NEIGHBOURHOOD 03:

SHOREDITCH HIGH STREET AND HACKNEY ROAD

The Shoreditch High Street spine, which continues north along Hackney Road, is a busy and bustling high street environment with generous pavements and a varied built character. The quality of the townscape is generally better on its western side. The character of the area is defined by this wide movement axis which differs from the more intimate streets and spaces in the Central Shoreditch area. The area plays an important role in supporting the day to day lives of those who live and work in the area.

Improving key east-west routes which connect to Shoreditch High Street is a priority, including Holywell Lane and New Inn Yard. With public space as such a premium in the area, improving key spaces is also an important opportunity, particularly Fairchild’s Garden on Hackney Road which has enormous potential for improvement in this rapidly changing area.

118 Figure 44. The Shoreditch High Street and Hackney Road Neighbourhood Public Realm Priorities and Local Views

119 POLICY NO3

THE SHOREDITCH HIGH STREET AND HACKNEY ROAD NEIGHBOURHOOD

a) The Shoreditch High Street and Hackney Road neighbourhood is g) The priority identified development opportunities in this neighbourhood suitable for a balanced mix of uses. For areas within the Shoreditch identified in Figure 44 are: Priority Office Area (POA), office space should comprise at least 50% of i) FSOS 08 - Junction of Shoreditch High Street and Commercial Street floorspace in all developments. ii) FSOS 09 - Telephone Exchange, Shoreditch High Street b) Alongside the provision of employment space within the Priority Office Area, residential uses should be the predominant land use. iii) FSOS 10 - Bishopsgate Goodsyard c) Community and retail/commercial may also be appropriate at ground h) Public realm improvement priorities in this neighbourhood include: floor level and any lower ground floors as part of new development, i) SH.1 Fairchild’s Garden; particularly where a site is within or adjacent to existing frontages of similar uses. ii) SH.2 Calvert Avenue; d) Tall buildings are not acceptable in the South Shoreditch, Kinglsand and iii) SH.3 New Inn Yard; Hackney Road Conservation Areas. iv) SH.4 Holywell Lane; and e) Proposals will need to demonstrate how they protect or enhance the v) SH.5 Public realm and public space opportunities associated with character of the conservation area and respect the area’s prominently the redevelopment of Bishopsgate Goods Yard fine urban grain. f) Development should respond positively to the local views identified in Figure 44 which aid in legibility and contribute positively to the local townscape.

120 DEVELOPMENT CONTEXT SH.2 Calvert Avenue – This forms the southern edge to St Leonard’s Church yard and provides a connection to the historic Boundary Whilst much of the area falls within the Shoreditch Priority Office Area, Estate and Arnold Circus. There is scope to provide greater priority the Shoreditch High Street and Hackney Road neighbourhood area has a for pedestrians and cyclists. more balanced mix of uses than other parts of the Future Shoreditch area. SH.3 New Inn Yard – There is an opportunity to create a new public It is therefore considered appropriate here to promote a more mixed space with seating and planting. and balanced set of land uses in redevelopment proposals, with greater emphasis placed on the important role this area can play in meeting the SH.4 Holywell Lane – The route is a busy road with fast moving traffic. Borough’s housing needs when compared with other more commercially There is scope to widen pavements for pedestrians. oriented locations across the Future Shoreditch area. Local views Retail and community uses which, on a day-by-day basis, support local communities and their residents will need to be provided as part of mixed- Local views towards important heritage assets in the Neighbourhood are use development proposals which increase the local resident population. identified on the plan above. Development proposals will need to take Shoreditch High Street and Hackney Road are both commercial streets account of the impact of new development on these views in the context with a range of active ground floor uses including significant amounts of of the need, where necessary, to preserve or enhance the setting of these retail. It will be important for new development with prominent frontages assets. to present active commercial uses at ground floor level along these historic highways. LV.N View of Grade II listed Ye Olde Axe from Hackney Road.

Much of the area falls within a conservation area in recognition of the LV.O View of Grade II listed Ye Olde Axe across Fairchild’s Garden. area’s historic and fine grain urban character. Protecting the setting of St Leonard’s Church is of particular importance. Building heights are LV.P View of St. Leonard’s Church and spire towards Shoreditch High Street. typically 4-6 storeys along Shoreditch High Street, rising to 6-8 storey LV.Q View of St. Leonard’s Church and pediment towards Hackney Road. towards the south and 3-4 storeys along Hackney Road. The grain, scale and height of development tends to increase towards the south of the LV.R View of St. Leonard’s Churchyard and Cleeve House from Calvert Avenue. area near Shoreditch High Street station. LV.S View of Grade II listed buildings and Tea Building along Public realm opportunities Shoreditch High Street in both directions.

SH.1 Fairchild’s Garden – This is a significant and currently underused and neglected space on Hackney Road. Improvements to this space would offer significant community benefits to existing and new local residents and workers. In view of the general deficiency of public open space across the Future Shoreditch area, improving the access to, profile and quality of this space is a key opportunity and priority for the area as a whole.

121 FSOS 08 DEVELOPMENT GUIDANCE:

SITE AT THE JUNCTION OF Land use: • Any new building of greater height or SHOREDITCH HIGH STREET bulk would need to consider the setting AND COMMERCIAL STREET • Redevelopment should be office-led. of nearby locally listed buildings Number • Ground floor retail, cultural, arts or leisure units 223 to 230 Shoreditch High Street and the • Existing Use: Ground floor commercial facing Shoreditch High Street. South Shoreditch Conservation Area. (office, retail, restaurant). Residential • Cluster of tall buildings emerging in this and office on upper floors • Active frontage along Shoreditch High Street. location. Potentially suitable for taller • Site Area: 0.37ha building – 10-15 storeys. • Office address on Commercial Street and • Ownership: Private Shoreditch High Street. Public realm: • PTAL Rating: 6b • Residential land uses would be appropriate • Redevelopment should contribute to • Timescale: Medium-term as part of a mixed use development. improvements along Shoreditch High Street which is identified as a key street in the Future Planning considerations: Urban design and conservation Shoreditch area.

• Central Activities Zone • The existing Victorian parade on Shoreditch Indicative capacity: High Street has heritage value and should • Shoreditch Priority Office Area be retained. • 9,200 sqm GEA of office space. • Shoreditch Archaeological Priority Area • Existing buildings on the corner of • Up to 100 sqm GEA of retail floorspace. • Shoreditch Special Policy Area Shoreditch High Street and Commercial • No net loss of residential units. Street to be retained as they have heritage • South Shoreditch CPZ value and contribute positively to the setting of the South Shoreditch and Elder Street (LBTH) Conservation Areas.

122 FSOS 08 SITE AT THE JUNCTION OF SHOREDITCH HIGH STREET AND COMMERCIAL STREET

123 FSOS 08 SITE AT THE JUNCTION OF SHOREDITCH HIGH STREET AND COMMERCIAL STREET

124 KEY

OPPORTUNITY SITE BOUNDARY

OPPORTUNITY SITE (INDICATIVE MASSING)

PLANNING PERMISSION GRANTED/ UNDER CONSTRUCTION

FSOS 08 SITE AT THE JUNCTION OF SHOREDITCH HIGH STREET AND COMMERCIAL STREET 125 FSOS 09 DEVELOPMENT GUIDANCE:

TELEPHONE EXCHANGE, Land use: • Suitable for approximately 8 storeys at SHOREDITCH HIGH STREET northern end of the site, stepping down to (SALP 107) • Prominent Shoreditch High Street address 3 - 4 storeys to the south. • Opportunity for mixed community and • A Heritage Assessment would be required • Existing Use: mixed-use; office, residential retail uses on lower floors to establish active to establish the principle of demolition. frontages on both Shoreditch High Street • Site Area: 0.1 ha • New development would need to consider and Boundary Street • Ownership: Private the setting of the adjacent South • Offices and residential uses on upper floors Shoreditch Conservation Area, and nearby • PTAL Rating: 6b – with an opportunity for separate buildings listed buildings including the Grade I • Timescale: for each Church of St Leonard and the Grade II • Commercial buildings should front listed Cleeve House and Workshops. Planning considerations: Shoreditch High Street with residential uses located on Boundary street frontage Public realm: • Central Activities Zone • New development should contribute to • Shoreditch Priority Office Area Urban design and conservation: public realm improvements along the • Shoreditch Archaeological Priority Area • Opportunity for a new pedestrian length of Shoreditch High Street which • Shoreditch Special Policy Area connection connecting Shoreditch High is identified as a key street in the Future Shoreditch area. • South Shoreditch CPZ Street with Boundary Street • Opportunity to respond to/ reinforce the • Trees and public realm improvements along finer grain that exists along Shoreditch Boundary Street

• High Street Indicative capacity: • New development should respond to prevailing building heights, in particular the • 10,500 qm GEA of office floorspace gross. adjoining buildings along Shoreditch High • 21 residential units. Street and as to reinforce and maintain the building height/line. • up to 650 sqm of retail floorspace

126 FSOS 09 TELEPHONE EXCHANGE, SHOREDITCH HIGH STREET (SALP 107)

127 FSOS 09 TELEPHONE EXCHANGE, SHOREDITCH HIGH STREET (SALP 107)

128 KEY

OPPORTUNITY SITE BOUNDARY

OPPORTUNITY SITE (INDICATIVE MASSING)

PLANNING PERMISSION GRANTED/ UNDER CONSTRUCTION

FSOS 09 TELEPHONE EXCHANGE, SHOREDITCH HIGH STREET (SALP 107) 129 FSOS 10 BISHOPSGATE GOODSYARD

Bishopsgate Goodsyard is a large-scale The policy guidance below takes into • The Redchurch Street and Boundary Estate strategic site that falls within both London consideration the two sites as a whole but conservation areas are located to the north Borough of Hackney and London Borough of acknowledges the separate development of the site. Tower Hamlets. The site forms two seperate capacities; individually for London Borough of • The site adjoins the South Shoreditch site allocations; FSOS10 in this Plan and Site Hackney and also as a cohesive site. Conservation Area to the west. Allocation 1.1 in the London Borough of Tower Hamlets’ Local Plan (2031) however • Existing Use: mixed-use, retail, restaurant, • The north-west and south-east portions in order to take a coordinated approach to and storage of the total site fall within the King Henry VIII’s Mound Strategic View background the site guidance; the site has been looked at • Site Area: 4.48ha (total), 1.26ha (within area of the London View Management comprehensively as one large strategic site. London Borough of Hackney) The following guidance has been prepared in Framework. • Ownership: Private partnership with Tower Hamlets in dialogue • Shoreditch Archaeological Priority Area and with the Greater London Authority. Whilst • PTAL Rating: 6b Spitalfields and Brick Lane Archaeological the site allocation considers land in both in • Timescale: Medium/ Long-term Priority Area. Hackney and Tower Hamlets, the AAP only covers the London Borough of Hackney. With • The south east corner of the site lies within this in mind, both local authorities intend to Planning Considerations: the Westminster Pier to St Paul’s Strategic produce a planning brief for the site in the View background area. • Central Activities Zone form of a Supplementary Planning Document • South Shoreditch and Bethnal Green (A2) in accordance with this site allocation. • Shoreditch Priority Office Area Controlled Parking Zones. • Shoreditch Special Policy Area • Local and Statutory Listed structures on the site • The Brick Lane and Fournier Street conservation area wraps the north, east and south of the site.

130 DEVELOPMENT GUIDANCE:

Land use: Lane in the form of a multi-functional local • Create legible and permeable urban grain park above the Braithwaite Viaduct. which aligns with existing streets and blocks • Significant opportunity for optimising including a central east/west pedestrian • Redevelopment should secure the provision density with a mixed-use development that route. of a new community facility on a prominent provides a balance between maximising route, suitable for local employment • Protect or enhance heritage assets on employment floorspace (including initiatives. and surrounding the site and sensitively affordable workspace) and optimising consider impacts on the nearby housing (including genuinely affordable • In addition to new strategic open space, conservation areas, strategic and local housing). new leisure facilities should be provided. views. This includes local views from • At least 50% of proposed floorspace should • Creative reuse of the unique spaces within conservation areas within LB Tower be for employment uses, including the the site’s special heritage assets including Hamlets, such as the sensitive view looking provision of affordable workspace in line interpretation of the Braithwaite Viaduct north along Elder Street. with the relevant borough employment and Oriel Gates will help to maintain and • Respond positively to the existing scale, policies. celebrate the sites heritage. Retail, leisure, height and massing and fine urban grain of arts, cultural and/or community uses are all • Provision of a range of employment the surrounding built environment. likely to have an important role to play in floorspace unit sizes, including small-to- this regard. • Building heights should respect the medium sized units. prevailing building heights along Shoreditch • Redevelopment should also seek to Urban design and conservation: High Street, and gently rise towards the optimise the amount of housing, including centre of the site, nearest the entrance to genuinely affordable housing. Hackney • Redevelopment proposals should seek to the railway station. Council seeks a fair and reasonable split of address all street frontages around the • Improve biodiversity and ecology with the affordable housing nominations between site’s perimeter, improving street frontages open space and green infrastructure. the two Boroughs. and public realm on key routes, particularly • Provision of range of dwelling unit sizes along Wheler Street. including family accommodation in line • Improved walking and cycling routes with relevant borough housing policies and including connections to: site allocation requirements. • Shoreditch High Street Railway Station • Redevelopment should secure the provision • Shoreditch High Street / Commercial of a minimum of 1ha of strategic open Street space consolidated and integrated with the green grid along Quaker Street and Brick • Brick Lane district town centre

131 Public realm:

• Major opportunity to establish an important piece of public realm in the form of a large linear city park (minimum 1ha). • Running east - west and facing south the park would celebrate the unique heritage assets of the site by sitting above the Braithwaite Viaduct. • A public street would run east to west alongside the viaduct, revealing the arches which would accommodate retail and light industrial uses. Indicative capacity:

• 103,000 sqm GEA of office floorspace (total, of which 84,000 provided within Hackney).

• 39,000 sqm retail/community space (total, of which 10,000 sqm provided within Hackney).

• 700 residential units (total, with a minimum 500 units provided within Tower Hamlets).

Figure 45. Boxpark located on the Bishopsgate Goodsyard site, Bethnal Green Road looking west

132 FSOS 10 BISHOPSGATE GOODSYARD

133 FSOS 10 BISHOPSGATE GOODSYARD

134 FSOS 10 BISHOPSGATE GOODSYARD

135 FSOS 10 BISHOPSGATE GOODSYARD

136 FSOS 10 BISHOPSGATE GOODSYARD

137