycle provision and planting more trees. It is also supporting the local council’s plans to improve transport infrastructure with increased bus services by introducing Zipcar to encourage car sharing and minimise individual car use.

What is your sustainability strategy and how are you mitigating carbon use and construction pollution? 

Working with Make Architects, FEC’s approach to restoring the Grade II* Listed building was to make the most of its embodied energy by reusing, restoring and adapting the Town Hall’s existing structure. This holistic approach to sustainability has improved energy efficiency and reduced the overall embodied carbon value to 108 kgCO2e/m2, significantly lower than the RIBA 2030 target of 144 kgCO2e/m2 and the LETI 2030 target of 201 kgCO2e/m2 for structure.

Surveys, 3D scans and historical images were analysed to determine how FEC reuse the structure. The restoration naturally promoted the principles of a circular economy, demonstrating how reusing existing assets is the most sustainable option since adaptive reuse preserves the existing structure. To ensure waste production and energy consumption were monitored and minimised where possible, FEC appointed a contractor, Ardmore, with ISO14001 Environmental Management credentials. It aspires to achieve BREEAM ‘Good’ and a 3-star Home Quality Mark. 

Traditional building materials such as timber and stone have been restored, the existing façade upgraded, and elements such as lighting and furniture retained. This approach preserves the historical significance of the building and its heritage status while reducing the environmental impact derived from the production of waste, extraction and production of new materials. Optimised glazing ratios and passive control of solar gains, combined with an efficient building envelope and the integration of solar panels, help reduce both the embodied and operational carbon of the development.

Describe the social impact of the project: How is this place contributing to the economic, environmental and social wellbeing of its citizens? 

FEC sought to maintain Hornsey Town Hall’s rich history while providing greater public access, transforming the building and surrounding area into a space to live, work and create for generations to come. The addition of the Arts Centre and Hotel to the development means the site will continue to generate revenue long after the apartments have completed. 

The Hornsey Sounds programme, a music-orientated and live podcast recording space, will be hosted in the Hornsey Exchange and rolled out in the coming months initially geared towards young musicians, producers and artists in the Borough. Once the Arts Centre is open, it will host a range of events, masterclasses and seminars as well as skills initiatives for those who are involved in the Hornsey Sounds programme. A full roster of key partnerships will also be in place. 

The Arts Centre’s programming and general activities will be catered to reaching as wide and diverse an audience as possible across the Borough of Haringey, working with local community organisations as well as the Council to ensure it reaches relevant audiences. Hornsey Town Hall will welcome everyone. FEC also clearly states that it especially welcomes Black, Asian, and Global Majority candidates and those classified as disabled in regard to its recruitment policy.