KENTISH TOWN PLANNING FRAMEWORK Draft, October 2018

DRAFT The framework area

Gordon House Road

GOSPEL OAK Road

Fortess Road Mansfield Road

Leighton Road

Grafton Road Regis Road

KENTISH TOWN Queen’s Crescent

Malden Road

KENTISH Kentish Town Road TOWN WEST of Wales Road

1 2 A bold vision for a new vibrant mixed use neighbourhood Three key moves to creating a new neighbourhood at Kentish Town Development at Kentish Town will be transformative for the area. This framework

HIghgate Road will govern the development of a vibrant new neighbourhood with an exciting mix Gospel of employment, residential and community uses alongside new parks and open Oak spaces. The new neighbourhood will have a distinct identity that is stitched into surrounding communities and supports the vitality of Kentish Town and adjacent

neighbourhood centres. Mansfield Road There are two areas for development within the framework area, the Regis Road Site and what is known locally as the Murphy Site. The development of each site will be comprehensive, employment-led and coordinated.

The new neighbourhood will be characterised as a dynamic and vibrant location 1 for business. Intensification of employment space will support the growth of new businesses in sectors that build on the existing business clusters in the area as well as key growth sectors for the borough. Alongside employment space, the framework supports the introduction of significant new housing that will help meet housing need in the borough. Central to the vision for Kentish Town is the aspiration to stitch the new neighbourhood into the surrounding communities through the creation of three Fortess Road new routes: The Heath Line, Makers Lane and a realigned Regis Road. The three proposed routes will improve connections between surrounding communities, New mixed use improve access into the framework area and reduce the severance caused by the neighbourhood rail lines. Kentish 3 The framework is underpinned by a sustainability strategy that supports 2 Town the delivery of a zero emission zone and the development of new green infrastructure. This will support the health and wellbeing of existing communities in the area as well as residents and businesses moving into the new neighbourhood. Kentish Town Neighbourhood strategies to guide the development sites West Employment and homes

A vibrant mixed-use neighbourhood that supports business and delivers significant Kentish Town Road additional jobs and homes, including as many affordable homes as possible.

Neighbourhood and character An area with a rich and varied character of its own, which stitches into surrounding neighbourhoods and celebrates its local and historic context.

Routes and connections A place that is accessible to all, connecting surrounding communities and facilities, prioritises walking and cycling and creates better access to public transport.

Health and wellbeing 1 Heath Line 2 Makers Lane 3 Regis Road A place that promotes the health and wellbeing of its communities and reduces Making Kentish Town a Celebrating the area’s industrial Strengthening the civic health inequality in the wider area. gateway to Heath heritage. A new route between connection between Kentish with a new green connection to Highgate Studios and Kentish Town and Queen’s Crescent Community and culture Kentish Town. Town West that connects local centres. Building on the area’s community and cultural strengths and providing great the areas vibrant business facilities for existing and new communities. communities.

3 4 Contents

Setting the scene...... 8 Development principles...... 30 Neighbourhood strategies...... 34 _Employment and homes...... 36 _Neighbourhood and character...... 48 _Routes and connections...... 66 _Health and wellbeing...... 74 _Community and culture...... 84 Delivery...... 88

5 6 Setting the scene

7 8 Introduction

An exceptional opportunity for What is a planning framework? Public engagement and consultation A planning framework is a planning document Following the consultation, we will analyse The Kentish Town Planning Framework designed to guide the development of an area. the consultation responses and the feedback represents an exceptional opportunity that It does not make development happen, but will help inform the further development of could generate significant regeneration and is designed to influence its direction when it the framework document. A consultation growth benefits for this important part of comes forward. report summarising the responses will also be inner London. Currently characterised by low It is intended that the Kentish Town Planning prepared. density industrial and warehouse uses, there Framework will be adopted by the Council as The next steps and forward programme is scope for significant intensification to deliver a Supplementary Planning Document (SPD). will be influenced by the level and nature of a substantial increase in jobs and homes as SPDs play an important supporting role to responses received at the consultation stage. well as new public open space as part of a new Camden’s Development Plan. It is currently planned that a final draft of the innovative mixed-use neighbourhood. The Development Plan is a suite of documents framework will be released for a final stage Camden is experiencing significant change and that sets out the Council’s planning policies. of public consultation, prior to adoption as an population growth and has an identified need Proposals for development and decisions on SPD. for 16,800 additional homes, 695,000sqm of planning applications are considered against All the details regarding public engagement, office floor space and c30,000sqm of retail floor the policies in the development plan. A key including details of live consultations, how to space by 2031. To meet these huge pressures, document in the development plan is the respond and reports from previous consultation the Council’s objective is to create the Local Plan. Camden’s current Local Plan was can be found on our website at www.camden. conditions for sustainable growth that delivers adopted in July 2017 and covers the period gov.uk/kentishtownframework. opportunities and benefits for our residents and 2016-2031. businesses. Neighbourhood Plans can also form part of the Kentish Town is a key growth area in the development plan, but these are prepared by borough and is expected to make a substantial the community, not the Council. The Kentish contribution towards meeting the identified Town Neighbourhood Plan prepared by the need for housing and jobs. It benefits from Kentish Town Neighbourhood Forum, was an unparalleled location, surrounded by the adopted in September 2016. established communities of Kentish Town, and , well The Kentish Town planning framework is in LUTON THE NORTH conformity with the Local Plan and the Kentish AIRPORT connected by public transport and on the HAMPSTEAD fringes of . Town Neighbourhood Plan. It builds on the HEATH policy context set out in the development plan This document is the draft planning framework documents, providing further detailed advice for Kentish Town, prepared by the Council’s and guidance for development in the area. Regeneration and Place Team. It sets out KENTISH TOWN PLANNING The framework will be a material consideration FRAMEWORK AREA the draft vision and strategies that will guide when assessing development proposals and and coordinate development in the area. This planning applications. is an important part of the borough and the ambition is high to achieve development of an More information about the development plan, OLYMPIC exceptional standard that is an exemplar for neighbourhood planning and supplementary PRIMROSE PARK mixed-use development and creates a fantastic planning documents can be found on the HILL place to live, work and visit for all. Council website at www.camden.gov.uk/ REGENT’S planningpolicy. CANAL REGENT’S As well as the Draft Planning Framework, the PARK website includes a broader Draft Site Analysis WEST document. LONDON

HYDE PARK GREEN PARK GATWICK SOUTH AIRPORT LONDON Kentish Town Framework Area: location in Camden

9 10 The wider area context

A rich context The Kentish Town City Farm is a valued community asset in the area. The farm is Dartmouth The Framework Area is surrounded by well Park CA York located within the Framework Area and is Hampstead Rise established neighbourhoods, local centres, accessed off Cressfield Close. Heath open spaces and community facilities. This Tufnell includes large areas of Victorian terraces The Framework Area benefits from excellent Highgate Park including the Dartmouth Park, Kentish Town, public transport accessibility. Kentish Town, Road Inkerman and Mansfield Conservation Areas. Gospel Oak and Kentish Town West are all To the west of the Framework Area is Gospel within 500 metres of the Framework Area. The Mansfield CA closest bus routes are accessed on Gordon Oak, largely characterised by post-war Gospel residential developments, Lismore Circus and House Road, Highgate Road and Kentish Town Oak Highgate Road Gospel Oak Open Space. Road. Mansfield Kentish Town The framework area includes part of Kentish Gospel Oak and Regeneration Fortess Road CA Town high street. Kentish Town is a designated Road The Council is working on a number of projects Mansfield Road Town Centre and a busy thoroughfare. In in Gospel Oak, to the west of the Framework addition to Kentish Town Centre, there are Area. Key projects underway include Bacton several Neighbourhood Centres surrounding Low Rise redevelopment and a number of infill the Framework Area including Highgate Road, projects including Kiln Place and Barrington Mansfield Road and Queen’s Crescent. and Lamble. Leighton Road Queen’s Crescent is the local centre for Gospel Kentish In addition to the work underway, the Council Queen’s Brecknock Oak and the heart of the community. Queen’s Town is working with the residents of Wendling Crescent Road Crescent is home to one of London’s oldest and West Kentish Town estates on the next Malden Road street markets which is still held on two days of stage of improving their homes and estates. the week. The Council and GLA will be jointly Design teams have been appointed to work Bartholemew investing over £1 million to spend boosting with residents on what they want for their Inkerman CA Estate CA Queen’s Crescent. The project is funded partly estates. Both estates are identified on the plan through the Mayor of London’s Good Growth Kentish opposite. Fund. Town Kentish Town Road West Kentish West The Framework Area is adjacent to Hamsptead Town CA Prince of Wales Road Heath, a fabulous heath covering 320 hectares and one of London’s most popular open spaces. Other open spaces close to the framework area include Talacre Gardens, Talacre Gardens Lismore Circus, Gospel Oak Open Space and Kentish Town Library Falkland Place Playground. Lismore Kentish Town City Farm Circus Kentish Town Wendling West Kentish Town Estate Forum Estate Queen’s Crescent Library

Bacton Low Rise, Gospel Oak Kentish Town Road Queen’s Crescent Market Ryland Road, Kentish Town

11 12 Early engagement

Public engagement on issues and The first round of public engagement included Strengths: ideas a number of drop in events at Kentish Town Library, an online and physical questionnaire Public engagement is an integral part of Historic The The The cluster of creative and a workshop with the Neighbourhood The public buildings existing size and industries that exist in the development of the planning framework Forums. for Kentish Town. A first stage of public transport throughout mixed opportunity the framework area network engagement was held over a four week period The engagement process and the the area community of the site between the 26 February and 26 March conversations this enabled provided the 2018. This round of engagement focussed Council with a wealth of ideas and knowledge on conversations with the community about about the area that has informed the opportunities and ideas for the area. development of this strategy. Existing Existing There has also been targeted engagement with The facing page shows the strengths and services and Proximity Proximity to Diversity of the existing shops on the industry in the area open space key stakeholders including the Kentish Town weaknesses that came out of the engagement to Central Hampstead and play and Dartmouth Park Neighbourhood Forums. and a selection of the responses received. High Street London Heath and the employment and in the opportunities it brings space in We have utilised this feedback to develop the the area draft framework. wider area

Weaknesses:

Traffic, Poor access Poor pedestrian and Lack of Crime congestion cycle access through the green space at Kentish and pollution Town station industrial areas

Poor and Underused unsafe shops and Over Poor pedestrian unattractive subscribed Poor public connectivity and cycle High Street schools realm between routes station

Some of the responses received:

Workshop with the neighbourhood forums Broaden the Improve public reach of Kentish realm adjacent Town City Farm to Gospel Oak A new connection station Improve to Regis Road connections to from York Mews Hampstead Heath from Kentish Town

Open up Arctic Public realm Street to Regis improvements to Road Highgate Road

Step free access Improve public at Kentish Town realm along Kentish Town Road

One of the drop in sessions held at Kentish Town Library

13 14 Policy context and drivers for the framework

Policy context Camden’s Local Plan This section sets out the main policy context Camden’s Local Plan was adopted in July 2017 for the framework. It is not intended to be an and covers the period 2016-2031. Policy G1 exhaustive list of all the policies that will apply, (Delivery and Location of Growth) of the Local but an overview of the key policy context and Plan re-designates part of the Kentish Town drivers that underpin the framework approach. area from protected industrial land to the new Regis Road Growth Area. 1 Camden 2025 The plan identifies the area as a significant GOSPEL The Council has worked with the community opportunity to deliver higher density industrial OAK to create a new borough wide vision for provision as part of a redevelopment scheme Camden in 2025. The Camden Plan sets that will also deliver a substantial increase in Fortess Road out how we will seek to achieve the Camden homes and jobs, as well as improve movement 2025 ambitions. At the heart of the plan is the around and through the area, reconnecting objective of working together to make Camden communities. a better borough – a place where everyone has a chance to succeed, where nobody gets The plan is explicit that redevelopment will only left behind, and where everybody has a voice. be considered where it is employment-led and The plan includes a range of cross-cutting part of a comprehensive scheme. It also states objectives including: that a planning framework should be prepared prior to any planning application coming • working with our communities to take forward. 3 forward shared priorities The plan outlines a number of expectations • delivering homes and as many genuinely and priorities for the area. This includes the affordable homes as possible expectation for a mix of uses and retention • building communities that are mixed with of existing businesses as far as possible Leighton Road well-designed homes and infrastructure (particularly industrial and warehouse/logistic Grafton Road uses that support the functioning of the Central • promoting health and wellbeing, Activity Zone (CAZ) or the local economy). Full accessibility for all and independent lives details can be found in Local Plan policy G1 2 KENTISH • supporting integration and cohesion and the supporting text. TOWN Holmes Road • helping Camden be the best place in The area north of Regis Road and the railways, London to do business and work remains the designated Kentish Town Industry Area. Local Plan policies E1 (Economic • providing local jobs and training Development) and E2 (Employment premises opportunities and Sites) safeguard the Kentish Town Industry The Camden Plan forms one of the key Area for industrial and warehouse uses. foundations of the framework. More information Recognising that part of the Framework Area about Camden 2025 and the Camden Plan is in low-density use, the Council will consider can be found on the Council website at www. Kentish Town Planning Framework: planning designations higher intensity redevelopment proposals for 1 Framework Area camden.gov.uk/2025. employment uses and will resist proposals that NPPF would lead to the loss of sites in Use Classes 2 Regis Road Growth Area B1(b), B1(c), B2 and B8 and similar sui 3 Kentish Town Industry Area The NPPF sets the planning policy for the generis. Other priority uses such as residential country and was most recently updated in July will not be required as part of redevelopment 2018 following a draft consultation earlier in in this area, but could form part of proposals the year. The NPPF encourages the creation of provided that they would not prejudice the healthy places and wellbeing by encouraging successful operation of businesses. The policy developments that promote walking and states that redevelopment proposals for the cycling and there is significant emphasis on industry area will be assessed in accordance high quality design. The NPPF promotes the with Policy E2. effective use of land and states that planning policies should promote an effective use of land in meeting the need for homes and other uses.

15 16 Policy context and drivers for the framework

Draft New London Plan and enhance the centre of the neighbourhood through new development, and through public The London Plan, 2016 sets the regional Gospel realm and pedestrian improvements to Kentish Oak Highgate Road planning policy for London. Between December Town Road. This sits alongside policy GA: Step 2017 and March 2018, the Mayor of London free access in Kentish Town Stations which consulted on the New London Plan. seeks step-free access in rail and underground Fortess Road Mansfield Road Dartmouth Park The draft new London Plan provides a new stations in the KTNF Area Neighbourhood Area policy context for industrial protection and Policy D1: The view of Parliament Hill, intensification. Policy E6 (Locally Significant highlights the uninterrupted view towards Kentish Town Neighbourhood Area Industrial Sites) applies to the Kentish Town Parliament Hill from the area adjacent to Industry Area. Policy E7 (Intensification, co- . This view cuts across location and substitution of land for industry, the Murphy’s site and the plan states that it is logistics and services to support London’s required to be maintained, as far as possible, economic function) has a wider relevance. for future generations. For locally significant industrial sites such as The Dartmouth Park Neighbourhood Forum the Kentish Town Industry Area, the new draft (DPNF) released a draft neighbourhood plan plan states that boroughs’ should be pro-active for consultation in April 2018. The plan is still in considering intensification and/or co-location in draft form and has no formal status, but is with residential. However, this approach important context for the DPNF’s ambitions. Kentish Town Potential should only be considered as part of a plan-led Development Area Murphy’s Yard is highlighted and whilst the Holmes Road Kentish process in collaboration with the GLA. (KTNP) Town forum is not itself actively proposing that Identified sites (KTNP) The Mayor mirrors Camden’s Local Plan with the site is redeveloped, if this does happen ambitious targets for housing and affordable the forum sees the site as an opportunity Kentish Town Square housing. Both plans set the strategic target

to enhance the Dartmouth Park area with Kentish Town Road for affordable housing at 50%. Policy H6 a sensitively designed scheme for a mix of Kentish Town Planning Framework: Neighbourhood forum boundaries and identified sites (Threshold approach to applications) of residential and business/employment units. the draft London Plan sets out a threshold approach to affordable housing for developers to qualify for a fast track route with reduced viability requirements. The general threshold is set at 35%. Neighbourhood Plans There are two active neighbourhood forums in the area, the Kentish Town Neighbourhood Forum (KTNF) and the Dartmouth Park Neighbourhood Forum (DPNF). KTNF prepared a neighbourhood plan for the area, which was adopted as part of the development plan in September 2016. The Kentish Town Neighbourhood Plan (KTNP) identifies the Kentish Town Potential Development Area (KTPDA) at policy SP2. The plan notes that the area does not feel like part of Kentish Town and seek a comprehensive and co-ordinated approach taken to the potential redevelopment. It highlights the protection and increase of industrial floor space and promotion of efficient use of land and buildings, the need for the area to provide much needed housing (including affordable housing) and the potential to bridge the railway between Regis Road Site and Murphy Site. 1. Kentish Town Neighbourhood Plan, adopted 2016 Policy SP1: Kentish Town Square sets out 2. Dartmouth Park Neighbourhood Plan, consultation ambitions for a new public square to renew draft 2018

17 18 The history of the area 1200 13th century The early settlement of Kentish Town established around the High Street. The initial settlement Three key periods pattern followed the course of the River Fleet. The road was an The historical development of the framework A large coal depot was established in Holmes important route and various inns area has been shaped by three key periods: Road. Kentish Town and served travellers going between London and the north. pre-railway, as a location of significant railway became the main centre for piano making, with THE CASTLE TAVERN BULL AND LAST, HIGHGATE ROAD infrastructure and as an industrial area. dozens of factories in the area. Prior to the introduction of the railways in By the early twentieth century, the rail sidings 18th Century The pollution of the Fleet River became an increasing problem and the river was Kentish Town the area was characterised by began to retract. It wasn’t until the 1980s 1800 marshland and orchards. The area was part that the new businesses and industry moved gradually covered over. The northern section of a rural settlement to the north of London into Regis Road and formed the Kentish remained open until 1872 It still flows under the with a linear street pattern alongside the road Town Business Park. Murphy established area today. to Highgate following the course of the River its headquarters to the north of the Midland Fleet. Railway behind Highgate Road in 1984 and still Within a period of 25 years, from the mid remains there today. 1840s to 1870, Kentish Town was transformed from a small village on the edge of London to 1823 suburban growth area with significant new rail infrastructure. The North London Line was built 1840s-1870 Kentish Town was transformed from on a large brick viaduct above the southern a rural settlement to a London suburb. Significant end of Kentish Town in 1850; this was followed railway infrastructure developed in the area. by the construction of the Hampstead Junction 1869 Railway on a viaduct at roof level and then the line going through West Kentish Town up to 1860 The construction of the Hampstead Gospel Oak and Hampstead Heath in 1860. Junction Railway connecting Kentish Town to Gospel Oak. The Midland Railway swallowed up all of the remaining unbuilt land between Holmes Road and Highgate Road for sidings, workshops and train sheds.

1864 The Harrison Estate bought for goods, coal station, carriage sidings and engine sheds.

1880s A large coal depot was established in Holmes Road. Kentish Town and Camden 1900 Town became the main centre for piano The Forum built and 1934 making, with dozens of factories in the area. used as a cinema.

1972 Kentish Town City Farm established

1980s Kentish Town Business Park established on Regis Road and Murphy’s headquarters to the rear of Highgate Road. The area was extensively used as rail sidings 2018

19 20 The development sites

The Murphy site The Regis Road site On the western side of Highgate Road are a private car park at Holmes Road but this is also series of Victorian warehouses adjacent to the closed to the public. site occupied by a number of businesses. The Employment character cluster around Highgate Studios, Dean House Regis Road is currently home to a number of and Highgate Business Centre includes media large commercial units. This includes several communications, fashion, architecture and logistics, manufacturing and media companies design studios and manufacturing. as well as a mix of other one-off businesses. Topography These businesses are important to Camden’s There are significant level changes across the economy and include CAZ and Growth Sector site, rising from the Midland Mainline in the supporting businesses. south upwards to meet Hamsptead Heath. Employment densities within the area are Much of the southern part of the site is over a relatively low compared to new industrial and storey below the buildings on Highgate Road commercial developments. which conceals the site further. The railway arches to the west of the site are Built form home to some small businesses, and are The Murphy site lies to the west of Highgate There are three locomotive sheds of historic The Regis Road site is bound to the north and Road and is bound to the north, west and west by railway lines, to the south by the rear accessed from a service road on Arctic Street interest, which are locally listed. Other than with no access to Regis Road. southern sides by railway lines. The northern tip these large buildings, development on the site of properties along Holmes Road and to the of the site is directly opposite Hampstead Heath. is very low intensity. There is a former station east by York Mews behind Kentish Town Road. Built form It is not visible from surrounding streets and The quality of buildings throughout the area Access building in the northern part of the site, now The historic warehouse buildings along surrounded by a more recent shed building. spaces and virtually hidden from public view. is poor. Companies predominantly occupy 1980s industrial buildings, though many are not Highgate Road create an interesting context, Biodiversity Access but conceal the area from public view and act Access into the area is constrained to a single purpose made for their requirements. Buildings The railway lines support important biodiverse are typically single storey sheds with large floor as a barrier to access. Largely landlocked by corridors and their dense planting, particularly access point from Kentish Town Road, which railways lines, access is restricted to the north is its only public interface and prevents any plates surrounded by areas of yard space and to the north of the site lends a green character vehicle parking. and east - at Gordon House Road, Sanderson to an otherwise industrial area. through movement between surrounding Close and Greenwood Place. neighbourhoods. The overground railway Land ownership Land ownership line forms the western boundary. There is an Land ownership is fragmented, with several Employment character The site itself is in a single ownership and The Murphy site is characterised by open yard opening into the area underneath the railway at different interests in the area. The Council forms the development area within the Kentish Arctic Street, which is controlled by businesses owns the recycling centre and car pound within space and vehicle parking, with some office Town Industry Area. space within the locomotive sheds. on Regis Road. There is an access point to a the area.

Constrained access into area Significant level changes Car dominated environment Poor quality buildings and public realm

Historic railway infrastructure Adjacent to Hampstead Heath Low density development Important community functions and uses

21 22 Employment character

Building on the existing strengths

Today, a wealth of businesses exist within The business types in this cluster include and adjacent to the Framework Area, forming media communications, fashion, design studios various business clusters. These businesses and manufacturing. The businesses occupy Gospel are important to Camden’s economy and Victorian warehouses accessed off Highgate Oak include CAZ and Growth Sector supporting Road. The agglomeration of businesses in this businesses. area is supported by leisure and restaurant Our initial round of public engagement with uses. businesses in the area demonstrated that Spring Studios Kentish Town has a number of competitive advantages that make it an attractive location Spring Studios, located on Spring Place is a creative agency, studio space and collaborative HIGHGATE for business. This include its proximity to ROAD Central London, public transport accessibility workspace. The company operates globally and the availability of and accessibility to local and is expanding at Kentish Town with labour. additional co-working space. The key business clusters in the Kentish Town Kentish Town West area are: At Kentish Town West, there is a cluster Regis Road of businesses located either side of the rail Regis Road includes logistics, light viaduct on Wilkin Street Mews and Perren Street. The cluster includes Camden Town manufacturing and media companies as SPRING REGIS ROAD well as a mix of other one-off businesses. Brewery where they make and sell beer as well PLACE Companies predominantly occupy 1980s as other makers space and offices. Kentish Town industrial buildings, though many are not Redevelopment of the development sites within purpose made for their requirements. the Framework Area provides the opportunity Highgate Road to build on this existing business character and Kentish enable it to grow and develop further. Town The business cluster around Highgate Road West includes Highgate Studios, Dean House, Highgate Business Centre and the Murphy Headquarters. KENTISH TOWN WEST

Kentish Town commercial employment clusters

Spring Place Highgate Studios Highgate Studios Lunar Cycles bike workshop on Wilkins Street Mews

23 24 Communities

Diverse and active communities Kentish Town has its own cultural scene and Population . character. With the popular live music venue The communities in Kentish Town are diverse of Forum Kentish Town, a variety Below are some key statistics about Kentish and active with a strong sense of pride in of historic public houses, arts venues such Town and the surrounding areas. All statistics the area. This is demonstrated through the as the Zabludowicz Collection and array of come from the Census of population conducted commitment of the two neighbourhood forums, shops, cafés and restaurants along the high in 2011. the wide range of active community groups street all adding to the area’s distinct identity and organisations, and the important work they and attraction. These community and cultural do in the area including the street fairs and strengths are fundamental assets of the area. festivals that bring the communities together. Development must help to foster this strong Kentish Town benefits from highly valued sense of community. It must be a place that community facilities one of which is Kentish is accessible and open to all and that brings Town City Farm, which is within the framework existing and new communities together. It area. The Greenwood Centre will be a new should also cultivate the cultural offer of the There are more persons per hectare There are more residents aged community resource within the framework area. to the west of the framework area 60 and over to the north of the area designed to enable independence and (175) than there are to the east framework area (20.1%) than the is due to open this autumn. It will bring lots of The potential scale of development will place (156), south (151) and north (128). areas east, south, west and the opportunities including being Camden’s first additional pressure and demand on existing Camden average (each having centre for independent living led by disabled local and new facilities, and capacity will approximately 15%). There are more people, for disabled people as well as providing need to be provided to meet the needs of young residents aged 5 to 15 (14.2%) facilities and space that can be used by the the increasing population. It is important that to the west of the framework area whole community. There are local community development on this scale provide for the new than there are to the north (12%), centres to the north, south east and south west additional population and gives something back The majority of local residents are east (9.5%) and south (10.5%). The of the framework area providing services to a to the existing communities in an integrated White British (55%), which is higher Camden average is 10.1%. range of local people. way, meeting existing and future needs. than the Camden average (44%). There is an average of 25% local black and minority ethnic residents. The proportion of economically active local people aged 16 to 74 who are unemployed is broadly similar £ for women around the framework area (between 3.5% and 4.9%). Unemployed men is highest to the west of the framework area (7.7%), Kentish Town has the second to followed by the area to the south lowest life expectancy of all the (5.3%). Camden wards for men (77.5) and women (81.2). This is lower than the borough wide life expectancy for men (81.1) and women (86). The A significantly higher proportion of life expectancy is higher in Highgate local residents own their homes ward for men (83) and women (87.1) outright live to the north (27.2%), compared to the east (18.1%), south Queen’s Crescent market Community groups at Alma Street Summer Fair (16.8%) and Camden as a whole General health is very good or good (17.1%). The disparity is even wider for the majority of local residents when compared to the west with and is highest to the north of the 10.5% of residents owning their framework area (84.6%), marginally homes outright. higher than the Camden average (84%). The area to the west is lowest (78.6%). The median household income in Camden is relatively high at £32,625 but the borough has a high level of Households with no adults in income inequality and is the sixth employment is highest to the west £ most unequal borough in London. (36.5%) of the framework area and A quarter of households have an £ lowest to the east (22.7%). The annual income of £20,000 or less Camden average is 29%. Community gardening, Kentish Town Station Kentish Town City Farm (source: CACI paycheck 2012).

25 26 Area analysis

Land use Public open space Business clusters Heritage assets Housing Hampstead Listed Dartmouth Retail Heath buildings Industry Park CA Locally Business Mansfield listed Community CA buildings Leisure Highgate Lismore Road Falkland Circus Kentish Place Town CA playground Regis Gospel Oak Road Open Space Spring Place

West Kentish Bartholemew Talacre Town CA Inkerman Kentish Town CA Estate CA Gardens West

The wider area includes a rich mix of land Although the framework area is adjacent to Today, a wealth of businesses exist within The wider area has wealth of heritage assets. uses. Within the Framework Area there a mix Hampstead Heath, there is a lack of public and adjacent to the Framework Area, forming Within the framework area is a mix of listed of industry and business uses. The surrounding open space close to Kentish Town. The various business clusters. These businesses buildings including the locally listed locomotive area is predominantly characterised by majority of local open spaces and parks are are important to Camden’s economy and sheds and Highgate Studios. Adjacent to the residential homes mixed with established high located to the west in Gospel Oak, however include CAZ and Growth Sector supporting Framework Area are numerous conservation streets and promenades. Community and they all suffer from poor connectivity to Kentish businesses. Key business clusters at Highgate areas and listed buildings. leisure facilities are located throughout the Town because of the severance caused by the Studios, Regis Road, Spring Studios, Ryland wider area. Overground rail lines. Road and Kentish Town West.

Movement Severance Viewing corridors Topography LVMF 60m view Tufnell KTNP Park Gospel view 30m Oak

Kentish Town

Kentish Town West

Kentish Town Road is the primary route The legacy of the railway infrastructure has The framework area is covered by regional A significant influence on the character of the through the area and carries heavy traffic at resulted in poor connectivity across the and neighbourhood viewing corridors. There area is the topography. The land rises from most times of day including many bus routes framework area with few opportunities to cross are two LVMF viewing corridors crossing Kentish Town towards Dartmouth Park and travelling through the area. The road forks the rail lines that criss cross the framework the site from Hampstead Heath to St Paul’s Hampstead Heath. There are also steep level north of Kentish Town station, leading onto area. Roads going into the framework area are Cathedral. The Kentish Town Neighbourhood changes across the Murphy site, with much of Highgate Road and Fortess Road. all dead ends, with no existing public access Plan designates the view towards Parliament the site below the buildings on Highgate Road. through the area. Hill from Kentish Town station which crosses a The site is level with the railway cutting, due to large part of the Kentish Town Industry Area. its historic use for railway-related infrastructure.

27 28 principles

29 30 Nine key principles for a new neighbourhood

The framework principles are the overarching objectives that will guide the development of a new neighbourhood at kentish Town. The principles are born out of the previous engagement, community workshops, drop-ins and the Council’s site analysis.

Transformative development A diverse and inclusive neighbourhood Enhance green infrastructure Comprehensive development on both The neighbourhood will be inclusive, open and The new neighbourhood must connect Development Sites will create a new accessible to all and support the vitality of existing and enhance the extensive existing green neighbourhood at Kentish Town that is stitched communities and community facilities in the area. infrastructure and create new areas of open into the surrounding communities. space and biodiversity.

Support the vitality of existing local centres Modern and sustainable employment space Develop significant new housing The surrounding area includes a wide array The new neighbourhood will be employment- Redevelopment across both Development of local centres and community facilities. led, developing modern new commercial space Sites will deliver significant new housing for the Development will provide an opportunity to that supports existing business clusters in the borough. Affordable housing is a top priority. better connect these and support their vitality. area and attracts new ones.

ZONE

Celebrate and connect the area’s heritage A sustainable neighbourhood Improve connections between communities A wealth of industrial heritage exists in the A green and sustainable new neighbourhood Development provides the opportunity to area, some of which is closed off to public at Kentish Town supported by a zero emission create new connections between adjacent access. Development can open up and zone, new open spaces and energy efficient neighbourhoods connecting community connect the heritage in the area. buildings. facilities and promoting walking and cycling.

31 32 NEIGHBOURHOOD STRATEGIES

The neighbourhood strategies provide planning and design guidance to support the delivery of the vision and key objectives. The guidance is organised under the following strategic themes:

• Employment and homes • Neighbourhood and character • Routes and connections • Health and wellbeing • Community and culture

33 34 Employment and homes

A vibrant mixed-use neighbourhood that supports business and delivers significant additional jobs and homes, including as many affordable homes as possible. Strategic deliverables: • A thriving employment-led neighbourhood that provides vital supporting industrial and logistics functions for central London and builds on the area’s existing strengths for light manufacturing, creative industries and other growth sectors. • Significant increase in jobs, with employment and training opportunities for local people. • A significant number and range of quality new homes to meet Camden’s housing needs, including seeking to achieve the target of 50% affordable housing. • Smart co-location of commercial, residential and other uses to create a harmonious, active mixed-use environment.

35 36 Neighbourhood strategies A vibrant employment-led neighbourhood Employment and homes

Neighbouhood strategy Where possible, existing businesses must The Local Plan and London Plan safeguard Other considerations be retained and in particular industrial and the area for industrial and warehouse uses. Redevelopment within the Kentish Town warehouse uses that support the functioning However the Murphy site is occupied by a New retail space within the Growth Area should Framework Area provides a unique of the CAZ or local economy. The Council’s single business and the site has significant be kept to a minimum. Any provision of new opportunity to create a vibrant new mixed- recycling centre is an essential local service scope for redevelopment and intensification. retail space should not undermine the success use neighbourhood that is stitched into the which is required to be retained or reprovided Therefore redevelopment of the site is and vitality of nearby Town and Neighbourhood surrounding communities. Development will on site in line with Local Plan policy CC5. encouraged to support the creation of a vibrant Centres. There is an opportunity to provide support the vitality of Kentish Town town centre new mixed-use neighbourhood within the limited new A3, A4 and A5 use class space and other nearby Neighbourhood Centres. Developers for the site will be required to Kentish Town Framework Area. It is required along the edge of the railway viaduct where work with existing businesses to understand Redevelopment will predominantly take place that any proposals are developed through a it would support the ambition to create the their requirements, ambitions and potential for masterplan process, led by this framework and Makers Lane. on two development sites: The Regis Road reprovision or relocation. A business retention Site and The Murphy Site. Redevelopment will in close consultation with the Council and the New community and cultural uses will be strategy will be required as part of a planning GLA. enable the intensification of the commercial application for the development of the site. The supported within the Growth Area. There is buildings and uses to develop a modern and The Council will expect the protection or support within the community for a leisure and phasing of the site should support the business reprovision of existing B1(b), B1(c), B2, B8 sustainable commercial area appropriate for retention strategy. cultural facility on the site. If developed, this the 21st century. and sui generis floorspace in accordance with should be located close to the high street to Businesses remaining in the area will be Camden’s Local Plan and the draft London support Kentish Town Centre. The development of both sites must support expected to adopt the highest possible Plan. Alongside these uses, we encourage the delivery of the Framework Vision and standards in terms of sustainability and the introduction of significant new housing, The existing employment uses on both Principles. The Neighbourhood and Character efficiency. A key element of this is the community uses and new public open spaces. development sites are supported by yard strategy on page 52 sets out how the key management of commercial vehicles and Development will need to be comprehensive space. For the Regis Road Site, the yard moves influence character and building access and a reduction in vehicle parking to and masterplanned so that the inclusion of space will not form part of the calculations typologies. support the delivery of a zero emission zone. these uses can form part of the proposals for replacing the existing employment space, Modern commercial buildings will be developed The retention strategy will be secured and without prejudicing the successful operation of however the new employment floorspace must that are environmentally sustainable, flexible monitored through a section 106 agreement businesses on the site. include appropriate yard space to support the functioning of the businesses intended for and designed to modern standards. The The Regis Road Site will be expected to The Council supports proposals for intensification of employment uses where the the site. Part of the intensification of the area development will also support modern ways deliver an uplift in employment floorspace and of working that include hybrid spaces that proposals can provide additional benefits in will mean that this is achieved through freight provide significant additional jobs. Additional terms of developing modern and sustainable consolidation and the sharing of servicing combine production, design, maker space with employment floorspace should be provided community spaces, leisure and co-working. employment floorspace, enhancing the quality space. The Murphy Site is within a designated in accordance with policy G1, E1 and E2 and flexibility of employment floorspace LSIS and will be required to replace the Intensification of the commercial space will be of the Local Plan. Additional employment and intensifying the number of jobs. New existing industrial and warehousing floorspace supported by the co-location of employment floorspace should include a mix of employment employment space should enhance the or the potential industrial and warehousing uses with residential and community uses as uses and prioritise high density employment success of existing business clusters in the floorspace that could be accommodated on well as new areas of public open space. uses. Employment growth should build on area including light manufacturing, creative and site at a 65 per cent plot ratio (whichever is the Development on both sites must be the existing business clusters in the area knowledge sectors. greater). comprehensive, masterplanned and existing and growth sectors in Camden, including light manufacturing, creative and knowledge The backland nature of the Murphy site businesses, where possible, retained. means there are access constraints into the sectors. site, especially for heavy and high frequency The Regis Road Site Scoping behind the Local Plan indicated that commercial vehicles. Any redevelopment Development of the Regis Road Site will help the Regis Road Growth Area may be able to proposals must fully assess the transport create a thriving mixed use neighbourhood accommodate upwards of 1,000 new homes. implications of intensifying the site and develop within the Framework Area that supports the The Council is undertaking design work to a transport strategy that mitigates these retention of existing businesses and attracts further explore the capacity of the site, both for site specific constraints through exploring new businesses to Kentish Town. This housing and commercial uses and to explore new access points, freight consolidation, ambition will be achieved primarily through the the viability to deliver the framework priorities modernising commercial servicing and limiting replacement and intensification of employment and infrastructure requirements. traffic movement and weight on specific roads uses co-located alongside housing and other in the area. uses. The Murphy Site The Council will undertake capacity testing to As part of a comprehensive redevelopment The Murphy Site is within the Kentish Town further explore the optimum number of homes of the site we expect the replacement of all Industry Area and therefore covered by Local to be delivered on The Murphy Site alongside existing B1a, B1c, B2 and B8 floorspace. The Plan policy E1 and E2. Also, the area is the growth planned for the Regis Road Site. replacement of this floorspace will require a considered a Locally Significant Industrial Site more efficient design than is currently there, (LSIS) and therefore covered by relevant Draft enabling the intensification of employment uses New London Plan policies, including policy E5, and the co-location with other uses. E6 and E7. Here East, a digital quarter for East London

37 38 Neighbourhood strategies A strong local economy Employment and homes

Supporting the local economy ambition should complement the objective This should include benefits such as: training Meanwhile uses should seek to reuse existing to support existing business clusters in the and apprenticeships in construction, industry buildings and facilities, maintaining an active This Planning Framework supports the Kentish Town area. and growth sectors. This could include a use and presence whilst building work intensification of employment space on the physical hub in the area to provide space for continues and should provide demonstrable Regis Road and Kentish Town development Central Activities Zone development and training to take place. social benefits. Proposals should not involve sites. Redevelopment of the development sites Camden has strong trading links with London’s significant investment into buildings that are to must seek to retain existing businesses where Affordable workspace be demolished. A meanwhile use strategy will possible, deliver no net loss of existing land Central Activities Zone (CAZ) and the south To support the success of new employment be required. When considering proposals for use types and provide new business space of the borough forms part of the CAZ. space identified for start-ups and small meanwhile uses, the Council will consider: that support the growth of and complements The borough’s industrial and warehousing to medium enterprises in the area, new existing business clusters in the area. businesses provide the CAZ with a range of • The nature of the proposed use and vital goods and support services. Existing development must provide affordable whether it is in character with the nature of Delivering this ambition will provide the businesses that support the functioning of workspace. Applicants should identify and work the area and offers social benefit. opportunity to meet wider objectives for the the CAZ must be retained on site as far as with a workspace provider during the pre- • Whether they are compatible with existing borough. This includes developing Camden’s possible. application stages to understand the spatial uses and would not prejudice existing Growth Sectors, supporting the Central Activity requirements of this type of space to ensure functions of the area, construction work or Zone, supporting our residents through training Training and apprenticeships its viability and success as part of any new end uses. and apprenticeships, delivering affordable Policy E2 of the Local Plan states that development at Kentish Town. workspace and managing the impact of • Term of occupancy relative to the phasing the Council will consider higher intensity construction with a ‘meanwhile use’ strategy. Meanwhile uses of development. redevelopment where the scheme would The potential scale of development at Kentish • Scheme viability, including the level of Growth sectors increase employment opportunities for Town means that construction will be phased local residents, including training and investment required and whether this is over a period of time. A meanwhile use strategy commensurate to a meanwhile use. Redevelopment within the Kentish Town apprenticeships. framework area should support the retention will be required that seeks to reduce the Where a meanwhile use is considered to of existing businesses and business clusters The scale of development at Kentish Town negative impacts of construction, support the be acceptable, temporary and/or personal as well as identified growth sectors for presents significant potential to provide aspirations for training and apprenticeships permissions may be used. Camden. Camden’s Local Plan identifies employment and training opportunities for during construction and develops creative that there are a number of growth sectors residents local to the area. The opportunities and engaging temporary uses within the particularly attracted to Camden and they could be within both the design and development sites. make a significant contribution to Camden’s construction of new commercial space The priority will be for business continuity as far economy. These sectors are professional and and homes as well as with the long term as possible. However, once firm proposals for business administration, creative industries and businesses that grow and locate at Kentish a comprehensive scheme are in place, there knowledge quarter and science. The Council Town. may be a role for temporary or ‘meanwhile’ will seek provision of appropriate employment The Council would seek to work with any uses as part of a managed phased approach. space for identified growth sectors and small developer to ensure the delivery of a This would be to maintain activity in the area to medium enterprises and start-ups. This comprehensive employment and skills strategy. throughout a phased construction period and to avoid vacant buildings.

Francis Crick Institute, Camden by HOK Youth apprenticeships, Kings Cross Blackhorse Workshops in Walthamstow Skip garden, Kings Cross

39 40 Neighbourhood strategies New homes Employment and homes

Delivering new homes

The development of a new mixed-use support the creation of mixed and inclusive neighbourhood at Kentish Town must be communities. supported by the delivery of significant new housing. This will provide much needed Housing tenure new housing, a priority within Camden and A mix of housing tenures must be delivered also support the vision of creating a vibrant within the Framework Area including private neighbourhood where different uses are sale and affordable housing. The affordable located together. housing target for the two development sites is To support the sustainability of the new 50% in line with Policy H4 of Camden’s Local development and the creation of a vibrant Plan. Policy H4 of the Local Plan also sets community, new housing will be required to out the borough’s policies on maximising the provide a range of housing types and tenures supply of affordable housing. The policy states to help create a mixed neighbourhood at that 60% of the affordable housing should Kentish Town. be social-affordable rented housing and 40% intermediate housing. Housing mix The Council welcomes applicants to promote Camden’s Local Plan sets out the borough innovative affordable housing types or wide approach for delivering a mix of houses providers that would support the ambition to on strategic sites. Policy H6 of the Local Plan deliver a mixed and sustainable community establishes the policy ambition for delivering at Kentish Town. Examples include affordable housing choice and mix and policy H7 for housing that is tethered to specific employment different sizes of homes. At Kentish Town it space within the Framework Area. is important that a diversity of housing types Other housing types that may be suitable across private and affordable sectors are at Kentish Town included serviced plots to delivered to provide choice, cater to different support the delivery of self-build homes. housing needs and help create a mixed and The development of self-build homes will be balanced community. This includes a policy accepted if they meet the densities of the other compliant mix of one, two, three and four forms of tenure being delivered in the area. bedroom homes. Housing for older people should also be A proportion of private rented sector (PRS) considered within the Framework Area to homes may be considered subject to sufficient provide much needed housing choice for justification. Where provided it should support people to downsize in the area. the ambition to increase housing choice and

1-6 Copper Lane by Henley Halebrown architects. A co- Camden Courtyards by Sheppard Robson Architects The Bourne Estate by Matthew Lloyd Architects for Camden Council housing scheme in North London

41 42 Neighbourhood strategies Co-locating uses Neighbourhood and character

Innovative design approaches junction. This should be supported by a freight 1. Freight consolidation consolidation strategy that will limit heavy and A key component of achieving the Industrial units that require frequent vehicle movement to this part of the HGV access throughout the day redevelopment ambition for both the Growth site. Area and the Murphy site is the successful could be located along the rail co-location of commercial uses with new Within the Murphy site commercial access line. This would enable privately homes. Developers submitting applications should be located off Sanderson Close, where managed vehicles access and for either development site should include the existing point of primary access into the yard space to be tucked away industrial and employment providers as part Murphy site is located. Commercial access from the public realm and against of their development team. The team must be should be prohibited from Gordon House Road the inactive edge of the rail line. supported by design and delivery expertise that and Greenwood Place. A comprehensive approach to can develop suitable typologies that are viable redevelopment would enable for this type of development. It is anticipated Wrapping larger industrial units this access arrangement to be that design solutions are required at the A significant challenge for delivering a extended along the edge of the masterplanning, plot and building scale. successful mixed-use neighbourhood is rail lines, potentially serviced by creating an attractive neighbourhood for both a freight consolidation centre. Controlling access commercial and residential tenants. Challenges At the masterplan level, a comprehensive include activating streets and public spaces approach to redevelopment within the as well as mitigating the negative impacts of Framework Area will support the placemaking industrial and commercial uses such as noise, approach developed in this strategy. This will smell and blank and inactive frontages. 2. Wrapping large commercial ensure that the negative impacts of industrial Diagrams two and three demonstrate ways and commercial uses on the quality of the that residential homes could be used to ‘wrap’ buildings residential environment are designed out or stack on top of larger commercial units. Many industrial and commercial at the macro scale. Key considerations can This strategy could be applied to employment buildings often have significant include appropriate location of industrial and uses on both the Regis Road Site and the areas of blank and inactive commercial access, creating active frontages, Murphy Site. Stacking residential units above frontage. This type of building the overlooking of public space and creating a commercial development presents more can be intensified and ‘wrapped’ sense of identity for residents living within and physical challenges in terms of mitigating the with new residential buildings. around the area. negative aspects of some industrial users as This will improve the character of To mitigate the negative impacts of industrial well as lease arrangements for the residential the street by providing domestic and commercial vehicles at the Regis homes. Developers in the area should explore and active fronts. Road Site, access and yard space should the appropriateness of this strategy at Kentish be consolidated and located along the rail Town and the types of housing that can enable lines on the northern edge of the site, off the this type of development. existing Regis Road and Kentish Town Road

3. Stacking residential buildings above commercial In some instances, it may be viable to place residential buildings above large commercial buildings. The design will need to mitigate potential noise, vibrations and access to the commercial buildings as well as create active residential frontages facing the public realm.

Travis Perkins by Cooley Architects on St Pancras Way Caxton Works by Studio Egret West provides residential in Camden includes student accommodation homes above B1 industrial space.

43 44 Interim development

Approach to development in the • Whether the works are absolutely interim necessary for the continued functioning of the site as an industry area in the interim of The Council’s aim for this area is for comprehensive development comprehensive redevelopment. However we • The scale and nature of the proposal and recognise that this may take some time. In the whether this is commensurate to interim interim, the Council seeks to ensure that the development. area remains a functional industry area, which provides jobs and contributes to our economy. • Whether the proposals are linked to an Business continuity is encouraged, whilst existing or identified commercial occupier, options for delivery are explored. whether the site has been marketed for occupation in its current condition We want to make sure that any development that occurs before comprehensive development • Whether the property is being offered with comes forward, does not prejudice the future short-term/flexible lease arrangements. goals for the area. Therefore, piecemeal • Whether the proposals could prejudice redevelopment proposals for individual sites the physical delivery of a comprehensive and schemes which could prejudice the scheme on the site. For example, by comprehensive strategic approach, will be blocking potential access, providing inactive resisted. No uses outside of B1(b), B1(c), B2, or unsuitable street frontages, being of B8 and sui generis uses of a similar nature will a nature that could be incompatible in a be permitted in the area unless they form part mixed use environment. of a comprehensive masterplan-led scheme • Whether the proposals could prejudice Land-owners should work with business the viability of a comprehensive scheme. occupiers to enable business continuity, For example, by making significant prior to comprehensive development coming investment into buildings that are likely to forward. To enable businesses to continue be redeveloped. to function there may be a need to carry out small-scale development and refurbishment The Council may request evidence of works to commercial premises. The Council the above to support the consideration of will only accept proposals where they would development proposals. not prejudice the future comprehensive Businesses considering interim development development of the area. should contact the Council’s planning Applications for interim development will be service for advice before developing detailed determined on the merits of the proposal, but proposals. considerations that the Council will take into account will include:

UPS Kentish Town Industry building Holmes Road Depot

45 46 Neighbourhood and character

An area with a rich and varied character of its own, which stitches into surrounding neighbourhoods and celebrates its local and historic context.

Strategic deliverables: • An area with a new rich and varied neighbourhood character that is underpinned by the three key moves: the Heath Line, Makers Lane and Regis Road. • A high quality of place, that promotes health and wellbeing and is designed on the basis of a masterplan- led, place-making approach. • Architecture that respects its context and celebrates heritage assets.

47 48 Neighbourhood strategies A new neighbourhood character Neighbourhood and character

This area presents an exceptional opportunity respond to a number of different contexts, to create a new neighbourhood with a rich but also has the opportunity to define its own varied character of its own. Development character. Hampstead Dartmouth Park must be brought forward on the basis of Heath TUFNELL The new neighbourhood will be defined by PARK a masterplan-led approach, underpinned distinct character areas that are informed by TUFNELL by the key moves and overarching spatial the three key moves across the framework PARK structure. The key moves seek to secure key area - the Heath Line, Makers Lane and Regis Burghley Road/ connectivity, integrating with neighbouring Road. GOSPEL Lady Somerset communities, whilst also helping to define a OAK Road future neighbourhood character. These moves give a sense of how the area could look GOSPEL and feel and could inform land use, building typology and architectural approach. OAK Development within the framework area across the two development sites will create a new neighbourhood that is stitched into the Kentish Town surrounding communities. Due to the size of the framework area, development must

Gospel Oak

Principles underpinning a new neighbourhood character

Build on new routes and spaces KENTISH Development across both development sites TOWNKENTISH will create a new distinct neighbourhood. This TOWN will include areas of distinct character informed by the three proposed key moves. These Queen’s Crescent serve to connect with the environment beyond the framework area boundaries, whilst also impressing a character of their own. Inkerman Bartholemew Kentish Town Road Estate Respond to the framework edges Responding to the edges of the Framework Area is critical to the success of the West Kentish KENTISH development. The proposed masterplans Town KENTISHTOWN WEST for both sites should ensure that the new TOWN WEST development is successfully stitched into its Key character areas defined by key routes Character area defined surroundings. by the Heath Line Character area defined by Makers Lane Character area defined Draw on surrounding character by Regis Road Development should respond to the rich townscape context surrounding the framework area, drawing cues from the rich architectural language, materials and detailing.

49 50 Neighbourhood strategies Heath Line character area Neighbourhood and character

Defined by the new green corridor linking ground floor plane. The size of units will help to Kentish Town Road and Hampstead Heath define the character of the spaces and routes the character of this area builds on its around the buildings. Towards Hamsptead green edges, drawing this into and through Heath, incidental retail that would support the the area and enhancing access to nature. residential neighbourhood may be appropriate. The route forms the main spine of the Murphy Cultural or community uses could help to site, with development parcels addressing it on activate some of the primary open spaces Gordon House Road either side, helping to define and activate this along the Heath Line. key pedestrian and cycle link. Appearance GOSPEL Highgate Road Building types Buildings should draw on the rich context, OAK The Heath Line character area should support drawing on the character of the surrounding mixed use building typologies, with residential streets and through interpretation of local accommodation on upper floors. It should be details and materials. characterised by a strong ground floor plane Public realm defining the public realm and open spaces through the area reinterpreting industrial The Heath Line should be landscaped to building typologies. provide variety and interest along its length. It should be accessible to all ages, with playable Good views towards Kentish Town landmarks features and places to dwell. It will draw on the including the turret of the Assembly House green character of the area this tree-lined route and Bartholemew church could be enhanced will have areas of planting, sustainable urban through consideration of layout and massing. drainage and opportunities for food growing. Development should address the significant Meaningful neighbourhood green spaces changes in level and explore ways for building should support new residents and communities typologies to utilise this feature, which could providing more localised green amenity space further enhance the unique character of the than Hampstead Heath. framework area. This will add interest to the KENTISH green route and the spaces it defines. Proposals should consider how to enhance TOWN Greenwood Place and the arrival point Ground floor use between the church and the Forum. Employment uses will prevail across the

Link biodiverse Link to Kentish corridors Town Road

Create new local green Enhance connection into space to support new the area, adjacent to residents and families the church, Forum and Local green space defined by residential development Green spaces to sit as well as a space to move though in the area Greenwood Centre to create a sense of arrival

Create new cycle and Provide new green pedestrian crossing across space close to Gordon House Road to provide Highgate Road a safe and green connection to Hampstead Heath

Green, landscaped pedestrian route, China Playable landscape supporting a variety of uses

51 52 Neighbourhood strategies Makers Lane character area Neighbourhood and character

Defined by the new north-south route Road, Spring Place and Wilkin Street Mews Highgate Road extending from Kentish Town West to business clusters. These uses will enable Highgate Road this area celebrates the makers spaces, suitable for business start industrial heritage and historic buildings. ups and SMEs. The locomotive sheds offer an The proposed character area focuses on a opportunity for arts and cultural uses opening route between Highgate Road and Kentish onto on a new public open space. Town West. This route should celebrate the Appearance Highgate Studios industrial heritage in the area and connect existing creative and light manufacturing Buildings within the character area could business clusters. The area could be defined reinterpret warehouse and factory buildings Locomotive sheds that are seen in the Kentish Town area. by contemporary mews, yards and makers Create new public space that spill out onto the street. The use of robust materials, large openings and pared back detailing would support the square to the front of Building types ambitions for this character area. locomotive sheds New buildings within the Makers Lane Public realm Deliver new railway character area should build upon and The public realm within the character area crossing for pedestrian reinterpret the existing heritage character and cyclists around the railway viaducts and locomotive should could include a robust landscape sheds. Building types should create material palette that draws on the identity of the Create new entrance to contemporary mews and yard spaces that mews and yard spaces. Kentish Town City Farm enclose and animate Makers Lane. Innovative A public square should be provided adjacent building types are encouraged that provide to the historic locomotive sheds, south of commercial space on ground floor with Highgate Studios. This could create a public Open up railway arches residential homes above. Building typologies space to the front of the historic sheds, to the east to animate should enclose the public realm, creating a ensuring these important local assets are Makers Lane tight ‘lane’ character that has small openings celebrated and accessible to the public. Reinstate the Arctic Street animated by cafes and commercial uses. South of the railway lines, a smaller public connection between Regis Ground floor use space could provide the setting for a new Road and Queen’s Crescent entrance to Kentish Town City Farm and draw Ground floors could accommodate light people south along the reanimated railway industrial and commercial uses, building on the arches to connect with Spring Place. existing commercial uses found at the Highgate Create a new entrance to Spring Place the Regis Road site from Spring Place

Holmes Road

Enhance the route to Wilkin Street Mews Railway arches providing activity Pedestrian and cycle routes under railway lines

Connect to Wilkin Street Mews

Kentish Town West

Modern addition to historic industrial building Playful archtiecture and contemporary industrial spaces

53 54 Neighbourhood strategies Regis Road character area Neighbourhood and character

Defined by the new primary east-west route Appearance connecting Kentish Town Road with Gospel The finer grain of buildings of the high street Oak, this area will build on the surrounding creates activity and interest through regular mixed use and commercial characters of openings, active ground floors, a mix of the high street and Holmes Road. residential and retail entrances and public/civic Regis Road could become a more integrated functions and spaces. Buildings on Regis Road part of Kentish Town, linking better both visibly could seek to interpret this character to provide and physically with the high street. Activity an interactive street scene should be drawn into the area, focused around Public realm a new public square and green space. New employment and community uses could define This central spine through the area should this civic quarter and this active and accessible be a welcoming and accessible pedestrian route could provide an important link through to route, lined with trees, supporting green Gospel Oak. ambitions for the area. Sustainable drainage should be integrated into the streetscape Building types with opportunities for interesting landscaped The Regis Road character area should be features along the route. Small service roads, and intimate streets drawing on the context Spring Place defined by mixed use building typologies Holmes Road combining employment, industrial and of York Mews could provide relief from busier residential uses. Building typologies that explore streets. the co-location of these uses should be explored A new public square could be defined by a new to provide active and engaging streets. cultural and community facility, complementing Ground floor use the range of amenities in the area. This would support surrounding communities and help to Regis Road should support the town centre, enhance the civic identity of this area. but not compete with it. Employment and industry will remain a large part of Regis A flexible space offering opportunities to sit or

Road’s identity with these uses predominant at for events should be complemented by a park, Kentish Town Road ground floor levels. The introduction of office also close to the high street, providing much uses and regular residential entrances on the needed green public open space serving the street will help to establish a more mixed use centre of Kentish Town. character.

Link to York Mews Queen’s Crescent Create new public square for Kentish Town

Create new Create new community link to Arctic park close to Kentish Street Town Road Landscaping and offices, The Angel Building, AHMM Active ground floors with residential uses above Link Kentish Town Create new Road with the access from Queen’s Crescent Holmes Road neighbourhood centre

Create new new local green space providing play to support new residents and families in the area

Apartment building addressing the street, Kings Cross Community and cultural building, Rich Mix

55 56 Neighbourhood strategies Guiding building heights Neighbourhood and character

The framework area benefits from excellent There may also be opportunities for higher transport links. Development is expected to be densities towards the west of the framework Key local considerations high density and the building height strategy area, and along the southern side of the should be underpinned by sound placemaking rail cutting, where impacts on neighbouring Heritage assets Views principles with a focus on character and development could be minimised. The • The setting of the Forum and Christ • Views into and across the site should be building typolgies. topography of the Murphy site, with much of the southern part lying at the level of the rail Apostolic church (both Grade II listed) is considered including designated views Spatial massing approach cutting also offers opportunity for increased of particular sensitivity at the southern (LVMF and KTNP) as well townscape The approach to scale and massing will be intensity in these locations. Buildings above gateway to the Murphy site. These form views (see Views analysis document). subject to further public consultation as site ten storeys will be considered tall buildings in part of the group of buildings around • The LVMF designated views from this area and will be subject to the additional capacity is tested alongisde viability. Kentish Town’s historic core which Hampstead Heath to St Paul’s Cathedral considerations in Policy D1 of the Local Plan. Broadly, the strategy suggests that a mix of comprises a number of other listed cross the fringes of the site to the east building typologies based on mid-rise, high It is important that development is a good buildings including the Assembly House and west. density development, in blocks of 6-10 storeys neighbour to the existing areas and communities and Bull and Gate public houses. The focused around a distinct pattern of streets around the development sites. Whilst seen as a impact on the setting of these buildings • The KTNP designated view from the area and spaces has the potential to deliver new less sensitive location for height, development will need to be carefully considered. adjacent to the station seeks to protect housing numbers across the area in a way that along the western Overground railway edge the long green view towards Parliament is characterful and attractive and ensures an must take care not to form an uninterrupted wall • The setting of Kentish Town police station Hill. Part of the unique character of efficient use of land. of development when viewed and approached (Grade II listed) on Holmes Road will this part of Kentish Town is the wider from Gospel Oak. need to be considered as part of any open and green view at this juction - This approach interprets the character of forthcoming proposals for the Regis Road that has been afforded by the pattern development and the surrounding context, of development and historic legacy of area. recognising the need to provide significant the railway infrastructure in the area. numbers of good quality homes in this • Preserving or enhancing the setting Development within the framework area accessible inner London location. of surrounding conservation areas, will impact on this sense of openness, and Areas of higher intensity should be focused in particularly important views from thus proposals must show how this view locations where they support the townscape neighbouring conservation areas. is integrated into a development scheme, and spatial structure through the creation of not merely by suppressing development new streets and spaces, as well as taking Topography in this zone, but positively responding to it in order to enhance the view in order to a nuanced approach due to specific local • Existing topography across the area considerations. This may be close to the high outweigh the loss of green and openness street due to the proximity to transport links should be considered when contemplating at this key public space. and the town centre, supporting activity in the building massing and height. The levels area. across the Murphy site vary enormously especially as the land rises towards the Heath and this must be taken into account.

High density mid-rise buildings defining new routes Relationship of new buildings to railway corridors

57 58 Neighbourhood strategies Relating to wider context Neighbourhood and character

Development in the area should draw on its Complementing its industrial heritage, Kentish rich context in its approach to architecture Town is home to characterful tree-lined and design. Proposals should demonstrate residential streets. Proposals should draw excellent design using high quality materials on this sense of green and take a biophilic that take cues from the surrounding approach to design. architecture. Kentish Town’s industrial Development is not expected to mimic heritage offers excellent basis to build on and Victorian terraces and period architecture, but development should look to draw reference should rather look to be inspired by some of from details and materials palette of these the characteristics found locally in building assets. typologies and design.

Dartmouth Park Conservation Area Kentish Town Conservation Area

Green streets and characterful buildings Richly detailed facade, Kentish Town Public Baths Warehouse buildings and railway arches, Wilkin St Mews

Articulated roof form, Assembly House, Kentish Town Rd Mansion blocks, Lissenden Gardens Interesting roofline, Highgate Road Robust industrial architecture, Highgate Studios

59 60 Neighbourhood strategies The wider neighbourhood Neighbourhood and character

Large scale redevelopment is expected to be focused on the two principal development sites. However, this is likely to create development 5 pressures on a wider area. Development on a Gospel more incremental scale will also take place in Oak the wider framework area and its surroundings. 1 There is a requirement for all development in the area to create a neighbourhood that 4 is stitched into and connected with the surrounding streets, buildings and public 2 spaces. Taking account of its existing and future context and future-proofing wider New access change. 3 Kentish Improved Town Kentish public realm Town West

1 Highgate Road Sanderson Sanderson Carker’s Greenwood Highgate Close estate Close Lane Centre Public realm improvements provide a new route into the centre of the site. Studios Development should not prejudice the ability Redevelopment of the Murphy site will change for this to come forward in the future, and any the context of the Sanderson Close estate, masterplan should consider how buildings and change the nature and use of the route could relate to this. into the Murphy site. The public realm strategy could include the improvement of communal 19-37 Highgate Road and A&A Storage areas, play spaces and the public realm around the Sanderson and Carol Close estate in There is a planning permission for the redevelopment of these sites, which will open consultation with residents. up new access to the Greenwood Centre. Carker’s Lane car park Development on the Murphy site should Remove poor quality particularly consider how it will activate and Celebrate entrance to Proposals for the Murphy Site should consider sheds on Murphy enhance the public realm around Greenwood site to create better Potential new site and relationship to the possibility of future redevelopment of Place and to the rear of the church and Forum. surrounding buildings the car park on Carker’s Lane. This could interface with access through Highgate Studios Carker’s Lane

2 Kentish Town Road/York Mews Public realm improvements the area. A wider public realm strategy will be Improve junction The Kentish Town Neighbourhood Plan commissioned focusing the on the surrounding Car wash York proposes and new public square cantilevered streets including Kentish Town Road. site Mews over the railway at the Kentish Town Road/ Car wash site Regis Road junction. Development of the Regis O2 Forum Road site should provide for the potential new This is a prominent and important allocated site in Kentish Town, forming a gateway between access to York Mews, facilitating strong links Church with the town centre. Kentish Town High Street and Highgate Road to the north. Given it’s prominent There are opportunities to enhance the setting location, development of this site should be of and environment around both the church and exemplary design quality, it should future-proof New cultural/ the Forum. The route between these buildings the neighbourhood forums aspirations for a community facility New access to is a key access into the framework area. square, allow links to any future development for Kentish Town the high street Proposals should consider how to enhance this of the Murphy site and facilitate the delivery of Potential through York arrival point. the Heath Line. cantilevered Mews connection Improvements to the Regis Road junction will be required as part of any redevelopment of

61 62 Neighbourhood strategies The wider neighbourhood Neighbourhood and character

3 Holmes Road Mary Brancker House Police section Holmes Road has seen a number of new that address Regis Road. Development within house developments in recent years. Proposals within the framework area should not preclude these the framework area should not prejudice the opportunities. Police potential of sites along the northern edge of station Holmes Road for redevelopment in the future. Council Depot The Council’s depot on Holmes Road does Police station not form part of the growth area but is directly Holmes Road New development should also consider how it adjacent to it. The building accommodates a relates to the rear of the police station site. If range of key council services and a number the rear of the police station site comes forward of residential units. The depot building creates Council for development there are opportunities to an inactive barrier to the growth area and depot provide better links and interface between the surrounding streets. framework area and Kentish Town Road, York Public realm improvements should be Mews and Holmes Road, as well as buildings considered along the length of Holmes Road.

4 Overground railway line New crossing Kentish Town over railway New points of access will have a transformative to the site. Development should also consider City Farm approach to the surrounding areas. how this relates to the Council Depot. Businesses in Proposals should enhance the public realm Opportunities in wider area Arctic Street arches along around the arches and use new development new route to define and address these spaces. Improvements should be made to the public realm that enhance wayfinding and support the New access to A new entrance to the Kentish Town City Farm Makers Lane route beyond the site towards Spring Place could activate this backland area of Regis Kentish Town West station. Road. New development should faciliatate a Spring Place clear and legible entrance and define a small Improvements to Arctic Street and the public space. connection to Queen’s Crescent should form part of the public realm strategy. Access from Spring Place should be provided. Eastern entrance Together with new developments planned at Reopen connection to Kentish Town Spring Place, this will be a key entrance point to Arctic Street City Farm

5 Northern edge Gospel Oak Gordon House station Road The northern part of the Murphy Site is almost Public realm improvements entirely surrounded by dense biodiverse An improved cycle and pedestrain route will corridors and railway lines. Development open up the site to Hampstead Heath and should consider how to resond to these development on the site should face onto this. conditions, and buildings should back onto Public realm improvements around Gordon these inactive edges. House Road and Gospel Oak station will be New development should make provision for explored more widely in the future Kentish access at the northern edge and a potential Town Public Realm Strategy. new access to Gordon House Road should be explored. Mortimer Terrace Opportunities in wider area There are opportunities to take advantage of Nature Reserve An eastern entrance to Gospel Oak station site topography to reveal long views to Kentish Access to the could serve to relieve pedestrian congestion on Access to Town and the City. Development proposals railway to be Gordon House Road. substation to should consider this in the approach to site maintained layout and massing. be maintained Biodiverse corridors form inactive edges

63 64 Routes and connections

A place that is accessible to all, connecting surrounding communities and facilities, prioritises walking and cycling and creates better access to public transport.

Strategic deliverables: • A well connected, accessible place that connects into the surrounding areas including Kentish Town Centre, Gospel Oak and Dartmouth Park. • New and improved accessibility and connections that makes walking and cycling easy and enjoyable. • Public transport and facilities that are accessible to all and promote independent lives. • High quality public realm that is attractive and easy to navigate. • Modernised and sustainable business servicing, car free housing and good air quality.

65 66 Neighbourhood strategies Getting around Routes and connections

A clear network of streets and public spaces HAMPSTEAD The framework presents an opportunity to HEAD HAMPSTEAD achieve a step change to the way pedestrians, HEATH Hampstead Heath cyclists and vehicles move around and through the area. Done right, this will help create a sustainable neighbourhood while TUFNELL improving connections and movement between surrounding communities and neighbourhoods PARK

The proposed movement network through the Gordon House Rd Framework Area prioritises pedestrian and cycle connections to surrounding nodes and wider connections to adjacent communities and GOSPEL cycle routes. OAK

Primary movement corridors are between Highgate Rd Kentish Town Road and Gordon House Road, Highgate Road and Spring Place and along a realigned Regis Road. These movement Fortess Rd corridors will prioritise pedestrian and cycle Mansfield Rd movement with only limited vehicle access LISMORE Lismore permitted on these routes. CIRCUSCircus The movement strategy includes three new potential bridges across and along the Midland Mainline. These crossings would be for pedestrian and cycle movement only. Access QUEEN’S CRESCENT Leighton Road Vehicle access into the two Development Sites Gospel Oak Gillies St will be limited to the existing access points Open Space on Gordon House Road, Sanderson Close, Grafton Rd Greenwood Place and Regis Road as well as Holmes Rd KENTISH two new points of vehicle access on Holmes QUEEN’S Road and Spring Place. CRESCENT TOWN Vehicle movement within the neighbourhood will be highly controlled to prevent the introduction of rat runs in the area. The Council will explore the use of restricting vehicle access, one way routes and speed controls to limit the way vehicles move through the area. Talacre Gardens Other additional access points will be limited to pedestrian and cycle movement. This includes Carker’s Lane, off Kentish Town Road, York KENTISH Mews, Arctic Street and a managed access point to Kentish Town City Farm. TOWN WEST Principle movement strategy through the Framework Area Development sites New access - pedestrian and cycle only (access into Kentish Town City Farm will be managed by Primary routes the farm) Secondary routes Existing access Potential new bridging to London Cycle Network be tested and prioritised New access - all

67 68 Neighbourhood strategies Accessibility and logistics Routes and connections

Pedestrian and cycle connections Bridging the Midland Mainline Public transport Freight consolidation The Framework provides the opportunity to The diagram on the previous page includes The Framework Area benefits from excellent Some of the businesses likely to locate in significantly improve pedestrian and cycle several new rail bridges over or adjacent to the public transport connectivity. There are the area will require the use of heavy and movement throughout the area. The Heath Midland Mainline. This includes two bridges numerous bus routes in close proximity to the high frequency vehicles, either to service Line, Makers Lane and Regis Road will all over the rail lines, one to the west and one in development sites accessed off Kentish Town their business units or to distribute their improve accessibility for pedestrian and cyclists the centre of the Development Sites, and a Road and Highgate Road. These bus stops will goods. The plan on the previous page shows between local centres and open spaces third bridge hung off the boundary wall of the be made more accessible to new and existing that the proposed access points following including Kentish Town and Hampstead Heath, rail tracks to the rear of buildings on Highgate communities by the proposed new access comprehensive redevelopment are Sanderson Highgate Road and Kentish Town West and Road. points into the development sites. Close and the junction of Regis Road and Kentish Town and Queen’s Crescent. The new The bridges are crucial to the delivery of a As well as good bus route connections the Kentish Town Road. routes will deliver significant improvements to new neighbourhood, providing important Framework Area benefits from being within 500 The Council will support the use of freight pedestrians moving between these transport pedestrian and cycle connectivity between the metres to three train stations: Kentish Town consolidation on both development sites hubs, local centres and open spaces. two Development Sites as well as The Murphy Underground and Thameslink station, Gospel to support the operation of the proposed As well as improving pedestrian movement, the Site and Kentish Town Road and underground Oak Overground Station and West Kentish businesses. Freight consolidation centres connections will also prioritise cycle movement. station. The bridges will also enable Town Overground stations. The stations should be located at the commercial access The proposed Makers Lane will create a new wider connections between the adjacent provide excellent connectivity to central, east points off Regis Road and Sanderson Close. cycle route from Highgate Road through both communities. and west London as well as to north London This will significantly reduce the amount of development sites to Spring Place, where it Not all of the bridging infrastructure will and Luton Airport. street-based movements in the framework, will continue further south to connect with the reduce congestion, improve air quality and necessarily be deliverable through the Step free access at Kentish Town existing cycle route on Grafton Road. The development of the two Development Sites. support the ambition for a zero emission zone. Regis Road connection will create a new cycle Through consultation on this framework, the The Council is working with stakeholders Micro distribution from the consolidation centre route between Grafton Road and Kentish Council will gain a better understanding of the to look at the potential for step free access will be through the use of electronic vehicles. Town Road, support a new east-west route community’s priorities. This will sit alongside at Kentish Town station, either to the Developers for either site will be required to that connects Gospel Oak directly with Kentish our work with key stakeholders including Underground or Thameslink platforms. work with the Council, TfL and the GLA to Town Road and the Underground Station. landowners and Network Rail to understand This ambition is part of the Kentish Town develop an appropriate freight consolidation the deliverability and viability of the possible Neighbourhood Plan and is supported by centre for each site. the Council. Work is required to understand connections across the Midland Mainline and There will be secondary access for smaller, their optimum location to support the wider the deliverability and viability of the ambition following technical studies of the required work. less frequent, vehicles throughout the site placemaking ambitions. in order to allow for servicing and access to Gospel Oak station smaller commercial units. This will be limited to Dartmouth Park Neighbourhood Forum has electric vehicles. ambitions to create a new eastern access to Gospel Oak station as well as improve the public realm around the station entrance. This will be explored further by the Council with stakeholders.

Orford Road in Walthamstow, a safe and attractive route Hovenring cycle bridge, Eindhoven Step free access to underground platforms UPS are enlarging their electric and bicycle fleet for pedestrians and cyclists.

69 70 Neighbourhood strategies Public realm Routes and connections

Public realm design Policy T2 of the Local Plan requires that all Kentish Town Public Realm design new developments will be car-free and limit on- guide The development of a high quality public site parking to disabled spaces and essential realm at Kentish Town is critical to achieving operational or servicing needs. Following the adoption of the Kentish Town a successful neighbourhood that is attractive Planning Framework, the Council may to residential and commercial tenants and Policy T2 of the Draft new London Plan sets commission or support the delivery of a public delivers wider health and wellbeing benefits. out the Mayor’s ambitions for healthy streets in realm strategy for the streets and spaces The public realm strategy should support a the capital and sets out specific requirements around to the two development sites. This liveable neighbourhood that promotes cycling for development proposals including how they could include sections of Gordon House and walking, restrains vehicle traffic from the will support the 10 Healthy Street Indicators. Road, Highgate Road, Kentish Town Road, streets, reduces vehicle speeds, creates an Development at Kentish Town provides a Holmes Road and Spring Place that fall within attractive streetscape and supports climate significant opportunity to support the 10 the Focus Area as well as more detailed change adaptation. Healthy Street Indicators both within the recommendations for the public realm within framework area as well as positively impacting the two development sites. The ambition is to The Council will expect developers for each the surrounding streets. development site to deliver a high quality ensure that the surrounding communities are public realm strategy that is specific to Kentish stitched into the new neighbourhood and that routes and connections throughout the wider Town, draws on its unique history and physical Existing Public realm projects context and helps deliver the ambition to stitch area are joined up and designed to a similar the new neighbourhood into surrounding Prince of Wales Road Walking, Cycling and high quality standard. communities. Road Safety Improvements Streets should be legible, clutter free and Camden Council recently consulted on support ease of movement for all users. Where proposals to create a safer and more pleasant possible, the Council supports the delivery of environment for walking and cycling on Prince shared surfaces that prioritise movement for of Wales Road. pedestrians and cyclists. Queen’s Crescent Healthy streets The Council has recently appointed consultants Camden’s Local Plan sets out policies that to undertake a co-designed public realm prioritise sustainable and active travel options strategy for Queen’s Crescent. It is anticipated such as walking, cycling and public transport that the strategy will be complete mid 2019 and that will support the reduction in vehicle delivered thereafter. The project will include movements, impact positively on public health, new green infrastructure. support improvements to air quality and deliver attractive and safe neighbourhoods.

Van Gogh Walk in Lambeth by Shape Landscape Architects, the street encourages walking, cycling and play

Colourful pedestrian crossing in Southwark integrates art Attractive shared surface on exhibition road in Kings Cross Central by Townshend Landscape Architects Leonard Circus by Hackney Council into the public realm by Camille Walala Kensington and Chelsea by Dixon Jones

71 72 Health and wellbeing

A place that promotes the health and wellbeing of its communities and reduce health inequality in the wider area.

Strategic deliverables: • A doorstep to Hampstead Heath - making the most the proximity of this incredible asset for open space, recreation, leisure and access to nature. • New neighbourhood parks and open spaces that are welcoming and safe, providing places the support community life. • Supporting wildlife and connecting biodiversity corridors. • A zero emissions neighbourhood with sustainability and environmental design and sustainability at its heart.

73 74 Neighbourhood strategies Health and wellbeing Health and wellbeing

Supporting healthy lifestyles farmers markets that support the social life of PEOPLE PLACE the neighbourhood. The Kentish Town planning framework provides a unique opportunity to create a new A strong focus of development proposals The Heath Line, neighbourhood that supports healthy lifestyle should be the creation of new open spaces, Significant new areas of Makers Lane and choices of new residents and the surrounding increasing biodiversity and supporting the open space will encourage Regis Road will existing communities. This can be achieved by aspiration to improve access to nature. social interaction and improve access promoting low emissions, encouraging walking outdoor activities. to green space This framework is an opportunity to ensure and biodiversity, and cycling, improving accessibility to public that development in Kentish Town considers transport, developing new public open spaces transport local issues relating to health and wellbeing accessibility and developing public space that supports at an early stage of the planning process in social interaction, play and physical activity. and support order to positively improve outcomes for the Support social interaction and pedestrian and Camden has one of the largest health people who will live, work and visit the new enterprise through pop-up cycle movement. inequality gaps between occupational groups neighbourhood and surrounding area. events such as farmers markets. in England for both men and women and there are stark geographical health inequalities across the borough. The scale of the Potential to develop New neighbourhood parks opportunity at Kentish Town presents a unique community growing projects to encourage doorstop play opportunity to help redress this imbalance. and orchards to support health and social interaction. Bold interventions such as the Heath Line, and wellbeing and outdoor Makers Lane and a realigned Regis Road will activity. dramatically improve how communities can walk and cycle through this area improving Biodiverse roofs to access to work, public transport and leisure support biodiversity facilities. This will be supported by new parks and squares, creating open spaces that encourage outside activity, play, food growing and foster social interaction. This type of first approach physical intervention will be supported by to maximising building Improve access to performance. investment in community and social capital. Kentish Town City Nearby community facilities could play a critical Farm and support role in supporting this type of investment. the creation of new For example, Kentish Town City Farm could enterprising space. support growing food programmes or pop-up Promote walking and cycling by developing new routes, improving New community facilities connections between will be developed and communities and could include art and providing bike facilities cultural uses such as a within new homes, cinema. commercial space and the public realm.

Attractive and secure communal courtyards will Building design support neighbourliness and social interaction. should maximise double aspect to improve natural light and ventilation.

Blue House Yard by Jan Kattein Architects Uncommon Ground, Chicago. A rooftop farm serving a restaurant below

75 76 Neighbourhood strategies A sustainable new neighbourhood Open space and sustainability

The latest London Environment Strategy, May 2018, sets the aim for London to have the best air quality of any major world city by 2050 by going beyond the legal requirements to protect human health and minimise inequalities. To support this Mayoral ambition, redevelopment at Kentish Town provides a unique opportunity to develop a Zero Emission Zone across the neighbourhood. This will help address air pollution and support healthy lifestyles by creating a green and zero emission neighbourhood. This is an ambitious proposal, but one that could be delivered over time through a phased approach. To deliver this ambition, the Council will work with the GLA and development partners to explore the following measures:

Zero combustion On site renewable energy New cycling and walking Secondary heating opportunities Natural gas used for heating and All buildings within the development infrastructure Within London there are many hot water represents 60% of all the will incorporate renewable energy Extensive walking and cycling sources of heat available that we energy used within Camden, and technologies to meet as much of infrastructure will be provided rarely use, but could be used to is accountable for 30% of the NoX the development’s energy needs across the site to promote safe, decarbonate our heating systems. emissions. To significantly reduce as possible. Solar Photovoltaics healthy and active journeys. Cycle Opportunities for ‘secondary heat’ the impact of heating systems there will be incorporated across all hubs and cycle hire facilities will sources will be will be explored will be no combustion based heating suitable areas, with energy storage be provided for residents and across the development such systems. technologies used to ensure all the employees across the site. Routes as using heat pumps, extracting generated energy is used on-site. will be integrated with existing heat from sewers or underground This will reduce the development’s infrastructure connecting the site to tunnels, and capturing the heat reliance on external energy supplies local networks. rejected from air conditioning units. and deliver running costs savings to residents and businesses.

Freight consolidation Zero emission commercial Car-free housing No gas heating or CHP Business deliveries and online vehicles Car free developments help Gas and other fuel systems such orders cause significant levels of In order to deliver an environment to improve the quality of the as boilers and combined heat and traffic, and therefore emissions, with the highest air quality, all environment. Reducing the number power engines will be replaced with within London today. To reduce the vehicles within the site will be zero- of vehicles within the site reduces clean emission-free technologies impact of this on the development emissions electric or hydrogen the need for roads, creates more such as heat pumps. while maintaining its utility, all freight vehicles. Extensive and convenient open space, minimises pollution and deliveries will be consolidated charging infrastructure and other from vehicles and encourages the on the boundary of the site. Goods fuelling requirements will be use of public transport as well as will then be delivered from this point present throughout the site to journeys on foot and by bike. using a zero-emission vehicle fleet. facilitate this transition from petrol and diesel vehicles.

77 78 Neighbourhood strategies Public open space Open space and sustainability

A variety of new public spaces Neighbourhood and local parks Although close to Hampstead Heath, Kentish A network of new parks should be provided Town has a dearth of open spaces. There across both development sites. This should are a couple of very small open spaces include a large neighbourhood park that serves and play areas around Kentish Town, but the wider area located on the Regis Road Site. nothing significant to support the surrounding The park should serve the business community communities. The main areas of open space as well as Kentish Town as a town centre are to the west in Gospel Oak and Haverstock. where shoppers can take time out for their Here there are a number of smaller parks that lunch or to kick a ball. include Talacre Gardens, Gospel Oak Open Space and Lismore Circus. As well as this neighbourhood park, the development will deliver a network of local The redevelopment of both development sites parks that provide local green space and play presents a significant opportunity to address this deficiency of open space and provide high areas to serve the local residents. quality parks and squares that serve both the Parks and open spaces should be connected existing and future communities within the site. to create a network of linked open space. A network of parks will help to improve The framework therefore aims to address this the ecology and biodiversity of the area. in the following ways: Community uses, growing spaces, pop-up • improve connections both into (particularly activities and other activities that support social to the south and west) and through the interaction should support and make use of the site to make best use of the existing open open spaces within the Framework Area. spaces Kentish Town Square • deliver new open space provision beyond the minimum requirements of figure 1 on A key ambition of the framework and the p.6 of Camden’s open space planning Kentish Town Neighbourhood Plan is the guidance creation of a new civic square close to Kentish Town station, on the high street. This square • provide significant amounts of publicly will provide new public space for Kentish Town accessible natural greenspace and provide space for daily activities, public • provide areas for growing space information and events. The Kentish Town Neighbourhood Forum Policy SP1 identifies • provide areas for outdoor sports facilities Kentish Town Planning Framework: that there should be a new Kentish Town Illustrative location of new open spaces Public parks • provide areas for formal and informal play Square around the junction fo Kentish Town New squares that addresses the needs of different age Road, Regis Road and Leighton Road. The Key nodes groups Plan also identifies that a Phase 2 project could be the enlargement of the Kentish Town Square by rafting over the rail tracks on both The Heath Line the east and west sides of the existing bridge The Heath Line will be the principal pedestrian carrying Kentish Town Road. and cycle route across the Murphy Site that The Council will work with the community, connects Kentish Town tube station with the Neighbourhood Forums, GLA, TfL and Hampstead Heath. Whilst providing access Network Rail to understand the viability and to these two areas, the Heath Line will also deliverability of a square at Kentish Town and be a place to escape the hustle and bustle of its appropriate location. Kentish Town Road and Highgate Road. The Heath Line is an opportunity to enliven this Play area of Camden through the use of playable Play spaces should be developed throughout landscapes, increased biodiversity, parklets the framework area and integrated into the and growing food spaces. public realm, open spaces and communal The landscape character could reflect the courtyards. The Council will encourage high existing character found in Hampstead Heath. quality and bespoke play space to attract This would support the idea that the Heath children and families to become a valued part Line could create a gateway to the Heath from of the environment and improve the play offer Kentish Town. more widely. Rooftop farm in Paris above commercial space Play street at Kings Crescent, Hackney by Muf architecture/art

79 80 Neighbourhood strategies Green infrastructure Open space and sustainability

Enhancing the green infrastructure should be utilised throughout the framework network area to mitigate and manage surface water. There is substantial green infrastructure in the Growing spaces wider area, though much is fragmented and The opportunity for community growing spaces Highgate Road poorly connected. Within the two development across the site is vast and one that would help sites, green infrastructure is generally lacking. future communities take ownership of a space Redevelopment at Kentish Town provides a with added social and health benefits. Growing significant opportunity to develop new green spaces should be located close to, and visible infrastructure and support the wider green from, residential areas to ensure their optimal infrastructure network. use. Examples of successful growing spaces Fortess Road Mansfield Road Biodiversity links elsewhere include projects such as the Brixton Orchard in Lambeth, Union Street Urban Redevelopment within the framework area Orchard in Southwark and Urban Wild Places provides a fantastic opportunity to support in Islington. and enhance the biodiversity of the area. There are two ‘missing links’ (missing areas The opportunity for communal growing spaces of biodiversity in wider habitat corridors) at roof level should be explored on larger within the Murphy Site. These missing links commercial units where it is not viable to locate can be connected through intelligent design residential homes. Leighton Road

of public spaces, planting, street design and Grafton Road the provision of biodiverse roofs. Together Kentish Town City Farm with the Heath Line, the provision of parks will The Kentish Town City Farm is a valued greatly enhance the biodiversity of the site and community asset with a valuable outreach improve public access to nature. and educational programme that supports Queen’s Crescent access for local people to animals, nature Roof space and the environment. There is an opportunity Roof space at lower buildings provide an to improve the presence of the farm via a opportunity to deliver much needed private and new entrance to the site along the western communal roof gardens. Roof gardens serve boundary that would help the farm improve Kentish Town Road a multitude of roles including providing access their outreach. to nature for the public, enhanced biodiversity, improved air quality, as well as a number of Blue infrastructure Kentish Town Planning Framework: social benefits. A culverted tributary that feeds into the River green infrastructure connections Open space Fleet runs underneath the framework area as At upper levels, it may be more appropriate to Nature reserve illustrated in the plan opposite. It is not possible Metropolitan SINC develop biodiverse roofs to support the wider to uncover the river, due to its current use as Borough Grade SINC biodiversity strategy and desire to connect a sewer, but some reference to the river in Significant tree planting missing links. the form of blue infrastructure would create a Open space connections Sustainable drainage fantastic opportunity to reveal the geography of Proposed biodiversity links the site and again improve the opportunities for Sustainable drainage systems (SuDS) are a access to nature. natural approach to managing drainage. SuDS

Growing space, Kings Cross Biodiversity was a major consideration of the landscape strategy at the Olympic Park

81 82 Community and culture

Building on the areas community and cultural strengths and providing great facilities for existing and new communities.

Strategic deliverables: • A place that continues to support diverse communities where everyone can mix and contribute. • Excellent community facilities that are accessible to all and serve the needs of existing and new communities. • Building on the strengths of the area’s cultural offer.

83 84 Neighbourhood strategies Supporting growth Community and culture

Education The supply and demand for school places Health Cultural offer is subject to a number of variations and Camden undertakes thorough annual pupil fluctuations, particularly when planning is The Council’s Local Plan seeks to improve With an interesting cultural offer already in place planning for primary and secondary over an extended time period. This is the and promote strong, vibrant and healthy place in Kentish Town, development offers schools. This takes into account the current case in Kentish Town, with phased delivery communities through ensuring a high quality the potential to grow this sector and build capacity of schools, the projected future likely to take a number of years. The position environment with local services to support on these strengths. The cultural offer can demand for places (over a ten year period), can therefore change and will be kept under health, social and cultural wellbeing and reduce provide educational, leisure and entertainment housing developments and a range of other review within annual school places planning inequalities. opportunities for local people and attract factors across the borough and in localised reporting. Developers will be required to The Council is working with the NHS Camden visitors. The Heath, City Farm and Forum and areas. This also takes into account capacity in engage with the Council in the early stages of Clinical Commissioning Group (responsible other venues already attract this type of activity neighbouring areas such as Gospel Oak and masterplan development, to understand the for commissioning health care services and more residents, workers and visitor in the potential cumulative effects from developments latest projections and will be required to deliver within Camden) to explore current and future area could help support local centres such as across a wider area. the necessary school provision, through on- projected needs in the area. Development will Kentish Town high street. The potential level of development in Kentish site provision and/or financial contributions as be required to contribute towards health and The opportunity to further reveal and open up Town and associated population increase could advised at the time. wellbeing capacity in the area. the industrial heritage of the area, as outlined be of a scale that requires an additional school, The Council will continue to explore the by the Makers Lane key move, is a further school expansions or remodelling. Particularly requirements for school place provision in opportunity to build a rich cultural offer. when considered cumulatively with potential this area and surrounding neighbourhoods, Community facilities The provision of a mixed cinema and creative development in the surrounding areas including in consultation with the community and local Kentish Town benefits from a range of excellent space close to the high street is a popular idea Gospel Oak. schools and to work with developers to ensure community facilities. However, in the context with the local community. of constrained funding and with the expected Current projections indicate that the on- that the appropriate provision is in place, to Any development will be expected to enhance site provision of a new school may not be compliment what is already there. population increase, there will be existing demand for community facilities and provision. the cultural offer of the area and a cultural required, but provision is likely to be required strategy will be required. for additional school places and remodelled Developers will be expected to work with the capacity in the area at both primary and Council to establish the requirements in terms secondary level. of additional community provision on-site as part of a package of measures to promote health and wellbeing.

Kentish Town City Farm Tidemill Academy, PTE architects Akerman Health Centre by Henley Halebrown Architects Hawley School by AHMM architects

85 86 Delivery

This section sets out the approach to regeneration delivery within the Kentish Town Framework Area.

87 88 Delivery

This section sets out the emerging approach to accommodating the relocation of key business The Council is in the process of exploring the Managing construction impacts regeneration delivery within the Kentish Town or functions to be retained in the area. Earlier delivery options, working closely with the GLA Construction activities can have significant Framework Area. phases may also be required to deliver key and conversations are already underway with impacts on surrounding communities, infrastructure that help to enable development Murphy’s. The role of landowners is central to Land ownership particularly in relation to impacts on roads, of the wider site. this, with collaboration vital if the regeneration noise and air quality. The Council will seek The map below/ opposite gives an indication Subject to further consideration of the delivery benefits and gains are to be realised. The to ensure that growth at Kentish Town is of the current approximate land parcels in the options, a single planning application or a Council’s aim is for development to be delivered in a way that minimises these area. The Murphy’s site north of the railways planning application for each of the two sites facilitated by agreement between all relevant impacts, both for construction on site and is in relatively straightforward ownership, is likely to be a preferred approach. An outline parties. the transport arrangements for servicing. whereas Regis Road to the south is more application may be the most appropriate A plan for delivery will need to be developed. The developer will be required to consult on fragmented with a number of land parcels and route subject to further detailed discussion The Council is therefore in the process of and prepare a Construction Management various land interests. with the Council. Plot by plot or piecemeal exploring its options to support development Plan (CMP), supported by the payment of a A comprehensive approach redevelopment proposals that do not follow the within the framework area (which may include CMP implementation contribution along with comprehensive approach set out above will be compulsory purchase powers should this be other measures such as the setting up of The Council expects a comprehensive resisted. required and considered appropriate), to help a construction liaison group to ensure that approach to redevelopment in this area. enable development. contractors are working together to consider This is considered the best way to achieve Coordinated phasing is critical for delivery, enabling infrastructure provision and and minimise potential cumulative impacts as optimal development outcomes and a high far as possible. quality place that delivers for Camden and minimising construction impacts. The Council its communities. A comprehensive approach will work with landowners and developers to can create economies of scale that enable develop an appropriate phasing plan. developers to deliver both increased Developers should work closely with the housing numbers, more affordable housing, Council, the community including the two more jobs, higher quality public realm and neighbourhood forums and key partners such social and physical infrastructure. It also as the GLA, TfL and Network Rail to develop allows greater flexibility to support business proposals for their area. This should include retention, continuity and holistic construction extensive and meaningful public engagement management. and consultation through each stage of The Council expects redevelopment be the process including the masterplanning, transformative, coordinated and strategically pre-application, planning application and planned through a masterplan-led approach. delivery phases. The Council welcomes the The Council expects this approach to commencement of this engagement as soon encompass the whole area, including both as possible. A programme must be developed the Regis Road and Murphy’s sites, to with the Council in accordance with the be masterplanned and delivered as one stages outlined above and including a public comprehensive phased scheme, under-pinned consultation plan. To avoid abortive work, by the principles set out in this framework. scheme design must take into account the final version of this framework. In accordance with Recognising that delivery at the Murphy’s site the Local Plan, planning applications should is likely to be more straightforward (in terms not be submitted in advance of the adoption of of landownership), it may be possible for this framework. development to come forward on the basis of two coordinated and comprehensive phased Recognising that a comprehensive approach schemes - one for the whole Regis Road area may take some time to come forward, and one for the Murphy site. particularly at Regis Road, the approach to development in the interim and meanwhile Proposals must be designed in such a way uses is set out in the Employment and Homes that they are compatible with the existing section context and future-proof the redevelopment of neighbouring sites, for example by master- Facilitating delivery planned positioning of key routes, spaces As well as planning comprehensively for and uses. Earlier phases of development will the area, delivery will be expected to be be expected to act as a catalyst and help comprehensive. With multiple landowners at facilitate the delivery of later phases wherever Regis Road, the situation is more complex possible. For example, if the Murphy’s site and landowner collaboration and land were to come forward for development sooner, assembly is likely to be required to provide the it could facilitate the delivery of Regis Road by comprehensive approach. Kentish Town Planning Framework: landownership parcels within the Regis Road and Murphy Site.

89 90 Infrastructure schedule Infrastructure Description Commentary project/item 1 Western bridge A new north-south bridge A new bridge is required in this area to connect Prioritising investment in the viability and deliverability of the infrastructure across the across the Midland The Regis Road Site and the Murphy Site and Framework Area and framework priorities to inform the final Midland Mainline Mainline, potentially hung deliver the Makers Lane route. Need to explore framework document. Currently this viability rail lines. off the existing bridge options for independent structure or one that A new high density neighbourhood will require work has not been undertaken. significant additional social and physical structure in this area. utilises the existing bridge in the area. infrastructure. Throughout this framework, a This work will inform the Council and 2 Central bridge A new north-south bridge A new bridge could be located here to support number of interventions have been proposed communities understanding of the development across the across the Midland permeability between the two sites. There is no that may require significant investment in densities required to deliver the infrastructure Midland Mainline Mainline in the centre of existing infrastructure to connect the bridge to. infrastructure. Not all of these interventions and framework priorities. rail lines. the Regis Road Site. can be delivered by development within the Section 106 and Community Infrastructure 3 Hang pedestrian/ A new pedestrian and A new bridge in this location would complete framework area. Therefore we have listed all Levy cycle walkway cycle walkway that is hung the Heath Line connection between Kentish the potential interventions in the table below. off the Midland off the existing Network Town and Hampstead Heath, improve access Using the engagement process we will discuss Following the community engagement on the Mainline Rail boundary wall to the into the Murphy Site and relieve congestion on the various infrastructure requirements to priorities for the Planning Framework, the boundary wall rear of the properties on Highgate Road. understand the communities priorities. These Council will develop a S106 and CIL strategy Highgate Road. priorities will be considered alongside other to guide and coordinate investment across the Framework Area. 4 Cantilevered civic A new square cantilevered The proposal is part of the Kentish Town framework priorities that include the delivery of square at Kentish over Midland Mainline Planning Framework and would create a new affordable housing and affordable workspace. Phasing Town from the existing bridge significant public square for Kentish Town Alongside working with the community to The Council will continue to explore phasing structure. located on Kentish Town Road. understand priorities for the area, the Council options to support the delivery of infrastructure 5 Kentish Town Step free access to Policy GA of the Kentish Town Neighbourhood will commission consultants to review the with the Framework Area. Underground London Underground Plan supports step-free access at Kentish station step free platforms at Kentish Town Town. TfL has carried out high-level access investigation into installing lifts at Kentish Town which indicated that this would be very complex. Consequently, Kentish Town is not being considered as part of the £200 million five year programme. 6 Kentish Town Step free access to the A potentially less complex and more viable 7 Thameslink Thameslink platforms at option at Kentish Town is step free access to station step free Kentish Town. the Thameslink platforms. This would provide access step free access to the wider Underground network via Kings Cross St Pancras. 8 7 Gospel Oak An eastern entrance to the The Dartmouth Park consultation draft includes eastern entrance station. a project to improve Gospel Oak station by creating a new eastern access point. 8 Kentish Town A public realm strategy to To ensure a coordinated strategy for public Public Realm guide investment on the realm covering parts of Kentish Town Road, strategy streets, public spaces and Fortess Road, Highgate Road, Gordon House play areas that fall outside Road, Holmes Road and Spring Place along 1 of the Regis Road and with other secondary routes within the area. 2 Murphy Sites. 3 Affordable Affordable housing housing including social rent and intermediate housing 4 Affordable Affordable workspace in 6 workspace accordance with Local Plan and GLA policy 5 Open space New parks and squares Community New community facilities facilities funded by the development

Kentish Town Planning Framework: potential infrastructure interventions

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