Car Park, Which Is Currently Occupied by National Car Parks Ltd (NCP), in 2017

FINSBURY SQUARE THE OPPORTUNITY

Spring 2020

1 INTRODUCTION

Hondo Enterprises is an experienced London based investor, developer and asset manager, with a current development pipeline of circa one million square feet of mixed use schemes currently going through the planning system. Hondo Enterprises currently owns and runs the historic Brixton Markets. This has enabled them to work closely with the London Borough of Lambeth, who are developing an area wide masterplan for the regeneration of Brixton Central. This includes looking sympathetically at how commercial development and regeneration can work together to create vibrant public spaces that the public want to use, that dovetail with viable development opportunities which are sustainable, creating jobs and providing much needed public amenity to the local area. The experience gained from working with Lambeth will be invaluable when working closely with the London Borough of Islington who Hondo Enterprises have been in ongoing discussions with as the freeholders of Finsbury Square. Hondo Enterprises acquired the leasehold of the Finsbury Square underground public car park, which is currently occupied by National Car Parks Ltd (NCP), in 2017. Earlier this year, an Executive Report was signed off by the Council which outlined a partnership agreement to create development plans for Finsbury Square with Hondo Enterprises. These will lead to the improved use of the under ground space currently occupied by the NCP car park and the increased usability of the Square itself alongside wider public realm improvements. Flexible publicly accessible space within the proposed extension Proposed Pope’s Road public plaza. to the Brixton Markets with the central space designed to accommodate local community groups.

2 THE EVOLUTION OF FINSBURY SQUARE

From its inception in 1751, Finsbury Square has experienced a long history of change, Finsbury Square was laid out as a residential In 1794 the world’s largest bookstore called accommodating the evolving needs and square, which was completed in 1777. Terraced ‘Temple of Muses’ opened at Finsbury Square requirements of nearby residents, businesses houses were located on all four sides and a containing 500,000 volumes. and Londoners. central oval garden was positioned at the centre.

The western side of the Square, constructed in 1761, forms part of the City Road and serves as a continuation of the ‘New Road’ from Paddington to Islington (one of London’s ﬁrst major bypasses) connecting to the City of London.

In 1784 Vincenzo Lunardi, the aeronaut, It is alleged that Finsbury Square was the first successfully completed the first English air- public place lit by gas, a phenomenon known to balloon flight from Finsbury Square. The flight, the 19th century, which was watched by 150,000 spectators, was a significant step towards air travel in the UK.

3 THE EVOLUTION OF FINSBURY SQUARE

A SHAPE SHIFTING HISTORY Over time, the landscape of the Square has transitioned from a tree lined oval to a rectangular shape. Nothing now remains of the Square’s original residential buildings, as those now located around the Square are mainly commercial premises, many of In 1961 the Finsbury Square which were built during the 20th century. car park opened making In contrast, Islington’s well-known residential squares such as use of the air raid shelter and Gibson or Londsdale Squares exist today in much the same replacing parts of the garden. Buildings were constructed in form as when they were laid out. These are still in residential use. the Square including car park Although Finsbury Square lies within a conservation area, At the end of the 19th century, entrances, a ﬁlling station and Back in 2013, a memorial to the heritage of the Square is mainly limited to the form of two cattle troughs and a a cafeteria. The 1960s was a victims of the 1975 Moorgate the building frontages and the continuity of the building line drinking fountain were erected period where car ownership Tube crash was unveiled in in the square by the Smith largely grew and the UK’s road Finsbury Square, including the enclosing all four sides. This has resulted in the purpose of family to commemorate a family network started to expand names of the 43 people who the central Square changing over the years reﬂecting current member and Queen Victoria. further. died in the disaster. needs. In recent decades, Finsbury Square has fallen into poor condition which has impacted the quality and amount of limited green space within the London Borough of Islington.

THE SQUARE’S FUTURE ROLE The Health Survey for England (2017) estimated that 64.3% of adults are classed as either obese or overweight. In line with this changing health demographic and the increasing urbanisation of the world’s cities, a 2003 study in the Netherlands found that every 10% increase in exposure to green space translated into a reduction of five years in age in terms of expected health problems. Mental health, which is estimated to impact one out of four people each year, is also an area where wellbeing improvements During the Second World War, In 2012, Finsbury Square was can be made. Greater and improved access to green space, an air raid shelter for 2,000 taken over by Occupy London, especially with regards to children who can be most impacted a movement for social justice in people was constructed under by such deficits, can bring benefits in later life. Finsbury Square. This was the UK. Protestors moved onto designed for conversion into a the space in tents and occupied In line with these changing health concerns, we believe that mechanical car park. the space for over half a year, Finsbury Square can be future proofed for generations still to leading to extensive damage, come, providing green space benefits which will help promote costing the Council significant positive mental health and wellbeing. sums in legal and repair fees.

4 THE EXISTING SQUARE

Finsbury Square is a 0.8-hectare, public amenity space located within the London Borough of Islington, within In relation to its signiﬁcant size, the Square is Bunhill ward. It is designated as an open space within the London Borough of Islington’s Development Plan. currently underused and tired. It presents a number One side of the Square comprises a large grassed bowling green which is restricted by a paved area with of challenges which currently restrict its use: benches. A lawned area forms the second side of the Square. These two areas are divided by single storey • It lacks permeability, with the space being difﬁcult buildings including a restaurant, toilets and a bowling facility. to cross at points due to the presence of scattered buildings and the bowling space which is not available for use by non-paying customers. These obstacles impact the movement of people across the open space. • In relation to its size, there is not enough usable green space for people to enjoy, with large parts restricted from wider public use. • Visitors to the Square are not shielded from pollution and noise levels associated with the NCP car park and the space being located within a dense urban environment. • Accessibility to the Square is compromised due to there being a poor pedestrian environment. • The Square lacks a sense of real identity. • Recent development in the locality has highlighted the widening gap between the condition of the Square and the surrounding area.

A January 2020 Council report stated that the Square was in “poor condition due to lack of investment and blight caused by the hardstanding areas that used to comprise two petrol stations and the operation of the underground car park.” The current layout and condition constrain the utility of the Square which, given its size and location, should provide signiﬁcantly greater amenity and value for local residents and those that work in the area.

Current condition of Finsbury Square.

5 THE EXISTING SQUARE

In a 2006 Committee Report for a previous scheme, planning officers said of the Square: “Finsbury Square is an important open space at the southern entrance to the borough, and has long been recognised as needing to be improved to better provide for users of the Square. Objectives of improvement include making the Square inclusive and accessible,and to respond to its City fringe location by providing a world-class space”.

A 2013 appeal decision, a Planning Inspector said of the Square: “In my view its currently rather run at heel, appearance does not do it justice to its situation or to the fine quality of some of the buildings that face towards it, especially on the north side.”

The Draft Bunhill and Clerkenwell Area Action Plan consultation document (Reg 19) says of the square: “The Council supports the enhancement of the public open space at Finsbury Square. Small scale commercial uses may be suitable on existing built-on areas of the square, but only where the functionality of the space is not adversely affected. Reconfiguration of the existing open space may be acceptable where functionality of the open space is improved and there is no net loss of public open space. Change to the use of the underground car park is supported in principle where it would be replaced by commercial uses, particularly business floorspace.” Water logged area, Finsbury Square.

6 AIR QUALITY

Finsbury Square is situated within an Air Quality Management Area, Congestion Charge Zone and Ultra Low Emission Zone. Within the Bunhill Ward, the level of nitrogen dioxide (NO2) exceeds the EU legal limit and the level of nitrogen dioxide PM2.5 exceeds the World Health Organisation limit, meaning the levels found are classed as unsafe. A 2016 study undertaken by London Imperial College and the University of Leicester found that 24% of playgrounds, 27% of public parks and 67% of private parks across London had unsafe levels of NO2. The study found that the Finsbury Square bowling green had an annual average NO2 level of 44.80 µg/m³ which exceeds the EU legal limit. Islington’s Air Quality Strategy 2019-2023 identiﬁes that whilst the Borough has seen improvements, there is still a lot of progress to be made with regards to air pollution levels. A key reason why the London Borough of Islington want to improve air quality is due to the connections with health impacts.

We are beginning to think about innovative design and efﬁciencies which can mitigate the poor air condition which surrounds the Square. This will help make the open space a more inviting and healthier place for local residents and workers to enjoy.

Islington Air Quality Strategy 2019 - 2023.

7 CURRENT USE – THE CAR PARK

A single storey underground car park exists beneath the Square and several car parking spaces are located Hondo Enterprises believes that the redevelopment of Finsbury Square and the removal of the NCP to the eastern and western boundaries at street level. car park, alongside an increase to the amount of overall green space, could support residents to live a The car park provides 258 car parking spaces, two of healthy, independent life in a safe environment with improved environmental quality. which are allocated for disabled parking. The remainder Emissions of pollutants to the air in the Finsbury Square area come from a range of different sources, of the parking is only accessible by stairs and there is with the main source being traffic emissions. Providing thoughtfully integrated green infrastructure can no lift access. positively encourage and promote active transport such as walking and cycling, reducing car usage. The NCP car park was converted from a World War Two shelter in the 1960s, a period of time where car ownership was prime. The facilities are considered outdated and in a state of disrepair, impacting the quality of the Borough’s limited green space due to the number of idling vehicles which enter and exit in addition to the dense urban fabric which surrounds.

Finsbury Square car park.

8 THE CURRENT USE THE BOWLING GREEN

The northern half of the Square is occupied by a bowling This space could be better utilised for a larger number of people, providing opportunities for throughout green which measures 1,394 sqm. This significant space the year uses which optimise daylight hours. comprises a six-rink bowling green and at any one time, there can be a maximum of 24 players. For the large part of the year (from late September to May) the green is closed. When the facilities are in use, they are open for five days a week from midday until 8pm. Based on the bowling green being open eight hours a day, five days a week, for 22 weeks per year (covering May until September), it is open 19.6% of the year in relation to the total number of daylight hours per year. During its opening period (May until September), the average occupancy of the green is estimated at 64% which would equate to roughly 15 people. Based on this figure, the average occupancy of the green in relation to the entire year would be 12.5%. Bowling green signage, Finsbury Square. Existing condition of the bowling green. Bowls is an activity which is associated with a higher age profile. Given that the average age in the Bunhill Ward is 33, this existing use is perhaps not overly reflective of the area’s younger demographic. National data relating to bowling from the Active People survey demonstrates that there has been a 34% reduction in participation between 2005 and 2015. The bowling green is a The London Borough of Islington’s Sport Facilities large impermeable space Strategy Update Report (2018) states that greater focus is needed towards broadening participation and opening up facilities to encourage more people to become active. Islington’s Parks for Health project looks to help make the Borough’s parks and green spaces focal points for improving people’s health and closing the gap between rich and poor through investment and rising standards for green space. In line with the Borough’s younger demographic and evolving Council policy which places greater focus on health, wellbeing and inclusivity, this space could be used for more appropriate activities and uses. Present day map of Finsbury Square.

9 CONSTRAINTS AND CONDITIONS OF THE SQUARE

THE EXISTING CONDITION OF THE SQUARE There are a number of elements which contribute towards an overall sense of poor condition of the Square. Over the years, the space has fallen into worsening condition, leading to an interrupted pedestrian environment and a reduction in the quality of public realm.

CIRCULATION ROUTES DISABLED ACCESS There is a notable variance in the size and materials There is only one, poorly sign posted ramp which used for the pavement across the Square, with a can be used to gain access to the bowling green. lack of consistency throughout. This is segregated from other routes. Trip hazards and protruding elements along sections The café/bar inside the Square only has one ramp makes access difﬁcult at points. which is not wide enough for a wheelchair user. Vegetation around the perimeter of the Square is There is only one accessible toilet on site, however mostly overgrown and therefore infringes on the this is not clearly signposted and the gate to the accessibility of circulation routes and makes the bowling green blocks access to this facility. area feel run down and unsafe after dark. Stepped access only is provided for the retail, car Pedestrian paths are generally sufﬁcient but there park entry/exit points, as well as for all but one entry are a number of uneven surfaces caused by poorly point to the bowling green. designed tree pits and the emergence of roots There is a lack of benches and informal resting which has deformed pavements. space located across the edges of the Square, which does not allow for allocated spaces for wheelchair users.

10 CONSTRAINTS AND CONDITIONS OF THE SQUARE

GROUND CONDITIONS SAFETY The on the ground conditions of Finsbury Square The Square is primarily surrounded by ofﬁce, are of poor quality in certain areas, notably with university and retail uses and therefore natural large areas of grass becoming water logged for surveillance outside of working hours is limited. prolonged periods during wet weather conditions. Street lighting is scarce and there is limited visibility This means that certain areas of the green space around corners due to the conﬁguration of the are limited in their use. Square itself. The grass is patchy and inconsistent and there is no The space is littered and there are run down sprinkler system which means that the condition of elements, such as the broken glazed walls of the car the grass often deteriorates further during the dryer parking and the overall maintenance of trees and seasons. vegetation. The grassed surfaces are in need of substantial There is a vehicle car park ramp which is no longer improvements, with the soil structure of low quality. in use and has become a space for people to dispose of rubbish, meaning that it is not a pleasant environment.

11 DEFICIENCY OF OPEN SPACE IN THE WIDER AREA

The population of Islington was estimated to be 233,200 in 2018. This is an increase of approximately 13% (27,000 people) since 2011. It is estimated that the population of Islington will grow by 7% (15,500 people) between 2018 and 2028. Islington is the most densely populated local authority area in England and Wales, with 15,524 people per sq km. This is almost triple the London average and more than 37 times the national average. Islington is the second smallest borough in London covering 14.86 sq km and only 13% of the Borough’s land is green space. The Borough has the second lowest density of green space of all Local Authorities in England, second only to the City of London. The GLA’s London Green Infrastructure Focus map identifies the capital’s deficiencies in terms of access to open space (AoD). AoD is measured as the percentage of the population in an area of deficiency in terms of access to open space. It is recommended that the walking distance to local parks and open spaces, which are defined Finsbury Square as having an area of around 2 hectares, is 400m. The distance to district parks (defined as being around 20 hectares) is 1.2km. Islington Open Space Map. The Bunhill and adjoining wards, Clerkenwell, Barnsbury and St Marys, are areas where 100% of the English population is in an area deficiency to public open space. Although Finsbury Square does not come under the categories as set out above, there is a clear deficiency of open space within the local area for local people to enjoy and have access to.

12 SITE CONNECTIVITY AND PERMEABILITY

The site is already well connected by road, underground and rail with Old Street and Moorgate tube stations within 500m of the site and Shoreditch High Street and Liverpool Street stations a short distance away. There are also Crossrail Stations due to open at Liverpool Street and Moorgate in 2021, significantly reducing journey times to Paddington, Canary Wharf and other key locations. There are several bus stops located around the Square and positioned to the east, there is a busy bus layover. Surrounding the Square is a very dense urban fabric and busy traffic, which infringes upon the quality of the space, further exacerbated by the existence of the NCP car park. The Square currently suffers from a lack of permeability and the key to any proposal must be improved access for all to create an open and welcoming place which draws people in. Our proposals will enhance the local environment, benefiting the area by creating a great place for residents, those working in the area and visitors to enjoy. Map showing existing connections and proposed crossrail stations. Finsbury Square within 5min walk from Liverpool Street Station.

Crossrail will substantially increase footfall through the square.

13 THE OPPORTUNITY

OVERVIEW The proposals for the regeneration of Finsbury Square could see the provision of new commercial, retail and PRECEDENT EXAMPLES leisure uses, replacing the car park and bowling green alongside the restoration and increase to the levels and quality of open space, at no cost to Islington Council.

Hondo Enterprises want to speak with local stakeholders and communities to understand how Finsbury Square could better serve the local community. An improved public space designed with local people in mind will help encourage the greater use of outdoor space and can help tackle obesity and ill health as increasing urbanisation has left children with far fewer opportunities than previous generations to play freely outdoors and experience the natural environment.

Arundel Place. At Finsbury Square there is an opportunity to provide a place for residents, workers and visitors to enjoy a number of benefits, tying into the Council’s objectives to Build a Fairer Islington, including: • Improved access to green space and improved • Build relationships with local schools and Islington permeability. Youth Council to develop benefits and careers advice for young people living within the Borough. • Support for residents to live a healthy, independent life in a safe environment. • Provision of event space which will improve access to cultural experiences for young people within the • Increased and improved public realm which remains Borough. active through the entire week, creating a new civic hub for the local community. • Delivery of a safer, more active and open space for people to rest, visit, relax and socialise. • Reduction in car usage and improvements to air quality through the removal of the NCP car park. • Increased revenue streams for Islington Council, with The Scoop, Southbank. no direct cost to the Borough for an increase in public • Encouragement of more sustainable modes of realm and associated improvements. transport such as walking and cycling. • Enhanced biodiversity reducing exposure to pollution • Improved public appreciation of the Square’s historic levels. features, including the Grade II listed cattle troughs and drinking fountain. • Delivery of innovative designs which seek to bring light to lower levels. • Development of vocational training opportunities in partnership with Islington Council for young people • Maintaining and complimenting the condition of local and adults. heritage assets.

Zaryadye Park, Moscow.

14 THE OPPORTUNITY

DEVELOPING A NEW SQUARE FOR EVERYONE TO USE WITH THE POTENTIAL TO DELIVER:

Food and Beverage

Wellbeing Space Apprenticeships and Training Jobs Retail

Improved Safety Outdoor Space for Children

CAR PARK Improved Air Quality POOR QUALITY Event Space PUBLIC REALM

Improved Access

Biodiversity Office

Increased Public Realm Leisure Uses Sustainable Transport Modes

15 WE WANT TO HEAR FROM YOU

At this early stage and throughout the design process, we want to hear from the local community In what ways do you currently use 1 Why are you responding to this consultation? 2 about how we can create the best possible place, 1 1 Finsbury Square? bringing improvements to the public realm and encouraging more local people to use the Square. Live in the area Relax As part of this initial stage of early engagement, we Work in the area Work would like to pose four key questions in order for us to start working up our proposals for this site. We Own a local business East lunch would very much like to hear your thoughts and would Have a different interest in the Square Meet friends welcome your feedback as part of our ﬁrst round of conversations. Other Use as a cut through

Exercise To answer these questions and leave us with your feedback, please visit our consultation website Other www.FinsburySquareConsultation.co.uk.

What do you think the local community would like We will be getting rid of the existing car park 3 to see included as part of the public realm provision? 4 in order to better support the public realm and 1 1 improve air quality. What commercial uses would you liked to see incorporated as part of this space? Space to exercise and keep ﬁt

Somewhere to sit and relax Retail

Space to socialise with friends Food and beverage

Improved access Ofﬁce space

Better quality green space Musical performance space

Other Health Club

Movie studio

Fitness classes

Events/ community space

Independent shops

Other

16 NEXT STEPS

Thank you for providing us with the opportunity to take you through our basic principles for the Finsbury Square site today. Given the current circumstances surrounding COVID-19, and in line with recommendations issued by Public Health England, we will be evaluating our approach towards wider consultation in the coming period and will of course keep you updated ahead of a second stage of public consultation later this year. In the meantime, if you have any further queries, would like to speak to a member of the project team or would like to leave your feedback on the four questions asked, please do get in contact with us via:

ﬁnsburysq-consultation@ londoncommunications.co.uk

0800 307 7607

www.FinsburySquareConsultation.co.uk

17 FINSBURY SQUARE THE OPPORTUNITY

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