Subject: International Square, Olympic Promenade (‘the Stitch’ pedestrian route connecting Westfield Avenue to Queen Elizabeth Olympic Park), and Secondary Road S2; International Quarter (IQL) South, Land adjacent to Westfield Avenue, Zone 2 .16/00523/REM Meeting Date: 20 December 2016 Report to: Planning Decisions Committee Report of: Josh Hackner, Planning Development Executive

FOR DECISION This report will be considered in public

1. EXECUTIVE SUMMARY

1.1. This report presents the planning assessment of a reserved matters application (RMA), relating to Zone 2 in Stratford City, also known as The International Quarter (TIQ) South. 1.2. This application relates to public realm comprising International Square, Olympic Promenade and Secondary Road S2 (part) collectively known as International Square within Zone 2 Stratford City. 1.3. Collectively, the RMA comprises:  The main pedestrian thoroughfare from Westfield Stratford City and into the Queen Elizabeth Olympic Park (QEOP) (known as Olympic Promenade) including a reconfigured crossing set out in the Section 106 Agreement (known as the Olympic Promenade Crossing) comprising 1,992sqm;

 The main open spaces/public realm areas within IQL (known as International Square) comprising 4,758sqm;

 Part of the internal Secondary Road (known as Secondary Road S2) which connects to Westfield Avenue. 1.4. The main issues to be considered in respect of this application are:  Overall conformity with the Outline Consent;  Landscape and Design Conformity with the Outline Consent;  Environmental Conditions; and  Estate Management and Maintenance 1.5. There have been no objections raised by consultees to the proposed details submitted. There are no significant harmful impacts upon the amenity of surrounding occupiers or users of the area as a result of the development. 1.6. The proposed public realm exhibits a high architectural standard and begins to define the characteristics of this new commercial centre in Stratford.

1.7. On the basis of the details set out in this RMA, it is recommended that the application is approved, with partial discharge of landscaping in Zone 2.

2. RECOMMENDATION

2.1 The Committee is asked to approve: (a) Full discharge of conditions B1 and Q1 attached to the Outline Consent in relation to reserved matters for International Square, Olympic Promenade and Secondary Road S2 (part); and (b) Partial discharge of conditions B8, B10 and Q4 attached to the Outline Consent in relation to reserved matters for International Square, Olympic Promenade and Secondary Road S2 (part); and 2.2 To delegate authority, following the conclusion of the consultation period and subject to no new material issues being received, to the Director of Planning Policy and Decisions to make any refinements, amendments, additions and/or deletions as the Director of Planning Policy and Decisions considers reasonably necessary.

3. FINANCIAL IMPLICATIONS

3.1 None.

4. LEGAL IMPLICATIONS

4.1 The applicant made revisions to the scheme in early December which have necessitated further consultation which will not have expired prior to the application being considered at the Committee meeting. Whilst the changes are unlikely to generate any new material comments, nevertheless, the recommendation reflects the requirement to delegate the final decision to the Director of PPDT on the closure of the consultation period subject to no new material issues being received.

Site Plan:

© Crown copyright and database rights 2012 Ordnance Survey 100050265

Location: International Square, Olympic Promenade (‘the Stitch’ pedestrian route connecting Westfield Avenue to Queen Elizabeth Olympic Park), and Secondary Road S2; International Quarter London (IQL) South, Land adjacent to Westfield Avenue, Zone 2 Stratford City. London Borough:

Proposal: Application for the approval of Reserved Matters pursuant to conditions B1, B8, B9, B10, Q1 and Q4 of the Stratford City Outline Planning Permission (Ref: 10/90641/EXTODA) relating to details of layout, scale, appearance, access and landscaping of Olympic Promenade, International Square and Secondary Road S2 (part) comprising public open space and urban green space including hard and soft landscaping and associated works. Applicant: Stratford City Business District Limited Agent: Quod & Gustafson Porter LLP

5. SITE AND SURROUNDINGS

5.1 The application site comprises Zone 2 of the wider Stratford City development and forms The International Quarter (TIQ) South. Zone 2 is bounded by Westfield Avenue to its eastern edge and railway infrastructure and lines to its western edge. Queen Elizabeth Olympic Park is located further west of the site and what is largely considered to be the main entrance to the Park is accessed through Zone 2 and via the F10 Bridge. 5.2 Zone 2 comprises a number of development plots as defined in the Zonal Masterplan approved by the Local Planning Authority in March 2012 under application reference 11/90463/AODODA. When completed, Zone 2 will provide 257,267sqm of new commercial floorspace, 333 new homes, 3,000sqm of new retail shops and restaurants together with community uses and open space. TIQ area comprises Plots N17 and N20-23 (TIQ North) and Zone 2 in its entirety (Plots S1-S8, TIQ South). 5.3 In January 2014, Plots S7 and S8 received reserved matters approval for 333 residential units and construction is underway on the two towers (17 and 30 storeys in height). Occupation of building S8 began in October 2016 and building S7 is scheduled to be occupied in May 2017. The landscaped open space associated with building S7 and S8, known as Balcony Park, is scheduled to be fully open in August 2017. 5.4 In October 2015 Plots S5 and S6 received reserved matters approval for two commercial buildings collectively comprising approximately 94,000sqm of office (Use Class B1) and complementary retail (Use Classes A1-A5). Building S6 is due for completion in late 2017 and Building S5 in early 2018. 5.5 Opposite the site to the north east of Westfield Avenue is the Westfield Shopping Centre and to the south of this, the development site known as Cherry Park in Zone 1, where planning consent has been granted for approximately 1,224 residential units and approximately 10,000sqm of (B1) business, (C1) hotel, and (D2) leisure floorspace within the combined sites known as Cherry Park and Angel Lane. To the north west of the site lies the currently vacant plots for Zone 2 (Plots S1 to S4), with planning approval at Outline Stage for commercial development to be situated in a series of tall buildings. 5.6 The site has excellent public transport connections with both Stratford International Station and Stratford Regional Station conveniently located in close proximity to the site. There are numerous rail links available at these stations, including , Jubilee and Central Lines, as well as national rail services, all providing and frequent services to Central London, Canary Wharf and Essex. The site also fronts onto Westfield Avenue which is served by London Bus routes. The site has a public transport accessibility level (PTAL) of 6b, indicating its proximity to public transport hubs.

6. DESCRIPTION OF DEVELOPMENT

6.1 The application is submitted pursuant to Condition B1, B8, B9, B10, Q1 and Q4 of the Stratford City Outline Planning Permission (ref: 10/90641/EXTODA) and seeks approval for the siting, design, external appearance, means of access and landscaping elements of International Square, Olympic Promenade and Secondary Road S2 (in part). 6.2 These areas collectively form one of the main areas of public realm within Zone 2 of Stratford City known as “International Square”. This area also relates to the main pedestrian thoroughfare from Westfield Avenue to Queen Elizabeth Olympic Park, currently referred to as ‘the Stitch’ or Olympic Promenade.

6.3 Details of the conditions are provided below:  Condition B1 relating to details of siting, design and external appearance of buildings, as well as means of access and landscaping;  Condition B8 relating to the form and content of Reserved Matters Applications (RMAs);  Condition B9 relating to re-profiling of site and earthworks;  Condition B10 relating to materials;  Condition Q1 a requirement on landscaping proposals to take account of adjacent landscape proposals; and  Condition Q4 relating to the form and content of RMAs for landscape. 6.4 This RMA seeks approval for:  The main pedestrian thoroughfare from Westfield Stratford City and into the Queen Elizabeth Olympic Park (QEOP) (known as Olympic Promenade) including a reconfigured crossing set out in the Section 106 Agreement (known as the Olympic Promenade Crossing) comprising 1,992sqm;

 The main open spaces/public realm areas within IQL (known as International Square) comprising 4,758sqm;

 Part of the internal Secondary Road (known as Secondary Road S2) which connects to Westfield Avenue and the Olympic Promenade Crossing. 6.5 A Pavilion will also be located within International Square which is required by the Section 106 Agreement, however the detailed design of the pavilion will form a separate RMA which is to be submitted shortly. As such, this RMA for International Square includes the area leading right up to the proposed building line for the pavilion. 6.6 Figure 1 below illustrates the location of International Square, Olympic Promenade and figure 2 illustrates the Secondary Road S2.

Figure 1: International Square (2POS2) and Olympic Promenade (2GS1)

Figure 2: Secondary Road S2 shown in blue.

6.7 Amendments to the application were made on 1 December 2016, comprising the following:  Amendment to the red line boundary along the western boundary to accommodate an increase in the width of Secondary Road S2 from 4.5m to 5.5m.  Amendments to the footprint of the Pavilion (shown indicatively only on the application drawings for context) in response to the emerging Pavilion designs. (The Pavilion will be the subject of a separate RMA);  Repositioning of cycle parking from International Square to the rear of the Pavilion and to the south of building S6 from the west of building S6.  Change to the style of the cycle stand from Sheffield style stands to Cobra bike racks;  An additional planter is being introduced between building S9 and the Pavilion and three trees added to the existing planters in this location in response to QRP comments and recommendations;  Extension of, and alterations to, the planting bed to the south of building S6 and alterations to the access gate to the railway;  Amendment to the positioning and size of one water feature ‘diamond’ following further co-ordination with the location of the Pavilion;  Additional drinking fountain between building S9 and the Pavilion;  Amendments to the paving materials resulting in an increase in the amount of bound gravel paving to the rear of the Pavilion and where International Square meets Bridge F10 to provide a seamless finish;  Slight amendment to the Phase 1A construction boundary;  Minor increase in drainage line slot drains; and

 Removal of metal lines leading to the front of the Pavilion, improving the design integration between International Square and the Pavilion.

7. RELEVANT PLANNING HISTORY

Zone 2 The International Quarter 7.1 Outline Planning Permission was granted in February 2005 (reference P/03/0603) by the London Borough of Newham for comprehensive redevelopment of the rail lands site for a range of residential, office and retail uses as part of the regeneration of Stratford City. Planning permission was then granted on 30 March 2012 for application reference 10/90641/EXTODA to vary conditions under the outline consent, altering the quantum of development and parameters approved. This application relates to Zone 2 in Stratford City. The Zonal Masterplan for Zone 2 was approved on 28 March 2012 reference 11/90463/AODODA, and set out in more detail how Zone 2 would be developed. 7.2 Application 11/90464/NMAODA sought agreement to the following non-material amendments to the Outline Planning Permission (ref.10/90641/EXTODA):  Parameter Plan 6 – Access and Circulation: A shortening of secondary road S2 and movement of secondary route S3 northwards so that it enters on to secondary route S1 to the north of its current location. This shortening only affected vehicles, with pedestrians still able to use the entire stretch;  Parameter Plan 7 – Development Heights: Increase in height of the north-west portion of Plot P04 from +41m AOD to +60m AOD. Decrease in height of the south-east portion of Plot P04 from +60m AOD to +41m AOD. Increase in the southern part of Plot P03 from +50m AOD to +70m AOD;  Parameter Plan 11 – Composite Plan: Reflecting the above relevant changes; and  Revisions to Floorspace Schedule: Increase of complementary retail floorspace from 1,000sqm to 3,000sqm. 7.3 An update to the ZMP was approved on 22 September 2015 (ref: 15/00005/AOD) with the following amendments:  The provision of a safeguarded break in Plot P04 and modifications to the boundaries of Plots P01 and P02;  Modifications to access and circulation arrangements (in terms of alignment of Secondary Road S2 access route between Plots P01 and P02);  Introduction of points of orientation and interest to help create interest and activity along key pedestrian routes and to assist with legibility and integration of IQL with its context; and  Modifications to the shape of Carpenter’s Square and International Square with no loss in area. 7.4 Various planning consents have also been granted for the interim use of the Zone 2 site for temporary events. The site was previously used for temporary uses associated with the London 2012 Olympic and Paralympic Games. The temporary buildings associated with these uses have since been removed. (10/90625/FULODA, 12/90014/FULODA) Reserved Matters 7.5 Plot S7 & S8 - Reserved matters approval was granted in January 2014 (ref: 13/00409/REM) pursuant to conditions B1, B8 and Q1, Q4 of The Stratford City Outline Planning Permission (Ref: 10/90641/EXTODA) relating to details of layout, scale, design, appearance, access and landscaping. Comprising the construction of

two buildings up to a maximum height of 30 storeys, providing 333 residential units, associated car parking and landscaped open spaces. Occupation of building S8 began in October 2016 and building S7 is scheduled to be occupied in May 2017. The landscaped open space associated with building S7 and S8, known as Balcony Park, is scheduled to be fully open in August 2017. 7.6 Plot S6 – Reserved matters approval for substructure works granted in February 2015 (ref: 14/00483/REM) being details of the siting and engineering works, in-ground drainage services and utilities and associated substructure works. Later approval for the superstructure under reference 15/00003/REM in October 2015 comprising the construction of a building up to a maximum of 12 storeys (+70m AOD approx.) to provide approximately 32,700sqm of office (Use Class B1), complementary retail (Use Classes A1-A5) and a crèche (Use Class D1) (consistent with Part 5, 5.7, of the LCR and HS1 Section 106 Agreement dated 30 March 2012 (as amended) being the provision of day care facilities of not less than 300sqm) with associated parking for cars, motorcycles and bicycles. Building S6 is due for completion in late 2017. 7.7 Plot S5 – Reserved matters approval for substructure works granted in February 2015 (ref.14/00482/REM) being details of the siting and engineering works, in-ground drainage services and utilities and associated substructure works. Later approval for the superstructure under reference 15/00002/REM in October 2015 for a commercial building up to a maximum of 20 storeys (+107m AOD approx.) to provide 62,120sqm floorspace, consisting of 61,233sqm of office floorspace (Class B1) and 887sqm of complementary retail (Class A1-A5). Building S5 is due for completion in early 2018. 7.8 Plot S9 - currently progressing through the pre-application stage with a Reserved Matter Application anticipated for submission in December 2016. Public Realm RMAs 7.9 Olympic Promenade, International Square (part), and Secondary Road S2 (part) – Reserved matters approval (ref: 15/00004/REM) granted in September 2015 relating to details of layout, scale, appearance, access and landscaping of Olympic Promenade, International Square (part), and Secondary Road S2 (part); comprising public open space and urban green space including hard and soft landscaping. The application also sought approval in writing for the alignment of Secondary Road S2 to deviate from Parameter Plans 6 and 11 and Zonal Masterplan for Zone 2 pursuant to Conditions A4 and D9/D9A. 7.10 Balcony Park – The first open space area received reserved matters approval (ref: 15/00015/REM) in September 2015, comprising a Multi-Use Games Area (MUGA) and Local Equipped Area of Play (LEAP) and car parking associated with buildings S7 and S8 (approved under RMA ref: 13/00409/REM as amended by 13/00324/NMA). Parts of Balcony Park is beginning to open (October 2016), with the remainder subject to phased opening until completion in 2017. 7.11 Carpenter’s Square – currently progressing through the pre-application stage with an RMA anticipated for submission in December 2016. International Square Relevant Applications 7.12 Pavilion – details currently progressing through the pre-application stage with an RMA anticipated in December 2016. The Section 106 Agreement requires that International Square includes a Pavilion. Other Relevant Planning Applications 7.13 Full planning approval was granted (ref: 14/00481/FUL) for the temporary and phased diversion of the pedestrian route between Westfield Avenue and Bridge F10 through ‘The International Quarter’ Zone 2, known as ‘The Stitch’. The temporary ‘Stitch’ is currently located opposite John Lewis, Westfield, on the application site at Plot S4. The Stitch will be relocated as approved upon commencement of development for Plot S4.

7.14 A bridge (Carpenter’s Bridge) is proposed to connect Zone 2 to Stratford Waterfront, PDZ 1 from the north west of TIQ South. The bridge will be submitted as part of the Cultural and Education District proposals, expected at the end of December 2016. 7.15 15/00006/NMA application under Section 96a of the Town and Country Planning Act 1990 (as amended) to make non-material changes to the Stratford City Outline Planning Permission (ref: 10/90641/EXTODA) as follows: i. to relocate the Secondary Road S2 access as shown on Parameter Plans 6 (‘Access to Circulation’) and 11 (‘Composite Drawing’) pursuant to Conditions D9 and D9A (‘Parameter Plans’); ii. to allow Buildings S5 and S6 to deviate from Parameter Plan 7 (‘Height Parameters’) pursuant to Conditions D9 and D9A (‘Parameter Plans’); 7.16 to allow the emerging proposals within TIQ to exceed the community facilities floorspace (Class D1) permissible under the outline planning permission pursuant to Conditions D2 and D2A (‘Development Thresholds and Phasing’) consistent with the requirements of Part 5 of the accompanying Section 106 Agreement (in so far as it relates to the HS1 and LCR land dated 30 March 2012). 7.17 This application was approved 22 September 2015. 7.18 Zone 2 Site-Wide In-Ground Services and Utilities –Reserved matters approval was granted in February 2015 under application 14/00479/REM. An extension to the site- wide in-ground services and utilities relating to development within Zone 2 only was approved on 18 May 2016 under planning application ref: 15/00582/REM. 7.19 Environmental Impact Assessment: The proposed development has been subject to a Screening Opinion requested on 30 September 2016. The original Stratford City was subject to an Environmental Impact Assessment and the submitted Screening Report associated with this reserved matters applications, describes that the proposals would not lead to any new or different significant environmental effects that were not previously assessed at the outline stage. Therefore in accordance with Part 3, section 8 (2) of The Town and Country Planning (Environmental Impact Assessment) Regulations 2011, a further Environmental Impact Assessment is not required at this time.

8. RELEVANT PLANNING POLICY

National Planning Policy Framework (2012) 8.1 The policies in the NPPF are material considerations in the determination of applications. The NPPF states that as of April 2013, due weight should be given to relevant local plan policies according to their degree of consistency with the NPPF. The principle of sustainable development permeates the NPPF. The Framework makes clear that local authorities should be positive and proactive in encouraging sustainable growth and addressing barriers to investment. The NPPF should be read in conjunction with the Planning Practice Guidance, a web-based resource for all users of the planning system. This describes the importance of good design and how this can be achieved through planning decisions. 8.2 The following NPPF policies are relevant to this planning application: Section 1 – Building a Strong, Competitive Economy Section 2 – Ensuring the vitality of town centres Section 4 – Promoting sustainable transport Section 7 – Requiring Good Design Section 8 – Promoting healthy communities Section 11 – Conserving and enhancing the natural environment

8.3 London Plan (2016) 2.4 ‘The 2012 Games and Their Legacy’; 2.9 ‘’; 2.14 ‘Areas for Regeneration’; 4.1 ‘Developing London’s Economy’; 4.12 ‘Improving Opportunities for All’; 5.2 ‘Minimising Carbon Dioxide Emissions’; 5.3 ‘Sustainable Design and Construction’; 5.12 ‘Flood Risk Management’; 5.13 ‘Sustainable Drainage’; 5.15 ‘Water Use and Supplies’; 5.12 ‘Contaminated Land’; 7.4 ‘Local Character’; 7.5 ‘Public Realm’; 7.6 ‘Architecture’; Policy 6.9 – Cycle parking

8.4 London Legacy Development Corporation (LLDC) Local Plan (July 2015) (LLDCLP) Development management policies within the London Legacy Development Corporation Local Plan, relevant to the current application, are listed below:- Policy SP.1 Building a strong and diverse economy Policy SP.3 – Integrating the Built and Natural Environment Policy B.1 Location and maintenance of employment uses Policy B.2 Thriving town, neighbourhood and local centres Policy B.5 Increasing local access to jobs, skills and employment training Policy BN.1 – Responding to Place Policy BN.5 – Requiring Inclusive Design Policy BN.11 Reducing noise and improving air quality Policy BN.13 – Improving the Quality of Land Policy T.2 – Transport Improvements Policy T.4 – Managing development and its transport impacts Policy T.5 – Street Network Policy T.6 – Facilitating local connectivity Policy T.8 – Parking and parking standards for new development Policy T.9 – Providing for pedestrians and cyclists Policy S.2 – Energy in new development Policy S.3 – Energy infrastructure and heat networks Policy S.4 – Sustainable design and construction Policy S.5 – Water supply and waste water disposal Policy S.6 – Waste reduction Policy S.7 – Overheating and urban greening

Policy S.8 – Flood risk and sustainable drainage measures Site Allocation SA3.1 Stratford Town Centre West

9. CONSULTATION RESPONSES

9.1 Site notices were displayed around the application site on 17 October 2016 and an advertisement was published in the Newham Recorder newspaper on 19 October 2016. Representations from members of the public 9.2 No representations were received from members of the public. Representations from statutory and non-statutory consultees 9.3 The following were consulted; those who responded to the consultation are shown in bold:- London Borough of Newham – Planning London Borough of Newham – Transport London Borough of Newham – Highways London Borough of Newham – Environmental Health London Borough of Newham – Health & Safety Transport for London (TfL) Met Police Thames Water Natural England Lee Valley Regional Park Authority EA Network Rail London Fire and Emergency Planning Authority E20 Ltd LLDC Design LLDC POV LLDC Development LLDC Inclusive Design LLDC Quality Review Panel LLDC Development PPTD’s Environment Consultants PPDT’s Environmental Consultants

LLDC Development 9.4 Highlighted the potential impact the proposed water feature and electric docking points could have on the ingress/egress of crowds to wither the or other events in the Park. However, the location of the water feature has been positioned to maintain a clear 17m zone for the Olympic Promenade, thus it does not encroach on this 17m zone. The water feature extends to a depth of 6mm only and the water feature can be turned off as required, allowing for further room within the square to

allow for outdoor events and large crowds. A condition will be imposed restricting the use of the water fountain during event days associated with the Olympic Stadium. With regard to the electric docking points, these are not associated with vehicles (there will be no vehicle access through the Olympic Promenade) instead they will provide power points for temporary pop up events that may take place within the Square. 9.5 With regard to the proposed street furniture the LLDC Development Team also requested that:

 Bollards HVM should fit in with existing schemes for colour and detail within the Park and surrounding Westfield estate; and  Cycle racks and bins should match existing in use across the area. Cycle strands should be Camden or Sheffield, and bins must meet Secure by Design requirements? 9.6 The proposed bollards will have a bead-blasted steel finish with polished steel finish band 150mm under the top. This is similar to the existing bollards along Westfield Avenue. Negotiations are still on going with the applicant regarding the proposed Cobra cycle racks. Transport for London (TfL) 9.7 TfL highlighted an inconsistent reference across the documents and drawings to taxi drop-off and vehicular drop-off and sought clarification. It will need to be clarified if the area is just to be used for drop-off alone, or if there would ever be pick-up activity too. The applicant confirmed that this is a wheelchair drop off and pick up zone only. 9.8 With regard to the line of bollards at the boundary of the Olympic Promenade and Westfield Avenue, where three automatic bollards surrounded by fixed bollards are proposed, TfL sought clarifications as to whether these fixed bollards may have any effect on safety of crowds during event day pedestrian flows (during which time this area and Westfield Avenue would be managed) and to assess if these bollards needed to be automatic or demountable. The applicant confirmed the International Quarter London site wide security strategy requires all bollards to remain in place on event days to ensure Public safety. The three removable bollards will only be removed for the purpose of maintenance access. PPTD’s Environmental Consultants 9.9 PPDT’s Environmental Consultants reviewed the conformity of the scheme with the Zonal Masterplan and assessed the Lighting/sunlight, biodiversity and wind. Consultants confirmed that all works will be undertaken in accordance with site wide strategies and existing ES mitigation measures and no comments were made regarding the proposed lighting. Discussions are still on-going regarding comments about biodiversity and wind requirements. PPDT’s Transport Consultants 9.10 PPDT’s Transport Consultants sought clarification regarding how the Westfield Avenue crossing or the cross-overs into the development interface with cycle routes and facilities along Westfield Avenue. The applicant confirmed that the cycle lane on Westfield Avenue will be reinstated and Westfield Avenue pavements and cycle ways reinstated to existing detail and standards. London Fire and Emergency Planning Authority 9.11 Reviewed the application and did not wish to comment. 9.12 A re-consultation was carried out on 1 December 2016 following amendments made to the application.

10. ASSESSMENT OF PLANNING ISSUES

Principle of Development 10.1 T he site is located in Stratford, an Opportunity Area identified in Policy 2.13 of the London Plan 2016. In the Opportunity Area development is expected to optimise residential and non-residential output and densities, providing necessary social and other infrastructure to sustain growth, while supporting wider regeneration. 10.2 The LLDC Local Plan includes site allocation SA3.1 ‘Stratford Town Centre West’, which highlights TIQ South as a development parcel, with expectations of active frontages onto Olympic Promenade and identification of this route as a key connection. The site is identified for office and residential use with localised retail at ground floor. Key local connections for enhancement are also identified. 10.3 The application site is located in Stratford City, an area that benefits from outline planning consent for extensive redevelopment as part of the wider regeneration aspirations for the area. The parameters of the development that can be carried out in Zone 2 have also been described in the approved Zone 2 Masterplan and Strategies submitted in accordance with conditions on the outline consent. The approved ZMP for Zone 2 identifies four key open spaces comprising:  Balcony Park (a local park and primary play area [Approved September 2015]);  International Square (the main square that sits on the main thoroughfare between Westfield Stratford City and the Park);  Carpenters Square (a civic plaza); and  Arrivals Park. 10.4 The ZMP identifies Olympic Promenade as the key pedestrian connection from the northern part of Stratford City through to Zone 2, linking to the major venues and recreational facilities within the Park. The ZMP also describes other key access arrangements from Westfield Avenue into Zone 2 and the location of pedestrian, cycle and vehicular routes. 10.5 Condition C1 of the Outline Consent (10/90641/EXTODA) states that prior to the approval of any Zonal Masterplan or Reserved Matters application, details of the Site Wide Strategies for sustainable design, estate management, construction method, air quality and housing shall be approved by the LPA. All of these Site Wide Strategies have been submitted and approved. 10.6 The principle of creating landscape and access routes as detailed in the RMAs subject to this report, is therefore established by the Outline Planning Permission. This describes the minimum standards for open space and its delivery. The Site Wide Strategies for Zone 2 have also been approved; therefore this application for Reserved Matters Approval can be assessed in accordance with the parameters set out in the Outline Consent, Zonal Masterplan and other policy and material considerations acknowledged through that consent. 10.7 The planning permission for Zone 2 Stratford City contains not only the minimum requirements that open space should fulfil, but also the trigger points for when reserved matters consent for these areas is required, and at what point the spaces should be completed on the site. 10.8 In line with these requirements, the applicant is applying for reserved matters approval of International Square, Olympic Promenade and Secondary Road S2 (part) where it meets Westfield Avenue leading into International Square and the Olympic Promenade Crossing.

Overall Conformity with Parameter Plans, Outline Consent and Zonal Masterplan 10.9 Condition A4 of the Outline Consent requires all RMAs submitted in respect of each Zone to be in accordance with the Zonal Masterplan (ZMP) approved for that Zone. In accordance with the requirements of this condition, a ZMP Conformity Report has been submitted in support of the application explaining how the application conforms to the approved parameters for Zone 2. 10.10 The principle of the approach to public realm and open space in Zone 2 is established by the Stratford City Outline Consent and is defined by Parameter Plan 5 (Open Space [Drawing Reference S-98-005 Rev J]). 10.11 Conditions E1 and E2 of the OPP together set out the amount of open space provision to be made within the Stratford City development as a whole, and that it should accord with the principles for its layout and design as agreed in the Open Space Strategy submitted as part of the original Outline Consent. This application relates to open space/urban green space within International Square and the Olympic Promenade only. Proposal for Carpenters Square and Arrivals Park will follow in line with requirements under the s106 for Zone 2 Stratford City. 10.12 The requirements for open space within Zone 2 is set out in the ZMP and s106 (Part 8) as detailed in the table below, which also details the proposed open space under this application. Table 1: Open Space in TIQ South

Minimum Public Open Space Section 106 Agreement Approved ZMP for Zone 2 RMA Proposals Public Open Space Location Area Location Area Area Arrival Park 0.084ha POS4 840sqm Subject to future approval Balcony Park 0.32ha POS3 3,285sqm 3,400sqm (Approved) Carpenters 0.286ha POS1 2,860sqm Subject to Square future approval International 0.32ha POS2 3,240sqm 4,758sqm Square Urban Green Space Olympic - GS1 1,800sqm 1,992sqm Promenade / Public Access Route

10.13 In terms of location and quantum of public open space and urban green space, this RMA is in accordance with and exceeds the requirements of the Section 106 Agreement and the ZMP, which in turn is compliant with Condition E1 of the Outline Consent. 10.14 Parameter Plan 6 ‘Access and Circulation’ and Parameter Plan 11 for the Stratford City Consent, defines the overarching circulation and access arrangements for the site

and across Stratford City. Within Zone 2 there is a primary road along the northeast boundary (Westfield Avenue) and a secondary road through the development (Secondary Road S02), part of which forms part of this RMA. The approved ZMP shows primary and secondary roads within limits of deviation of +/-20m, and include Secondary Road S2 connecting Zone 2 to Westfield Avenue. The ZMP also describes access requirements, and shows Secondary Road S2 comprising a secondary vehicular access road that is shared with cycles and pedestrians. The proposal is considered to comply with the parameters. 10.15 Parameter Plan 3 ‘Land Profiles’ sets the ground levels for the development across the site. This confirms a site level of 13.5m AOD, which make provision for deviation of ground levels of +/- 5m from the level shown. The ZMP Design Statement (Section 2.5) confirms that the post-Olympic landform will comprise a relatively flat platform of around 14-15m AOD across most of the site. In relation to the RMA site, this is indicated to be 14.5m to 15m. The ZMP Design Statement also explains that to minimise cut and full, the proposed ground level within the site will generally be similar to existing post-Olympic levels. The proposed formation levels and associated infrastructure works will create finished levels which are consistent with Parameter Plan 3 ‘Land Profiles’. 10.16 The majority of services and infrastructure has already been installed as part of the wider Stratford City and Olympic developments as detailed within the previously approved ZMP. Separate RMA’s for in-ground services and utilities within this part of Zone 2 have been consented. 10.17 Overall, the proposed landscape is in conformity with the quantum’s set out in conditions and approved parameter plans for Zone 2, as well as the ZMP. Landscape Design and Conformity with Outline Consent 10.18 Policy 7.5 ‘Public Realm’ of the London Plan and Local Plan Policies BN.7 ‘Responding to place’ and BN.7 ‘Improving Local Open Space’ require public realm to be secure, accessible, inclusive, connected, easy to understand and maintain, relate to local context and incorporate the highest quality design, landscaping, planting, street furniture and surfaces. 10.19 The Stratford City Section 106 Agreement for Zone 2 stipulates that the following details shall form part of International Square and be included within the RMA for that public space: a) Public Art; b) open plaza with Pavilion; c) pedestrian connections within, into and out of International Square; d) park furniture including seating and lighting; e) way finding; and f) an area for outdoor events, promotions, markets and entertainment to publicise Zone 2”. 10.20 The RMA provides a public art strategy and an indicative location of the public art within International Square. The artwork will be integrated into the paving, however the detailed design has not been provided which will be subject to a future discharge of condition under Q4(e) of the Stratford City OPP. The intention is for the artwork to relate to the history of the Stratford site and aid in leading visitors to Carpenters Gardens. 10.21 The pavilion, which is identified to form part of the International Square in the s106 is currently subject to design development and will be subject of a separate detailed RMA, which is to be submitted shortly. This RMA for International Square includes the area leading right up to the proposed building line for the Pavilion.

Street Furniture 10.22 The submission includes details of type, design and location of street furniture which aims to respond to the character of the individual spaces within International Square. The furniture proposed is both fixed where it is integrated with planting and loose adjacent to café and restaurants within the square. Fixed benches are located in the central areas formed of solid English Oak and precast concrete benches, which surround diamond shaped planters. The entrance to the promenade is lined with precast concrete benches. The loose tables and chairs can be accommodated adjacent to retail units and spill out from the pavilion building, which are to be managed by retailers with additional flexible furniture managed by the estate management. 10.23 Bollards, bins, cycle racks and drinking fountains are to be simple in design and complement the furniture already in use within the park. It is proposed that these elements of furniture will have a bead blasted steel finish and all bollards will have a polished steel finish band 150mm below the top. It is considered that the proposed furniture represents an appropriate transition between QEOP and Westfield Shopping Centre. Lighting 10.24 Approval is sought for the lighting strategy and location of lighting with full details and specifications of the lighting subject to future approval under a separate application. The strategy outlines a variety of lighting sources from column lighting, overspill lighting from buildings and feature lighting to trees and planters. 10.25 The main route between building S5 & S6, which will accommodate large flows of pedestrians particularly on event days associated with the Stadium will have 50 lux average light levels for this section. Secondary and tertiary pathways are proposed to be illuminated to lower ranges of lux levels. In summary the strategy proposes that:  The primary route between Westfield Stratford City and the QEOP should accommodate 40 - 50lx average minimum;  The route between International Square and Carpenter Square should accommodate 20lx average minimum;  Secondary Road S2 between pedestrians & cars should accommodate 20lx average minimum. 10.26 The proposed lighting for International Square is considered to fulfil the aspirations of the ZMP aspirations for providing a welcoming environment, clearly designating routes and encouraging active enjoyment of the space. The Quality Review Panel applauded the quality of the entrance to the square and stated, ‘…the scheme promises a beautifully finished public square with high quality lighting design’. In summary, the lighting strategy is considered to be acceptable in terms of location of lighting, however further information on full details and specifications of the lighting are secured by condition. Material 10.27 Condition Q4(c) of the Stratford City OPP requires details (including colours) of materials to be used on paved areas and other hard surfaces and details of all external flooring materials, enclosures and drainage. Furthermore, Condition B10 seeks full details of the materials of the materials used on all external surfaces, including hard landscaping. The palette has been selected to complement the extended materials within the QEOP, East Village and surrounding developments. 10.28 A variety of sandstones have been specified in a linear arrangement. For International Square the variety of sandstone will be sorted and banded in to stripes of the same colour tone with accent bands of black sandstone dividing the strips. Near F10 Bridge the colour tone will generally be more buff in colour and move towards more grey

tones near Westfield. A summary of the arrangement and proposed materials associated with the deferent elements of space is provided below:  International Square: The predominant material throughout comprises tritanial granite flags to signify the main pedestrian environment and Sandstone in a linear arrangement. Bounded gravel is then proposed to enable a seamless connection where International Square meets Bridge F10. The water feature will be formed of Granite (water jets will site between the paving stones)  Olympic Promenade: Similarly to International Square, sandstone in a linear arrangement with be the predominant material.  Secondary Road S2: the main carriageway along the part of Secondary Road S2 that forms part of this RMA will also comprise sandstone to match International Square and Olympic promenade. 10.29 Stainless steel lines set into the paving surface are also proposed as reference to the sites previous history. These lines will be flush with the ground measuring 70mm in width. The lines frame the water feature and planting creating diamond shaped forms. The layout of the lines are considered to reflect the movement of pedestrians through the site and will encourage visitors towards Carpenter’s Gardens and the Olympic Park. 10.30 Three diamond shaped water features are also proposed in the centre of International Square with the intention to draw people to the heart of the square and encourage movement in the direction of Carpenter’ Square and the Pavilion. The feature is proposed to be constructed in slabs of dark granite, which are set below the surrounding pavement by 6mm so that when drained the whole surface can be used for events. A condition is recommended preventing the use of the water feature during events associated with the Stadium. 10.31 A line of trees will frame Olympic Promenade providing protection from wind and attractive tree lined ‘promenade’ along the main pedestrian thoroughfare to and from the Queen Elizabeth Olympic Park. The details for International Square show the intention to create a formal urban space with soft landscaped edges that frame the entrance to the Park, whilst allowing a clear 17m egress to be retained for mass spectator events. A condition is recommended to secure a minimum route width of 17m. 10.32 Overall QRP found much to admire in the proposals for International Square and which promises to deliver a high quality public square with attractive planting, water feature, railway line motif, lighting and pavilion. Estate Management and Maintenance 10.33 Condition C1 of the Outline Consent requires that a series of Site Wide Strategies are developed and approved by the Local Planning Authority, including a Site Wide Estate Management Strategy. The Estate Management Strategy has been produced to cover the Stratford City area, and was approved by the ODA in November 2007. It sets out the principles for access, ownership and maintenance, security, prevention of environmental crime, parking and traffic management. 10.34 The Strategy describes the intention for Estate Management Offices to be established in each Zone in Stratford City. Estate Management Companies should then be set up to take responsibility for the management and maintenance of sites at their complete / operational phase. These Estate Management Companies can contract organisations to become responsible for managing specific aspects of the site, including open spaces. These arrangements have already been put in place in other parts of the Stratford City Area that have already been constructed, such as the Westfield , which includes management of the new public routes / street that passes through that area. 10.35 In order to ensure that an appropriate management and maintenance scheme is put into operation for the site a condition is recommended which requires further

information on the establishment and operation of an Estate Management Company for the site. Such further information will cover arrangements for loose street furniture (tables and chairs for food and beverage units) during QEOP events, in particular at the London Stadium, and general estate management requirements).

Conclusion 10.36 Overall, the proposals are in conformity with the development quantum for International Square as outlined within the Section 106 Agreement and Zonal Masterplan consistent with the requirements of Condition E1 and E2 of the Stratford City OPP. Furthermore, the provision for par of Secondary Road S2 is considered to be consistent with the OPP, section 106 and ZMP requirements. 10.37 The proposed scheme is considered to represent a high quality finish that will provide a high quality landscape and setting to the International Quarter London (IQL) setting. It is therefore recommended that planning permission is granted for the submitted Reserved Matters, subject to conditions set out below.

11. PLANNING CONDITIONS

11.1 FULL discharge of conditions B1, B9 and Q1 in so far as they relate to International Square, Olympic Promenade and Secondary Road S2; and PARTIAL discharge of B8, B10 and Q4 insofar as they relate International Square, Olympic Promenade and Secondary Road S2. Definitions The following definition applies to terms used in this permission: "Stadium Event Day" means a day when the Stadium is used to hold an Event or Sports Event as defined by the Olympic Stadium Transformation planning permission reference 12/00066/FUM 1. Time limit The development shall be commenced before the expiration of three years from the date of this permission. Reason: In accordance with Section 91 of the Town and Country Planning Act 1991

2. Works in accordance with approved details Unless minor variations have been agreed by the Local Planning Authority and to the extent that it does not deviate from this permission, the development shall be carried out in accordance with the following drawings and documents: Drawings  Site Location Plan – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-P001 Rev P01  Site Context Plan – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-P002 Rev P01  General Arrangement Plan – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90- P101 Rev P01  Phase 1A - General Arrangement Plan – Drawing number: TIQ-L-GUS-SW- ISQ-DR-90-P102 Rev P01  Phase 1B - General Arrangement Plan – Drawing number: TIQ-L-GUS-SW- ISQ-DR-90-P103 Rev P01

 Levels and Drainage Plan – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90- P200 Rev P01  Hardscape Plan – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-P300 Rev P01  Planting Plan – Trees – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-P400 Rev P01  Planting Plan - Planting – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-P401 Rev P01  Furniture Plan – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-P500 Rev P01  Metal Structures Plan – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-P600 Rev P01  Irrigation Plan – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-P700 Rev P01  Soil Depths Plan – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-P800 Rev P01  Water Feature Plan – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-P900 Rev P01  Sections 1 – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-S001 Rev P01  Sections 2 – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-S002 Rev P01  Elevations 1 – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-E001 Rev P01  Elevations 2 – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-E002 Rev P01

 Planters – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-D001 Rev P00  Pavilion West Area – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-D002 Rev P01  Water Feature – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-D003 Rev P01  Water Feature – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-D004  Vehicle Drop Off – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-D005 Rev P01  Westfield Avenue Crossing – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90- D006  Westfield Avenue New Entrance – Drawing number: TIQ-L-GUS-SW-ISQ-DR- 90-D007 Rev P01  History Tree – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-D008 Rev P01  Paving Details Typical – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-D100  Paving Details Raised Table – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90- D101  Drainage Details Typical – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-D200  Metal Lines – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-D300  Furniture Entrance Avenue – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90- D600  Furniture Main Square Bench – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90- D601  Furniture Crèche Front Bench – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90- D602

 Planting – Typical Detail – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90-D700  Tree Pit – Typical Planting Detail – Diamond Shape TIQ-L-GUS-SW-ISQ-DR- 90-D701  Tree Pit – Typical Planting Detail – Square Shape – Drawing number: TIQ-L- GUS-SW-ISQ-DR-90-D702  Tree Pit – Typical Planting Detail – Bound Gravel Area – Drawing number: TIQ- L-GUS-SW-ISQ-DR-90-D703  Street Furniture - Bollards – Drawing number: TIQ-L-GUS-SW-ISQ-DR-90- D900  Street Furniture – Cycle Rack and Bin – Drawing number: TIQ-L-GUS-SW-ISQ- DR-90-D901 Rev P01  Street Furniture – Drinking Fountain – Drawing number: TIQ-L-GUS-SW-ISQ- DR-90-D902  Street Furniture – Lighting Interface – Drawing number: TIQ-L-GUS-SW-ISQ- DR-90-D903  Street Furniture – Legible London Monoliths – Drawing number: TIQ-L-GUS- SW-ISQ-DR-90-D904 Documents  Cover Letter prepared by Quod dated 30 September 2016  Cover Letter prepared by Quod dated 29 November 2016  International Square Public Realm – Design Development Report dated 27 September 2016  International Square, Olympic Promenade and Secondary Road S2 (Part) – Access Statement prepared for Lend Lease by Lord Consulting Limited  International Square – Environmental Compliance Statement – document reference: TIQ-Y-ARP-S4-XXX-RP-06-002  International Square, Olympic Promenade and Secondary Road S2 (Part) – ZMP Conformity Statement and the description of development contained in the application and any other plans, drawings, documents, details, schemes or strategies which have been approved by the Local Planning Authority pursuant to these conditions. Reason: To ensure that all works are properly implemented and retained. 3. Minimum width to be maintained The Olympic Promenade route hereby approved which connects Bridge F10 to Westfield Avenue must maintain a clear accessible crowd flow width of a minimum of 17m throughout its length. Reason: To ensure appropriate space to accommodate visitor access and egress to the Park. 4. Operation of Water Feature The water feature hereby approved in the centre of International Square shall not operate on a Stadium Event Day. Reason: To ensure appropriate space to accommodate visitor access and egress to the Park. 5. Estate Management The development hereby approved shall not be used or open to the public prior to the submission of a site specific Estate Management Plan for the public realm and

approved in writing by the Local Planning Authority. The plan shall be in accordance with the approved Site Wide Estate Management Strategy. The site specific Estate Management Plan shall include as a minimum the following details:  Details of the roles and responsibilities to be held by an Estate Management Company for the site, and the location of the Estate Management Company office;  Details of loose tables and chairs accommodated adjacent to retail units and spill out areas;  Within the Estate Management Plan, a maintenance and management plan for planting, including a programme of works to be undertaken as part of identified roles (in accordance with the above requirement). loose tables and chairs can be accommodated adjacent to retail units and spill out from the pavilion building, which are to be managed by retailers with additional flexible furniture managed by the estate management The details approved in the submitted Estate Management Plan to be put in place as part of the operation of the site, prior to occupation of the development. Reason: In order to ensure that the outside spaces on the site and the new public realm is maintained and managed appropriately.

INFORMATIVES 1. Conditions still requiring discharge For the avoidance of doubt, condition B10 requires submission of material samples for approval. This application does not approve final material selection. For the avoidance of doubt, this decision does not fully discharge condition Q4 of planning permission 10/90641/EXTODA and details in relation to part (d) ‘signage, lighting’, part (e) ‘features of artworks’, are still required to fully discharge condition Q4 in relation to International Square, Olympic Promenade and Secondary Road S2 (part).

2. Proactive and Positive Statement In accordance with the National Planning Policy Framework and with Article 31 of the Town and Country Planning (Development Management Procedure) (England) Order 2010 (as amended), the following statement explains how the LLDC as Local Planning Authority has worked with the applicant in a positive and proactive manner based on seeking solutions to problems arising in relation to dealing with this planning application: Following submission of the planning application, the local planning authority continued to work with the applicant in a positive and proactive manner. The planning application complies with planning policy as stated above and was determined in a timely manner.

APPENDICES Appendix 1 - site location Appendix 2 - general arrangement plan Appendix 3 – hardscape plan Appendix 4 – cross section between S5 and S6 entrance Appendix 5 – cross section between S5 and S6 entrance Appendix 6 – QRP review 9 June 2016 Appendix 7 – QRP review 25 August 2016