Holborn & 07 Covent Garden Area 69 Policy HCG1 – Holborn and Covent Garden Area
7.1 The Holborn and Covent Garden area covers the ward of the same name. It is the most southerly ward in the Borough of Camden and forms part of London’s Central Activities Zone (CAZ). It is a key destination that links the West End to the City of London.
7.2 The area is home to major businesses and institutions, as well as small businesses, shops, and a significant housing population. The area also has a thriving cultural scene and some of London’s most iconic historic architecture which attract visitors year-round.
7.3 Holborn and Covent Garden is going through a period of development and change with some major businesses choosing to locate and invest in the area. The area has Holborn and Covent Garden and Covent Holborn
Holborn and Covent Garden and Covent Holborn excellent public transport provision, which will be improved further with the opening of the Elizabeth Line stations at Tottenham Court Road and Farringdon and the Holborn underground station upgrade and capacity increase. The Council will seek to ensure that development and change in the area are coordinated to maximise benefits to the area, its businesses and its communities. Figure 7.1: Policy HCG1 - Holborn and Covent Garden Area
7.4 Holborn and Tottenham jobs by 2031. The London Plan Area name Holborn and Covent Garden Area Court Road (which also includes expects that the Tottenham Court part of Westminster) are identified Road opportunity area will deliver a Area size (ha) 119 ha as growth areas in the London Plan. minimum of 500 homes and 5,000 The Holborn intensification area is additional jobs by 2031. Indicative housing 400 additional homes expected to deliver a minimum of capacity 200 new homes and 2,000 additional Policy HCG1
The Holborn and Covent Garden area has the potential to strengthen its 7.5 The Council is preparing a Holborn and Tottenham Court Road role as a gateway for business and create more vibrant and well-connected Holborn Vision and Urban Strategy growth areas. The Council will neighbourhoods in the heart of Central London with an improved commercial, to provide further detailed guidance protect existing retail frontages from leisure and retail offer, a high-quality public realm and much needed new self- on the redevelopment of the area, fragmentation in order to avoid the contained homes. consistent with this allocation. It is creation of isolated and less viable the Council’s intention that the final retail units. Developers should take To enable the area to fully realise its potential, development within the area version of this document will be opportunities to introduce ground must: adopted as a Supplementary Planning floor town-centre uses where the Document (SPD). The Vision and continuity of the frontage is currently Urban Strategy builds on the area’s broken in order to create strong active a. Make the most efficient use of land while delivering the highest quality strengths as a gateway for business frontages. The Council will support architecture that complements the area’s rich character, heritage assets in the capital that is open to all whilst ground floor lobbies that lead to and historic form. creating a more vibrant and well- offices and residential units on the b. Provide retail, food, drink, entertainment and service uses in the area’s connected neighbourhood in the heart upper floors, as long as these are of Central London Frontage, taking opportunities to introduce ground floor of Central London. Development a size and in a location that does not town-centre uses where the continuity of the frontage is currently broken proposals should be informed by the fragment existing retail frontages. and avoiding large-scale office or residential lobbies that lead to the Vision, which will be a significant fragmentation of retail frontages.. material consideration in the 7.8 As one of the most accessible assessment of planning applications c. Maximise opportunities for community access to private facilities intended parts of the Borough, the Council for sites in the area. to serve the development like lobby spaces, roof gardens, cafes and gyms. encourages intensification of the area through higher-density redevelopment d. Connect, improve, make public and, where possible, reinstate, historic 7.6 The Council’s aspirations for of existing properties and infill lanes, alleyways and passages in order to increase permeability and the Holborn and Tottenham Court development. New development encourage walking. Road areas are set out in the Local is expected to deliver the highest e. Demonstrate the highest feasible levels of high-quality on-site open space Plan, and include a mix of land uses, quality architecture of a height and and urban greening, including pocket parks, green roofs and walls, and with offices and housing as the massing that complements the area’s explore opportunities for creating links to other open spaces in the area. predominant uses in development rich character, heritage assets and schemes. The Council expects that historic form. The wider Holborn and f. Contribute to the improvement of the public realm, including an improved the London Plan housing target will Covent Garden area is characterised network of safe and attractive places and routes for pedestrians and be met through mixed-use schemes by a historic environment owing cyclists that successfully links to neighbouring areas and reduces the where the additional floor space to the exceptionally high number dominance of traffic in the area. will result in an obligation to deliver of statutory listed buildings and g. Support the Council’s Liveable Neighbourhoods programme which will housing and affordable housing, in substantial coverage of conservation deliver significant investment in the public realm throughout the area accordance with the Local Plan’s areas. However, some more modern through appropriate on-site delivery and financial contributions. mixed-use policy H2. In light of its buildings do not successfully relate central London location, the area is to Holborn’s rich architectural and suitable for hotel provision. historic surroundings and have eroded Development proposals for specific sites within the Holborn and Covent the area’s character. Garden area must also accord with the relevant individual site allocation. Development proposals on non-allocated sites within the area should 7.7 The Council will promote contribute to the principles set out above where these are relevant to the the additional provision of retail 7.9 Development proposals development and commensurate with its nature and scale. and other town centre uses as part should demonstrate how opportunities of redevelopment schemes in the for making their facilities, including 71 Holborn and Covent Garden 7.10 walking routes away from the main main away routes the walking from alternative, attractive provide and area of the character to add the These passages. and alleyways lanes, of historic network a from benefits streets. surrounding the and development the between connection physical and visual aclear provide that facilities and uses floor ground active prioritise should Developers have maximised. been community available garden, local toroof the and gyms restaurants, cafes, lobbies,
Holborn and Covent Garden Covent and Garden Holborn 7.11 urban greening measures such as such measures greening urban other and space open green provide to expected are developers of this, light In Borough. of the parts other to comparison in low is ward the in nature and space ofamount open of London’ssome the squares, finest development. previous have that through routes lost been historic reinstate possible, and, where passages and lanes improve historic and to connect seek development will new that expected is It streets.
Although the area contains contains area the Although 7.12 London Plan’sLondon Urban G5 Policy draft The wellbeing. and health and recreation, enhancement, biodiversity run-off, rainwater effect, heat-island urban quality,air reduction, noise for of benefits by arange providing area the benefit can greening Urban on-site. roofs green walls and green the public realm of the area will be be will area of the realm public the how out sets Vision Holborn The movement. to pedestrian barriers forming roads and problems, safety traffic levels high of pollution, with dominated, traffic is Covent Garden greening. urban on-site increasing for tool auseful Factor provides Greening possible attach asite plan. development that you believe couldbeaccommodated onthe site, andif please state the site address, aclear description ofthe type andscaleof process please state the site reference andname.Ifthe site isanew site site which hasbeendiscounted by the authority during the assessment 7.1? Ifyes, please include additionalinformation aboutthe site. Ifitisa Q58. Are there any other key sites which shouldbereferred to inFigure Policy HCG1? Ifnot,whatchanges are neededandwhy? Q57. shown Isthe inFigure boundary 7.1 appropriate inthe context of area allocation andwhy? Q56. What do you think the infrastructure prioritiesshouldbefor this Covent Garden Area? Q55. Are there any other usesthat would besuitable for the Holborn and why? Q54. you Do supportPolicy HCG1? Ifnot,whatchanges are neededand box Question
Much of Holborn and and of Holborn Much realm improvements being made. improvements being realm public to the contribute and respond schemes individual that ensure and contributions financial and delivery on-site appropriate through of work programme this to support expected be will Developments transport. to public access improving and realm public enhanced an creating area, the in cyclists and pedestrians for improvements environment to the fund to part programme Neighbourhoods Transport London’sfrom for Liveable investment secured has Council The challenges. improved to these meet Policy HCG2 – Former Central St Martins Policy HCG2
7.13 The former Central St 7.14 The site was previously in The former Central St Martins College (University of the Arts) site is allocated Martins College (University of the higher education use and currently for mixed-use development including hotel, self-contained homes, retail, and Arts) is an island site surrounded has a number of meanwhile uses. creative workspace, cultural and public uses. by Southampton Row to the west, The western part of the site is located Development must be in accordance with Policy HCG1 and in addition must: Procter Street/Drake Street/Red Lion within the Kingsway Conservation Square to the east, Theobald’s Road Area and the eastern part of the a. Retain the Grade II* listed Lethaby Building at 12-42 Southampton Row, to the north and Fisher Street to the site sits opposite the Bloomsbury ensuring that its fabric and setting are restored and protected to better south. Conservation Area. reveal its heritage significance, and establishing an appropriate and viable use to ensure the building’s long-term future. b. Provide an on-site cultural use, including gallery, exhibition space or other publicly available cultural space. c. Ensure any new buildings and extensions are of an exceptional architectural quality to respond to the site’s sensitive and varied context and range of interfaces, particularly Red Lion Square and the Lethaby Building. Any additional height, scale or massing to the current building on Red Lion Square would need to be sufficiently justified and articulated. d. Create a new public pedestrian route to conform to the historic alignment of the street that led diagonally north-westwards from Red Lion Square. e. Make significant improvements and contributions to the public realm on the site, including new public open spaces and routes. f. Respond and contribute to streetscape improvements in the wider area on Southampton Row, Theobalds Road, Fisher and Procter/Drake Street. g. Provide active ground floor uses, including retail or front doors and windows that contribute to the life on the street to Procter/Drake Street and Theobalds Road, and other streets where possible.
Site address 12 - 42 Southampton Row & 1-4 Red Lion Square, WC1B 4AF Site area (ha) 0.45 Proposed uses Hotel, self-contained residential, cultural, retail Indicative housing 85 capacity
73 Figure 7.2: Policy HCG2 - Former Central St Martins College Holborn and Covent Garden 7.17 7.16 7.15 was built on the site in 1963 for the the for site 1963 in the was on built theatre Cochrane the addition, In culture. and arts to design, contribution asignificant made has Lethaby the Building Crafts, and Arts site.this on appropriate be would uses, public and cultural workspace, creative hotel, housing, including of uses, mix a area growth Holborn and (CAZ) Zone Activities Central the in location considerations. anyand relevant other material relevant development policies plan Plan, all Local Allocations Site this in any relevantHCG2, other policies to Policy having regard considered
Built as the Central School of School Central as the Built accessible highly its Given be site will this for Proposals 7.18 of Immunity (COI) has of Immunity listing against Square. ACertificate to Redand Lion Lethaby listed the of Building both setting the enhance and architecture of ofmust standard anexceptional be buildings New replaced. be could and are ofbuildings limited merit listed Lethaby Building, existing the day.the throughout activity interest and create to help and sitegive attraction an the would which space, available cultural publicly other or space exhibition example for a gallery, reintroduced, be site should the on use a cultural heritage, site’s the cultural significant new site at King’s of light In Cross. moved to their Martins St Central 2012 until operational remained when and &Design of Art School Central
Apart from the Grade II* II* Grade the from Apart 7.19 7.21 7.20 1960s slab and podium block towards block podium and slab 1960s (expiring 14 2024). July Block Administrative attached and Theatre Cochrane the for issued been redevelopment must therefore be be mustredevelopment therefore of any element residential contained self- on-site busy the and road site. the to walk through people allow Square, and Row Red Lion and Southampton alink between create to improve Square permeability, Lion Red of redevelopment 1-4 of the aspart expected Road is Theobalds to Drake Street from route diagonal historic of the reinstatement The development. associated the in lost was square of out the leading streets of diagonal pattern distinctive of the ofOne Redin ruins Square 1968. Lion bomb-devastated the on was created acceptable. unlikely considered to be is height exceeds that this building Lethaby the anew Building, particular in buildings, listed and areas, conservation townscape, surrounding to the Due area. the in building tallest of the one site is of east the the Question box Question HCG2? Ifnot,whatchanges are neededandwhy? Q60. inFigure Isthe boundary 7.2 appropriate inthe context ofPolicy why? Q59. you Do supportPolicy HCG2? Ifnotwhatchanges are neededand
At eleven storeys, existing the The site is located on a on located site is The gyratory Street Procter The 7.22 be encouraged. should community local the serving those and retailers Independent building. the around streets the on of safety sense the increase and to overlooking ensure Road, order in Theobalds and Street Procter/Drake on inparticular maximised, be should windows, and doors front or retail including frontages, active introducing for Opportunities of overlooking. lack and realm public to apoor contributes inactive, which or blank are buildings current of the frontages improvements. Several ofthese the to respond to and must contribute development site of the the and site of the sides all on planned are residents. of amenity the impact negatively they that not do so designed be site should the on uses All residents. of amenity the on pollution and of noise impacts negative the to and minimise designed located
Public realm improvements realm Public Policy HCG3 – 1 Museum Street Policy HCG3
7.23 1 Museum Street is a the Bloomsbury Conservation Area 1 Museum Street is allocated for mixed-use development including hotel, self- Travelodge hotel and multi-storey which covers the area to the north contained homes, offices and retail. car park located in the Tottenham and west of the site. Court Road growth area. The 1960s Development must be in accordance with Policy HCG1 and in addition must: Travelodge tower is 17 storeys with a three-storey podium. The site is not a. Ensure that any new buildings are designed to respond to the site’s varied within a conservation area but adjoins context, including listed buildings, the setting of specific heritage assets, and the Bloomsbury conservation area Coptic Street b. Ensure that any replacement building is of a height and massing that can successfully integrate with the surrounding townscape c. Maximise active ground floor uses, either through retail or front doors and windows that create lively and well-overlooked streets on Museum Street, New Oxford Street West Central Street and High Holborn d. Respond and contribute to the planned streetscape improvements and provide public space on Museum Street and West Central Street
W Central Street e. Explore options for providing a public route with active ground floor uses,
Museum Street primarily shops and restaurants, through the site on the axis with Coptic Street f. Maximise opportunities for high-quality urban greening, in particular along the wide pavement on Museum Street W Central Street
Site address 1 Museum Street
Shaftsbury Avenue Grape Street Site area (ha) 0.45 Proposed uses Hotel, commercial, housing Indicative housing capacity 50
High Holborn
75 Figure 7.3: Policy HCG3 - 1 Museum Street Holborn and Covent Garden 7.27 7.26 7.25 7.24 Bloomsbury conservation area. area. conservation Bloomsbury the and townscape surrounding the integrate with successfully more could tower refined and elegant more however area, the in buildings a tallest ofexisting tower the one is Street. Weston Central site of the part vacant developing the and building podium the redeveloping park, car multi-storey the removing available land limited of by of use the make better which buildings quality higher-for opportunity the offers site. this on uses appropriate be would housing, affordable including housing, and hotel, commercial, including of uses, amix area, Road Growth Tottenham and (CAZ) Zone Court London’s in Activities Central location considerations. anyand relevant other material relevant development policies plan Plan, all Local Allocations Site this in any relevant other HCG3, policies to Policy having regard considered Policy HCG3? If not,whatchanges are neededandwhy? shownQ62. Isthe inFigure boundary 7.3 appropriate inthe context of why? youQ61. Do support Policy HCG3? Ifnot,whatchanges are neededand box Question
At seventeen storeys the Redevelopment site of the accessible highly its Given be site will this for Proposals
7.30 7.29 7.28 Street. Museum on improved space public providing improvements, including to these respond and must contribute any and area development site of the the for planned improvements are Street. West Central on behaviour anti-social overcome and of safety sense the increase and to overlooking ensure order in new route the along introduced be should windows, and doors entrance restaurants, shops, including uses, floor site. ground the Active through to walk people allowing permeability, increase would This Museum. British the anew from route creating Street, Coptic with axis the on route anew public provide should Holborn. High and Street Central West Street, Museum on street the of life to the contribute that windows and doors front or retail through uses, floor ground active provide should Redevelopment of overlooking. lack and realm public poor to the contribute inactive, which and blank currently are Street Museum and Street Central
Significant public realm realm public Significant site ofDevelopment the West facing frontages The Policy HCG4 – 134 - 149 Shaftsbury Avenue Policy HCG4
7.31 The building at 135-149 7.32 The site is not within a The site is allocated for cinema or theatre use. Provision of other uses, Shaftesbury Avenue is surrounded conservation area but adjoins such as commercial and self-contained homes, are considered acceptable by Shaftesbury Avenue, St Giles the Seven Dials (Covent Garden) provided that these are secondary uses within a mixed-use scheme with a Passage, New Compton Street Conservation Area which covers the cultural facility as the predominant use. and Stacey Street. The Phoenix south side of Shaftesbury Avenue, Community Garden lies to the rear and the Denmark Street Conservation Development must be in accordance with Policy HCG1 and in addition must: of the site. The building opened in Area, which covers the north side of 1931 as the Saville Theatre and was New Compton Street. a. Retain the Grade II listed building and ensure that its fabric and setting are converted to a cinema in 1970. It is protected, restored and enhanced, particularly the building’s distinctive currently used as an Odeon Cinema. features. b. Retain the cinema/theatre use and ensure that any other uses introduced on the site do not compromise or restrict the viability or operation of the cinema/theatre. c. Ensure that the cinema/theatre function is integrated in the building’s design, including careful consideration of the location, size and relationship of the screening rooms/stage, to circulation and other public spaces. d. Retain the main, front entrance for the cinema/theatre use, and use side entrances for any secondary uses. e. Ensure that any roof extension is of an exceptional architectural quality to complement and enhance the host building. f. Explore options for activating the blank façades facing St Giles Passage, New Compton Street and Stacey Street, including windows, entrances and active ground floor uses that contribute to the life on the street. g. Contribute to improvements of the public realm around the building to create better-lit routes and encourage activity around the building. h. Contribute towards the provision of permanent self-contained homes in the wider area through the provision of housing on an alternative site nearby, or a payment-in-lieu
Site address 134 - 149 Shaftsbury Avenue
Site area (ha) 0.08 Proposed uses theatre/cinema, cultural use
77 Figure 7.4: Policy HCG4 - 135-149 Shaftesbury Avenue Holborn and Covent Garden 7.35 7.34 7.33 cultural venue, as atheatre, cultural such alarge-scale accommodate could use. predominant the as theatre or cinema the with scheme amixed-use within uses secondary as housing, self-contained or commercial including uses, additional accommodate potentially could It use. primary asthe theatre/cinema considerations. anyand relevant other material relevant development policies plan Plan, all Local Allocations Site this in any relevant other HCG4, policies to Policy having regard considered
The supply of sites that of that sites supply The for allocated site is The be site will this for Proposals 7.36 which includes a sculptural relief relief asculptural includes which Avenue Shaftesbury facing façade the of design striking the in reflected strongly is asatheatre use original identified. be cannot operator theatre or acinema that satisfaction Council’s to the demonstrated be can it if mayuses considered be cultural public Alternative loss. their resist will site and this on use theatre cinema/ to retain seek therefore will Council The facilities. of cultural loss unnecessary the against guard and for positively plan should decisions and policies planning that advises (2019) NPPF of the 92 Paragraph venues. such for operators theatre and demand there is continued by West the in limited End very is
The Grade II listed building’s IIlisted Grade The 7.37 building and its unique architectural architectural unique its and building the restore and site must conserve Any development of the opening. arched set inalarge entrance an and building of the length the running art of dramatic history the depicting frieze Garden. Garden. Community Phoenix the or areas conservation neighbouring the impact not negatively does and townscape site’s to the appropriate surrounding is that massing and of aheight and building host the enhance and to complement quality architectural highest of the be should extension Any roof extension. aroof support potential could and robust is building features.
Policy HCG4? Ifnot,whatchanges are neededandwhy? Q64. shown Isthe inFigure boundary 7.4 appropriate inthe context of and why? Q63. you Do supportPolicy HCG4? Ifnot,whatchanges are needed box Question The historic architecture of the of the architecture historic The
7.38 building. the around streets the on of safety sense the increase and overlooking floor, at ground uses public ensure to or entrances of windows, introduction the through activated be should which façades, blank predominantly by dominated are building of the elevations rear and side elevation, the
In contrast to the ornate front front ornate to the contrast In Policy HCG5 - Other development sites in the Holborn and Covent Garden Area Policy HCG5
Sites identified in Figure 7.5 will be allocated for the uses set out in the table
Allocation Site name Proposed uses Indicative housing capacity 7.39 Within the Holborn and Covent Garden Area there are a reference number of other development sites. HCG5a Tybalds Estate (infill) Self-contained homes 56 additional homes (416 total – These sites are listed in Figure 7.5. includes 360 existing) We consider that Policies KQ1, HCG1 and the Camden Local Plan 2017 HCG5b 294-295 High Holborn Office, Self-contained homes 10 additional homes provide a robust basis for considering proposals for development in these locations. As such the Plan does not HCG5c Panther House, 38 Mount Office, Self-contained homes 8 additional homes include a detailed allocation policy Pleasant, The Brain Yard, for these sites and seeks to allocate 156-164 Gray's Inn Road them through Policy HCG5. HCG5d Castlewood House and Office, Self-contained homes 18 additional homes Medius House 7.40 Proposals for sites identified in Figure 7.5 will be considered having HCG5e 8-10 Southampton Row Hotel, Self-contained homes 9 additional homes regard to Policies HCG1 and HCG5, any other relevant policies in this Site Allocations Local Plan, all relevant HCG5f 60-67 Short’s Gardens & Office, Self-contained homes, 4 additional homes development plan policies and any 14-16 Betterton Street retail other relevant material considerations.
HCG5g GOSH Masterplan Hospital 0
HCG5h Holborn Library and Cockpit Self-contained homes, library 120 additional homes Question box Yard Q65. Do you support Policy HCG5? HCG5i Hand Court, 50-57 High Office, Self-contained homes, 6 additional homes If not, what changes are needed Holborn retail and why?
HCG5j 18 Vine Hill and 15-29 Eyre Hotel, Self-contained homes 10 additional homes Q66. Are the boundaries shown Street Hill in Figure 7.6 appropriate in the context of Policy HCG5? If not, what changes are needed and why?
Figure 7.5: Other development sites in the Holborn and Covent Garden Area 79 Holborn and Covent Garden Figure 7.6:Figure development sites -Other HCG5 Policy HCG5d HCG5f HCG5g HCG5e HCG5a HCG5i HCG5b HCG5h HCG5c HCG5j