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9914/CC/KX Opp Area/Draft 2 King’s Cross Opportunity Area Planning & Development Brief January 2004 King's Cross Opportunity Area – Planning & Development Brief LB Islington LB Camden NORTH ROAD C A M D E N P A R K R O A D CALEDONIAN ROAD CAMDEN ROAD Related development site within LB. Islington Y O OVE GR R AGAR K WAY ROYAL COLLEGE STREET CAMDEN ROAD ST PANC CAMDEN STREET RAS WAY BAYHAM STREET King’s Cross CAMDEN HIGH STREET Opportunity COPENHAGEN RD. Area CAMLEY PANCRAS ROAD STREET WAY RD. D CROWNDALE GOODS A O R IAN N YORK WAY YORK O D PA KING’S LE N A CR CROSS C AS EVERSHOLT STREET R O A KING’S D ST CROSS PANCRAS GRAY’S INN RO AD RO JUDD ST. AD ACTON ST. EUSTON ROAD ST. UTH MO SID W O B U R N P L. CK PL. TAVISTO © O S Licence No: LAO86339 Contents 1. Introduction 2 1.1. Backdrop to Development 2 1.2. Recent Site History 5 1.3. About this Brief 6 1.4 Objectives for Development 7 1.5. Community Involvement 9 2. Sustainable, Vibrant and Inclusive development 11 2.1. Scale and Mix 12 2.2. Density and Form of Development 13 2.3. Transport 16 2.4. Economic Development 26 2.5. Retail, Leisure, Entertainment & Related Commercial 27 2.6. Tourism 28 2.7. Other Economic Development 29 2.8. Employment and Training 30 2.9. Housing 31 2.10. Health 35 2.11. Education and Children’s Services 37 2.12. Leisure, Culture and Community Facilities 38 2.13. Open Space 39 3. The Built Environment 41 3.1. Design Context 42 3.2. A Masterplan Approach 43 3.3. Sub Area Design Guidelines 50 3.4. Environmentally Sustainable Design Principles for Buildings and Services 70 3.5. Biodiversity 76 4. Implementation 81 4.1. King’s Cross Central 82 4.2. CTRL & LUL Works 86 4.3. King’s Cross Station 87 4.4. St. Pancras Chambers 89 4.5. Cross River Tram 91 King’s Cross Opportunity Area Planning & Development Brief Part I Introduction 1 Other references, King's Cross Opportunity Area – Planning & Development Brief statements and documents. 1. Introduction 1.1. Backdrop to Development The Opportunity Area extends to 54 hectares 1.1.1. The potential for development and inner city regeneration at the heart (134 acres) of land in total, of King's Cross has long been recognised. Guidance from the including the main line Government and the Mayor of London’s London Plan identifies the stations and other infrastructure. The principal strategic and local importance of the site and its potential to align its owners are London and excellent transport accessibility with a vibrant, regenerative and Continental Stations and sustainable development that will contribute significantly to London as Property (LCSP) and Exel, a World City. with Network Rail, British Waterways, Transco and 1.1.2. This Brief primarily covers the King’s Cross Opportunity Area (“the LB Camden also owning Area”) designated in Camden’s Unitary Development Plan (UDP) (2000), land. the revised UDP Chapter 13 (adopted 2003), the Replacement UDP In terms of redevelopment Deposit Draft (2003, Section 9) and in the London Plan (2004). It also opportunities, the main provides guidance on land east of York Way, mainly enclosed by railway site, King’s Cross Central, tracks and locally known as the “Islington Triangle” (‘the Triangle’). extends to 29 hectares (72 The realignment of York Way westwards will create a new and different acres) overall. This includes Triangle site, falling partly within Islington and partly within Camden. 3 ha (8 acres) north of the This means that a joint brief is appropriate in principle. CTRL embankment, which have already been earmarked for business 1.1.3. The two councils wish to see major development and regeneration and land uses affected by started, and completed, as soon as possible, to overcome the problems the CTRL. It also includes and uncertainties that have blighted this site in the recent past. some 2 ha (5 acres) under roads. This leaves 24 1.1.4. The Area and the Triangle are shown on the aerial photograph below, hectares (approximately 60 bounded by the red line. The site extends from the North London Line acres) of developable land. (NLL) to Euston Road in the south, across to York Way to the east and the Midland Main Line (MML) from St Pancras to the west. Figure 1.0 King’s Cross Opportunity Area from the South 2 King's Cross Opportunity Area – Planning & Development Brief 1.1.5. Camden has recently adopted new statutory planning policies for the Area, in an updated Chapter 13 of the UDP (adopted May 2003). Camden regards the adopted Chapter 13 as up to date. It is now included as Section 9 within the Replacement UDP Deposit Draft, for the Borough as a whole (June 2003). 1.1.6. The Area is nationally and internationally well known for the Grade I London Borough of Camden, Listed Stations of King’s Cross and St Pancras, both facing Euston Unitary Development Plan, Road. These stations, and the associated Underground network, are March 2000 undergoing major upgrades that will further enhance this international, national and London-wide interchange. North of the stations lie important canal, railway and industrial heritage features, reflected by the designation of land south of Regent’s Canal as part of the King’s Cross Conservation Area. Similarly, land north of and including the Canal has a number of historic buildings and spaces. This part of the site lies within the Regent’s Canal Conservation Area. London Borough of Camden, Chapter 13 of Camden’s 1.1.7. The Regent’s Canal, a designated Green Chain and Corridor, runs Unitary Development Plan through the middle of the site. Camley Street Natural Park, a May 2003 designated Open Space, lies within the Area, alongside the western bank of the canal. 1.1.8. Other UDP designations affecting the Area and the Triangle include (see figure 1.1): > Strategic Views from Parliament Hill and Kenwood House, to St Paul’s Cathedral; Greater London Authority, > Regent’s Canal Area of Special Character; 2004, London Plan: A Spatial > Metropolitan Walk Potential Connection; Strategy for Greater London > Rail safeguarding for a number of projects including the Channel Tunnel Rail Link (CTRL), Thameslink 2000, King’s Cross Underground Station upgrade, St Pancras Terminus highways, and a new Hackney-Southwest line (now referred to as CrossRail 2); and > Grade I Borough Nature Conservation Sites (designated in Islington UDP (2002). London Borough of Camden, March 2003, Replacement 1.1.9. Somers Town and the area south of Euston Road are designated Areas deposit draft UDP for Community Regeneration in the Camden UDP (all versions), reflecting relatively high levels of economic and social need. The railways create physical barriers that isolate the Opportunity Area from these communities and present a critical challenge to their ongoing regeneration. 1.1.10. The Islington UDP (2002) identifies the existing Triangle as an Area of London Borough of Camden, Supplementary Planning Opportunity, and identifies King’s Cross generally as a Special Policy Guidance, June 2002 Area. The Plan sets out the council’s aims of transforming the area into a vibrant and distinctive new quarter for London. Across the boroughs’ boundary, along York Way, the Plan designates ‘King’s Cross/Thornhill/Pentonville’ as an Area of Community Need and explains that the council will pay special attention to ensure that adverse environmental impacts associated with proposed infrastructure projects and developments are minimised; regeneration monies are used effectively to revitalise the area; and the local community receives LB Islington, Unitary Development Plan, a fair share of the benefits which regeneration projects and March 2001 development will bring. 3 King's Cross Opportunity Area – Planning & Development Brief 1.1.11. Looking to the future, there are a number of projects at different stages, that have major implications for King's Cross: > The St Pancras International and Domestic Station, CTRL infrastructure, site restoration and landscaping will be completed in 2007; > The King’s Cross-St Pancras London Underground station upgrade, with two new ticket halls, entrances and public realm improvements, will be completed by 2007; > P&O Developments have started the redevelopment of the four blocks immediately to the east of King’s Cross Station, referred to as ‘Regent’s Quarter’. The development should be complete by 2007; > The restoration of St Pancras Chambers, with proposals for hotel Model and illustration of and residential uses, by 2007-8, alongside the CTRL works. St Pancras Station extension Applications are likely to be submitted in Spring 2004; N E n C R O 6 t 1 o S o tu o rm 4 LB ins SL L t 1 te D C r u to 9 SL l 1 g 1 E 40 to 30 r W a a 0 t j E m S 3 9 V her 7 A o borne Gantry o 2 o 6 t O 7 P b A 5 S 2 R 4 3 5 D 1 G 1 3 1 a N F 3 8 R a C L 6 7 i n F A n k r G E w E 1 6 6 5 R IE o i A k 3 2 o o a 4 N s d 2 e 0 b r 2 1 LD 2 a 0 4 n 2 t T o s 1 2 Works k A 8 B t 8 4 Y 1 o Wa o 1 5 wm 2 o 1 o GA W t 2 l W t 1 W 1 O a 4 k L 4 D 7 2 1 AL b 9 n 9 a or 2 3 5 1 Y o W 2 3 e t 2 R 1 a 3 W a T s A 3 4 a a l o 2 k 28.4m 5 t n a 1 R 2 1 5 a K lk a 1 E l 0 l 32.6m o 1 8 N 3 t 7 1 k M 1 P k 2 2 1 6 71 4 E t 5 o W 2 E 2 Warehouse 9 1 to 137 4 VALE RO to L 0 7 F R 1 a 1 1 n 2 a to 1 in A Lulworth A 0 c L rt 1 0 t ou T 2 o C 8 r C 4 1 Y y 6 to 1 S 5 E Abbotsbury 5 8 8 1 3 5 0 1 4 1 7 1 4 Y 9 P 1 7 0 2 2 1 o 0 3 5 1 1 9 o 6 s 7 5 0 t o t o 2 27.7m 6 t s E t o 4 t 9 4 LEGEND 0 9 1 0 5 1 1 St James 0 9 t 2 ry 5 son 4 c n g ma 3 u de Slopin ad Gate 1 i m WR V 8 a s OTH e Beamish A 1 12 C M n rm R 4 ML OA o A D t Gate ) 1 o to 1 H s 2 P t ( Broadstone d 1 1 F A a rampto Playground 8 1 2 n 8 o 8 r 4 t 2 o B t 1 o C 1 6 9 4 9 6 S Gantry a 0 1 1 12 8 1 t e o 1 c 7 Pla 6 y 0 1 r 4 u 6 2 o 1 t b 0 0 1 lens l 1 A 6 2 18 5 1 9 5 1 1 9 5 1 8 4 7 4 Young 2 0 1 6 7 a 0 2 1 1 1 1 7 188 1 7 8 1 2 2 2 2 1 8 SP 1 2 3 Family FB 3 8 1 1 4 2 0 4 8 2 2 6 4 5 2 2 9 29.1m 6 Playing 2 2 0 0 BM Centre 0 27.86 m Court n o i 1 5 SM 6 t 2 c 64 Community n u SP Centre 8 J 0 El n t o W Sub BM 30.60m e Ca u D lfi m 1 eld Co g .66 u 9 0 rt T Sta a 8 2 8 Central London Area 7 M 29.1m Ancient Woodland u B h 0 1 o t n n 1 n e e p l o C SL 0 T 9 E T 2 47 RE TAYPOR Chapter 14 Policy EN62 SL T C S 0 m H 10 D.9 V R28 IE 2 O 0 F W Warehouse 1 IF 2 G 4 C 2 P t 4 St William of York o 0 E 1 1 L 3 B RC Secondary O M M S 2 Boys School 6 9 0 .
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