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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.
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