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Old Street Roundabout Draft Development Strategy

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Old Street Roundabout Draft Development Strategy OLD STREET ROUNDABOUT DRAFT DEVELOPMENT STRATEGY DRAFT: JULY 2006 NB This draft Development Strategy has not been formally adopted Islington Council. It is a technical document that has informed development design options for the roundabout. CONTENTS Page 1.0 INTRODUCTION 3 1.1 Scope and Purpose 1.2 Local Context 1.3 Background 2.0 STRATEGY 9 2.1 Approach 2.2 Objectives 3.0 ANALYSIS 12 3.1 SWOT 3.2 Analysis 4.0 FORM OF NEW DEVELOPMENT 23 5.0 ROUNDABOUT DESIGN OPTIONS 28 6.0 SITES WITH DEVELOPMENT PROSPECTS 34 7.0 POLICY CONSIDERATIONS 38 8.0 PROJECTS / IMPLEMENTATION 47 9.0 CONCLUSIONS 47 APPENDICES 49 1 Planning applications 2 S106 Obligations INTRODUCTION the M1, south to the City and London Bridge, west to the West End (M4) and east to Canary Wharf and City Airport. The Strategy area 1.1 Scope and Purpose is situated within the Bunhill Ward in the southern part of the Borough, to the north of the City of London and west of the London A strategic opportunity exists to transform the Old Street Borough of Hackney. Roundabout area. There is clear development interest to redevelop all four quarters of the Old Street Roundabout (OSR). Accordingly, the London Borough of Islington (LBI) in partnership with the London Borough of Hackney (LBH) and Transport for London (TfL) has produced a Development Strategy for the Old Street Roundabout and surrounding area. The Greater London Authority (GLA) and London Development Agency (LDA) support this and this is reflected by the consideration of OSR area in the Mayor’s 100 public spaces programme. The Development Strategy area includes land bounded by Bath Street, Peerless Street, Brunswick Place, Charles Square, Pitfield Street, Singer Street, Tabernacle Street, Leonard Street and Featherstone Street, as shown in Figure 1. The boundary is not a definitive limit, major development sites which are within 800m of the Roundabout should pay due regard to this Strategy, as these will ultimately benefit from any improvements to the area. FIGURE 1: Development Strategy Area This Strategy sets out the parameters and principles for co- ordinating new development, transport and public space The Development Strategy area encompasses land within both the improvements for the land including and surrounding Old Street LBI and LBH (refer Figure 2, pg 4). It is also the intersection of two Roundabout. It is concerned with identifying opportunities to New Deal for the Communities initiatives, namely EC1 New Deal improve the way Old Street Roundabout is organised, to make it and Shoreditch Trust (community led regeneration partnerships) work better and look more attractive and to give it a better sense of (refer Figure 4, pg 5). place. The Roundabout itself is a four-armed signal controlled roundabout 1.2 Local Context that carries high volumes of vehicular traffic. The area is dominated by traffic and its associated effects. Beneath the Roundabout itself, The Old Street Roundabout is located at the intersection of two is the Old Street Underground Station for the Northern line and historic roads, Old Street (A5201) and City Road (A501), forming Mainline Station for trains from Moorgate to Finsbury Park. To part of the inner city ring road. It is al gateway for travelling north to reach the station there are four stepped and ramped access points Old Street Roundabout Development Strategy – July 2006 3 on each of the four sides of the roundabout. These access points link through to the station via a system of subways. These subways accommodate a number of shops and cafes known as ‘St Agnes Well’. Public toilets are also found within the subway system. The areas surrounding the roundabout are isolated from one another because of the physical barrier of the gyratory structure and accompanying vehicular traffic moving around it. Overall, the area lacks a specific defined urban form (refer Figure 3). There is an eclectic collection of buildings surrounding the roundabout, none of which define or enclose this space. The built environment is fragmented and overall, has no particular architectural or historic merit, with the exception of the Leysian Mission building (a Grade II listed building) located to the north of FIGURE 2: Borough Boundaries the roundabout, on the western side of City Road. Nonetheless, there are a number of nearby buildings that contribute to the character of the area (refer Figure 4, pg 6) and should be protected. Within the Development Strategy area there are two Conservation Areas, namely Moorfields Conservation Area (CA31) and Bunhill Fields and Finsbury Square Conservation Area (CA22) (refer Figure 5, page 6). There are two large housing estates located to the west and east of the Roundabout, namely the St Luke’s Estate within Islington and the Sutton Estate within Hackney. The area immediately surrounding the Roundabout is predominantly commercial. Moving out from this is a variety of different land uses, including retail, education, medical and housing. FIGURE 3: Figure Ground Drawing Old Street Roundabout Development Strategy - July 2006 4 FIGURE 4: New Deal & Borough Boundaries Old Street Roundabout Development Strategy – July 2006 5 FIGURE 5: Conservation Interest Old Street Roundabout Development Strategy - July 2006 6 1.3 Background environmental problems. This assessment is based on a number of issues, including: major commercial traffic flows; pedestrian / Unitary Development Plan vehicular conflict; overall appearance of the streets and buildings; areas with low standard of maintenance; vacant sites and buildings; It has been a long held desire to improve this area. In the 2002 low tree cover and greenery generally; and problems of noise and Adopted Unitary Development Plan, Old Street Roundabout is nuisance. The characteristics particular to Old Street Roundabout identified as one of the areas in the Borough with the greatest are as follows: Threatening Station Environment Poor Pedestrian Environment Unattractive Buildings Poor Legibility Maintenance problems Noise, Dust & Wind Pollution / Wind Turbulence Old Street Roundabout Development Strategy – July 2006 7 Public Space Strategy those on council estates). The strategy is based on an area approach to improvements, involving the creation of a ‘green chain’ Old Street Roundabout is identified in the EC1 New Deal Public network of safe, green and attractive public open spaces. The Space Strategy (approved by the LBI Executive July 2004) as an strategy emphasises making the area feel safe and attractive for all area requiring improvement. The objective of this strategy is to ages and physical abilities, creating areas people feel comfort to provide the framework for significant improvements to public open walk and cycle in. spaces, (parks, streets, pavements and all public spaces including FIGURE 6: EC1 New Deal Old Street Roundabout Development Strategy – July 2006 8 2.0 STRATEGY - Define the character of the development and give clear guidance on what will be considered acceptable to the Local Approach of the Development Strategy: Planning Authority; - Encourage the best possible use and layout of development A strategy of this kind will assist in planning long-term changes to sites; the use and function of roads, new buildings and public spaces. It - Promote an improved transport interchange and reduce the will form the context for short-term opportunities to develop sites impact of car traffic; and improve the quality of public spaces. The principles set out in - Promote public space improvements; and this Strategy will be expanded as appropriate by the use of planning - Consider potential changes to the gyratory. briefs, design guidance and traffic and transport studies. The framework for the overall strategy for the area is expressed in The Strategy is intended to: Figure 7 (refer page 11). - Establish a framework to pool s106 contributions in the OSR The purpose of the Development Strategy is to provide a coherent area; framework to guide future development of the land including and - Set future development proposals in a wider context; surrounding the Old Street Roundabout. The Development - Encourage highways, traffic and transport authorities to Strategy has been initiated by the London Borough of Islington in work together to achieve infrastructure improvements; response to the development interest in the area. It has been - Assist councillors and officers in making decisions. prepared in partnership with Transport for London (TfL), in consultation with the London Borough of Hackney (LBH), EC1 New Deal, the Shoreditch Trust, the GLA, with the assistance of the The Strategy will seek to Achieve the following Development LDA. The Development Strategy will be amended as necessary Objectives: following consultation. It will then be used by LBI, LBH & TfL to guide development of the area including, and surrounding, the Old a. Redevelop and regenerate the Old Street Roundabout area; Street Roundabout. b. Improve the image and perception of the Old Street Roundabout area; c. Revive the Old Street Roundabout area to give it a better The Development Strategy will: sense of place; d. Repair the fragmented built environment create missing - Augment the policies and proposals in Islington’s Unitary links, and repair the urban grain; Development Plan (2002); e. Introduce open and active ground floor uses wherever - Take forward principles in the EC1 New Deal Public Space possible; Strategy (approved July 2004); f. Achieve a new built form that integrates with the existing - Provide a structured framework for comprehensive
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