Somers Town Neighbourhood Plan

2016-2026 Vision & aims 4

Introduction 6

Policies 14

Economy & employment 15

Meanwhile use 23

Movement 24

housing 28

Environment 33

A note on terminology community & culture 38

Wherever Policies refer to ‘local’, they refer to the Neighbourhood / people living in, businesses and organisations operating in the Neighbourhood. The Neighbourhood or area refers to Somers Town, as defined in this document. Local and residents refers to Somers Town locals or residents. The or this ‘Plan’ refers to the Somers Town Neighbourhood Plan. The Forum refers to the Somers Town Neighbourhood Forum. Projects 3840

Delivering the Plan 47

ACKNOWLEDGEMENTS

The Somers Town Neighbourhood Plan has been put together by volunteer Michael Parkes (Community Planner), Donna Turnbull from Voluntary Action Camden and members of the Neighbourhood Forum Plan Drafting Group. Somers Town Neighbourhood Forum would particularly like to thank Michael Parkes for his extensive voluntary contribution to the planning project. It would not have been possible without his independent technical expertise. Website development and plan design by iDia Ltd, Diana Foster. Photographs taken from the ‘somerstownwishes’ film, thank you to all participants.

Somers Town Neighbourhood Plan 2015 www.somerstownplan.info 2 Somers Town Neighbourhood Plan 2016-2026 www.somerstownplan.info 3 Vision & aims Vision & aims

VISION AND AIM OF THE PLAN The Aim of the Plan

he Forum sees the Neighbourhood Plan as an important opportunity for the existing community to help themselves out of disadvantage through access to genuinely affordable housing, he aim of the Plan is to guide Tjobs and training, access to high quality health and education, and the creation of a safe and attractive development based on environment. Tthe following assumptions:

Growth and renewal is about people as well as place

* The Plan includes separate reference to projects related to arts and culture, community safety, health, jobs and training; and Recommendations, e.g. on existing and new ways to manage and deliver these. * Reasonable and considerate economic, housing “more growth and development is accepted in Somers activities, Town, both on sites identified in Camden’s Local Gardens... Development Framework (LDF) & elsewhere within the More tourists, Neighbourhood. more fun, * Every opportunity should be taken to capitalise on more money” growth in the Euston & King’s Cross Growth Areas, to the benefit of the existing Somers Town community. * The Our Place proposals for delivering and managing the Job Hub are a collaborative model that the Neighbourhood Forum would wish to replicate throughout the Plan period. * The Plan incorporates a major culture shift. For the urgent purpose of rebuilding a primary school, it accepts the reality of public sector provision through he Forum is committed by every means the reasonable realisation of public assets to bridge a possible e.g. through Section 106 Agreements critical funding gap. Thereafter, new growth policies, / Community Infrastructure Levy, Open Book T we want a management and delivery may be required, e.g. in the policies to building genuine partnerships with local residents, stakeholders and public and private framework for a provision of housing at low rents for local households sector developers. SUSTAINABLE COMMUNITY on low incomes. * An ‘Open Book’ approach should be adopted on all he has been prepared, and will be delivered, DEVELOPMENT Plan major new development in the Neighbourhood. with the support of Ward Councillors, and the so the existing * Genuine and committed collaboration with public and Tassistance of Local Planning Officers. A number somers town of projects have been identified during its private developers. preparation. community “can stay * Resources available to promote, implement, monitor & get a slice and modify this Plan should include access to mplementation of projects is essential to Plan independent technical aid – particularly commercial delivery and monitoring. Temporary use of land of the action” valuation, town planning and affordable housing, local Iand buildings are a major opportunity so no building or space is left empty. green space, planning gain or similar expertise.

Somers Town Neighbourhood Plan 2016-2026 www.somerstownplan.info 4 Somers Town Neighbourhood Plan 2016-2026 www.somerstownplan.info 5 Introduction Introduction

his is already happening in Shoreditch, Spitalfields, and Bermondsey between the “new” places onPlan 1. INTRODUCTION In Elephant and Castle, large housing estates are being demolished and redeveloped to create the T “new place”. Context There is a grave risk there will be no place left for nurses, teachers, car omers Town is one of a series of neighbourhoods alternating between major mechanics and artisans who own no land or buildings. Growth Areas along the inner city ring road between inner and central , as Plan 1 indicates. Gold Belt to match the Green Belt: advantage imported and S disadvantage exported. This can seem attractive to Local Authorities, Its critical location at the interface of and the Central Business District accounts for much of the drama at the heart of this Neighbourhood Plan. A who are statutorily required to provide services to their population, but may not have the budget to do so. Their assets, land and buildings will have increased in value. The temptation for private and public sector landlords to realise this value will be irresistible. Moreover with the arrival of a healthy, fully employed, well-educated population, both the budgetary and the regeneration record of such Authorities will improve and private sector investment secured from around the world.

problem is not resolved by simply exporting it elsewhere. LB Newham were recently canvassing ondon is a A counterpart Authorities in Lancashire and the along these lines. special L Plan 1: Somers Town in the wider London context case. It has by far the highest land and London is already showing alarming signs of rental values in the imbalance. country. L As the central business district expands, the adjoining inner city areas change through investment, speculation and gentrification.

The

his results in dramatic VISION changes in land use and for the somers town Tpopulation in the traditionally low rent areas of neighbourhood plan unskilled or basic employment and immigrants. does NOT accept this as inevitable. we’d Like a DIFFERENT approach Evidence to inner city REGENERATION http://www.london.gov.uk/sites/default/files/Collated%20PDFs. pdf http://www.londontenants.org/publications/responses/ & open up an CV&CSresponseRLondon%20Housing%20Strategy.pdf http://www.londontenants.org/publications/reports/Conference%20 overdue Jan%202013.pdf Duncan Bowie: Seminar and publications (University of )1 london-wide debate Stephen Hill: Seminar and publications (Community Land Trust on this Network)2 Plan 1: Somers Town in the wider London context (London’s ‘new’ places: Terry Farrell concept prepared for the “Road to Renewal” seminar. Planning in London, October 2013) 1. http://vac.org.uk/wp-content/uploads/2014/09/Housing-Policy.ppt 2. https://www.youtube.com/watch?feature=player_embedded&list=PLuS9 QRas2VF8aBuwIVF8MDI5rhsdfYU4c&v=HSWXtX_-PMs Somers Town Neighbourhood Plan 2016-2026 www.somerstownplan.info 6 Somers Town Neighbourhood Plan 2016-2026 www.somerstownplan.info 7 Introduction Introduction

The Neighbourhood is equally distinctive in terms of its demographic and socio-economic Somers Town Neighbourhood: Local planning context (Plan 2) profile. (Appendix 1). omers Town is an obvious geographical neighbourhood clearly defined on 3 of its 4 sides by major road * and rail infrastructure, as Plan 2 indicates. S ORTHERN boundary - defined by the St Pancras NGardens, Oakley Square and the Ampthill Estate. est: - the ast - the Euston Growth Kings Cross wArea (national eGrowth Area and metropolitan (international, national transport hub, likely to and metropolitan be doubled in capacity, transport hub plus should the proposed associated property HS2 high speed national development: Kings railway / station go ahead Cross Central). 1920s 2016 - 2026). clearance St Pancras Housing This is already well Association set up by Directly linked to this under way and Father Jellicoe hub is a major property includes major office, development, defined by residential and other Terry Farrell as Regents development (e.g. Place / Euston Circus, University of the Arts) 6700 1927 plus, if Sir David Higgins of extensive railway population (2011) Levita House built (HS2 C.E.O) is followed, lands to the north Grade 2 listed “private capital used to of and between the redevelop Euston Station railway termini. in a far-reaching plan 15.2% 24.9% Bangladeshi (Camden = 6.3%) under 15 years including homes, shops (Camden average = 16.6%) and business premises.” £10,000 (Times 17.03.2014) Plan 2: Local Planning Context LESS earnings p/annum than borough average

outhern boundary - is part of the Inner city ring road (A 501). The Central Business District of London extends across the Euston Road into south Somers Town (between Phoenix Road and 10 yrs Euston Road). s LESS LIFE expectancy for men than Camden; ‘one of the lan 2 also shows the western boundary of the Euston Area Plan (EAP)1 within Somers Town. lowest in London’ Both West Somers Town and the Ampthill Estate are included within the EAP. The EAP was adopted in Plate 2014 by LB Camden to guide development in the Growth Areas. Least open space in Camden* It is fundamentally linked to the future of the HS2 Project which in turn is linked to 2. Euston Rd is mostone of the polluted in the UK ** 10.9% unemployment in Somers Town

1. http://www.eustonareaplan.info/plan-area-diagram/

Somers Town Neighbourhood Plan 2016-2026 www.somerstownplan.info 8 * Camden Open Space, Sport & Recreation Study 2008 ** www.howpollutedismyroad.org.uk Introduction Introduction

the small park at Purchese Street is of Community Investment Programme immense value to local residents, as described Tby consultants: a pleasant leafy park lan 2 also shows the boundary of the current phase of the Community Investment Programme (CIP) Good tree cover proposals in central Somers Town. CIP is a LB Camden programme to improve and transform services by with Prealising assets, and thus bridging a critical funding gap. It originally focused on the need to rebuild Edith “ Neville Primary School, using publicly owned open space for housing development. plenty of shade” evised CIP proposals include

rebuilding of Plot 10

and St Aloysius Nursery R The Neighbourhood is a composite of individual School, a new community hall estates. Residents are loyal to their own estate and and improved play facilities at a facilities there, such as tenants’ halls, play space and Community Hub between Polygon community gardens. These represent Road and , plus improved park and over 100 What the Forum supports new housing units. Proceeds valuable social & cultural from a market component, mainly capital. in Purchese Street Park, would * As a CIP first Phase, rebuilding Edith Neville Primary School bridge the critical funding gap. (ENPS) and Plot 10 on existing sites. This component comprises a * The rebuilding of ENPS could be funded by housing tower block at the Brill Place development on land released from and within the school For many in Somers Town used to public funding of public services, the CIP is a controversial pedestrian entrance to the park and concept. Consequently, we recommend imaginative approaches to delivery of all of the Programme (e.g. Cooper Lane Estate, together with site, which could allow for selective upward expansion of regeneration of Ossulston and Godwin and Crowndale Estates). demolition of that estate’s tenant classroom floor space. hall and community garden, to be replaced by two new 6 to 8 * An ‘Open Book2’ approach has been requested of the storey terraces in the park. promoter/developer. Once this has been secured and All parties should: independently assessed by a qualified commercial valuer, he Neighbourhood Plan further development will be considered only if that housing has incorporated local * have an Open Book policy throughout all phases of the Tknowledge, and local is needed to fund these priority projects. CIP programme so there is an equal and transparent views on this Programme, into: * St Aloysius Nursery could be rebuilt on the Police Depot starting point for debate and agreement between all site, close to its counterpart primary school. This can be parties achieved as part of the imminent consolidation of Maria * coordinate with other schemes for small scale social and Fidelis Upper and Lower Schools, to be opened by 2018. Evidence economic regeneration projects (e.g. Job Hub, Big Local, * The small amount of land lost can be made good by closure Community Investment Programme (CIP): a Knowledge Quarter) to help physical regeneration of the Central Somers Town revised proposals of an unpleasant footpath immediately to the east and its Neighbourhood March / April 2015. p.5. cheaper & Footnote 4. better incorporation into the Maria Fidelis redevelopment site. * consider processes and purposes that will deliver * A community based Living Centre is due to open in the genuinely affordable housing in Inner London, given the Forum response to CIP revised proposals solution (Appendix 10). in 2016. Furthermore, the lower failure of the present Section 106 process to do so Option B from previous ENPS and Nursery & ground floors of the proposed redevelopment of 42 CIP / Oxford Brookes Residual Land * consider, for example, conditions governing Council Valuation. we do NOT accept Phoenix Road would allow a far more strategically useful http://vac.org.uk/wpcontent/uploads/2014 borrowing, sale of land, return to building, /09OpenBookandLandValuation.pptx a 24-storey tower site for such a facility. Special Purpose Delivery Vehicles such as Community Seminar evidence from S. Hill and D. Bowie, or * A new community hall in the Hub is not required Land Trusts and mutuals, Housing Cooperatives, p.4.

DEMOLITION * The park at Purchese Street needs only to improve night redevelopment and rebuilding of hospitals, schools, etc. FOOTNOTES time security and to relocate the underused children’s of Coopers Lane * always include genuinely affordable social rented and Open Book means that the public should Playground to the Community Hub. be able to see and understand the finances tenants’hall key worker housing involved in building development in order * work together calling on local knowledge, lifestyle and to engage meaningfully in consultation. & community This is particularly important where 2. Open Book means that the public should be able to see and understand the finances involved in priorities. Local residents are likely to require less change publicly owned assets are involved. garden building development in order to engage meaningfully in consultation. than developers and costs can be kept to a minimum. Affordable in relation to average income This is particularly important where publicly owned assets are involved. not market value.

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Why does Somers Town need Neighbourhood Plan?

We need a Plan to:

Alert and engage the local community in Support the Neighbourhood national / regional / local Forum as a credible stakeholder *planning and development *and an contributor to opportunities and threats sustainable economic, community and other development in Somers Town How the Plan was prepared Feed local knowledge and aspirations into forward Contribute to a review of he Neighbourhood Forum has developed the plan through engaging the community in activities. Open *planning processes at local the conventional definition meetings are held monthly, and working groups also meet regularly to develop projects and increase and regional level *of regeneration‚ Tinvolvement. All the working groups involve a mix of participants, including local residents, the British affordable housing‚ etc. in an Library, St Pancras station, the Francis Crick Institute, the police, schools, faith groups, housing providers, small Build local inner London context of land ownership businesses, voluntary and community sector groups. capacity in planning, and high land & rental values Thus the Forum benefits from a wide range of local knowledge and expertise. *implementation, management, and even Explore new growth policy Activities delivery of Neighbourhood options and delivery vehicles These have included planning for real type events and walkabouts renewal and development such as Community Land to explore planning priorities and involve new members. Targeted * outreach work took place with local mosque trustees and congregation, , social enterprises, etc. a Trusts and a stall at the local market carried out surveys and promoted the Guide future new project. development / growth Ensure accountability and Working groups have also pursued initiatives identified by local in the Neighbourhood value for money in an age people complementary to a statutory neighbourhood plan. For * example, Neighbourhood Watch Schemes, developing local enterprises when public services are paid for by * and creating connections between unemployed local people and Identify local projects selling off publicly owned assets, such opportunities. The latter has culminated in the new Job Hub. which have arisen through and can be secured by as open space, i.e. an Open Book policy. Young people set up their own Youth Forum to work with the the Planning process Neighbourhood Forum and used film to highlight their perspectives. * Help minimise the environmental, traffic Facilitate and improve co-ordination of and other costs, and maximise the few benefits They also set up the Community Counts project with the BEET 3 Working Group. public, private, and voluntary & community sector *to the community should HS2 and CR2 go ahead The Forum has worked closely with neighbouring Forums and development / service delivery at Neighbourhood communities to develop its Neighbourhood Plan and will continue to * Most popular options at a Planning for Real event held at Regent level (added value). collaborate over areas of mutual interest. High School 23.03.2013. See Appendix 3. Timeline and bibliography. Appendix 6 Participating organisations and groups since 2011. 3. at Euston and passing underneath Somers Town.

WHO PREPARED THE PLAN? SOMERS TOWN NEIGHBOURHOOD FORUM (STNF) Documentation approved by London Borough of Camden May 2013 for STNF to prepare a Neighbourhood Plan included Plan 2, Forum and Scope of the Plan Boundary applications (Appendix 2); Constitution (Appendix 3); Structure of Forum (below) and Appendix 4 and expert support and advice. It is a Voluntary and Community Sector led initiative. Basic Conditions

The Plan is designed to meet the Basic Conditions, as set out in legislation of 1990 and 2004.

Environmental Assessment

In terms of sustainable development of the existing community, we envisage modest, phased, growth. As such we consider that a Strategic Environmental Assessment of the Plan is not required.

Mapping

The three Site Allocation Sites (Nos 5, 6, and 13) referred to in this Plan, together with several of the sites proposed for Local Green Space designation, are already included and mapped in Camden Council Local Development Framework Policies Map.

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POLICIES Local Economy and employment

he following plan policies are designed to deliver a sustainable Somers Town community development Core Strategy Objectives relevant to local economy and employment are to: he following Policies have been set out having regard to the needs of the existing community, and T National, Regional and Core Strategy Policies and objectives. ensure access to local shopping, community, leisure facilities and open space * tackle poverty, social exclusion and promote equal opportunities T * encourage and accommodate sustainable economic growth and employment opportunities Every effort has been made to ensure compliance with the draft Camden Local Plan 2015. * maximise the benefits of regeneration and development to promote sustainable communities.

Identification of needs started with reference to theCamden Joint Strategic Needs Assessment and has been * refined by information gained over the 4-year Plan-making process set out above.

The Plan also contains a number of aspirations and recommendations. For the avoidance of doubt, it is emphasised that these do not constitute or suggest agreement with Camden Council or other relevant bodies to fund or act on them.4

4 Para 3.10 and West Neighbourhood Development Plan: Report of Examination Jan 2015. “To get the Market up & Running A lot of people don’t know somers town is Here”

Realising local needs

Given the socio-economic profile of the existing community, and the existing and planned high/medium order retail development and employment opportunities within the Euston and King’s Cross Growth Areas, policies will focus on:

* protecting existing jobs and employment sites * site allocation sites * development of the Neighbourhood Centre at Chalton Street * maximising employment and training opportunities arising from major development in these Growth Areas * the developing Job Hub * temporary use of land and buildings

Girl at Somers Town START Festival of Cultures (photo John Carroll). * community assets in Somers Town such as business, commercial and employment premises and sites.

Core Strategy Sustainability Appraisal Pages 26-28. http://www.camden.gov.uk/ccm/cms-service/ download/asset?asset_id=2752961

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Employment Site allocation site 5: Land between and Francis Crick Institute olicy E1 addresses high unemployment compounded by other indicators of deprivation5 by enabling opportunities for entry level training and employment of different types, and protection of he British Library anticipates that it will need to maximise the development of its St Pancras site to Pexisting jobs and employment sites in the Neighbourhood. accommodate its collection and readers on site.

5. Local data. Camden JSNA. Community research for Job Hub Appendix 9. T The British Library should consider how to maximise development on the site to accommodate both its future needs and those of the wider community. The British Library’s strategic role to fulfil the objectives laid “Why are we down by Parliament. The Plan, through Policy E2, supports the principles of the adopted Site Allocation. going? because http://www.camden.gov.uk/site-allocations-development-plan.en no-one comes To do their shopping here Anymore... Policy E2: Land to the north of the it’s all British Library hotels...” (Site Allocation 5. Camden’s Local Development Framework)

Policy E1: Promoting a successful * Land to the north of the British Library safeguarded and inclusive Neighbourhood economy for future development that will meet the longer term operational needs of the British Library and/or other Development will promote and protect sustainable local complementary uses appropriate for economic growth and employment. the Site, and which can facilitate the development of the Knowledge Quarter 6 Subject to market conditions, and without prejudice, developers Evidence: * The design framework for new development at the Site will be required to: See Policy 11: Business, Commercial should remain as set out in the adopted Site Allocations and Employment Premises and site Site 5 policy as this still remains relevant. See “Policy H1” * make sure existing jobs are kept, or provide new Fortune Green and Neighbourhood Plan August 2014 on page 17. employment and training Empty retail and office units on Chalton * protect employment space, unless better jobs and Street (Fig 1. p.20) 6. http://www.knowledgequarter.london/ training for local people are provided Projected increase in working * provide accommodation, such as small spaces, incubators population and potential for local Businesses to increase trade and workshops for start–ups, small and medium sized (Francis Crick Institute work force projections). enterprises, with local connections 1 Knowledge Hub and precedents for Training initiatives e.g. Crick, Kings * provide affordable or subsidised business space Cross Construction Centre Young population * provide new / improved facilities for shared office / with high unemployment (Appendix 11 Job Hub data) meeting space Community cinema proposal identified through Planning for Real event * promote community participation in planning, design, (Appendices 5 and 12). implementation, management Footnotes * create local employment opportunities via the CIP 1. Small businesses have fewer than 50 employees; micro-businesses, fewer than ten by “promoting construction contracts to local small employees. Companies Act 2006. Some residents are self-employed and work from home. businesses and securing apprenticeships and work Improved and new facilities for such people to use shared office and meeting space will be experience placements, ensuring local people are encouraged. “SMEs underpin the UK economy and create equipped with the skills needed to move forward into sustainable local economies by employing local people and putting money directly back into the employment“2 local community.” Evidence Part of Conclusion to Memorandum submitted * promote community participation in planning, design, by the Federation of Small Businesses to Select Committee on Treasury Written Evidence. May implementation, management in new retail and other 2006. 2. Draft Camden Local Plan. 2015 para 2.51 employment opportunities.3 3. E.g. Community cinema, estate maintenance and regeneration, heritage, tourism and creative Act of Parliament. Email to Forum from British Library 20.01.2015. industries. Site Allocation policy – Site No 5.

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Neighbourhood Centre: Chalton Street (Plan 3)

halton Street is a defined Neighbourhood Centre.7 It is a place of employment, shopping, leisure and services. It is well known for its multicultural market selling affordable goods. A market stall can provide Cthe first step in developing entrepreneurial skills e.g. New Horizons stall in Chalton Street. approx. % retail use (Nov 2014)

Policy E3 and recommendations support a balanced shopping and business environment to meet local need other for affordable and useful goods, but also to attract shoppers to increase viability of the market and retail newsagent outlets.8 Much comment has been received about the need for access to and affordable local shopping for offices residents. We support LB Camden’s sequential approach to the location and quantity of retail development. It confirms and community organisations supports much that is set out in Chapter 9 of the draft Camden Local Plan 2015 (Town Centres and shops). health clinic 7. Camden Core Strategy 2010, section 2, page 64 8. http://www.camden.gov.uk/ccm/cms-service/stream/asset/?asset_id=3245132 estate agent Recommendations: Environmental vacant travel agent improvements to Neighbourhood Centre pharmacy Policy E3: Chalton Street Camden Council should prepare Design Guidance to help hair & beauty Neighbourhood Centre locksmith (Plan 3 and Fig 1) secure a comprehensive environmental improvement plan specialty retail and process9, in partnership with the Neighbourhood Forum grocery store Development (including changes of use) should protect and and other relevant local interests to include: * Image, streetscape and shop fronts hotel enhance the character of the Neighbourhood Centre and * Pedestrian / vehicular movement public house provide for a diverse range of shops, businesses, service and * Parking and servicing restaurant economic activity. * Amenity, including hard and soft landscaping cafe/ coffee shop

* Lighting and security This can be achieved by the following: * Signage and information 2 4 6 8 10 12 14 * Storage. Fig 1: Retail use in Chalton Street * Retain/ provide convenience and affordable shopping for local residents. Given the evolving nature of HS2, such Design Guidance * Support a mix of existing and new retail, service and should have regard to the Euston Area Plan ‚ but, if necessary, business premises to enhance the character, vitality and Plan 3: Chalton Street Neighbourhood Centre be produced in advance of that Plan. viability of the Centre. * Revitalisation should be done as a Community-led joint * Ensure that existing or any additional food, drink, Evidence: venture in partnership with market trades, LB Camden, entertainment and other such uses do not have a harmful Policies TC2, TC4, TC5, TC6. P.236. Draft the local business community, and other partners as environmental impact on residents or users of the Centre, Camden Local Plan 2015. appropriate. A Neighbourhood Centre Manager could well or the character and viability of the Centre as a whole. Para 9.51 draft Camden Local Plan. be employed from the outset. Good practice, such as at * Revitalise and extend the existing street market from LB Camden Retail and Town Centre Study Lordship Lane10 and Queens Crescent11, could assist this Euston Road to Phoenix Road. When assessing proposals (P.16 ) http://www.camden.gov.uk/ccm/cms- service/stream/asset/?asset_id=3245132 process. for the refurbishment / extension of the market, we will * Revitalisation of retail starting with vacant premises expect them to consider its existing character and build Retail development potential (Fig.1.). (Fig.1) on it to secure the future vitality and viability of the * Encourage low budget convenience retail outlets (A1) Centre as a whole. * Improvements to the public realm to enhance the look & * In the event that the market has to be temporarily closed distinctive character of the Neighbourhood Centre. e.g. to enable HS2 related utility works, to provide

comparable temporary provision nearby. 9. See Recommendation in support of Policy 13 Mill Lane Neighbourhood Centre: Fortune Green * Keep new development to a scale and character and West Hampstead Neighbourhood Plan. appropriate to the existing Neighbourhood Centre. 10. www.southwark.gov.uk../id/../draft_lordship_lane_town_centre_spg 22 11. http://www.qcca.org.uk/QCCAMarket.htm

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Euston Area Plan (EAP): Maximisation of local employment and Recommendations: HS2 and CR2 training opportunities (Plan 4) Treat Somers Town Neighbourhood Forum as a Stakeholder olicy E4 seeks to ensure that local residents benefit from developments, are involved in managing the of material significance in any future HS2 development, who negative impacts12 on the Neighbourhood and can use the Growth Area to create local opportunities.13 will: PGrowth within the EAP is currently linked to the future of HS2. Local consultation carried out by the Forum indicates profound local objection to HS2. This is set out in the Petition currently before Parliament (Appendix 8). Despite this and Camden Council’s objection to HS2, this * develop a close working partnership with LB Camden, project remains integral to national transport planning policy. the promoters of HS2, CR2, their contractors and Both the Ampthill Estate and West Somers Town lie within the Euston Growth Area. Subject to current review of sub-contractors, to ensure informed and detailed the HS2 project, within the lifetime of this Plan, HS2 satellite construction compounds and major utility works local knowledge and feedback into the preparation, are proposed in both parts of the Neighbourhood. The impact of HS2 construction upon Maria Fidelis Lower management and delivery of: School is such that it will have to be relocated to the existing Upper School site at Phoenix Road. This will require extension onto the adjoining Site Allocation Site 13 (Police Depot at Drummond Crescent) to create a * Code of Construction Practice consolidated school site. * Local Traffic and Environmental Management Plans.

HS2 Environmental Statement for Central Community Forum Area 13. See also Community, Movement and Environmental Policies. Consider the STRONG opposition to the proposed 30% n view of the current increase in vehicles on Polygon Road and Chalton Street Policy E4: Maximising local benefits safeguarding, and their existing over the 10-year proposed HS2 construction period and in character, there is limited from HS2/growth in Euston Growth I relation to CR2 developments. capacity for any additional Area development in either of these parts of the Neighbourhood. Without prejudice, and subject to genuine issues of confidentiality, public and private sector developers will:

* adopt an Open Book approach to substantiate their “hs2 will proposals in both West Somers Town and the Ampthill be a Estate disaster * make sure Somers Town residents are adequately trained to compete on an equal basis for future construction and it gives us other employment opportunities as and when they arise, nothing” through the use of employment initiatives such as the Job Hub and as set out in Camden Planning Guidance (CPG8) * make sure local businesses, particularly small/medium sized enterprises are informed and able to compete for Evidence: local supply and purchasing of services HS2 London West Midlands Environmental * HS2 local traffic and environmental management plans Statement. Volume 2 Map Books. CFA1 should have regard to the principles and policies of this Euston Station and Approach. Map No CT- 05-001: Construction Phase. Plan STNF ES response and HS2 * maximise benefits from development of Site Allocation Petition(Appendices 8 and 9). EAP. Site 13 / consolidation of Maria Fidelis Upper and Lower Alterations to the Reading Borough LDF (Local Plan) on Affordable Housing Schools by: provision: Pre-consultation draft Policy Plan 4: HS2 & EAP Neighbourhood Plan implications * closure of footpath from Drummond Crescent CS16. March 2014. to rear of 42 Phoenix Road and incorporation into Actions of Fortune Green and West Hampstead Neighbourhood Forum School consolidation site 14 * consolidation of St Aloysius Primary and Camden Creative Industries GDP Nursery Schools (See Plan 7 page 34 & Policy H2) Comments at Planning for Real events and discussion at STNF meetings (Appendix 5) * engage community participation as in Policy E1. 14. http://www.london.gov.uk/mayor/economic_ unit/docs/create_inds_rep02.pdf Somers Town Neighbourhood Plan 2016-2026 www.somerstownplan.info 20 Somers Town Neighbourhood Plan 2016-2026 www.somerstownplan.info 21 Economy & employment Meanwhile use

Enabling local economy, employment and health projects MEANWHILE USE

ow levels of internet access and use, and ill health which impairs mobility hinder communication and the ability to make the most of opportunities. Policy E5 addresses these accessibility issues in the Temporary Uses LNeighbourhood. eanwhile Use is an integral part of the Neighbourhood Plan. There are land and buildings within the Neighbourhood suitable for a variety of temporary uses, such as pop up shops and advice/information Policy E5: Information Boards Mpoints to sports and gardening activities. Advertising hoardings which can generate income and be used for community benefit may also be considered.

In support of the Job Hub (Appendix 9) and other projects: A number of specific sites have already been identified: Applications for the provision of Information Boards will be supported, e.g. at Chalton Street, Local Green Spaces, and on Police Vehicle Depot, Drummond Crescent16 routes to and from local schools. * Convent and adjoining land and buildings, Chalton Street/ * Phoenix Road * Vacant premises on Eversholt Street and Chalton Street * 16. Only realistic if there are delays in the school consolidation for which the site is now safeguarded.

olicy MU1 seeks to avoid blight and economic decline in the Neighbourhood by treating unused land and buildings as Popportunities for temporary development and relocation of amenities displaced by construction and safeguarding for national infrastructure projects (HS2, CR2).

“There’s Meanwhile Uses have been used effectively to avoid high street decline nothing for youths in neighbouring and are relevant to Camden HS2 Business .get them back to work Mitigation Working Group objectives. with their own ideas The Cock Tavern, a community asset. stalls on the market” Policy MU1: Meanwhile Uses

This Plan supports Meanwhile Uses on land and in buildings and parts of buildings left empty which: Evidence: * provide opportunity for residents in the neighbourhood 17 to build basic employment skills, and learn new skills LB Camden and BID strategies. http://media.meanwhilespace. * provide opportunity for residents to play, garden and com/media/downloads/Benefits_ relax outdoors StakeholdersMeanwhile_Future * improve appearance of vacant premises http://www.kxrlg.org.uk/history/Interim%20 Uses%20Initiative.pdf (see Battlebridge Recommendation: * alleviate environmental impact of construction Centre). * address anti-social repercussions of leaving land and http://www.kingscross.co.uk/skip-garden Without prejudice, public and private sector developers will buildings vacant. Business Mitigation Working Group Evidence: be encouraged to help fund and take action to sustain and objectives can be found at www.camden. gov.uk as LBC Mitigation Request List as Job Hub (Appendix 11). develop the Job Hub, in conjunction with the BEET Working Where viable and subject to no loss of visual or residential presented to HS2 Ltd - April 2014 Camden JSNA.15 Health Working Group notes (Appendix 5) Group and its partner organisations, throughout the whole of amenity or community safety. the Plan period to 2025. 17. https://www.camden.gov.uk/ccm/navigation/ 15. http://www.camden.gov.uk/ccm/cms- leisure/arts/.pdf . service/stream/asset/?asset_id=3267679&‚ Somers Town Neighbourhood Plan 2016-2026 www.somerstownplan.info 22 Somers Town Neighbourhood Plan 2016-2026 www.somerstownplan.info 23 Movement Movement

MOVEMENT Movement priorities within Somers Town Primary road network

he Neighbourhood is bounded by primary roads such as Euston Rd (A501), Eversholt Street (A4200), he Neighbourhood Plan seeks to influence and assisttransport planners and developers at national, and Crowndale Road/Pancras Road/Midland Road (A5202). In consultations, locals had concerns about regional and local level. Tcyclists speeding through residential roads and near local schools and facilities. T There is general agreement that, like all other vehicular traffic, strategiccycle routes should be confined Guiding transport / transport planning principles to the primary road network. The street canyon quality of much of the road network, together with the rail approaches into and out of the adjoining mainline termini, contribute concentrations of particulate matter and olicy M1 is designed to embed serious consideration, by developers, for the residential character other pollutants that seriously damage the health of the existing community (See Policy ENV 1). of Somers Town in the face of national rail projects and servicing and connecting new building developments. P “ Recommendations: Use of Primary “put road and cycle the health network of the (Plan 5) people of somers town before the money The Plan supports the that following developments might be made from hs2” and use of the primary road and cycle network: “Since 1962 we have not had * St Pancras Square development related more than about 5 or 6 years pedestrian and cycle without improvements, building” including new pedestrian crossings at Pancras Road / Midland Road junction and fully Policy M1: Guiding movement/ segregated cycle way transport planning principles and footpath widening on Midland Road * Locate new development which generates significant * Improved pedestrian amounts of vehicular movement on sites providing direct crossing of Pancras and sole access to and from the surrounding primary road Road to St Pancras Plan 5: Movement around Somers Town network. Gardens * Confine strategic cycle routes to the primary road * Central London Cycle network. grid on segregated * Protect and enhance the safety, convenience and amenity cycle routes within the of residents, schoolchildren and other local interests primary road network through: * Continued use by * no or minimum car parking provision through traffic of the * providing spaces only for disabled people and Evidence: primary road network essential servicing/business needs Home Zone designation. around Somers Town * locating these on the major east/west and north/south Planning for Real and other events (Appendix 5). * 20 mph speed limit to pedestrian networks. be retained within the http://www.legislation.gov.uk/ uksi/2006/2082/pdfs/uksiem_20062082_ Neighbourhood. en.pdf

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Movement and streetscape within Somers Town

olicy M2 addresses the issue of orientation and pedestrian and cycle traffic cutting through residential courtyards. PA clear pedestrian network, using bold signage, and way marking by design will help. It provides a framework for future Community Infrastructure Levy (CIL) and other investment in the Neighbourhood.

Policy M2: Pedestrian and cycle routes through Somers Town (Plan 5)

In the interests of pedestrian / cycle safety, residential amenity and the revitalisation of Chalton Street, east-west routes should be well designed, and clearly defined along “Better the lines set out on Plan 5. lighting... Better patrols * Channel east-west cycle and pedestrian movement policing of between King Cross/St Pancras and Euston, and vice Recommendations: versa, and differentiate from other routes by: people with * Clear and distinctive directional signage Taking through pedestrian/cycle movement from northern dogs” * Colour scheme / art works (Midland Road) exit /entry to Euston into St Pancras CTRL / * Hard and soft landscaping (e.g. trees) King Cross concourses to proposed Eversholt Street exit / * Street furniture, including seating and lighting. entry into HS2 concourse: * Rationalisation of pedestrian crossings at Phoenix Road / Ossulston Street and Phoenix Road / Chalton Street allowing * Direct pedestrians and cyclists along a route incorporating for easy and safe crossing by heavily burdened pedestrians the new route directly south of the Crick via signs. At its and those with other mobility difficulties junction with Ossulston Street, direct pedestrians and * Improved pedestrian environment at Churchway Alley. cyclists along the eastern side of Ossulston Street, south to * Differentiate North-south movement through streetscape the British Library, or north to the improved junction with measures such as: Phoenix Road (see above) and thence along Phoenix Road * Clear and distinctive directional signage to Eversholt Street and Euston Station. An alternative could * Colour coding as appropriate direct pedestrians from Phoenix Road, south along Chalton * Hard and soft landscaping (e.g. paving, trees) Street, to Churchway Alley, Doric Way and Euston Station. * Street furniture, including seating and lighting * Mark entrances to Ossulston Estate courtyards, on both * Improve lighting, paving, planting and signage at pedestrian Chalton Street and Ossulston Street, with signs to read: route from Chalton Street to Oakley Square and between ‘No cycling. This is a residential area, please respect our Charrington Street and Ossulston Street. amenities’ . * Distinctive pedestrian route / heritage trail across the * Illuminate all signs at night. Neighbourhood from Doric Way to Pancras Gardens, * Improve lighting, safety and amenity of Churchway Alley. towards the canal and . * Retain the barrier to vehicular movement between Phoenix Road and Brill Place. Evidence: * Collaborate with residents, businesses and important local Public rights of way including Crick path community facilities, such as the Islamic Centre and the leading through courtyards. EAP. Health Centre nearby.18 Notes taken at Outreach meeting held at Levita House Tenants Hall (Appendix 5). Notes of Meetings of STNF Planning and Development Working Group (Appendix 5). Comments recorded at Planning for Real events (Appendix 5). 18 See Project M1.

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HOUSING AND BUILDING Police Vehicle Depot Drummond Crescent, Site Allocation 13

New housing development olicy H2 maximises opportunity for housing by including a housing component in other developments. School development needs to avoid negative impacts on its neighbours and to maintain a safe he following Policies and recommendations are drawn from key messages from the Residents Housing environment for school children and residents. and Open Space Survey (Appendix 7). The sustainability objectives are drawn from the Final P TSustainability Appraisal of Camden Core Strategy. Plan 6: Potential new housing sites olicy H1 addresses housing need. To reduce overcrowding, Pwe propose dwellings suitable for older people and as starter homes for young people. This supports community sustainability Policy H1: New housing development Policy H2: Police and stability and does not reduce (Plan 6) Vehicle Depot site the amount green and open recreation space in the area. Drummond Crescent Potential sites: (Camden’s LDF, Site Allocation Site 13, * Component in mixed-use development of Site Allocation Plan 6) Site 13 (See Policy H2). On Site Allocation Site 6, where there is surplus land, not required by the British Library, Current proposals for HS2 require housing may form part of a mixed use scheme. this site to contribute to the * Component in conversion of St Pancras Hospital buildings relocation of Maria Fidelis Lower on Crowndale Road (Site Allocation Site 5). School, next to the existing Upper * Community Investment Programme (CIP): housing School on Phoenix Road, thereby sufficient to support the cost of rebuilding Edith Neville consolidating the School on a single Primary School (stated to be £8 million) and Plot 10. site.

The Neighbourhood Plan would support the following: The Neighbourhood Plan would support the following: * Operational land released by Local Education Authority from Edith Neville Primary School to continue the existing “more local * Avoid any significant loss of 4-storey terraced housing fronting onto Charrington Street, existing built frontage to Phoenix affordable southwards to Polygon Road. To have matching elevational Road. housing for treatment and be single aspect with all habitable rooms * Avoid a main student entrance / exit being formed onto facing westwards, & allow for a new pedestrian entrance/exit local people” Drummond Crescent. from the enhanced pedestrian area between Charrington * Include an element of affordable housing above the and Ossulston Streets. school and / or on other parts of the site. Include rebuilt St * Any additional housing required could be selectively located Evidence: Aloysius Nursery School with direct access to existing St above the new school building, so as not to prejudice future Original CIP Option B and Residual Aloysius Primary School site. Sensitivity Analysis. Oxford Brookes upward expansion of classrooms. This housing could also University 18.06.2013. * Incorporate land released by closure of footpath maximise orientation and security at new school entrance on immediately to the east. Residents Housing and Open Space Survey Purchese Street.19 (Appendix 7). * Prepare collaboratively, with adjoining residents (e.g. St STNF response to CIP consultation. * Build on good design, layout and management practice drawn 23.04.2015. Joseph Flats, Polygon Estate, Oakshott Court) and other Coopers Lane response to CIP consultation. from nearby St Mary St Pancras, and King’s Cross Academy. Email from Chair Board of Governors ENPS to local interests, development Master Plan and detailed Evidence: Coopers Lane TA. April 2015 PPS Group Consultation Report June 2015. design. St Mary’s St Pancras and Kings Cross school No mature trees to be destroyed. developments. http://davidmorleyarchitects.co.uk/projects/ the-plimsoll-building,-kings-cross-central Retain locally listed red brick wall at Purchese Street. New development should respect the scale and character of STNF meetings and workshops (Appendix 5). http://www.seh.co.uk/projects/st-mary-and-st- pancras-school-somerset-court/ 19 The use of this site is considered to be a last resort and would require strong supporting adjoining buildings. STNF HS2 petition and ES response Camden Draft Local Plan. evidence (see para 2.14). (Appendix 8)

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Policy H3: Quality design and build Housing affordability and need/sustainable community development olicy H3 recognises that Somers Town is a composite mosaic of individual housing cells / estates. Remarkably, virtually every form of social housing design and layout found in the UK is represented in this olicy H4 addresses the shortage of housing affordable for local average income. particularly vulnerable to Pone Neighbourhood. the negative impacts of related social polarisation and inequality. (Plan 1).

There are distinctive courtyard designs of Levita House and St Pancras Housing (now Origin HA) estates, and P the chevron plans of the Polygon Estate, the semi-Radburn layout of Coopers Lane, the modernist courtyards of Mayford and Churchway as well as high rise towers of the Ampthill Estate.

Policy H4: Social rented housing / Policy H3 sustainable community development

New building development in Somers Town must: * 50% of the borough-wide target for additional self- contained homes built in Somers Town must be affordable * be of high quality design and build to existing residents in housing need and others with a * preserve and enhance the existing building height, layout local connection. and unique character of the Neighbourhood and the * Negotiate and consider the benefits of a maximum Francis Crick centre towers over Levita House. individual estates reasonable amount of affordable housing under the * respect the health and amenities of existing adjoining specific circumstances of the site, including the financial residents e.g. no increase in noise, light pollution, viability of the development. Evidence: overshadowing, loss of privacy and security * Prioritise new one and two bed units, e.g. starter homes Somers Town ward profile20 * not result in loss of existing resident car parking and opportunities for downsizing by elderly residents. Residents Housing and Open Space Survey * incorporate disabled access measures * Tie the rent and transfer costs of affordable housing to the (Appendix 7). * incorporate climate change mitigation measures average household income in this Neighbourhood. Camley Street CL21T * aim to set a state of the art precedent in such measures. Camden Draft Local Plan * All new housing to be built and occupied as a home and not LB Camden representation to London as an investment. Assembly Housing Committee. February * Housing development to be subject to an agreement that 2013. Old goods yard wall, Ossulston St. now demolished. it remains as affordable housing for people with a local 20. https://opendata.camden.gov.uk/People- connection in perpetuity. Places/Camden-Ward-Profile-Summary-2014/ * Allocation should prioritise existing young people - sons w2uv-r722‚ Recommendations: 21. http://www.camdennewjournal.com/ and daughters, concealed households and the elderly news/2015/mar/not-profit-trusts-eye-two-key- in the Neighbourhood, who wish to stay, look after each development-sites-camden * Maximum building heights should reflect adjacent building other, and, in so doing, reduce pressure on health and heights. social care services, use local schools, shops, etc. and thus * Buildings over six storeys are to be discouraged in existing secure a sustainable community development. residential areas.

* Building heights in the south of the Neighbourhood Area, * Use residential value to fund affordable homes. in the Central London area, and along Euston Road may * Market rented provision to subsidise sub market rented exceed six storeys if appropriate in the context of heritage, * Use Special Purpose Vehicles (SPVs) to deliver homes e.g. townscape and urban design. Local Authority / Community Land Trust or equity stake in * The appropriate scale of buildings will be subject to a private development. rigorous assessment of their design quality and impact on * Use planning gain receipts to fund acquisition of existing the townscape and environmental quality. private stock to provide social rented homes, given the limited development sites within the Neighbourhood.

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Recommendations: ENVIRONMENT, GREEN SPACE AND AIR QUALITY

Investigate potential for policies on affordable housing where Local Green Space designation

developers pay less for publicly owned sites. he NPPF states as a core planning principle, that n a Neighbourhood characterised by relative poverty The price discounted to allow building 50% genuinely planning should: and ill health, green sites are essential, giving affordable housing on them. T “contribute to conserving Ispace for exercise, relaxation and the appreciation of nature. They have environmental value, are local in and enhancing the natural character, are close for the community and also benefit Ref: https://id.theguardian.com/profile/calvinsmith71/public?activity-stream=comments environment and reducing the biodiversity of the area. Therefore, they fulfil the pollution” requirements set out in para 77 of the NPPF. This Plan uses the additional protection in the NPPF to

designate these sites as Local Green Space. It also states the allocations of land for development should prefer land of lesser value.

reen spaces are highly valued by those who live, work in, and visit “more flats gthe Neighbourhood. The NPPF (76) states that local communities, through local for young and neighbourhood plans, should be able to identify for special protection, people green areas of particular importance to so children them. By designating land as Local Green Space, local communities will be able to rule growing in the out new development other than in very special circumstances. area don’t have to The sites listed in the following section are all included and mapped in Camden Council move away” Local Development Framework Policies Map.

olicy ENV1 secures the Student accommodation limited green spaces in “Leave Pthe Neighbourhood for our trees alone he Neighbourhood already has a significant student population. Such a population is transient and improvement and development to to grow potentially has little to contribute to a sustainable community development. Nevertheless, students do maximise their distinct recreational, so we have Tsupport local shops, arts and cultural activity. They are also more likely to support the overall vision heritage and environmental plenty underlying this Plan, than purchasers of new market housing in the Neighbourhood. benefits to community health and of greenery” well-being. Potential inclusion of an element of floor space at ground floor level for community benefit might well have educational value and serve to better integrate the student population into their surroundings. Unlike much of Somers Town, the green spaces itemised in Policy “Plot 10 is a brilliant place for ENV1, are not laid out around an inner courtyard. It is essential they kids... Policy H5: Student accommodation receive the special protection Local Green Space designation ...they are safe and stimulated... you know they are going to be happy and Supports Policy H9 in the draft Camden Local Plan, subject to affords. well looked after... a lovely selection of activities, including lots of arts and an additional proviso that, where appropriate, new student The first six (a-f) are all mapped on *crafts as well as loads of outdoor activities. The staff are wonderful and the Policies Map and included in genuinely care about the kids... one of the only great places to send your child accommodation include a significant element of floor space the Open Space Schedule.22 in the area. My children went there and now my grandchildren go there, proof given over to activities of local community benefit e.g. Legal See Plan 7 next page for the in the greatness that is plot 10.” and other assistance, training and employment, arts and remaining spaces (g-i). Evidence: cultural development. (Review from a local resident, February 2014). Policy H9 Camden Draft Local Plan 2015. 22. http://www.camden.gov.uk/ccm/cms- service/stream/asset/?asset_id=3238314

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e. Goldington Crescent Policy ENV 1: Local Green Space a. e * The Gardens are an oval area enclosed by railings, with grass and tall mature trees, bisected by a serpentine path. The terrace The sites (a-i) are designated as Local Green Space: of Nos. 5-12 Goldington Crescent was built c.1849-50 and the d i land was owned by the Duke of Bedford and a Mr A Wilkinson, a. St Pancras Gardens each of whom owned half the houses of the Crescent. The * A Site of Nature Conservation importance, it lies gardens were provided for use of the occupants of surrounding within the King Cross Conservation Area, linking the houses, who bore the maintenance costs, but are now publicly b c Neighbourhood to the Regents Canal and King Cross accessible. A late C19th double cattle trough presented by the f Central. As it includes the church and burial ground Metropolitan Cattle Trough and Drinking Fountain Association and a number of Grade 1 and 2 Listed buildings and is situated to the north of the gardens. A new sculptural structure, it has historic significance. It is a significant g commission by Robert Worley, ARBS, was installed in the amenity of wildlife value, beauty and relative tranquillity. gardens in 2010. http://www.londongardensonline.org.uk/gardens-online-record.asp?ID=CAM040 b. Polygon Road open space, including Plot 10 * An accessible central community hub between the two f. Ampthill Square main north-south routes. Next to Regents High School h * Ampthill Estate is surrounded by national rail lines and busy to the north and to the south. main roads. It is built on the site of Ampthill Square, a garden An intensively used community space, it has a rich mix square laid out in 1800 as a development of terraced houses Plan 7: Local Green Space (a-i) of safe and attractive recreational activities, such as the around a crescent-shaped garden. Crossed by railway tracks outdoor gym and the education, play and development from Euston by the end of the C19th, in 1912 part of the land facilities for children of pre-school up to 12/13 years of and houses were purchased by the London Midland and age at Plot 10. Scottish Railway Company. The garden was then divided into two enclosures, one maintained for local residents of the c. Purchese Street Park including Coopers Lane square. Little remains of the original square today and the Community Garden re-landscaped area is now overlooked by C20th tower blocks, * The only park in Somers Town, it complements the although some mature trees from the earlier landscaping Coopers Lane development on its eastern boundary to survive. A £19 million scheme of estate regeneration has Pancras Road. It has many beautiful mature and semi- provided valuable active and passive recreational areas. mature trees. Comprises housing, including sheltered http://www.londongardensonline.org.uk/gardens-online-record.asp?ID=CAM002 housing, a Tenants Hall and valued Community Garden. It is a welcome small green entry point from St Pancras g. Polygon Estate Green Space CTRL. * Described in Building Design 1978 as remarkably successful Evidence: chevron planning, the 114 dwellings are arranged in three NPPF. d. Oakley Square chevrons, one above the other. The deliberate reservation of Residents Housing and Open Space Survey (Appendix 7). * Named after Oakley House, seat of owner the Duke of green space in the south west quarter of the estate has allowed clarity of form while allowing practically every living room to New Heart for Somers Town. Symposium Bedford. It was laid out c1845, with terraces that survive Findings 200923 face the sun for most of the day‚ only on its northern side. The well-planted garden had Camden Draft Local Plan. serpentine paths, 2 circular areas at either end of a Building Design 21.04.78: http://oakshottcourt.info/articles/BD_21_4_1978_20-21.pdf 23. https://www.tes.co.uk/Upload/Attachments/ central path running north-east to south-west, and was TES/3081054/New%20Heart%20for%20 Somers%20Town%20%20%20 Symposium%20 originally for the use of the Duke, his heirs and assigns, h. Churchway Estate Adventure Playground & adjoining green Findings%281%29.pdf ‚ and those living in the square. Now open to the public. space The London Parks and Gardens Trust has It was re-landscaped in 1953 to commemorate the * Virtually the only available safe play space and green amenity listed and detailed several of these spaces for their historical significancehttp://www. coronation of Queen Elizabeth II. available in the area, with a well-equipped Adventure londongardensonline.org.uk/about-lgo.html explains that the trust looks specifically at Playground. green open spaces of local historic interest and constitute ‘small landscapes’ which make

http://www.londongardensonline.org.uk/gardens-online-record. a great contribution ‘at a local level’. asp?ID=CAM073 i. Goldington Estate green space and community garden

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Courtyards, private gardens and other spaces not otherwise Trees, planting and air quality designated as Local Green Space olicy ENV3 addresses poor health and recognises that there is a need to improve air quality and overall amenity of major street canyons‚ such as Eversholt Street, Euston Road, Midland Road/Pancras NV2 enables small scale greening and design improvements already initiated with local residents. Soft road/Crowndale Road. landscaping, clean, safe and attractive courtyards and small green spaces, seating, lighting can enormously P

improve amenity and quality of life and wellbeing for all who live and work in the Neighbourhood. E This policy will also assist orientation, circulation and movement within the Neighbourhood (Policy M2). Trees and green spaces contribute to the dispersal and absorption of air pollutants. Studies have shown that planting, such as street trees in street canyons can reduce street level concentrations by as much as 40% for NO2 and 60% for particulate matter. Recommendations:

“A Lovely place * Protect existing trees where and promote a variety Policy ENV 3: Trees, planting and air we can Just sit of species via additional and chill” quality Tree Preservation Orders designated by Camden Development must not reduce air quality, should improve air Council. quality wherever possible, and will: * Use funding from private companies & * protect and maintain existing trees on major north-south other sources to provide and east-west routes through the Neighbourhood, and additional trees. street trees on the primary road network i.e. Euston Road, * Seek out the views of Eversholt Street, Oakley Square, Crowndale Road, Pancras residents, business, Road, Midland Road community and other Policy ENV 2: Courtyards and other * provide for and maintain, additional tree planting along local interests as to green/open space the primary road network where and what type * plant an equivalent numbers of new trees where trees Evidence: of new trees should be Development shall protect and improve existing courtyards are cut down, and supplement with additional trees and planted. and other green/open space and provide for new green or Camden Draft Local Plan. planting Future CIP reinvestment. * Remove old trees and public open space by: * provide for trees and pollution mitigating planting plant new ones via * provide and maintain additional tree planting, with regard a publicly available * protecting existing courtyards, green / open space, to: programme of tree including private gardens, from significant damage or loss * Proposed Design Brief for revitalisation of Chalton Street maintenance. through development from Euston Road to Phoenix Road * contributing to the maintenance and enhancement of * Complementarity with associated hard and soft Evidence: existing courtyards and green / open space landscaping designed to differentiate N-S from E-W Air quality data: https://www.london.gov. * providing for and maintaining new seating and lighting routes through the Neighbourhood. uk/sites/default/files/Air%20quality%20 guidance%20for%20public%20health%20 and new small green / open spaces such as pocket parks, * green heritage walking trail to link to Camley Street professio nals%20-%20LB%20Camden.pdf green walls and roofs Community Tree walk (Appendix 5). * the use of sustainable drainage systems in all * use different types of street planting / green corridors to LB Camden Green Strategy for Somers Town. developments unless there are practical reasons for not help orientation and movement (N-S and E-W) within the Green Infrastructure Audit doing so. Neighbourhood and in defining connections to the wider http://www.islington.gov.uk/publicrecords/ library/Environmental-protection/Quality- world and- performance/Reporting/2015- * consider types of greening and surfacing to help manage 2016/%282015-04-22%29-AirAware-Report- Autumn-2014.pdf the effects of pollutionww NPPF and Health. HUDU / NHS Planning for * use the Community Infrastructure Levy (CIL) to support Health. additional tree planting. Information note 2. July 2012. Camden draft Local Plan

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COMMUNITY AND CULTURAL FACILITIES AND SERVICES

acilities and services, including local arts and cultural events, such as the START Festival, are critical to the sustainability of the existing diverse multicultural community in Somers Town. New development Fshould protect and, wherever possible, enhance such facilities and services, ideally by working in partnership with them.

Policy CCFS1 recognises the need for local facilities that support sustainable community development. Local people want to participate in a range of social, cultural, educational, economic and healthy activity.

The National Planning Policy Framework states, as a core principle (17), that planning shall:

“deliver sufficient community and cultural facilities and services to meet Policy CCFS 2: Pre-application local need” consultation on key sites

“So we * Involve the community to understand local views about can development proposals before a planning application is all submitted. be friends” * Accompany subsequent planning applications by a Statement of Community Involvement which details how the outcomes from the consultation have been taken into account.

Policy CCFS 1: Protect and enhance existing community and cultural Evidence: facilities and services See Appendix 5 and 7 for more. * Protect and enhance community facilities and services Appendix 6 sets out a list of the many public, where there is justified need for the facilities. private, and voluntary sector facilities and * Collaborate with local community and cultural services in the Neighbourhood. organisations to enhance and, where appropriate, provide The Knowledge Quarter. Planning for Real (Appendix 5). Camden JSNA.‚ Camden Draft capital and, revenue funding for community and cultural Local Plan. Evidence: facilities and services that improve access to support for http://www.london.gov.uk/sites/default/ files/King%27s%20Cross%20Business%20 The Knowledge Quarter. Planning for Real residents. Partnership_0.pdf (Appendix 5). Camden JSNA.‚ * Include community facilities and services as an integral http://www.islington.gov.uk/publicrecords/ Camden Draft Local Plan. part of development to generate community spirit and library/Environmental-protection/Quality- Policy CCFS2: Pre-application consultation sense of place. and- performance/Reporting/2015- 2016/%282015-04-22%29-AirAware-Report- on key sites. Autumn-2014.pdf

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PROJECTS Project E2: Job Hub (Appendix 9). ”The Job Hub This project has priority for delivery within the course of the will help LOCAL ECONOMY AND EMPLOYMENT Neighbourhood Plan. to build versholt Street is a defined Neighbourhood Centre in theCamden Core Strategy 2010 Section 2 (page community 64). However, unlike Chalton Street, Eversholt Street is not only part of the primary road network, but The BEET Working Group project is to develop a Job Hub for resilience... it is intended for use as a Haul Route over the 10 year HS2 Construction period. Moreover, its existing E Somers Town, at its Community Centre in Ossulston Street. residents can commercial frontage is, in the main, specialised and more orientated towards Euston Station than Somers Town Neighbourhood. This will be even more so once HS2 and the redesigned Euston Station and concourse is truly become completed. This would bring together statutory and voluntary services both recipients here is a small section of Eversholt Street shopping frontage, between Cranleigh Street and Lidlington to support people to find employment, develop their and providers of Place, which, together with the Medical and Shopping Precinct to the rear of Holmrook on the Ampthill employability skills. services TEstate, could be included as a Neighbourhood Centre. It would add value by being linked into other key services co- as they The pedestrian precinct currently contains a medical centre, community cafe, laundrette, Camden People First, and the located at the same hub such as welfare and benefit support / become more involved Eversholt Centre. advice, information about local child care, information about in the management of their own There is some potential for revitalisation of this and delivery of some ESOL / language classes and health Neighbourhood Centre. A first phase might well be streetscape services. community & its and other environmental improvements to the Eversholt Street assets” shopping frontage. Any more comprehensive regeneration will There is a connection with the community-led Living Centre need to satisfy critical local concerns regarding: (Our Place‚ Development Strategy. 2014). being developed at the Crick Institute nearby. security of the Ampthill Estate * amenities (daylight and sunlight etc.) of *residents of Holmrook and adjoining properties.

Project E1: Eversholt Street/Ampthill Neighbourhood Centre

A first phase of streetscape and other environmental improvements will enhance the amenity and efficiency of the Eversholt Street shopping component of this Neighbourhood Centre.

In partnership with the Ampthill Estate TRA and local business interests, Camden Council should prepare Design Guidance to

help secure a first phase revitalisation plan and process. This Trader at Chalton Street Market Jon Snow at Chalton Street Market launch 2014 could include: * Image * Streetscape and shop fronts * Access: Pedestrian / vehicular movement. * Parking and servicing * Amenity, including hard and soft landscaping * Lighting and security * Signage and information * Storage.

Given the evolving nature of HS2, such Design Guidance should have regard to the Euston Area Plan.

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MEANWHILE USE Community safety and movement

his includes all those movements within the Neighbourhood, usually by foot, to access neighbours, shops, MOVEMENT schools, local play, health, worship and other local facilities. Movement and streetscape within Somers Town TSome of the major concerns expressed during preparation of this Plan were:

Increase in walking and cycling through estates Project M1: Pedestrian and cycle * Access for residents cars, and parking routes through Somers Town * Speeding cyclists * Problem areas: alleys and other areas where people just don’t feel safe Residents involved in arts and cultural initiatives to guide * Dog fouling of pavements and other areas movement and improve streetscape. * More problems in getting around the neighbourhood by those with impaired mobility if HS2 goes ahead.*

Project M3: Signage to ensure estate Connection to security and residents’ parking surrounding “Good haircuts... Neighbourhoods Signage along the lines set out for the Ossulston Estate (see free parking! Policy M2) was part of a whole area strategy for security and amenity (see M6 Recommendation below) How’s that?” he Planning process identified a connection Additional signage at areas of on-street resident parking, Tnorth- eastwards across particularly in west Somers Town Pancras Road, through St Pancras Make clear that such parking is not for users of Euston Station, Gardens to both Camley Street, the Regents Canal, Camley and that controls will be rigorously enforced. Street Natural Park and, further east to Gasholder 8, Cubitt Park, Project M2: Connection to Camley Handyside Park and the University of the Arts - all part of the King’s Street and Regents Canal Cross Central development area.

In order to improve connection between Camley Street and The Camley Street Neighbourhood Regents Canal the development of a green walking link Forum envisage Camley Street as the greenest street in Camden‚ across Pancras Road through St Pancras Gardens to Camley which will include a network of Street and Regents Canal as defined on Plan 7, page 34. green and canal-related projects.

In conjunction with Camley Street Neighbourhood Forum, Such a connection would add considerably to the life and LB Camden, Canal and Church Authorities, support amenity of residents and the enhancement of this link as a Heritage Trail. Neighbourhood. Project M4: Dog fouling t is essential, however, that this This walking link/trail should be differentiated from other connection is pedestrian only pedestrian routes in the Neighbourhood by: Ithrough St Pancras Gardens; Any new open space or alterations to existing open space * Clear and distinctive directional signage otherwise, a whole new through must consider options for dog control: * Colour coding cycle route might be opened up * Requirement for leads. * Hard and soft landscaping (e.g. trees) across the Neighbourhood. * Watching and enforcement using existing CCTV, signage * Street furniture, including seating and lighting (NB: lamp etc. standard at Churchway Alley). * The provision of dog exercise areas and waste bins.

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HOUSING Project M5: Community access and Estate regeneration safety

There are places and areas where people don’t feel safe or comfortable. A detailed study should address local concerns, the location, causes and how to overcome the problems. It should be jointly undertaken by LB Camden Highways and Housing Depts, Origin HA, Police/Street Wardens and Camden Disability Champion and involve tenants, residents, landlords and relevant local interests. Levita House 2015 Project H1: high quality building and Within the first year of the Neighbourhood Plan, the Study “MY Aunt courtyard refurbishment should confirm or otherwise: Would like * the possible closure and absorption by adjoining users of As part of a programme of estate regeneration, carry out footpaths: To see a detailed study to prioritise courtyards requiring short, * between Phoenix Road and Drummond Crescent SEcurity medium and long term action. (bounded in part by Chalton House and the Convent) Tightened up” Action should focus on: * between Chalton Street and Charrington Street (bounded * maintenance and management by Regents High and Plot 10) * safe access / egress to estate and individual housing blocks * the feasibility of the narrow road between Ossulston Street * greening of courtyards and where appropriate, roofs. and Chalton Street (bounded by Levita House and Pullman Could include food growing initiatives (see Policy ENV 2). Hotel) forming part of the revitalisation of Chalton Street * safe and convenient retention /provision of facilities for proposed in 7.1 above, after detailed discussions with residents e.g. cycle racks, communal outdoor drying adjoining users facilities * measures to secure the provision of resident car parking, * Tenants Halls improved pedestrian safety and amenity for those with * safe and attractive play areas for children impaired mobility * resolving dog-fouling problems. * dog walking areas * complementary designated waste bins along footpaths leading to and from such areas vin the vicinity of facilities Individual schemes of estate regeneration should be carried for children and the elderly, and in courtyards. out: * in collaboration with existing tenants and residents Views expressed at meetings of STNF, Planning and Development and Community Safety * With regard to policies and recommendations set out in Working Group. Movement and Environment sections of this Plan.

Project M6: Signage

This Plan values good signage to channel and improve movement within and across the Neighbourhood.

Recommendation:

* An Arts Commission for Signage, involving local schools, has local support.

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DELIVERING THE PLAN CULTURAL & COMMUNITY FACILITIES AND SERVICES

he groups already developing projects should be consulted in relation to CIL and other planning gain. Existing facilities include heritage work at , regular history events and tours, Tincluding Open House. POLICY PLAN TIME BY Whom E1 PROMOTING SUSTAINABLE AND INCLUSIVE IMMEDIATE / LB CAMDEN, DEVELOPERS, LOCAL ECONOMIC GROWTH AND ONGOING BUSINESSES, COMMUNITY EMPLOYMENT ORGANISATIONS, STNF E2 BRITISH LIBRARY DEVELOPMENT SITE MEDIUM TO BRITISH LIBRARY ALLOCATION 5 LONG TERM E3 PROTECT AND ENHANCE THE IMMEDIATE & LB CAMDEN, DEVELOPERS, NEIGHBOURHOOD CENTRE FOR ONGOING BUSINESSES, COMMUNITY SHOPPING, BUSINESS, SERVICE AND ORGANISATIONS, STNF ECONOMIC ACTIVITY E4 MAXIMISING BENEFITS AND MINIMISING IMMEDIATE & HS2, LB CAMDEN, TFL IMPACT OF HS2 ONGOING DEVELOPERS, BUSINESSES, COMMUNITY FORUM & ORGANISATIONS, STNF E5 INSTALL INFORMATION BOARDS MEDIUM TERM LB CAMDEN, STNF

Local band OhGunquit at START festival 2014 MU1 IDENTIFY AND DELIVER TEMPORARY USES IMMEDIATE & LB CAMDEN, DEVELOPERS, OF LAND AND BUILDINGS ONGOING BUSINESSES, COMMUNITY IMMEDIATE AND ONGOING ORGANISATIONS, STNF Projects CCFS1:Community & culture M1 MANAGING AND GUIDING STRATEGIC IMMEDIATE & HS2, LB CAMDEN, TFL, MOVEMENT / TRANSPORT IN AND ONGOING DEVELOPERS, STNF * Community festivals are an important aspect of Somers AROUND NEIGHBOURHOOD Town community life. We support the START festival, M2 MANAGING AND GUIDING LOCAL CYCLE IMMEDIATE & HS2, LB CAMDEN, TFL, associated events and activities. AND PEDESTRAIN ROUTES ONGOING DEVELOPERS, STNF here has been a significant * The Living Centre at Francis Crick Centre. H1 DEVELOPING NEW HOUSING IMMEDIATE & LB CAMDEN, TFL, DEVELOPERS, increase in guided tours from ONGOING STNF * A future Heritage Centre as a base for in-house tour tour guides and organisations T H2 DEVELOPING OLD POLICE VEHICLE DEPOT IMMEDIATE & LB CAMDEN / CIP HS2, from outside the area. These are guides, other activities and facilities (potentially adjoining SITE ALLOCATION 13 ONGOING DEVELOPERS, STNF St Pancras Gardens or proposed Heritage trail) in-and-out style, so local businesses miss out. This is a market that H3 ENSURING QUALITY DESIGN AND BUILD IMMEDIATE & LB CAMDEN, DEVELOPERS, STNF * In the short to medium term, encourage local groups others are taking advantage of. ONGOING to construct and carry out walking tours covering the Local groups conducting tours H4 DEVELOPING SUSTAINABLE SOCIAL MEDIUM TO LB CAMDEN, DEVELOPERS, STNF traditional and the counter-culture would mean the community wHOUSING LONG TERM * As part of an HLF bid at St Pancras Old Church next year, ownS its history and amenities H5 MAKING STUDENT ACCOMMODATION IMMEDIATE & LB CAMDEN, DEVELOPERS, STNF CONTRIBUTE TO SUSTAINABLE training will be given to around half a dozen local people as and does not need bricks and ONGOING mortar. COMMUNITY DEVELOPMENT volunteers to do tours of the Church and Churchyard * Community Cinema (Appendix 8). ENV1 LOCAL GREEN SPACE DESIGNATION IMMEDIATE LB CAMDEN, STNF

ENV2 COURTYARD IMPROVEMENTS MEDIUM TO LB CAMDEN / CIP (CIL), TENANT Steve Denholm of START and in The Mighty Caretakers LONG TERM &RESIDENT GROUPS, STNF ENV3 PLANTING TREES AND IMPROVING AIR IMMEDIATE & LB CAMDEN / CIP TFL, NETWORK QUALITY ONGOING RAIL, GLA, STNF

CCFS1 DEVELOPING COMMUNITY & CULTURAL IMMEDIATE & LB CAMDEN, DEVELOPERS, FACILITIES ONGOING BUSINESSES, COMMUNITY ORGANISATIONS, STNF CCFS2 PRE-APPLICATION CONSULTATION FOR IMMEDIATE & LB CAMDEN / CIP HS2, PLANNING ONGOING DEVELOPERS, CR2

Mary Wollstonecraft’s headstone in St Pancras churchyard

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SOMERS TOWN NEIGHBOURHOOD PLAN CONSULTATION STATEMENT

The current version and appendices of Somers Town Neighbourhood Plan have been consulted via email, Planning and Development Group meeting 13.07.2015, Neighbourhood Forum meeting 15.07.2015, and on the Somers Town Plan website (http://somerstownplan.info) from June 2015 to the present. From 2011, the Plan has been developed through extensive participation and an iterative process with residents and organisations in Somers Town. For a full schedule of activity, references for supporting documentation and evidence see Appendices 5, 6 and 7 of the Plan. Additional information about consultation and community participation can be found in the application to become a Neighbourhood Forum (Appendix 2).

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