LONDON BOROUGH OF CAMDEN

Planning Brief

For

St Giles Court

ADOPTED July 2004

Contents

Part 1 Introduction

Part 2 The Site, its Setting and Location • Site Boundary • Ownership and Occupancy • Setting • Conservation Areas, Listed Buildings and Views • Transport and Local Circulation • Covent Garden Neighbourhood Renewal Area • Other Site Constraints

Part 3 Planning Background • The Unitary Development Plan • The Draft London Plan • Tottenham Court Road Station and St Giles High Street Area Planning Framework • Planning History

Part 4 Development Objectives • The Strengths and Weaknesses of the Site • Key Objectives • Sustainable Development • Community Safety

Part 5 Land Use Guidance • Mixed-Use Development • Housing • Employment and Regeneration • Retail, Food and Drink • Other Uses • Public Space

Part 6 Permeability And The Public Realm • Public Spaces • Pedestrian Routes

Part 7 Urban Design Guidance • General Principles of Design • Planning the Site • Relationship with Existing Buildings • Building Heights • Materials and Detailing • Designing Out Crime

St Giles Court Planning Brief Adopted July 2004 www.camden.gov.uk/spg Part 8 Circulation, Access and Servicing • Public Transport Connections • Transport Impact Statement and Green Travel Plan • Access • Parking

Part 9 Implementation • Phased Development • Checklist of Requirements for Submission of a Planning Application • Management of Construction • Planning Obligations

Appendix 1 Relevant UDP policies Appendix 2 Characteristics of sustainable building

St Giles Court Planning Brief Adopted July 2004

Part 1 Introduction

1.1 This brief has been prepared to ensure a comprehensive approach to the development of the site known as St Giles Court. Its purpose is to secure development which accords with the Council’s planning objectives, and maximises the benefits of developing this very prominent site.

1.2 This brief accords with the statutory planning framework established by Camden’s Unitary Development Plan adopted in March 2000 and subsequent alterations and it reflects relevant Government advice and circulars. It does not take account of any covenants or similar restrictions that may affect the site.

1.3 Having been subjected to public consultation and endorsed by the Executive of the Council this brief carries the status of Supplementary Planning Guidance. This means that it will be a material consideration in determining planning applications affecting the site.

1.4 Concurrently with drafting this brief, the Council has prepared an Area Planning Framework for the wider Tottenham Court Road Station and St Giles High Street Area in which this site lies and this brief has been written to be conform with this framework. Having been adopted by the Council, this framework also has Supplementary Planning Guidance Status, and any development proposals affecting the site should also be consistent with the framework.

1.5 While in most cases the brief reflects the Council’s planning policies in its UDP adopted in March 2000, in some cases it also refers to emerging policies set down in the replacement UDP, for which the second deposit draft was published in May 2004. The Council has begun to apply some policies from this draft for development control purposes consistent with its status.

1.6 The brief also takes account of three recent studies of the St Giles Area:

• In 1998 Land Use Consultants was commissioned by English Heritage working in partnership with Camden and Westminster Councils, GoL, LPAC, London Transport and MEPC who at that time owned Centre Point, to examine opportunities to improve the environment around St Giles Circus and Princes Circus. Land Use Consultants published their recommendations in a two volume study entitled – ‘St Giles and Princes Circus Urban Quality Project. • In 2000 Camden Council commissioned Intelligent Space to report on Pedestrian Movements in St Giles Circus. • A March 2000 Report by Space Syntax, entitled ‘Princes Circus: Report on the Strategic Redesign Study’. This study was commissioned by the London Borough of Camden to develop new public space designs for Princes Circus.

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Part 2 The Site, its Setting and Location

Site Boundary

2.1 St Giles Court is an interlinked complex of 6 to 8 storey office buildings providing some 33,500m2 (361,000 sq ft) floorspace. St Giles Court occupies the 7000m2 island site bounded by St. Giles High Street, Earnshaw Street, Bucknall Street and Dyott Street. The building was constructed in the early 1950’s and contributes little to the public realm. The current plot ratio on the site is 4.8:1.

2.2 St Giles Court lies in the Holborn and Covent Garden Ward. The extent of the site and its boundary roads is shown in Map 1.

Map 1: The St Giles Court Site

Ownership and Occupancy

2.3 St Giles Court is owned by Legal and General’s investment management company. Legal & General have appointed Stanhope as developers for the site. Stanhope are working on the development with the internationally renowned architect, Renzo Piano.

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2.4 The Ministry of Defence occupies the property on a lease which is due to expire in December 2011, although it is subject to a break clause with effect from April 2004. One consequence of the MoD’s occupation is substantial and highly prominent and intrusive security around the perimeter.

Setting

2.5 Bucknall Street, a relatively quiet road mainly used for servicing by adjoining occupiers, lies immediately to the north of the site. Bucknall Street is separated from New Oxford Street by Castlewood House, a development of similar style and vintage to St Giles Court. St Giles High Street, an historic route into the City of London and still dominated by the 18th century Church of St Giles, marks the boundary to the south. To the west the Centre Point Tower stands between St Giles Court and Charing Cross Road. To the east the site is bounded by the narrow Dyott Street which, at the south east corner, runs into Princes Circus an unpleasant traffic junction that may have potential to be transformed into a useful public space. Several interesting and attractive buildings front onto Princes Circus including Bloomsbury Centre Baptist Church which lies between Princes Circus and the site of this brief, and Shaftesbury Theatre on the south east corner facing the site.

Map 2: St Giles Court Location

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2.6 Map 2 shows that in its wider setting St Giles Court lies amidst many of the capital’s most popular visitor attractions at the very heart of London. Immediately to the north is the Bloomsbury area in which are located internationally prominent university colleges and the British Museum, which attracts some 4 million visitors annually. To the east is Holborn, which has recently seen an increase in office floorspace, and new hotels. Further developments of this kind are expected in Holborn following its identification in the Draft London Plan as an area of intensification. Covent Garden with its market, restaurants, Opera House and historic streets lies to the South West and London’s theatreland, centred around Shaftesbury Avenue is to the South. These two areas are huge international attractions, drawing in large numbers of visitors throughout the year. South West of St Giles, across Charing Cross Road is Soho, popular as a home for media and film companies and for its large numbers of restaurants, bars and clubs. Oxford Street, Britain’s largest shopping centre with a massive annual footfall lies to the west and Tottenham Court Road the UK’s leading electronic retail centre to the north west.

Map 3: Conservation Areas, Views, Listed Buildings

2.7 With such attractions on all sides the site has the potential to link as well as develop its own attractions as a place to live, work and visit. And yet the congested road network, poor street legibility, paucity of public space and a high proportion of dead frontages all discourage them from doing so. The very large site block with no through routes and the high security around the site are other more psychological barriers to pedestrian movement.

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2.8 Immediately west of the site is the rear block of the Centre Point tower which accommodates 36 maisonettes. There are additional residential uses on the upper floors of buildings within the Denmark Street site to the south west of St Giles Court and south of the site around the corner of St Giles High Street and New Compton Street.

Conservation Areas, Listed Buildings and Views

2.9 While not actually within a Box 1: Listed Buildings Conservation Area (CA), the site is bounded on all sides 1 St Giles Church by three CAs (see Map 3). A Grade 1 listed church, set back behind railings from To the north is the the road frontage by a green churchyard. A Vestry Bloomsbury Conservation attached to the Church, a west facing Lych Gate and a Area. Characterized by its K2 telephone box outside the church are all separately listed (Grade II). rectangular street pattern,

open squares and 3 to 4 2 Centre Point storey Georgian terrace Grade II Listed 1960s reinforced concrete 35 storey houses, Bloomsbury is office tower designed by Richard Seifert and Partners. recognized as an example The complex also includes a rear block with shops at of urban development of ground and 36 maisonettes above that overlook the site international significance. across Earnshaw Street. As home to the British Museum and its eponymous 3 St Mungos Housing, 83 Endell St intellectual tradition the Gothic Revival style school built in 1860 and designed by EM Barry. Now used as a hostel for the homeless. Bloomsbury area enjoys

equal repute as a centre of 4 Bloomsbury Central Baptist Church cultural and historic 235 Shaftesbury Avenue, Completed 1844, early Italian importance. Gothic Style grey brick church

2.10 The Seven Dials (Covent 5 233 Shaftesbury Avenue Garden) Conservation 1929 neo-Egyptian style office block, steel framed and Area lies to the south east. faced with Portland stone. With its highly distinctive radiating street pattern the 6 Shaftesbury Theatre 1911 stone and brick theatre in elaborate renaissance Seven Dials area was laid style built on the east side of Shaftesbury Avenue and out at the end of the 17th facing the site across Princes Circus century. Many of the original domestic terraced 7 Sovereign House, 210-226 Shaftesbury Avenue. buildings remain, and even Early Edwardian shops with offices over. Highly where they have been distinctive turrets and oriel windows. Original and replaced their original plot sympathetically renewed shopfronts characteristic of width, depth and scale the period. remain.

2.11 Denmark Street Conservation Area is south and west of the site. This historic area is dominated by the Church of St Giles in the Field which stands opposite the site. Immediately behind the Church are Phoenix Gardens, the

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only Public Open Space in this area. Denmark Street has enjoyed more recent note as the centre of the UK popular music industry and it also features Centre Point, an iconic 1960s office tower designed by Richard Seifert.

2.12 The site either adjoins or is within view of a number of listed buildings a number of which are also important local landmarks. Box 1 identifies these and describes them briefly, each one referenced by its number on the Map. Box 2: Important Local Views There are no buildings or structures on the site that, when assessed in heritage (A) From the South past the Church terms, need to be protected or retained. tower of St Giles in the Fields (B) From Charing Cross Road, along 2.13 Taken together these listed buildings Denmark Street and into the site. present a distinguished context for the (C) From the south east corner of Centre site. They are a potential asset for any Point, towards Flitcroft St and St development on the site but they also Giles Church present a considerable architectural (D) From New Oxford Street, south along challenge because any new building will Earnshaw Street to St Giles in the be expected to enhance the foreground Field. and background appearance and the (E) From New Oxford Street, looking setting of these neighbouring buildings. south west down Shaftesbury Avenue through Princes Circus

(F) Looking west along High Holborn and 2.14 There are a number of interesting views St Giles High Street towards the from or across the site. Box 2 lists steeple of St Giles in the Field. these and they are located on Map 3. (G) North west along Endell Street towards the site. 2.15 The site is not within any of the (H) From Monmouth Street, looking north Strategic Viewing Corridors that towards Princes Circus and the site restrict the heights of new developments in London.

Transport and Local Circulation

2.16 The St Giles Area includes some of London’s busiest main roads and these include New Oxford Street, High Holborn, St Giles High Street, and Charing Cross Road. Many of these are one-way routes (see Map 4).

2.17 The site is within the Council’s Clear Zones Area, and within the Congestion Charging Zone. Both of these initiatives aim to improve the Central London environment generally and, more particularly, to reduce traffic levels and congestion in the area and improve the street environment.

2.18 Its central location ensures that the site enjoys excellent public transport links. It lies close to Tottenham Court Road Underground station, which is served by the Northern and Central Lines and is also within reasonable walking distance of the Piccadilly Line underground stations at Holborn, Covent Garden and Leicester Square

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2.19 Tottenham Court Road Underground Station has been identified as requiring major improvement to reduce congestion at peak times and proposals are at an advanced stage for a new enlarged ticket hall below ground. It is expected the new ticket hall will link with the new station that will be constructed for the new Crossrail 1 line.

2.20 Both Crossrail and Crossrail2 (formerly the Chelsea-Hackney Line) are planned to stop at the Tottenham Court Road interchange.

2.21 The site is close to bus routes that run along Tottenham Court Rd (routes 10, 24, 29, 73, 134, 756), Charing Cross Road (routes 38, 19, 76), Oxford Street (routes 73, 8, 10, 55, 98) and New Oxford Street (routes 7, 8, 10, 25, 55, 73, 98, 242). The large numbers of bus routes in this area, and the fact that four day time and eight night time routes actually terminate at St Giles Circus mean that at most times of the day large number of standing buses at several points around the site, and these are visually intrusive and impact on the quality of the environment.

Map 4: Transport Links

2.22 Pedestrian routes around the site are poor at present. In contrast to the intimate and interesting streets in many of the adjoining areas, large block sizes, dead frontages, pedestrian barriers and busy traffic in St Giles High Street create a deterrent to walking. Complex crossing arrangements across the main roads create knots of pedestrian congestion, the levels of which are

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likely to intensify in future with the planned public transport improvements and new developments to the area.

2.23 The St Giles area is also an inhospitable area to cycle around but to date the scope for introducing cycle routes has been extremely limited because of the heavy traffic, one way systems and complex junctions in the area.

2.24 Some steps are being taken to address these problems. Shaftesbury Avenue is designated as part of City Walk 2, a Metropolitan Walk linking Hampstead Heath with Covent Garden. To improve the pedestrian environment around the British Museum the Council has closed part of Museum Street to the north of New Oxford Street, initially on a 6 month trial basis. If this experimental measure is a success the Council may consider closing other streets in the area to further improve the pedestrian environment and facilities.

2.25 The Council’s Tottenham Court Road Station and St Giles Area Planning Framework considers how these initiatives can be extended to enhance the pedestrian environment in and around Princes Circus. Princes Circus is an important but under valued unbuilt space and a significant landmark on the pedestrian route between The British Museum and Covent Garden. The Area Framework notes that the public spaces of Princes Circus are fragmented and unattractive for those who live and work in the area, as well as for the large numbers of visitors passing through it. At present Princes Circus therefore forms a barrier to pedestrian movement rather than the crossroads its location suggests. The Framework considers opportunities for addressing these problems by closing the section of Shaftesbury Avenue between Holborn and New Oxford Street and turning the area over to pedestrians.

2.26 The Area Framework also considers the present unsatisfactory pedestrian environment at St Giles Circus, around the Tottenham Court Road crossroads and the foot of Centre Point and it discusses the opportunities that would result from the full or partial closure of Andrew Borde Street in association with the proposed entrances to the new underground station ticket hall. If they do occur these measures will impact upon traffic movements around the site. They will also create an important new source and destination for pedestrian routes passing the St Giles Court Site. The impact of the closure on the surrounding road network as well as the implications for bus and taxi operators will need to be fully addressed, however, before these can proceed.

Covent Garden Neighbourhood Renewal Area

2.27 The site adjoins the Covent Garden Neighbourhood Renewal Area. The Council approved its Neighbourhood Renewal Strategy in September 2002, which sets out the rationale for taking a neighbourhood based approach to tackling deprivation in Camden. The strategy identifies ten areas, and each area has an agreed or evolving set of priorities set out in an agreed or draft

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action plan. The thrust of the action plan for the Covent Garden Neighbourhood Renewal area is centred on: • Community development – focuses to develop a local partnership that would work as the voice of the community to influence and improve the delivery of local services, • Crime and Community Safety – is the priority issue for Covent Garden, in particular drug use, drug related crime and anti-social behaviour. A multi-agency approach to this is being fostered in this area, • Sustainable community resources – relates to a new community centre in Covent Garden, and the services it provides.

Further details of the Strategy, the Action Plans, and the Neighbourhood Renewal fund which has been set up to commission interventions to deliver the strategy, are available on the Council’s website www. camden.gov.uk

Other Site Constraints

2.28 The following known constraints may also impact on the development of the site.

• The southern part of the site is within the zone of Crossrail safeguarding. (See Map 4) Applications for development must be referred to the Crossrail team if they are within the area of surface interest or if the works are deeper than 3 metres below ground level. Crossrail will seek a mutually acceptable design solution that would be secured through a condition attached to a planning consent. However the Safeguarding Directions do give Crossrail the power to direct refusal if an acceptable design cannot be achieved.

• The site lies within an area that once formed part of the suburbs of Roman Londinium, part of Saxon Lundenwic and was an area of extensive medieval and post medieval settlement. It is therefore designated as an Archaeological Priority Area and the Council will consult with and be guided by English Heritage on the archaeological implications of development proposals.

• The site is located on a Minor Aquifer and the Environment Agency should be consulted about potential ground water contamination. In addition, there is likely to be significant made ground beneath this site and this could contain variable concentrations of contamination. UDP Policy requires tests to be carried out and a decontamination programme agreed before an application on seriously contaminated land is determined. More information on contamination issues may be obtained from the Council’s Environmental Health Team on 020 7974 2090.

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3 Planning Background

The Unitary Development Plan

3.1 The statutory Development Plan for the site is Camden’s Unitary Development Plan (UDP) adopted in March 2000. The affordable housing and mixed-use policies of the existing plan have recently been reviewed and were adopted in January 2004. This draft brief is based on the Adopted UDP and the proposed Alterations, and relevant Supplementary Planning Guidance (SPG), and seeks to apply them to this site. A wider review of the UDP is underway and a replacement UDP is due to be adopted in 2005. The new and amended policies emerging from the review will gain increasing weight at each stage of the review and will apply to this site as appropriate.

3.2 Appendix 1 lists the policies in the adopted UDP that are relevant to this site.

London Plan

3.3 The London Plan has identified the Tottenham Court Road area, parts of which are in the City of Westminster as well as in Camden, as an Area for Intensification (AfI). It suggests that new transport investment in areas for intensification will give them improved public transport accessibility such that they will have additional capacity to provide significant numbers of new homes and jobs. It therefore calls on Councils to prepare plans promoting higher density development and higher plot ratios in these Areas.

Map 5: Tottenham Court Road Station and St Giles High Street Area Planning Framework

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Tottenham Court Road Station and St Giles High Street Area Planning Framework

3.4 Concurrently with this brief the Council has prepared a planning framework for this area (see Map 5), that sets out a vision for its future and explains the Council’s objectives for its development. Following public consultation the Council intends to adopt this area framework as Supplementary Planning Guidance and the brief for this site should be read and interpreted in the context of it.

3.5 The Area Planning Framework seeks to revive the wider St Giles area by creating a unique and people-centred place with outstandingly well designed public realm at its heart. It envisages transforming under utilised spaces at the foot of Centre Point and Princes Circus and the re-emergence of St Giles High Street with St Giles Church in an enhanced setting at its centre. Improved pedestrian routes would link these spaces and the area in general to the neighbouring areas of Central London that are major attractors of visitors.

3.6 The planning framework also seeks to regenerate the area through the development of under utilised sites with genuinely mixed use developments that include a particular contribution to meeting Camden’s need for new housing. Development of individual sites may be of higher density than at present, but it must also respect the important heritage of the area and it will be important that the local transport network and other services in the area should be able to cope with additional floorspace.

3.7 Of the sites in the area covered by this planning framework St Giles Court is the largest and the most central. It is also likely to be the first to be developed since firm proposals for it are expected to be submitted in the near future. In many ways therefore, the Council expects proposals for this site to set the tone for the future of the entire area.

Planning History

3.8 The original planning permissions to construct St Giles Court were granted in 1949 and 1950. Since then there have been a number of minor developments for security and air conditioning units implemented without planning consent under Circular 18/84 (Development by Government Departments).

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4 Development Objectives

4.1 The development of the site presents a rare opportunity to provide a visionary sustainable mixed-use development of high quality design in this most central of Central London locations. The site offers great potential to make a contribution to the Borough of Camden and to the national Capital by resolving the dysfunction between Bloomsbury, Covent Garden and Soho and by providing improved pedestrian route(s) for the 4 million plus visitors to the British Museum.

The Strengths and Weaknesses of the Site

4.2 The site enjoys considerable strengths and opportunities that should be enhanced through its development. These are:

• Its strategic Central London location, between Oxford Street, Covent Garden and the British Museum and close to Tottenham Court Road tube station. In the medium term access to the site is likely to be enhanced by the planned improvements to the station as well as the new Crossrail interchange • The site is also close to national centres of creative industries including music, film, advertising and publishing. • There is a wide variety of building heights and forms of development around the site. The site is not within a strategic viewing corridor. • This is a large and relatively unconstrained site outside a Conservation Area whose buildings have little architectural merit. There is therefore great scope for an imaginative approach to its development. • The site is beset by a rich and diverse collection of characterful listed buildings that provide an exciting, if challenging opportunity for innovative contextual architectural design.

4.3 Key weaknesses to be addressed include:

• There is a single use – B1 (offices) - on a very large site which leaves the area deserted outside working hours. • Permeability and routes through and around the site are poor. • The site is isolated, detached and poorly integrated with, and connected to, surrounding neighbourhoods. • The site lacks identity and sense of place. There is no coherent urban design framework for the surrounding area. • The existing site layout is inward looking and makes no positive contribution to the surrounding townscape. • There are significant community safety issues around the site.

Key Objectives

4.4 Taking account of both the strengths and weakness of the site, and of the vision and objectives set out in the Council’s Area Planning Framework for the

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wider area, the Council intends to achieve some important objectives from development of this site. These are to:

i. Realise the full potential of the site reflecting its location in the heart of the Area for Intensification and of London as a whole; ii. Integrate the St Giles area with its surroundings and improve the public realm by creating outward looking buildings, active frontages and improved public spaces and linkages to adjoining areas; iii. Be genuinely mixed-use and make a significant contribution to the Council’s priority residential use; iv. Exploit the heritage of this historic area by enhancing the setting of nearby listed buildings, particularly the Grade I listed St Giles Church which faces the site across St Giles High Street and the Bloomsbury Central Baptist Church which backs onto the site across Dyott Street; v. Be of the highest architectural, urban and environmental design standards.

4.5 It is also important that, depending on the timing and the phasing of any development, consideration is paid to the transport capacity of the area. It is especially important that any proposal does not prejudice, but can maximise the opportunities arising from the public transport improvements in the area particularly those relating to the development of Tottenham Court Road Tube Station and the Crossrail proposals currently under consideration.

Sustainable Development

4.6 Sustainability should be a consideration at all stages of design. Planning applications should be accompanied by an environmental performance pre- assessment such as that designed by BREEAM2 undertaken by a certified assessor. The Council is likely to seek a fuller BREEAM type assessment later in the design process. The arrangements and timing of this would be secured either by a planning condition or a Section 106 Planning Agreement. The Council would normally expect a scheme in this location to achieve a score within the “Very Good” range.

4.7 Characteristics of sustainable buildings are outlined in Appendix 2.

Community Safety

4.8 A first class development of the St Giles Court Site based on the Secure by Design principles described in para 7.17 will help to reduce the crime and public safety issues that have a major effect on this area.

2 BREEAM – or the Building Research Establishment Environmental Assessment Methods - give independent verification on a variety of sustainability issues. Further details about BREEAMs and their charges can be found at http://products.bre.co.uk/breeam/index.html

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5 Land Use Guidance

Mixed-Use Development

5.1 The most attractive areas of Central London are generally those that have a good mix of uses and a wide range of activities operating during different hours of the day. The large St Giles Court site is not like this. At present the large office complex tends to generate a surge of peak hour journeys that contribute to congestion on the public transport network but the streets that surround it then lie empty in the evenings. A better mix of uses, particularly an increase in residential floorspace that changes the overall land use balance, would be a chance to remedy this. It would help ease peak period congestion, it would make the area generally more interesting and it would increase safety and security. In addition, mixed use development has valuable community benefits. It helps foster a greater diversity of communities, increases the opportunities for social interaction and generally provides greater consumer choices.

5.2 The Council therefore seeks to obtain a better mix of uses in the area. While the site should continue to accommodate the business and commercial developments the Council is especially concerned to increase the provision of priority residential uses in the area, including affordable housing, and to introduce new cultural, retail, and tourism uses to enhance the vitality of the area and to secure active frontages.

5.3 The Draft UDP schedule of land use proposals gives guidance on appropriate uses on major development sites within the Borough. St Giles Court is site No 34 on the Schedule and it calls for a mixed use development including B1 offices and residential uses.

Housing

5.5 Shortage of land, a growing population and high prices have created serious housing pressures in Camden and providing more housing, including affordable housing, is one of the most important issues facing the Borough. The adopted UDP policies reflect these pressures by defining housing as its priority use.

5.6 Increased residential provision in the area, particularly on sites and buildings that are currently vacant or underused, will help to respond to the need for more housing. Policy HG8 of the adopted UDP seeks to increase the amount of residential accommodation by requiring that the fullest use be made of under utilised sites for residential development. The January 2004 Alterations to the UDP alter its mixed use and affordable housing policies to increase the supply of new housing and better bridge the gap between housing supply and need. These policies are further strengthened in the Replacement UDP due for Public Inquiry in December 2004.

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5.7 The Council considers the St Giles Court site to be well suited to housing and it will seek the maximum possible residential element as part of the mix of uses to be provided on it. Beyond meeting the local and London-wide housing need additional residential uses will add to the vitality and security of the area and it will reduce the need to travel .

5.8 For this development, where more than 15 units are likely to be provided, Policy HG11 in the Council’s UDP Alteration No2 indicates that the Council will apply a target of 50% of the new housing to be provided as affordable housing.

5.9 The main consideration regarding the density of development will be the achievement of good quality housing in a satisfactory environment. Provided this objective is met, UDP policies and criteria for higher residential densities would be applicable. Design and integration with other uses will play an important part in determining the built form. Whilst high-density developments are not generally suitable for families, the UDP allows for a flexible approach in respect of density where other important factors need to be taken into account.

5.10 The affordable housing in particular, and tenure generally should not be obvious from external appearance.

Employment and Regeneration

5.11 The site has the ability to generate a significant number of new jobs and training opportunities. The Council would expect the development to provide jobs for the local community and contribute to the regeneration of the adjacent Neighbourhood Renewal Area. In order to maximize equal opportunities in employment, and for the benefit of staff recruitment and retention, it is expected that employment development proposals should contain adequate workplace childcare facilities.

Retail, Food and Drink

5.12 The site occupies an ‘edge-of-centre’ location in relation to the Central London Frontage in the draft amended UDP and the Council would encourage a strong retail element (A13) within any development on the site. Retail uses are likely to have active frontages at street level and they would encourage more visitors to spend time in the area. They would therefore help to create both visual and functional links to neighbouring shopping streets such as Oxford Street, Covent Garden and Tottenham Court Road and to the specialist retail uses of Museum Street.

3 The Town and Country Planning Use Class Order and its application are explained in the Draft Central London SPG. This also describes forthcoming changes expected to come into effect in Summer 2004 that will give greater powers to planning authorities to control changes of use concerning food and drink and entertainment uses.

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5.13 The main retail frontages for new development will be along the primary pedestrian routes which are St Giles High Street and around Princes Circus. In addition the Council’s Area Planning Framework identifies Bucknall Street as a potential pedestrian route. Retail frontages on Bucknall Street will help to develop this as a parallel and complementary route to St Giles High Street and New Oxford Street and enhance the vitality of the area.

5.14 Food and drink (A3) uses will also be appropriate in locations throughout the site, and the Tottenham Court Road Station and St Giles Area Planning Framework particularly envisages these developing along the St Giles High Street and Bucknall Street frontages and at Princes Circus. The Council would expect a mix of different A3 uses to be provided to avoid the over- concentration of particular types of establishment and to minimise impact on the amenity of the area. It would particularly welcome A3 uses that are not primarily alcohol based.

Other Uses

5.15 In principle, other Central London uses such as hotels, leisure, entertainment and cultural uses would also be appropriate in this location which is well located in relation to the transport network, established centres of tourism and the Central London Area generally. Tourist attractions could also be acceptable on the site, particularly where they focus on the local environment, history, heritage and multi-cultural character of London and the Borough.

Public Space

5.16 The Council’s Tottenham Court Road Station and St Giles Area Planning Framework acknowledges that there is a shortage of public space in the area and that opportunities to create new open space are limited, particularly if development in the area is to be more intensive.

5.17 The Council’s first priority is therefore to upgrade and make better use of the public space that does exist, for instance by seeking improvements to such areas of adjacent open space as Princes Circus and St Giles Churchyard, and these could be effected through the negotiation of a Section 106 contribution with the site developers.

5.18 In addition, it should be possible to create additional areas of public space. It is important that all such areas are located where the general public can best obtain access, designed in a way that ties the new development into the existing street network, and helps wherever possible to improve the setting of important buildings such as St Giles Church and the Shaftesbury Theatre.

5.19 Provision, design and arrangements for the management of all public space must be an integral part of the planning of the overall development and not left to become an afterthought. It should take account of the Urban Design and

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Landscape principles for open space set out in the Council’s 2002 Supplementary Planning Guidance.

5.20 Public space should employ appropriate urban landscaping which is sustainable, safe and user friendly. It should also be accessible to the public and open to public use.

5.21 In view of the limited scope for new green spaces at street level, one way to provide amenity space for residents and to improve biodiversity is to build green roofs on buildings. Green roofs create habitat while adding insulation and are a form of sustainable urban drainage, helping absorb storm water run off. 4

4 Developers should refer to the publication “Green Roofs: Research Advice” published by the Corporation of London and the British Council for Offices (available at http://www.cityoflondon.gov.uk/our_services/development_planning/planning/pdf/A5_Green_r oofs.pdf

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6 Permeability And The Public Realm

6.1 The Tottenham Court Road Station and St Giles High Street Area Planning framework sets out a vision in which the development of sites in the Area leads to a more people friendly environment. As the largest and most central site in the area covered by the framework the Council will expect the development is for St Giles Court to play a major part in integrating St Giles with the neighbouring areas that attract large numbers of visitors. The Commission for Architecture and the Built Environment (CABE) in partnership with the erstwhile DETR has set out some important principles5 for integrating major projects with their surroundings and these offer valuable guidance. Proposals for this site should seek to reflect CABE’s principles.

6.2 The site offers great potential to resolve the dysfunction between Bloomsbury, Covent Garden and Soho by providing improved pedestrian routes to adjoining areas such as the British Museum which attracts four million visitors each year. The development must therefore be designed to improve links to these areas by enhancing the areas of useable public space around the site, improving the pedestrian linkages between them and providing greater legibility along pedestrian routes

Public Spaces

6.3 One of the most prominent parts of a new development will be at the southeast corner which faces Princes Circus at the intersection of St Giles High Street, Shaftesbury Avenue, High Holborn and Dyott Street. The Council’s Tottenham Court Road Area Planning Framework indicates that, although at present this corner is dominated by traffic, Princes Circus could be transformed by closure of some roads in the area, - probably the section of Shaftesbury Avenue through Princes Circus - and the land turned over to pedestrians and public space.

6.4 The Council believes that development of the St Giles Court Site would provide the opportunity to implement these measures, and perhaps expand upon them by stopping up the southern end of Dyott Street and extending the open space formed by the southern triangle of Princes Circus into the site. A valuable new area of public space would be provided that would become a focal point for the new development. Box 18 of the Tottenham Court Road Station and St Giles High Street Area Planning Framework explains the Council's suggestions for achieving major improvements to Princes Circus and the Southeast corner of this site is expected to be designed in a manner that extracts the maximum benefit of this.

6.5 A second key frontage is likely to be at the southwest corner of the site where it looks towards the Church of St Giles. The primary objective here would be to improve the setting of this important Grade I listed church, and this might be

5 Commission for Architecture and the Built Environment (CABE): By Design - Urban Design in the Planning System: Towards Better Practice May 2000

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achieved through some realignment of St Giles High Street and extending the area of Churchyard, and possibly continuing the open area across the High Street into the site.

6.6 During the day, when the church yard is open, such a measure would also encourage pedestrians to make more use of the footpath that now runs south through the Church yard, across Shaftesbury Avenue to Seven Dials. This route is not currently well sign posted, but it offers an attractive alternative to the busier roads to the east.

6.7 Arrangements for managing and maintaining all areas of public space created or enhanced by the development will need to be discussed early on with the Council and agreed by way of a Section 106 agreement.

Pedestrian Routes

6.8 Map 6 shows the main existing routes that pedestrians take through the St Giles Area when they walk between the main destinations described in Para 2.6 that neighbour the site. It is noticeable that many of these routes skirt the edge of St Giles Court and development of this site will provide an opportunity to create attractive street level frontages along these routes and secure general improvements to the street environment. The layout of the site and of routes across it will be expected to complement and reinforce this pattern and to improve the legibility of the area to pedestrians.

Map 6: Main Pedestrian Routes

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6.9 The future role of St Giles High Street as a primary pedestrian route is especially important. St Giles High Street provides the important route between Oxford Street and Covent Garden and it contains important historic buildings and local landmarks. At present the High Street presents an unattractive pedestrian environment. It is dominated by the looming presence of St Giles Court complex with its inactive frontages and pedestrian movement through the area is discouraged by a lack of legibility in the street pattern and by wide carriageways, poor crossing facilities and signage. However, the High Street contains a number of attractive buildings including St Giles Church and in future it should become the southern link between Princes Circus and a possible new plaza around Centre Point, to Tottenham Court Road Station and Oxford Street beyond.

6.10 Development of the St Giles Court site will provide an opportunity to improve the entire length of the High Street and in particular to enhance the setting of the Church and the quality of the churchyard. • Width reduction of St Giles High Street which could be realigned to create a more attractive, pedestrian and cycling friendly environment. • Reducing the width of the carriageway, whilst retaining one-way working and reducing the flow of traffic • Active ground floor uses and lively architectural detail and lighting. • An avenue of trees along one or both sides of St Giles High Street.

6.11 Objectives for the design of the public realm are likely to include: • The enhancement of St Giles High Street as a place for pedestrians to walk in and through. • A comprehensive approach to designing the entire stretch of St Giles High Street from Shaftesbury Avenue to Denmark Street and one that integrates and unifies the two sides of the High Street. • Improvements to the churchyard gates and boundary railings • Landscape features eg street trees • Materials, street furniture and soft landscaping that are of very high quality and chosen to complement the Grade I listed building and the Conservation Area. • Better paving lighting and signage to improve the pedestrian link through to Seven Dials • Removal of street clutter.

6.12 The treatment of the two southern corners of the site where several pedestrian routes intersect and where the new development will face key spaces, listed buildings and local landmarks must be considered particularly carefully.

6.13 It is also desirable to provide a further new east-west route north of the site using the northern side of Princes Circus and a marginally realigned Bucknall Street. This will provide an alternative pedestrian route to New Oxford Street as well as completing its retail frontage provision. At present the value of this route is limited by the rear extension of the Centre Point tower which

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effectively blocks pedestrian movement towards Charing Cross Road, Soho and the new main entrance to a refurbished Tottenham Court Road Station which is proposed to be constructed on what is now Andrew Borde Street. To overcome this problem it will be desirable to investigate how this barrier could be opened up.

6.14 Proposals for the site should therefore seek to reflect CABE principles by ensuring that that routes around the site are frequent, legible, and inviting, and that all buildings present their fronts to public routes. All streets and public realm should be designed with clear emphasis on designing out opportunities for crime and reducing the perception of an unsafe environment.

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7 Urban Design Guidance

General Principles of Design

7.1 High quality design standards should permeate throughout all aspects of any development proposal from the early site planning stage right down to the detailed design matters and materials. There should be coherence between the built form and spaces between buildings. Buildings and spaces should be attractive, add visual interest, and be functional, robust, durable and safe. The physical appearance should reflect uses and the architectural expression appropriate to context and status. Any gated areas should be avoided; there should be as much public access as possible throughout the site.

7.2 Applications for the development of the site will need to demonstrate through the preparation of a design statement that proposals respond to the site and its context. The design statement should explain in words and diagrams how the proposal responds to these principles in general, and in particular detail how it relates to the characteristics of the Conservation Areas that surround it and how it will enhance the setting of the adjoining listed buildings.

7.3 In addition, the design statement should demonstrate how issues of sustainability are treated, including orientation, passive solar gain, choice of energy supply, use of renewable energy, choice of heating and ventilation systems. The design statement should also cover the choice of materials and how the development makes provision for waste management and recycling.

Planning the Site

7.4 The primary design objective is to link this site to the existing and emerging urban pattern in the local area, and, wherever possible to establish permeability across the site.

7.5 Development should therefore seek to create places of character, improve movement and connections between people and places and provide an urban environment which is distinctive, safe and of a human scale. The design process should ensure any development scheme maximises opportunities for positive integration and environmental enhancement.

7.6 The site should be planned so that buildings face onto the street and make a positive contribution to the public realm. Street frontages should be active which means wherever possible, that ground floor land uses should be open to the public directly from the street. There should be frequent doors and windows and no blank walls at ground floor level. Buildings should overlook public areas and the fronts of all buildings should face onto the street.

Relationship to Existing Buildings and Urban Context

7.7 Map 3 shows that the site is almost surrounded by Conservation Areas and by listed buildings. However as the St Giles Area has been subject to constant

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change and redevelopment throughout its history there is no single architectural style or character that a new development on this site will need to conform to. Instead emphasis must be placed on ensuring that the characteristics and historic elements of individual listed buildings and groups of buildings within the Conservation Area should be enhanced and exploited.

7.8 The views across the site identified in Map 3 concentrate at two key points – the south east and south west corners. The impact of development on these views, particularly at the two prominent southern corners and the important local landmarks located there, will be an important design consideration.

7.9 It will be necessary to enhance these corners and to maximise the benefit of existing spaces around them. This might be achieved either by setting back new developments from the existing street line to provide larger areas of public space, or alternatively by reinstating the original building line as a way of achieving better definition of the existing space. The Area Planning Framework explains the Council’s objectives for these spaces.

7.10 Except where they are set back in this way, building lines should aim to maximise site coverage having taken their cue from the existing pattern of development and street widths in the immediate vicinity.

7.11 The form of development, the windows, levels, building heights, location of access points and the building line will require careful consideration in order to ensure building relationships between the existing buildings and proposed development work in terms of daylight and sunlight.

Building Scale

7.12 The site is not within any strategic viewing corridors. However, It is not considered that a cluster of tall buildings, related to Centre Point, would be acceptable because of the particular sensitivity of the local skylines and views identified in this framework, the character of the nearby buildings, particularly St Giles Church with its tower, and the character of nearby streets and spaces. The impact of massing on both foreground and background views of the neighbouring listed St Giles and Bloomsbury Centre Baptist Churches is equally important.

7.13 Buildings of varying height surround St Giles Court and the height of new development should take into account the scale of the surrounding area, as well as the setting, the views and the landmark buildings.

7.14 Major development involving larger buildings could have an impact on the micro-climate of the immediate area – particularly the loss of light due to shading and the effects of wind. Where a taller building is proposed the Council may require that an Environmental Impact Assessment is prepared to assess this.

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Materials and Detailing

7.15 Careful attention to the architectural detailing of the buildings, together with equal consideration to the landscape that integrates them, will determine much of the success of the development.

7.16 Building and landscape materials used should be of a high standard in terms of visual appearance and quality, in order to enhance the setting of the site in context of adjoining conservation area and listed buildings.

7.17 Colours of material should be selected to complement, rather than replicate, the surrounding buildings.

Designing Out Crime

7.18 The development should be designed to meet the requirements of the Secure By Design initiative. Details of the initiative can be found in the LBC Supplementary Planning Guidance, and more information can be found on the Home Office website: www.securedbydesign.com. Camden Police Crime Prevention Design Advisors can be contacted at Partnership, Camden Borough Police HQ, 10 Lamb’s Conduit Street, London, WC1N 3NR. Tel 020 8733 6324, Fax 020 8733 6329..

7.19 All public spaces and thoroughfares should be designed with actual and perceived safety and security in mind. Providing for public surveillance and self-policing should be a key objective of development. Buildings should directly overlook public areas and the active fronts of all buildings should face onto the street. Recesses, hideaways and the segregation of pedestrian and vehicle routes should be avoided whilst providing an environment of interest and variety. Regard should also be given to lighting, particularly of entrances and exits. Interesting and vibrant streetscapes with active ground floor uses should encourage vitality after dark and improve pedestrian routes. This would help to significantly reduce crime, drug dealing, street drug use and anti social behaviour in the area.

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8 Circulation, Access and Servicing

8.1 The Tottenham Court Road Station and St Giles High Street Area Planning Framework sets out the Council’s objective of maximising opportunities to improve the street environment and to change the balance in the use of road space towards enhancing pedestrian facilities in the area and improving the public realm. Wherever appropriate the Council will promote changes to the circulation of traffic towards two way working and to create public spaces by closing or part closing roads.

Public Transport Connections

8.2 St Giles Court lies close to a busy public transport interchange where there are longstanding proposals to increase capacity and improve facilities. Development of the site presents an opportunity to improve local access to public transport and the way that the interchange facilities are used. It is important that development also improves the environment wherever possible, for example, by taking the opportunity to rationalise bus standing areas around the site in order to reduce the visual impact of standing buses.

Transport Impact Statement and Green Travel Plan

8.3 A comprehensive Transport Impact Statement should be submitted with any application for planning permission to develop this site. This should examine all the traffic impacts of development on all components of the transport network. Developers should demonstrate that their proposals would not lead to any unacceptable impacts on public transport, highway networks and the wider environment, taking into account the likely phasing of developments over time, plans for local capacity improvements and user patterns. The assessment should also describe proposals to improve walking, cycling and public transport, and mitigate any adverse impact and it should consider the use of Section 106 Contributions to resource these. Developers should liaise closely with the Council in drawing up their Transport Assessment to ensure that they meet the Council’s requirements for the area and that there is compatibility between schemes.

8.4 To mitigate transport impact, developers should also prepare a Green Travel Plan that occupiers will be required to sign up to before occupation. Green Travel Plans should address the measures to promote sustainable transport choices, and the Council’s requirements for these are set out in separate Supplementary Guidance.

Access and Servicing

8.5 A primary requirement for the development is that it should minimise vehicle usage generally, and the number of car parking spaces in particular. Instead the emphasis should be to promote pedestrian access and to promote this by creating a very high quality environment for pedestrians.

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8.6 Vehicle access into the site would be best provided off Dyott Street. It is unlikely that any access could be provided directly off St Giles High Street, firstly because this a busy classified road and secondly because it would reduce the opportunity to create more active frontages along this important pedestrian route. The potential for creating a new pedestrian route along Bucknall Street could be compromised if the frontage is broken up by wide vehicle entrances into the site from Bucknall Street.

8.7 It is the Council’s policy that access for people who are disabled conforms to current legislation and to good practice. The standards and advice are contained in the Council’s Unitary Development Plan and Supplementary Planning Guidance (SPG part 3.1).

8.8 New development is expected to provide for off-street servicing for commercial premises wherever practicable and must not hinder the servicing of adjacent buildings. Service areas must be located and designed carefully with regard for safety and aesthetics and should be designed to be out of the public view as far as possible. Service arrangements must cater for the efficient removal of trade and domestic material.

Parking

8.9 The Council’s policies on car parking in new development endeavour to deter non-essential trips by controlling the supply of non-residential parking space. In accordance with local policies and the 2004 London Plan, car parking for cultural, tourism and commercial uses should be kept to the minimum required for operational use. Similarly car parking should not be used to facilitate car commuting and visitor car parking should not be provided given the high transport accessibility of the location.

8.10 Car parking in residential developments should be kept to an absolute minimum, and indeed, new homes could be car free given the high transport accessibility of the location.

8.11 Parking for people with disabilities should be provided close to all building entrances and amenity areas. Where underground parking is provided, accessible lifts should be provided. The revised UDP standard of 1 space per 10 dwellings for disabled parking will apply.

8.12 Car parks should be designed to be in accordance with the Association of Chief Police Officers’ Secured Car Park Award. The police Crime Prevention Design Adviser will advise accordingly. A link to the Secured Car Park website is available at www.securedbydesign.com.

8.13 Secure cycle parking is required for all developments. Cycle parking should be provided at all commercial premises at 1 space per 250m2 of gross floor area with additional parking to cater for 10% of visitors. It should be provided where it is actually needed, rather than where it can conveniently fit in. For example, visitor cycle parking should be near building entrances so that it is convenient

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and benefits from good surveillance. Locker and showering facilities should be provided where necessary. Wherever practicable for residential development, there should be 1 storage space per unit plus 1 space per 10 units for visitors.

8.14 Coach parking should be provided within the development if there is likely to be a demand, such as at leisure facilities. For a hotel, a minimum of 1 coach drop- off bay will be required within the curtilage. The likely demand of individual leisure uses will determine the need for other coach facilities

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9 Implementation

Phased Development

9.1 Where a development is to be carried out in phases the Council will be keen to ensure that the future development potential of those parts of the site not yet being developed will not be undermined, and that the objectives and policies outlined in the brief remain capable of being met. This may require some interim uses or treatment of parts of the site awaiting permanent development.

9.2 As part of a phased implementation, the Council will deal with individual planning applications for parts of the site. Each application will be expected to demonstrate how it complies with the Council’s policies and the objectives of this brief and the Council’s Statement on the Tottenham Court Road and St Giles High Street Area for Intensification

Checklist of Requirements for Submission of a Planning Application

9.3 Applications to develop sites within the Tottenham Court Road Area for Intensification should provide sufficient detail to satisfy the Council that the development will be acceptable. The Council would expect the following documents to accompany each planning application:

• A traffic assessment (See Para 8.2) • Green Travel Plan (Para 8.3) • Design Statement (Para 7.2) • An environmental performance pre-assessment assessment (Para 4.6) • Archaeology statement if required (Para 2.27)

Management of Construction.

9.4 The Council will require that very detailed arrangements be made for managing the construction process, particularly with regard to the management of construction traffic and for ensuring community safety. These measures would be secured through the signing of a Section 106 agreement.

9.5 These measures will be concerned to minimise the impact of construction on the day-to-day life of this very busy area. They will be designed to: • contain all construction activities within the site • ensure that construction activity does not deter visitors from visiting the area. • ensure that all public transport facilities remain open and accessible throughout the construction period. • route construction traffic into and out of the area to minimise congestion for all groups of highway user • treat community safety as a priority

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Planning Obligations

9.6 To achieve its objectives and in accordance with UDP policy RE6, the Council may seek to use conditions on any grant of planning permission or may use its powers under Section 106 of the Town and Country Planning Act 1990 to require the following matters to be covered by planning obligations.

• Affordable housing • Highway and local transport improvements • Public Realm improvements • Community uses/ Access to facilities • Provision of new or enhanced public space, especially at Princes Circus and St Giles Church • Car free housing • Education contribution for residential development • Green travel plan • Employment Training • Adoption of highways • Phasing • Public Art • Community Safety, including CCTV. • Archaeological site evaluation and possible recording, publication and safeguarding of remains • Management arrangements for all areas of public space created or enhanced by the development. • Management of Construction

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Appendix 1

Relevant UDP policies

The following policy comments should be read within the context of the London Borough of Camden UDP, adopted in March 2000 as a whole.

The site falls within the following specific policy areas: -

• The Central London Area

o RE4 – identifies this area as having high public transport accessibility. o SCL1 – seeks to balance the demand for business and commercial development, and for new cultural, retail, and tourism uses with the interest of conservation and protection of residential amenity and the objective of increasing housing provision. o SCl2 – seeks to encourage mixed-use development and an increase in priority residential use, including affordable housing, together with supporting facilities and services. o RE5 - … in the Central London Area ... where a proposal would increase total gross floorspace by more than 500 sqm, the Council will expect development to incorporate an appropriate mix of use, including up to 50% of the additional gross floorspace as residential use. HG11 (flowing from this) - …affordable housing policy … where 15 or more dwellings are proposed, the Council will expect the development to make a contribution to the Boroughs need for affordable housing, and will apply a target of 50% provision. The 50% affordable housing shall preferably be in the form of social housing for rent or housing for essential workers or intermediate occupiers. RE6 (flowing from this) - education contribution: states that in circumstances where the need arises directly from a residential / mixed use development, the Council will seek by way of a 106 planning obligation, a contribution towards education provision in accordance with the table below. This contribution only applies to the private residential element and does not apply to the affordable element.

Size of unit Contribution required per unit 2 bedroom property £2336 3 bedroom property £4996 4 bedroom property £8181

o LC2 - identifies this area as an area where the Council will guide proposals for leisure and cultural use. o TM1 – identifies this area as an area where the Council will encourage new tourist development which have as their focus the local environment, history or heritage … and attractions which reflect the multi-cultural character of the Boroughs population and of London as a whole.

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o TM2 – identifies this area as where the Council will guide the location of tourism uses.

• EN41 and EN42 – the site lies within an Archaeological Priority Area, having been identified by English Heritage as lying in the suburbs of Roman Londinium, part of Saxon Lundenwic and in an area of extensive medieval and post medieval settlement. The Council may therefore require an archaeological site evaluation and it will require that any important remains are adequately protected and recorded. In appropriate cases the Council will seek a voluntary agreement to cover such matters or it may grant planning permission subject to conditions.

• EC4 - identifies this area as having potential for an expansion of business development.

• Rail Safeguarding for Crossrail - the southern part of the site falls within this area.

The site adjoins the following specific policy areas:-

• Bloomsbury, Covent Garden (Seven Dials), Denmark Street Conservation Areas

o EN37. For the development of sites adjoining CA’s, the Council will assess the proposal on the basis of whether it preserves or enhances the C.A, and will seek to ensure that it is of high quality in terms of design materials and execution.

• St Giles Churchyard and playground - identified as site 274, public and private open space - .publicly accessible private open space consisting of churchyard and adjoining playground.

• Where it runs through Princes Circus, Shaftesbury Avenue is designated as part of City Walk 2, a Metropolitan Walk that links Hampstead Heath with Covent Garden.

o EN47. The Council will develop metropolitan walks to improve access to and linkages between open spaces and to provide pedestrian routes in pleasant environments.

The following other general policies are also pertinent –

• SRE1 – The Council will seek to ensure that all development is sustainable. • SEN3 – The Council will ensure that development respects the scale and character of the locality, the built and unbuilt context, and incorporates principles of good design.

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• EN10 - The Council requires tests to be carried out and a decontamination programme agreed before an application on seriously contaminated land is determined. Where contamination is less severe the Council may use planning conditions preventing development until necessary measure have been carried out. • EN14 – All proposals for development should be sensitive to, and compatible with, the scale and character of their surroundings. In determining applications for planning permission, the Council will have regard for the wider setting of the proposed development. In particular, the Council will take into consideration the following: o Character of the area in terms of existing land uses and general environmental quality, including its degree of openness. o Prevailing architectural style of the area. o The scale and general proportions of surrounding development, bulk, massing, height, footprint typical plot sizes and relationship with any nearby landmark building. o The impact of the proposal on existing views and skylines. o Established pattern of highways. • EN15 – seek a high standard of external landscaping in connection with the development. • EN37 – when assessing proposals outside of a conservation area which may affect its character or appearance, the Council will consider whether the development preserves or enhances the character of the CA…. • RE 3 – design of buildings should facilitate access for people with disabilities. • HG14 – The Council will seek to negotiate, wherever practical and reasonable given site conditions, for elements of mobility and wheelchair housing to be included in housing schemes. • HG8 The fullest use to be made of under utilised sites considered suitable for residential development. • HG16 - The Council will seek to ensure that new residential development schemes include a mix of housing types and sizes. In determining the appropriate mix for all such schemes, the Council will take into consideration: a) the range and sizes of dwelling units best suited to individual site conditions and the locality; b) the need for accommodation suitable for families or large households; c) the need for special needs housing; and d) marketing considerations.

The Council will welcome schemes which provide: (i) 50% or more of accommodation suitable for families or larger households (4 or more bed spaces; i.e. three or more bedrooms); (ii) family accommodation located at ground floor level with direct access to private garden space (or within 400m of public open space);

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(iii) a proportion of units with more than four bedspaces suitable for large families; and (iv) a mix of smaller unit sizes, the majority of which should comprise at least two habitable rooms (i.e. separate living room and bedroom).

• STR1 – In controlling the location of new development, the Council will seek to reduce the need to travel, with the aim of encouraging the use of public transport, walking and cycling, as alternatives to the private car. • TR10 – seeks to reduce the volume of traffic on the roads through the use of parking controls and traffic management. • TR12 – seeks to deter non-essential vehicle trips by controlling the supply of private non-residential parking space. • TR16 – encourages car free housing development in locations that are: easily accessible by public transport; where there is a range of amenities; and within a controlled parking zone. • TR19 – the Council will assess the accident risk from development proposals seeking to reduce accidents by promoting schemes that lessen physical conflict. • TR8 – requires new development that attracts significant coach travel (e.g. hotels) to make adequate provision for coach parking without obstruction to the public highway. • TR21 – seek to improve conditions for pedestrians. • UDP Chap 16 - Parking standards – set standards with regard to development standards for parking, servicing, taxi, coach and cycle parking.

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Appendix 2

Characteristics of sustainable buildings

The UDP contains many policies whose purpose is to ensure that development in Camden is sustainable. Additional advice on sustainable buildings is contained in Supplementary Planning Guidance and in the Green Buildings Guide which, though primarily concerned with housing and smaller developments describes the characteristics of sustainable buildings and includes measures for reducing the environmental impact of buildings.

The main points in these documents are listed below:

Green UDP SPG Buildings Policies (Section) Guide (Section) Accessibility Accessible by public transport TR1 Accessible to cyclists TR2 5.6 Improves environment for walkers TR2 5.5 Accessible to people with disabilities RE3 3.1 Contains mixed use RE5 Access to shops and services within walking distance Higher density HG10, DS2 Minimal parking TR12, DS8 & 5.2, 5.3 Anx

Links to locality Creates jobs EC4 Designs out crime EN20 3.2 Contributes to sense of place EN14 Is a good neighbour EN18, EN19 Creates public realm EN4 Respects built heritage EN31

Low CO2 emissions Low emissions of CO2 SRE1 8 Use of renewable energy EN12 8 Uses natural daylight 1.3 3 Uses natural ventilation 1.3 Uses passive solar gain EN12 1.3 8 Compact buildings 1.3 Conserves energy SRE1 5 & 8 Use of low emission vehicles EN12

Non-polluting Deals with contaminated land issues EN10 4.4 Considers noise impact EN5, DS6 4.2 Limits light pollution 4.9 Does not worsen air quality EN8 4.5

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Prudent use of resources Reuses site EC3 Reuses building EC3 3 Considers future uses of building 3 Conserves water and minimises run off EN9 10 Considers long term maintenance costs 4 of the building Timber from sustainable sources 4 Materials sourced locally 4 Assess environmental impact of 4 materials Non polluting materials to create healthy 4 environment Minimise construction wastage 4.7 4 Contains facilities for minimising and PU5 2.5 4 recycling waste

Enhancing biodiversity Enhances ecological value of the site EN15, EN59 11

Protects trees EN61

Further information can be sourced at: BREEAM office Tel: 01923 664462; www.bre.co.uk Design Advice Tel: 01923 664258 www.energy-efficiency.gov.uk Association of Environmentally Conscious Builders www.aecb.net Building Research Establishment www.bre.co.uk Centre for Alternative Technology www.cat.org.uk Energy Efficiency Best Practice Programme: www.energy-efficiency.gov.uk English Nature www.english-nature.org.uk Friends of the Earth www.foe.co.uk

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For initial discussions on proposals for the development of this site please contact –

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