Bunhill and Clerkenwell Urban Design Study September 2010
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urban pract1t1oners Urban Design Study Bunhill and Clerkenwell Bunhill and Clerkenwell Final report | September 2010 urban . . (D pract1t1oners
Contents
A Context 2 Historic character strategy 35
Introduction and background 2 Development framework 41
Headline policy context 5 Tall buildings strategy 49
Historic evolution and key features 7 Implementation plan 63
Urban design baseline analysis 13 C Area frameworks 70
Key issues and opportunities 15 Spencer Street area framework 71
B Strategy 18 Old Street area framework 75
Guiding principles 19 City Road area framework 81
Strategic development framework 21 King Square / St Luke’s area framework 85
Movement and green infrastructure strategies 25 Appendix 1: Proposed green space intervention priorities
Appendix 2: Development Trusts 1 Bunhill and Clerkenwell Urban Design Study | Final Report | September 2010 A. A. Context
Introduction Central Activities Zone between the commercial centre of the City of Islington Council, in partnership with London and the dense residential area of EC1 New Deal for Communities, is Islington and Hackney to the north. It is producing an Area Action Plan (AAP) a mixed residential and commercial area for Bunhill and Clerkenwell. The AAP that has a strong sense of identity and will form part of Islington’s Local community. Development Framework (LDF) and once adopted, part of Islington’s The area borders the City of London and statutory development plan. To the London Boroughs of Hackney and Radnor Street Gardens St. John Street inform this, Urban Practitioners was Camden, with some boundaries defined commissioned in December 2009 to by major routes such as Farringdon and undertake an Urban Design Study of the City Roads. In these instances, there is Bunhill and Clerkenwell area. a stronger sense of separation between neighbouring locations. The study has involved a detailed analysis of the area leading to the preparation The Area Action Plan boundary of area-wide movement, public realm includes Islington’s most southerly set and development strategies. Building on of neighbourhoods which form part these area-wide strategies, more focused of central London. These include St. Northampton Square Finsbury Estate sub-area frameworks have been prepared Luke’s, Bunhill Fields,Whitecross Street, where it is envisaged most change will King Square, Northampton Square, City take place. University London, Charterhouse Square, Farringdon, Clerkenwell Green and the Area context Mount Pleasant sorting offi ce.
The Bunhill and Clerkenwell area Study boundary occupies a key location between King’s Cross, the Angel, Shoreditch, the The Bunhill and Clerkenwell urban Barbican and Holborn.The area lies in design study considers the area within the very northeast part of the London’s the Area Action Plan boundary, as Spa Fields Park Brunswick Estate
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 2 highlighted in Figure 1.1. However, given Reproduced from the Ordnance Survey digital maps with the permission of the Controller of Her Majesty’s Bunhill and Clerkenwell AAP the concurrent Farringdon Urban Design Stationery Offi ce © Crown Copyright Licence No. LA e Angel D 086452 2009. Study addresses much of the south Farringdon Urban Design Study western section, duplication has been 1~1 INGTO avoided by focusing for the most part of Farringdon / Smithfi eld Transport the report on the remaining area. and Public Realm Urban Design Study Existing studies / initiatives Bunhill and Clerkenwell Urban Design Study There are a selection of studies and policy documents emerging which the urban design study has both been informed by and will feed into.
AAP Issues and Options Paper In June 2009 Islington Council consulted local people on an Issues and Options paper, as part of the early stages of preparing an Area Action Plan for the Bunhill and Clerkenwell area. The consultation document set out the challenges facing this unique part of London and the opportunities and options to steer appropriate change.
The area needs to accommodate a signifi cant scale of change - 3,400 new homes and 18,000 new jobs. As such, it CJ is appropriate that an Area Action Plan is prepared to guide the area’s future development. Figure 1.1: Study boundaries
3 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 The paper sets out the following set of the diversity of neighbourhoods 5. Make the most of new developments 5. Create new high quality public spaces objectives: throughout the area. It identi fies eleven and uses. that will host diverse activities and “neighbourhoods” and sets out a series improve the setting of the historic 6. Make Farringdon more sustainable. • The area’s diversity of businesses and of neighbourhood priorities for each of townscape; industries will have been consolidated them. Farringdon / Smithfi eld Transport 6. Ensure a step free public realm for to create a local economy that and Public Realm Strategy universal accessibility; supports and complements the Farringdon Urban Design Study The Clerkenwell Village Renaissance central London economy (specifi cally The Farringdon Urban Design Study 7. Improve legibility and permeability; report was published in 2008 and covers that of the City of London); sets out a vision for the area around the areas of Smithfi eld, Farringdon and 8. Refl ect and reinforce the current and Farringdon - making up much of the • The area will be an exemplar for Clerkenwell.The report provides a vision future character; south western portion of the AAP area. sustainability within central London; for the area as well as detailed proposals 9. Interpret the historic evolution of the The vision is as follows: • The area will have more mixed for the streetscape and public spaces. area; ‘Make Farringdon an integrated transport communities, through diversifying and interchange and sustainable centre by 10. Balance the night time economy with improving the quality and design of The comprehensive report is framed by reinforcing its strong physical heritage, other community uses; homes; a thorough survey and analysis of the connecting its diverse neighbourhoods to area, covering: history; landuse; planning 11. Install a common language of • The area will have facilities that a world class public realm network that policy designations; current proposals for materials that enhances identity; nurture active community life and delivers the opportunities brought about the area; vehicle movement; pedestrian ensure that all people have access to by Crossrail and ties in with existing and 12. Provide new sustainable soft and cycle movement; and parking. The great public services; new high quality development and public landscape to cater for demand; vision for the area is as follows: • The area will comprise distinctive interiors to create a place for people to 13. Remove street clutter; neighbourhoods, all of a high quality; live, work and stay longer.’ 1. Reduce and partially remove 14. Respect and enhance the diverse and and vehicular through traffic; Alongside this vision, the study identifi vibrant character of the ‘City within • The area will be a centre of es 2. Improve gateways and humanise six objectives to steer change in the area: the City’. excellence for leisure, culture and the streets; 1. Make Farringdon more Farringdon. The report culminates in 26 costed arts that is accessible to everyone in 3. Improve road safety and address public space proposals for the area, the community. 2. Turn Farringdon outside in. accident hot spots; some of which are currently being taken 3. Create an integrated public transport 4. Renew the public realm so it will last forward by the Council. interchange. The AAP Issues and Options into the next century; consultation paper emphasises 4. Make the most of the public realm.
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 4 Public Space Strategy (and strategy, on behalf of the EC1 NDC. where it has not been adequate it has • To identify and bring forward capacity evaluation) The evaluation found that significant eroded some of the positive impacts through redevelopment within The EC1 Public Space Strategy was positive enhancement of the area had achieved. Continued attention to appropriate quarters (in this locality established in 2004. The aim of the been achieved. Major positive physical management and maintenance is this means a focus on the eastern strategy was “to ensure significant and social impacts were recorded across needed. part of Bunhill and Clerkewell improvement in the quality of the public all of the spaces where enhancements • The emerging Bunhill and Clerkenwell which is identifi ed as an Area of spaces in EC1 in terms of amenity, took place. The evaluation highlighted Area Action Plan will provide an Opportunity around Old Street and maintenance and public safety by end of some messages for the future of public important part of the strategy for the Moorgate; New Deal period, 2010.” realm planning and management in the wider area from 2011 onwards. The • To enhance the strategically vital EC1 area: evaluation fi ndings are feeding into linkages between CAZ and labour The strategy established focused on the • The investment has seen a significant this framework and opportunities markets within and beyond London following: improvement in quality of local for future enhancement are being in line with objectives to secure environment, but the job is far from identified. sustainable development of the wider • Ensuring a joint working basis fi nished and many opportunities for city region; and between the EC1 NDC and Islington the future exist. Headline policy context • To accommodate a signifi cant scale Council; • Many lessons have been learned of employment use growth without • Establishing a framework for from the implementation of the The London Plan – adopted and undermining the attributes which improvements with priorities; improvements and these need to current revised draft make CAZ such an attractive location • Creating a green chain as the focus form an important part of the legacy. The adopted London Plan (2008) for key business and other activities for improvements through the area; emphasises a number of spatial policies and that should be accommodated in • There is a need to maintain the that affect the Bunhill and Clerkenwell ways which will ensure that London • Establishing a set of design and quality benchmark established area. The area is wholly located with the develops as an exemplary sustainable development principles; and through the improvements – both in Central Activities Zone (CAZ) and as world city. • Ensuring phased implementation terms of the physical quality of the such is subject to the policies set out for and the long term sustainability of interventions, but also the manner The Farringdon / Smithfi eld area is this zone which include: improvements. in which they were brought forward identifi ed in the London Plan (2008) with signifi cant local engagement. • To promote and coordinate the as an Area for Intensifi cation, linked to Urban Practitioners undertook an zone’s development so that it improvements to Farringdon station. evaluation of the success of the • Management and maintenance of provides a competitive, integrated In addition, the study area is also Public Space Strategy and the specifi the area’s spaces is of paramount c and varied global business location; partially included within the City Fringe interventions made as a result of the importance, and in the instances Opportunity Area.
5 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 ISLINGTON In both the adopted and draft including the Old Street roundabout replacement plan the importance of area, City Road Basin and an area around sustainable development and addressing Lever Street / Central Street. Priority the challenges of climate change are housing estates for improvement are strong themes. The importance of green also highlighted including The Triangle infrastructure, low carbon district energy between Cyrus Street and Compton networks, the ‘blue ribbon’ network and Street. Green chain connections and
Central Acti11ities Zone high performance design are emphasised. areas for improved open space are identifi ed including around City Road and
CAZFrOMl,i,gn Islington Draft Core Strategy Old Street. A district heating network is
MO:edu~with,nrong !.galcharactff In October 2009, Islington’s proposed proposed for an area south of Old Street MIM'dittSnith,strooy Sl:itechariCler Core Strategy was published for and west of City Road. Mlxeduseswlthimong i!Caderradi.il racll!J consultation. The Core Strategy included MUCi!d ute with ,,trcmg ~illth scivll:~ c'1ir1'1.er M1:a:cd'use!Mlh Sl/'Of"llir1S. an overall vision for the borough The adverse impact of the Urban Heat cultur.al or N1l erU iM1errt dw~cte- Roy;i l Alrb,Allices “to be a place where real change has Island Effect in the area is acknowledged, ,nde,..,..ron'I OpponunityAn!n been achieved to create a stronger, and the potential positive role of ArNSf(lllnteMillci UOn sustainable community”. A spatial vision buildings and spaces in helping to and strategy has been prepared which mitigate this impact is encouraged. Figure 1.2 London Plan Central Activities Zone policy context identifi es Clerkenwell and Bunhill as a key area for managing growth and change The Old Street roundabout is highlighted In 2009 the Mayor issued a draft 2. An internationally competitive and in the plan period. as a focus for change to support a replacement plan which sets out an successful city; stronger pedestrian experience. The integrated economic, environmental, 3. A city of diverse, strong, secure and The strategy emphasises Bunhill and dominance of through traffi c will be transport and social framework for the accessible neighbourhoods; Clerkenwell’s importance in terms reduced and improvements to the rail/ development of the capital over the next of employment. Apart from the City tube station and bus stops will also be 20-25 years. This draft plan is steered 4. A city that delights the senses; Road Basin the whole of the area falls made. by the following overarching vision for 5. A city that becomes a world leader in within London’s Central Activities Zone London to be: improving the environment; and as identifi ed in the London Plan. The Bunhill and Clerkenwell Area 1. A city that meets the challenges of 6. a city where it is easy, safe and spatial strategy identifi es a series of Action Plan economic and population growth; convenient for everyone to access broad mixed use development areas The Area Action Plan Issues and Options jobs, opportunities and facilities. consultation paper (summarised above)
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 6 published in June 2009 sets out the • Take into account the historic context for growth and change in the context of the wider area: Clerkenwell and Bunhill area. There • Carry out a character appraisal is a need to accommodate at least of the immediate context and the 6,800 additional residents by 2026, constraints; the equivalent of around 3,400 new • Identify opportunities where tall homes. In addition, the area may need buildings might enhance the overall to accommodate a further 18,000 townscape; and employees by 2026 to retain its share of employment in the area. • Identify sites where the removal of past mistakes (poorer quality Tall buildings policy context developments) might achieve a similar The London Plan provides an important outcome. part of the policy context for tall buildings in the Bunhill and Clerkenwell Historic evolution and key features area. High density development is encouraged within the Central Activities Area evolution Zone to maximise the efficient use of land. At the same time there are a The Bunhill and Clerkenwell area has a series of important constraints to taller fascinating history. As an inner part of buildings, most notably a set of protected London on the edge of the City, the area views across London which cover much has a long history as an urban area. of the western part of the Bunhill and Figure 1.3 Clerkenwell and Bunhill in 1690 (actual survey Robert Morden and Philip Lea) Clerkenwell area. Before the area’s colonisation it was a partially marshland landscape, particularly The Bunhill and Clerkenwell area’s early monasteries, this land was sold and the The CABE / English Heritage Guidance around Moorfi elds. The River Fleet was history focused around market places urbanisation of the area began in earnest. on Tall Buildings (July 2007) provides the dominant feature, running along and the development of religious more detailed advice on the locations for the western edge of the area (along estates and monasteries. The Land was drained and livestock trading tall building and suggests councils should the line of Farringdon Road), with the boundaries of these estates provided became an important focus for economic consider the scope for tall buildings by: City Wall to the south of the area. the steer for early division of the activities in the locality. Development area. Following the dissolution of the began encroaching on the area in fingers
7 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 Figure 1.4 Clerkenwell and Bunhill in 1746 (John Rocque)
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 8 Figure 1.5 Clerkenwell and Bunhill in 1827 (Greenwood)
9 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 extending from the City - along City intensifi ed and redeveloped to provide social philosophy. The Council employed Road and Old Street. space for larger footprint factories. This the Russian architect Berthold Lubetkin resulted in the residential population and his practice Tecton to prepare the The most signifi cant period of being squeezed into smaller areas with Finsbury Plan and they subsequently development and growth in the area was issues of overcrowding and displacement. were responsible for a number of from 1750 onwards. By 1850, the whole modern estates throughout the area. area had been urbanised and very little Almost a fi fth of the area was damaged in Lub etkin and Tecton’s achieve ment in open space remained - Northampton the Second World War, with the loss of Fins bury was to unite the aest he tic Square and Kings Square being rare 1,700 homes. This provided the catalyst and poli ti cal ambi ti ons of Moder nism green spaces in a tightly packed urban for major change in the area. So began a with the radi cal muni ci pal socia lism of area. Unlike other parts of central programme of large scale redevelopment the Bo rough. Lubetkin’s vision was to London the Bunhill and Clerkenwell area of the neighbourhoods of Bunhill. bring social, policitical and aesthetic was not developed with any overarching elements together in order to construct control. Land ownership was very Radical social ideas neighbourhoods which supported a high piecemeal beyond the previous monastic quality of life and community pride: Berthold Lubetkin land holdings, and a very irregular street Before World War 11 the Finsbury pattern resulted. Importantly, this meant Borough Council had been considering • Social function - universal access to the area had a stronger affi nity in terms how best to address the overcrowding health and community facilities; of character with areas to the east than and poor quality of life experienced • Political function - democratic with the rest of central London. in much of the locality. The Finsbury planning and architecture; and The area has consistently been a working Plan was unveiled in the 1920s are • Aesthetic function - a progressive class area, with an economy and history represented a radical redevelopment architecture of hope where “nothing infl uenced by its location on the edge programme for the area. Before the war is too good for ordinary people”. of the City. Manufacturing industries some of the areas were redeveloped, dominated economic activity in the but the most signifi cant change came area through the Victorian era, but as after the war, supported by the catalyst Two key developments in the area by these industries waned new sources of of major war damage throughout the Lubetkin were the Finsbury Health employment pushed into the area. As Bunhill and Clerkenwell areas. Centre and the Spa Green Estate. The the pressure for commercial growth culmination of the estate redevelopment out from the City continued, the Finsbury Borough Council was a highly in the area came as a result of already densely packed area was further progressive Council led by a strong successive budget cuts and the transfer Spa Green Estate
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 10 of responsibilities to Islington Council related to supporting the City as a era employment at ground level and in 1965. The impact on the area is fringe area; residential above; sizeable and saw a dramatic increase in • Strong character connection to • Industry and commerce has funded the amount of green space and a shift in East London – despite the strong residential development throughout the character of the townscape. Whilst infl uence of the City, the area’s the area’s history; the estates respected the broad historic character and ambiance is much • Wide social divisions and street pattern, the layout within street closer to East London; accentuation of deprivation – despite blocks was signifi cantly changed with a • Artisan tradition – the use of the social ideals, the area has move away from perimeter blocks. the area as a home for creative constantly been a location where workshops / design has a long history the poor have suffered – in Victorian Characteristic features (linked to its fringe status); times commercial success meant increasing overcrowding of residential The analysis of the Bunhill and • Open spaces as meeting places population, today this working class Clerkenwell area has highlighted how – from a couple of rare spaces in area is increasingly being gentrified; the fascinating history of the area has Victorian times used as the focus for College Building, City University London and shaped its physical qualities. The area has political demonstrations, to a wider a radical history – politically, socially and variety of community spaces post- • Local engagement – this has physically. war; underpinned change in the area. • Infl uence of the City in “fi ngers” of The development of the estates Whilst the area has experienced development – key streets such as all involved significant community signifi cant and constant change over Old Street and City Road; engagement and input, a legacy which the last 300 years, in many cases more continues today with the design of • Co-operative nature and caring dramatic than adjacent neighbourhoods, public realm. society – strong social progressive there have been some factors which have philosophy in the area, exemplifi remained constant which have shaped ed by Modernist interventions, and the urban landscape: the presence of many voluntary organisations’ HQs in the area today; • Population flux; • Vertical mixed use – in the Victorian • Absorption of commercial activities era had residential on ground fl – and ebb and fl ow of activity closely oor and workshops above, in modern President House, King Square Estate
11 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 ISLINGT
HACKNEY
■ Green public spacesexistent in 1870
■ Historic townscape
■ Predominantly modern townscape
New public spaces since 1870 CAMDEN CITY Streets existent in 1870
Streets existent in 1870 now lost Reproduced from the Ordnance Survey digital maps with the permission of the Controller of Her Majesty’s Stationery Offi ce © Crown Copyright Licence No. LA 086452 2009.
Streets built since 1870 Figure 1.6 Historical comparison - 1871 to today
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 12 Urban design baseline analysis a much more open townscape character with less defi nition and As the previous section illustrates, edge to the streets, a legacy from the the physical form of the area has been Tecton Finsbury Plan of Lubetkin. strongly infl uenced by its radical history, making the area’s character unique. This Views and legibility section provides an overview of the local • Generally the area is very legible characteristics and the elements which with a strong street pattern and make the area so special. many landmarks and cues to support orientation; Street pattern and urban grain • Views to the south are dominated by • Traversed by the historic east-west the Barbican towers and the central route of Old Street, there is a strong London skyline; and north-south emphasis to street Figure 1.7 Urban grain comparison between Clerkenwell Road (left) and St. Luke’s (right) network refl ects old trading routes • A series of pleasing views of historic into the City; church spires are dotted across the the east and south of the area with area to support local legibility (see • Contrast between historic fine urban small scale offi ces and workshops Figure 2.7 on page 52). grain in the west and south of the evident throughout the area. area and a broader grain to the north and east; and Land use and activity Diversity and interest • Traditionally the area was split into • Inner ring road in the form of City • Changes in scale and composition are a commercial southern half and a Road acts as limit to area and a break evident across the area, with many residential northern half, a pattern in local character and permeability. visually interesting juxtapositions; and which in part remains evident today; • The most common building height • The key spine route is the focus Morphology and townscape is between 4 and 6 storeys, post- for retail activities - Old Street / • An enclosed character and well war and 21st century additions have Clerkenwell Road is almost entirely defi ned streetscape is found to the included towers of between 13 and commercial at ground floor level west in the more historic fabric; and 27 storeys throughout the area. along its route; and • The modern urban fabric exhibits • Large scale offi ce uses are focused to Juxtaposition of historic and modern
13 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 e Angel ' ...- - ' ' ' ...... ·. ~ ' ' ISLING f ' .' ' ,..,~-.,_ ' ' ' ' ' ' ' ' ' Enclosed townscape - continuous building line and edge to street HACKNEY
Open townscape - buildings sit within larger areas of open space and public realm
CITY Gateway between areas of CAMDEN enc.losed and open townscape
■ Area or mote open town~cape Reproduced from the Ordnance Survey digital maps with the permission of the Controller of Her Majesty’s Stationery Offi ce © Crown Copyright Licence No. LA 086452 2009. Area of more enclosed townscape Figure 1.8 Urban morphology - townscape character
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 14 Key issues and opportunities Key issue Opportunity Local legibility has been partially lost Refurbishment and restructuring opportunities to support greater permeability and The analysis of the area undertaken through modern estate developments distinction between public and private space should be explored. by this study and related studies has Contrast between enclosed Where open character has a positive impact on townscape this should be celebrated highlighted some important issues to (predominantly historic) and open and reinforced through environmental improvements and a good management regime. be addressed by the strategy and the (predominantly modern) townscape is an Where the more open character has a negative impact opportunities to redefi future AAP. In turn, these indicate ne asset street edges should be explored - whether this be through development or street opportunities where change could be tree planting. most benefi cial to the area. Areas of poor townscape let the area Two key areas of poor quality townscape are Old Street roundabout and the central down and are frequently highly visible e.g. section of City Road by the canal basin - these represent important redevelopment Figure 1.9 illustrates the large number Old Street opportunities where past mistakes can be rectifi ed to produce high quality new of sites which have been identified as development and a well defi ned streetscape. having potential to support change in Improvements in public space have had Key spaces which have not seen improvements and are of a poorer quality should be the area. These sites have informed substantial positive impact – but also enhanced and their role in the wider green chain clarifi ed. Investment also provides the enhancement and development highlight poorer quality spaces an opportunity to enahnce heritage assets and their settings. opportunities set out in Part B. Important vehicular corridors embrace the City Road restricts movement to the north and east of the area with neighbourhoods area and act as barriers to integration that have much in common with the Bunhill and Clerkenwell area. The ability to cross the route by foot and cycle should be improved through environmental enhancements and potentially with new crossings. Old Street represents key spine through The important role of Old Street as an internal spine through the area should be the heart of the area recognised in future strategies - with opportunities to intensify activities, enhance the pedestrian environment and support active frontage throughout. Existing high density character can Opportunities for intensifi cation should be explored with a view to supporting a accommodate further intensifi cation, but building height limit through the majority of the area, where taller buildings are growth targets could threaten character inappropriate; with one or two key nodes identifi ed where taller buildings may be appropriate to support legibility. Vertical mixed use has historically been a Opportunities to support greater active ground fl oor uses along key streets should be characteristic of the area, but some more explored within an area-wide development strategy. recent developments have moved away from this and are less fl exible to future change 15 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 16 17 Bunhill and Clerkenwell Urban Design Study | Final Report | September 2010 B. B. Strategy
Introduction • Historic character strategy - which highlights historic features of value This chapter of the report sets out the which should be protected and strategy for the Bunhill and Clerkenwell enhanced; area. It considers both short and long • Development framework - which sets term opportunities for change and will out a hierarchy of interventions to directly feed into the Area Action Plan be employed across the opportunity for the area which will steer change over sites in the area; and the next 20 years. • Tall buildings strategy - which indicates the most appropriate The strategy is divided into the following locations for tall buildings in the area. elements:
• Headline principles - which provide Part C of this report then outlines more St John Street / Agdon Street Triangle King Square Estate an overarching framework for change; detailed frameworks for the four key zones of change. • Strategic development framework - which highlights the main areas where change will be focused and how these zones fi t into a wider strategy; • Outline movement and transport strategy - which identifies the network of routes throughout the area and how these will be enhanced to support sustainable travel modes; • Green infrastructure and public realm framework - which identifies how the network of green spaces and links should evolve to support Chadworth House Spa Fields cut-through walking, cycling, recreation and wider sustainability objectives; and
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 18 Guiding principles
Headline principles Key principles The issues and opportunities identified in Part A provide a context for a set of 1: Future changes should support the defi nition of the area as set of neighbourhoods with strong links headline principles to guide change in the between them Bunhill and Clerkenwell area. 2: Development should enable the natural role of the area to absorb the commercial activity needed to These principles are as follows: support the City but should ensure this achieved in a way that positively affects the existing character and community
3: Links to neighbourhoods to the north and east (Angel and Shoreditch) should be strengthened to continue the strong character link to East London
4:The green chain network should continue to be supported and enhanced as both an internal network and a series of connections to adjacent areas
5:Where locations for new development exist – opportunities to increase permeability and re-instate lost routes should be explored, and the development of a sustainable energy network supported
6:The setting and visibility of existing landmarks, elements of the historic environment and high quality frontages should be enhanced where possible, to help defi ne neighbourhood character
7: Key areas of poor townscape quality should be addressed through refurbishment, enhanced edge definition or redevelopment
8:The impact of the inner ring road as a barrier to non-vehicular movement should be reduced and a balance achieved between transport modes across the area, where the attraction of walking and cycling is increased
9: Maintain a sense of the area’s neighbourhoods as hidden gems and oases in the wider landscape – support both the enclosed and open areas of townscape as positive assets.
19 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 20 Strategic development framework
Introduction Strategy for change underpinning the environmental, social and economic sustainability of the area. The urban analysis highlights the wide The strategic development strategy for range of assets and opportunities across the wider Clerkenwell and Bunhill study These nodes of activity also provide the Bunhill and Clerkenwell area. The area evolves from and responds to the an important urban frame and area is already densely developed and the character attributes of discrete locations structure which must be respected arrival of Crossrail services at Farringdon in the area and the catalytic major as new investment decisions are station and the radical improvements development and investment projects made. A number of areas emerge as to public transport accessibility that are planned. presenting the most suitable locations that will result will exert significant to accommodate the majority of new additional development pressures on the The property market tends to be development within the Bunhill and Clerkenwell area and its hinterland. analysed and researched in its principal Clerkenwell area.These are explored component sectors of retail, housing, overleaf and defi ned on Figure 2.1: The Farringdon Urban Design Strategy offi ce and employment and leisure and will help channel, control and coordinate community. Perhaps aside from retail, 1. Spencer Street area; the delivery of new investment in the the largest concentration of which is 2. Old Street roundabout area; area immediately around the station. located at the Angel immediately to However, a number of major investment the north of the study area, all these 3. City Road Basin area; and and development programmes are sectors have significant representation 4. King Square / St Luke’s Street already planned and being considered in in the Clerkenwell and Bunhill area. area. the wider area. Business cases for these Key junctions and routes throughout investments are likely to be supported the area have attracted a wide range by the accessibility improvements that of commercial and community uses Crossrail will deliver. which exploit the natural accessibility these key nodes and routes afford. Established housing areas (some in the form of housing estates) sit between, and sometimes above, these concentrations. The interrelationship and interdependency between these uses and activities play an important role in
21 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 e Angel New urban quarter: ISLINGTON City Road basin
Education hub: Spencer Street Commercial hub: Old Street
Community hub: Central Street ...... , Key zones of change
/ Strong connections 0 Nodes
Community and education use focus ■ ■ Residential focus CITY ■ Commercial focus CAMDEN
Figure 2.1 Strategic development strategy highlighting area frameworks (explored in Part C)
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 22 Spencer Street Old Street roundabout City University London is the This is a major transport node dominant force in the Spencer Street and a major concentration of area and is promoting an ambitious offi ce accommodation. Old Street development programme that will roundabout has the best public bring signifi cant new investment to the transport accessibility of the Bunhill area, will protect existing and create and Clerkenwell area and is identified as a key location in the Central new jobs in this location. Central to the University’s success are its College building,Wyclif Street Activities Zone as an Opportunity Area. links to the City of London, but the At the cross roads between Old Street University is also a local community and City Road, the location marks a resource, source of local employment, key point of transition between the an important anchor to the local City of London and its concentration economy and focus for community of fi nancial service industries to the life. The Spencer Street area is west south and the smaller scale businesses Old Street roundabout of City Road and north of Old Street and more local economies of east with the predominant use beyond London to the east. Whilst the full the University being residential. range of land uses will be appropriate New development should support Tate building, Goswell Road in this most accessible location, major the critical education, community future development should typically and employment functions of the be offi ce-led to further strengthen University and respond positively to this key sector and ensure that the opportunity to further improve new jobs created benefi t from the St.Agnes Well, Old Street the special quality of Northampton excellent public transport accessibility. Square. Opportunities to support local amenity through the provision of retail at ground fl oor should also be explored, alongside signifi cant opportunities to enhance and extend the public realm. Wyclif Court, St. John Street
23 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 City Road Basin King Square / St Luke’s This is a major area of opportunity Central Street is a major although within the wider Clerkenwell and relatively low key through route Bunhill area. The basin and its between Old Street and City Road. sheltered water body provides a With Finsbury Leisure Centre, natural focus for high quality new Ironmonger Row Baths, the St. Luke’s development that will create a natural Centre, Moreland School and other step between the offi ce based area services and facilities all playing an of Old Street and the retail focus of City Road basin essential role in delivering community the Angel. More than other locations services to local people, there is a in the area, with a relatively simple major opportunity for the area to pattern of land ownership including attract signifi cant new investment. This Land Securities owning and promoting investment will enable Central Street the City Forum site, City Road to strengthen its role as a community Basin presents an opportunity for hub. Much needed investment is the creation of a new exciting and already taking place in Ironmonger contemporary urban quarter. Row Baths and the Council are St. Luke’s recreation facilities working towards the replacement of City Road former station Finsbury Leisure Centre. In addition, major sites are coming forward on the west side of Central Street that will help establish the area as a new high quality and high density urban neighbourhood. Further major new developments in the area will need to ensure key community facilities such as the St. Luke’s Centre and the Leisure Centre continue to support and serve City Road basin a growing local community. St. Luke’s centre
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 24 Movement and green infrastructure strategies
Movement strategy and support the modal shift required to meet required targets; and Vision The Bunhill and Clerkenwell area • Provide an attractive and safe walking “To recognise the needs of commuters and residents by supporting the strategic is passed through by hundreds of and cycling environment which provision of a high quality and effi cient public transport network as well as thousands of people every day. Over permeates across the area and gives enabling an attractive local walking and cycling network which provides relief in 20,000 people use Farringdon station in pedestrians and cyclists sufficient the urban landscape by: the morning rush hour alone. A fi gure priority. which is projected to rise to 56,000 as • prioritising key routes as public transport routes and enabling the smooth flow a result of Crossrail connection and of buses; and The signifi cant modal shift required in associated improvements. • extending the existing green chain by providing walking and cycling links this area in order to meet between neighbourhoods and across existing barriers which are attractive to the wider transport strategy targets has As a city fringe area home to use and provide quieter and safer alternatives. an important infl uence on the movement substantial commercial activities, the strategy. The shift will be a signifi area’s movement network is critical cant challenge and therefore anything the to the area’s success and a strategic emerging Area Action Plan and future London-wide strategy context Islington strategy context London-wide function. At the same changes can do to support this step time, the Bunhill and Clerkenwell change will be welcomed. Draft London Plan objective: Demand for travel is likely to increase area is also home to an established A city where it is easy, safe and signifi cantly in future as the population and growing residential community. Two key proposals already in train need convenient for everyone to access jobs, and levels of economic activity grow. Both the residential population and to be absorbed into the AAP movement opportunities and facilities with an Improved access and increased capacity quantum of employment activities are strategy - Farringdon station and Old effi cient and effective transport system is needed to unlock regeneration and set to grow over the next 20 years Street station and roundabout. These which actively encourages more walking redevelopment opportunities. with obvious further pressure on the are summarised on the facing page. and cycling and makes better use of the movement network. The land use mix Thames, and supports delivery of all the The current transport network is across the area means the movement The strategy set out overleaf is informed objectives of this Plan. impacting adversely on human health, the network needs to achieve the following, by existing London and Islington environment and quality of life, and there potentially confl icting, objectives: movement strategies alongside on the Requirement for signifi cant modal shift to is a need to reduce these impacts. ground observation of movement activity ensure no net increase in traffi c and to The travel needs of Islington’s diverse • Ensure the smooth fl ow of public and discussions with Transport for improve interchange between different population must be considered to transport routes to ensure the bus, London. forms of transport, particularly around help tackle unemployment and social rail and tube networks can attract major rail and Underground stations. exclusion.
25 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 Key messages from area analysis Farringdon station Old Street station and roundabout
• City Road represents an important The Farringdon Urban Design Strategy The Old Street Roundabout Study (Stage vehicular connection around the prepared in 2009 seeks to support the C) prepared in 2009 sets out a strong edge of the area, but also represents station’s enhanced role through the vision to dramatically improve the Old a barrier to pedestrian movement, following vision: Street junction. The proposals seek to particularly north-south. “Make Farringdon an integrated transport re-work the road layout to establish a • Old Street / Clerkenwell Road acts interchange and sustainable centre by two signalised junction layout with at- City Road as a central spine through the area reinforcing its strong physical heritage, grade pedestrian crossings and increased and is heavily used by buses, private connecting its diverse neighbourhoods to and enhanced public realm. The vehicles and pedestrians, as well as a world class public realm network that proposals enable access to Old Street by some cyclists. Improvements delivers the opportunities brought about station to be simplifi ed with a single could make this more route safer and by Crossrail and ties in with existing and entrance as a new landmark building at more attractive for pedestrians and new high quality development and public the centre of the new public space. potentially cyclists. interiors to create a place for people to live, • New connections at Farringdon will work and stay longer.” make the station a more significant Goswell Road node in the local area. • St. John Street and Goswell Road provide well-used local Clerkenwell Road connections north-south through the neighbourhoods. • Public transport accessibility is very Farringdon Road Farringdon good across the area. In future, capacity concerns at some stations and on some bus routes may become critical.
Farringdon: Proposed interchange concept Old Street: Proposed junction design St. John Street
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 26 Vehicular connections strategy e Angel - Major routes - Key streets The movement and transport strategy IS -- Local routes
for Bunhill and Clerkenwell seeks to Congestion charge zone limit
prioritise public transport, walking and PTALzon-e6b
cycling throughout the area. This section PTALzone6a sets out the principles which should PTAL zone S guide change in the area.
Primary connections Public transport corridors (City Road, Old Street / Clerkenwell Road, Farringdon Road, Rosebery E.Y Avenue) • Bus routes should be supported with appropriate priority and bus stops located to support interchange • Carriage widths to be reviewed to achieve optimum balance for users • City Road: as part of the inner ring road this route must enable smooth fl ow of vehicular traffi c. As a major bus route, bus priority is important and should be maintained. The scope to support enhanced pedestrian and cycle facilities including easier y north-south crossing across main stretch between Old Street and Reproduced from the Ordnance Survey digital maps with the permission of the Controller of Angel should be enabled through a Her Majesty’s Stationery Offi ce © Crown Copyright Licence No. LA 086452 2009. range of potential measures including Figure 2.2 Key vehicular routes and connections enhancements to existing crossings,
27 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 the addition of refuges or additional the current level of priority should • Farringdon: the upgrade and re- transport network there is a case for informal crossings is possible. be maintained. Goswell Road may structuring of Farringdon station is supporting bus connections to the benefi t from being two way. already underway. Access to the new station. Currently only the no. 63 stops • Old Street: located within the congestion charge zone this is Crossrail line will further enhance immediately by the station, although an important bus route and all- Local streets local access to the rest of London two other routes provide access to the mode connection. The upgrade of (Lever Street / Skinner Street, Spencer and beyond. The integration of station from stops on Clerkenwell Road Farringdon station is likely to enhance Street / Moreland Street, Central bus connections and cycle facilities (no.s 55 and 243). the role of this connection. The Street, Bath Street / Bunhill Row) within the wider interchange will be The Farringdon Urban Design Study has carriage width should be reviewed • These routes do not operate as important. analysed the movement network in detail, to ascertain whether widening the bus routes, but are important local and found it is not possible to create a pavement space and removing the routes particularly for the residential Bus connections consolidated interchange in Farringdon. bus priority lanes between junctions population. Old Street and City Road perform very Therefore, the proposal is to enhance could be enabled. important roles within the bus route Initial explorations • Enhancing the role of these routes existing hubs around the Cowcross suggest the priority lanes may not network, with a high number of routes as quieter walking and cycling Street/Farringdon Road and Clerkenwell result in signifi cantly smoother bus passing along each. At present a bus lane connections will be a focus for the Road/Turnmill Street junctions. Key to fl ow, and therefore greater benefi operates along parts of Old Street west t strategy. this is full pedestrianisation of Cowcross could be secured through enhanced of Old Street station. Given the observed • Encouraging active ground fl uses Street up to Farringdon Road with pedestrian space. oor fl ow of traffi c along this route a case Turnmill Street becoming pedestrian (doors and windows fronting street) could potentially be argued for removing priority (taxis & timed vehicular/service and the location of new community the bus lane and restricting much of the Key streets areas). The new underground/rail facilities along these routes will help route to single lane traffi c (with two lanes (St. John Street and Goswell Road) entrance on Turnmill Street creates a to support their local role. provided on approaches to junctions). • Walking and cycling will be given a stronger link to the Clerkenwell Road/ The impact and benefi t of such a move good level of priority through greater Turnmill Street hub. Interchanges provision for cyclists and through would need to explored in detail, but • Old Street: signifi cant changes are further supporting an enjoyable it could support Old Street as a more In terms of delivering these planned at Old Street station with a and attractive public realm. These attractive pedestrian and cycle route, improvements continued partnership completely reworked interchange routes will be a focus for cycle hire and TfL would be happy to consider this working across a number of local between rail, tube, bus and cycle. A and parking facilities refl ecting their opportunity. authorities and transport stakeholders is new primary access point will replace important role in the cycling network. required. There may also be potential the myriad of entry and exit ramps With Farringdon station taking an These routes are also bus routes and to increase the frequency of existing bus enhanced role in the future public currently in place. routes, and TfL are investigating this.
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 28 Green infrastructure and public routes and facilities throughout the Vision realm framework area is an important objective in the movement strategy. The density of the “To continue to strengthen the quality and connection within the existing green The EC1 Public Space Strategy area and proximity to the City lends chain and extend this to link to adjacent neighbourhoods and therefore realise established the concept for a green chain itself well to cycling as a primary means greater value from this asset”. walk through the area. The public space of getting from A to B. As such, cycle improvements undertaken have helped facilities need to be enhanced as much as bring this green chain to life with a series possible. • Enhancements to the green spaces London-wide strategy context of connections now established through over the past decade have had highly the area focused on joining the green This section sets out the green positive physical and social impacts. The London Plan strongly advocates spaces together. Over time, this will infrastructure strategy in three parts: (these have been reviewed on behalf the importance of both green and blue increasingly support a network of quieter • Key elements - sets out the principles of the EC1 NDC and Islington (i.e. waterways) infrastructure in the and very attractive walking routes. for enhancing the area’s green Council in the EC1 Public Space structure of London’s neighbourhoods. infrastructure; Strategy Evaluation, May 2010). The green and blue infrastructure Extending this network to support links • Green chain extensions and priority • Opportunities remain to improve network is to be prioritised as both a to adjacent neighbourhoods will be spaces - identifi es new links to be lower quality spaces which have not walking and cycling network as well as an important in supporting local residents added to the ‘green chain’ and where seen investment. important element in the climate change and workers to travel by foot rather space enhancements will be focused; • The ‘green chain’ has supported a set adaptation strategy. than vehicular means. The following and connections are considered to be of good internal links in the area, but • Sustainable public realm - priorities: are not yet well recognised or used Islington strategy context highlights the crucial role of green • connection running north-south via as signifi cant walking connections. infrastructure of all types (green Whitecross Street Market, St. Luke’s • A more externalised approach to the The open space strategy for the borough spaces, green walls/roofs and street Gardens, City Forum and City Road ‘green chain’, with new links to spaces identifi es that the priority for the trees) in supporting comfortable canal basin; outside the area would increase the Clerkenwell and Bunhill wards should be environments. to increase the quality and functionality • connection running east-west value of the established network. of small parks and gardens due to the between Northampton Square and • Good management is crucial to the Key messages from area analysis lack of strategic/major parks, and to City Forum via Ashby Street; and success of the best spaces. increase access to natural/semi-natural • connections to and from Farringdon • Local engagement has been • Green spaces have played an spaces (for example through creating less station. instrumental in maximising the value important social role in the area as managed areas within existing spaces) of the area’s spaces. The accommodation of attractive cycle meeting places. to provide access to nature.
29 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 Key elements PTALzon~6b Existing signed e Angel •···· cycle route (LCN+l PTAlzon e6a .... Existing quiet route The following principles underpin the PTALz:oneS • ISL IN recommended for green infrastructure and public realm cyc:llsts Proposed cycle route strategy for the area: -- extensions • Exis:l'ingGreen Chain • Support attractive pedestrian and Walk --Proposedextens ions to cycle connections east-west across --Green Chain the area; Scopelot enhanced pedestrian and cyding envlronmen1 • Finish the key links and space Cycle hire docking improvements identifi ed in the Public • stations Space Strategy, re-enforcing the ‘green chain’; HACK • Y • Extend the ‘green chain’ to strengthen external links to adjacent .. neighbourhoods; __._.... . • Focus investment towards priority :/ spaces; : • • Link groups of public realm .,.- .. --·· \ ! improvements to development ~- : ., : frameworks; ,. • Consider phasing carefully and .... -········ , support early public realm intervention in advance of • • development, where this will benefit ultimate viability; and Moorgate CA E:N CITY e • Establish tree planting strategy across Reproduced from the Ordnance Survey digital maps with the permission of the Controller of the area to underpin climate change Her Majesty’s Stationery Offi ce © Crown Copyright Licence No. LA 086452 2009. adaptation. Figure 2.3 Walking and cycling network
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 30 Green chain review and future strategy the basin edge with potential new Priority spaces 7. Moreland Primary School bridge crossing if feasible. Linear As indicated in the movement and park to be established on western access road and sports court transport strategy, extending links side of basin; A set of spaces have been idenfied improvements. for future improvement over the outside the immediate neighbourhoods • Spencer Street /Moreland Street - to 8. Goswell Road / Lever Street lifetime of the Area Action Plan. of Bunhill and Clerkenwell will be be enhanced through street tree junction new King Square Detailed principles for improvement important in supporting walking and planting to create an attractive and Gardens Entrance. cycling through the area. The existing for each of the sites can be found in comfortable route between St. John 9. Percival Triangle vehicular ‘green chain’ provides the basis from Appendix 1. A summary of the sites Street and the canal basin; entrance area off Cyrus Street. which to establish attractive, safe and is provided below and illustrated in • Connection via City Forum and sustainable external links. Figure 2.6. 10. Percival Triangle - outstanding Ironmonger Row - small scale improvements. improvements to enhance the quality A review of the existing ‘green chain’ 1. Exmouth Market. of this route between key spaces; 11. City Road junction and basin strategy has highlighted some important 2. Skinner Street/Tysoe Street Gateway improvements to additional links to be prioritised. These • Great Sutton Street / Gee Street Junction improvements. provide an improved pedestrian are illustrated on Figures 2.3 and 2.4 and - environmental enhancements to 3. Northampton Road link across the City Road summarised below: support this back route parallel to barrier. Old Street; improvements and possible pavement widening. 12. Graham Street Park • City Road section from Angel to • Clerkenwell Close - encompass improvements. Old Street - to be enhanced through this route into the wider green 4. Finsbury Estate sports court, pavement improvement, further network, no major requirements for pedestrian areas and parking 13. Basin water front improvements street tree planting and potential improvements; improvements. and increased pedestrian access vertical habitats (for example, green • Vineyard Walk / Mount Pleasant - 5. Spencer Street Improvements to allow links to the greater walls) where appropriate; enhanced as walking route between and possible pavement widening/ canal walks network. • Links to and around City Road canal Spa Fields and new development on parking rationalisation. 14. Wharf Road improvements and basin - providing important and Mount Pleasant. 6. Northampton Square gardens possible pavement widening with attractive connection across City and university entrance space. new links across to the basin. Road to important and biodiverse 15. Central Street / Finsbury Leisure asset of the canal basin. Enhanced walkways to be established around Centre environs.
31 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 16. Goswell Road junction. 17. The Redbrick Estate garden ISLINGTON spaces, pedestrian areas and parking. 18. Peabody Estate gardens and link space to Whitecross Street market. 19. Old Street Roundabout environs - City Road north west pavements. 20. Old Street Roundabout environs- City Road south east pavements. 21. Leonard Street improvements. 22. Finsbury Square.
Part C of this report provides further information on how the improvements to these spaces could be brought forward as part of the area frameworks.
Reproduced from the Ordnance Survey digital maps with the permission of the Controller of Her Majesty’s Stationery Offi ce © Crown Copyright Licence No. LA 086452 2009.
Figure 2.4 Green infrastructure framework - priority green spaces for improvement
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 32 Sustainable public realm • Good plant selection for aspect and Potential measures could include the • Inclusion of bird/bat and insect boxes site conditions to encourage growth following: within schemes (as established at As a part of central London the green and reduce need for replacement, for Radnor Street Gardens). spaces and green infrastructure in Bunhill example Wenlake Estate. • Sustainable Urban Drainage systems • On-site composting on estates and and Clerkenwell provide important • Inclusion of cycle facilities to to reduce runoff into the stormwater larger greenspaces. oases within a dense urban environment. system and thereby aim to reduce encourage sustainable methods of • Low maintenance planting. Future climate change will make these transport within & across the area, fl ooding through: • Informative landscapes strategy to assets all the more valuable, and greater for example St. John Street. • Permeable paving especially in educate and inform users about the greenery will be needed to ensure the parking areas (this was piloted • Reuse of materials, for example the sustainable measures included in the area can adapt to more extreme weather. in St. John Street at the Wynyatt Chadworth Estate fountain and the enhancements. Radnor Street Gardens railings. Street junction and could be used The EC1 Public Space Strategy more widely in the area); • Use of solar powered, low energy, or completed projects include a number of • Vertical planting where other planting long life LED lighting. • Streetscape bioretention and simple measures which were undertaken options were not possible, for infi ltration where space allows; • Consider light pollution in lighting to maintain and improve sustainability example Whitecross Street market. specifi cations and product choices. and biodiversity of the sites and projects • Grasscrete play areas to reduce • Engineered sub-surface infiltration • Local and sustainable sourcing of and included the following examples: impermeable surfaces, for example measures to reduce runoff; and construction materials, with timber the Brunswick and Gambier Estates. • Rainwater harvesting, storage and from sustainable sources and greater • Retention of biodiverse, native recycling of water for irrigation planting areas, for example Radnor use of recycled content. Within future projects other sustainable of planted areas especially in Street Gardens. • Procurement of contractual measures should be considered to estates (as piloted on the Wenlake services from organisations which • Retention or increase of planting and enhance further the area’s contribution Estate). demonstrate that effective measures greenspace, for example the Estate to creating sustainable communities for • Increased use of native or biodiverse are in place to minimise the carbon spaces. the future. plant species to enhance habitat intensity of capital works and site • Inclusion of allotment gardens in creation and support urban wildlife. management activities. residential schemes to enhance • Use of drought tolerant plant species • Encouragement of local food people’s enjoyment and active to reduce the need for irrigation and production within spaces through relationship with plants and food, better adapt to climate change. for example Brunswick Estate and community orchards, allotment Gambier Estate. spaces and community growing initiatives.
33 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 Exwick School playground and fi lter drain Stamford - slot weir and outfall Town Hall - permeable paving
Stamford - attractive drainage canal Red Hill - swales also provide play area Bee friendly planting (image courtesy of Bob Bray Associates
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 34 Historic character strategy
Introduction school and medical school. This landmark much of the area’s historic growth. This Markets could be recognised more signifi cantly, building could be considered as a local Trade and local markets have been As highlighted in Part A of this report, despite its somewhat hidden location to landmark and promoted as such. characteristic of the Bunhill and the area’s history provides an important the south of Old Street. Clerkenwell area since its early social and political legacy which has had Community and social buildings beginnings. Today three key markets are a clear physical impact on the Bunhill and Another set of examples of the early There are three important community held in the area. One is the well known Clerkenwell area. religious infl uence is the Leysian Mission buildings will illustrate both the Smithfi eld meat market, whose building building at the City Road / Old Street philosophy and historic development of forms a local landmark to the south of Historic features to be protected junction (see photo on page 37) and the the area (for more information please the area. Another is Exmouth Market, associated Wesley’s Chapel to the south visit www.ec1history.co.uk): and the third the recently revitalised A range of historic features remain along City Road. Both buildings form Whitecross Street market which will • City University London College throughout the neighbourhoods and local landmarks along City Road. continue to grow as a hub of activity. building (see photo on page 37); represent important landmarks and assets. A series of church buildings, and crucially • Moorfi elds Eye Hospital; and Views their spires, also provide local landmarks. • Finsbury Health Centre (see photo A number of local views in the area Landmarks These include St. Clement’s, St. Luke’s and on page 38). represent good qualities to be preserved: Historic local landmarks to be recognised St. James’ churches. and promoted as part of the strategy can Each of these buildings represent local • Views to the south to the Barbican be grouped by their era and purpose as Commercial buildings landmarks both as historic feastures and towers; community facilities. follows, and are highlighted on Figure 2.5: Lowdnes House and Triton Court are • Views of historic church spires are recognised landmarks in the borough dotted across the area - of particular Modern housing estates Religious beginnings and represent historic commercial note are the views of St. Luke’s Two examples of the radical social agenda The Charterhouse is an example of the buildings on the City fringe illustrating Church along Old Street and from in Finsbury illustrate the philospohy early history of the area as a landscape the role of this area in absorbing large the north, and the views of St. James’ and sense of ambition in the area. The of monasteries and religious landholdings. scale commercial offi ce activities. The Church from Clerkenwell and Spa Barbican is well recognised and visited The Charterhouse is a remnant of the historic manufacturing role of the area is Fields. religious land ownership influences, less evident in today’s urban fabric, but and forms a signfi cant landmark on the starting life as a Carthusian priory in 14th is an important part of the area’s legacy. skyline. Less well appreciated is Spa century. The buildings on the estate have The Ingersoll watch factory off St. John Green Estate which is good example of changed through a series of community Street is a rare example of the once Berthold Lubetkin’s modernist principles uses from monastery to almshouses, vibrant manufacturing trade which funded (see photo on page 38).
35 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 Townscape e Angel The area generally benefi ts from positive townscape and strong frontages, ANGEL HOUSE as illustrated in Figure 2.5. The extensive sections of good frontage are characterised by strong building to street relationships, with active ground fl oors and continuous building lines. Those areas with less incidence of good frontages represent opportunities for enhanced townscape - either through positive celebration of building setbacks ENGINEAND PUMPHOUSE • or through interventions to provide Stamford - attractive drainage canal greater street definition.
-- Good section of frontage
• Recognised landmark
• Historic local landmark of value
Local landmark CAMDEI supporting leg ibility and streetscape CITIGEN • SMITHFIELD MARKET Reproduced from the Ordnance Survey digital maps with the permission of the Controller of __.+ Local view Her Majesty’s Stationery Offi ce © Crown Copyright Licence No. LA 086452 2009. Figure 2.5 Local landmarks and views to be protected
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 36 Historic buildings to be promoted Leysian Mission Imperial City University London Building City Road tube station
The analysis of local landmarks and the historic environment has highlighted a number of buildings which could be improved, and thus play an enhanced role in the area’s urban quality.
Built: 1903 Built: 1894-6 Built: 1901 Designed by Messrs Bradshaw and Gass Designed by E W Mountford Designed by City & South London Railway Listed: Grade 11 Listed: Grade 11 Listed: Not listed Use: Commercial and residential Use: Education Use: Vacant The former Methodist Leysian Mission The College Building, was built as the The remaining structure at the junction is a striking building in terracotta and Northampton Institute named after the of Central Street houses the lift shaft red granite. It is considered to be the Marquess of Northampton, was partially which once carried passengers to the fi nest building of its type in Islington and rebuilt in 1953-5 following war damage. station platforms below. The building is thought to rival the Russell Hotel on It has also recently been renovated after performs an important ventilation role Russell Square. a fi re destroyed one third of the building but is a dilapidated presence at a key The identifi cation of the Old Street in 2001. The renovation maintained moment along City Road. junction as a focus for signifi cant change the building’s Victorian façade whilst Opportunities to enhance or encase means this building will be in a highly incorporating new state of the art the ventilation structure should prominent position with an enhanced facilities for City University London. be considered as part of major public realm setting. It is suggested Opportunities to further enhance the redevelopment of this area. It is that this should be used as a catalyst to building’s setting and appreciation should suggested that this building could, with discuss improvements to the frontage be explored through the University’s substantial work, provide an attractive and new uses at ground level with the redevelopment proposal for the wider edge to new public realm at this owners. campus as per the site’s planning brief. intersection.
37 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 Finsbury Health Centre Spa Green Estate Northampton Square bandstand The centre is need of major repairs and has an uncertain future as a health facility. It is suggested that this building is an iconic example of the radical socialism which has characterised the Bunhill and Clerkenwell area throughout its history. As such all efforts should be made to retain this building and restore it as a landmark. The campaign to save the centre has mobilised a greater local understanding of the architecture and Built: 1935-8 this could be harnessed to further public Built: 1943-50 Built: 1920s Designed by Berthold Lubetkin appreciation of this important building. Designed by Berthold Lubetkin Designed by unknown Listed: Grade 1 Listed: Grade 11* Listed: within Conservation Area Use: Health Centre Use: Residential Use: Vacant This building is a piece of pioneering Berthold Lubetkin shared the socialist The bandstand in Northampton Square social and architectural work by Bertholf views of the Finsbury Borough Council is the centrepiece of one of the earliest Lubetkin, one of the masters of the and sought to build buildings which squares in Islington. The date of the modern movement (as highlighted in achieved social, political and aesthetic bandstand itself is unknown, but will have section A of this report). Lubetkin had objectives. Lubetkin’s much publicised been between 1920 and 1960. It is an conceived this Centre like an informal attitude was “Nothing is too good for interesting wooden structure, octagonal open-access club, to encourage the OPEN. PLANNING ordinary people.” Spa Green Estate in plan and with a wooden shingle roof. --~ ----~ public to use services by making them ~- ...... ~ .... is an early and high quality example of With the planned changes around ·•. \ feel comfortable using them. ~ his work in this area, and illustrates the the square as part of the University’s Lubetkin '-'· said of the building:“The centre’s opening -- positive open townscape which has been redevelopment an opportunity exists to arms and entrance were a deliberate achieved in Bunhill and Clerkenwell. restore and promote the bandstand and attempt to introduce a smile into what is -'f-~··- Opportunities exist to resolve and its setting as an outdoor performance a machine.” enhance the setting of the estate along space. In 2008 the bandstand hosted the / its southern edge and these should be inaugural Big Summer Busk, and further
/ explored. opportunities should be explored.
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 38 Characteristics to maintain or Spaces Co-location of community uses restore (this page) • The modernist thinking which The history of Bunhill and Clerkenwell To continue the socially progressive shaped the area supported the close association of high quality and as the home of radical socialism and a philosophy embedded within the area’s integrated social facilities alongside strong working class community has history, the open spaces in Bunhill and housing infl uenced some of the physical patterns Clerkenwell should be celebrated and • The co-location of community which are evident in the area. The supported as social spaces and meeting facilities around public spaces streets and spaces across the area have places. should be encouraged to support been historically important in supporting the spaces’ role as meeting points a cohesive community and with some Streets • Opportunities: Co-location of improvements they can be again. (opposite page) further community and residential The role of streets as living connections uses on Central Street This section highlights some of the and social places is a characteristic of the principles evident in the urban fabric and area and something to be enhanced. central to the philosophy with which the area was shaped.
Active edges, vibrant spaces Defi nition of space • Historically spaces had a range of • Not all of the modern estate green active uses around them including space is attractive to use artisan workshops and commercial • An important cause is the lack of units defi nition in public and private space • Active uses should again be • A balance needs to be struck encouraged to support existing between respecting the integrity spaces as social places of the original estate visions and • The role of the three markets should the needs of current and future be supported in existing locations communities • Opportunities: Space at St. John • Delicate interventions should seek Street / Spencer Street junction and to resolve the defi nition of space and King’s Square space on Central Street support greater public use of key areas for example at King’s Square
39 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 St. John Street Old Street • Important former trade route which • Historically built in sections and winds its way through the area extended into Central London as Clerkenwell Road • Continuous narrow enclosed townscape edge • Principal commercial through-route • Junctions make meeting points and • Gradually and progressively widens provide relief along the route (for as move east example Agdon Street triangle) • Nature of enclosure changes from • This pattern should be supported by continuous building line to wide emphasising spaces around junctions set back and loss of frontage - this and enhancing their social role, needs resolving to support streets for example at the junctions with role. Opportunities would include Redbrick Estate and the petrol Spencer Street and Lever Street station site.
City Road Goswell Road • Strong linear character and very • Very different route to adjacent wide street St. John Street - much straighter • Historic frontages provide strong alignment in 3 distinct sections definition • Northern section strongly enclosed • Modern developments set back and • Middle section represents a at an angle to the street break (due to more modern • Street should be reinforced as active developments) which could be and attractive space by resolving more positively emphasised as frontages through new development a relief point, for example with and/or landscaping / boundary enhanced space by Turnpike House treatments. Key opportunity exists • Southern section is again well at City Road Basin. enclosed
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 40 Development framework
Hierarchy of interventions Public space enhancement e Angel ■ Edge-enhancement A large number of potential opportunity ISLINGTO . Refurbishment sites have been identifi ed through the ' analysis work. fi . ,__ Short term development (under Each of the sites identi ed construction / completel have been categorised as follows: ■ ShorMl"ledium term redevelopment ----- ■ -,u Medium~lcng lerm redevelpment 1. Areas for public realm enhancement; 87 ■ 2. Sites for frontage enhancement; 3. Refurbishment opportunities; i \. -----" ~ 0 '1-..,, 4. Short term developments currently illlli\t - 111 : - . ~K F:Y '!}; ~ i 9 49 ' L\ _ under construction or recently ~~ li · " 12 65 _-. 54 , --~ completed; 'f.>~ . ~ - ; \ .. Sj.JJ. - .-:.
5. Short / medium term redevelopment 56 o c:58 8 opportunities; and 6. Medium / long term redevelopment opportunities. .
Together the sites across the area have a signifi cant capacity for change - both through enhancement and --- redevelopment. Figure 2.6 illustrates ' each of the sites and the respective recommended intervention. The site CAMDEN CITY numbers are cross referenced in Part C.
Reproduced from the Ordnance Survey digital maps with the permission of the Controller of Her Majesty’s Stationery Offi ce © Crown Copyright Licence No. LA 086452 2009.
Figure 2.6 Development opportunity hierarchy
41 Bunhill and Clerkenwell Urban Design Study | Final Report | September 2010 Development capacity which would need to be redeveloped is Land use Capacity (sqm) Estimated existing Net increase available this has been considered. An fl oorspace which in floorspace Each site has been assessed in terms of attempt to calculate the net additional would be demolished its scope for enhancement or change capacity across the study area is outlined or refurbished (sqm) and the capacity for development where in the adjacent table. The quantum of Residential 259,668 540 259,128 appropriate. Part C details the capacity existing fl oorspace which would be Commercial 151,211 84,172 273,625 calculations and classifi cations for the demolished is incomplete and therefore (small scale) key sites. these fi gures should be considered an Offi 112,425 interim estimate. ce Community 16,676 Each site has been classifi ed under the hierarchy of interventions. For those Education 63,138 sites considered to have development Retail 8,929 capacity an estimate of the scale of Public space 20,870 N/A N/A development has been made and the Total development capacity likely land use mix of this development. The fi gures quoted for development represent the total site capacity for each land use (i.e. gross site capacity, not taking into account of the loss of existing buildings in redevelopment). However, the fi gures do make allowances for likely building footprint and circulation and servicing space required, and these quantums have been excluded from the capacity fi gures quoted.
The capacity assessment is principally a gross development capacity exercise. It is obviously important to understand the net capacity impact and therefore where data on the existing buildings
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 42 Areas for public realm Refurbishment enhancement or edge enhancement
Some of the sites identfied are A number of the sites are existing constrained by their size or setting and buildings which could be refurbished therefore are unsuitable for development. or enhanced in order to provide new Many of these sites have therefore been uses or better quality accommodation. classed as sites for potential public realm Often these buildings are well positioned enhancement. Not all of these sites are and set within their sites and with priorities for improvement, those that enhancements to their frontage and are are identifi ed earlier in the green interior could play a more important infrastructure and public realm strategy. role in the townscape.
In addition a small number of very constrained sites, some adjacent to existing buildings, have been highlighted. It is recommended that these are considered for frontage and edge enhancement as opposed to redevelopment.
Land use Capacity (sqm) Residential 2,140 Commercial 4,780 (small scale) Office 20,559 Land use Capacity (sqm) Education 30,860 Public space 20,370 sqm Retail 205
Total new or enhanced public space Total capacity through refurbishment
43 Bunhill and Clerkenwell Urban Design Study | Final Report | September 2010 Short term / current development Short to medium term Medium to long term opportunities redevelopment opportunities redevelopment opportunities
A number of sites have been identified A signifi cant number of sites are The largest number of the opportunity where development is under already subject to planning permissions sites have been categorised as medium construction or has been recently or are subject to current or pending to long term opportunities. These completed. These sites are considered planning applications. These sites have sites have been identifi ed as part of to make an important contribution to been identifi ed as short-medium term the analysis and in most cases are not the delivery of jobs and homes over the opportunities. Where appropriate subject to any existing formal proposals. plan period. the site capacities already identifi ed in planning applications have been used in These sites represent a sizeable the calculation of total capacity. proportion of the commercial and office development capacity within the area. Much of the community and education development is also under this category.
Land use Capacity (sqm) Residential 78,764 Land use Capacity (sqm) Land use Capacity (sqm) Commercial 79,742 Residential 34,800 Residential 143,964 (small scale) Commercial 7,320 Commercial 59,369 Office 52,610 (small scale) (small scale) Community 14,783 Office 12,618 Office 26,638 Education 32,278 Community 1,228 Community 665 Retail 2,281 Retail 926 Retail 5,517 Public space 500 Total short term capacity Total short-medium term capacity Total long term capacity
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 44 been used to guide the appropriate scale, Development quantums Capacity (sqm) Conversion Homes / jobs massing and development densities. A 6 ratio created Signifi cant growth in the Bunhill and storey height was assumed for most of Residential 261,668 Average size of 2,617 homes Clerkenwell Area Action Plan area the sites, rising to 10 storeys for sites on new home 100 has been identifi ed as a result of key routes and 14 storeys immediately sqm gross growth estimates by the Greater around Old Street roundabout. Commercial 151,211 1 job created for 8,400 jobs London Authority. A total growth (small scale) every 18 sqm of 3,400 homes and 18,000 jobs has The jobs estimate exceeds the target Offi ce 122,013 1 job created for 6,778 jobs been identifi ed for the wider AAP identifi ed. The jobs generation estimate every 18 sqm area including Farringdon, Bunhill and does not take account of the lost Community 16,676 Not included Clerkenwell. A proportion of growth has employment fl oorspace, and therefore been identifi ed through the Farringdon Education 63,138 Not included represents a gross fi gure. The fi gure Urban Design Study and these capacities Retail 9,129 Not included does not include employment generated have therefore been subtracted from the Total jobs 15,178 jobs as a result of retail, community and AAP targets. The target for the Bunhill Total homes 2,617 homes education uses. However, in line with and Clerkenwell area is therefore as Homes and jobs creation Planning Policy Statement 4, these land follows: uses do make a positive contribution to local employment. The ratio used to • 13,200 jobs; and deliver the following if all sites were For those sites where planning calculate the jobs estimate is 1 job per • 2,750 homes. developed as categorised: permissions exists the development 18 sqm, based on fi gures used for the capacities adopted were those set in Farringdon study. However, the London Plan uses a ratio of 1 job per 14.4 sqm In addition, an appropriate level of social • 15,178 jobs; and the associated applications. In a number which would give a greater estimate of and community infrastructure will need • 2,617 homes (2,611 net additional). of cases, particularly around the City 18,974 jobs. to be provided to support both the Road canal basin, these sites represent a sizeable proportion of the total existing and new residents. These calculations are only estimations capacity due to the scale of development The residential estimate falls slightly and are based on broad conversion proposed by the developers. shy of the homes target. However, the The capacity for development identified ratios as outlined in the adjacent table. For those sites without live or approved average size of home assumed (100 sqm) across the area suggests the area could These estimations, however, do give a planning permission the development is generous and therefore the estimate useful indication on the ability of the area principles set out in this strategy have can be considered conservative. to meet the growth targets.
45 Bunhill and Clerkenwell Urban Design Study | Final Report | September 2010 The residential capacity indicated Social infrastructure Size of home Proportional split Average child yield Total child yield suggests the following population yields: of total homes per unit* Alongside the new residential 1 bed 30% 0.04 27.16 development quantums, there will be a • A child yield of an additional 1,034 2 bed 40% 0.25 226.30 necessary amount of social infrastructure children; and 3 bed 30% 1.15 780.74 to serve the net additional new • A total new (additional) population of 4 bed 0 1.44 0 population. To estimate the quantum 3,734 people. of new facilities that would be required the additional net increase in residential Total number of 1,034.19 The adjacent table summarises the fl oorspace has been calculated. This children estimated amount of social infrastructure takes the net additional fl oorspace of * mean average of Wandsworth Private and Affordable child yield ratios to refl ect an assumed 50:50 split of housing that will be required. tenure 261,128 sqm as a starting point. From Child yield estimation this the fl oorspace currently under The 16,676 sqm of community space construction or recently completed and 63,138 sqm of education fl has been subtracted leaving a total oorspace will in part provide some new facilities additional fl oorspace of 226,328 sqm. to serve this new population, however, This fl oorspace has then been converted Infrastructure type Factor used Amount required this will need to be compared to to 2,263 new homes (using 100sqm as existing outstanding needs for new and the average home size). The number of Play space 10 sqm per child 1.03 ha replacement facilities. new homes can then be converted into Early years places 0.4 spaces per child 414 places an estimated increase in population and GPs 1 GP per 1,800 population, 2 GPs School provision child yield. and 3 GPs per surgery Dentists 1 dentist per 2,000 2 dentists Islington Council has agreed a The conversion factors used are population, and 3 dentists per methodology with the GLA to estimate based on accepted London ratios. For surgery) demand for primary and secondary population an average occupancy of 1.65 education places, which takes into people per home has been adopted. Social infrastructure requirement estimate account conditions specifi c to Islington’s Child yield has then been calculated current school roll trends. based on the Wandsworth (and now accepted GLA) model and is shown in the adjacent table.
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 46 Offi ce for National Statistics (ONS) mid- the construction of larger homes suitable School roll trends for existing primary It should be noted that even where year population estimates for Bunhill for families is unlikely to generate schools in the Area Action Plan area have future projections demonstrate that and Clerkenwell wards demonstrate additional demand, given the prevalence refl ected the general trend of a falling the wider area has a growing young that, despite a 20% increase in the total of overcrowding experienced by families child population. In 2009 15% of primary population and may require additional population between 2001 and 2007, living in existing social housing in the school places went unfi lled. However, places, the Department for Education the number of 5 to 14 years olds have area. following a planned reduction in the require action to be taken for any single slightly decreased in number.Therefore, capacity of Moreland School in 2010, school with capacity over 25%. while the total population is projected to the council expects the proportion of continue to increase, the total number unfi lled places to decrease between 2011 of children living in the area is likely to and 2019, to around 2%.Assuming this remain at a similar level in the medium trend continues, surplus capacity is likely to long term.The council considers that to reduce to near 0% by the end of the plan period (see chart).
125 25 5 to 9 120 10 to 14 Total population 115 20
110 15 105
100 Surplus (%) 10
95 ...... 90 ...... 5
85 0 80 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027
2001 2002 2003 2004 2005 2006 2007 Year Mid-year population estimates, Bunhill and Clerkenwell wards (2001=100) Surplus primary school places,AAP area (%)
47 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 Based on its projections, the council therefore considers that there is surplus capacity in existing schools to cater for future population growth as identifi ed in this study. In the short term the level of surplus capacity has to be addressed, and with the highest surplus (of around 50%), Moreland Primary School is the council’s priority for investment.
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 48 Tall buildings strategy
Introduction pattern. Conversely others argue that on their surrounding and wider contexts aspirations of an area by attracting the such reference to the nostalgia of cities such as overshadowing and wind investment of large companies and As part of the Government’s sustainable is inappropriate and that tall buildings turbulence. These issues are diffi cult to organisations. Similarly, in already tightly development principles PPS1 encourages offer the opportunity to continue the measure on a strategic scale and need packed areas of the city the tall building tall buildings to be located in the right evolution of the urban form in new and to be fully explored for detailed building model provides opportunities to insert places. For tall buildings and major exciting ways whilst contributing to proposals.The quantum of floor space a large quantum of development using a developments, central to the guidance denser and livelier cities. associated with some schemes can relatively small footprint, contributing to produced by CABE and English Heritage, also place considerable strain on local the intensifi cation and vitality of the area. PPG13 and The London Plan, is the Towers of one kind or another have transport infrastructure, test the capacity importance of the location and its been part of the townscape of European of schools and health services, lead to an Tall buildings, when incorporated into relationship to transport corridors and cities for hundreds of years, providing oversupply of commercial premises in an major redevelopments, can help to nodes, in particular public transport a visual focus and an aid to way finding area, and dramatically alter the intrinsic alter perceptions of an area in terms of routes. High density living or working in the city.The difference between character of an area if not planned land values and long-term investment environments are more successful where such towers and spires and modern correctly. potential. In this way tall buildings are public transport accessibility is high.The tall buildings is largely their use, with able to act as catalysts for regeneration, existing level of service and capacity have contemporary tall buildings generally Tall buildings can also suffer from a lack particularly when they are used to been important inputs into this analysis. having a more commercial or utilitarian of fl exibility brought about by limited subsidise the improvement of transport Also important in an assessment of a function rather than ecclesiastical or variety of fl oor plate configurations, infrastructure, community facilities sites’ suitability is need for the locations civic roles. which reduces the ability of the structure and public spaces. In relation to this recommended to benefi t from adequate to accommodate a variety of uses regenerative capacity tall buildings can open space and social infrastructure, The visual impact of tall buildings, over time.This issue is of particular also play a role in improving legibility, including shops, services and recreational particularly on the historic centres of importance to tall buildings as their providing visual cues as to the economic facilities. UK cities and towns, is one of the most design life almost always exceeds the core of an area. common objections to tall buildings lifespan of their initial uses. Linked to this Tall buildings are often the subject of proposals.The bulk and height of such is the generally less effi cient utilisation The following broad conclusions can be polarised opinion within the wider proposals often sits uncomfortably on of fl oor space in comparison to lower drawn from a current review of the tall community. One side of the argument the skyline and intrudes on strategic forms of development, which often have buildings debate: suggests that tall buildings do not historic and open space view corridors. more fl exible internal spaces. Conversely, respond to the human scale of streets in when appropriately integrated into Past mistakes cities such as London and have difficulty Tall buildings can also have significant the local environment tall buildings are The built legacy of the modernist era, integrating with the established urban environmental and microclimatic impacts able to assist in achieving the economic particularly housing estates defi ned by
49 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 a sparse pattern of single use towers, Very real pressure buildings.Thus it has been necessary to should be used as a reminder of the Very real pressure exists, particularly in select a height at which buildings are Refi ned Categories for Bunhill and potentially damaging effects of poorly highly accessible areas of London, and considered tall.Thirty metres (approx 10 Clerkenwell designed tall buildings. in the context of the London Plan, to storeys) has been chosen for this analysis Within the Bunhill and Clerkenwell maximise the density and value of every for two reasons: area there is a general upper platform A growing body of knowledge site. height of 6 storeys across the majority Recent years have seen significant • An application for a building that of the area especially within the zones advancements in architectural methods Tall buildings need to be designed well is more than 30 metres high is which are potential areas of search and construction technologies in in detail considered a PSI (Potential Strategic for taller buildings. It is therefore relation to tall buildings.This has Tall buildings can offer exciting Importance) application where the important that a more refi ned definition been instrumental in improving the alternatives to more traditional borough is required to formally notify and categorisation of tall buildings is tall building typology and the manner development patterns, but more than the Mayor of London under Statutory set out for this area. In refinement in which it relates to its surrounding any other typology require excellence Instruments 2008 No. 580 Town and of the defi nition, and to aid in broadly urban environment.The design and in design to heighten their contribution Country Planning, England The Town articulating the wide variety of scales construction of tall buildings, where to the skyline, attract investment, and and Country Planning (Mayor of associated with tall buildings, a number of appropriate, can serve to extend the to mitigate their negative impacts at London) Order 2008. sub-categories could be identifi ed in the frontiers of buildings and environmental street level. Design guidance and review context of the Bunhill and Clerkenwell • Islington used 30m as its definition technology. of specifi c building proposals should be of a tall building in previous Unitary area: mandatory for buildings above a certain Development Plan (UDP) policy, Tall buildings are not necessarily height. following the defi nition given in the • Mid-Rise Buildings: Mid-rise buildings appropriate Greater London Development Plan.” are those that are considered to be A variety of urban patterns are able to How tall is tall? tall in the context of relatively low- achieve increased urban densities that rise development but that in absolute Within areas that are generally low are so important to the sustainability and The ‘Tall Buildings evidence base to terms are in the region of 12 -18 rise (say 3-4 storeys), buildings above vitality of our cities.Tall buildings, largely inform Core Strategy 2010’ documents metres (4-6 storeys). that height but below 30m could also because of issues of visual intrusion and states the following on building heights be considered to be ‘signifi cantly taller affect on the public realm, are often the within the borough,“A tall building is than their surroundings’. Similarly in • Tall Buildings: Tall buildings are those least appropriate development type. generally considered to be a building townscape terms, buildings within that buildings, which are signifi cantly taller that is signifi cantly higher than its height range can be visually dominant than the mean height of surrounding surroundings.” This defi nition is difficult due to their massing and design development.These buildings are to use in a borough-wide analysis of tall treatment.
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 50 anticipated to be set within a decision as to whether a building is locations that may be suitable for tall and encouraging alternative modes highly urban context and be in the considered to be signifi cantly taller. buildings. such as walking and cycling. In line approximate range of 21 - 30 metres with best practice, and in the interests (7-10 storeys). Learning from past mistakes Conservation areas of achieving an effi cient urban form, The lessons learned from the legacy Tall buildings can have a signifi cant visual intensifi cation of development should • Very Tall Buildings: Very tall buildings of the post-war era, and the negative impact. Islington’s conservation areas occur in areas that are within walking are those that are excessively taller impacts of single use towers, need to be are generally low to medium height distance of rail stations and major bus than the surrounding built form. applied looking forward. The presence of areas and sensitive to the scale of new routes. Concentrating tall development These buildings would be 30 metres a solitary tower within the area should development. Islington’s Conservation in proximity to existing transport or greater (11+ storeys) not be considered justifi cation for the Area Design Guidelines SPG (2002) interchanges contributes to a livelier construction of further towers. restricts the height of development in public realm and promotes more conservation areas to the height and sustainable transport choices. It then follows that buildings that are It will also be important to consider how scale of existing buildings. It is therefore signifi cantly taller than the mean height exceptions to the policy are handled considered inappropriate to promote Existing tall buildings of surrounding development would to ensure that the potentially beneficial tall buildings in Islington’s conservation Tall buildings can be used to mark the only be considered appropriate within results of (for example) the removal areas, so they have been removed from location of an important node, and a the areas of search for tall buildings of a poor quality tower block and possible tall building areas. concentration of high buildings can identifi ed here, and only then when replacement with a more appropriate mark the focus of many nodes, such as robustly justifi ed in a Design and Access form of development that includes a tall Areas of high public transport in the City. Clustering of tall buildings in Statement. Inappropriately bulky or tall element is not ruled out by policy. accessibility central locations provides a strong visual buildings in the areas of search that do Transport infrastructure, and its ability to reference reinforcing a sense of hierarchy not positively respond to context and Constraints absorb the impacts related to increases to the urban form, which is not achieved are not of suffi ciently high architectural in urban density brought about by tall with individual isolated tall buildings.Thus quality will harm townscape quality and Protected viewing corridors buildings, is a key aspect in assessing the a supporting factor for new tall buildings set a harmful precedent. Although the protected viewing appropriateness of them within an area. would be to strengthen an existing corridors do not necessarily prohibit Numerous national, and London wide cluster of tall buildings that mark an It should be noted that to deliver some buildings above 30m, the protected vistas policies and initiatives seek to reduce important location in the borough. measure of fl exibility that over and and the local views are not areas where reliance on private vehicles by ensuring above any calculations or defi nitions, tall buildings are likely to be acceptable. tall buildings are located in proximity to the London Borough of Islington should Therefore, areas covered by these existing public transport infrastructure, reserve the right to make the fi nal views have been removed from possible minimising residential parking standards,
51 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 Areas within the Central Activity Zone residential and offi ce uses above.Away underground stations at Old Street, Street network and building blocks (CAZ), Opportunity Areas and Areas from the main thoroughfares are large Moorgate, Barbican and Farringdon. Several principal roads pass through the of Intensification areas of residential development with Accessibility levels generally increase area, the major one being Old Street/ These areas are strategically significant a high proportion of local authority as you move south in the area as well Clerkenwell Road running in an east- areas of commercial activity, high estates.The University is a major part of as the area surrounding Angel Station west direction. In the north-south intensity mixed uses, and areas of greater the Northampton Square area. in the north.The high frequency of bus direction several major streets such as development opportunity in London and services along Old Street, City Road City Road, Central Street, Goswell Road, so are generally the most appropriate Building heights and Farringdon Road also increase the St John Street and Farringdon Road locations to place high density tall There is a pronounced increase in accessibility of the areas surrounding form major connecting routes within the buildings.The draft replacement London the general height of buildings within them. area to the City in the south and Angel Plan (October 2009) states in policy 4B.9 the south eastern corner of the area Town centre in the north.These streets that tall buildings should be generally adjacent to the City of London and are generally where the higher density limited to these areas.The area is the Barbican.Taller development is development is located. designated as Central Activity Zone with also clustered around the Old Street the south eastern corner identified as roundabout and partially along Old a opportunity area in the London Plan. Street.The main thoroughfares north- An Area of Intensifi cation exists around south and east-west generally have taller Farringdon Station. development lining them mixed in with lower traditional forms of development. Contextual factors There are numerous tall and very tall residential towers within the lower rise Land uses residential areas to the north of the area. The area has a varied land use mix with These are generally 1960-70’s tower a greater concentration of commercial blocks set within a broad landscape, offi ce uses in the south eastern corner many of which are poor quality. of the area adjacent to the City of London.The main thoroughfares such Public transport accessibility as Old Street, City Road and Farringdon The area in general has good public Road are the primary locations for transport accessibility with very good mixed use development with retail and levels in parts due to its central London offi ce uses on the ground floors and location and the presence of several Clustering tall buildings helps to support legibility and emphasis in the urban area
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 52 Areas of search for tall building Particular consideration could be given potential to the replacement of the slab like block adjacent to the north west side Figure 2.7 illustrates the primary of Old Street roundabout which could constraints in the Bunhill and be greatly improved by a less dominant Clerkenwell area with respect to form and has been a long term aspiration developing tall buildings. Whilst the for the Council. Consideration must be plan suggests a number of areas not paid to the adjacent listed Imperial Hall immediately constrained, it is important which is a landmark on the roundabout that tall buildings are located only where and for the area. they can make a positive contribution to the character and legibility of the The areas along the southern boundary area. In an area such as Bunhill and of the area adjacent to the City also Clerkenwell it is important to respect exhibit many potentially suitable sites local character whilst also not repeating although the smaller nature of the plots the mistakes of the past. may make them diffi cult to integrate within the tight urban form. If they After the above analysis has been taken are proposed, generally, a building into consideration and the areas of with a podium that matches that of constraint (such as conservation areas the surrounding development would and protected views) removed from the be more appropriate rather than a plan, areas of search are defi ned within continuous tower. There are also many which a case may be made justifying heritage constraints within this southern the location of tall buildings. Generally boundary including the Artillery Ground the remaining areas are located in the which must be carefully considered. east of the study area excluding the signifi cant conservation areas there. Signifi cant areas include surrounding Old Street Station and westwards of the roundabout where a number of existing or consented tall buildings already exist.
53 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 ' ' ' ' ' '
I
HACKNEY ..
Conservation Area
□ ~ Statutory listed bui lding
Proc.ecred view corridor ■ Consented / proposed tall building
• Exi,ung ,all building ■ CAMDEN NOC area
□.-- ~ '_ - .! Phase 2 study area Reproduced from the Ordnance Survey digital maps with the permission of the Controller of Her Majesty’s Stationery Offi ce © Crown Copyright Licence No. LA 086452 2009.
Figure 2.7: Constraints infl uencing potential areas of search for tall buildings
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 54 Defi ning locations potentially The above provide an initial layer of These two areas of search have been appropriate for tall buildings constraint indicating where tall buildings analysed in greater detail to further would not be appropriate. Further refi ne the areas most appropriate for tall With the areas of search defi ned, further factors have been analysed in order to buildings. The key factors used in this analysis has been undertaken with a view highlight broad areas of search for tall analysis are explored over the following to providing more clarity on the most buildings. pages and are: appropriate locations for tall buildings. However, it is important to make clear Firstly, the level of accessibility has been • The nature of the urban grain and that by highlighting these areas a robust considered. Generally tall buildings the capacity for the natural block case must still be made justifying any tall should be focused towards public characters to absorb tall buildings; building proposal. transport hubs and natural nodes or • Existing pattern of building heights interchanges. Figure 3.5 therefore and presence of tall buildings; and It should always be the responsibility of identifi es those locations considered to • Legibility of the areas and the scope the developer/applicant or proposer of be less accessible (under Level 5 PTAL). for tall buildings to be used postively a tall building to justify the height, design The middle section of City Road and its within local environments. and location of a particular proposal surrounds have therefore been excluded. based upon the specifi c characteristics of the site, its place within the wider urban Secondly, the pattern of building height context and the potential effects that a has been investigated. An area within tall building will have upon its neighbours central Bunhill has been highlighted as and surrounding environment. having a predominant building height of 6 storeys or below. This area has also The factors used to identify the broad been excluded as further development of areas of search are illustrated in Figure tall buildings here would be insensitive to 3.4 and are as follows: the prevailing character.
• Protected view corridors; Figure 2.8 highlights the broad areas of • Conservation areas; search in green. These areas represent the most sensible starting point for • Listed buildings; and considering tall buildings in Bunhill and • Areas of Special Character; Clerkenwell.
55 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 • I • HACKNEY
..
Cons.ef'!'ation Are.!
Area or Specfal Ch3!"3Cter □ ~ Stawtory listed building
Procected view corridor ■ Consented I proposed tall bullding ~ • Existing tall building ■ Less. accessible area CAMDEN CITY ■ (below PTAL Level 5) Predominantly 6, norey platform Reproduced from the Ordnance Survey digital maps with the permission of the Controller of Her Majesty’s Stationery Offi ce © Crown Copyright Licence No. LA 086452 2009.
Figure 2.8: Delineation of areas of search for tall buildings
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 56 Urban grain of fi ner grain where the internal block Any proposal must respect the existing structure is made up of a higher number ~ Finegra in
grain of the area in which it sits.The of individual buildings and smaller • Mediumgrain character of the area is strongly defined dividing streets. by the grain, distribution and height of '$ Coafse grain buildings within it. It is vitally important Areas of medium grain are located to the for all proposals to take account of west of the Old Street area of search, HA EY urban grain and the relative size of urban and to the north of the Moorgate area of blocks and their constituent parcels/ search. Those medium grain areas within plots - their morphology. In general the the western half of the Old Street area more fi ne grain and smaller the blocks are likely to be unable to accommodate and plots, the more sensitive to, and taller buildings within disrupting the less suitable for, tall buildings the area morphological character of these areas. is. This analysis looks at each area on a block by block basis and considers the The blocks of coarse grain are focused plot sub divisions within each block. around Old Street roundabout and Those with few sub divisions are deemed Moorgate. As these blocks are coarse grain, whilst those blocks with a characterised by much larger plots, they more historic character of multiple plot have more scope to accommodate tall divisions are identified as fine grain. buildings.
Figure 2.9 seeks to summarise the Therefore it is suggested that those variety in urban grain exhibited across areas of coarse grain around Old Street the areas of search. The urban grain is and Moorgate should be the focus for characterised by relatively large blocks considering tall building potential. with large building footprints within Reproduced from the Ordnance Survey them. The majority of the area is either digital maps with the permission of the a medium or coarse grain which could Controller of Her Majesty’s Stationery Offi ce © Crown Copyright Licence No. LA potentially accommodate taller buildings 086452 2009. that tend to require signifi cant space at ground level. There are some areas Figure 2.9: Urban grain analysis
57 Bunhill and Clerkenwell Urban Design Study | Final Report | September 2010 Coarse urban grain Medium urban grain Fine urban grain
I
.... ~
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 58 Existing building height Figure 2.10 details the existing building height in and around each of the areas of search and identifi es the predominate MEDIUM f ffdlloon.icOffllTlll"O,II pattern of building heights across the J . • T!iditlonaltw:"nlng area. I • 2 Modt,-,, ,o,rnmi.-nlty bulldirigs ~ ... Dllllft building ~Iii In general, it is more appropriate to locate tall buildings as part of a cluster LOW where taller buildings are already found. HIGH Areas which are predominately of lower height tend to be more sensitive to taller buildings, and the introduction of greater building heights can disrupt an existing character. LOW
The analysis illustrates that the western LOW section of the Old Street area of search MEDIUM has a predominantly low building height (under 6 storey). This part of the area MEDIUM of search is therefore more sensitive to taller buildings, and it would be sensible to consider the eastern half of this area HIGH fi rst as more appropriate.
Reproduced from the Ordnance Survey digital maps with the permission of the Controller of Her Majesty’s Stationery Office © Crown Copyright Licence No. LA 086452 2009. Figure 2.10: Building height analysis
59 Bunhill and Clerkenwell Urban Design Study | Final Report | September 2010 Legibility and the positive contribution of tall buildings King’s Cross The Angel Taller buildings have frequently been used to mark the centre of towns and villages. Traditionally, this job was Old Street performed by church towers or spires. Today, centres and key nodes are marked by taller buildings typically in commercial uses. A taller building can provide a useful marker in the urban landscape and aid legibility towards major nodes and intersections. Aldgate
In seeking to understand the role of tall buildings in defi ning legibility it is Inner Ring Road - key intersections Angel: Buildings over 6 storey equivalent apparent that major junctions often host clusters of tall buildings. Major junctions further along the inner ring road illustrate this characeristic well, as highlighted at Angel and Aldgate. There is therefore an argument that further tall buildings should only be used in this area to support legibility and announce major intersections or centres. The Old Street roundabout is an important intersection on the inner ring road and a major transport interchange. As such it may be appropriate to consider how a small cluster of taller buildings Commercial Road junction at Aldgate Aldgate: Buildings over 6 storey equivalent
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 60 immediately around the main routes demonstrates that the proposal respond Areas excluded through detailed ■ urban gr,ln, building height and could be used to support legibility, positively to the CABE and English legibllty analysis Heritage Tall Buildings guidance and is of Re-suiting refined areas of search Moorgate is less of a node, and is not exceptional design quality. characterised by a major intersection. It therefore, in legibility terms, does not It is suggested that the two refined areas HACKNEY justify such a focus. of search could be potential location for very tall (11+ storeys) buildings. Refi ned areas of search Outside these areas development will be generally limited to 10 storeys The detailed analysis of the two areas of (30 metres) and below. Tall buildings search around Old Street and Moorgate (defi ned as 7-10 storeys) may be has enabled a more defi nitive area of appropriate along key routes and in search for potential tall building locations higher density areas where these building to be established. Figure 2.11 illustrates heights already prevail. Mid-rise buildings how the analysis provides layers of (defi ned as 7-6 storeys) will dominate information to progressively define those the rest of the area refl ecting the locations that could be most appropriate existing 6 storey platform which prevails for considering tall buildings. across much of the area.
The resulting areas focus more tightly around the Old Street roundabout and Moorgate station. These refined areas represent locations where the potential for tall buildings could be considered. In defi ning areas considered most suitable for tall buildings the responsibility Reproduced from the Ordnance rests with the developer to put Survey digital maps with the permission of the Controller of forward a complelling case in support Her Majesty’s Stationery Office © Crown Copyright Licence No. LA of their proposals. This case should 086452 2009. be supported with evidence which Figure 2.11: Revised areas of search for tall buildings
61 Bunhill and Clerkenwell Urban Design Study | Final Report | September 2010 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 62 Implementation plan
Commercial property review Retail and leisure 87 Lever Street, a self contained A1 £344 psm (£32.00 psf). Within the City Road, Goswell Road retail unit, in need of refurbishment, has Bunhill and Clerkenwell’s position to and Old Street Triangle, there are recently been let at a quoting rent of At the peak of the market in 2007, the north of the City of London in the varying quality retail locations. There £248 psm (£23.00 psf). rental values were reportedly achieved City Fringe is a major driver for the is no distinctive prime retail location at £430 psm (£40 psf), representing a local property and development market. within this area and rents are generally Offices signifi cant decrease of approximately Over the past three years the local calculated on an overall basis rather than In recent years the City Fringe and 17.5%. However, discussions with local market has been signifi cantly affected on a Zone A method. Clerkenwell area has been a popular agents indicated that values in some by the recession with local businesses location for the creative sector, including locations had fallen by 40-50% before seeking to reduce headcount and the It is considered that the more valuable architects, PR fi rms, media companies beginning to recover to current levels. amount of space they occupy. This led retail pitches are located towards the and fashion businesses. However, the In many instances asking rents were not to a signifi cant fall in rental values for northern end of Goswell Road, close area has also become popular with small quoted and offers sought from interested commercial property in the vicinity and to the junction with Upper Street and professional fi rms such as solicitors, occupiers. Substantial rent free periods increased incentives being offered by near to Angel Underground Station. A accountants and those in the finance were being granted, with agents quoting landlords to attempt to let space. recent letting at 359-363 Goswell Road sector. 18 months rent free on leases of only achieved a rent equating to £388 psm fi ve years. Over the past nine months however, (£36.00 psf) on an overall basis. The area is in close proximity to the sentiment has altered and local agents City and benefi ts from good transport Modern offi ce space situated towards are experiencing an uplift in enquiries A new development known as City Point links. Average rental values are more the northern periphery, Eagle House on from potential occupiers. This has close to the Moorfi elds Eye Hospital affordable than the City to many small City Road, is currently quoted at £269 resulted in a spate of new lettings that includes a showroom retail unit. This is and start-up businesses. The area psm (£25.00 psf), with agents anticipating has seen values recover, albeit not yet being marketed at £269 psm (£25 psf) on also has the benefi t of typically lower a letting at £242 psm (£22.50 psf) to pre-recession levels. Local agents an overall basis, this level of rent being business rates which is of importance to with 3-6 months rent free. Improved however are optimistic for the future considered average for this location for small and start-up businesses. demand has seen incentives offered by and are estimating that the increasing this type of accommodation. landlords reduce. Recent lettings have levels of demand in the area will see Prime rents in the city fringe are seen tenants granted in the order of one rental values continue to rise over the Average rents for A1 retail premises currently in the order of £344 psm (£32 month free per year certain. next 18 months. are generally in the region of £215 to psf). 101-105 Goswell Road is a newly £323 psm (£20 to £30 psf) depending refurbished offi ce building with up to Over the past few months agents have on quality, size location and previous or 19,000 sq ft available. Agents currently seen demand for office accommodation surrounding occupiers. have a number of suites under offer at in the 1,000 to 2,500 sq ft bracket
63 Bunhill and Clerkenwell Urban Design Study | Final Report | September 2010 increase, with a number of larger lettings to £780,000. The average price for investor sentiment since the trough clear that since the peak of the market for space between 3,500 and 5,000 sq ft a fl at between 2007 and 2010 being in mid 2009, coupled with an acute in early 2007 yields have moved out. also having been achieved. approximately £460,000, the majority of shortage of suitable prime investment Capital values of prime commercial the sales having been new apartments at stock, have swung annual returns rapidly property fell by approximately 30% Industrial / business space Merino Court, towards the eastern end upward and annual yield impact is now from peak to trough before regaining Industrial and warehouse space within of Lever Street. higher than at any point during the pre- some value over the past nine months. the area is typically older stock, with crisis period. Secondary property suffered greater falls a limited number of more recent Meanwhile, homes on Central Street during this period and has only recently developments. Prior to the recession have achieved signifi cantly lower prices, However, outside of the City, the recent begun to stabilise. prime rental values were considered comprising a range of older and former bounce in capital values has had little to to be in the region of £161 psm (£15 council stock. Prices achieved range do with occupier market fundamentals. Summary psf). This had fallen to around £124 psm between £210,000 and £328,000 with Signifi cant concerns persist, particularly The Bunhill and Clerkenwell area (£11.50 psf) but is beginning to recover the average fl at price being reported at for secondary stock, as the economic presents a diverse area with significant in line with the wider trend. approximately £266,000. recovery is still in its infancy and is variations in values depending on the vulnerable to further shocks. exact location. However, it is clear Smaller units have in the past been With regard to new build apartments that while the recent recession has attractive to owner occupiers with in the local vicinity, average sales prices Yields in Clerkenwell would refl ect the hindered the local property market and average capital values of £2,799 psm are in the order of £ 6,028 - £6,458 psm secondary nature of the majority of potential development opportunities, (£260 psf). These units have often (£560 -£600 psf). A new residential property in this location. The covenant the popularity of this area with small been vested in the business owners development known as Vision, located strength of occupiers will have a direct and medium sized businesses is leading pension plan and held as a tax efficient on Peerless Street near to Old Street bearing on investment yields coupled a recovery in rental values. Demand for investment. Underground Station has a range of two with lease lengths and unexpired terms. small units has improved dramatically in bedroom apartments on the market at Recent sales of mixed-use properties the past six months and rental growth is Residential £450,000. A number of these apartments at auction have achieved initial yields expected to continue over the next 18 By the nature of the district and are under offer and have generally of 6.50% to 8.00%. These properties months. surrounding area average house prices exchanged a little below the asking price. typically include a number of residential vary signifi cantly. A search of the units let on Assured Shorthold Tenancies. With the proximity to Underground Property-Database.com identifi ed that Investment yields Stations as well as the City of London homes along Lever Street, a main route According to DTZ Research, at the end While it is diffi cult to identify an average itself, it is likely that Clerkenwell and through the study area, revealed that of Q1 2010 the All Property equivalent investment yield that covers such a the surrounding area will present future recent sales prices varied from £250,000 yield had fallen to 7.75%. Renewed diverse area and property types, it is opportunities for new development
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 64 that in turn can be used as a catalyst to of the area and how the area can be Property investment markets have begun Government will be to stimulate growth realise improvements to the area. positioned to benefi t from the next to recover and there have been signs and market confi dence while making economic cycle. that the private residential markets signifi cant inroads into the current The Bunhill and Clerkenwell area have enjoyed growth over the past 6-9 deficit. provides a variety of place-making Overarching implementation plan months.This is encouraging and reflects opportunities that will enhance its the last Government’s objectives to Such an economic context will have an economic and community potential and The study area has many attractive encourage banks to lend again. However, effect on the timing of change for the provide the context for new investment raw ingredients that will need to be there remains concern that economic study area; the speed with which change in public spaces and built-form. optimised such as City University conditions may suffer a set back as the can be delivered and the ability of both London, City Road Canal Basin, tube and country’s fi nancial defi cit is addressed. the public and private sectors to fund The four sub-areas that form the foci rail connections (Angel, Old Street and new infrastructure, development and for major change offer a wide range of Barbican) and Moorfi elds Eye Hospital. The recent General Election has given public realm. development potential over the next There are also major attractions on the the country an unexpected Coalition decade and beyond. Each has the ability fringes of the study area which should Government and one that recognises However, property development and to benefi t the others to varying degrees, be optimised including, Hoxton and the the enormity of the fi scal challenges that place-making happen over extended each will be infl uenced by changes to the qualities that have been encouraged lie ahead.The spending cuts now being periods, well beyond the life of surrounding area and each has differing in the area, Upper Street and its high implemented will have an important governments and through economic qualities to help deliver greater strength quality shops, bars and urban form, impacts on development funding. cycles.The area therefore has the and diversity. Sadler’s Wells, St Bartholomew’s Hospital opportunity to prepare for improved and Farringdon. Both the public and private sectors market conditions and plan for growing This implementation section provides will be expected to take their share of demand and to take advantage of a context for development through a Current economic background these cuts and tax increases and all the investors, developers and occupiers review of the main property market The property market is cyclical and commentators are bracing themselves which will be seeking affordable locations sectors: their performance leading up like the rest of the economy benefitted for an age of austerity and further within which to invest.The challenge will to the current recession and how they from growth, confi dence and availability signifi cant changes over the next few be to set out clearly the opportunities are faring in the current economic of fi nance over the period up to 2007. years. that exist and the ways in which new conditions. It also looks ahead to identify Since that time it has suffered as finance investment will be encouraged, so that as how key interventions through early has dried up and confidence reduced This raises many questions and few conditions permit, the study area will be investment in infrastructure and public signifi cantly.This is well documented and answers as to how the property seen as a place to invest when compared realm should help to change developer, has applied to almost every property and funding markets will respond. with other ‘competing’ locations within investor and occupier considerations sector in every part of the country. The challenge for the new Coalition London and in other major conurbations
65 Bunhill and Clerkenwell Urban Design Study | Final Report | September 2010 throughout the country. Our recommendations are for the • ‘Start-Up Bunhill-Clerkenwell’ areas in Clerkenwell to evolve as Council to actively seek to pursue • ‘Business Bunhill-Clerkenwell’ neighbourhoods where business ventures Identity of key sites projects in each of the four areas.These can begin. Existing building stock could • ‘Living & Working Bunhill- The study area offers a broad range will be designed to deliver key elements be retained to provide space for creative Clerkenwell’ of development and investment of change that will help to provide and start-up industries. Buildings would opportunities (see Figure 2.6 on page greater certainty, increased market be reused and refurbished to a basic 41). From potential large-scale projects activity, greater potential for value Geographically each sub-area has the level to provide operational premises around an improved Old Street growth.We look at each sub-area in potential to attract different types of and keep rents at lower levels. New roundabout, to smaller scale projects more detail below. business; residential development would be limited on City Road and adjacent to the canal and priority given to new businesses. from education focussed improvements Development capacity • City Fringe (Old Street Station Area) Connections to and investment through around City University London to social Employment potential will need to be • Arterial Routes (City Road Basin City University would be encouraged and community projects in and around encouraged if the required outputs are Area) and potentially structured to focus Central Street. to be secured.This will rely on a robust commitment in the establishment and • Higher Education (Spencer Street/ approach to defend against higher value growth of new businesses. City University) This variety will enable the Council land uses such as residential. However, to promote urban regeneration and our experience is that such an approach • Local Services (Central Street) Business Bunhill-Clerkenwell (City improvement on a number of different is only part of the strategy that needs Road and Old Street areas) levels and meet the needs of a wide- to be employed in order to meet the Coupled with such initiatives will be This option would seek to transform range of individuals and corporates. challenges of job targets. the levels of intervention that may a key sub-area into modern business be appropriate for each area or for quarters, involving the refurbishment A number of sites are the subject of The approach to employment should individual plots; and conversion of the best buildings and active discussions and have the potential be focussed on different sectors so that redevelopment of the remainder.The to be bought forward for development each is targeted to create an overall • Low Intervention emphasis would be on growing small to early, however, current market conditions balance of opportunity.This requires medium enterprises which could include • Medium Intervention and uncertainty over how the new active engagement rather than relying high grade manufacturing, media, service Government will start to tackle the solely on private sector market-led • High Intervention and other business sectors that need economic crisis may affect decision- delivery. a city centre/edge of centre location. making and commitments. Start-Up Bunhill-Clerkenwell (City The area would support such a venture Themed initiatives will help to create the Road and Spencer Street areas) with high-speed ‘next generation’ basis for change and provide structure; This option would enable key sub- fi bre optics. Small areas could be ring-
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 66 fenced for creative industries to keep Low, medium and high or vehicles that focus public and private Implementation rents affordable and facilities like the interventions sector investment into a number of key Custard Factory in Birmingham could sites which have the potential to become This section considers the be created. Residential development In order to implement one or more of catalysts for change.These sites could implementation issues that will need to could be permitted on a small scale and the ‘Themes’ above it will be necessary be ‘infl uential’ locations such as canal be addressed by the Council. could form part of the land uses within to determine the level of intervention frontages, major road intersections, or historic/iconic conversions, live-work that would be available in order for an sites that form focal points around which • Planning Policy guidance only studios and other innovative means area to be changed. Set out below are a other projects can be delivered. • Overarching Council led Co- of enabling industrial, creative and series of potential interventions, by the ordination of projects across the residential uses to work together. public sector, that may be appropriate. High intervention sub-areas It is clear from the ‘Themes’ and the This approach assumes the Low • Sub-area specifi initiatives Living and Working Bunhill- different potential sub-areas, that Intervention approach plus the c Clerkenwell (St Luke’s / King different levels of intervention would establishment of a delivery vehicle or • Integration of new fi nancial/delivery Square and Spencer Street areas) be required to successfully deliver the vehicles that seek to optimise the levels structures This option would focus on an area change required. of intervention across the whole area that would be residential led.The area by the public sector in order to secure Planning policy guidance only would create a balance of homes and Low intervention optimum levels of control. However, This approach will use the planning employment land uses but would have This approach assumes the area in this approach stops short of promoting policies for the area as the main driver an emphasis on homes.This may include question is able to improve through comprehensive control of the whole area for change. It will rely on the private student housing along with private, robust planning policies. Private sector due to size, cost etc. sector to respond to and work within rented, sheltered and social provision. investment is encouraged and the only the policy framework that is established. All of these land uses, together with the public sector investment is potentially Overall, the development capacity of This will promote and actively encourage employment provision would help to through land control of a suitable sites will be determined by the land investment and change and will resist support local activities such as creative building or area in order to promote use, its location, attractiveness or not inappropriate proposals. industries, the local music scene etc and cheap space for new businesses and to the private sector and the level of local shops and services. individuals. intervention that the public sector will Overarching Council-led co- be prepared to pursue. ordination Medium intervention This approach will provide an additional This approach assumes the Low layer on support and promotion of Intervention approach together with opportunities that are set out in the the establishment of a delivery vehicle Planning Policy. It will seek to actively
67 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 promote development and investment • City Road – London Borough of in the form of a Funding Agreement to to help the public sector finance in the area, focus on key initiatives such Islington,Transport for London, ensure each party is tied in to deliver an infrastructure improvements and then as new infrastructure, employment and Greater London Authority appropriate and negotiated financial sum recover part or all of this investment social/community provision. • Spencer Street – London Borough of at a specifi ed date or dates.Alternatively, through enhanced S106 contributions. Islington, City University London it may be appropriate to establish a Tax Increment Financing is currently It will actively seek to work with a formal delivery vehicle in the form of gaining momentum within Parliament • Central Street – London Borough of variety of agencies and organisations a Joint Venture, Development Trust or as a potential new mechanism that Islington,Various local Community to create a robust and co-ordinated other vehicle that meets the needs of would use future Business Rates to help Organisations approach to the whole area and help the project. forward fund change. Other financial to manage overarching challenges at mechanisms could include funding and political and senior offi cer levels and The emphasis at this early stage is on Integration of new fi nancial/delivery partnering agreements with other public across supporting agencies etc. public/public partnering to progress the structures bodies and Local Asset Backed Vehicles. projects. The new Coalition Government may Sub-area specific initiatives In delivery terms it may be preferable propose other approaches to help Each of these initiatives has the potential for certain locations (e.g. Old Street incentivise development and this should This approach will establish project to be progressed and delivered in Area) to set a new context for change be monitored closely. specifi c structures that will actively different ways. Initial progress could and value enhancement before expecting manage and drive each project area. be based on a willingness to work the private sector market to create the More detailed consideration of delivery Such initiatives should involve relevant together through a Memorandum quality and extent of new buildings and options is included in Part C alongside organisations to support and influence of Understanding.This will help to spaces that the different areas should the individual area frameworks. change.These will need to be agreed encourage initial discussion and enable strive to secure.We understand the and evolved on an area by area basis but the parties to understand the levels of challenges that areas like these face in should include; input required and the extent of the terms of long-term sustainable change challenges. Such an approach will help and the need to balance the use of public • Old Street – London Borough of to build momentum without seeking fi nances in advance of private investment Islington,Transport for London, to pursue detailed delivery structure versus reliance solely on the private London Underground, London negotiations at such an early stage. sector to drive the improvement of an Buses, Greater London Authority, area. London Borough of Hackney, and key As each project progresses it may stakeholders become necessary to agree a more There are a number of financial formal delivery structure.This could be mechanisms that could be considered
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 68 69 Bunhill and Clerkenwell Urban Design Study | Final Report | September 2010 C. C. Area frameworks
The overarching strategies provide a Reproduced from the Ordnance Survey digital maps with e Angel the permission of the Controller of Her Majesty’s Stationery steer as to where major change will be Offi ce © Crown Copyright Licence No. LA 086452 2009. New urban quarter: focused. The most signifi cant change will ISLINGTON City Road basin be in the following four areas: • Spencer Street and Goswell Road area; Education hub: • Old Street station and surroundings; Spencer Street Commercial hub: • City Road canal basin and Old Street surroundings; and • King Square and St. Luke’s area.
This section sets out individual frameworks these areas. The framework sections are designed to provide clear guidance under the following headings:
• Framework - setting out the vision Community hub: for the area and the approach to be King Square and St Luke’s taken;
• Strategy - outlining the key Key zones of change ······; interventions and development opportunities and providing / Strong connections
an indication of the nature of Nodes development and design; and 0 Community use focus • Delivery - setting out a justifi cation of ■ the approach taken and commentary Residential focus CAMDEN CITY on how change could be phased and ■ implemented to greatest benefit. ■ Commercial focus Figure 3.1 Area frameworks - combined strategies
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 70 Spencer Street Area Framework
Framework The Framework for the Spencer Street area has the following key components: City University London is one of this part of London’s principal stakeholders. A. Strengthen the important role played The University has a wide programme of by City University in providing courses with a particularly strong range educational and community facilities; of business and management orientated B. Continue to direct physical courses. Links to the City are therefore improvements to Northampton important. However, the profi le of Square the University’s location is relatively C. Promote the redevelopment of the discrete with its principal addresses Moreland School site for a new being to Northampton Square and St school and a range of enabling uses John Street. The institution also has D. Provide better quality frontage and signifi cant presence along Goswelll Road activity on the area’s key streets, but in fairly low key accommodation. Goswell Road, Spencer Street and St The University have ambitious plans to John Street. improve and invest in their estate which will help cement their commitment to the area. Northampton Square provides a peaceful heart to the area.
Reproduced from the Ordnance Survey digital maps with the permission of the Controller of Her Majesty’s Stationery Office © Crown Copyright Licence No. LA 086452 2009.
Figure 3.2 Spencer Street concept
Education-led phased Key routes supported with redevelopment of City University commercial / mixed use frontage sites to establish enhanced education offer
Continued focus of activity Key nodes emphasised and towards St. John Street supported through enhancement
71 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 Strategy Townscape interventions Movement interventions Public realm and green • Create landmarks – Protect and • Improved walking and cycling routes infrastructure interventions Figure 3.3 sets out the strategy enhance memorable historic buildings – Improved permeability through • Northampton Square improvements within the Spencer Street area.The as local landmarks such as the St John the area with enhanced walking and – In tandem with the development strategy seeks to reinforce existing entrance to City University, thereby cycling routes where possible. programme associated with City townscape character and focus helping to increase the profi le of the • Cycle facilities – Improved cycle University, it is important to continue development towards mending edges and University; parking facilities to serve students. the investment in Northampton supporting the overall structure of the • Improve the quality of built frontage – Square given the importance of this neighbourhood. Opportunities exist on the area’s key space to the image of and access to streets, particularly Goswell Road, the University. St John Street and Spencer Street to • Tree planting – Street planting should improve the degree to which new be introduced where appropriate, buildings address these key streets. particularly along key streets such as Goswell Road and Spencer Street.
Historic university buildings
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 72 Development opportunities A. Phased redevelopment of City University London sites to provide 26,500 sqm of new facilities and accommodation to strengthen education offer and improve the education and community facilities provided by the University. B. Long term opportunity to redevelop sites to the rear of Northampton Square as small scale residential scheme to support space defi nition in Brunswick Estate. A Key A D Redeveloped frontage
.---..__ Enhanced edge . ! B ~ Priority space for enhancement Enhanced public space with strong gree1 □ character Community-led redevelopment
Residential-led development
Key route (particularly for cycling)
Enhanced walking routes
Tree lined route - additional planting as Reproduced from the Ordnance Survey digital maps with the permission of the Controller of • required Her Majesty’s Stationery Offi ce © Crown Copyright Licence No. LA 086452 2009. * Landmarks Figure 3.3 Spencer Street Area Framework plan 73 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 Delivery • Careful management of A3 land uses Potential Market Demand Initial Implementation in proximity to established residential This sub-area has potential for University Opportunities Initial Assessment areas. related land uses, including student The Council and University should seek The Council Planning Brief for the • Re-enforce educational provision; accommodation and improved University to work effectively together so that Northampton Square Campus sets out a facilities/architecture. In addition, the area the role of the University within the • Promote incubator business and clear set of objectives for the retention, should support additional complimentary neighbourhood is optimised as well as its support functions together with enhancement and regeneration of the land uses including incubator and SME linked benefi ts to employment and local move-on space for starter businesses University within its current campus. It business and support facilities that are services. The existing Planning Brief forms which grow and need to expand. also refl ects the importance of active and related to the specialisms within the a strong basis for joint working. appropriate street frontages, connectivity • Opportunity for innovative University. Also, the area should support with the neighbourhood and quality of architecture which universities local services such as retail, A3 and This should be in the form of a willingness the built form (design, materials and are well known for, to help change leisure facilities. to work together to identify projects and sustainability). Reference to an uneasy perceptions, grow confi dence and programmes that can be implemented. relationship with neighbours is clearly establish a new quality context for It is clear though that the local A Memorandum of Understanding that a challenge that needs to be addressed change. community will need to be fully engaged would lead to a Funding Agreement and effectively. • HEFEC use provides a strong focus with in order to ensure positive working contracts with private sector providers for the area, but investment in arrangements.To that extent it would be would appear at this stage to have • The planned change over an buildings and overall attractiveness benefi cial for the University to open up potential to be successful, avoiding the anticipated 15 year period will be an needs to be worked on. its facilities to the wider community to signifi cant set up time and costs of a more opportunity to ensure the University help generate greater linkages. complex and formal delivery structure. • LBI and University partnership to fi ts well into the local area and also ensure mutual decision-making to enhances its positive infl to Framework Opportunity Site name Proposed Indicative uence establish and deliver a programme of help shape change and growth in the ref site no. intervention theoretical change and improvements. wider area. capacity • This is a jewel in the area and A 3 City University Refurbishment and Education: • Links with incubator businesses, needs to be given a wider role in its London some redevelopment 26,500 sqm provision of student accommodation connectivity with the area, both in (net increase) and closer ties with local residents/ terms of economic multipliers and training etc will help to fulfi l potential. B 27 Garage spaces, Refurbishment / Residential: as a major focus for education, social 28 void storage redevelopment 640 sqm • Higher Education related land uses. provision (use of buildings for local 29 tank and (gross) • Student Accommodation provision. uses) etc. surroundings
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 74 Old Street Area Framework
Framework Urban design analysis has demonstrated that the junction itself has the scope The Old Street station area at the to be more appropriate than other junction with City Road is one of the locations for new tall buildings but it Borough’s principal nodes of activity will be essential that all major new and accessibility. It perhaps more than development in and around the Old any other junction represents the point Street area contributes to the delivery of threshold between central and east of the transformational public realm London with the new development at investment. New residentially-led the junction itself and south towards development will have an important role Moorgate hosting a range of major office in continuing to improve the quality of developments and the areas north and the established residential and estate east of the junction being characterized environments behind the Old Street and by large municipal housing estates City Road axes. combined with fi ner grain mixed urban blocks.
The concept for the area is to continue to recognise the junction as a major development and accessibility node in London. A central part in this Reproduced from the Ordnance Survey digital maps with the permission of the Controller of Her Majesty’s Stationery Office © Crown Copyright Licence No. LA 086452 2009. recognition will be delivering the next Figure 3.4 Old Street concept phase of public realm investment, the key feature of which is the removal of the roundabout to create a major new public Transformation of Old Street Intensifi cation of commercial space with radical improvements to the roundabout as major transport activity at lower fl with oors entrances to the underground station hub and focus for activity residential at upper fl oors beneath.This investment will effectively deliver an extension to the Promenade City Road and Old Street Growth and enhancement of of Light. enhanced as important vehicular adjacent residential areas Old Street Promenade of Light and pedestrian environments
75 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 The Framework for Old Street, Strategy • Urban grain – New development strengthen its role as a key hub in illustrated in Figure 3.4, has a number of should respect existing urban grain east London; key components: Figure 3.5 illustrates the key elements of and, where possible, seek to repair • Improvement to Old Street the strategy for the Old Street area.The lost urban grain. Development station – In tandem with the public 1. Further consolidation of Old Street following interventions are required as proposals will need to demonstrate realm improvements associated junction as the key economic, part of the strategy: an understanding, appreciation and with the removal of the roundabout, accessibility and service node in this appropriate response to the historic radical improvements to the station part of London Townscape interventions and existing urban grain. Important environment will help encourage • Active frontage – The components contributing to urban 2. Commercial lower fl oor uses on the those using the area to take establishment of active and higher grain local network of public routes principal routes of Old Street and advantage of the excellent levels of quality frontages on all key routes. that aid permeability, the scale of the City Road with scope for offices and public transport accessibility. Within the framework area, the development and the number of plots residential uses above • Secondary routes – Routes such lower fl oors of buildings addressing that may have been amalgamated as Bath Street, Featherstone Street 3. Investment in and improvement City Road and Old Street should to facilitate new development; and Princess Street/Baldwin Street of established residential be in retail/commercial use with and the scale and massing of new neighbourhoods occupying the areas all perform an important function signifi cant potential for further office/ development. in providing local people with routes between the principal routes commercial and residential uses on through the area that avoid the main 4. Radical improvement to the urban upper floors. Movement interventions and busy roads. These streets remain public realm at the Old Street • Appropriate, sensitive and high • Improved pedestrian friendly and safe, both in terms of junction through removal of the quality design – As a starting environment at Old Street traffi c management and activity levels, roundabout. point, new development along the station – The removal of the for pedestrians and cycles to use. principal streets should be up to Old Street roundabout has the approximately ground plus five in-principle support of Transport Public realm and green storeys. The Old Street station area for London and all other key infrastructure interventions is shown to be the most appropriate stakeholders. The re-routing of • Old Street roundabout – Create potential location for taller buildings vehicular routes and connections major public open space through although a compelling case will need to support enhanced junction the extension of the Old Street to be presented to the Council to environment are central to this Promenade of Light to encompass justify new tall buildings. Framework and essential in enabling the roundabout. This major initiative the Old Street area to further is central to the area framework and
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 76 will ensure the area benefi ts from Development opportunities E. Existing building has potential for the ongoing investment it needs to A. Redevelopment of corner sites refurbishment or redevelopment. strengthen its role as a key node in adjacent to junction with large scale Current scale and building height east London; mixed use buildings supporting appropriate. • Street trees – Old Street west of ground fl oor activity - potential for F. Redevelopment to provide new the station already benefi ts from both employment / residential at mixed use development - part good street trees but there is a upper floors. residential, part commercial. signifi cant opportunity to introduce B. Narrow sites immediately fronting Potential scope for intensifi cation up new street trees along City Road streets to be redeveloped to support to 6 storeys. and Old Street east of the station as ground fl oor activity. Development G. Redevelopment of sites at edges development opportunities permit. should limit impact on Peabody of Redbrick Estate as mixed use / residential estate to rear, whilst community led development. Active • Green chain network– The Old supporting stronger connection along Street itself plays an important role in ground fl oors with up to 4 storeys Old Street towards Shoreditch. providing good quality links between development in total. key spaces within the green chain C. Opportunity for redevelopment network. particularly at eastern end. Current New development in this sub-area will scale of Inmarsat building represents be required to bring forward community appropriate building height for this heating infrastructure to support site. Islington’s energy strategy. D. Key corner site for redevelopment with potential for taller building height. Active ground fl oor uses and connections over to central space will be important. Upper floor uses likely to be employment (offi ce) led. Neighbouring site of petrol station represents potential short-medium term development opportunity with active commercial ground floor uses.
77 Bunhill and Clerkenwell Urban Design Study | Final Report | September 2010 HACK
B
G A C
Key D
G E D New development with commercial frontage and activity
r-1..__ Refurbished frontage/ enhanced edge
l1X1IExtension of public realm enhancement F ■ Commercial led redevelopment sites
Mixed use redevelopment
□ Existing public space ••• Key routes Reproduced from the Ordnance Survey digital maps with the permission of the Controller of Important pedestrian connections Her Majesty’s Stationery Offi ce © Crown Copyright Licence No. LA 086452 2009. * Landmarks Figure 3.5 Old Street Area Framework plan
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 78 Delivery improve legibility and soften the hard Initial Implementation A Memorandum of Understanding is a urban form Opportunities willingness to work together.This should Initial Assessment • There should be improved crossing be followed in time with a Funding The area around Old Street station points, station access/egress and The proposal is that the infrastructure Agreement that will commit the parties provides the highest profi le opportunity improved signage to assist orientation improvements to the Old Street to the project and this in turn will form of the four areas. It also has the potential roundabout and tube station are the basis for public procurement and to regenerate an area of London that implemented early and that this will securing of all the required approvals. Potential Market Demand is poor in urban terms, is dominated by provide a context change for private Where private sector parties are In terms of market demand it is unlikely traffi c and is diffi cult to navigate by foot. sector investment in the area and procured it may be necessary to commit that any residential will prove attractive improved confi dence in market demand, to development within a formal delivery on sites immediately fronting the • In view of the importance of this value generation and investment structure such as a partnership, Joint roundabout. Hotel and commercial offi location, any solutions should have ce potential. Venture or other relevant vehicle that space should prove attractive however, regard to a wider London context will meet the needs of the specific in order to secure a step-change in and the role of the area within that LBI, LBH,TfL, LU, GLA etc will form the project. the quality of buildings, occupiers and context basis of a core group of parties that investors, planning policy should be will be required to drive the change In view of the lead-in time for • The area for improvement/ supported by the early commitment to required at Old Street. Progress to negotiations we suggest that this process regeneration should extend along and implementation of improvements reach agreement can be slow, therefore is established early on and given suitable the main roads running from the to the station, road layout and provision a strong commitment from a small team status that enables senior time to be roundabout and seek to extend of new high quality public realm. Such is needed to drive decision-making. committed. the area of infl uence rather than investment will make a step-change and Delivering the change in partnership with just focussing on the immediate provide a new context for developers, the London Borough of Hackney will be roundabout area funders and occupiers and will help to key. • The area immediately around the drive change. station should be able to take larger, Such an approach will need to build better designed and higher quality Such an approach will require public confi dence and demonstrate a buildings sector leadership and investment and will willingness to work together. Initial high provide a robust basis to secure S106 • The amount of road area should be level (Chief Executive) meetings will contributions from developers to help reviewed and improved to provide need to set the agenda and context for repay the costs of infrastructure. more land for pedestrians, improved the need to invest. landscaping, tree planting etc to
79 Bunhill and Clerkenwell Urban Design Study | Final Report | September 2010 Framework Opportunity Site name Proposed intervention Indicative theoretical capacity ref site no. A 4 207-211 Old Street Long term development (additional 6 storeys) Offi ce: 24,810 sqm (net increase) B Site within London Borough of Hackney C 5 Inmarsat, 99 City Road Long term development (additional 6 storeys) Offi ce: 9,420 sqm (net increase) 6 202-254 Old Street Long term development (additional 6 storeys) Offi ce: 85,80 sqm (net increase) D 77 100 City Road Long term development Mixed use: 27,000 sqm (gross) E 8 148 Old Street Refurbishment Offi ce: 10,050 sqm (no net increase) F 59 Former Moofi elds Primary School Long term development Mixed use: 6,420 sqm (gross) G 50 Cope Street garages and car park Long term development Mixed use: 6,500 sqm (gross) G 51 Vibast Community Centre Long term development Mixed use: 2,200 sqm (gross) 69 Maple House Short-medium development Offi ce: 2,428 sqm (gross) 23 Land adjacent to Braithwait House Refurbishment Existing use: parking, no net increase
54 Void pram sheds Refurbishment Existing use: cycle parking, no net increase 90 Empire House Refurbishment Mixed use: 2,640 (net increase of 500 sqm residential use) 55 Space fronting shops Public realm enhancement Green space: 630 sqm 89 Old Street roundabout Public realm enhancement New square: 3,380 sqm 53 Paterson Court Long term development Commercial: 5,600 sqm (gross) 107 198-202 Old Street (petrol station) Long term development Commercial: 1,680 sqm (gross)
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 80 City Road Area Framework
Framework and across City Road to support greater north-south connections and The City Road Canal Basin is a significant permeability and enable the historic asset in this part of London, but one form of the basin to be refl ected in the that is yet to fulfi l its potential. The modern urban form, across City Road. framework for this area is to establish the basin as the focal point for a new The framework for City Road Basin has urban neighbourhood and make it the the following components: focus of a new mixed, commercial, residential and leisure activity. 1. Establishing the canal basin as the focus for a new mixed Whilst this area is no longer served neighbourhood with business space, directly by tube or train, City Road new homes and leisure facilities; represents an important public 2. Creation of a new high quality transport corridor and provides direct environment with hard and soft open links to Angel and Old Street stations. space framing the basin: and An important part of the concept is to enhance the environment along 3. The hub of the area will be on City Road itself to provide a strong frontage to City Road and improve the connections across the road Reproduced from the Ordnance Survey digital maps with the permission of the Controller of Her Majesty’s Stationery Office © Crown Copyright Licence No. LA 086452 2009. between the basin site and the City Forum site. Figure 3.6 City Road concept
Canal Basin becomes focus for Strong connections established mixed use activity north-south
Public realm utilised to extend Residential intensifi cation / infl uence across City Road enhancement City Road Canal Basin
81 Bunhill and Clerkenwell Urban Design Study | Final Report | September 2010 Strategy Movement interventions • High quality public realm - Development opportunities • Junction improvements – Whilst Establish diverse and high quality A. City Forum site redeveloped Figure 3.7 overleaf illustrates the key it is acknowledged that City Road waterside areas of public realm in with enhanced student facilities elements of the strategy for the City will always play an important function recognition of the area’s special and signifi cant intensification Road area. The following interventions in the road hierarchy, the junction qualities and opportunities; of residential, commercial and represent the core elements of the between City Road, Central Street • Greening – Signifi cant greening community facilities focused around strategy: and Moreland Street and its easy, safe of City Road to create a pleasant new piazza space. and convenient navigation for the environment including the widening B. Corner site redeveloped as mixed Townscape interventions pedestrian and cyclist is essential to of pedestrian areas, linear street use to support waterside activity and • Block structure – A unique the success of the area. The junction tree planting and additional vertical defi nition of new civic space. opportunity to create a completely will play a key role in ensuring strong vegetation where appropriate C. Site to east of basin redeveloped as new environment in this currently linkage between the Basin and the management regimes can be secured. mixed use with strong frontage onto undervalued location. It will be City Forum development. • Celebrate Canal Basin - The basin and City Road with a potential critical to ensure a clear block canal basin is a signifi cant asset with landmark role. structure is created with a clear Public realm and green a number of roles which should D. Thistle Hotel site identifi ed as mixed distinction between pubic and private infrastructure interventions be emphasised through the area’s use site with potential to redevelop space. • Extend green chain – The green renaissance including as a biodiversity to provide strong and active frontage • Creation of a new node of chain can be extended north on the habitat and as a climate adaptation on to Central Street and Lever activity – There is a major west side of the basin through the asset. Street. opportunity to create a new focus of extension of the open space leading E. Much enhanced ground fl activity, activity at the City Road Basin. This to the Diespeker Wharf; oor with a mix of commercial and leisure location has suffered from a lack • Junction improvements – uses with supportive residential at of purpose and presence, but it is Establishing a strong connection upper floors. strategically well positioned between across City Road between the City Old Street and Angel and has the Forum development and the basis is Opportunities to deliver community scope to create its own identity critical. There is an opportunity to heating infrastructure in the sub-area will through landmark developments. The create a new public space “stretching be encouraged. location provides an opportunity across” City Road with reference to to establish a real variety of types the historic form of basin; of workspace to increase economic vibrancy.
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 82 Delivery ,,. • Creation of new and improved buildings within a stronger urban __,,..A ' Initial Assessment ("' ' context will help to create a stronger This area offers the potential to create a .., ' and more obvious urban focus high quality nodal point along a relatively ' • The introduction of a variety of A3 bland stretch of City Road. It has the ON ' uses in the ground fl oor of buildings benefi t of linking with the canal at the ' ' will help to animate the area and southern end of City Road Basin and has ' create a greater balance between the potential, through careful design, to road traffi c and pedestrians link across City Road to the south. E • Improved crossing points at grade • The Canal Basin is currently hidden E linking the two sides of City Road will and does not easily link to the help to remove the traffi c ‘barrier’ southern side of City Road B • The location would appear to be • New tree planting and creation of appropriate for new houses and C high quality public spaces each side apartments as well as employment of City Road will help to highlight the at the more creative end of the area spectrum (similar in nature to Canal Key A • • Side Studios in NW1) • While distance to Angel and Old D New development and frontage .--- Street stations is relatively short ... __ ! Enhanced edge (circa 10 minutes each way) the
Priority space - new and enhanced perception is that this part of City Road is diffi cult to get to. It will be Key mixed-use site D important that any project seeks to -- Key route raise awareness of connectivity and Enhanced walking routes accessibility.
Tree lined route - additional planting as Reproduced from the Ordnance Survey digital maps with the permission of the Controller of • required Her Majesty’s Stationery Offi ce © Crown Copyright Licence No. LA 086452 2009. * Landmarks Figure 3.7 City Road Area Framework plan 83 Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 F/ Opp Site name Proposed Indicative theoretical work site intervention capacity ref no. A 75 City Forum Short-medium term Mixed use: 106,287 sqm Potential Market Demand mix of land uses with an emphasis on development (gross) The location has the potential to provide employment-led mixed-use. B 79 261 City Road Short-medium term Mixed use: 31,222 sqm a wide variety of land uses. Key to the development (gross) area’s success will be its ability to create The Council and TfL will need to address C 66 259 City Road Short-medium term Resi led: 30,800 sqm a strong nodal point and be successful in the challenges surrounding City Road, development (gross) designing a location that addresses the the design solutions, costs and budgeting D 15 Barbican Thistle Long term Mixed use: 17,100 sqm volumes of traffi c on City Road whilst and implementation.This could be Hotel development (c. 7,100 net increase) creating north/south permeability. achieved initially through a Memorandum E 92 35-47 Wharf Road Long term Mixed use: 14,660 sqm of Understanding to demonstrate a development (gross) Land use emphasis will need to be willingness to work together with the aim 67 33-47 New Wharf Long term Mixed use: 9,000 sqm considered in detail but in order to of progressing to a Funding Agreement, Road development (gross) meet jobs targets it will need to provide including land control issues that will 19 Former tube station Refurbishment Retail: 205 sqm signifi cant employment opportunities form the basis for implementation. 87 Judd House Hostel Refurbishment Commercial: 2,400 sqm linked in part to the University. Procurement of contractors would (no net inc) Residential uses will help to create value follow within a suitable contract and 86 BSG House Refurbishment Mixed use: 9,003 sqm (c. and A3 and other retail and leisure uses performance structure. 2,927 sqm net increase) at ground fl oor level will help to animate In tandem with the above infrastructure 16 City Road junction Public realm Public space: 1,100 sqm the location and make it a focal point. works the Council will need to enhancement determine whether it needs to intervene Initial Implementation over and above the planning policy 35 Hall Street garages Public realm Public space: 3,590 sqm Opportunities level in order to secure optimum enhancement The Council will need to work actively development.This will require further 91 Graham Street sites Public realm Public space: 4,000 sqm with existing landowners and interested more detailed study, particularly enhancement parties to co-ordinate the changes regarding fi nancial viability, land control 17 Macclesfi eld House Long term Commercial: 2,400 sqm needed. Such collaborative working and phasing etc. garages development (gross) will also be needed to enable the 41 Mora Street car Long term Residential: 888 sqm infrastructure improvements to City park development (gross) Road, ensure improved pedestrian access 39 Betty Brunker Hall Long term Residential: 150 sqm net is addressed early, and to ensure that development increase the area is promoted for an appropriate 40 Gambier House car Edge enhancement park
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 84 King Square / St Luke’s Area Framework
Framework this objective. The Framework for Central Street, illustrated in Figure 3.8, has Central Street is at the heart of the a number of key components: Bunhill residential community and 1. There is a major opportunity to currently provides a range of community transform Central Street into a key facilities.The area offers an important route between Old Street and City opportunity to enhance the community Road providing the local and wider use offer whilst also delivering residential community with a wide range of the growth. Investment in key essential highest quality community facilities; community infrastructure is planned and, in some cases, is already taking place. The 2. Central Street is primarily a residential St Luke’s Centre provide a wide range area and Central Street itself together of essential community support facilities with its immediate hinterland has from their Central Street base. The scope to deliver a significant number Trust has plans to deliver much needed of new homes which will strengthen radical improvements to their facilities. the local community; Investments are already taking place at 3. St Luke’s Gardens, in tandem with Ironmonger Row Baths and the Council potential improvements to the formal has a long standing aspiration to deliver a outdoor playspace associated with replacement Finsbury Leisure Centre. the Finsbury Leisure Centre and the
Reproduced from the Ordnance Survey digital maps with the permission of the Controller of Her Majesty’s Stationery Office adventure playground; © Crown Copyright Licence No. LA 086452 2009. Central to the Framework therefore is 4. Opportunities to enhance King Figure 3.8 Central Street concept establishing the link between identifying new opportunities for residentially-led Square estate through public realm mixed use development with the need improvements and new development; Strengthen enclosure of and Growth in residential to ensure continued investment in 5. Redevelopment in the area provides activity along Central Street neighbourhoods around and improvement of the wide range of opportunities to both enhance existing community infrastructure hub essential community and leisure facilities open spaces and support the planned which serve the wider area. Improvement development of a decentralised heat Improved community/leisure Improved setting and enclosure in the environmental quality of Central network. facilities fronting Central Street - St. Luke’s Gardens and King Street itself is improvement in achieving visible from Old Street Square
85 Bunhill and Clerkenwell Urban Design Study | Final Report | September 2010 Strategy • Permeability – The area enjoys a space together with the public spaces D. St. Luke’s Centre re-provided on network of minor routes, paths and around it. Enhancing the green spaces site with associated mixed use Figure 3.9 overleaf illustrates the key connections. Every opportunity of the King Square estate should also development to help enable the elements of the strategy for the Central should be taken to seek to improve be supported with a view to enhancing improvements. The site presents an Street area.The following interventions and add to this informal network green routes and performance against opportunity to deliver a landmark are required as part of the strategy: of routes including Norman Street sustainability objectives. facility which will help strengthen and Paton Street and a potential the profi le and services provided to Townscape interventions • Tree planting – New tree planting new connection to Europa Place. local people by the St Luke’s Parochial • Strong defi nition of Central along Central Street would help Connections between Goswell Trust. Key planning and design Street – New development in the provide enclosure, natural shading to Street and Central Street should be objectives for redevelopment of the area should be concentrated along and aid cooling and would improve the strengthened via King Square estate. site will be providing a strong, high provide defi nition, enclosure and an quality of the green linkages between quality and active edge to Central active edge to Central Street. Public realm and green key open spaces in the green chain. Street, improving local connections infrastructure interventions • Connections with Old Street Development opportunities and potentially introducing a new • Central Street improvements - In providing a replacement A. Opportunities to redevelop the series route to Europa Place and providing – There is a major opportunity to Finsbury Leisure Centre, there is an of sites around edge of King Square a sustainable mix of uses including a deliver signifi cant improvements to opportunity to increase the profile with residential-led new development, range of dwelling types. Central Street itself. Major investment of this key community facility by enhancing street defi nition and E. The preferred location for a is either taking place or planned for providing its main entrance off Central creating a new route to Central Street. replacement Finsbury Leisure Centre key sites along Central street and each Street. This could ensure visibility of B. Major opportunity to redeveloped an with a bold and strong Central Street should contribute to improvements the new landmark facility from Old underdeveloped site on an important address. This investment will be in to the quality of pavements and wider Street. and prominent corner between part enabled by high quality mixed public realm along the length of this Lever Street and Central Street. housing development which will help Movement interventions important route. Appropriate for residential-led mixed • Pedestrian and cycle connection defi ne, overlook and improve the • Open spaces – St Luke’s Gardens is use development with commercial – Central Street provides a quiet, quality of key spaces and routes. a very important space and a formal uses addressed the corner. direct and safe pedestrian and cycle F. Redevelopment of Moreland School part of the setting of the Grade 1 route between Old Street and City C. Ironmonger Row Baths currently and adjacent site to enable provision listed church. In the reprovision of the Road. Old Street, Goswell Road and under sensitive renovation to ensure of new school, early years centre leisure centre and as other key sites to a lesser extent Lever Street will this important community facility can and potentially a new GP surgery in come forward, there is an opportunity continue to provide the principal continue to deliver the eclectic and association with mixed residential to improve the quality of this historic vehicular connections in the area. unique range of uses on offer. development.
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 86 Central Street Area Framework
Delivery
Initial Assessment This area offers the opportunity to improve community and social F provision as well as an enhanced urban environment. Currently the area has a A very different urban feel from the higher density areas closer to the main arterial routes of City Road and Old Street.
• Could the sports facilities be re-orientated to enable new development on street frontages?
Key B C D Redeveloped frontage D i--· ..., _ ! Enhanced edge Priority space for enhancement
Enhanced public space with strong green character E Community-led redevelopment
Residential-led development
Key route (particularly for cycling)
Enhanced walking routes
Tree lined route - additional planting as Reproduced from the Ordnance Survey digital maps with the permission of the Controller of • required Her Majesty’s Stationery Offi ce © Crown Copyright Licence No. LA 086452 2009. Landmarks Figure 3.9 Central Street Area Framework plan
87 Bunhill* and Clerkenwell Urban Design Study | Final Report | September 2010 • The street defi nition is poor in part Potential Market Demand The location should also seek to specifi c projects.The projects could be of the area as there is limited built This location has the potential to optimise new business start-ups and promoted through the establishment of a form up to the street edge, could this support improved residential, local support employment generation as well Development Trust which is a particular be addressed through landscape/tree services, sports and community as local homes and community provision. type of partnership organisation that planting etc? provision. It should seek to reinforce offers benefi ts to the local community • Potentially an opportunity to and strengthen the local provision Initial Implementation and has advantages for many public reinforce the local provision within throughout the area and connect Opportunities bodies, non-profi t agencies and funders. this area as it is central to the various with other residential and local The Council should work actively See the Appendix for a review of surrounding residential communities. neighbourhoods. with the local community and Housing Development Trusts. partners to target the implementation of
Framework Opportunity Site name Proposed intervention Indicative theoretical capacity ref site no. A and F 42 Moreland Primary School Long term development Community led mixed use: 7,606 sqm (gross) B 74 City Central Estate Long term development Residential led mixed use Mixed use: 18,768 sqm (gross) C 65 Ironmonger Row Baths Refurbishment Community use: no net increase D 12 St. Luke’s Centre Long term development Community led mixed use: 5,405 sqm net increase E 2 Finsbury Leisure Centre Long term development Community led mixed use: 1,611 sqm net increase 64 20-24 Seward Street Short term development Residential-led development: capacity unknown 14 Seward Street open space Public realm enhancement Public space: 1,180 sqm 31 Europa Place Public realm enhancement Public space: 150 sqm 47 Pleydell Estate car park and garaging Public realm enhancement Public space: 520 sqm 46 One storey fl ats, Goswell Road Long term development Residential use: 660 sqm net increase 44 Lock-up garages, King Square Estate Long term development Residential use: 2,000 sqm (gross) 48 One storey fl ats east of Ironmonger Row Long term development Residential use: 700 sqm (gross) 49 One storey fl ats north of St. Luke’s School Long term development Residential use: 800 sqm (gross) 45 Multi-use games area Residential use: 800 sqm (gross) Education use: 2,000 sqm (gross) 13 149-151 Central Street Edge enhancement
Bunhill and Clerkenwell Urban Design Study | Final Report | September 201 0 88 89 Bunhill and Clerkenwell Urban Design Study | Final Report | September 2010 93 Bunhill and Clerkenwell Urban Design Study | Final Repor t | September 2010 95 Bunhill and Clerkenwell Urban Design Study | Final Repor t | September 2010