Public Document Pack
Planning and Transportation Committee
Date: TUESDAY, 24 JULY 201 2 Time: 11.30 am Venue: LIVERY HALL - WEST WING, GUILDHALL
Members: Martin Farr (Chairman) Robert Howard Deputy Michael Welbank (Deputy Michael Hudson Chairman) Deputy Keith Knowles Alex Bain-Stewart Oliver Lodge Deputy John Barker Brian Mooney John Brewster Sylvia Moys John Chapman Deputy John Owen-Ward Pollyanna Davies Michael Page Revd Dr Martin Dudley Alderman Dr Andrew Parmley Peter Dunphy Ann Pembroke Sophie Fernandes Henry Pollard John Fletcher Ian Seaton Marianne Fredericks Jeremy Simons Archie Galloway John Spanner Alderman John Garbutt Angela Starling George Gillon Mark Twogood Alderman David Graves Alderman John White Tom Hoffman
Enquiries: Katie Odling tel. no.: 020 7332 3414 [email protected]
Lunch will be served in Guildhall Club at 1pm
Chris Duffield Town Clerk and Chief Executive AGENDA
Part 1 - Public Agenda
1. APOLOGIES
2. DECLARATIONS BY MEMB ERS OF ANY PERSONAL AND PREJUDICIAL INTERESTS IN RESPECT OF ITEMS ON THIS AGENDA
3. MINUTES To agree the public minutes and summary of the meeting held on 3 July 2012 (copy attached).
To receive the public minutes and summary of the Streets and Walkways Sub Committee meetings held on 23 April and 21 May 2012 (copies attached).
For Decision/Inf ormation (Pages 1 - 16)
4. TOWN PLANNING AND DE VELOPMENT APPLICATIO NS Report of the City Planning Officer relative to development and advertisement applications dealt with under delegated authority (copy attached).
For Information (Pages 17 - 28)
5. REPORTS OF THE CITY PLANNING OFFICER REL ATIVE TO PLANNING APPLICATIONS
a) Broadgate Circle and 3 Broadgate London Planning permission for alterations to and partial demolition of Broadgate Circle.
Registered Plan no.: 12/00431/FULL
For Decision (Pages 29 - 50)
b) St. Botolph House, 138 Houndsditch London Planning permission for the change of use of 194sq.m from retail to A1/B1 use.
Registered Plan no.: 12/00432/FULL For Decision (Pages 51 - 60)
6. STATEMENT OF COMMUNI TY INVOLVEMENT - REVIEW Report of the City Planning Officer (copy attached). For Decision (Pages 61 - 84)
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7. LOCAL DEVELOPMENT SC HEME Report of the City Planning Officer (copy attached).
For Decision (Pages 85 - 94)
8. REPORTS OF THE DIREC TOR OF THE BUILT ENV IRONMENT
a) Bank, Fenchurch & Monument, Liverpool Street and West Smithfield draft Area Enhancement Strategies - Pre-consultation report
For Decision (Pages 95 - 138)
b) Aldgate and Tower Area Strategy Report
For Decision (Pages 139 - 154)
c) Allocation of Grants from Transport for London for the 2012/13 Financial Year
For Decision (Pages 155 - 168)
d) Suggested Response of the City Corporation to the Government’s Consultation on the Relaxation of Planning Rules for Change of Use
For Decision (Pages 169 - 178)
9. QUESTIONS ON MATTERS RELATING TO THE WORK OF THE COMMITTEE
10. ANY OTHER BUSINESS T HAT THE CHAIRMAN CON SIDERS URGENT
11. EXCLUSION OF THE PUB LIC MOTION – That under Section 100(A) of the Local Government Act 1972, the public be excluded from the meeting for the following items on the grounds that they involve the likely disclosure of exempt information as defined in Part I of the Schedule 12A of the Local Government Act.
Part 2 - Non -public Agenda
12. NON -PUBLIC MINUTES To receive the non-public minutes and summary of the Streets and Walkways Sub Committee meetings held on 23 April and 21 May 2012 (copies attached).
For Decision/Information (Pages 179 - 182)
13. QUESTIONS ON MATTERS RELATING TO THE WORK OF THE COMMITTEE
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14. ANY OTHER BUS INESS THAT THE CHAIR MAN CONSIDERS URGENT AND WHICH THE COMMITTEE AGREES SHOULD BE CONSIDERED WHILST THE PUBLIC ARE EXCLUDED
Any drawings and details of materials submitted for approval will be available for inspection by Members in the Livery Hall from Approximately 9:30 a.m.
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Agenda Item 3
PLANNING AND TRANSPORTATION COMMITTEE Tuesday, 3 July 2012
Minutes of the meeting of the Planning and Transportation Committee held in the Livery Hall - West Wing, Guildhall on Tuesday, 3 July 2012 at 11.30 am.
Present Members: Martin Farr (Chairman) Alderman David Graves Deputy Michael Welbank (Deputy Tom Hoffman Chairman) Michael Hudson Deputy John Barker Deputy Keith Knowles John Brewster Sylvia Moys John Chapman Deputy John Owen-Ward Revd Dr Martin Dudley Michael Page Peter Dunphy Ann Pembroke Sophie Fernandes Henry Pollard John Fletcher Ian Seaton Marianne Fredericks Jeremy Simons Archie Galloway Angela Starling Alderman John Garbutt Mark Twogood George Gillon
Officers: Katie Odling - Town Clerk's Department Simon Owen - Chamberlain's Department Deborah Cluett - Comptroller and City Solicitor's Department Paul Monaghan - City Surveyor's Department Philip Everett - Director of the Built Environment Peter Rees - City Planning Officer, Department of the Built Environment Annie Hampson - Department of the Built Environment Paul Beckett - Department of the Built Environment Alan Rickwood - City Police
1. APOLOGIES Apologies for absence were received from Pollyanna Davies, Sophie Fernandes, Robert Howard, Brian Mooney, Alderman Andrew Parmley, Henry Pollard, John Spanner and Alderman John White.
2. DECLARATIONS BY MEMBERS OF ANY PERSONAL AND PREJUDICIAL INTERESTS IN RESPECT OF ITEMS ON THIS AGENDA There were no declarations of interest received.
Page 1 3. MINUTES The Minutes of the meeting held on 12 June 2012 were approved as a correct record subject to the description of the planning application site at Item 5.1 being amended to “33” King William Street.
MATTERS ARISING: - Millennium Bridge Inclinator (Item 3) – The City Surveyor advised that the inclinator was operating successfully and that signage would be considered as part of the overall scheme.
Reports of the Director of the Built Environment (Item 7) – Members were informed that the outcomes of the resolutions from the annual Wardmotes had been reported back to the respective Honorary Clerks.
Changes to the Planning Process under the Localism Act 2011 (Item 8) – Members were advised that, in respect of the update of the Planning Protocol, this would follow once the changes to the standards arrangements and Code of Conduct introduced by the Localism Act 2011 had been agreed by Standards Committee, since those arrangements would inform the detail of the Planning Protocol. It was hoped that a report on the updated Planning Protocol would be brought to this Committee in the coming autumn.
4. TOWN PLANNING AND DEVELOPMENT APPLICATIONS The Committee received a report of the City Planning Officer relative to development and advertisement applications that had been dealt with using his delegated authority since the previous meeting.
RECEIVED.
5. REPORTS OF THE DIRECTOR OF THE BUILT ENVIRONMENT
5.1 Business Plan 2011-12 Fourth Quarter Progress Report
Consideration was given to a report of the Director of the Built Environment which set out the end of year performance for the Department against the KPIs on the business plan.
On behalf of the Committee, the Chairman congratulated the City Planning Officer who had recently been made an honorary Fellow of the Royal Institute of British Architects in recognition of his outstanding contribution to architecture in the City of London.
RESOLVED : - That the quarter 4 performance indicators for 2011/12 against the key performance indicators and Service Response Standards and the financial and statistical information contained in the report be noted.
5.2 City of London Strategic Flood Risk Assessment
Consideration was given to a report of the Director of the Built Environment regarding the City of London Strategic Flood Risk Assessment and provided an
Page 2 update on the evidence of the flood risks the City faced. The Director of Policy and Performance also provided a brief presentation to the Committee which identified the flooding risk hotspots in the City.
In response to questions raised by Members, Officers confirmed that the City of London had put in a bid for funds for a feasibility study to be undertaken to enable the City of London to move forward with some solutions to mitigate the risks of flooding in the City. Furthermore, Officers were working with Thames Water regarding their replacement of ‘victorian’ water pipes with more modern ones. Reference was also made to the impact of surface water flooding and potential damage to infrastructures and Members were assured that this issue would be addressed as part of the feasibility study.
RESOLVED : - That, i) the key findings of the SFRA 2012 report be noted and approved for publication; ii) the proposed actions as follows be approved: - • updating of statutory development plan documents and the City of London Multi Agency Flood Plan to reflect the findings of SFRA 2012; • preparation of a Flood Risk Strategy based on flood risk evidence in the SFRA 2012; and • progression of flood alleviation projects in the Farringdon Street and Paul’s Walk areas.
6. REVENUE OUTTURN 2011-12 (Sophie Fernandes joined the meeting at 12:10pm).
Consideration was given to a report of the Chamberlain, Director of the Built Environment, Director of Culture, Heritage and Libraries and the City Surveyor which compared the revenue outturn for the services overseen by your Committee in 2011/12 with the final agreed budget for the year. The overall total net expenditure during the year was £16.4m, whereas the total agreed budget was £17.2m, representing an underspending of £0.8m as set out in the report.
Members were advised that although the Director of the Built Environment had underspends across his services in 2011/12 to enable the maximum carry forward allowable of £500k, these were one-off underspends and would not be on going budget surpluses for future years. Members noted that £182k of carry forward monies were being used to close the budget funding shortfall in 2012/13, for which permanent savings would need to be identified in 2013/14 to balance the future budget.
RESOLVED : - That the revenue outturn report for 2011/12 and the proposed carry forward of underspendings to 2012/13 be noted.
7. REVIEW OF THE GOVERNANCE ARRANGEMENTS IMPLEMENTED IN 2011 Consideration was given to a report of the Town Clerk (prepared on behalf of the POST Implementation Governance Review Working Park) which sought
Page 3 comments, if any, on the governance arrangements introduced last year and the impact that they may have had on the operation of this Committee.
Members confirmed that there were no representations to the Working Party but the Town Clerk was asked to note concerns expressed by some members of the Committee that debate during the Committee should be recorded more fully in the minutes. It was also noted that the Committee had not yet reviewed the relationship between the Streets and Walkways Sub Committee and the Planning and Transportation Committee as proposed by the Review of Governance Arrangements and that this should be done.
RESOLVED : - That there be no representation to the Working Party on the revised governance arrangements as it affects Planning and Transportation Committee, but that the issues raised by the Committee be noted.
8. QUESTIONS ON MATTERS RELATING TO THE WORK OF THE COMMITTEE There were no questions.
9. ANY OTHER BUSINESS THAT THE CHAIRMAN CONSIDERS URGENT There were no items of urgent business.
10. EXCLUSION OF THE PUBLIC RESOLVED : - That under Section 100(A) of the Local Government Act 1972, the public be excluded from the meeting for the following items on the grounds that they involve the likely disclosure of exempt information as defined in Part I of the Schedule 12A of the Local Government Act.
11. NON-PUBLIC MINUTES The non-public minutes of the meeting held on 12 June 2012 were considered.
12. QUESTIONS ON MATTERS RELATING TO THE WORK OF THE COMMITTEE There were no questions.
13. ANY OTHER BUSINESS THAT THE CHAIRMAN CONSIDERS URGENT AND WHICH THE COMMITTEE AGREES SHOULD BE CONSIDERED WHILST THE PUBLIC ARE EXCLUDED There were no items of urgent business.
The meeting ended at 12.30 pm.
Chairman
Contact Officer: Katie Odling tel. no.: 020 7332 3414 katie [email protected]
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STREETS AND WALKWAYS SUB COMMITTEE
23 April 2012
Minutes of the meeting of the STREETS AND WALKWAYS SUB COMMITTEE held at Guildhall, EC2 on Monday, 23 April 2012 at 11:15am.
Present
Members: Jeremy Simons (Chairman) Archie Galloway (Deputy Chairman) Deputy John Barker Martin Farr Marianne Fredericks Alderman Alison Gowman Alderman Bob Hall Brian Harris Michael Hudson Sylvia Moys Deputy John Owen-Ward
Also in attendance : - John Tomlinson Vivienne Littlechild
Officers: Katie Odling - Town Clerk’s Department Esther Sumner - Town Clerk’s Department Simon Owen - Chamberlain’s Department Iain Simmons - Department of the Built Environment Victor Callister - Department of the Built Environment Bronwyn Claridge - Department of the Built Environment Steve Presland - Department of the Built Environment Ian Hughes - Department of the Built Environment Rob Oakley - Department of the Built Environment Deborah Cluett - Comptroller and City Solicitors Department Patrick Hegarty - Open Spaces Department Alan Rickwood - City Police John Parks - Public Relations Office
1. APOLOGIES There were no apologies for absence.
2. DECLARATIONS BY MEMBERS OF PERSONAL OR PREJUDICIAL INTERESTS IN RESPECT OF ITEMS TO BE CONSIDERED AT THIS MEETING Sylvia Moys declared a personal interest in respect of Item 4c as Chairman of the Board of Governors of the London School for Girls.
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Jeremy Simons, John Tomlinson and Archie Galloway declared a personal interest in respect of Item 4c having been invited to attend the ‘Topping out Ceremony’ at The Heron, Milton Court.
3. MINUTES The public minutes and summary of the meeting held on 19 March 2012 were approved subject to the following amendments: -
Item 2 ‘Marianne Fredericks declared a personal interest in respect of Item 4e due to being a season ticket holder at Tower Hill Car Park.’
Item 3 ‘Queen Anne Statue – Members were informed that the cleaning of the statue and repainting of the railings were also a priority ahead of the Queen’s visit.’
MATTERS ARISING Item 3 Aldersgate Street / Beech Street Junction Review – Members were informed that the Pedestrian Countdown Timers were due to be installed by late September/early October 2012.
Staircase under London Bridge – Members noted that a full report would be presented to the Committee in June 2012.
Drainage outside St. Giles’ Church – The Summit Group would be considering a report regarding drainage outside St Giles’ Church on 10 May 2012 and the outcome of their discussion would be reported to this Committee on 21 May 2012.
(The Chairman moved item 4C to item 4A on the Agenda).
4. REPORTS OF THE DIRECTOR OF THE BUILT ENVIRONMENT
A. MILTON COURT HIGHWAY WORKS – GATEWAY 4C (DESIGN AND GATEWAY 5) – AUTHORITY TO START WORK The Committee considered a report of the Director of the Built Environment which sought approval for the detailed design of the Highway Works around the Milton Court Development.
Vivienne Littlechild who was observing the meeting declared a personal interest in respect of this item.
Members discussed issues associated with the safety of the scheme, including perceived versus actual safety of pedestrians, the merits of shared space (likely pedestrian behaviour) and the traffic flows both at present and following completion of the Milton Court development. It was noted that whereas previously bridges had been available to cross the road above street level, now pedestrians of all ages crossed at street level.
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Members noted that wide-ranging consultations had taken place on the Milton Court development and associated street-scene works, and that the Guildhall School of Music and Drama had expressed concerns about the lack of zebra crossings for use by Junior Guildhall participants.
It was anticipated that the use of granite at the three road junctions (“roundabouts”) would slow traffic by around 5mph and information was provided on a similar granite junction at Shoe Lane. Concern had been expressed at the level of noise caused by traffic on granite setts. The Chairman noted that in his experience setts of the type used around the New Street Square development did not present a noise problem. Members were informed that the joints assembling the granite roundabouts would be filled with “powdered” granite which would ease any reconstruction required following works by utilities.
It was confirmed that a cycle rack in Moor Lane would be relocated so it did not obstruct views of wheelchair users of the Silk Street / Moor Lane junction. It was noted that improvements to the north end of Moor Lane (which was shared with the London Borough of Islington) was outside the scope of the project.
Following a vote:
Members in favour of the proposals without zebra crossings (Appendix 1): 3 votes, Members in favour of including zebra crossings (Appendix 2): 7 votes,
It was noted that the project cost given in the decision element would include the cost of the two zebra crossings and that the proposals were consistent with the “Review of Materials: Evaluating the City’s palette of street construction materials with regard to economic, social and environmental sustainability”, agreed in December 2010.
RESOLVED: - That, i) the previous approval shown in Appendix 2, be confirmed at a total project cost of £1,811,000; ii) authority to start work be given, subject to the approval of Traffic Management officers (TMOs); and iii) progress be monitored via regular programme reports to the Projects Sub Committee.
(Deputy John Barker left the meeting at 12:30pm).
B. CHEAPSIDE STAGE 4A – GRESHAM STREET EVALUATION The Committee considered a report of the Director of Built Environment regarding the Gresham Street evaluation.
Members were informed that two formal objections to the experimental order had been received, and it was unlikely that these would be resolved through discussion. It was therefore likely that the project would come back
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to this Committee for consideration at a later date to resolve the objections to the Traffic Regulation Orders.
The Chairman referred the Committee to the concerns raised by the Projects Sub Committee who supported the detailed options appraisal for permanent reopening of Gresham Street at their meeting on 17 April, subject to the use of alternative, cheaper, road material than granite setts. Members noted that should the Streets and Walkways Sub Committee not support the use of alternative materials then the Town Clerk would report this back to the Projects Sub Committee.
One Member indicated he was in favour of granite setts but considered there could be a more cost effective material.
The Chairman noted that cycle connectivity between Angel Street and Gresham Street had already been implemented, however he requested that consideration should be given to the use of stencils on the shared use area of the footway on the west side of St Martin’s le Grand.
RESOLVED: -That Option 4 be supported with the use of granite setts for the permanent reopening of Gresham Street, in line with the Corporation’s Materials Policy.
C. THE TIMES CITIES FOR CYCLING CAMPAIGN The Committee considered a report of the Director of the Built Environment which outlined the Times Cities Fit for Cycling Campaign.
The Committee welcomed and expressed their support for the campaign and noted the efforts made by the Corporation to support cycling in the City.
Received.
D. PARKING AND ENFORCEMENT PLAN PROGRESS STAGE 3 – CITY WIDE REVIEW OF LOADING RESTRICTIONS AND FUNCTIONAL STREET ENHANCEMENT The Committee considered a report of the Director of the Built Environment which outlined the Parking and Enforcement Plan - Stage 3.
The Committee commended the work of Officers and would await a final report.
Received. 5. QUESTIONS ON MATTERS RELATING TO THE WORK OF THE SUB COMMITTEE There were no questions.
6. ANY OTHER BUSINESS THAT THE CHAIRMAN CONSIDERS URGENT European Funding - Approval was sought from the Committee to write a letter of support along with a joint bid led by the London Borough of Merton for
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funding from the European Union. Members noted that no commitment was being made at this stage; however the bid could be useful in unlocking funds.
AGREED.
7. EXCLUSION OF THE PUBLIC MOTION – That under Section 100A(4) of the Local Government Act 1972, the public be excluded from the meeting for the following items of business on the grounds that they involve the likely disclosure of exempt as defined in Part 1 of Schedule 12A of the Local Government Act as follows:
Item No. Paragraph(s) in Schedule 12A 8 3 9 3 10 & 11 -
Part 2 – Non-Public Agenda
8. NON-PUBLIC MINUTES The non-public minutes of the meeting held on 19 March 2012 were approved.
9. REQUEST FOR DELEGATED AUTHORITY – WINCHESTER HOUSE SECURITY (OLD BROAD STREET) The Committee considered a report of the Director of the Built Environment.
Received.
10. QUESTIONS ON NON-PUBLIC MATTERS RELATING TO THE WORK OF THE SUB COMMITTEE There were no questions.
11. ANY OTHER BUSINESS THAT THE CHAIRMAN CONSIDERS URGENT AND WHICH THE SUB COMMITTEE AGREES SHOULD BE CONSIDERED WHILST THE PUBLIC ARE EXCLUDED There were no urgent items of business.
The meeting closed at 1.10pm.
------CHAIRMAN
Contact Officer: Katie Odling tel. no. 020 7332 3414 e-mail: [email protected]
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Page 10 STREETS AND WALKWAYS SUB (PLANNING AND TRANSPORTATION) COMMITTEE Monday, 21 May 2012
Minutes of the meeting of the Streets and Walkways Sub (Planning and Transportation) Committee held in Committee Room 2 - Committee Rooms on Monday, 21 May 2012 at 11.45 am.
Present
Members: Jeremy Simons (Chairman) Archie Galloway (Deputy Chairman) Deputy John Barker Marianne Fredericks Alderman Robert Hall Brian Harris Michael Hudson Sylvia Moys Deputy John Owen-Ward Deputy Michael Welbank Alderman Alison Gowman
Officers: Katie Odling - Town Clerk’s Department Esther Sumner - Town Clerk’s Department Mark Paddon - Chamberlain's Department Paul Monaghan - City Surveyor's Department Victor Callister - Department of the Built Environment Iain Simmons - Department of the Built Environment Ian Hughes - Department of the Built Environment Patrick Hegarty - Open Spaces Department Alan Rickwood - City Police Michael Bennett - Barbican Estate Officer Manager
1. APOLOGIES FOR ABSENCE An apology for absence was received from Martin Farr.
2. DECLARATIONS BY MEMBERS OF ANY PERSONAL AND PREJUDICIAL INTERESTS IN RESPECT OF ITEMS ON THIS AGENDA Mrs Sylvia Moys declared a personal interest in respect of Item Number 7.2 due to being a former ex-officio governor at the City of London School.
3. ELECTION OF CHAIRMAN The Sub Committee proceeded to elect a Chairman, and Jeremy Simons, being the only Member expressing a willingness to serve, was declared to be duly
Page 11 elected Chairman of the Sub Committee for the ensuing year, and he took his place.
4. ELECTION OF DEPUTY CHAIRMAN The Sub Committee proceeded to elect a Deputy Chairman, and Archie Galloway, being the only Member expressing a willingness to serve, was declared to be duly elected Deputy Chairman of the Sub Committee for the ensuing year, and he took his place.
5. TERMS OF REFERENCE RESOLVED : - That the Terms and Reference of the Streets and Walkways Sub Committee approved by the Planning and Transportation Committee on 24 April 2012 be received.
6. MINUTES The Minutes of the meeting held on 23 April 2012 were approved as a correct record.
MATTERS ARISING : - Item 3 – Minutes – Drainage outside St Giles’ Church – Michael Bennett (Barbican Estate Manager) provided an update regarding the drainage outside St Giles’ Terrace. Members were informed that a six monthly maintenance programme had been implemented on the gulleys and regular inspections to the site would continue. It was anticipated that a thorough management plan would be put together in conjunction with Barbican estate residents.
Item 4C – The Times Cities for Cycling Campaign – Members agreed to submit a resolution to the Policy and Resources Committee to indicate, in principle, support for the campaign and to seek advice from the Committee as to whether it would be appropriate for the City to join the campaign. Members particularly sought to understand the distinction between ‘supporting’ the campaign and ‘signing’ up to it.
Item 6 – European Funding – Members were informed that suitable authority had been obtained and a joint submission made for funding for the project at Aldgate.
7. REPORTS OF THE DIRECTOR OF THE BUILT ENVIRONMENT :-
7.1 LIME STREET AND CULLUM STREET ENHANCEMENT WORKS - GATEWAY 5
Consideration was given to a report of the Director of the Built Environment which set out the results of the detailed design work into enhancements to Lime Street and Cullum Street and the outcome of a public consultation into the possible management of traffic on Lime Street, in line with Committee approval of November 2010.
The Assistant Director (Environmental Enhancement) provided a brief presentation to the Committee.
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During discussion, reference was made to the following: - suitable and sustainable drainage provision, pedestrian usage through the passageway on Cullum Street, increasing greenery and biodiversity, Section 106 funding and how this was distributed and road safety, particularly for cyclists.
With regard to the distribution of Section 106 funding, Members were informed that although Lime Street and Cullum Street were listed as priorities, the wider area was being considered for funding. A full consultation with Ward Members and the Chairman and Deputy Chairman of the Planning and Transportation Committee would be undertaken during the summer months and Officers were exploring the most effective method of consultation.
RESOLVED : - That, a) environmental enhancement works in Lime Street and Cullum Street including an experiment on managing traffic access in Lime Street at a cost of £653,963 as set out in this report be approved, subject to obtaining necessary traffic orders and legal agreements; b) the implementation of enhancement works in Cullum Street be approved, subject to obtaining the necessary traffic orders and any legal agreements; c) authorisation be given to begin preparation works for a traffic experiment to start in autumn 2013 to investigate traffic management on Lime Street and any facilities required on nearby streets; and d) the implementation of physical enhancement works to Lime Street be approved subject to obtaining necessary traffic orders and legal agreements only after the experiment has been concluded, if run, and the design amendments following the experiment results have been approved by Members.
7.2 MILLENNIUM BRIDGE AREA ENVIRONMENTAL ENHANCEMENTS
(N.B: Jeremy Simons declared a personal interest in respect of this item due to being a Liveryman of the Company of Scientific Instrument Makers, provider of the Millennium Measure.)
Consideration was given to a report of the Director of the Built Environment regarding the Gateway 3/4 Options Appraisal in respect of ‘Millennium Bridge Area Environmental Enhancements’. The Streamlined Projects Approval Process as agreed with the Town Clerk’s Department would be followed and should approval be granted for this Gateway report, it was proposed to seek Chief Officer approval for detailed design and the Town Clerk’s Authority to start work.
The Assistant Director (Environmental Enhancement) provided a brief presentation to the Committee.
During discussion, reference was made to the wider improvement of the area, sustainable drainage systems, signage (Members were advised this would be picked up as part of the detailed design plan) and the importance of ensuring there was access for vehicles to maintain the gulleys.
RESOLVED : - That,
Page 13 a) the progression of Option 1 to authority to start works stage at a cost of £45,000 (staff costs and fees) to be funded from 20 Fenchurch Street Section 106 contribution be approved; and b) the environmental enhancements and sustainable urban drainage system (Option 1) at an estimated total cost of £1,469,805 funded through the 20 Fenchurch Street, Watermark Place and Riverbank House Section 106 contributions (£1,305,305), the London Marathon Charitable Trust (£34,500) and the On-Street Parking Reserve (£130,000) be approved; subject to the confirmation of savings on the completed Angel Lane project, approval of the authority to start work and any other statutory consents.
8. QUESTIONS ON MATTERS RELATING TO THE WORK OF THE SUB COMMITTEE A question was raised regarding the possibility of easing the parking restrictions in the City during the evening. The Assistant Director advised Members that this matter was being considered.
9. ANY OTHER BUSINESS THAT THE CHAIRMAN CONSIDERS URGENT Road Safety - Members of the Sub Committee had been sent an exposition on casualties with the City of London by Mr Reilly; a City resident who had previously engaged with the Sub Committee on the matter of road safety. The Chairman asked Officers to present a report to the next meeting of the Sub- Committee, detailing the latest casualty information.
10. EXCLUSION OF THE PUBLIC RESOLVED : - That under Section 100A(4) of the Local Government Act 1972, the public be excluded from the meeting for the following items of business on the grounds that they involve the likely disclosure of exempt information as defined in Part I of Schedule 12A of the Local Government Act.
11. NON-PUBLIC MINUTES The non-public minutes of the meeting held on 23 April 2012 were considered.
12. EASTERN CITY CLUSTER PHASE ONE Consideration was given to a report of the Director of the Built Environment in respect of Phase One of the Eastern City Cluster.
RECEIVED.
13. QUESTIONS ON NON-PUBLIC MATTERS RELATING TO THE WORK OF THE SUB COMMITTEE There were no questions.
Page 14 14. ANY OTHER BUSINESS THAT THE CHAIRMAN CONSIDERS URGENT AND WHICH THE SUB COMMITTEE AGREES SHOULD BE CONSIDERED WHILST THE PUBLIC ARE EXCLUDED There were no items of urgent business.
The meeting ended at 1.05 pm.
Chairman
Contact Officer: Katie Odling tel. no.: 020 7332 3414 [email protected]
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Page 16 Agenda Item 4
Committee: Date:
Planning and Transportation 24 th July 2012
Subject:
Delegated decisions of the City Planning Officer and the Planning Services and Development Director
Public
1. Pursuant to the instructions of your Committee, I attach for your information a list detailing development and advertisement applications determined by the City Planning Officer or the Planning Services and Development Director under their delegated powers since my report to the last meeting.
2. Any questions of detail arising from these reports can be put to David Stothard, Assistant Director (Development Management East) on extension 1238 or Ted Rayment, Assistant Director (Development Management West) on extension 1705 who will be pleased to provide any additional information.
DETAILS OF DECISIONS
Registered Address Proposal Date of Plan Number & Decision Ward
12/00472/ADVT Retail Unit 115 Installation of 1No. fascia 05.07.2012 Houndsditch sign measuring 1.2m high Aldgate London by 1.45m wide at a height EC3A 7BR above ground level of 2.26m.
12/00518/NMA Mitre Square, Non-material amendments 21.06.2012 International House to Planning Permission Aldgate Dukes Place, 11 10/00371/FULMAJ dated Mitre Square & 1 27/06/2011 to enable Mitre Square London demolition to take place EC3 prior to approval of certain details of the new building.
Page 17 12/00336/FULL 100 Aldersgate Street (i) Change of use from 05.07.2012 London Class D1 use to Class B1 Aldersgate EC1A 4LX use (300sq.m.) (ii) External alterations comprising new glazing to entrance area, and replacement of single entrance door with double entrance doors.
12/00337/LBC 100 Aldersgate Street Alterations to remove 05.07.2012 London mezzanine slab, Aldersgate EC1A 4LX replacement of glazing to front entrance, replacement of secondary glazing to rear elevations and reconfiguration of internal partitions and walls.
12/00394/FULL 10 Aldersgate Street Removal of existing glazed 21.06.2012 London screed comprising a Aldersgate EC1A 4HJ revolving door and accessible side door. Installation of a new glazed screen comprising automatic glazed sliding entrance doors and fixed side glazing.
12/00466/FULL 20 Fenchurch Street Installation of a canopy and 05.07.2012 London minor facade and access Bridge And EC3 amendments to the 20 Bridge Without Fenchurch Street Tower.
12/00494/NMA 20 Fenchurch Street Non-material amendment 28.06.2012 London under Section 96A of the Bridge And EC3 Town & Country Planning Bridge Without Act 1990 for revised servicing arrangements at 23-39 Eastcheap by the variation of the wording of conditions 9 and 19 and the removal of condition 25 of planning permission dated 1 July 2011 (11/00234/FULL) .
Page 18 11/00468/POD 106 - 126 Submission of Television 28.06.2012 C Bishopsgate & 35-37 Reception post- Camomile Street development survey Bishopsgate London pursuant to Clause 8.2 of EC2 the Section 106 agreement dated 7th April 2006 (Application number 05/00771/FULEIA).
12/00381/MDC 61 St Mary Axe, 80- Details of sewer vents 05.07.2012 86 Bishopsgate, 88- pursuant to condition 4 of Bishopsgate 90 Bishopsgate, 12- planning permission 20 Camomile Street, 12/00129/FULL dated 30 15-16 St Helen's March 2012. Place And 33-35 St Mary Axe (North Elevation Only), London
12/00490/XRAI Liverpool Street Additional lorry route - St 28.06.2012 L Station Liverpool John Street for Liverpool Street Street Station worksite and Bishopsgate London Farringdon worksite pursuant to Schedule 7 of Crossrail Act 2008 for the Olympic period only.
12/00354/ADVT 1 Watling Street Installation and display of: (i) 21.06.2012 London 3 internally illuminated Bread Street EC4M 9BP fascia signs each measuring 0.4m high by 2.1m wide situated at a height above ground of 2.5m (ii) 2 internally illuminated projecting signs each measuring 0.4m high by 0.8m wide situated at a height above ground of 3.4m.
12/00206/MDC City Place House & Outline demolition statement 21.06.2012 City Tower 40 & 55 pursuant to condition 2 of Bassishaw Basinghall Street planning permission London 11/00630/Full dated 12th EC2V 5DE January 2012.
Page 19 12/00453/MDC Roman House Wood Submission of a Demolition 21.06.2012 Street and Construction Method Bassishaw London Statement pursuant to EC2Y 5HH conditions 4 and 5 of PP dated 19.4.12 (case no. 12/00182/FULL)
12/00252/MDC 1-3 St Paul's Submission of a Demolition 28.06.2012 Churchyard, 9-10 and Construction method Castle Baynard Creed Lane & 40 statement pursuant to Carter Lane conditions 3 and 4 of London planning permission dated EC4M 8SH 01.02.12 (Case No. 11/00709/FULL).
12/00325/FULL Baynard House 135 Installation of: (i) one pole 28.06.2012 Queen Victoria Street mounted antenna; (ii) four Castle Baynard London 0.6 metre diameter dish EC4V 4AA antennas with associated mounts and (iii) two equipment cabinets.
12/00369/LBC 39 Andrewes House Internal alterations 28.06.2012 Barbican comprising installation of Cripplegate London partition to form study. EC2Y 8AX
12/00414/FULL Exhibition Hall 1 Installation of four louvre 19.06.2012 Barbican Trade panels in lieu of existing Cripplegate Centre metal panels. Golden Lane London EC2
12/00408/LBC 26 Stanley Cohen Internal alterations to 22.06.2012 House Golden Lane remove partition wall Cripplegate Estate housing water tank. London EC1Y 0RL
12/00214/ADVT 38 Threadneedle Installation and display of 2 28.06.2012 Street London new flags measuring 2.4m Cornhill EC2R 8AY (h) by 1.2m (w) at a height of 10m above ground on existing flag poles and replacement of 3rd flag like for like, to replace the existing flags.(REFUSAL)
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10/00674/POD Milton Court Moor Delivery and Servicing 28.06.2012 C Lane Management Plan pursuant London to Clause 5.1 of Schedule 1 Coleman Street EC2 of the section 106 agreement in respect of planning permission 06/01160/FULEIA dated 30th January 2008.
11/00950/LBC 94 Moorgate London Refurbishment of the ground 05.07.2012 EC2M 6UR floor and mezzanine floors Coleman Street and construction of new internal walls, ceilings and floor finishes and fixed furniture. Erection of new signage and ATM surrounds to the exterior ground floor elevations.
11/00952/ADVT 94 Moorgate London Installation and display of 05.07.2012 EC2M 6UR non-illuminated projecting Coleman Street sign measuring 0.6m high by 0.718m at a height of 2.75m above ground floor level, ATM sign 1.2m high by 1.04m wide, lettering only illuminated, ATM sign measuring 1.2m high by 1.04m wide at a height of 0.69m above ground floor level and non-illuminated nameplate measuring 0.87m high by 0.3m wide at a height of 0.945m above ground floor level.
Page 21 12/00387/FULL 30-34 Coleman (i) Replacement windows to 03.07.2012 Street & The Old number 30 - 34 Coleman Coleman Street Doctor Butlers Head, Street and the 3rd to 5th 2 Mason's Avenue floors of number 2 Mason's London Avenue; (ii) Roof alterations EC2 at number 30 - 34 Coleman Street including the installation of guard rails, a roof top plant enclosure and a sixth floor plant enclosure; (iii) Re-routing of an extract duct (vi) Insertion of louvred doors into the east facing elevation of number 30 - 34 Coleman Street; (v) Alterations to the Coleman Street entrance.
12/00388/LBC 30-34 Colemans Internal refurbishment of 03.07.2012 Street & The Old number 2 Mason's Avenue Coleman Street Doctor Butlers Head, and replacement of the 2 Mason's Avenue windows in the front facade London at 3rd - 5th floor level. EC2V 5BT
12/00397/MDC The Former Submission of a noise 21.06.2012 Whitbread Brewery assessment report pursuant Coleman Street Chiswell Street to condition 7 of planning London permission dated 18th EC1 November 2010 (Application No 10/00587/FULL).
12/00398/MDC The Former Submission of a noise 21.06.2012 Whitbread Brewery assessment report pursuant Coleman Street Chiswell Street to condition 8 of planning London permission dated 18th EC1 November 2010 (Application No 10/00587/FULL).
12/00400/MDC The Former Submission of an 21.06.2012 Whitbread Brewery Environmnetal Management Coleman Street Chiswell Street Plan and Acoustic Report London pursuant to condition 9 and EC1 11 of planning permission dated 18th November 2010 (Application No 10/00587/FULL).
Page 22 12/00410/FULL 3 -6 Fore Street Temporary change of use 05.07.2012 Avenue London from shop (Use Class A1) to Coleman Street marketing suite (Use Class B1) in connection with the Moorgate Exchange development, for a period of two years.
12/00411/ADVT 3 - 6 Fore Street Display of one non- 05.07.2012 Avenue London illuminated fascia sign Coleman Street EC2Y 9DT measuring 0.8m high, 15m wide displayed at a height of 3m above ground level.
12/00464/ADVT 51 Moorgate London Installation of 1No. internally 05.07.2012 illuminated fascia sign Coleman Street measuring 0.95m high by 5.85m and 1No. internally illuminated projecting sign measuring 0.64m high by 0.74m wide at a height above ground level of 3m.
12/00455/ADVT 43 Bow Lane London (i) The application of 05.07.2012 externally illuminated Cordwainer individual lettering to the existing shopfront fascia; (ii) Installation and display of one externally illuminated hanging sign measuring 0.6 m wide, 0.6 m high displayed at a height of 4.7 m above ground level.
Page 23 12/00393/FULL 6 - 7 Ludgate Square (i) Change of use from office 29.06.2012 London use (Class B1) at basement, Farringdon EC4M 7AS part ground, and first to Within fourth floor levels to create seven residential units (Class C3) (582 sq.m.); (ii) change of use from dentist use (Class D1) and office use (Class B1) at part basement, and part ground floor level to a create a flexible use for either Class A1 or Class D1 (76 sq.m.); (iii) associated external alterations to front and rear elevations and roof.
12/00427/DPAR Highways Land Oon Determination under Part 24 27.06.2012 Shoe Lane London of Schedule 2 of the Town Farringdon EC4 and Country Planning Without (General Permitted Development) Order 1995 (as amended) that prior approval is required for the siting and appearance of one 10m high pole, 2no Telefonica antennas and an associated equipment cabinet and metre. Prior Approval is required and REFUSED.
12/00521/NMA 54 Fleet Street Non-material amendment to 21.06.2012 London remove condition 3 of Farringdon EC4Y 1JU planning permission Without 10/00506/FULL dated 16th September 2010.
12/00307/MDC 5 - 7 St Helen's Place Detail of a scheme for 05.07.2012 London protecting nearby residents, Lime Street EC3A 6AU the church and commercial occupiers from noise, dust and other environmental effects pursuant to condition 2 of planning permission 10/00902/FULMAJ dated 15/3/11.
Page 24 12/00395/FULL 10 Lime Street Installation of new shopfront 05.07.2012 London including the replacement of Lime Street EC3M 7AA existing louvre with glazing.
12/00415/FULL Undershaft At The Temporary installation of a 21.06.2012 R3 Junction With St Mary sculpture - 3 men walking by Axe, North of Julian Opie - with concrete Lime Street Undershaft Office plinth - for a further Building London temporary period, to be EC3A 6AP taken down on or before 1 July 2013.
12/00383/ADVT Three Quays Installation and display of 05.07.2012 (Development Site) non-illuminated site Tower Lower Thames Street advertisements comprising London two banner signs measuring 0.93m high by 5.5m wide at a height of 0.2m above ground, four logo signs comprising sets of individual letters measuring 0.5m high by 4.7m wide at a height of 1.35m above ground, three sets of individual letters measuring 0.1m high by 1.6m wide at a height of 0.65m above ground, four images measuring 2.1m high by 3.6m wide at ground level, five site information boards measuring 0.3m high by 1.1m wide at a height of 1.35m above ground, one site information board measuring 0.7m high by 0.7m wide at a height of 1.35m above ground, one site information board measuring 0.7m high by 0.7m wide at a height of 1.1m above ground.
Page 25 12/00407/ADVT From Goodman's Erection of a free-standing, 05.07.2012 Yard To Hammett internally illuminated Tower Street Minories advertisement display London measuring 3.37m high by EC3 12.5m wide at a height above ground level of 1.43m, located on the land on the south side of Goodman's Yard. (REFUSAL)
12/00287/FULM 19 - 20 Garlick Hill & Refurbishment, extension 20.06.2012 AJ 4 Skinners Lane and change of use of No.19- London 20 Garlick Hill & No.4 Vintry EC4 Skinners Lane from office (B1 Use Class) to create a part six and part seven storey hotel (C1 Use Class). Proposals include the enlargement of existing upper floor plates, re- cladding the facades of No.19-20 Garlick Hill, an additional storey and restoration of the facade to No.4 Skinners Lane.
12/00375/FULL 71 Queen Victoria Application under Section 21.06.2012 Street London 73 of the Town and Country Vintry EC4V 4AY Planning Act 1990 to vary condition 3 of planning permission 1338H dated 15.12.83 to read: `The stone entrance portico must be carefully taken down, stored and re-erected within the development in accordance with details to be submitted to and approved by the Local Planning Authority. The portico must be reconstructed in its agreed position to the satisfaction of the Local Planning Authority prior to the occupation of the building.
Page 26 12/00439/MDC 111 Cannon Street Details of disabled access to 05.07.2012 London the basement pursuant to Walbrook EC4N 5AR condition 4 of planning permission 11/01009/FULL dated 9th February 2012.
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Page 28 Agenda Item 5a
Committee: Date:
Planning and Transportation 24 July 2012
Subject: Broadgate Circle & 3 Broadgate London EC2M 2QS Alterations to and partial demolition of Broadgate Circle including: lowering the central performance space; works and change of use to the basement and lower ground floor retail units; provision of new steps and alterations to the threshold from the Octagon; removal of existing kiosks and provision of new kiosks at ground level and within Broadgate Square; re-configuration and extension of the first floor restaurant/bar; works of hard and soft landscaping including the replacement of trees; the provision of plant within and external alterations to 3 Broadgate; and other ancillary works.
Ward: Bishopsgate Public For Decision
Registered No: 12/00431/FULL Registered on: 9 May 2012
Conservation Area: Listed Building: No
Summary
The application is for alterations to and partial demolition of Broadgate Circle including the lowering of the central performance space and increasing the retail provision. Alterations would be made to 3 Broadgate. An objection has been received from the Twentieth Century Society. Their concerns are that the proposed alterations would have a detrimental impact on the quality of the arena. English Heritage stated at pre-application stage that the proposals would gain their support. The proposed alterations are considered to enhance the usability of the area, improve the facilities provided and not to damage the architectural integrity of the original concept. Recommendation That planning permission be granted for the above proposal in accordance with the details set out in the attached schedule.
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Site 1. The site forms part of the Broadgate Estate. It contains two buildings, the Broadgate Circle and 3 Broadgate. 2. Broadgate Circle is set over four storeys comprising basement/gyratory, lower ground, ground and first floors. It was built in the late 1980s as part of Phases 1-4 of Broadgate. The Circle comprises a central performance space, situated on a raised dais, with steps down to lower ground level in the southeast corner. At lower ground level there are a series of inward facing retail units which front onto the periphery walls of the raised dais. A pedestrian link is provided at this level to the Octagon to the south which links in to Liverpool Street Station. 3. Above ground the Circle has a concrete structure and extends for 290 degrees of the full circle with a missing quadrant in the southeast corner. At ground level there are a number of small retail kiosks, public seating for the central performance space and entrance stairs for the first floor restaurant/bar occupied by Corney & Barrow. This first floor restaurant/bar has terraces at each end. 4. At basement level there is a vehicle gyratory which provides servicing access to all the buildings located around Broadgate Square. The gyratory is accessed from a vehicle ramp leading from Broad Lane to the north. Several retail units at lower ground floor extend into the basement level. 5. The existing floorspace of the Circle is as follows: GEA sq.m A1 A3 B1 Ancillary TOTAL Basement 1841 36 660 2537 Lower ground1684 92 128 1904 Ground 70 12 82 First 558 10 568 3 Broadgate 735 735* TOTAL 3595 558 863 810 5826 *This is the floorspace following alterations to the ground floor approved by planning permission (10/00904/FULEIA). 6. In addition to the internal areas there is a central performance space which is used throughout the year to host different events, commercial and cultural, including an ice rink during winter. 7. A sculpture entitled 'Leaping Hare on Crescent and Bell' is located in the south east corner of Broadgate Square immediately adjacent to the Circle and within the planning application boundary. This sculpture is not impacted by these proposals. 8. 3 Broadgate is a three-storey building which was built in 1987 to provide a marketing suite for Broadgate. It is located to the northwest of Broadgate Circle in between Broadgate Square and Finsbury Avenue Square to the east and west, and 1-2 Broadgate and 5 Broadgate to the south and north. The building currently features a basement, ground level entrance foyer and office accommodation on the first, second and third floors.
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9. Neither of the buildings is listed and the site is not located within a conservation area. Liverpool Street Station train shed, located to the east, is listed Grade II, and the Finsbury Circus, New Broad Street and Bishopsgate conservation areas are located nearby.
Relevant Planning History 10. In 2011, planning permission (10/00904/FULEIA) was granted as part of the redevelopment of the adjoining 4-6 Broadgate site to re-establish a pedestrian route through the ground floor of 3 Broadgate. This development is currently under construction with the works to 3 Broadgate expected to be completed in 2014. 11. In parallel to the submission of the planning application for 5 Broadgate, an application was made for a Certificate of Immunity from Listing for 3, 4 and 6 Broadgate on 27 September 2010. During their consideration of the application, English Heritage widened their area of assessment to include the whole of Broadgate Phases 1-4, including the Circle, and recommended to the Secretary of State on 3 June 2011 that the buildings, spaces and works of art comprising Phases 1-4 be statutorily listed. On 15 June 2011, the Secretary of State decided not to accept English Heritage's recommendation, and issued Certificates of Immunity from Listing for 3, 4 and 6 Broadgate. 12. Following on from this decision applications were submitted on 4 May 2012 for Certificates of Immunity from Listing for those elements of Broadgate Phases 1- 4 covered by the Secretary of State decision but not already granted immunity from listing. This includes an application for a Certificate of Immunity from Listing for the Circle.
Proposals 13. The proposals aim to resolve a number of existing weaknesses in how the Circle functions both commercially and as a part of the fabric of Broadgate, whilst staying true to the character and role of the architectural concept originally envisaged. The proposals are designed to achieve the following objectives: • Clarify and strengthen the circulation routes and spaces; • Improve the quality and functionality of the retail floorspace, re- positioning the Circle as a restaurant (A3) rather than a retail (A1) area; • Better unify the different levels through physical and visual connections; • Maintain and enhance the architecture, structure and landscaping.
The Circle 14. The proposal involves alterations, partial demolition and extensions.
Lower Ground Floor
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15. The most significant element of the proposals occurs at the lower ground level. The raised central dais is to be lowered bringing the performance space down to 300mm above lower ground level. A circulation route would be created around the edge of the space at the same level as the retail units. This would allow the units to have a visible frontage, whilst maintaining the performance space as the focus of the Circle. In order to better enclose the new space, the retail frontages are extended inward and areas of outdoor seating with canopies providing shading/weather protection would be provided to encircle the performance space. In the southeast corner the frontage is brought forward and it is proposed to remove and replace five existing trees within the lower ground floor area. The preference would be to retain and relocate the existing trees, but this is not possible due to the severe impact and stress that the works will place upon them. These trees will be replaced with five mature trees planted in a containerised tree pit. An ATM is proposed in the northwest of the Circle adjacent to the 'public lobbies' which provide lift access between all levels, access to the public toilets and access to the ice rink shop.
16. Three new sets of stairs are proposed to be created so as to better link in to the pattern of pedestrian movement through this part of the estate. A set of stairs is proposed in the northwest corner aligning with the route through to Finsbury Avenue Square and the new main entrance to 5 Broadgate. Two smaller sets of stairs are proposed on the east side linking the new route through to Sun Street Passage and on the south side linking back to ground level by the Circle entrance.
17. The southern entrance into the Circle at this level would be reconfigured. The pedestrian 'bridge' which forms the southern side of Broadgate Square is to be reduced in depth (back to its original depth as constructed) so as to improve views through from the Octagon and the stairs leading up to Broadgate Square from lower ground immediately to the west of the bridge are to be re-oriented.
Ground Floor
18. Some of the works described above at lower ground carry through to ground, in particular the creation of openings to provide the new sets of stairs. New public seating is proposed to provide views of the performance space. This seating has been positioned to allow views into the central space for those moving around the ground level within the structure.
19. Four new retail kiosks are proposed; two within the undercroft of the Circle itself and two located within the open area of Broadgate Square at the southeast corner. These replace six smaller kiosks currently located within the undercroft area. Two new entrances are proposed to provide vertical access to the first floor restaurant/bar.
First floor and above
20. The restaurant/bar located at first floor level, currently occupied by Corney & Barrow, is to be reconfigured and extended. At the upper levels it is proposed to
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reintroduce the vegetation that featured on the original building at completion, but was subsequently cut back with some planting removed.
Uses
21. A flexible approach is sought to the use of the units at lower ground and ground floors. The intention is to focus the new lower ground units at restaurant and café operators (A3 use). However in order to retain flexibility a range of uses including shop/financial & professional services/restaurant and café/ drinking establishment (A1-A4 uses) are sought for the units at lower ground and ground floors and the kiosks at ground level. A Class A use is proposed to be added to the ice rink/management office alongside the existing B1 use.
22. A combination of A1-A4 and D2 use is sought for the central basement unit which is accessed from a small entrance unit at lower ground level beneath the pedestrian 'bridge', with the intention that this unit be used as a gym. The first floor unit would have an A3/A4 use.
23. As a result of the physical and use changes, the proposed floor area of the Circle is as follows: GEA sq.m A1-A4 A3/A4 A1-A4/B1 A1-A4/D2 B1 Ancill. Total Basement 909 828 941 2678 Lower ground 1654 61 43 395 2153 Ground 231 42 273 First 688 37 725 3 Broadgate 527 208 735 TOTAL 2794 688 61 871 527 1623 6564
The overall floorspace increases by 738sq.m.
3 Broadgate
24. The proposals include a re-planning of the M&E services for the Circle. The Circle currently includes externally-mounted air handling units on the upper levels which are noisy and unsightly and extracts which vent into the underground gyratory causing heating issues. Due to the lightweight nature of the structure it is not proposed to locate significant plant on the upper levels. There is a lack of space within the basement level. It is proposed to locate the cooling equipment within 3 Broadgate to the northwest of the Circle and linked by the common underground gyratory. Consolidating the equipment into one location would create a more energy efficient solution.
25. The plant would be located on the top floor and roof of 3 Broadgate and would partially replace the glass and granite facade with louvres at this level. The louvres would be designed to match the existing facade as closely as possible.
Consultations 26. The views of other City of London departments have been taken into account in the preparation of this redevelopment scheme and some detailed matters remain to be dealt with under conditions.
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27. English Heritage has considered the information and do not wish to offer any comments on the proposal. However, they did support the proposal at pre- application stage. Copies of the letters are attached to the report. 28. The London Borough of Hackney has no objections to the proposal. 29. An objection to the proposal has been received from the Twentieth Century Society. The reasons for objection are as follows: • ‘Lowering of the circle would result in the loss of the two existing generous staircases and thus informal seating space. This would also be detrimental to the quality of the overall flow of space and inter connection of levels, currently provided by the dramatic theatre space in its position at 'mid' level.
• The relocation and reduction in width of the principal stair from its central position under the first floor gallery will result in the loss of symmetry and prominence provided by the staircase that currently emphasises this design feature.
• The character of the space would be changed by a much stronger and more obvious retail emphasis at lower ground floor, provided by the new restaurant uses, as well as the larger kiosks at ground floor level. It was felt that this alteration would be detrimental to the original intentions of the space to be provide a 'place of counterpoint' to the surrounding buildings and uses, thus harmful to the character of the arena.
• Members also took the view that the increase in size of the retail kiosks at ground floor level would provide a much greater sense of enclosure than currently exists on this level. Combined with the increase in the restaurant space that will project further into the arena at first floor level, it was felt that the end result would be a greater sense of enclosure. This would also have a detrimental impact on the overall character, eroding the amphitheatre character currently afforded by the careful set back of the first floor level’. 30. A copy of the objection is attached to the report.
Policy Context 31. The development plan consists of the London Plan, the saved policies of the Unitary Development Plan and the Core Strategy. The London Plan, UDP and Core Strategy policies that are most relevant to the consideration of this case are set out in Appendix A to this report. 32. There is relevant City of London and GLA supplementary planning guidance in respect of Planning Obligations, Sustainable Design and Construction, London Views Management Framework, Riverside Appraisal of the Thames Policy Area and the City Open Spaces Strategy 2008. 33. Government Guidance is contained in the National Planning Policy Framework (NPPF).
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Considerations 34. The Corporation, in determining the planning application has the following main statutory duties to perform:- 35. to have regard to the provisions of the development plan, so far as material to the application and to any other material considerations. (Section 70 Town & Country Planning Act 1990); 36. to determine the application in accordance with the development plan unless other material considerations indicate otherwise. (Section 38(6) of the Planning and Compulsory Purchase Act 2004). 37. In considering the planning application before you account has to be taken of the environmental information, the statutory and policy framework, the documentation accompanying the application, and the views of both statutory and non-statutory consultees.
38. The principal issues in considering this application are:
• The extent to which the proposals comply with Government policy advice (NPPF).
• The extent to which the proposals comply with the relevant policies of the London Plan, Core Strategy and the saved policies of the Unitary Development Plan.
• The impact of the proposal on heritage assets.
Economic Development Issues 39. London’s status as a world city is founded to a substantial degree on its concentration of international service activities and, most noticeably, by the clustering of financial and business services in the City of London. 40. The importance that is attached to the maintenance and enhancement of the City's role as one of the world's leading financial and business centres is reflected in the policies of the London Plan and Core Strategy, particularly policies 2.10 and CS1.
Design 41. Broadgate Circle was designed by Arup Associates in the late 1980's as a dynamic and vibrant public space within the Broadgate development. It remains a fine example of a civic space with colonnaded semi-circular walls framing the central circular performance stage. This amphitheatre form is complemented by the retail uses located within the curved colonnaded walls. 42. The City of London in its assessment of the re-development of 5 Broadgate planning application identified the plan form of the Estate and the design of the spaces between the buildings as an undesignated heritage asset. The Circle, the qualities of the enclosed space defining the Circle as well as the plan form's contribution to the layout of the Estate means that the Circle is a key part and
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one of the defining characteristics of the Broadgate development as an undesignated heritage asset. 43. The proposed re-configuration and alterations to the Circle not only protect but enhance the vibrancy and dynamic qualities of the plan form and spaces which defines the Broadgate Estate as an undesignated heritage asset. 44. The most significant aspect of the proposal involves lowering the central stage area of the Circle. The stage area is currently raised above the level of the surrounding walkways. Although this creates a good definition to this key element of the Circle concept it results in challenging urban design issues. The perimeter walkways are submerged and visually cut off from the Circle resulting in constrained and poor quality public spaces and the view of the stage area in the key southern approach to the Circle is presently one of a series of steps rising upwards which creates a poor visual introduction to this key urban space. 45. Lowering the Stage area to just above the existing lower ground levels will result in a more vibrant perimeter at lower levels with active frontages facing directly on to the circle and open sightlines and views of the Stage from the southern underpass approach. The definition of the Stage will remain clear as it will be built up as a circular platform some two steps above lower ground floor level as well as by the provision of curved seating around its perimeter. Lowering the stage will create an enhanced sense of height and depth to the Circle as an amphitheatre which would enhance the dynamic qualities of the space as an undesignated heritage asset. 46. The proposals involve the reduction of the width of the bridge over the underpass southern entrance to the Circle as well as setting the flank walls at this entrance back. These alterations will enhance the scale of this entrance, lessening the dominance of the stairs and provide wider and clear sightlines in to the Circle without compromising the original concept of the southern gateway framing the entrance to the Circle. 47. The new retail units at lower ground floor level provide active frontages and increased vibrancy to the Circle with openable louvred canopies recessed back from the perimeter of the central stage ensuring a circular pedestrian area of generous width around the stage. The new stair arrangements, especially the new feature double width stair in the north west corner is appropriate to the character of the Circus and does not harm the sense of enclosure provided by the colonnaded screen and will provide improved movement between ground and lower ground levels enhancing the dynamic qualities of the space. 48. The new kiosks at ground floor level are considered acceptable. They would be set back from the face of the circle to allow for a generous space to walk around the Circle's perimeter and appreciate the activity of the Circle's stage. Seating is provided to complement this walkway. In addition generous open areas are provided between the kiosks to safeguard clear views across the Circle. The provision of a dual aspect to the first floor retail units would significantly enhance the vibrancy of the Circle. In addition, the planting proposals on the upper levels would re-invigorate a key element of the original design concept of the Circle. 49. The proposals will have an insignificant impact on the setting of designated heritage assets in the area.
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50. The Twentieth Century Society has objected to the scheme on a number of grounds. 51. The Society objects to the loss of the two existing staircases and the informal seating space they provide arguing it harms the quality of the space and inter connection of levels including the mid-level theatre space. The lowering of the central circle will omit the need for a staircase between its existing mid-level and lower ground floor level removing a significant impediment to movement. In addition, a double width staircase to the northwest will result in a clearly discernible and generous link between lower ground and ground floor levels with a generous lift lobby ensuring enhanced access to all alongside the staircase. Enhanced seating on the perimeter of the circle at lower ground floor level and at ground floor level will compensate for the loss of the informal seating provided by the existing staircases. 52. In addition the Society objects to the perceived loss of symmetry and prominence resulting from the relocation and reduction in width of the principal stair. It is acknowledged that there will be a loss of symmetry; however the symmetry of the Circle is not considered to be a defining characteristic of the space. The lowering of the central staircase results from lowering the central stage and the design benefits of this aspect of the proposal (as outlined in preceding paragraphs) is considered to outweigh the impact on the symmetry of the Circle. 53. The Society objects to the increased emphasis on the retail and restaurant facilities at lower ground and ground floor level which they consider will harm the character of the Circle as a "place of counterpoint". However, the retail uses and the vibrancy and activity they encourage are considered to complement the success of the Circle as a public open space and address the shortcomings of the existing Circle with the poor level of activity at lower ground floor level. All new retail units will be separated from the central stage by a generous pedestrian walkway ensuring the retail units do not visually dominate the central open space. 54. Finally, the Society considers that the increase in size of the retail kiosks at ground floor level and increase in restaurant space projecting out in to the arena at first floor level will result in a greater sense of enclosure and erode the amphitheatre's character. However, the retail units at ground floor level are recessed back behind the Circle's perimeter and are separated by a generous gap between the units so as to minimize their impact on the amphitheatre. The first floor restaurant space will to an extent project in to the Circle but the dual aspect will increase the degree of vibrancy of the amphitheatre. In addition, the lowering of the central stage will result in a deeper, more dynamic amphitheatre profile outweighing the erosion of the amphitheatre's character at first floor level. 55. Although, it is acknowledged that the proportion and character of the amphitheatre will be altered in a perceptible and significant manner these changes are considered beneficial to the character, accessibility and vibrancy of the space and will enhance the character of the space as an undesignated heritage asset and that the objections of the Twentieth Century Society are outweighed by the benefits.
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56. English Heritage was consulted by the applicant at pre-application stage. They state: • ‘We agree with you that in its current form, the arena is deficient on a number of levels, and we welcome your approach to address these in a sensitive manner that compliments the original design. In general, I can confirm that, had the structure been listed, these are proposals that we consider would safeguard the architectural significance of the building and would gain our support ’.
Sustainability & Energy 57. In accordance with Policy CS15 the development has been designed to maximise its sustainability. As this is a refurbishment/partial redevelopment, the applicant has had to work within the confines of the existing building. This poses a number of challenges given the retail focus (where many credits relate to tenant fit-out items), the sites proximity to the gyratory and the underground lines of Liverpool Street Station, its circular nature, and that the retail units sit across different levels with some shared M&E plant. The applicant has stated that a BREEAM minimum of 'Very Good' would be achieved and that they would endeavour to achieve additional credits where possible. 58. Rainwater harvesting has been incorporated within the proposals. Much of the landscaping within the site remains unaltered by the proposals and therefore the scope for sustainable drainage measures is limited.
Servicing 59. At basement level there is a vehicle gyratory which provides servicing access to all the buildings located around Broadgate Square. No change to the servicing arrangements is proposed as part of the proposals and all units will be serviced from this point.
Parking 60. There is no car or motorcycle parking within the site, including within the gyratory; however there are 24 Sheffield stands providing for 48 bicycles at ground level. 61. The proposal indicates the provision of cycle parking stands close to their current location. However, this is not considered to be a desirable location for cycle parking. An estate-wide cycle parking strategy is under development which will identify more suitable locations. A condition is attached to the schedule to allow details of a proposed new location to be submitted.
Access 62. The Access Officer has met with the applicant in the formulation of the proposals. The comments of the Access Officer have been incorporated into the scheme. The main improvement would be the installation of two lifts to the north and west of the Circle which would serve all levels. Access for people with disabilities would be improved by the scheme.
Planning Obligations 63. The proposal does not trigger the requirement for a S106 payment.
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Community Infrastructure Levy 64. On 1 st April the Government introduced a new statutory charge, the Community Infrastructure Levy (CIL), to be paid by developers to help fund infrastructure required to support development. Currently the CIL contribution will be put towards the provision of Crossrail. The Mayor has set a charge of £50 per sq.m where there is an uplift of 100sq.m of floorspace and this applies to all development except: social housing, education related development, health related development and development for charities for charitable purposes. 65. Most office, retail and hotel development is already required to make a contribution towards Crossrail under the London Mayor’s S106 policy. The SPG sets out that the contribution is due where there is an uplift of 500sqm of floorspace. There are three different contribution charging area and the City falls within the Central London Contribution Area. The contributions applicable in the City have been set at £137 per sq.m for office accommodation, £88 per sq.m for retail and £60 per sq.m for hotels. This policy will continue to operate as currently set out but the amount payable under the S106 will be the calculated S106 payment minus the amount now payable under CIL. The effect is that the total contribution required under S106 or CIL will be capped at the greater of the S106 or CIL payments. 66. The CIL charge is calculated according to the amount of additional floorspace a new development creates. The amount payable is calculated when planning permission is granted and is paid when development starts. 67. A contribution of £46200 (index linked) would be payable in relation to CIL. 68. It should be noted that there is an error in the CIL formula in that it increases the charge where there is only partial rather than full demolition of a building. The forthcoming CIL changes include a proposal to revise the formula to correct this error and it is likely that this will have been resolved prior to commencement of the scheme. The CIL calculation has been undertaken using the formula in the current regulations. However should the Mayor revise the formula (as he has recently indicated will happen) and allow it to be applied to this development the sum payable will reduce.
Conclusions 69. The proposed alterations to the undesignated heritage asset are considered to enhance the usability of the area, improve the facilities provided and not to damage the architectural integrity of the original concept and are supported by English Heritage. As such the proposals are recommended for approval.
Page 41
Background Papers Internal Memo Department of Markets and Consumer Protection 28 May 2012
External Letter Twentieth Century Society rec’d 20 June 2012 Letter English Heritage 21 March 2012 & 16 May 2012 Planning Statement DP9 May 2012 Design & Access Statement Arup Associates May 2012 Noise, Extract & Ventilation Strategy Arup Associates May 2012 Transport, Waste & Servicing Statement Arup Associates May 2012 Emails DP9 13 June 2012 & 26 June 2012 Letter Hackney Council 10 July 2012
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Appendix A London Plan Policies The London Plan policies which are most relevant to this application are set our below: Policy 2.10 Enhance and promote the unique international, national and London wide roles of the Central Activities Zone (CAZ) and as a strategically important, globally-oriented financial and business services centre.
Policy 4.8 Support a successful, competitive and diverse retail sector which promotes sustainable access to the goods and services that Londoners need and the broader objectives of the spatial structure of this Plan, especially town centres.
Policy 5.10 Promote and support urban greening, such as new planting in the public realm (including streets, squares and plazas) and multifunctional green infrastructure, to contribute to the adaptation to, and reduction of, the effects of climate change.
Policy 6.5 Contributions will be sought from developments likely to add to, or create, congestion on London’s rail network that Crossrail is intended to mitigate.
Policy 7.2 All new development in London to achieve the highest standards of accessible and inclusive design.
Policy 7.3 Creation of safe, secure and appropriately accessible environments.
Policy 7.4 Development should have regard to the form, function, and structure of an area, place or street and the scale, mass and orientation of surrounding buildings. It should improve an area’s visual or physical connection with natural features. In areas of poor or ill-defined character, development should build on the positive elements that can contribute to establishing an enhanced character for the future function of the area. Policy 7.6 Buildings and structures should: a be of the highest architectural quality b be of a proportion, composition, scale and orientation that enhances, activates and appropriately defines the public realm c comprise details and materials that complement, not necessarily replicate, the local architectural character d not cause unacceptable harm to the amenity of surrounding land and buildings, particularly residential buildings, in relation to privacy, overshadowing, wind and microclimate. This is particularly important for tall buildings e incorporate best practice in resource management and climate change mitigation and adaptation
Page 43
f provide high quality indoor and outdoor spaces and integrate well with the surrounding streets and open spaces g be adaptable to different activities and land uses, particularly at ground level h meet the principles of inclusive design i optimise the potential of sites.
Policy 7.8 Development should identify, value, conserve, restore, re-use and incorporate heritage assets, conserve the significance of heritage assets and their settings and make provision for the protection of archaeological resources, landscapes and significant memorials .
Unitary Development Plan and Core Strategy Policies
ENV6 Design of alterations to buildings
To ensure that all alterations or extensions to an existing building take account of its scale, proportions, architectural character, materials and setting.
SHOP3 Seek increased retail facilities
To seek, where appropriate, the provision of new or increased retail facilities, particularly where:
i. existing retail shop facilities are being replaced on redevelopment in accordance with policy SHOP 2;
ii. the site is in or close to a shopping centre;
iii. the site is close to a public transport interchange;
iv. there is a riverside frontage.
UTIL6 Provision for waste collection
To require adequate provision within all developments for the storage, presentation for collection, and removal of waste, unless exceptional circumstances make it impractical; to encourage provision to allow for the separate storage of recyclable waste where appropriate.
CS10 Promote high quality environment
To promote a high standard and sustainable design of buildings, streets and spaces, having regard to their surroundings and the character of the City and creating an inclusive and attractive environment.
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CS15 Creation of sustainable development
To enable City businesses and residents to make sustainable choices in their daily activities creating a more sustainable City, adapted to the changing climate.
CS17 Minimising and managing waste
To support City businesses, residents and visitors in making sustainable choices regarding the minimisation, transport and management of their waste, capitalising on the City's riverside location for sustainable waste transfer and eliminating reliance on landfill for municipal solid waste (MSW).
CS20 Improve retail facilities
To improve the quantity and quality of retailing and the retail environment, promoting the development of the five Principal Shopping Centres and the linkages between them.
TRANS22 Require cycle parking
To provide cycle parking facilities by:
i. requiring the provision of private parking space for cycles in development schemes;
ii. maintaining an adequate overall number of spaces for cycles in public off-street car parks; and
iii. providing an adequate supply of cycle parking facilities on-street.
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SCHEDULE
APPLICATION: 12/00431/FULL
Broadgate Circle & 3 Broadgate London EC2M 2QS
Alterations to and partial demolition of Broadgate Circle including: lowering the central performance space; works and change of use to the basement and lower ground floor retail units; provision of new steps and alterations to the threshold from the Octagon; removal of existing kiosks and provision of new kiosks at ground level and within Broadgate Square; re-configuration and extension of the first floor restaurant/bar; works of hard and soft landscaping including the replacement of trees; the provision of plant within and external alterations to 3 Broadgate; and other ancillary works.
CONDITIONS
1 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. REASON: To ensure compliance with the terms of Section 91 of the Town and Country Planning Act 1990.
2 Before any works thereby affected are begun the following details shall be submitted to and approved in writing by the Local Planning Authority and all development pursuant to this permission shall be carried out in accordance with the approved details: (a) particulars and samples of the materials to be used on all external faces of the building including external ground and upper level surfaces; (b) details of the canopies; (c) details of the facades of the kiosks and 1st floor restaurant/bar; (d) details of the location of the relocated cycle parking; (e) details of plant and ductwork to serve the [A1] [A3] [A4] use(s); (f) details of ventilation and air-conditioning for the [A1] [A3] [A4] use(s); (g) details of external surfaces within the site boundary including hard and soft landscaping; (h) details of the replacement trees and their location. REASON: To ensure that the Local Planning Authority may be satisfied with the detail of the proposed development and to ensure a satisfactory external appearance in accordance with the following policies of the Unitary Development Plan and Core Strategy: ENV6, TRANS22, CS10, CS15
3 The refuse collection and storage facilities shown on the drawings hereby approved shall be provided and maintained throughout the life of the building for the use of all the occupiers.
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REASON: To ensure the satisfactory servicing of the building in accordance with the following policies of the Unitary Development Plan and Core Strategy: UTIL 6, CS10, CS17.
4 (a) The level of noise emitted from any new plant shall be lower than the existing background level by at least 10 dBA. Noise levels shall be determined at one metre from the nearest window or facade of the nearest premises. The measurements and assessments shall be made in accordance with B.S. 4142. The background noise level shall be expressed as the lowest LA90 (10 minutes) during which plant is or may be in operation. Following installation but before the new plant comes into operation measurements of noise from the new plant must be taken and a report demonstrating that the plant as installed meets the design requirements shall be submitted to and approved in writing by the Local Planning Authority. (b) All constituent parts of the new plant shall be maintained and replaced in whole or in part as often is required to ensure compliance with the noise levels approved by the Local Planning Authority. REASON: To protect the amenities of neighbouring residential/commercial occupiers in accordance with the following policies of the Core Strategy: CS15, CS21.
5 Works shall not begin until a scheme for protecting nearby residents and commercial occupiers from noise, dust and other environmental effects, based on the Department of Markets and Consumer Protection's Code of Deconstruction and Construction Practice, has been submitted to and approved in writing by the Local Planning Authority. A staged scheme of protective works may be submitted in respect of individual stages of the development process but no works in any individual stage shall be commenced until the related scheme of protective works has been submitted to and approved in writing by the Local Planning Authority. The development shall not be carried out other than in accordance with the approved scheme. REASON: To protect the amenities of nearby residents and commercial occupiers in accordance with the following policy of the Core Strategy: CS15.
6 Before any mechanical plant is used on the premises it shall be mounted in a way which will minimise transmission of structure borne sound or vibration to any other part of the building in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority. REASON: In order to protect the amenities of commercial occupiers in the building in accordance following policy of the Core Strategy: CS15.
7 A post construction BREEAM assessment demonstrating that a target rating of 'Very Good' has been achieved (or such other target rating as the local planning authority may agree provided that it is satisfied all reasonable endeavours have been used to achieve an 'Excellent' rating) shall be submitted as soon as practicable after practical completion. REASON: To demonstrate that carbon emissions have been minimised and that the development is sustainable in accordance with the following policy of the Core Strategy CS15.
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8 The development shall not be carried out other than in accordance with the following approved drawings and particulars or as approved under conditions of this planning permission: P-10-010 Issue A, P-10-020 Issue A, P-10-030 Issue A, P-10-040 Issue A, P-10-050 Issue A, P-10-410 Issue A, P-10-510 Issue A, P-10-520 Issue A, P-10-610 Issue A, P-30-010 Issue A, P-30-020 Issue A, P-30-030 Issue A, P-30-040 Issue A, P-30-050 Issue A, P-30-410 Issue A, P-30-510 Issue A, P-30-520 Issue A, P-30-530 Issue A, P-30-540 Issue A, P-30-610 Issue A, P-90-010 Issue A, P-91-010 Issue A, P-92-010 Issue A, P-94-010 Issue A, Letter DP9 dated 14 June 2012. REASON: To ensure that the development of this site is in compliance with details and particulars which have been approved by the Local Planning Authority.
INFORMATIVES
1 Reason for Grant of Planning Permission - The decision to grant this planning permission has been taken having regard to the policies in the London Plan, Unitary Development Plan and Core Strategies set out below, relevant government guidance and supplementary planning guidance, representations received and all other relevant material considerations. An objection was made to the application. This was taken into account by the Local Planning Authority but was not considered to outweigh the reasons for granting planning permission.
The proposed alterations to the undesignated heritage asset are considered to enhance the usability of the area, improve the facilities provided and not damage the architectural integrity of the original concept and are supported by English Heritage. As such the proposals are recommended for approval.
Relevant London Plan Policies
Policy 2.10 To enhance and promote the roles of the CAZ and London's financial and business services.
Policy 4.8 Support a diverse retail sector.
Policy 5.10 Promote and support urban greening.
Policy 6.5 Crossrail contributions will be sought to mitigate congestion on the rail network.
Policy 7.2 Development to achieve highest standard of inclusive design.
Policy 7.3 Creation of a safe, accessible environment.
Policy 7.4 Development should have regard to the character of the area.
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Policy 7.5 Achieve safe, relevant, high quality public spaces.
Policy 7.6 To obtain inclusive, flexible, spaces and buildings of high architectural quality.
Policy 7.8 To protect heritage assets.
Unitary Development Plan and Core Strategy Policies
ENV6 Design of alterations to buildings SHOP3 Seek increased retail facilities UTIL6 Provision for waste collection CS10 Promote high quality environment CS15 Creation of sustainable development CS17 Minimising and managing waste CS20 Improve retail facilities TRANS22 Require cycle parking
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Page 50 Agenda Item 5b
Committee: Date:
Planning and Transportation 24 July 2012
Subject: St. Botolph House 138 Houndsditch London EC3A 7AG Use as Class A1 shop or Class B1 offices at ground floor level (194sq.m.gia) in lieu of approved Class A1 use.
Ward: Aldgate Public For Decision
Registered No: 12/00432/FULL Registered on: 29 May 2012
Conservation Area: No Listed Building: No
Summary
A planning application for the change of use of 194sq m from retail to A1/B1 use has been submitted to provide a reception area for a proposed office occupier of the building. The retail floor space which has a narrow frontage and difficult layout is not part of a principal shopping centre or linkage and has proved difficult to let and the change of use would facilitate a significant office let for a major City occupier. Recommendation
(1) That planning permission be granted for the above proposal in accordance with the details set out in the attached schedule subject to: (a) a unilateral undertaking being received and accepted under Section 106 of the Town & Country Planning Act 1990 in respect of those matters set out in the report, the decision notice not to be issued until agreed.
Page 51 SITE LOCATION APPLICATION PLAN
Page 52
Page 53
Site 1. St Botolph’s House is a large office and retail scheme completed in 2010 bounded by Houndsditch, St Botolph’s Street, White Kennet Street and Stoney Lane. It has an overall area of 74,615sq.m including 2,424sq.m of retail floor area. 2. It is not in a principal shopping centre or a linkage between them.
Relevant Planning History 3. The St Botolph’s House development was completed in accordance with planning permission (07/00387/FULL) granted on 25 April 2008. This application amended earlier permissions granted in 1999 and 2004. The existing retail unit benefits from planning permission for use as a Class A1 retail unit secured by planning submission (09/00330/MDC) to discharge conditions attached to the 2008 permission. This made a number of changes to the scheme which varied the entrances and included changing the area currently under consideration to retail area in lieu of retail floor space which had been lost elsewhere on the site.
Proposal 4. The planning application has been submitted to enable the change of use of 194 sq. m of A1 retail floor space to be used for A1/B1 floor space. The flexible use would enable the area to be used for A1 purposes should the proposed occupier not wish to proceed. 5. The change of use being proposed is to provide a dedicated reception area for a new tenant who is intended to occupy circa 30,000 sq. m of office space in the premises.
Consultations 6. The views of City of London departments have been taken into account in the preparation of this report. 7. Two representations have been received from existing occupiers of the building and a third letter from solicitors acting on behalf of one of those occupiers. These are attached in Appendix B. 8. One objector is concerned about the creation of a dedicated entrance/reception on the grounds that the premises have a substantial common entrance area and has verbally expressed a concern about loss of retail floor space. 9. The second objector has concerns about internal and external signage and is concerned that the proposal could lead to immediate and substantial confusion as to the name of the building and its tenants. 10. They request that if planning permission were granted that there should be control over signage. 11. Solicitors acting on behalf of this objector also object to the loss of the retail unit, stating this conflicts with Core Strategy policy and querying the extent and type of marketing for the retail unit. These points have been addressed in a response from the applicants (attached). They also raised an objection to
Page 54 the creation of a further office entrance into the building which already benefits from a large and prominent entrance. 12. The present application relates solely to the proposed change of use and does not propose external alterations to the building. There is an existing door in the frontage to the retail unit. The applicant advises that it is not proposed that this would be used in the event of the change of use to Class B1 offices.
Policy Context 13. The development plan consists of the London Plan, the saved policies of the Unitary Development Plan and the Core Strategy. The London Plan, UDP and Core Strategy policies that are most relevant to the consideration of this case are set out in Appendix A to this report. 14. Government Guidance is contained in the National Planning Policy Framework (NPPF).
Considerations 15. The Corporation, in determining the planning application has the following main statutory duties to perform:- • to have regard to the provisions of the development plan, so far as material to the application and to any other material considerations. (Section 70 Town & Country Planning Act 1990); • to determine the application in accordance with the development plan unless other material considerations indicate otherwise. (Section 38(6) of the Planning and Compulsory Purchase Act 2004). 16. The principal issues in considering this application are: • Whether the loss of retail is acceptable in this location and in the circumstances of this case.
Economic Development Issues 17. London’s status as a world city is founded to a substantial degree on its concentration of international service activities and, most noticeably, by the clustering of financial and business services in the City of London. 18. The importance that is attached to the maintenance and enhancement of the City's role as one of the world's leading financial and business centres is reflected in the policies of the London Plan and Core Strategy, particularly policies 2.10 and CS1. 19. Policy CS8 seeks to regenerate the amenities and environment of the Aldgate area by promoting it as an attractive office and residential location and by a range of measures to meet residential needs including to encourage local retail facilities. 20. The proposed change of use is required to provide JLT Insurance Brokers with a dedicated reception area which they require if they are to take up circa 30,000sq.m in the building as their new European headquarters. They would access the proposed reception area from the existing main office entrances and would use the existing escalators and lift for disabled persons to access the main lift lobbies at first floor level. If JLG Insurance Brokers were not to occupy the premises the permission for A1/B1 would remain.
Page 55 21. The retail unit that would be lost has a retail frontage of 8 metres and is 194sq.m in area. It has an unconventional and irregular plan form. 22. The applicants have sought to market it since 2010. They have explored occupation by a variety of different users but no one has come forward wishing to occupy the premises. 23. Policy CS20: retailing seeks to maintain a scattered distribution of convenient local services outside the principal shopping centres and the linkages between them by protecting existing retail facilities unless it is demonstrated that they are no longer required. Two years of marketing have demonstrated that the premises are not attractive to retail occupiers. 24. The other retail units on the site comprise an A3 unit on White Kennet Street occupied by E.A.T. and A1 unit occupied by a Tesco Metro on Houndsditch. 25. A further large vacant retail unit on Houndsditch remains unoccupied although a planning application has been submitted to change the use to a gym (Class D1). The City has been concerned that this unit does not provide access for people with disabilities from ground to the two lower floor levels which form the main part of this unit. The applicants as part of this proposal have agreed to provide a unilateral undertaking to secure such a facility is provided prior to those premises being occupied. 26. The objections that have been raised involve issues that substantially relate to landlord and tenant matters. Should any signage proposed require consent your officers will be mindful of the issues that have been raised in relation to the identification of the building. The loss of this retail unit is considered acceptable in these circumstances for the reasons outlined above. Planning Obligations and Community Infrastructure Levy 27. The scheme does not give rise to a S106 or CIL payment. The lift in the adjoining retail unit will be secured through a unilateral undertaking which will provide access from the ground to the lower ground floors for people with disabilities.
Conclusion 28. The proposed change of use to A1/B1 from the existing A1 use is considered to be in compliance with CS20 and acceptable in the circumstances of this case as it results in the loss of an A1 unit which has proved difficult to let and which will facilitate the occupation of the building by a significant City occupier. In addition it will through a unilateral undertaking secure access for people with disabilities from the ground floor to the lower ground floor levels in the adjacent retail unit.
Background Papers Internal
Letter 13.06.2012 Access Advisor Email 04.07.2012 Case Officer
Page 56 External
Design and Access Statement November 2007 Letter 01.05.2012 GVA Letter 28.05.2012 Montague Evans (to Minerva plc) Letter 29.05.2012 GVA Letter 22.06.2012 Minerva plc Email 25.06.2012 Clyde & Co Email 25.06.2012 Lockton Companies LLP Email 04.07.2012 GVA Email 09.07.2012 Minerva plc Letter 10.07.2012 Ashfords Solicitors Email 11.07.20112 Minerva Ltd
Page 57
Appendix A London Plan Policies
The London Plan policies which are most relevant to this application are set our below:
Policy 2.10 Enhance and promote the unique international, national and London wide roles of the Central Activities Zone (CAZ) and as a strategically important, globally-oriented financial and business services centre.
Policy 4.2 Support the management and mixed use development and redevelopment of office provision to improve London’s competitiveness and to address the wider objectives of this Plan, including enhancing its varied attractions for businesses of different types and sizes.
Policy 4.8 Support a successful, competitive and diverse retail sector which promotes sustainable access to the goods and services that Londoners need and the broader objectives of the spatial structure of this Plan, especially town centres.
Policy 7.2 All new development in London to achieve the highest standards of accessible and inclusive design.
Unitary Development Plan and Core Strategy Policies
CS1 Provide additional offices
To ensure the City of London provides additional office development of the highest quality to meet demand from long term employment growth and strengthen the beneficial cluster of activities found in and near the City that contribute to London's role as the world's leading international financial and business centre.
CS20 Improve retail facilities
To improve the quantity and quality of retailing and the retail environment, promoting the development of the five Principal Shopping Centres and the linkages between them.
CS8 Meet challenges facing Aldgate area
To regenerate the amenities and environment of the Aldgate area for businesses, residents, workers, visitors and students, promoting development and investment.
Page 58
SCHEDULE
APPLICATION: 12/00432/FULL
St. Botolph House 138 Houndsditch London
Use as Class A1 shop or Class B1 offices at ground floor level (194sq.m.gia) in lieu of approved Class A1 use.
CONDITIONS
1 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. REASON: To ensure compliance with the terms of Section 91 of the Town and Country Planning Act 1990.
2 Refuse shall not be collected and goods and services delivered other than via the communal servicing facilities provided within the curtilage of the building.
REASON: To ensure the satisfactory servicing of the building in accordance with the following policies of the Unitary Development Plan and Core Strategy: UTIL 6, CS10, CS17.
3 The development shall not be carried out other than in accordance with the following approved drawings and particulars or as approved under conditions of this planning permission: Drawing nos. 06036 GA L 0GF 01; Site location plan. REASON: To ensure that the development of this site is in compliance with details and particulars which have been approved by the Local Planning Authority.
INFORMATIVES
1 Access for people with disabilities is a material consideration in the determination of planning applications. The City of London Corporation has published design standards giving advice on access for people with disabilities and setting out the minimum standards it expects to see adopted in the City buildings. These can be obtained from the City's Access Adviser, City Planning Officer and District Surveyor. Further advice on improving access for people with disabilities can be obtained from the City's Access Adviser. Your attention is drawn to the Disability Discrimination provisions of the Equality Act 2010 to ensure that disabled people are not significantly disadvantaged.
Service providers, etc., should make "reasonable adjustments" to facilitate access to their premises and the City asks all applicants for planning permission to ensure that physical barriers to access premises are minimised in any works carried out.
Page 59 2 The provisions of Part 3, Class E, of Schedule 2 to the Town & Country Planning (General Permitted Development) Order 1995 will permit changes of use between Class A1 and Class B1 for a period of ten years from the date of this permission.
3 Planning permission is hereby granted only for the change of use. Any works that would materially affect the external appearance of the building will require a separate application for planning permission.
4 Reason for Grant of Planning Permission - The decision to grant this planning permission has been taken having regard to the policies in the London Plan, Unitary Development Plan and Core Strategies set out below, relevant government guidance and supplementary planning guidance, representations received and all other relevant material considerations. Objections were made to the application. These were taken into account by the Local Planning Authority but were not considered to outweigh the reasons for granting planning permission.
The proposed change of use to A1/B1 from the existing A1 use is considered to be in compliance with CS20 and acceptable in the circumstances of this case as it results in the loss of an A1 unit which has proved difficult to let and which will facilitate the occupation of the building by a significant City occupier. In addition it will through a unilateral undertaking secure access for people with disabilities from the ground floor to the lower ground floor levels in the adjacent retail unit.
London Plan policies
Policy 2.10 To enhance and promote the roles of the CAZ and London's financial and business services. Policy 4.2 To support mixed use development and offices to improve London's competitiveness Policy 4.8 Support a diverse retail sector Policy 7.2 Development to achieve highest standard of inclusive design.
Unitary Development Plan and Core Strategy Policies
CS1 Provide additional offices CS20 Improve retail facilities CS8 Meet challenges facing Aldgate area
Page 60 Agenda Item 6
Committee(s): Date(s): Planning & Transportation 24 July 2012 Subject: Public Statement of Community Involvement - Review Report of: For Decision City Planning Officer
Summary
The City Corporation is required to prepare a Statement of Community Involvement (SCI) setting out how it consults the public when preparing planning policies and deciding planning applications. The current SCI was adopted in 2009. The SCI needs to be updated to reflect changes in planning procedures introduced by the Localism Act 2011. A revised draft SCI is attached and it is recommended that this be issued for public consultation. I would subsequently report back with a final version of the SCI for adoption. Recommendation • Members approve the draft Statement of Community Involvement appended to this report to be issued for public consultation. • I be instructed to report back with a final version of the SCI for adoption.
Main Report
Background 1. The City Corporation has a duty to prepare a Statement of Community Involvement (SCI). This sets out how it will consult the public in preparing planning policy documents and in deciding applications for planning permission and related consents.
2. The City’s first SCI was adopted in July 2006. As a result of later changes to planning regulations it was necessary to undertake a limited review of the SCI. A revised SCI was adopted in December 2009 and remains in force.
Current Position 3. The Localism Act 2011 and associated new regulations have significantly changed some procedures for preparing planning policy and handling planning applications. The National Planning Policy Framework (NPPF), issued on 27 th March 2012, has changed guidance on planning. I reported to your Committee on 15 th May 2012 outlining the changes to legislation and guidance and Members agreed that a review of the SCI would be needed to take account of these.
Scope of the review 4. The main changes to the SCI necessitated by the new legislation and guidance are to the following areas:
a. It is proposed to merge the adopted Core Strategy and the proposed Development Management policies into a single document called the Local Plan. (My report also before your Committee today on the Local Development Scheme describes this in more detail)
Page 61 b. A new “duty to co-operate” has been placed on local authorities, requiring the City to engage with neighbouring boroughs and other authorities and agencies when preparing its plans and policies.
c. Consultation on the Community Infrastructure Levy needs to be included in the SCI.
d. Developers now have a duty to consult the public on major schemes before submitting planning applications.
5. The opportunity has also been taken to update other aspects of the SCI and make it clearer and more concise.
6. The SCI is accompanied by two annexes listing bodies to be consulted on planning policies and planning applications. These do not form part of the SCI so that they can be regularly updated without the need to formally revise the SCI itself, and they are not included with this report. The annexes are made available on the City’s web site.
Public consultation 7. When the first SCI was prepared during 2005/06 legislation set out requirements for its preparation which included two stages of public consultation and examination by a planning inspector. While the Localism Act retains a duty to prepare an SCI, it has removed all requirements relating to preparation procedures. The City Corporation therefore now has complete discretion as to whether to consult in revising the SCI.
8. I consider that it would be desirable to carry out consultation on the SCI review. It is therefore recommended that the version of the SCI appended to this report be issued as a consultation draft for public comment. It is not anticipated that the SCI would generate wide interest, but individuals and organisations on my consultation databases should be given the opportunity to comment.
9. Following consultation, I would report back to your Committee in October 2012 on the public’s comments and recommending a final version of the SCI for adoption. Under its terms of reference, your Committee is empowered to adopt the SCI.
Internal consultation 10. The Town Clerk and Comptroller & City Solicitor have been consulted in the preparation of this report.
Background Papers: Report to Planning & Transportation Committee 15 th May 2012: “Local Development Framework – Timetable”.
Appendix 1 Draft Statement of Community Involvement 2012.
Contact: Patrick Daly | [email protected] | 3220
Page 62
APPENDIX
CITY OF LONDON DRAFT STATEMENT OF COMMUNITY INVOLVEMENT 2012
C O N T E N T S
1 INTRODUCTION
2 CONSULTATION ON PLANNING POLICIES
Introduction
Who is to be consulted on planning policies?
Consultation methods
Standards for Community Involvement
Feedback and Assessing the Effectiveness of Consultation
Duty to co-operate
Consultation on policy documents
3 CONSULTATION ON PLANNING APPLICATIONS
Introduction
Planning advice
Informing people about planning applications
When comments on planning applications have been made
Informing people of decisions on planning applications
ANNEXES (The annexes do not form part of the SCI and are not included)
A Specific and General Consultation Bodies
B Organisations consulted on planning applications
Page 63 1
1 INTRODUCTION
1.1 The City of London Corporation is the local authority responsible for town planning in the administrative area of the City of London, often referred to as the ‘Square Mile’. Its planning functions include drawing up plans and policies to guide development and deciding planning applications. The planning service is delivered by the City Corporation’s Department of the Built Environment.
1.2 The City Corporation is concerned that the City’s communities should have every opportunity to participate in its planning decisions. This Statement of Community Involvement (SCI) has been prepared to explain how it will engage the public in the planning process.
1.3 The SCI sets out the City Corporation’s approach to public consultation in two areas of planning:
• Planning Policies . The City Corporation prepares plans and policies that shape the City and guide its planning decisions. The public are involved throughout the preparation of these policies.
• Planning Applications . The City Corporation decides a range of planning applications, including those for planning permission, conservation area consent and listed building consent. An important part of the development management process is to provide advice, information and to seek and hear the views of all of those with an interest in the planning process.
1.4 The SCI sets out the standards of consultation that the City Corporation aims to achieve in performing its planning duties. It is intended to provide a clear explanation that allows the community to know how and when they will be involved in the preparation of planning policies and in the determination of planning applications.
Page 64 2
2 CONSULTATION ON PLANNING POLICIES
Introduction
The City Corporation prepares planning policies that shape the development of the City. These policies ensure that planning is co-ordinated with the City’s other aims and strategies and provide the basis for decisions on planning applications.
The planning policies are contained in a number of documents. These documents are separately prepared and together they set out the strategy for planning the City.
The planning policy documents currently form part of the Local Development Framework (LDF). National reforms to the planning system introduced during 2011/12 changed some terms for planning policy documents, and the name Local Development Framework is no longer used. Consequently, as new policy documents are prepared they will no longer be referred to as forming part of the LDF.
These are the planning policy documents that are being prepared in the City:
• Local Plan. Development Plan Documents (DPDs) contain the City’s vision for planning the City and its main policies. A Core Strategy DPD was adopted in 2011 and a Development Management DPD is in preparation. These will be merged into a single Local Plan DPD.
• Supplementary Planning Documents (SPDs) explain the policies of the Local Plan in more detail where this is needed. Several have been adopted and more will be prepared.
• The Community Infrastructure Levy (CIL) is a statutory charge on new development. A charging schedule is being prepared.
A list of the policy documents and the timetable for preparing them is set out in the Local Development Scheme, which is available on the web site. This is regularly reviewed to keep it up to date so that the public are aware of the opportunities to participate.
The City Corporation will consult and engage the City’s communities throughout the preparation of all these policy documents. Planning legislation sets out minimum requirements for consultation and the measures the City Corporation will take to exceed these standards are described below.
Who is to be consulted on planning policies?
In preparing the Local Plan the City Corporation is required by legislation to consult individuals and organisations it thinks relevant from the following categories:
• Specific Consultation Bodies are statutory authorities such as neighbouring boroughs, the Mayor of London, government agencies and utilities providers.
• General Consultation Bodies include interest and amenity groups, residents’ associations, trade and business associations, voluntary organisations whose activities benefit the City and bodies that represent racial, ethnic, national and religious groups and people with disabilities.
• Residents and Businesses located in the City.
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The City Corporation will also have regard to these categories when preparing SPDs and the CIL.
Annex A lists the specific and general consultation bodies. The list will be kept updated on the City Corporation’s website. The City Corporation welcomes requests from other organisations which would like to be included on the list of General Consultation Bodies.
The City’s Communities
The City has a varied community that reflects its nature as a thriving business centre, a place that is home to a small but growing residential population, and is increasingly a destination for visitors. There is a working population of approximately 370,000 people, a residential population of just under 10,000 people and approximately 16,000 students study in the City. Planning issues within the Square Mile often generate interest from people and organisations from locations far wider than those within the City’s administrative boundaries. The needs of all these groups have to be understood if they are to be engaged in preparing planning policies.
The Residential Population The City’s population is small in comparison with all other local authorities, but residents form an important community and their numbers are expected to increase. The estimated residential population for the City in 2011 was 9,800 (Source: 2011 Round of Demographic Projections – SHLAA © Greater London Authority 2011) . Compared to the rest of Greater London the City shows a lower percentage in the age group 0 to 19, but a higher percentage for ages 20 plus. The residential population is defined as those persons who live in the City on a permanent basis all week. In addition some have second homes in the City.
76% of the City‘s residential population is classified as white. The rest of the City’s population are from a wide range of ethnic origins. (Source: 2011 Round of Demographic Projections – SHLAA © Greater London Authority 2011).
The Working Population The Square Mile has a workforce of approximately 370,000 people which is projected to increase in the long term to 428,000 by 2026 (GLA, 2009, Working Paper 39, “Borough Employment projections to 2031”) . Compared to other boroughs this working population has a bias towards younger workers, especially amongst women.
Data from the City of London Corporation’s 2006 MORI survey shows that 69% of City workers class themselves as White British, with a further 13% classing themselves as “any other white background”, and 17% classing themselves as being from one of 14 other ethnic origins.
City Businesses The City is the world’s leading international financial and business centre and offices are the predominant land use in the City. There over 12,000 VAT-registered businesses in the City.
In terms of employment the financial sector remains dominant in the City (43%), with professional and estate services comprising 26% of employment. Other sectors combined make up 31%, with the most significant being administration and education which accounts for 14% (Source Business Register Employment Survey, 2010, ONS).
Consultation Challenges
The City is unique in having a small residential population and large working population. This requires a range of consultation approaches, which must meet the needs and interests of businesses, workers and residents.
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It is important to understand the make-up of the City’s communities to help inform the range of proposed consultation approaches set out later in this SCI. The following examples highlight the need for careful planning of consultation arrangements and the monitoring of results:
• City workers, despite their number, are a “difficult to reach” group in terms of obtaining views on planning issues. Most City workers live outside of the City boundary and difficulties have been experienced in past consultation exercises in engaging the interest of this group in the development of planning policies. Focus groups structured around specific themes, held over lunchtimes and made up of a representative sample of workers, will be useful when views are being sought. Other methods of providing information or consultation measures will be used as required.
• In devising consultation arrangements it will be necessary to ensure that the City’s Black and Asian Minority Ethnic (BAME) groups are aware of the issues being considered and that they are given appropriate opportunities to make representations. The City contains only one significant concentration of BAME residents, at Mansell Street in the east of the City. Consultation material and techniques and arrangements for meetings etc, will be adapted as necessary in accordance with recommendations from the City Corporation’s Community & Children’s Services Department, who work closely with residents on this estate. In attempting to reach other BAME groups or individuals all consultation material will contain a notice informing recipients that translations to other languages will be made available on request.
• Amongst the City’s residents, efforts will also have to be made to ensure that the views of younger people and the elderly are directly sought. The Department of the Built Environment will work with the Community & Children’s Services Department to involve residents in discussions on Local Plan consultation exercises through existing engagement structures, where appropriate.
Consultation methods
The City Corporation will employ a range of methods to keep the City’s community and stakeholders informed during the preparation of planning policies. Where opinions or comments are being sought, careful consideration will be given to the means by which the City Corporation will seek responses.
The City Corporation will aim to make information accessible to all members of society in such a way as to meet the requirements of the Equality Act 2010. The City Corporation will ensure that people whose first language is not English or who are visually impaired can still take part in the Local Plan process. Similarly, at meetings or focus groups, those who experience hearing or other difficulties will also have their needs considered.
All reasonable efforts will be made to ensure that consultation material is made available in alternative formats such as large print, on CD, etc, where this is requested. Such material may be produced on request and flexibility will be shown with regard to consultation closing dates, where possible.
The City Corporation also encourages individuals or groups to seek informal meetings with staff working on planning policies where further explanation of issues or the process is sought. Favourable consideration will also be given to any requests for presentations at the meetings of other groups who may have an interest in issues being considered. It is recognised that the consultation process can be unfamiliar and seem complicated to those who have either never, or only infrequently, engaged in the process.
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The methods to be employed when consulting on planning policy documents will be selected as appropriate according to both the consultation subject and the audience being targeted. The choice of methods to be used will be determined according to which would be most effective in promoting a dialogue on the issues addressed in particular documents. The following list provides examples of the type of consultation methods which would be employed when undertaking consultations on planning policy documents.
Mailshots Most consultation will commence by sending information by letter or email to those who may be interested. Occasionally it will be beneficial to write directly to all known City business and residential addresses. It should, however, be possible for most planning policy documents to target relevant individuals and interest groups, depending on the subject being addressed. This approach will be adopted whenever possible to increase the effectiveness of consultation efforts, minimise wastage of resources, and to avoid “consultation fatigue” for both residents and businesses.
The Department of the Built Environment maintains a database of individuals and organisations that have an interest in City planning policy. This database will be continually updated and will be used to inform the public of consultation stages. This list will be managed in accordance with the Data Protection Act. Anyone wishing to be added to, or deleted from, this list should use the contact details provided in the front of this document.
Website (www.cityoflondon.gov.uk/ldf) The City’s website includes pages on planning policy. Documents, consultation details, background information, opportunities to make comments, etc, are posted on the site. The City Corporation will ensure that the information displayed on its website is accurate and is kept up to date.
Local Plan Bulletin The Department of the Built Environment publishes the “Local Plan Bulletin”, a newsletter containing information of progress in preparing planning policy documents and how people and organisations can become involved in the plan-making process. The Local Plan Bulletin is available on the City of London‘s website and will be kept up to date.
Leaflets and summary documents Leaflets and summaries may be mailed directly, made available at libraries and via the City’s website during the course of the consultation. Leaflets and summaries could be used to publicise proposed policy documents, provide details about opportunities to contribute views or participate in meetings, discussion groups, etc. Leaflets or summary documents which are seeking responses will include instructions on how to make a comment and allow comments to be returned to the Department of the Built Environment with postage already paid.
Information displays Display boards publicising consultation exercises will be provided at the Guildhall, public libraries and other locations as appropriate. Documents, comment forms, etc, will be made available at the displays.
Meetings and events Public meetings and events will be arranged as appropriate according to the issues on which views are sought. Such events will be held in accessible locations that are appropriate to the subject under discussion and may need to be held over a number of days and varying times to ensure that all sections of the community have an opportunity to attend. Requests for meetings to discuss planning policy issues with individuals, groups, commercial organisations, etc, will be responded to favourably.
Focus groups and workshops These are semi-structured meetings arranged around a particular idea or theme. Attendance may be by invitation from amongst key individuals or organisations. Other selection processes may also be used depending on the theme or the aim of the meeting. Focus groups may prove a useful way of obtaining opinions and concerns from City workers.
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Advisory groups The Department of the Built Environment works closely with groups such as the Access Group, the Conservation Area Advisory Committee and the Department of the Built Environment’s Users’ Panel. These groups are facilitated by, or work closely with, the City Corporation whilst retaining a high degree of independence. Their role is to provide objective advice and specialised knowledge which is used to inform decision-making and in the review and development of policy. Additionally, The City Together (the City’s Local Strategic Partnership) and its sub-groups are consulted.
Email A dedicated email address for Local Plan correspondence - [email protected] - has been established which will be used for consultation responses, general queries on policy matters, etc.
Telephone Information on any aspect of the Local Plan can initially be obtained by calling the City Corporation’s Contact Centre 020 7332 1710. If Contact Centre staff are unable to answer the query will be transferred to a member of the team working on planning policy.
Surveys and other information gathering exercises In seeking information or evidence on a particular Local Plan issue it may be necessary to undertake focused survey or other information- gathering exercises. The results of these initiatives will be fed back to participants where practicable or alternatively will be published in supporting documents.
Members Members of the Court of Common Council provide an important channel of communication between residents, businesses and other communities and the Department of the Built Environment on Local Plan issues.
Media Consultation exercises will be publicised, where appropriate, through articles in local publications such as residents’ newsletters. The City Corporation will also issue press releases when consulting on important policy documents.
Duration of consultation Each consultation stage for the Local Plan will be for a minimum of six weeks and for SPDs and CIL four weeks. Longer periods will be used where consultation is on complex issues or longer documents, where more than one document is being consulted on and when the consultation falls over a holiday period.
Standards for Community Involvement
The City Corporation will have regard to the following standards when carrying out consultation on planning policy.
Clear Purpose. Consultation exercises will explain how relevant findings will be taken forward. Consultation exercises will not take place unless there are definite plans for feeding relevant findings into decision-making processes. Potential limitations should be clarified at the start of the process.
Effective Planning and Timetabling. All stages of consultation must be planned and timetabled before consultation begins to ensure the consultation process is manageable within the time available. Where several documents are being consulted upon at the same time, the consultation periods and closing dates will be co-ordinated as far as practical.
Clear Communication with Participants When consultation begins, potential participants must be informed about the consultation aim(s), methods used, the time commitment required from them, how the data will be used, and the limitations of the consultation exercise, i.e. what it will not be able to achieve or affect. As soon as possible following a consultation exercise, participants
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should receive feedback regarding the findings of consultation and how they were implemented. Participants should be provided with all the information they need when they are consulted so that they can offer informed views.
Clear Communication with Officers and Members. Relevant officers and Members should be kept informed about consultation exercises to ensure that they can feed into the exercise and/or be able to inform potential participants about the exercise as appropriate.
Avoidance of Duplication . No consultation exercise should take place if it duplicates another exercise. If data protection or other law allows, consultation findings should be shared within the City of London Corporation.
Inclusivity . All members of a target group, including “difficult to reach” groups should be enabled to participate in a consultation exercise if they wish. All consultation exercises should be planned to suit the needs of those who make up the target group. This may require actively seeking out the views of hard-to-reach groups.
Consultation Branding . City of London Corporation consultation documents, tools and feedback reports should carry the City’s crest and be in City Corporation-approved fonts.
Proportionate Approach. The resources used in a consultation exercise and the size of that consultation should be proportionate to the scale and impact of the decisions that will be made following the consultation.
Respect for Participants’ Views . Consultation must be carried out in a non-judgemental way, so that participants feel able to express their views freely.
Feedback
Providing feedback to participants in the planning process is an integral part of policy preparation. At each public consultation stage the City Corporation will respond to the representations received in the following ways:
• All responses will be acknowledged within five working days of receipt. • Full consideration will be given to all representations received. The City Corporation will engage in further discussions to assist those making comments on planning policy documents if requested. • A report will be prepared which summarises all the responses received and the City Corporation’s response to the comments. The report will be published on the City of London’s web site and made available in other formats on request. • All respondents will be informed that the report on the outcome of the consultation procedure is available. • Respondents will be informed of subsequent consultation stages and the adoption of the policy document.
Supporting documents
Planning policy documents (the Local Plan, Supplementary Planning Documents and Community Infrastructure Levy) will be supported by a range of research, reports and other material that contribute to, explain and justify their preparation. These supporting documents will be made publicly available alongside the policy documents to support consultation.
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Sustainability Appraisal The Local Plan will be subject to Sustainability Appraisal (SA) to assess the social, environmental and economic impact of its policies. SA will incorporate the requirements for Strategic Environmental Assessment and Habitats Regulation Assessment, in accordance with the European Directives. Sustainability Appraisal is carried out throughout the preparation of the Local Plan and there will be opportunities for consultation at the following stages: • Initial consultation on the scope of the appraisal with statutory consultees (the Environment Agency, English Nature and English Heritage). • Sustainability commentaries are produced during the preparation of the Plan if needed to inform decision making. • A sustainability report is issued alongside the published Local Plan.
Supplementary Planning Documents are screened to establish whether they will result in significant effects as defined by the SEA Directive. This SEA screening must include consultation with statutory consultees and the screening report will be issued alongside the draft SPD for public consultation. Where screening determines that a full SEA/SA is required, the same procedure as for the Local Plan will be followed.
The Community Infrastructure Levy sits alongside the Local Plan but is a financial document and therefore not subject to the requirements of the SEA Directive.
Equalities Impact Assessment The purpose of an Equalities Impact Assessment (EqIA) is to ensure that planning policies do not discriminate and that, where possible, they promote equalities. All planning policy documents will be subject to an EqIA to assess the impact of policies on equalities groups relating to gender, race, disability, age, faith and sexual orientation.
The policy document must be subject to an EqIA initial screening stage to determine whether it would result in significant equalities issues which would require a full EqIA. If the initial screening stage highlights anything that may have a negative impact on any of the identified equalities groups, a full EqIA will be carried out. The results of this full EqIA will highlight changes that can be made to the policies to mitigate any negative impacts on the equalities groups.
Evidence Base Extensive information is collected and research carried out to provide an evidence base to inform the preparation of planning policies. The material in this evidence base is made publicly available to support consultation on policy documents.
Duty to Co-operate
The City Corporation is required to co-operate with neighbouring boroughs and other authorities and agencies in preparing and reviewing its planning policies. It will engage with these authorities throughout the preparation of its own policies and those of the other authorities.
The authorities it will co-operate with include the Mayor of London and the GLA family of associated bodies including Transport for London, London Boroughs and the following agencies:
The Environment Agency English Heritage Natural England The Civil Aviation Authority Primary Care Trusts Office of Rail Regulation The Highways Agency The Marine Management Organisation
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Consultation arrangements
The methods and arrangements for consulting on the Local Plan, Supplementary Planning Documents and the Community Infrastructure Levy are explained in detail on the following pages.
LOCAL PLAN
The Core Strategy was adopted in September 2011. It is the most important policy document and sets out the vision for planning the City, strategic objectives and key policies. Development Management policies are also being prepared; the City consulted on issues and policy options for these during July-September 2011.
In accordance with the national reforms to the planning system, it is proposed to merge the Core Strategy and Development Management policies into a single document called the Local Plan.
Preparation of the Local Plan involves several stages during which the public are consulted. After its adoption the Local Plan will be periodically reviewed to keep it up to date; consultation on these reviews will follow the same stages. These stages are outlined below:
Issues and Options for the Local Plan The issues which the Plan needs to address are identified and alternative options for policies are considered. Draft Local Plan. Preferred options are selected and policies drafted. Publication of the Local Plan The Local Plan is finalised and published for a last stage of consultation. Submission The Local Plan and the public’s comments on it are submitted to the Secretary of State for Communities & Local Government, who appoints a planning inspector. Examination The Local Plan and the public’s comments are examined by the planning inspector, who subsequently issues a report on the Local Plan. Adoption The recommendations in the inspector’s report are considered and the City Corporation adopts the Local Plan.
Consultation on each of these stages is detailed on the following pages.
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ISSUES AND OPTIONS FOR THE LOCAL PLAN
PURPOSE OF CONSULTATION
• Ongoing involvement of relevant individuals and organisations to provide representations on what issues the plan should address. The objective is to assist the City Corporation in the identification of issues which the Local Plan or its review needs to include and to discuss the possible alternative policies and proposals to address these. • To involve all appropriate groups in the preparation of the plan using a variety of consultation activities. • To ensure that communities’ views are incorporated at an early stage in the plan making process and to build and develop on-going community involvement. • This stage may not be necessary for a review of the Local Plan resulting in only limited alterations to its policies.
CONSULTATION ARRANGEMENTS
• Publish a consultation document identifying issues and alternative policy options for a minimum of six weeks. • Make all documents available on the web site. • Consult those “Specific” consultation bodies considered potentially to be interested. • Consult all “General” consultation bodies who could be interested. • Consult all on the consultation database who could be interested • Consult residents and businesses who may be interested. • Publish an update to the Local Plan Bulletin. • Arrange public meetings, focus groups, etc., as appropriate, as part of the process of continuing community engagement. • Arrange displays at appropriate locations if considered useful. • Consult “The City Together” members. • Seek the views of the Department of the Built Environment Users’ Panel, Conservation Area Advisory Committee and Access Group. • Consult other appropriate bodies.
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DRAFT LOCAL PLAN
PURPOSE OF CONSULTATION
• To identify preferred policy options from the alternative options put forward at the previous consultation stage. • To consult on a draft version of the Local Plan and take account of the public’s views before it is finalised.
CONSULTATION ARRANGEMENTS
• Publish the draft Local Plan or draft alterations for a minimum of six weeks. • Issue a summary of the comments received at the previous consultation stage and explanation of how these have been taken into account. • Make documents comprising the evidence base available. • Make all documents available on the web site. • Consult those “specific” consultation bodies considered potentially to be interested. • Consult all “general” consultation bodies who may be interested. • Consult all on the consultation database who could be interested, including all those who commented at the previous stage • Consult residents and businesses who may be interested. • Publish an update to the Local Plan Bulletin. • Arrange public meetings, focus groups, etc, as appropriate, as part of the process of continuing community engagement. • Arrange displays at appropriate locations if considered useful. • Consult “The City Together” members. • Seek the views of the Department of the Built Environment Users’ Panel, Conservation Area Advisory Committee and Access Group. • Consult other appropriate bodies.
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PUBLICATION OF THE LOCAL PLAN
PURPOSE OF CONSULTATION
• Formal consultation on the Local Plan before it is submitted to the Secretary of State for independent examination. This version of the Plan has been prepared in the light of previous consultation stages and is regarded by the City Corporation as its final draft. Comments are not being actively sought, but this is an opportunity for those with outstanding issues to make formal objections. • The City Corporation may propose limited changes to the Plan where these could resolve minor objections.
CONSULTATION ARRANGEMENTS
• Publish the Local Plan for a minimum of six weeks. • Publish the Sustainability Appraisal report. • Publish a statement setting out which individuals and organisations were consulted on the draft Local Plan, how they were consulted, a summary of the issues they raised and how their comments were taken into account. • Make the evidence base available. • Publish a statement of the representations procedure • Make the Local Plan and supporting documents available for inspection at the Guildhall and other appropriate locations for the length of the consultation period. • Notify the specific and general consultation bodies who were consulted at previous stages of the publication of the Local Plan. • Publish the Local Plan and its supporting documents on the City of London’s web site, also detailing where and when they can be inspected or obtained. • Contact everyone on the consultation database who has expressed an interest in previous consultation stages of the Local Plan. • Inform “The City Together” members. • Inform the Built Environment Users’ Panel, Conservation Area Advisory Committee, and Access Group. • Publish an update to the Local Plan Bulletin. • Update displays at appropriate locations. • Inform other appropriate bodies.
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EXAMINATION
After the close of the consultation period the City Corporation will submit the Local Plan and any representations received on it to the Secretary of State for Communities & Local Government, who will appoint a planning inspector to examine the Plan. Consultation at this stage will follow the guidance issued by the Planning Inspectorate and any requirements of the inspector appointed.
ADOPTION
The inspector’s report is issued. The City Corporation considers the inspector’s recommendations and the Local Plan or alterations are adopted.
When the inspector’s report has been received, the City Corporation will:
• Make the inspector’s report available on its web site and for inspection. • Inform those who made representations on the published Local Plan and others who asked to be notified of the availability of the inspector’s report
Following adoption of the Local Plan the City Corporation will:
• Make the adopted Local Plan available on its web site and for inspection. • Send an adoption statement to all those who responded at any of the consultation stages in the preparation of the Local Plan or alterations. • Send an adoption statement to relevant specific and general consultation bodies and interested persons on the consultation database. • Keep the supporting documents available on the web site and for inspection for a minimum of six weeks following issue of the adoption statement.
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SUPPLEMENTARY PLANNING DOCUMENTS
Supplementary Planning Documents (SPDs) do not make policy but explain the policies and proposals contained in the Local Plan in more detail, where this is necessary
Consultation involves publishing a draft of the SPD for comment. Where appropriate, preliminary consultation will be carried out before the publication of the draft SPD.
When publishing the draft SPD the City Corporation will take the following steps:
• Make the draft Supplementary Planning Document and any supporting documents available for inspection during normal office hours at the Guildhall and other appropriate locations for a minimum of four weeks. • Publish the draft Supplementary Planning Document and any supporting documents on the City of London’s web site, also detailing where and when they can be inspected or obtained. • Contact those general consultation bodies and those on the consultation database who may have an interest informing them of the consultation on the draft SPD. • Consult relevant sub-groups of “The City Together”. • Seek views of Department of the Built Environment Users’ Panel, Conservation Area Advisory Committee and Access Group as appropriate. • Arrange meetings, presentations, group discussions etc, if appropriate.. • Publish an update to the Local Plan Bulletin. • Update displays at the Guildhall and other locations. • Consult other appropriate bodies.
The City Corporation will then consider the comments received before amending and adopting the SPD. When the SPD is adopted it will:
• Publish the adopted SPD and adoption statement on the City’s web site • Publish a consultation statement setting out who was consulted, summarising the issues raised by the public and explaining how these were addressed. • Send an adoption statement to all those who commented on the draft SPD (and at any preliminary consultation).
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COMMUNITY INFRASTRUCTURE LEVY
The Community Infrastructure Levy (CIL) is a statutory charge on development used to fund infrastructure provision. Its preparation involves the following stages:
• Consultation on a preliminary draft CIL charging schedule. • Publication of a draft charging schedule • Public examination • The CIL is brought into effect
The City Corporation will make the following arrangements for consultation on the CIL.
PRELIMINARY DRAFT CHARGING SCHEDULE
PURPOSE OF CONSULTATION
• To consult on the level of the CIL charge applicable in the City and take account of the public’s views before it is finalised. • To consult on the evidence base underpinning the proposed CIL charge.
CONSULTATION ARRANGEMENTS
• Publish the Preliminary Draft Charging Schedule for a minimum of six weeks. • Make documents comprising the evidence base available. • Make all documents available on the web site. • Consult adjoining boroughs and the Mayor of London and other “specific” consultation bodies considered potentially to be interested. • Consult residents and businesses who may be interested. • Consult voluntary bodies and business representative bodies who may be interested. • Consult all other “general” consultation bodies who may be interested. • Publish an update to the Local Plan Bulletin. • Arrange public meetings, focus groups, etc, as appropriate, as part of the process of consultation. • Consult “The City Together” members. • Seek the views of the Department of the Built Environment Users’ Panel.
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PUBLICATION DRAFT CHARGING SCHEDULE
PURPOSE OF CONSULTATION
• Formal consultation on the Draft Charging Schedule before it is submitted for public examination. This version incorporates any changes made as a result of consultation on the Preliminary Draft Charging Schedule.
CONSULTATION ARRANGEMENTS
• Publish the Draft Charging Schedule for a minimum of four weeks. • Make documents comprising the evidence base available. • Publish a statement of the representations procedure • Publish a statement of the fact that the Draft Charging Schedule and supporting material are available for inspection and where they can be inspected. • Publish a statement setting out which individuals and organisations were consulted on the Preliminary Draft Charging Schedule, how they were consulted, a summary of the issues they raised and how their comments have been taken into account. • Include a notice of consultation in a local newspaper. • Make all documents available on the web site. • Make the Draft Charging Schedule and supporting documents available at the Guildhall and other appropriate locations for the length of the consultation period. • Send a copy of the Draft Charging Schedule and supporting material to each of the consultation bodies. • Consult adjoining boroughs and the Mayor of London and other “specific” consultation bodies considered potentially to be interested. • Consult residents and businesses who may be interested. • Consult voluntary bodies and business representative bodies who may be interested. • Consult all other “general” consultation bodies who may be interested. • Publish an update to the Local Plan Bulletin. • Arrange public meetings, focus groups, etc, as appropriate, as part of the process of consultation. • Consult “The City Together” members. • Seek the views of the Department of the Built Environment Users’ Panel.
EXAMINATION
After the close of the consultation period the City Corporation will submit the Draft Charging Schedule, a statement of consultation, copies of any representations received and copies of the evidence base to the appointed Examiner. Any person or organisation making representations on the Draft Charging Schedule has a right to be heard by the Examiner.
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3 CONSULTATION ON PLANNING APPLICATIONS
Introduction
Development management is the process through which planning applications are considered. An important part of the process is to provide information and advice to applicants and to seek and take into account the views of the general public on all planning applications.
The statutory requirements for consultation on planning applications are set out in legislation. These requirements vary according to the type of proposal but include notification to specified bodies and general publicity. The general publicity normally requires a notice displayed near the site and/or notification to neighbours and, for major applications, an advertisement in the local press. Similar requirements apply to applications for listed building consent and conservation area consent.
Pre-application discussions / general planning advice
The City Corporation attaches considerable importance to providing applicants with advice prior to an application being submitted. Advice and discussions held prior to an application being submitted speed up the process, ease understanding of planning considerations and reduce the likelihood of planning permission being refused. The City Corporation therefore offers the following services:
Advice - Assistance and guidance is given to applicants before and after applications are submitted. Advice may be available at meetings, in writing, by telephone and by email.
Negotiations - Proposals are discussed with applicants to ensure that technical and other advice is provided and that development meets development plan policies and achieves the highest standards of design.
Enquiries office - A public counter service is provided where statutory and other information may be obtained in person between 9:15am and 4:30pm Monday to Friday.
Planning officer - A professional officer is available to give general advice without an appointment between 9:15am and 4:30pm, Monday to Friday.
Web site (www.cityoflondon.gov.uk/plans) - The City of London’s web site contains general information on town planning in the City of London, including planning policy documents, application forms, advice on what information is needed with applications and records of planning applications previously submitted.
Planning Portal – The Planning Portal is a government web site which provides information and advice on general planning matters. It also contains a link to the City of London’s planning policies. Planning applications may be submitted electronically through the Planning Portal.
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Informing people about planning applications
The City Corporation informs people of planning applications in a number of different ways. The following methods are used in all cases:
Weekly list - Weekly lists of new applications are compiled and made available on the City of London’s web site
Site notices - A public notice is displayed on or near the site of all relevant applications for planning permission, listed building consent and conservation area consent, works to trees with preservation orders and removal of trees in conservation areas.
Web site - Details of current applications and the weekly list are available on the City of London’s web site. The public may submit comments on any valid planning application via the web site: www.cityoflondon.gov.uk/plans
The following methods of consultation are additionally used in appropriate cases:
Neighbour notification - In some circumstances letters are sent to owners and occupiers of buildings in the locality. This occurs where proposals may affect residential amenity or public buildings such as churches. A database of residential properties is maintained and neighbours will be notified of relevant applications. The City Corporation will consult residents in other local authorities who are considered to be affected by development proposals.
Newspaper - Major applications are advertised in a local newspaper
Content of applications – The City Corporation will require applicants to provide appropriate illustrative material to assist the public in understanding proposals, which may include photo- montages, perspectives and models.
Site visits - Application sites are inspected by planning officers. Neighbouring premises may be visited if a neighbour asks for assistance in understanding a proposal or wishes to demonstrate a concern.
Consultation with other bodies - The City Corporation consults specific organisations in accordance with the statutory requirements but also consults others. Depending on the nature of the planning application it is sometimes necessary to undertake consultation with a range of organisations, including those within the City fringes. A large scale proposal could affect a wide area or have an impact on many people. A list of people and organisations consulted on planning applications by the City Corporation is attached in Appendix B. A letter or email is sent to consultees inviting their comments and in some cases copies of the application and documents are sent to those consulted.
Availability of applications to view - All letters and public notices state that an application has been made and include a brief description of the proposal, details of where the application can be viewed and how to contact the Department of the Built Environment. Applications are available to view at the Department of the Built Environment enquiries desk which is open between 9:15am and 4:30pm Monday to Friday, where an officer is available to assist, and at other times by appointment.
Presentations – City Corporation officers present relevant applications to meetings of the Conservation Area Advisory Committee and the City of London Access Group in order that these bodies may be briefed when making observations on applications. These two groups have been
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established to advise the City Corporation on particular aspects of both planning policy and planning applications:
• The Conservation Area Advisory Committee is consulted on applications within and affecting the City’s conservation areas. • The Access Group advises on making the City’s environment accessible to all, including people with disabilities.
Relevant planning applications are referred to these groups and officers of the City Corporation attend their meetings to present the applications and hear the groups’ views.
Consultation by Applicants . The Localism Act 2011 obliges applicants to bring proposals for major development to the attention of the majority of people who live in or occupy premises in the vicinity before submitting the planning application. The City Corporation must be satisfied that this requirement has been met before determining the application and the developer is required to demonstrate what account has been taken of the views received.
When comments on planning applications have been made
The City of London Corporation undertakes to:
Acknowledge all comments on applications in writing or by email within three working days of receipt.
Consultation on revised proposals . Comments are conveyed to applicants and where significant revisions are made, the City Corporation will notify those it considers would be affected in writing or by email as appropriate.
Public speaking at Committee – When an application is being considered by the Planning & Transportation Committee persons and organisations may speak at the Committee meeting. Everyone who has made comments on an application which is being considered by the Committee will be advised of the committee date and the arrangements for public speaking at committee meetings.
Informing people of decisions on planning applications
It is important that planning decisions are open and transparent. Decisions on planning applications are made exceptionally by the Court of Common Council and more usually by the Planning and Transportation Committee, the City Planning Officer or the Planning Services & Development Director. Criteria for determining whether the decision should be taken by Common Council, Committee or officers are set out in the Planning & Transportation Committee’s terms of reference and the delegation instrument, which are available on the City’s web site.
Where applications for planning permission accord with the policies contained within the development plan, where no more than three objections to the proposal have been received and when the proposal includes no major planning issues the decision is taken by the Department of the Built Environment’s City Planning Officer or the Planning Services and Development Director under delegated powers. Over 90% of planning applications are dealt with in this way.
Major applications and planning applications that have received three or more objections or are recommended for refusal are considered by the Planning and Transportation Committee, which
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normally meets on a three-weekly cycle. Agendas and committee reports are available from the Town Clerk six working days before the meeting, and can also be viewed on the City’s web site.
Issue of decisions - Decisions on planning applications will be issued within two working days of the decision being made.
Notification of decisions - People and organisations that make representations in respect of an application will be notified of the decision, in writing or by email, within three days of the decision being issued.
Weekly list of applications determined – This is available on the City of London’s web site.
Appeals - If an application is refused the applicant has a right to appeal against this decision or against conditions attached to a planning permission. Due to pre-application discussions less than 1% of applications are refused and consequently few appeals are lodged. Where an appeal is lodged, those people and organisations notified about the original application and other people who made observations on the original planning application will be notified about the appeal as required by the relevant government regulations.
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Page 84 Agenda Item 7
Committee(s): Date(s): Planning & Transportation 24 July 2012 Subject: Public Local Development Scheme 2012 Report of: For Decision City Planning Officer
Summary
The Local Development Scheme (LDS) sets out the timetable for preparing the documents that make up the Local Development Framework. It needs to be regularly revised to keep it up to date. An updated version of the LDS is annexed for Members’ approval. Recommendation • That Members resolve that the Local Development Scheme in Appendix 1 to this report is to have effect from 24 th July 2012.
Main Report
Background 1. The City Corporation is required to publish and keep up to date a Local Development Scheme (LDS) which sets out the documents within the Local Development Framework (LDF) and the timetable for preparing them.
2. I reported to your Committee on 15 th May 2012 on “Local Development Framework: Timetable”. That report discussed the implications of the Localism Act 2011 and the National Planning Policy Framework (NPPF) (March 2012) for the LDF and recommended that I should report back with an updated LDS. The revised LDS is attached as Appendix 1.
National Planning Reforms 3. As outlined in my previous report, the government’s recent reforms to planning legislation and guidance have changed some of the procedures and terminology relating to plan making. The term Local Development Framework is no longer used. While earlier guidance advocated preparing a separate Core Strategy and Development Management policies, the NPPF recommends preparing a single Local Plan. Members therefore agreed in principle that the adopted Core Strategy and the Development Management policies currently in preparation should be merged to form a Local Plan. Pending its adoption, the LDF terminology would continue to be used.
Content of the LDS 4. It was formerly a requirement that the LDS should include details of all the documents in the LDF, but since 2008 legislation has only required that it lists Development Plan Documents (i.e. the Core Strategy and Development Management policies). However, it was considered helpful to Members and the public to have a single list of all LDF documents, and it is recommended that this approach be continued. The LDS appended to this report therefore also lists some Supplementary Planning Documents (SPDs), the Statement of Community Involvement, the Community Infrastructure Levy and the Unitary Development Plan.
Page 85 5. It is proposed to list those SPDs that have been adopted or are in an advanced state of preparation within the LDS. Further SPDs will be produced in future but their inclusion as part of the LDS would be unduly constraining. It is therefore proposed that a separate up-to-date list of future SPDs will be maintained on the City’s web site. The current list of future SPDs is attached as Appendix 2 for information only.
Implementing the LDS 6. Former legislation required that, when preparing the LDS, the City Corporation should consult the Secretary of State and the Mayor of London, who had powers to direct changes to it. The Localism Act has removed these requirements, and your Committee is now authorised to resolve to bring the LDS into effect without further consultation.
7. The following must be made available to the public:-
(i) The up-to-date text of the LDS
(ii) A copy of any amendment made to the LDS
(iii) Up-to-date information showing the state of the authority’s compliance (or non-compliance) with the timetable for the preparation and revision of the development plan documents.
Consultations 8. The Town Clerk and Comptroller & City Solicitor have been consulted in the preparation of this report.
Background Papers: Report to Planning & Transportation Committee 15 th May 2012 and minutes: “Local Development Framework - Timetable”
Appendices 1 Local Development Scheme - July 2012 2 Proposed Supplementary Planning Documents
Contact: Derek Read | [email protected] | 020 7332 1846
Page 86
CITY OF LONDON LOCAL DEVELOPMENT SCHEME JULY 2012
Introduction
The City Corporation is the planning authority for the square mile of the City of London. It prepares planning policies that shape the development of the City of London. These policies ensure that planning is co-ordinated with the City’s other aims and strategies and provide the basis for decisions on planning applications.
The City Corporation’s planning policies are contained in a number of documents. The Local Development Scheme (LDS) outlines the content of these documents and the programme for preparing them. The LDS is reviewed regularly (usually annually) to keep it up to date. This LDS came into effect on 24 th July 2012.
Until the next review of the LDS any changes to the programme for preparing policy documents will be made available on the City Corporation’s web site: www.cityoflondon.gov.uk/ldf
National reforms
The City Corporation’s powers and duties for preparing its plans and policies are set out in national legislation and guidance. Recent national reforms have resulted in changes to the procedures for preparing plans and some of the terms used.
The City Corporation’s planning policy documents are currently known as the Local Development Framework (LDF), but this term is no longer used in the new national guidance. The City Corporation will retain the term Local Development Framework for the present, but will not include it in future documents. Future documents will instead refer to the City of London Local Plan.
Page 87 Planning policies
The following is an outline of the documents that set out the City Corporation’s planning policies:
• Local Plan. Development Plan Documents (DPDs) contain the City Corporation’s vision for planning the City of London and its main policies. A Core Strategy DPD was adopted in 2011 and a Development Management DPD is in preparation. These will be merged into a single Local Plan DPD.
• Supplementary Planning Documents (SPDs) explain the policies of the Local Plan in more detail where this is needed. Several have been adopted and more will be prepared.
• The Community Infrastructure Levy (CIL) is a statutory charge on new development. A charging schedule is being prepared and will be subject to consultation and public examination prior to adoption.
• The Statement of Community Involvement sets out measures for consulting the public on planning policies and planning applications.
• The Unitary Development Plan 2002 (UDP) was the previous plan for the City of London. Most of its policies have now lapsed, and the remainder will be replaced by the Local Plan. It is accompanied by supplementary planning guidance, which will be replaced by SPDs.
The content and preparation programme for these policy documents is described on the following pages.
Page 88 LOCAL PLAN
Development Plan Documents (DPDs) contain the main planning policies for the City. Their preparation involves several stages of consultation, including examination by an independent planning inspector. The City Corporation has been preparing two DPDs: • The Core Strategy DPD sets out the vision for planning the City of London and the key strategic policies. It was adopted on 8 th September 2011. • The Development Management DPD contains more detailed policies used for deciding applications for planning permission and related consents in the City of London. The City Corporation consulted the public on issues and policy options for the Development Management DPD during July-September 2011.
Government guidance on planning is set out in the National Planning Policy Framework (NPPF), which was issued on 27 th March 2012. The NPPF now recommends that a single Local Plan DPD should be prepared instead of a number of separate DPDs. In accordance with this guidance, it is proposed to merge the adopted Core Strategy and the proposed development management policies into a single DPD called the Local Plan.
As the Core Strategy has been recently prepared and is up to date its policies will be carried forward largely unchanged into the Local Plan. In accordance with government guidance, an appraisal of the Core Strategy’s conformity with the NPPF will be carried out. It is anticipated that this appraisal may show that limited alterations could be required, including to the policies for the riverside and housing. It is also anticipated that in accordance with NPPF, paragraph 51, there will be a need to strengthen policy to refuse the change of use from offices to housing where there are strong economic reasons why such development would be inappropriate. The alterations to the Core Strategy policies and all the development management policies will be open for consultation.
The Local Plan will be accompanied by a Policies Map that shows where its policies apply to specific locations. The Policies Map will supersede the current Proposals Map, which was adopted on 8th September 2011.
Timetable: Draft Local Plan December 2012 - January 2013 Issued for public consultation for two months. The City Corporation will subsequently consider the public’s comments and revise the Plan. Publication April - June 2013 Local Plan published for six weeks’ public consultation. It will then be sent to the Secretary of State, who will appoint a planning inspector. Public Examination September 2013 The inspector considers the Plan and any comments made by the public. Inspector’s Report November 2013 Inspector’s recommendations are considered by the City Corporation. Adoption March 2014 The Local Plan DPD is adopted.
Page 89 SUPPLEMENTARY PLANNING DOCUMENTS
The preparation of Supplementary Planning Documents (SPDs) is shorter and simpler than for DPDs. It includes the issue of a draft SPD for public consultation but no independent examination. If it is helpful, preliminary consultation is carried out before the publication of the draft SPD.
Adopted SPDs Date of adoption Golden Lane Listed Building Management Guidelines 26 June 2007
Protected Views 31 January 2012
Tree Strategy 15 May 2012
Conservation Area Character Summaries and Management Strategies: Bank 31 January 2012 Charterhouse Square 31 January 2012 Lloyd’s Avenue 31 January 2012 Crescent 31 January 2012
SPDs in preparation at July 2012 Draft consultation Date of adoption Barbican Listed Building 28 May – 9 July 2012 October 2012 Management Guidelines (Volumes I & II) Conservation Area Character Summaries and Management Strategies: Smithfield 28 May – 9 July 2012 September 2012 Bow Lane 28 May – 9 July 2012 September 2012 Queen Street 28 May – 9 July 2012 September 2012
A list of and timetable for Supplementary Planning Documents to be prepared in future will be maintained on the City’s web site: www.cityoflondon.gov.uk/ldf
Page 90 COMMUNITY INFRASTRUCTURE LEVY
Implementation of the Community Infrastructure Levy (CIL) will be through the preparation of a charging schedule. Preparation of the charging schedule involves several stages of public consultation including independent examination. The adoption of the charging schedule will be complemented by an updated Planning Obligations SPD that takes account of the CIL.
Timetable :
Preliminary Draft Charging Schedule October-November 2012 Issued for public consultation. The public’s comments will subsequently be considered and the Charging Schedule revised.
Draft Charging Schedule February- March 2013 Issued for public consultation. An examiner will then be appointed.
Public Examination June 2013 The examiner examines the Charging Schedule and any comments from the public.
Inspector’s Report July - September 2013 The City Corporation considers the examiner’s recommendations and reasons for them.
Adoption of the Charging Schedule October 2013
Implementation of the Charging Schedule January 2014
Page 91 STATEMENT OF COMMUNITY INVOLVEMENT
The current Statement of Community Involvement (SCI) was adopted in 2009. It needs to be reviewed and updated to take account of the recent national reforms to the planning process.
Timetable :
Draft SCI August – September 2012 Issued for public consultation
Adoption October 2012 The public’s comments are considered and the SCI finalised.
UNITARY DEVELOPMENT PLAN
The Unitary Development Plan (UDP) was adopted in April 2002. Some of its policies expired in September 2007, when the remaining policies were saved. Further policies lapsed on the adoption of the Core Strategy in September 2011. Its remaining 55 policies will continue in force until the adoption of the Local Plan in March 2014. These policies are listed in Appendix 3 of the Core Strategy.
The UDP is accompanied by Supplementary Planning Guidance (SPG) that explains some of its policies in more detail. The following SPG remains in force until it is superseded by Supplementary Planning Documents (SPD):
• Riverside Appraisal of the Thames Policy Area. Adopted April 2002. To be superseded by a Riverside Appraisal of the Thames Policy Area SPD.
• Planning Obligations Adopted June 2004; revised December 2007. To be superseded in 2013 by a Planning Obligations SPD that takes account of the CIL.
• Barbican Listed Building Management Guidelines (Vols I & II) Adopted May 2005. To be superseded on the adoption of the Barbican Listed Building Management Guidelines SPD in October 2012.
Page 92 Risk Assessment
The timetable for preparing policy documents set out in this LDS is based on assumptions about the availability of resources and the work involved. There are uncertainties about these factors which should be recognised as they could lead to revisions in the programme. The following are the main sources of uncertainty and mitigation measures: • Response to consultation . Public consultation may raise issues that had not been fully anticipated and give rise to the need to carry out further research or re-drafting. An emphasis on early consultation will mitigate this risk. • Availability of inspectors . The Local Plan and CIL charging schedule will be subject to examination by an independent inspector. Programming of public examinations depends on the availability of inspectors provided by the Planning Inspectorate. • Staff availability . Meeting timetables is dependent on the availability of staff, especially those in the Planning Policy Section of the City’s Department of the Built Environment. • Resources . In the short to medium term financial constraints may affect the recruitment of staff and the resources available for the preparation of policy documents and for carrying out public consultation. • Contextual policies. Preparation of each policy document will be dependent on the timing of other policy documents with which it must be in conformity. In drawing up the timetable of the LDS assumptions have been made about the publication of strategic and national policies and guidance that set the policy context for the City’s plans. If such contextual policies are changed unexpectedly or are changed later than expected, preparation of policy documents may be delayed. • Sustainability appraisal . Supplementary Planning Documents are subject to a screening assessment to determine whether they need sustainability appraisal. Most SPDs do not need sustainability appraisal, but if the screening process identifies the need for such an appraisal, the extra work involved means that the programme will be delayed.
Changes to the timetable will be incorporated in the next review of the LDS. Any changes before the next review will be publicised in the Local Plan Bulletin , which is available on the City Corporation’s web site: www.cityoflondon.gov.uk/ldf
Page 93 APPENDIX 2
Future Supplementary Planning Documents
The Local Development Scheme lists Supplementary Planning Documents (SPDs) that have been adopted or are in preparation at July 2012.
The following additional SPDs are expected to be prepared during 2012/13. The list may be revised and will be kept up to date and made available on the City Corporation’s web site: www.cityoflondon.gov.uk/ldf
SPDs to be issued in autumn 2012 Pre-draft Draft Adoption consultation Consultation Manual for Designing Sustainable June 2012 November 2012 March 2013 Streets Conservation Area Character Summaries and Management Strategies: Eastcheap - Oct – Nov 2012 January 2013 Fenchurch Street Station - Oct – Nov 2012 January 2013 St Paul’s Cathedral - Oct – Nov 2012 January 2013
Later SPDs Draft consultation Planning Obligations February 2013 Golden Lane Listed Building Spring/summer 2013 Management Guidelines Review Environmental Enhancement 2013 Zero Carbon Development 2013 Riverside Appraisal of the Thames 2013 Policy Area Conservation Area Character Summaries and Management Strategies: Bishopsgate Winter 2012/13 Leadenhall Market Winter 2012/13 Trinity Square Spring 2013 Foster Lane Spring 2013 (SPDs will be prepared for all remaining conservation areas in future years)
Page 94 Agenda Item 8a
Committee(s): Date(s): Planning and Transportation Committee 24 July 2012
Subject: Public Bank, Fenchurch & Monument, Liverpool Street and West Smithfield draft Area Enhancement Strategies – Pre-consultation report Report of: For Decision The Director of the Built Environment
Summary
This report sets out details of the planned public consultation exercises to aid the development of Area Enhancement Strategies for the Bank, Fenchurch & Monument, Liverpool Street and West Smithfield areas of the City. These strategies primarily analyse the public realm and transportation networks within the specific areas, identify current issues/pressures and set out frameworks for addressing these issues within the context of existing policies and guidance. Copies of each of the draft strategies are available in the Member’s Reading Room.
The City has already adopted several Area Enhancement Strategies as mechanisms for delivering public realm improvements in areas of the City including Cheapside, Eastern City Cluster, St Paul’s and Riverside Walk. The plan at Appendix A shows the individual areas and the stage of development that each of the strategies has reached. An important element in developing these area enhancement strategies has been extensive public consultation. The draft Bank, Fenchurch & Monument, Liverpool Street and West Smithfield Area Enhancement Strategies provide detailed proposals that are linked to, and informed by the Core Strategy. The objectives of the draft Area Enhancement Strategies will develop further the proposals contained within the London Plan, the Local Implementation Plan and Corporate Plan and the Department of the Built Environment Departmental Business Plan.
As part of the initial development of the draft Area Enhancement Strategies key external and internal stakeholders have been consulted, including officers, Ward Members, Chairman/Deputy of the Planning & Transportation Committee and Streets & Walkways Sub-Committee. The feedback gained from these initial consultations has been invaluable in establishing the issues affecting the respective areas and the priorities.
Members are asked to agree that the draft Bank, Fenchurch & Monument, Liverpool Street and West Smithfield Area Enhancement Strategies be made available for public consultation over summer/autumn 2012. Subject to the outcome of this process, the area enhancement strategies would be presented for adoption in early 2013.
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Recommendations • Members agree that public consultation on the following Area Enhancement Strategies takes place over summer/autumn 2012: • Bank • Fenchurch & Monument • Liverpool Street • West Smithfield • Authority be delegated to the Town Clerk to finalise the details of the relevant consultation material in liaison with the Chairman/Deputy Chairman of the Streets and Walkways Sub-Committee
Main Report
Background 1. This report outlines the proposed public consultation on the draft Bank, Fenchurch & Monument, Liverpool Street and West Smithfield Area Enhancement Strategies. Area Enhancement Strategies have previously been prepared for parts of the City to deliver significant improvements to the public realm, including in Cheapside, Barbican and the Riverside Walkway. The coverage of the City by Area Enhancement Strategies is shown on the plan attached at Appendix A. 2. The strategies deal almost exclusively with the enhancement of public realm under the City’s stewardship, either as Highway Authority or Open Spaces.
3. The drafts of the full Area Enhancement Strategies for the Bank, Fenchurch & Monument, Liverpool Street and West Smithfield areas are available in the Members reading room. The background, justification and policy context sections for each of the strategies are set out in overview in the following Annexes to this report: • Appendix B: Bank • Appendix C: Fenchurch & Monument • Appendix D: Liverpool Street • Appendix E: West Smithfield 4. The City Corporation’s Core Strategy Development Plan Document was adopted on 8 September 2011 and is the most important document contained within the Local Development Framework. The draft Area Enhancement Strategies set out the policy objectives and key principles for the implementation of Core Strategy policy, of particular relevance to the draft Area Enhancement Strategies are Policies: CS3 – Security and Safety CS4 – Planning Contributions CS5 – North of the City CS6 – Cheapside & St Paul’s CS7 – Eastern Cluster CS8 – Aldgate CS10 – Design
Page 96 CS12 – Historic Environment CS13 – Protected Views CS14 – Tall Buildings CS15 – Sustainable Development and Climate Change CS16 – Public Transport Streets and Walkways CS18 – Flood Risk CS19 – Open Spaces and Recreation CS20 – Retailing CS21 – Housing CS22 – Social Infrastructure and Opportunities 5. “Key City Places” are identified in the Core Strategy as key areas of significant change and challenge within the City. The objectives and key principles of the Area Enhancement Strategies are aimed to reflect this and the Area Enhancement Strategies are pertinent to the following “Key City Places”: • Bank - Cheapside & St Paul’s • Fenchurch & Monument - Eastern Cluster • Liverpool Street - North of the City • West Smithfield - North of the City
Equality Impact Appraisal 6. Equality Impact Assessments have been carried out for each of the draft Area Enhancement Strategies and they are all considered to have positive impacts upon the users of the City’s streets and spaces. Of particular note disabled people, older people, children and young people are the equality target groups expected to benefit the most from the proposals identified within the strategies. 7. The positive impacts are anticipated through improved accessibility and inclusivity of streets and spaces, improved road safety and pedestrian movement. The strategies are expected to have a positive or neutral impact on all modes of transport. They will improve lighting levels and introduce play spaces and resting spaces which are comfortable and attractive which provide accessible seating.
Current Position 8. The draft Bank, Fenchurch & Monument, Liverpool Street and West Smithfield Area Enhancement Strategies are available in the Members Reading Room. 9. Through the Core Strategy and the UDP, the City Corporation plans for future growth in order to ensure that the City can continue to function successfully, provide a sustainable environment for residents, workers and visitors and maintain the City’s status as the world’s leading international financial and business centre. The Area Enhancement Strategies will provide an important framework for the future development and improvement of the public realm and transportation network of the City based on clear evidence of need and requirements for sustainable growth.
10. The challenge facing the City is to coordinate the delivery of sustainable long-term economic growth whilst at the same time providing for population growth and protecting and improving the environment and quality of life. The Core Strategy plans for growth in employment of 96,000 between 2006 and 2026 and resident population growth of 3,200 over the same period.
Page 97 11. In addition to addressing the requirements imposed by future growth projections, it is also vital to establish what the current problems and priorities are within the various areas of the City. Therefore, the public consultations are being proposed at the early stages of the Area Enhancement Strategies development to ensure a responsive strategy approach and enable proposals to be focused and prioritised. The consultation will be targeted at different stakeholder groups including pedestrians, cyclists, motorists, public transport operators, key local occupiers, residents and developers to ensure that a full picture is achieved and will be undertaken in accordance with the requirements of the City’s Statement of Community Involvement.
12. It is proposed that the draft Area Enhancement Strategies will be the subject of formal consultation exercises for an eight-ten week period during summer/autumn 2012. Following the end of the consultation period, the Area Enhancement Strategies will be amended as appropriate and brought back before this Committee for formal adoption, which is anticipated for early 2013.
Consultation Approach 13. The Bank, Fenchurch & Monument, Liverpool Street and West Smithfield Area Enhancement Strategies will be based on clear evidence of need and requirements for future sustainable growth. Therefore, it is vital to establish early on what the current problems and priorities are within the strategy areas. 14. As part of the initial development of all four draft area enhancement strategies there have been discussions and workshops held with key internal stakeholders, whilst the respective Ward Members and Chairman/Deputy of the Planning & Transportation Committee and Streets & Walkways Sub-Committee have also been briefed. The feedback gained from these sessions has been invaluable in establishing the direction of the strategies and the priorities within the areas. 15. Key external stakeholders have also been consulted on the draft Bank and Liverpool Street Area Enhancement Strategies to establish the particular issues and needs affecting those areas. Indeed in developing the Bank area strategy officers have conducted an extensive public consultation exercise to gain people’s comments on the existing Bank area and what improvements they’d like to see included as part of the Area Enhancement Strategy. 16. The principles underpinning the Area Enhancement Strategies have been established through the Core Strategy, but it is important to seek views on how these proposals will be implemented in detail. In going out to wider public consultation the intention is to take a responsive approach to the development of the Strategies, utilising the public consultation input and workshops/meetings to draw together a fuller picture of the existing problems and local vision for the area. This will enable detailed implementation proposals arising from the strategy to be focused on solving existing and often long standing problems, whilst planning for the future in a prioritised manner.
17. The consultation will be carefully targeted to minimise cost and ensure that the views of relevant stakeholders are gathered, including pedestrians, cyclists, motorists, public transport operators, City of London Members, residents, local occupiers and developers.
18. Although consultation on the draft Area Enhancement Strategies will be undertaken in accordance with the requirements in the City Corporation’s Statement of Community Involvement, the nature of the detailed projects for public realm improvements means
Page 98 that a wider consultation exercise is more appropriate. Views will therefore be sought using a variety of methods that will be adjusted to suit the target group, including online media such as a webpage, e-shots, blogs and more traditional approaches such as stakeholder meetings/workshops and adverts circulated in the local area. This should enable a thorough understanding of the issues to be established and will directly feed into the development of the area strategy proposals. An information report is being drafted for the consideration of Planning and Transportation Committee in September that will set out in greater detail the variety of methodologies being used for consultation and survey purposes. This will set out how the views of difficult to reach groups, such as drivers and cyclists are being sought, and how the feedback will be managed and organised into useful statistical and issue based packages.
19. If Members are minded to approve this report, it is recommended that authority be delegated to the Town Clerk to finalise the details of the relevant consultation material in liaison with the Chairman/Deputy Chairman of the Streets and Walkways Sub- Committee.
Implications 20. There are no specific risk, legal, property or HR implications arising from the proposed Area Enhancement Strategy consultation process.
Conclusion 21. In order to aid the development of the strategies and ensure that the proposals meet the needs of the City community, formal public consultation exercises are to be undertaken this summer/autumn before being reported back to Committees with the final area enhancement strategies for adoption early in 2013.
22. Members are asked to agree the draft Bank, Fenchurch & Monument, Liverpool Street and West Smithfield Area Enhancement Strategies for formal consultation over summer/autumn 2012.
Appendices Appendix A: CoL Area Enhancement Strategies Map Appendix B: Bank Area Enhancement Strategy Overview Appendix C: Fenchurch & Monument Area Enhancement Strategy Overview Appendix D: Liverpool Street Area Enhancement Strategy Overview Appendix E: West Smithfield Area Enhancement Strategy Overview
Background Reports None
Author Victor Callister Assistant Director (Environmental Enhancement) 020 7332 3468 [email protected]
Page 99 Appendix A: CoL Area Enhancement Strategies Map
Page 100 Appendix B: Bank Area Enhancement Strategy Overview
Background
23. A Capital Bid report was approved by Planning and Transportation, Joint Estimates Working Party and Resource Allocation Sub Committee and Policy and Resources committees in October 2009 to produce a Bank Area Strategy.
24. Section 106 funds from neighbouring redevelopments were identified to meet the costs of producing the strategy and their use was approved by Planning and Transportation and Finance committees in June 2011 and the Court of Common Council in July 2011.
25. Planning and Transportation Committee approved a pre-consultation report in June 2011 which set out the method and aims of the Bank area consultation. A different approach to previous area strategies was taken for Bank, in that the public consultation was carried out at the beginning of the project. The intention was to take a responsive approach to the development of the Strategy, utilising public consultation and workshops in order to draw together a full picture of the existing problems in the area and then develop proposals to address them. This approach was well-received by stakeholders.
26. The consultation took place in the autumn of 2011 for six weeks and was targeted to ensure that the views of all users and occupiers were gathered. 880 responses were received which is a very good response. The results of the consultation were reported to this Committee in January 2012 and provide a clear indication of people’s priorities for the area which are:
• reducing traffic congestion and conflict between modes of transport, and improving road safety • improving the function and safety of Bank junction; • improving the pedestrian environment; • improving the provision for cyclists; and • adding more trees and green spaces.
Page 101 The Bank Area
Figure 1: Bank Area Strategy Boundary
27. The information gathered through the initial public consultation and detail from the City’s Core Strategy, along with analysis from officers and consultants, has resulted in a number of characteristics, problems, and pressures for change being identified for the Bank area, which are summarised as follows:
• Bank junction has one of the poorest road safety records in the City, particularly in relation to injuries to pedestrians and cyclists and the junction does not work well for any mode of transport. It also has 9 bus routes running through it at present;
• Bank is one of the most densely developed areas of the City and the streets are busy and crowded, particularly at peak times.
• There are major plans by London Underground to upgrade Bank station, which is one of the busiest on the network, and this will provide extra capacity on the Northern line platforms and new exits/entrances to accommodate increasing numbers of passengers which are already putting significant pressure on the station. These increasing numbers of passengers will also need to be accommodated on the streets in the area with particular pressure for pedestrian space close to the station exits/entrances at Bank Junction, Lombard Street, Walbrook and King William Street;
• There are a number of redevelopments in the Bank area and in the nearby Eastern City Cluster that are either under construction or planned and these will see increasing numbers of people using and moving through the area in the next few years. Crossrail will also impact on this area with a resulting increase in the numbers of people using the streets and spaces. The City is expected to see
Page 102 continued growth in the medium to longer term with the working population anticipated to increase by 96,000 people to 428,000 between 2006 and 2026.
• The evening and night-time economy in this area is becoming increasingly active with more bars and clubs attracting patrons, including weekend use. This is causing growing concern in the area among residents and business occupiers, particularly in relation to cleansing and anti-social behaviour (as identified through the public consultation);
• There is a notable concentration of important listed buildings in the area. It is at the centre of the Bank Conservation Area with many footways paved in York stone. Preserving or enhancing the special character and appearance of the area in accordance with the provisions of the Bank Conservation Area Character Summary and Management Strategy Supplementary Planning Document, and its heritage assets will be an important consideration when planning any works.
• Due to its medieval street pattern, many of the lanes in the area have narrow footways that are not accessible for wheelchair users;
• The Bank area is recognised as an important location for small and medium sized businesses to locate to due to the nature of the buildings and the floor space available. This characteristic was identified through the public consultation and workshops with local occupiers;
• There is a shortage of public spaces in the area and very few seating opportunities;
• Bank is one of the most polluted parts of the City, with the junction suffering from particularly high levels of nitrogen dioxide (NO2)
28. Given the nature of the problems that have been identified through the consultation and area analysis and the expected growth in the area, it is evident that proposals will need to be radical and far-reaching if they are to bring about meaningful benefits.
Bank Area Enhancement Strategy Objectives
29. The City needs to plan for future growth in order to ensure that the area functions well, provides a suitable environment, is able to meet future demands and maintains the City’s status as the world’s leading international financial/business centre.
30. Taking into account the responses from the 2011 public consultation, the priorities and objectives for the strategy can be summarised as follows:
• To reduce conflict and improve road safety for all modes of transport;
• To improve the function of Bank junction for all modes of transport;
• To accommodate future growth, ensuring that the area functions well and provides a suitable environment that contributes towards maintaining the City’s status as the world’s leading international financial and business centre;
Page 103 • To improve the pedestrian environment by: creating more space for pedestrians, enhancing walking routes throughout the area and ensuring that streets and spaces are inclusive and accessible to all 31. A copy of the draft strategy is available in the Members Reading Room.
32. Priority areas for change have been identified in the draft strategy, summarised as follows:
• Bank Junction
Bank junction has a very poor road safety record and is a confusing junction to navigate across for all modes of transport, including pedestrians. The strategy proposes a radical approach to dealing with the junction’s current deficiencies whilst at the same time making it able to accommodate future growth. The intended outcome is to provide a safer and simpler junction without having a negative impact on traffic congestion in the Bank area. There are several ways that this could be achieved including restricting traffic on certain arms, providing more of a ‘shared surface’ approach or a combination of measures. Further detailed traffic studies will be required in order to fully evaluate the options and these studies will need to assess the wider City context and also bus routes as there is potential to re-route buses to provide greater efficiency.
The analysis of the area has also found that a significant number of pedestrians avoid Bank junction and instead use surrounding routes to get to their destinations. Therefore, enhancement of these alternative routes is also a priority and is explored in more detail below.
• East-West Streets
These streets include Threadneedle Street, Old Broad Street, Cornhill and Lombard Street. These routes are heavily used by pedestrians particularly in peak hours. They are also subject to a lot of conflict between modes of transport as people jostle for space and pedestrians cross informally particularly when crossing between the north- south lanes. The Strategy proposes several key outcomes for these streets including; creating more space for pedestrians, reducing conflict between modes of transport, improving cycling facilities and safety and better accessibility. There are a number of options for achieving these outcomes which will be explored at evaluation stage. These could include: widened footways; raised pedestrian tables; easing movement at informal crossing points; reviewing bus routes; and considering managed access for vehicles in peak times.
• North-South Lanes
The analysis of the area has shown that these numerous north-south lanes provide essential walking routes through the area. There is also a notable pattern of pedestrians in peak hours avoiding Bank junction and using these routes as a more pleasant and safer means to get to their destinations. St Swithin’s Lane in particular is a very popular route to and from Cannon Street Station and the recent improvements to this street, where the carriageway was raised to footway level, have made it a more accessible and comfortable route. There is considerable potential in the Bank area to carry out enhancements to the other north-south routes. The route at Nicholas Lane, Birchin Lane and Finch Lane could be made more pleasant and accessible in a similar manner to St Swithins Lane which would create a vital pedestrian and cycling route Page 104 from Cannon Street to Old Broad Street, avoiding more congested routes and releasing pressure on other streets. Measures to consider include: raised carriageways to create a single accessible surface; managed access to encourage servicing during off-peak hours; and enhanced lighting and planting to create a more pleasant environment.
• Courtyards and Alleys
A key characteristic of the Bank Area are the numerous alleys and courtyards that are often hidden away from the bustle of the main streets. These are valuable spaces for walking and resting as well as home to numerous retail units, restaurants and pubs. There are several small scale enhancements that could provide the up-lift that many of these spaces need. This could be as simple as enhanced lighting or a more intensive cleansing regime to make the spaces appear well cared for and safe, particularly in view of the growing night-time economy. There is potential to enliven many of the forgotten spaces by encouraging retail uses or enhanced treatment of blank frontages or covered entrances, as well as providing more seating where appropriate. Lessons can be learnt from the more successful spaces such as St Peter’s Alley and St Michael’s Cornhill garden.
• Public Spaces
There is a noticeable shortage of public spaces and seating opportunities in the Bank area. Where space is available, such as at Royal Exchange, it is often over-subscribed and in the summer months, people sit on the pavements or between the pillars of the Bank of England. The strategy proposes enhancing the existing spaces by rationalising street furniture, upgrading existing seating areas and providing more seats, including movable seasonal day-time seats that could be managed by near-by retail units. The high status and historic significance of many of these spaces mean that they require a high quality yet simple design approach with the use of robust materials that can withstand intensive use. There is some potential on Walbrook to create a new public space at its southern end where the street is closed to vehicles. Here, the closure could be extended further north and a public space created that would complement the proposed new space on the adjacent land at the Bloomberg development. This new space would also be designed to take account of the new tube entry/exit in this location.
• Trees and greenery
Trees and greenery have many benefits. They can help to soften the street environment, enhance biodiversity, provide shade and reduce pollution and dust. This is particularly beneficial for the City where climate change adaptation, the introduction of sustainable drainage, reducing the urban heat island effect and improving air quality are of great importance. Opportunities for tree planting and the creation of new green spaces are quite limited in the Bank area due to space constraints and setting considerations, including the need to respect the character and appearance of the bank Conservation Area. However, the strategy proposes several locations where trees could be planted, in particular single trees of townscape significance that could grow to a significant size. These locations include Threadneedle Street close to the Royal Exchange where there are already several trees; Walbrook, where a few trees may be possible, and a few other spaces. Greening opportunities could also include planters in courtyards and encouraging window boxes.
Page 105 Funding Strategy
33. Member’s approved the use of £140,000 of S106 funds from the Bucklersbury House (£50k) and 22-24 Bishopsgate S106 agreements (£90k) to progress the development of this strategy. A summary of the £140k evaluation budget and expenditure to date is shown in Table 1 below. All remaining work to complete the proposed consultation and finalisation of the Strategy will be contained within the £46,204 budget available.
Table 1: Bank Area Strategy Evaluation Budget Expenditure & Approved Commitments Remaining Evaluation - 16800019 Budget to date (£) (£) (£) Fees 72,000 60,322 11,678 Staff Costs (Planning) 65,000 37,841 27,159 Staff Costs (Highways) 3,000 0 3,000 Evaluation TOTAL 140,000 98,163 41,837
34. A draft delivery plan for the proposals that flow from the strategy is included in the strategy document. The proposals are divided into priority areas: High, Medium and Low. These priorities and costs will be further refined following the public consultation.
35. The Bank area strategy has been submitted to TfL as a high priority project for future funding, however, at the present time, no provision exists within the City’s financial forecasts for the works programmes envisaged as a result of this Strategy. Funding for the proposals arising from the strategy could be provided partly through Section 106, Section 278 and Community Infrastructure Levy contributions from developments in the area as well as Transport for London as a major scheme. Any future allocation of resources will be subject to further approval of the prioritisation of the various proposals, value for money considerations and the identification and availability of funding sources.
Corporate & Strategic Implications
36. An Equality Impact Assessment has been carried out for the draft Bank Area Enhancement Strategy and it is considered to have positive impacts upon the users of the City’s streets and spaces. Of particular note disabled people, older people, children and young people area the equality target groups expected to benefit the most from the proposals identified within the strategies.
37. The positive impacts are anticipated through improved accessibility and inclusivity of streets and spaces, improved road safety and pedestrian movement whilst having a positive or neutral impact on all modes of transport, improved lighting levels, introduction of play spaces and resting spaces which are comfortable and attractive and introduction of accessible seating.
Page 106 Policy Context
38. The Bank Area Enhancement Strategy document has many strategic implications and will meet strategic aims contained within the London Plan, the City’s Corporate Plan, Local Development Framework Core Strategy, Local Implementation Plan, Community Strategy, Open Space Strategy, Climate Change Mitigation Strategy and the Department of the Built Environment Business Plan.
39. Of particular reference are the following:
The London Plan Objective 1: To accommodate London’s growth within its boundaries without encroaching on open spaces Objective 2: To make London a better city for people to live in Objective 3: To make London a more prosperous city with strong and diverse economic growth Objective 5: To improve London’s accessibility Objective 6: To make London a more attractive, well-designed and green city
CoL Corporate Plan ‘To support and promote the City as the world leader in international finance and business services’
‘To provide modern, efficient and high quality local services and policing within the square mile for workers, residents and visitors whilst delivering sustainable outcomes’
In relation to sustainability, the Corporate Plan states that: “ .we will continue to implement and encourage sustainable practices both internally and throughout the Square Mile, providing our communities with a sustainable place to live and do business.”
CoL Core Strategy Policy CS3 – Security and Safety - To ensure that the City is secure from crime, disorder and terrorism, has safe systems of transport and is designed and managed to satisfactorily accommodate large numbers of people, thereby increasing public and corporate confidence in the City’s role as the world’s leading international financial and business centre Policy CS4 – Planning Contributions - To manage the impact of development, seeking appropriate contributions, having regard to the impact of the contributions on the viability of development CS 6 Cheapside and St Paul’s - To develop the Cheapside and St Pauls area as the City’s ‘high street’ and key visitor destination, increasing the amount of high quality retailing, promoting the City’s unique cultural and leisure activities and heritage and improving the pedestrian environment. Bank junction is identified as having scope for improved movement on Figure 6 of this policy.
Policy CS7 – Eastern Cluster - To ensure that the Eastern Cluster can accommodate a significant growth in office floorspace and employment, while
Page 107 balancing the accommodation of tall buildings, transport, public realm and security and spread the benefits to the surrounding areas of the City
Policy CS10 – Design - To promote a high standard and sustainable design of buildings, streets and spaces, having regard to their surroundings and the character of the City and creating an inclusive and attractive environment
Policy CS12 – Historic Environment - To conserve or enhance the significance of the City’s heritage assets and their settings, and provide an attractive environment for the City’s communities and visitors
Policy CS13 – Protected Views - To protect and enhance significant City and London views of important buildings, townscape and skylines, making a substantial contribution to protecting the overall heritage of the City’s landmarks
Policy CS15 – Sustainable Development and Climate Change - To enable City businesses and residents to make sustainable choices in their daily activities creating a more sustainable City, adapted to the changing climate
Policy CS16 - Public Transport Streets and Walkways - To build on the City’s strategic central London position and good transport infrastructure to further improve the sustainability and efficiency of travel in, to, from and through the City, by improving conditions for safe and convenient walking and cycling, incorporating adaptation to the City’s anticipated future climate
Policy CS19 – Open Spaces and Recreation - To encourage healthy lifestyles for all the City’s communities through improved access to open space and facilities, increasing the amount and quality of open spaces and green infrastructure, while enhancing biodiversity
Policy CS20 – Retailing - To improve the quantity and quality of retailing and the retail environment, promoting the development of the five Principal Shopping Centres and the linkages between them
Local Implementation Plan 2011.1: To reduce the pollution of air, water and soils and excessive noise and vibration caused by transport in the City
2011.2: To reduce the contribution of transport in the City to climate change and improve the resilience of the City’s transport to its effects.
2011.3: To reduce road traffic dangers and casualties in the City, particularly fatal and serious casualties and casualties among vulnerable road users.
2011.4: To reduce the adverse effects of transport in the City on health, particularly health impacts related to poor air quality and excessive noise and the contribution that travel choices can make to sedentary lifestyles
2011.5: To increase permeability, connectivity and accessibility in the City
2011.6: To smooth traffic flow and reduce journey-time variability and traffic congestion in the City Page 108
2011.8: To plan for a City with an operational Crossrail, a significantly increased total public transport capacity and significantly increased numbers of pedestrians and cyclists
Community Strategy Protects, promotes & enhances our environment: • To protect and enhance the built environment of the City and its public realm. • To conserve and enhance biodiversity. • To encourage sustainable forms of transport.
Is competitive and promotes opportunity: • To facilitate the opportunity for exemplary, innovative inclusive and sustainable design which respects and enhances the distinctive character of the City.
Is vibrant and culturally rich: • To facilitate the opportunity for exemplary, innovative and sustainable design and implementation of the built environment which respects and enhances the distinctive character of the City whilst maintaining and improving accessibility. Is safer and stronger • To continue to ensure the City is a safe place in which to do business, work, visit, and live. • To continue to monitor noise, land and water pollution and improve air quality where this is possible.
Department of the Built Environment Business Plan (2012-15): • To provide an integrated service to City developers and occupiers from pre- construction to demolition • To manage all activities and services that relate to the City’s streets, especially utility works • To renew the City’s streets and streetscene to suit changing demand • To improve road safety outcomes
Page 109 Appendix C: Fenchurch & Monument Area Enhancement Strategy Overview
Background
40. The re-development of 20 Fenchurch Street was originally granted planning permission (06/00158/FULEIA) by the Secretary of State in July 2007 comprising a 39 storey main building and the permission was subject to Section 106 and 278 obligations.
41. A Capital Bid report was approved by the Streets & Walkways and Finance Committee’s in May 2008 defining how and where the Local Environmental Improvement Works Payment (Section 106) and Section 278 contributions from the 20 Fenchurch Street development would be spent. This report approved the evaluation of environmental enhancement projects within the Fenchurch Street area upon receipt of funding from the developer.
42. The evaluation of potential enhancement projects within this area has taken the form of the Fenchurch & Monument Area Enhancement Strategy and additional funding for the preparation of the Strategy was approved by Committees in 2010, following a revised planning permission being granted for the 20 Fenchurch Street development in 2009 which triggered an updated S106 agreement.
43. The eastern part of the City has the highest density of business activity and contains a cluster of existing tall buildings with several new tall buildings proposed. The resulting significant increase in numbers of people either working in or commuting to this area will put even more pressure on stressed public transport, streets, open spaces and services.
44. The streets and lanes in the Fenchurch & Monument area serve as key vehicle and pedestrian routes within the City and already carry large volumes of vehicular and pedestrian traffic. The main east/west carriageways are relatively wide whilst the footways on these busy streets are narrow and restricted in places, quite often crowded with pedestrians forced onto the carriageway, particularly at peak times. This area is expected to become even busier in the next few years as redevelopments in the locality and the Eastern City Cluster progress.
45. The City must take action if the Fenchurch & Monument area is to function successfully and meet future demand.
Strategy Area Background
46. Fenchurch Street is located in the south east area of the City of London and, along with nearby Eastcheap, Lower Thames Street and Leadenhall Street, serves as a key vehicle and pedestrian route within the City (see Figure 2).
Page 110
Figure 2: Fenchurch & Monument Area Enhancement Strategy boundary
47. The main east/west carriageways are relatively wide and carry large volumes of traffic, are functional in appearance and have received limited, if any, visual enhancement. The footpaths on these busy streets are narrow and restricted in places and experience high levels of pedestrian traffic. Lower Thames Street forms the southern boundary of the Strategy area and is a major TfL route and is therefore considered to provide limited scope for enhancement.
48. The north-south streets and lanes in the Fenchurch Street and Eastcheap area are narrower and quite often crowded, with pedestrians forced onto the carriageway, particularly at peak times. This is especially of concern for users with mobility restrictions.
49. Part of the Strategy area falls within the City’s ‘Eastern Cluster’ where a number of new tall buildings are to be located and this area is scheduled to accommodate the majority of growth in office space in the City over the coming years. The City’s working population is expected to rise by 96,000 to 428,000 between 2006 and 2026.
50. At the centre of the Strategy area is 20 Fenchurch Street, a major building currently under construction and commonly referred to as the ‘Walkie Talkie’ building. This will be an iconic tower and is anticipated to attract an additional 2,300 daily visitors to the area, including those visiting the public roof gardens, over 95% of whom will travel to the building via public transport, bicycle and on foot. Commuters will use nearby London Underground, DLR and overground railway stations meaning increased pressures on the already busy local area.
51. The Eastcheap and Leadenhall Market Conservation Areas are located within the Strategy area and contain many listed and historic buildings and spaces, providing a contrast to the scale and appearance of the modern tall buildings. There are a number of attractive churchyards in the area although the amount of public space is
Page 111 limited, and there is an overall lack of seating and resting areas with no play facilities located in the general vicinity.
52. As part of the initial development of the draft Fenchurch & Monument Area Enhancement Strategy there has been consultation conducted with key internal stakeholders/officers, Ward Members and the Chairman/Deputy of the Planning & Transportation Committee and Streets & Walkways Sub-Committee. The feedback gained from these initial consultations has been invaluable in establishing the particular issues and needs affecting the respective areas and the priorities within the areas.
Identified Problems/Issues
53. There are many observed problems and pressures for change in the Fenchurch & Monument area, this is substantiated within the City’s Core Strategy where the Eastern Cluster is identified as one of the Key City Places which faces particular challenges over the next 20 years in relation to managing business development and needs, particularly relating to tall buildings, whilst ensuring a safe and attractive environment for the City community. Identified problems and pressures include the following: • This is one of the most densely developed areas of the City and the streets are busy and crowded, particularly at peak times • Footways are relatively narrow and restricted in places, with significant numbers of pedestrians having to walk in the carriageway, sharing it with vehicles, particularly in peak times, creating a safety issue now which will increase over time • There has been no significant functional change to the carriageway in the area since the introduction of the Traffic and Environmental Zone in the early 1990’s however there have been significant changes in usage and user patterns, particularly with increased cycling levels • In many instances, the streets have narrow mastic asphalt footways with high kerbs and there is a lack of accessible dropped kerbs or raised tables throughout the area • Fenchurch Street has known road safety issues, particularly in relation to pedestrians crossing the street • There are a number of developments in the Fenchurch Street area and in the nearby Eastern Cluster that are either under construction or planned and these will see vastly increased numbers of people using and moving through the area in the next few years • There is a combination of historic and listed buildings and spaces within the Conservation Areas set against new, modern buildings • There is very limited amounts of open space within the strategy area • The poor quality pedestrian environment detailed above could lead to a poor quality City business environment, resulting in inefficient functioning of the business City and a lack of improvement could lead to adverse implications for road safety
Page 112 Draft Strategy Objectives
54. The proposed Fenchurch & Monument Area Enhancement Strategy will provide a clear framework for the future development of the public realm in the area in order to overcome current problems and ensure that the area is able to accommodate future growth. Draft objectives for the Strategy are as follows, however please note these will be refined following the public consultation:
• To create simple, attractive, safe and welcoming spaces for the benefit of the City community that respond to the needs of the City community • To contribute to the smoothing and rationalisation of traffic flows throughout the strategy area, particularly easing movement across junctions and busy streets whilst improving road safety and the function of the street environment for all users mitigating conflict between the different modes of transport • To accommodate future growth, ensuring that the area functions well and provides a suitable environment that contributes towards maintaining the City’s status as the world’s leading international financial and business centre • To improve accessibility of streets and crossings thus creating an inclusive street environment for users of varying mobility levels and enhancing walking routes throughout the strategy area • To preserve or enhance the special character of the area and its heritage assets, in particular p rotecting and enhancing the local views of and from the Monument • To identify opportunities for street trees and planting to promote biodiversity, improve local air quality, mitigate the urban heat island effect and provide climate change mitigation • To identify opportunities for Sustainable Drainage Systems to promote re-use of rainwater and mitigate runoff impacts on the combined sewer system • To prioritise opportunities for improvement within the strategy area • To integrate successfully with the neighbouring Bank, Eastern City Cluster and Aldgate & Tower Area Enhancement Strategies
Financial Implications
55. Member’s approved the use of £78,546 of S106 funds from the 20 Fenchurch Street S106 agreement to progress the development of this area strategy. The project was originally referred to as the Lime Street Area Strategy (16100123) but the name has been changed to better reflect the strategy area.
56. A summary of the £78,546 evaluation budget and expenditure to date is shown in Table 2 below. All remaining work to complete the proposed consultation and finalisation of the Strategy will be contained within the £43,550.12 budget available.
Page 113 Table 2: Fenchurch & Monument Area Strategy Evaluation Budget Expenditure & Approved Commitments Remaining Evaluation - 16100123 Bu dget to date (£) (£) (£) Fees 28,130.97 1,400 26,730.97 Staff Costs (Planning) 48,597.74 31,963.23 16,634.51 Staff Costs (Highways) 1,217.29 337.55 879.74 Staff Costs (OS) 600.00 181.13 418.87 Evaluation TOTAL 78,546.00 33,881.91 44,664.09
57. It is estimated that the cost of the consultation will be approximately £12,000 inclusive of fees, staff costs and consultation materials as set out in Table 3.
Table 3: Breakdown of Consultation Costs Task Public Consultation (£’s)
Fees and printing 5,000
Staff costs 7,000
Total £12,000
58. A draft delivery plan for the improvement proposals that flow from the strategy is included in the strategy document. The proposals are divided into priority areas: High, Medium and Low. These priorities and costs will be further refined following the public consultation
59. It is anticipated that funding for approved improvement proposals arising from the strategy could be provided in part by Section 106, Section 278 and Community Infrastructure Levy contributions from future developments within the area and from external bodies such as Transport for London.
60. At the present time no provision exists within the City’s financial forecasts for the works programmes envisaged as a result of this area strategy. Any future allocation of resources will, therefore, be subject to further approval based on the prioritisation of the various proposals, value for money considerations and the identification and availability of funding sources.
Corporate & Strategic Implications
61. An Equality Impact Assessment has been carried out for the draft Area Enhancement Strategy and it is considered to have positive impacts upon the users of the City’s streets and spaces. Of particular note disabled people, older people, children and young people area the equality target groups expected to benefit the most from the proposals identified within the strategies.
Page 114 62. The positive impacts are anticipated through improved accessibility and inclusivity of streets and spaces, improved road safety and pedestrian movement whilst having a positive or neutral impact on all modes of transport, improved lighting levels, introduction of play spaces and resting spaces which are comfortable and attractive and introduction of accessible seating.
Policy Context
63. The Fenchurch & Monument Area Enhancement Strategy document has many strategic implications and will meet strategic aims contained within the London Plan, the City’s Corporate Plan, Local Development Framework Core Strategy, Local Implementation Plan, Community Strategy, Open Space Strategy, Climate Change Mitigation Strategy and the Department of the Built Environment Business Plan.
64. Of particular reference are the following:
The London Plan Objective 1: To accommodate London’s growth within its boundaries without encroaching on open spaces Objective 2: To make London a better city for people to live in Objective 3: To make London a more prosperous city with strong and diverse economic growth Objective 5: To improve London’s accessibility Objective 6: To make London a more attractive, well-designed and green city
CoL Corporate Plan ‘To support and promote the City as the world leader in international finance and business services’
‘To provide modern, efficient and high quality local services and policing within the square mile for workers, residents and visitors whilst delivering sustainable outcomes’
In relation to sustainability, the Corporate Plan states that: “ .we will continue to implement and encourage sustainable practices both internally and throughout the Square Mile, providing our communities with a sustainable place to live and do business.”
CoL Core Strategy Policy CS3 – Security and Safety - To ensure that the City is secure from crime, disorder and terrorism, has safe systems of transport and is designed and managed to satisfactorily accommodate large numbers of people, thereby increasing public and corporate confidence in the City’s role as the world’s leading international financial and business centre Policy CS4 – Planning Contributions - To manage the impact of development, seeking appropriate contributions, having regard to the impact of the contributions on the viability of development Policy CS7 – Eastern Cluster - To ensure that the Eastern Cluster can accommodate a significant growth in office floorspace and employment, while
Page 115 balancing the accommodation of tall buildings, transport, public realm and security and spread the benefits to the surrounding areas of the City
Policy CS10 – Design - To promote a high standard and sustainable design of buildings, streets and spaces, having regard to their surroundings and the character of the City and creating an inclusive and attractive environment
Policy CS12 – Historic Environment - To conserve or enhance the significance of the City’s heritage assets and their settings, and provide an attractive environment for the City’s communities and visitors
Policy CS13 – Protected Views - To protect and enhance significant City and London views of important buildings, townscape and skylines, making a substantial contribution to protecting the overall heritage of the City’s landmarks
Policy CS14 – Tall Buildings - To allow tall buildings of world class architecture and sustainable design in suitable locations and to ensure that they take full account of the character of their surroundings, enhance the skyline and provide a high quality public realm at ground level
Policy CS15 – Sustainable Development and Climate Change - To enable City businesses and residents to make sustainable choices in their daily activities creating a more sustainable City, adapted to the changing climate
Policy CS16 - Public Transport Streets and Walkways - To build on the City’s strategic central London position and good transport infrastructure to further improve the sustainability and efficiency of travel in, to, from and through the City, by improving conditions for safe and convenient walking and cycling, incorporating adaptation to the City’s anticipated future climate
Policy CS19 – Open Spaces and Recreation - To encourage healthy lifestyles for all the City’s communities through improved access to open space and facilities, increasing the amount and quality of open spaces and green infrastructure, while enhancing biodiversity
Policy CS20 – Retailing - To improve the quantity and quality of retailing and the retail environment, promoting the development of the five Principal Shopping Centres and the linkages between them
Policy CS21 – Housing To protect existing housing and amenity and provide additional housing in the City, concentrated in or near existing residential communities, to meet the City’s needs, securing suitable, accessible and affordable housing and supported housing, by: (i) guiding new housing development to and near existing communities; (ii) protecting existing housing;
Local Implementation Plan 2011.1: To reduce the pollution of air, water and soils and excessive noise and vibration caused by transport in the City
2011.2: To reduce the contribution of transport in the City to climate change and improve the resilience of the City’s transport to its effects. Page 116
2011.3: To reduce road traffic dangers and casualties in the City, particularly fatal and serious casualties and casualties among vulnerable road users.
2011.4: To reduce the adverse effects of transport in the City on health, particularly health impacts related to poor air quality and excessive noise and the contribution that travel choices can make to sedentary lifestyles
2011.5: To increase permeability, connectivity and accessibility in the City
2011.6: To smooth traffic flow and reduce journey-time variability and traffic congestion in the City
2011.8: To plan for a City with an operational Crossrail, a significantly increased total public transport capacity and significantly increased numbers of pedestrians and cyclists
Community Strategy Protects, promotes & enhances our environment: • To protect and enhance the built environment of the City and its public realm. • To conserve and enhance biodiversity. • To encourage sustainable forms of transport.
Is competitive and promotes opportunity: • To facilitate the opportunity for exemplary, innovative inclusive and sustainable design which respects and enhances the distinctive character of the City.
Is vibrant and culturally rich: • To facilitate the opportunity for exemplary, innovative and sustainable design and implementation of the built environment which respects and enhances the distinctive character of the City whilst maintaining and improving accessibility. Is safer and stronger • To continue to ensure the City is a safe place in which to do business, work, visit, and live. • To continue to monitor noise, land and water pollution and improve air quality where this is possible.
Department of the Built Environment Business Plan (2012-15): • To provide an integrated service to City developers and occupiers from pre- construction to demolition • To manage all activities and services that relate to the City’s streets, especially utility works • To renew the City’s streets and streetscene to suit changing demand • To improve road safety outcomes
Other Policy Considerations - Sustainability Policy - Climate Change Mitigation Strategy - Climate Change Adaption Strategy - Noise Strategy Page 117 - Air Quality Strategy - Open Space Strategy - Protected Views SPD - Play Strategy - Biodiversity Action Place 2010-2015 - Cultural Strategy 2010-2014 - Visitor Destination Strategy - Tree Strategy SPD - Art Fund, FutureCity (2009) - Laurence Pountney Hill, Leadenhall Market, Eastcheap, Lovat Lane Conservation Area Character Summaries and the Laurence Puntney Hill Conservation Area Management Strategy - The Bank, Eastern City Cluster and Aldgate & Tower Area Enhancement Strategies
Page 118 Appendix D: Liverpool Street Area Enhancement Strategy Overview
Background
65. The City has developed an area-based approach in order to plan for the future of significant areas of change within the City. To date, several area strategies have been adopted and implemented including Cheapside, the Eastern City Cluster, St Paul’s and the Riverside Walk. There are currently several area strategies that are being developed including those for Bank, Fenchurch & Monument, Aldgate & Tower and West Smithfield.
66. This approach allows the City to plan for future growth, in accordance with Core Strategy Policies of the City’s Local Development Framework (LDF) and the Corporate Plan. It also enables improvements to be prioritised across areas in a responsive and planned manner.
67. Liverpool Street area has been identified as an area of significant change with new development pressures emerging, and in June 2011 Members approved the use of £56,743 from the 201 Bishopsgate Section 106 funding to develop the Liverpool Street Area Enhancement Strategy.
Strategy Area Enhancement Background
68. The eastern part of the City is one of the busiest. It has the highest density of business activity and contains a cluster of existing tall buildings with several new tall buildings proposed.
69. Liverpool Street area is located in the north east of the City on the border with London Boroughs of Islington, Hackney and Tower Hamlets (LBI, LBH, and LBTH). To the south east is the City’s Eastern City Cluster and the Aldgate and Tower Strategy Area (see figure 3 below).
Page 119
Figure 3: Liverpool Street Enhancement Area Strategy boundary
70. The area is one of the most dynamic areas of the City given both recent and future developments such as Crossrail, 201 Bishopsgate, 5 Broadgate and those in the nearby City's Eastern City Cluster.
71. This area is a major transport hub with underground, overground and bus services, as well as airport coaches and taxis ranks. It is especially busy at and around Liverpool Street station, which is a key transport interchange. The number of pedestrians in this area is set to significantly increase due to new Crossrail station entrances at both Moorgate and Liverpool Street stations. This is anticipated to bring an additional 15,000 commuters to the area at peak time, and will increase pedestrian movements, demand for transport (especially interchange) as well as for both accessible and pleasant public spaces.
72. The Strategy takes note of a number of Conservation Areas: Bishopsgate and Finsbury Circus Conservation Areas (City of London), Artillery Passage Conservation Area (LB Tower Hamlets), Sun Street Conservation Area (LB Hackney), and Finsbury Square Conservation Area (LB Islington). They contain many listed and historic buildings and historic street patterns. The amount of public space is limited, and there is an overall lack of seating and resting areas with no play facilities located in the general vicinity.
73. Unusually for the City, the area is also extremely busy during the weekend and has become the gateway to London’s emerging destinations such as the markets and the
Page 120 shopping areas of Spitalfield Market, Brick Lane and Petticoat Lane Market, and the bars and pubs of Shoreditch and Hoxton.
Identified Problems/Issues
74. There are many observed problems and pressures for change in the Liverpool Street area. This is substantiated within the City’s Core Strategy where the North of the City is identified as one of the Key City Places which faces particular challenges over the next 20 years in relation to managing business development and needs, particularly relating to tall buildings, new Crossrail entrances and pedestrian permeability. Identified problems and pressures include the following: This is one of the most densely developed areas of the City and the streets are busy and crowded, particularly at peak times and during the weekend;
The existing footways are narrow and crowded making it difficult to navigate to find your way. This is a concern for all users and especially for the one with mobility restrictions;
The planned increased number of pedestrians in the area will add to the existing pressure and will amplify existing issues if they are not addressed; Taxis in Liverpool Street, with the rank frequently over subscribed create a very poor quality environment and congestion on Bishopsgate which leads to further road safety issues particularly for cyclists and pedestrians; Airport coaches create congestion on Bishopsgate for pedestrians and road users and do not offer a pleasant and comfortable environment for the customers, especially at night time; The area is really diverse with a mix of uses at night, leading to problems with antisocial behaviour and cleansing challenges; There is a shortage of public spaces in the area and very few seating opportunities; and Many of the open spaces in the area are privately managed and this creates inconsistency within the public realm.
75. It is imperative that the City takes significant action in the Liverpool Street area to improve the existing situation and to meet future user demand.
Draft Strategy objectives
76. The proposed Liverpool Street Area Enhancement Strategy seeks to understand how the area functions at the moment, what the key issues and opportunities are and what might happen in the coming decade.
77. Following discussions with local Ward Members as well as a number of local residents and businesses, priority areas for change have been identified in the draft strategy to establish opportunities for improvements and potential projects as follows:
• Artillery Passage and Middlesex Street areas;
• Bishopsgate;
Page 121 • Sun Street/Eldon Street area;
• Liverpool Street, Moorfields & Moorgate areas.
78. Draft objectives for the Strategy are as follows, however these will be refined following the public consultation:
• To create simple, attractive and welcoming spaces for the benefit of the City’s communities; • To accommodate future growth, addressing the impacts of Crossrail, ensuring that the area functions well and provides a suitable environment that contributes towards maintaining the City’s status as the world’s leading international financial and business centre; • To improve the function of the street environment for all users (motorists, bus, taxis, coaches, cycle and pedestrian) and mitigate conflict between these different modes of transport, to ease movement, particularly at junctions and along the busy streets; • To consider the function of airport coaches and taxis and proximity in relation to the street function and balancing needs of the various transport modes; • To improve accessibility of streets and crossings thus creating an inclusive street environment for users of varying mobility levels; • To de–clutter any unnecessary street furniture and signage; • To understand and respond to the needs of local residents and businesses; • To preserve or enhance the special character of the area and its heritage assets; • To introduce more seating in the area with an appropriate mix of seating types; • To improve the lighting of the streetscape; • To enhance walking routes throughout the Strategy Area and way finding, especially in the surrounds of Liverpool Street Station and routes to the Eastern Cluster; • To identify opportunities for street trees and planting areas throughout the Strategy Area to promote biodiversity, mitigate the urban heat island effect, address the impacts of climate change and identify opportunities to introduce sustainable drainage; • To investigate the use of play features where appropriate; • To investigate opportunities for public art; • To integrate successfully with the neighbouring Eastern City Cluster and Aldgate & Tower Area Strategies, as well as the boundary Boroughs to create a consistent and coherent public realm with meaningful routes.
79. The draft Liverpool Street Area Enhancement Strategy document is available in the Members’ reading room or via the City’s shared internal drive at W/File Transfer/Environmental Enhancement Area Strategies.
Page 122 Funding Strategy
80. The preparation of the Liverpool Street Area Enhancement Strategy is been funded by the developer of 201 Bishopsgate. This includes fees, staff costs and public consultation costs for a total of £56,743.
Table 4: Liverpool Street Area Enhancement Strategy Evaluation Budget Expenditure & Approved Commitments Remaining Evaluation - 16100039 Budget to date (£) (£) (£) Fees 20,000 20,000 0 Staff Costs (Planning) 36,743 30,747 5,996 Evaluation TOTAL 56,743 50,747 5,996
81. A draft Delivery Plan for the proposals that flow from the strategy is included in the Strategy document. Proposals have been divided into key opportunity areas and prioritised as High, Medium and Low. These priorities and costs will be further refined following the results of the public consultation exercise.
82. Funding for approved improvement proposals arising from the strategy could be provided in part by Section 106, Section 278 and Community Infrastructure Levy contributions from future developments within the area and from external bodies such as Transport for London. At the present time, however, no provision exists within the City’s financial forecasts for the works programmes envisaged as a result of this Strategy. Any future allocation of resources will, therefore, be subject to further approval of the prioritisation of the various proposals, value for money considerations and the identification and availability of funding sources.
Corporate & Strategic Implications
83. An Equality Impact Assessment has been carried out for the draft Bank Area Enhancement Strategy and it is considered to have positive impacts upon the users of the City’s streets and spaces. Of particular note disabled people, older people, children and young people area the equality target groups expected to benefit the most from the proposals identified within the strategies.
Policy Context
84. The Liverpool Street Area Enhancement Strategy document has many strategic implications and will meet strategic aims contained within the London Plan, the City’s Corporate Plan, Local Development Framework Core Strategy, Local Implementation Plan, Community Strategy, Open Space Strategy, Climate Change Mitigation Strategy and the Department of the Built Environment Business Plan.
Page 123 85. Of particular reference are the following:
The London Plan Objective 1: To accommodate London’s growth within its boundaries without encroaching on open spaces Objective 2: To make London a better city for people to live in Objective 3: To make London a more prosperous city with strong and diverse economic growth Objective 5: To improve London’s accessibility Objective 6: To make London a more attractive, well-designed and green city
CoL Corporate Plan ‘To support and promote the City as the world leader in international finance and business services’
‘To provide modern, efficient and high quality local services and policing within the square mile for workers, residents and visitors whilst delivering sustainable outcomes’
In relation to sustainability, the Corporate Plan states that: “ .we will continue to implement and encourage sustainable practices both internally and throughout the Square Mile, providing our communities with a sustainable place to live and do business.”
CoL Core Strategy The following section lists the Core Strategy policies which are most relevant to the Liverpool Street Area strategy:
Policy CS3 – Security and Safety - To ensure that the City is secure from crime, disorder and terrorism, has safe systems of transport and is designed and managed to satisfactorily accommodate large numbers of people, thereby increasing public and corporate confidence in the City’s role as the world’s leading international financial and business centre
Policy CS4 – Planning Contributions - To manage the impact of development, seeking appropriate contributions, having regard to the impact of the contributions on the viability of development
Policy CS5- The North of the City - To ensure that the City benefits from the substantial public transport improvements planned in the north of the City, realising the potential for rejuvenation and “eco design” to complement the sustainable transport infrastructure, by:
Policy CS7 – Eastern Cluster - To ensure that the Eastern Cluster can accommodate a significant growth in office floorspace and employment, while balancing the accommodation of tall buildings, transport, public realm and security and spread the benefits to the surrounding areas of the City
Page 124 Policy CS8 – Aldgate – To regenerate the amenities and environment of the Aldgate area for businesses, residents, workers, visitors and students, promoting development and investment
Policy CS10 – Design - To promote a high standard and sustainable design of buildings, streets and spaces, having regard to their surroundings and the character of the City and creating an inclusive and attractive environment
Policy CS11- Visitors, Arts and Culture - To maintain and enhance the City’s contribution to London’s world-class cultural status and to enable the City’s communities to access a range of arts, heritage and cultural experiences, in accordance with the City Corporation’s Destination Strategy.
Policy CS12 – Historic Environment - To conserve or enhance the significance of the City’s heritage assets and their settings, and provide an attractive environment for the City’s communities and visitors
Policy CS13 – Protected Views - To protect and enhance significant City and London views of important buildings, townscape and skylines, making a substantial contribution to protecting the overall heritage of the City’s landmarks
Policy CS15 – Sustainable Development and Climate Change - To enable City businesses and residents to make sustainable choices in their daily activities creating a more sustainable City, adapted to the changing climate
Policy CS16 - Public Transport Streets and Walkways - To build on the City’s strategic central London position and good transport infrastructure to further improve the sustainability and efficiency of travel in, to, from and through the City, by improving conditions for safe and convenient walking and cycling, incorporating adaptation to the City’s anticipated future climate
Policy CS19 – Open Spaces and Recreation - To encourage healthy lifestyles for all the City’s communities through improved access to open space and facilities, increasing the amount and quality of open spaces and green infrastructure, while enhancing biodiversity
Policy CS20 – Retailing - To improve the quantity and quality of retailing and the retail environment, promoting the development of the five Principal Shopping Centres and the linkages between them
Policy CS21 – Housing - To protect existing housing and amenity and provide additional housing in the City, concentrated in or near existing residential communities, to meet the City’s needs, securing suitable, accessible and affordable housing and supported housing
Policy CS22 – Social Infrastructure and Opportunities- To maximise opportunities for the City’s residential and working communities to access suitable health, social and educational facilities and opportunities, while fostering cohesive communities and healthy lifestyles,
Page 125 Local Implementation Plan 1: To reduce the pollution of air, water and soils and excessive noise and vibration caused by transport in the City
2: To reduce the contribution of transport in the City to climate change and improve the resilience of the City’s transport to its effects.
3: To reduce road traffic dangers and casualties in the City, particularly fatal and serious casualties and casualties among vulnerable road users.
4: To reduce the adverse effects of transport in the City on health, particularly health impacts related to poor air quality and excessive noise and the contribution that travel choices can make to sedentary lifestyles
5: To increase permeability, connectivity and accessibility in the City
6: To smooth traffic flow and reduce journey-time variability and traffic congestion in the City
7. To facilitate the efficient and economic construction of Crossrail and other major public transport improvements while minimising the disruption and environmental impacts that this construction will cause in the City, including on traffic movement.
8: To plan for a City with an operational Crossrail, a significantly increased total public transport capacity and significantly increased numbers of pedestrians and cyclists
Community Strategy Protects, promotes & enhances our environment: • To protect and enhance the built environment of the City and its public realm. • To conserve and enhance biodiversity. • To encourage sustainable forms of transport.
Is competitive and promotes opportunity: • To facilitate the opportunity for exemplary, innovative inclusive and sustainable design which respects and enhances the distinctive character of the City.
Is vibrant and culturally rich: • To support and promote the City as a cultural asset and to encourage greater vibrancy and diversity in cultural and leisure activities.
• To facilitate the opportunity for exemplary, innovative and sustainable design and implementation of the built environment which respects and enhances the distinctive character of the City whilst maintaining and improving accessibility.
Is safer and stronger • To continue to ensure the City is a safe place in which to do business, work, visit, and live. • To continue to monitor noise, land and water pollution and improve air quality where this is possible.
Page 126 • To minimise any aspects of the emerging night time economy which are detrimental to the City, whilst continuing to support a vibrant and culturally rich environment.
Department of the Built Environment Business Plan (2012-15): • To provide an integrated service to City developers and occupiers from pre- construction to demolition • To manage all activities and services that relate to the City’s streets, especially utility works • To renew the City’s streets and streetscene to suit changing demand • To improve road safety outcomes
86. Also of relevance are the:
• City of London Sustainability Policy • City of London Climate Change Adaptation Strategy • City of London Cultural Strategy • City of London Visitor Strategy • City of London Open Spaces Strategy • City of London Play Strategy • City of London Tree Strategy SPD • City of London Quiet Places and Noise Strategy • City of London Air Quality Strategy • The City of London Biodiversity Action Plan 2010-2015 (2010) • The City of London Noise Strategy • Bishopsgate Conservation Area • Local Implementation Plan 2011
Page 127 Appendix E: West Smithfield Area Enhancement Strategy Overview
Background
87. The consideration of a strategy for West Smithfield was instigated as a result of the proposed development of Barts Close and the construction of Crossrail Farringdon East Station. The adoption of an area based approach was needed in order to respond to the changing nature of the area and accommodate future growth.
88. The strategy includes many elements of the, “ Farringdon Urban Design Study ” completed in 2010 and managed by Design for London in partnership with the City of London, Network Rail, Transport for London, English Heritage, Crossrail and the London Borough of Camden and London Borough of Islington.
89. Smithfield-Farringdon has been designated as an Area of intensification in the London Plan (2011) and it is considered that further economic growth and employment can be supported in the area. Crossrail Farringdon East, opening in 2018, will become a major public transportation hub, and will bring an increasing number of visitors to the area.
90. The area enhancement strategy has been developed to provide improvements in the area in order to accommodate future growth. It will provide an improved and fit for purpose pedestrian environment that would support the increase pedestrian footfall and vehicle movement in the area, whilst supporting the activity of Smithfield meat market.
Strategy Area Background
91. The West Smithfield Enhancement area is located to the north-west of the City sharing a boundary with the London Borough of Islington to the north and the London Borough of Camden to the west. The area has a distinctive mixed use character with a strong residential component. Key local institutions are Smithfield meat market and St. Bartholomew’s Hospital.
Page 128
Figure 4: West Smithfield Area Enhancement Strategy boundary
92. The existing streets in the West Smithfield area need to accommodate large numbers of pedestrians every day and new developments and major transport infrastructure projects will add significantly to these numbers. The medium and long term drivers for change in the area are listed below;
• Crossrail Farringdon East station : An 83% increase (Crossrail figures) in numbers of pedestrians is expected in the area, as well as an associated increase in cyclists and vehicle movements. (under construction, opening in 2018)
• St. Bartholomew’s Hospital redevelopment : the new premises of the hospital will be consolidated onto a single site, with a new entrance on King Edward Street. (under construction, Phase 1 completed, Phase 1 under construction, and Phase 3 not started)
• Local developments are projected to provide additional residential floor space, offices and retail units.
93. West Smithfield area sits within 4 conservation areas: Smithfield, Charterhouse Square, Postman’s Park and Newgate. Careful consideration of proposals will be made in order to maintain the historic character, scale and consistency of materials throughout the area Page 129 Identified Problems/Issues
94. Accessibility is one of the main issues in the area. Many streets of the West Smithfield area have very narrow footways as a result of the medieval street pattern making them inaccessible for wheelchair users and often forcing people to walk in the carriageway.
95. Whilst the area has a limited amount of available open space due to its tight historic urban environment, there are opportunities to improve the accessibility and security of the valuable existing green spaces.
96. There will be a significantly more pedestrian footfall and cycle movement through the West Smithfield area as a result of the new Crossrail Farringdon East station. The number of pedestrians on Lindsey Street/Long Lane will increase from the current flow of an estimated 1,000 persons in peak hours/weekday to 2,800 persons in the same period by 2026 (Crossrail figures).
97. The redevelopment of St. Bartholomew’s Hospital (under construction) will result in provision of a new cardiac and cancer specialist centre and hospital consolidated onto a single site. There are a number of development sites to the West and East of the West Smithfield area that will affect the changing nature of this part of the City.
98. West Smithfield area is identified in the Core Strategy as a residential cluster. It houses 12% of the total population in the City and it is predicted that this figure will increase up to 16% (1600 inhabitants, Source: City of London Resident Estimates & Projections, Department of the Built Environment, 2012) by 2017. Enhancements to the streetscape and open spaces are key to provide a safe, quiet and attractive environment for residents to live.
99. Security and road safety is an increasingly important issue in the area as result of its 24 hrs activity. The evening and night-time economy is becoming increasingly active with more restaurants, bars and clubs attracting visitors. This is causing growing concern in the area among residents, business occupiers and Smithfield Market, particularly in relation to cleansing and anti-social behaviour.
100. The strategy has been developed to provide improvements in the area. It will provide an improved and fit for purpose pedestrian environment that would support the increase pedestrian footfall and vehicle movement in the area, whilst supporting the activity of Smithfield meat market.
Draft Strategy Objectives
101. The vision for the West Smithfield area is to create a more legible urban landscape which is consistent in quality and accessible for all.
102. The strategy has divided the West Smithfield area into 6 character zones;
th • Victorian Infrastructure Zone – 19 Century road and rail interventions, Barbican Station and the new Farringdon East Station are located within this area • Smithfield Marke zone – Area of the London Central Markets • City Edge Zone - Historic street pattern with modern offices in the south west corner of the area • Little Britain zone - Fine grain historic street pattern; residential cluster
Page 130 • Barts Hospital Zone - hospital site, part of which is currently under development • Rotunda Zone : Historic open space
These areas are largely defined by their character such as architectural style, function, and historical development. Each area has been studied in detail through a series of site observation and studies to understand how the existing public realm operates and where the key issues and opportunities lie.
103. The overarching objectives of the Strategy are as follows:
• To improve accessibility and ease of movement throughout the area, creating clarity of routes and removing barriers to movement
• To create a sustainable and robust street environment which responds to climate change, addresses the need for SuDS, improves air quality and biodiversity, and promoting other methods of transport such as cycling and walking; whilst maintaining the necessary infrastructure for the efficient operation of the meat market.
• To create a rich environment through the enhancement of courtyard areas and existing spaces towards the creation of a high quality public realm, which preserves and enhances the character of the conservation areas.
• To improve the public realm in order to accommodate future growth as a result of Crossrail, ensuring that the area functions well and provides a suitable environment for all user groups.
• To create a safe environment for pedestrians, cyclists and road users by de- cluttering streets, simplifying junctions and providing adequate lighting.
The objectives are divided in the following themes:
Accessibility/Movement • Creating more space for pedestrians particularly on routes that are affected by Crossrail, whilst ensuring that Smithfield Market is not adversely impacted. • Implementing access improvements throughout the area • Creating safe pedestrian crossing points at key locations, including raised pedestrian tables • Creating new and improved access points to public gardens
Public Spaces • Creating new and enhancing existing public spaces in the area to promote quite places in line with City of London Noise Strategy • Rationalizing street furniture • Creating opportunities for outdoor seating • Enhanced lighting and public art opportunities • Provide play facilities where possible • Enhancing the historic character of the area through the use of appropriate materials and art
Page 131 Planting and Open Spaces • To enhance biodiversity, reduce noise and air pollution and promote climate change adaptation and mitigation strategies • To promote green spaces to create areas for rest and tranquillity under shade; where possible consider the introduction of Sustainable Urban Drainage (SUDs) proposals • To plant individual trees at key junctions to add value to the townscape and enhance views and vistas • To introduce other planting, including planters, with to give interest at different times of the year; and green walls to soften hard urban spaces where space is limited and reduce air pollution • Provide play facilities where possible
Courtyards and Alleys • Improve lighting and identify potential locations of public art features • Measures to reduce anti-social behaviour such as lighting, enhanced surface treatments, public art and managed access to areas
104. A draft delivery plan for the proposals that flow from the strategy is included in the strategy document. The proposals are divided into priority areas: High, Medium and Low. These priorities and costs will be further refined following the public consultation.
Financial Implications
105. Further funding could be provided in part from future S106s and S278s agreements associated with local developments, Community Infrastructure Levy (CIL) payments and Transport for London; any future allocation of resources will be subject to further approval of the prioritisation of the various proposals, value for money considerations, and the identification and availability of funding sources.
106. The preparation of the area strategy for West Smithfield has been funded by the applicant of the development of Barts Close, Helical Bar. This includes fees, staff costs and public consultation costs. Helical Bar are developing plans for the Barts Close area, and it was felt that this would be better considered as part of a wider area strategy to provide context. The funding is not dependant on the grant of planning permission which will be considered on its own merits.
107. It is estimated that the cost of the public consultation and printing of leaflets will be £17,000 (inclusive of printed material, fees and staff costs).
Table 5: Breakdown of Consultation Costs
Task Public Consultation (£’s)
Fees and printing 8,000
Staff costs 9,000
Total £17,000
Page 132 Corporate & Strategic Implications
108. An Equality Impact Assessment Stage 1 – Initial Screening has been carried out for the draft West Smithfield Area Enhancement Strategy and it is considered to have positive impacts upon the users of the City’s streets and spaces. Of particular note disabled people, older people, children and young people area the equality target groups expected to benefit the most from the proposals identified within the strategies.
109. The positive impacts are anticipated through improved accessibility and inclusivity of streets and spaces, improved road safety and pedestrian movement whilst having a positive or neutral impact on all modes of transport and on the market activity, improved lighting levels, introduction of play spaces and resting spaces which are comfortable and attractive, and introduction of accessible seating.
Policy Context
110. The West Smithfield Area Enhancement Strategy document has many strategic implications and will meet strategic aims contained within the London Plan, the City’s Corporate Plan, Local Development Framework Core Strategy, Local Implementation Plan, Community Strategy, Open Space Strategy, Climate Change Mitigation Strategy and the Department of the Built Environment Business Plan.
111. Of particular reference are the following:
London Plan The London Plan (2011) identifies Farringdon/Smithfield as an Area for Intensification , where opportunities should be taken to accommodate growth in employment of 2,500 jobs and 850 new homes. Key policies to consider are: Policy 2.13 Opportunity areas and intensification areas; Policy 2.14 Areas for regeneration; Policy 3.17 Health and social care facilities; Policy 3.17 Health and social care facilities; Policy 5.10 Urban greening; Policy 6.4 Enhancing London’s transport connectivity; Policy 6.5 Funding Crossrail and other strategically important transport infrastructure; Policy 6.9 Cycling; Policy 6.10 Walking; Policy 7.4 Local character; Policy 7.5 Public realm; Policy 7.6 Architecture; Policy 7.9 Heritage-led regeneration.
City of London Corporate Plan: Two of the three strategic aims are relevant.
- To provide valued services to London and the nation. - To provide modern, efficient and high quality local services.
Core Strategy
Environmental Sustainability (extract) The Vision : More sustainable travel patterns and modes of transport will be promoted and public transport capacity increased, principally through improvements to the Thameslink service and construction of Crossrail. The City’s streets will be managed to improve conditions for pedestrians and cyclists, while providing for essential private vehicle movements.
The following section lists the Core Strategy policies which are most relevant to the West Smithfield Area strategy :
Page 133
Policy CS3 - Security and safety - 1. Ensuring that the dense network of buildings and spaces, including the activities they contain, is designed to be safe, minimising the potential for crime and anti-social behaviour and providing for a mix of uses and natural surveillance of streets and spaces. 2. Proactively managing the night-time economy to minimise disturbance to residents and workers. 5. Developing area-based approaches to implementing security measures where a number of large developments are planned or are taking place at the same time, and in locations where occupiers have requested collective security measures. The character and distinctiveness of these areas needs to be taken into account in assessing their suitability for security measures. 7. Ensuring that transport systems help resolve conflicts between the high and growing volume of pedestrians and other road users, by considering safety within the design of routes, stops, stations and interchanges and creating more traffic-free and traffic-calmed areas for pedestrians and cyclists.
Policy CS4 – Planning Contributions - To manage the impact of development, seeking appropriate contributions, having regard to the impact of the contributions on the viability of development
Policy CS5- The North of the City - To ensure that the City benefits from the substantial public transport improvements planned in the north of the City, realising the potential for rejuvenation and “eco design” to complement the sustainable transport infrastructure, by:
Policy CS10- Design - 4. Requiring the design and management of buildings, streets and spaces to provide for the access needs of all the City’s communities, including the particular needs of disabled people. 5. Ensuring that new development respects and maintains the City’s characteristic dense network of streets and alleyways. 6. Delivering continuous improvement in the environment, amenities and enjoyment of open spaces play areas, streets, lanes and alleys through public realm enhancement strategies incorporating innovative design solutions.
Policy CS11- Visitors, Arts and Culture - To maintain and enhance the City’s contribution to London’s world-class cultural status and to enable the City’s communities to access a range of arts, heritage and cultural experiences, in accordance with the City Corporation’s Destination Strategy.
Policy CS12 - Historic Environment - To conserve or enhance the significance of the City’s heritage assets and their settings, and provide an attractive environment for the City’s communities and visitors.
Policy CS13 – Protected Views - To protect and enhance significant City and London views of important buildings, townscape and skylines, making a substantial contribution to protecting the overall heritage of the City’s landmarks
Page 134
Policy CS15- Sustainable Development and Climate Change - To enable City businesses and residents to make sustainable choices in their daily activities creating a more sustainable City.
Policy CS16- Public Transport Streets and Walkways - To build on the City’s strategic central London position and good transport infrastructure to further improve the sustainability and efficiency of travel in, to, from and through the City.
Policy CS18- Flood Risk- To ensure that the City remains at low risk from all types of flooding,
Policy CS19- Open Spaces and Recreation- To encourage healthy lifestyles for all the City’s communities through improved access to open space and facilities, increasing the amount and quality of open spaces and green infrastructure, while enhancing biodiversity
Policy CS20- Retailing- To improve the quantity and quality of retailing and the retail environment, promoting the development of the five Principal Shopping Centres and the linkages between them, by:
Policy CS21 – Housing - To protect existing housing and amenity and provide additional housing in the City, concentrated in or near existing residential communities, to meet the City’s needs, securing suitable, accessible and affordable housing and supported housing
Policy CS22- Social Infrastructure and Opportunities- To maximise opportunities for the City’s residential and working communities to access suitable health, social and educational facilities and opportunities, while fostering cohesive communities and healthy lifestyles,
City of London Local Implementation Plan
1: To reduce the pollution of air, water and soils and excessive noise and vibration caused by transport in the City.
2: To reduce the contribution of transport in the City to climate change and improve the resilience of the City’s transport to its effects.
3: To reduce road traffic dangers and casualties in the City, particularly fatal and serious casualties and casualties among vulnerable road users.
4: To reduce the adverse effects of transport in the City on health, particularly health impacts related to poor air quality and excessive noise and the contribution that travel choices can make to sedentary lifestyles.
5: To increase permeability, connectivity and accessibility in the City.
6: To smooth traffic flow and reduce journey-time variability and traffic congestion in the City.
Page 135 7. To facilitate the efficient and economic construction of Crossrail and other major public transport improvements while minimising the disruption and environmental impacts that this construction will cause in the City, including on traffic movement.
8: To plan for a City with an operational Crossrail, a significantly increased total public transport capacity and significantly increased numbers of pedestrians and cyclists.
City of London Community Strategy:
Is competitive and promotes opportunity • To facilitate the opportunity for exemplary, innovative inclusive and sustainable design which respects and enhances the distinctive character of the City. • To facilitate the provision of an enhanced public transport system that is both sustainable and meets the growing needs of all users including disabled people. • To enable City and City fringe residents to have the opportunity to make a success of their lives for themselves, their families and their communities by extending opportunities for education, life long learning, skills training and work.
Supports our communities • To protect and improve the health and wellbeing of our communities • To encourage and support services and initiatives which benefit communities within the City and City fringes, contributing to local prosperity.
Protects, promotes & enhances our environment • To reduce our impact on climate change and how to improve the way we adapt to it. • To protect and enhance the built environment of the City and its public realm. • To conserve and enhance biodiversity. • To continue to minimise noise, land and water pollution and improve air quality where this is possible. • To encourage sustainable forms of transport.
Is vibrant and culturally rich • To support and promote the City as a cultural asset and to encourage greater vibrancy and diversity in cultural and leisure activities. • To facilitate the opportunity for exemplary, innovative and sustainable design and implementation of the built environment which respects and enhances the distinctive character of the City whilst maintaining and improving accessibility.
Is safer and stronger • To continue to ensure the City is a safe place in which to do business, work visit, and live. • To minimise any aspects of the emerging night time economy which are detrimental to the City, whilst continuing to support a vibrant and culturally rich environment.
Department of the Built Environment Business Plan (2012-15):
Page 136 • To provide an integrated service to City developers and occupiers from pre- construction to demolition • To manage all activities and services that relate to the City’s streets, especially utility works • To renew the City’s streets and streetscene to suit changing demand • To improve road safety outcomes
112. Also of relevance are the:
• City of London Sustainability Policy • City of London Climate Change Adaptation and Mitigation Strategies • City of London Quiet Places • City of London Air Quality Strategy • The City of London Noise Strategy • The City of London Tree Strategy SPD (2012) • The City of London Biodiversity Action Plan 2010-2015 (2010) • City of London Open Spaces Strategy (2008) • City of London Cultural Strategy • City of London Visitor Strategy • City of London Quiet Places Strategy • City of London Play Strategy • Sustainability Policy • City of London Corporate Plan 2012-2016 • Draft Smithfield Conservation Character Summary and Management Strategy SPD (to be adopted in 2012) • Charterhouse Square Conservation Area Character Summary and Management Strategy SPD (adopted 2012) • Postman’s Park Conservation Area Character Summary • Newgate Conservation Area Character Summary
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Page 138 Agenda Item 8b
Committee(s): Date(s): Planning and Transportation 24 July 2012 Policy and Resources 20 September 2012 Court of Common Council 11 October 2012 Subject: Public Aldgate and Tower Area Strategy Report Report of: For Decision Director of the Built Environment
Summary
This report seeks Members approval of the draft Aldgate and Tower Area Strategy report.
The Aldgate and Tower Area Strategy has been developed to provide a more detailed framework for transport and environmental improvements in order to meet the Core Strategy Policy CS8 within the City’s Local Development Framework.
The Area Strategy has been informed by the City’s policies, an urban analysis, intensive workshops with 430 stakeholders and a further public consultation during December 2011 and January 2012. Planning and Transportation Committee Members received an update report on the findings of the consultation in April 2012.
The Aldgate and Tower Area Strategy aims to provide: a greater sense of community; better linkages in the area; better quality public spaces, creating spaces to gather; reduced dangers and a safer environment; improved biodiversity; reduced effects from noise; and improved air quality, particularly around Sir John Cass School, whilst still recognising the area’s strategic transport role.
Officers have identified six opportunity areas through which the Core Strategy vision can be realised. They provide opportunities for achievable change through a series of transportation and environmental enhancement projects which are identified and prioritised in the Area Strategy. The indicative total cost of these projects is £14.35 million.
If approved it is intended to submit the Aldgate and Tower Area Strategy to the Court of Common Council for adoption after the summer recess 2012.
Recommendations
It is recommended that the draft Aldgate and Tower Area Strategy be approved.
Page 139 Main Report
Background
1. The Department of the Built Environment has developed a process of agreeing Area Strategies to provide a detailed framework for transport and environmental improvements within key geographical areas of the City in order to meet Core Strategy Policy. Appendix 1 contains a map of the currently proposed Area Strategy boundaries; the Aldgate and Tower Strategy Area is the eastern most Strategy Area in the City.
2. In addition a map is appended (Appendix 2) that shows the location of the Aldgate and Tower Strategy Area in relation to key public transport nodes and notable landmarks.
3. In April 2012 the Planning and Transportation Committee received an update report on the Aldgate and Tower Area Strategy which detailed the reasons for the development of the Aldgate and Tower Area Strategy. It summarised the evidence of need, ratified through the Public Consultation response to the draft Area Strategy.
4. The intensive consultation and analysis of the area has guided officers to identify six Key Areas of Opportunity through which the Core Strategy vision can be realised. A map of the Strategy Area is appended (Appendix 3) indicating the six Key Areas of Opportunity.
5. A number of individual schemes have been proposed that could deliver the Key Areas of Opportunity; the locations of these proposed schemes are indicated in Appendix 3.
6. A full copy of the draft Aldgate and Tower Area Strategy should be in the Members’ reading room from 17 July 2012.
The Strategy
7. This strategy is based upon six Key Areas of Opportunity as set out below.
Key Area of Opportunity – Aldgate Gyratory
8. The highest priority for the Strategy is to remove the gyratory and replace it with two-way working on St Botolph Street and Aldgate High Street, creating a public space between the Sir John Cass Primary School and the St Botolph without Aldgate Church. This project is key to encouraging economic regeneration in the surrounding area, attracting development and further funding to support the improvements throughout the remaining Strategy Area.
9. Currently, the area is dominated by vehicular traffic with a poor urban realm. The layout of both planting and street furniture reduces permeability and connectivity through the area for residents, London bus users, cyclists and pedestrians.
Page 140 10. The Aldgate Gyratory Key Area provides an opportunity to enhance function and add a pleasant open space in which to spend time. The changes will seek to provide an opportunity to invest in sustainability, improve bio-diversity, reduce noise and improve air quality (particularly around the Sir John Cass Primary School), add elements of play to the space, introduce trees, seating and a high quality streetscape. Road safety will be improved with the aim of not impacting upon journey time. The church setting will be enhanced and Sir John Cass school will benefit from the changes. The transformational change that the project will deliver should encourage economic regeneration by making the area more attractive to businesses and by enhancing links through the area for commuters, visitors, residents and workers.
Key Area of Opportunity – Vine Street and Crescent Green Pedestrian Link
11. The Crescent and America Square were part of a series of formally laid-out developments designed by George Dance the Younger, and amongst the first examples of formal development in the City. These marked a significant shift in London town planning in the late eighteenth century.
12. Hammett Street, Crescent, Vine Street and America Square together provide an opportunity to use planting to effect a green pedestrian link, replicating the original formal sequence of Square, Crescent and Circus (where the Circus is now represented by a paved circle within Tower Hill gardens).
13. Reinstating the Square, Crescent, Circus link requires the re-opening of the southern end of the crescent, through to Tower Hill gardens.
14. Hammett Street, Crescent, Vine Street to Jewry Street is a well used link into the City, especially for taxis. The public realm is poor and includes a rail bridge over Vine Street. The Georgian buildings around the Crescent were in places removed through: construction of the Fenchurch Street Station railway; construction of the Metropolitan and District line; and bomb damage during the Second World War (WWII). The remaining buildings have been refurbished to retain the form and plan of the Crescent. The adopted Crescent Conservation Area Character Summary and Management Strategy SPD notes that there is evidence that the Crescent, pre WWII, had a central garden.
15. The proposals provide an opportunity to enhance Conservation Areas, which is a statutory duty (Section 71(1) of the Planning (Listed buildings and Conservation Area) 1990 Act). They will also enhance the Tower of London World Heritage Site local setting.
16. There is an opportunity to change the appearance of the area from being dominated by traffic to becoming a greened pedestrian link with new green public spaces in the Crescent and Square. The green spaces will provide opportunity for sustainable drainage features, play, public art, improvements in air quality and bio-diversity. These measures will improve the environment for workers, residents, and visitors.
17. An existing pedestrian link between Coopers Row and Vine Street passes through sections of the original Roman Wall (a scheduled Ancient Monument) and this would be enhanced by the green link proposals. A further improvement opportunity to investigate is an exit from the eastern end of the Fenchurch Street Station rail platforms to Vine Street. Page 141 18. Should the link between Crescent and Circus be re-established this would provide a more pleasant pedestrian link between Tower Hill and Aldgate High Street, including the bus, underground and rail services at Aldgate. Should an exit from the eastern end of Fenchurch Station rail platforms be established on to Vine Street, the links through the area would be further improved for commuters, visitors and workers.
Key Area of Opportunity – Little Somerset Street
19. Little Somerset Street is a well used pedestrian route connecting Aldgate underground and bus stations with Mansell Street and into the adjacent London Borough of Tower Hamlets (LBTH). It is particularly well used by residents from the Mansell Street Guinness Trust Residential Estate to access community services, City library facilities, school and public transport provision. The street has a public house at either end of it although the central section is inactive. The west of the street is dominated by boarded up vacant offices at 15/16 Minories, the east is lined with boundary walls. Vehicle movements are infrequent. Pedestrians generally walk in the carriageway as the public realm is dominated by a wide carriageway and narrow footways that are set back off pedestrian desire lines.
20. The northern end of the street has very narrow footways and a double height stepped kerb across the main pedestrian desire line.
21. There is an opportunity to widen the footways and introduce green walls or trees. The environment can be enhanced without impacting on function through the use of softer landscaping which would improve air quality, bio-diversity and absorb some noise. Elements of play may well be able to be incorporated in an improved high quality streetscape.
Key Area of Opportunity – Minories
22. Minories carriageway supports one-way traffic, waiting and loading, including taxi ranks, and the footways are not very wide. It is currently dominated by the width of carriageway; but despite this, many cafes and restaurants manage to activate and vitalise the street by providing outdoor dining on their narrow forecourts where space permits.
23. To further encourage outdoor dining and support small businesses there is an opportunity to further widen footways along Minories while maintaining its traffic function. Planting can be provided with some careful thought given constraints in regards to depth of cover over the underground and care to minimise footway obstructions. There could be a more pleasant link provided along Minories from the Key Area of Opportunity proposed for Vine Street and Crescent, to the potential public open space described in the Key Area of Opportunity for the Aldgate gyratory.
Key Area of Opportunity - Crutched Friars and Jewry Street
24. Crutched Friars and Jewry Street link residents, visitors, commuters and workers from the Tower Area and Fenchurch Street Station to the potential new open space off Aldgate High Street.
Page 142 25. Currently, the carriageway is wider than necessary for its traffic function. There is an opportunity to make this link attractive for pedestrians travelling through the area. Improvements would include widened footways, consideration of inset loading and waiting bays and trees planted along the street. Tree placement would have to take the buried Roman Wall ruins under the eastern footway of Jewry Street into consideration. A green link of trees would improve air quality, provide an opportunity for sustainable drainage and help to develop bio- diversity. Improving the link in this way would reinforce to pedestrians that it is an attractive path through the area.
Key Area of Opportunity – Braham Street Public Open Space
26. The last area of opportunity identified falls just outside of the City of London, within LBTH. Braham Street is designated as part of the Transport for London (TfL) Route Network (TLRN) and was developed into a green space in 2009. There is an opportunity to explore adding recreation facilities into this expansive space. As part of this Area Strategy, City officers will conduct further discussion with TfL and LBTH to explore the potential of taking such an initiative forward.
27. The LDF Core Strategy Policy CS8 includes identifying and meeting residents’ needs, particularly residents from the Middlesex and Mansell Street Estates. The key opportunity here is to maximise opportunity for delivering health, community and educational services and facilities for residents, including additional accessible play space for children.
28. When the Aldgate East gyratory was removed and Whitechapel High Street was made two-way, Braham Street was transformed into a public open space; although emergency vehicle access was maintained. The space has little to no active street frontage. The heavily fortified rear of the Royal Bank of Scotland (RBS) building runs along one side and blank office walls run alongside the other. The pedestrian paths were aligned to allow easy future access to statutory undertaker equipment avoiding any relocation costs.
29. Negative responses were received regarding Braham Street ‘park’ during the intensive pre-consultation workshops carried out with residents and businesses and from the public consultation. It was made apparent to officers that the space did not meet the needs of stakeholders, whose comments included: “Braham Street Park – it’s a no go at night due to street drinking”; “youth gangs with scooters and hoodies hang out in the space”; “ creation of the Park has been well received. However we remain concerned about the long term ownership and management and would be prepared to discuss managing and improving this important public asset as a facility for the whole area.”
30. The lack of active frontage and lines of sight through the space attract anti- social behaviour and create an intimidating space to walk through.
31. There is an opportunity here to develop, in partnership with TfL and LBTH, a recreation sports facility of two to three caged five-a-side pitches, tennis courts or similar. A resident from Middlesex Street Estate suggested “a basketball court would be a great facility – can you include this in the new public space?” A recreation facility is likely to be welcomed by workers and students in the area as well as the residents of the City Fringe. This facility could also be managed for use during the weekends, encouraging children’s involvement.
Page 143 32. Residents from the Mansell Street Estate specifically asked for an allotment space to be provided for them during the intensive workshop consultation. This desire could be met, at least in part, through a stepped garden at this location.
Proposals
33. A list of potential schemes has been identified which would help deliver elements in the Key Areas of Opportunity within a coordinated approach to implementing the objectives of the Area Strategy. These are set out in Appendix 4.
34. The potential schemes are prioritised as high, medium and low. An indicative cost and potential funding sources are noted alongside the proposed schemes. This list is appended to this report and includes indicative expenditures of some £14.35 million. The pivotal proposal in the Area Strategy is the conversion of the Aldgate gyratory and creation of the new public square (in the region of £7.0 million) to encourage economic regeneration in the area. It has been given the highest priority.
35. It is expected that the implementation of the proposals will be externally funded from various financial sources, such as S.106 contributions, the new Community Infrastructure Levy (CIL), GLA Group funding streams (including TfL), funding from Tower Hamlets, and other external funding bodies. It is expected that implementation of the high priority schemes will generate further development in the area and hence further contributions.
36. The schemes in each of the key areas have been considered carefully. Prioritisation is proposed in three categories (see Appendix 3), high, medium and low such that:
A high priority is given to proposals that will tackle road safety, improving the main link between resident estates and community facilities and key measures that would ‘unlock’ and encourage economic regeneration of the area;
A medium priority is given to proposals that will improve links through the area, add sustainability features and create urban green open spaces. All of these will improve air quality, improve biodiversity, absorb noise, and, improve community amenity for workers, residents and visitors;
The remaining proposals are given a low priority. These proposals will help form a consistent, homogenous appearance and function for the area. These proposals include less significant street scene enhancements.
Corporate & Strategic Implications – Supplementary Planning Document
37. The Area Strategy document has been written to explain how the vision set out in the City’s Core Strategy Policy CS8 can be delivered, at an outline level, in terms of transportation and public realm improvement work. Future need was considered; guided by the City’s Core Policy, the London Plan and the Central London Sub-Regional Transport Strategy. Urban analysis provided a context for understanding the needs expressed by stakeholders during extensive consultation so that City officers could begin to illustrate indicatively changes that could be delivered in terms of transport and public realm enhancements. Page 144 38. The following supplementary planning documents were taken into consideration whilst developing the Aldgate and Tower Area Strategy:
Conservation Areas in the City of London: a General Introduction to their Character;
Crescent Conservation Area Character Summary and Management Strategy Supplementary Planning Document;
Lloyd's Avenue Conservation Area Character Summary and Management Strategy;
the Protected Views; and
the Tree Strategy.
39. In addition, the following documents were also referenced in developing the Key Areas of Opportunity:
the Manual for Designing Sustainable Streets;
the City’s Play Strategy;
the City’s Noise Strategy; and
the City’s Air Quality Strategy.
Conclusion
40. The Aldgate and Tower Area Strategy proposals address the LDF Core Strategy Policy CS8 to remove the gyratory, create a public space, and improve links through the area. It also addresses the London Plan’s requirement for economic regeneration and improvement in the community infrastructure.
41. An evidence of need was established through intensive pre consultation workshops, public consultation and urban analysis. Six key opportunity areas have been identified. These include:
Aldgate Gyratory;
Vine Street and Crescent Green Pedestrian Link;
Little Somerset Street;
Minories;
Crutched Friars and Jewry Street; and
Braham Street public open space in London Borough of Tower Hamlets.
42. A list of proposed schemes that could deliver the Area Strategy has been developed. The indicative total cost of these schemes is £14.35 million. The schemes are prioritised to encourage economic regeneration by making the area more attractive to businesses and addressing road safety. Providing
Page 145 improved links for residents and a green high quality street environment are also considered important.
43. It is recommended that Members adopt the Aldgate and Tower Area Strategy.
Appendices:
1. Area Strategy Boundaries Map
2. Aldgate and Tower Area Strategy Location Map
3. Potential Scheme Locations Map
4. List of Schemes and Prioritisation
Background Papers:
• The City Planning Officer’s Capital and Supplementary Revenue bids for 2008/09 P&R Committee Report 18 October 2007 • Aldgate High Street Temporary Contra Flow Lane Feasibility Study – Supplementary Revenue Bid Report S&W Sub-Committee Report 21 July 2008 • Land Bounded By Fenchurch Street, Fen Court, Fenchurch Ave & Billiter Street (120 Fenchurch Street) London EC3 P&T Committee Report 16 September 2008 • 76 - 86 Fenchurch Street, 1 - 7 Northumberland Alley & 1 & 1a Carlisle Avenue London EC3N 2ES P&T Committee Report 9 December 2008 • 60 - 70 St Mary Axe London EC3A 8JQ P&T Committee Report 9 December 2008 • Aldgate High Street Temporary Contra Flow Lane: Progress Report S&W Sub- Committee 30 March 2009 • Mitre Square, International House, Duke's Place, 11 Mitre Street & 1 Mitre Square London EC3 P&T Committee Report 1 February 2011 • 24 - 26 Minories London EC3N 1BQ P&T Committee Report 2 June 2011 • City of London Local Development Framework, Core Strategy Development Plan Document October 2011 • Aldgate Area Strategy: Progress Report P7T Committee 6 September 2011 • Aldgate Area Strategy: Progress Report P7T Committee 24 April 2011
Contact: [email protected] | telephone number: 020 7332 3564
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Page 152 Appendix 4 Aldgate and Tower Area Strategy List of Potential Schemes
Key Area of Opportunity Schemes Potential Funding Stream Priorities Status Estimate (£'000s) Running total (£'000s) Remove gyratory and create a public space 1 TfL / S106 / LBTH High Started 7,000 7,000 - remove subways and improve mobility in area
2 Crescent / Hammett Street S106 / S278 High Concept 750 7750
3 Somerset Street S106 / CIL High Concept 750 8500
--- Seething Lane table S106 / CIL High Concept 200 8700
4 Minories S106 / CIL High Concept 1,000 9700
5 Crutched Friars S106 / CIL Medium Started 200 9900
5 Lighting Crutched Friars underbridge S106 / CIL Medium Designed 80 9980
2 America Square S106 / Green Corridors Medium Concept 650 10630
2 Lighting Vine Street underbridge S106 / CIL Medium Concept 80 10710
Page 153 ALL Raised tables on main walking routes S106 / CIL Medium Concept 150 10860
ALL Navigation sign review S106 / CIL Medium Concept 150 11010
ALL Complete intuitive way-finding through use of materials S106 / CIL Medium Concept 300 11310
1 (Private) Trinity and Bus station improvements Private / TfL / S278 Medium Concept 1,000 12310
2 Vine Street S106 / CIL Medium Concept 500 12810
5 Jewry Street greening S106 / Green Corridors Medium Concept 400 13210 Lighting Minories underbridge 4 TfL / S106 / CIL Low Concept 80 13290 - consider movement sensor lighting
--- Seething Lane gardens S106 / CIL Low Designed 100 13390
4 Haydon Street S106 / CIL Low Concept 500 13890
4 Portsoken Street S106 / CIL Low Concept 100 13990
5 Savage Gardens S106 / CIL NA Completed 250 14240 Crutched Friars 5 S106 / CIL NA Completed 110 14350 junction with Jewry Street, Lloyds Avenue This page is intentionally left blank
Page 154 Agenda Item 8c
Committee: Date: Planning and Transportation 24 July 2012 Subject: Public Allocation of Grants from Transport for London for the 2012/13 Financial Year Report of: For Decision the Director of the Built Environment
Summary
This report sets out the two grants that Transport for London has made to the City for the 2012/13 financial year, which must be fully utilised prior to April 2013. These grants, whilst not tied to specific purposes, must deliver the Mayor’s transport objectives and the report recommends how they should be allocated. The recommendations about how the grants should be allocated are based, as in previous years, upon a process of prioritisation of potential projects that has been developed and agreed by the Highway and Planning Funds Group and are in accordance with the adopted City of London Local Implementation Plan 2011 . A balanced set of proposals covering five of the seven Local Implementation Plan programmes is set out that are deliverable this financial year. These five programmes will serve to deliver safer streets for the City.
Recommendation
I RECOMMEND THAT your Committee approves the allocations of the two non-specific grants from Transport for London for the 2012/13 financial year as set out in Table 1 in this report.
Main Report
Background
1. Transport for London is empowered by section 159(1) of the Greater London Authority Act 1999 (“the Act”) to give financial assistance to any body or person in respect of expenditure incurred or to be incurred by that body or person in doing anything that in the opinion of Transport for London is conducive to the provision of safe, integrated, efficient and economic transport facilities or services to, from or within Greater London. Transport for London uses this power to make annual grants to the City and the London boroughs to assist them in delivering projects that assist the Mayor of London in implementing his transport strategy.
Page 155 Current Position
2. Transport for London makes a number of grants to the City, usually on an annual basis. These include grants for major schemes, renewal of principal roads, assessment and strengthening of bridges and projects that complement certain high-profile Mayoral initiatives such as Barclays cycle hire and cycle superhighways. These grants are for specific purposes and are only able to be used on the projects for which the funds are granted. Your Committee is usually asked to approve expenditure of these grants on these projects when approving the funding arrangements for those projects (either in the normal annual resource allocation process or through ad hoc reporting). These grants for specific purposes therefore do not form part of this report.
3. For the 2012/13 financial year Transport for London has also made two non- specific grants that are available to be spent by the City on programmes and projects that serve to implement the Mayor’s transport strategy.
4. The corridors, neighbourhoods and supporting measures grant is determined according to a formula that was developed by Transport for London in conjunction with London Councils and in consultation with the City and the London boroughs. The formula includes factors for bus reliability, bus patronage, casualties, vehicle delay, carbon dioxide emissions from transport and residential population weighted by indices of deprivation. The weighted residential population factor means that the City receives a relatively small grant compared to the London boroughs. The City has a corridors, neighbourhoods and supporting measures grant of £832,000 for the 2012/13 financial year. Transport for London must approve the use of this funding.
5. The local transport funding grant is a fixed sum of £100,000 for the City and each London borough in the 2012/13 financial year. This funding does not require approval from Transport for London.
6. There are two separate grants because of the separate ways in which they are calculated. Both must be used to implement the Mayor’s transport strategy and both can be used largely at the discretion of the City.
7. In total therefore, the City has grants totalling £932,000 to implement the Mayor’s transport strategy in the City in the 2012/13 financial year.
Proposals
8. It is proposed to expend these two grants as set out in Table 1 below . The proposed allocation of the grants is spread across five of the seven programmes contained within the adopted City of London Local Implementation Plan 2011 .
9. As in previous years, it is proposed to allocate these grants in accordance with the prioritisation policy that was developed and agreed by the Highway and Planning Funds Group in July 2010. This policy is set out in Appendix 1 to this report. It establishes the principle that the use of non-specific grants from
Page 156 Transport for London should only be used where specific or more constrained funding resources are not available.
10. The policy also sets out three broad priority considerations:— first priority : completion of committed projects (ranked as essential, advisable or desirable) second priority : non-committed projects likely to attract match funding (to be ranked as essential, advisable or desirable) third priority : non-committed projects unlikely to attract match funding (to be ranked as essential, advisable or desirable)
11. Given the prioritisation criteria set out above the following spending priorities are proposed:—
i. Cycling Revolution Programme This programme continues to upgrade the provision for cyclists, as agreed by the Streets and Walkways Sub-Committee. The main focus of expenditure will deliver more streets where cyclists can ride legally in either direction, whilst other traffic travels in one direction only. Advanced stop lines will be installed at all junctions. There will also be corrections of cycling infrastructure, for example installing missing regulatory signs. This activity is a first priority and ranked as essential. The programme will continue into future financial years.
ii. Road Danger Reduction Programme This programme consists of the Road Danger Reduction Plan and associated implementation. This funding will be used to support the development and design of the programme and to procure and distribute leaflets and other campaign material. This activity is deemed essential as it is the primary strategic document driving casualty reduction across the City. It will continue into future financial years.
iii. Streets as Places Programme This programme includes Green Corridors (year 2); Riverside Walk Enhancement Strategy : Connecting Spaces (year 2); Riverside Walk Enhancement Strategy : Globe View walkway; Fleet Street Area Strategy and Saint Paul’s and Carter Lane Area Strategy : Fleet Street–Ludgate Hill corridor; and pre- and post-implementation surveys. It will continue into future financial years. All elements of this programme are first priority in that they continue existing projects. The Green Spaces project is seen as desirable and the other two are seen as essential. One to complete the Riverside Walk and the other to build a business case to deal with the road danger and poor street environment.
iv. Traffic Management Programme This programme includes tactile paving corrections and traffic signs and road markings. This activity is deemed to be essential to meet the needs of people with disabilities. It will continue into future financial years.
Page 157 v. Travel Behaviour Programme This programme includes cyclists taking the lane and setting the pace and Bike Week, European Mobility Week, London Underline, Use Your Energy Wisely and other campaigns and events. This activity is deemed to be essential. It deals with general issues of travel behaviour but has a strong emphasis on cycling; which supports the road danger reduction programme. It will continue into future financial years.
12. This proposed programme seeks to balance the allocation of resources in accordance with the agreed prioritisation policy. It spreads the grant expenditure across five of the seven Local Implementation Plan programmes. The two programmes not allocated any grant are the highway maintenance programme and the transport planning programme. The highway maintenance programme benefits from specific grants from Transport for London for renewal of principal roads and assessment and strengthening of bridges. The planned works in the transport planning programme will be entirely delivered this financial year using staff funded through local risk budgets. They will be contributing to the City’s development management (land use planning) processes (including “back end” planning processes such as assessing and approving travel plans and delivery and servicing plans).
13. A brief summary of the current (2012/13) year of the Local Implementation Plan is set out at Appendix 2 to this report. Table 1 below sets out the proposed 2012/13 allocation of the non-specific Transport for London grants. Further basic details about the projects are set out in Appendix 3 to this report.
Table 1: Proposed Allocation of the Non-Specific Grants from Transport for London for the 2012/13 Financial Year
Cycling Revolution Programme • near universal two-way cycling £40,000 • near universal advanced stop lines at junctions £40,000 • corrections of cycling infrastructure £20,000 Road Danger Reduction Programme • Road Danger Reduction Plan and associated implementation* £100,000 Streets as Places Programme • green corridors (year 2) £175,000 • Riverside Walk Enhancement Strategy : Connecting Spaces (year 2) £150,000 • Riverside Walk Enhancement Strategy : Globe View walkway £50,000 • Fleet Street Area Strategy and Saint Paul’s and Carter Lane Area Strategy : Fleet Street–Ludgate Hill corridor £110,000 • pre- and post-implementation surveys £34,000 Traffic Management Programme • tactile paving corrections £45,000 • traffic signs and road markings £44,000
Page 158 Travel Behaviour Programme • cyclists taking the lane and setting the pace £30,000 • Bike Week, European Mobility Week, London Underline, Use Your Energy Wisely and other campaigns and events £94,000 total £932,000
* The road danger reduction programme will be funded from the local transport funding grant. The other programmes will be funded from the corridors, neighbourhoods and supporting measures grant.
14. As well as the £100,000 allocated to education, training and publicity measures through the proposed new Road Danger Reduction Plan the physical changes to the highway infrastructure contained within the other four programmes funded from the Transport for London grants will also deliver safer streets.
15. The proposed allocations are all in accordance with the adopted City of London Local Implementation Plan 2011.
Financial Implications
16. Although there is considerable flexibility in the allocation of the two non-specific grants from Transport for London, the principal stipulation being that the expenditure involved serves to implement the Mayor’s transport strategy, all expenditure funded from the 2012/13 grants must be completed within that financial year. Officers will monitor expenditure and adjust the elements, as necessary, to maximise the use of the funding.
Legal Implications
17. The financial assistance that Transport for London may give to the City includes in particular assistance in respect of any expenditure incurred or to be incurred by the City in discharging any function as a highway authority or a traffic authority (section 159(3) of the Act). In deciding whether to give financial assistance to the City, and if so the amount or nature of any such assistance, Transport for London may have regard to any financial assistance or financial authorisation previously given to the City and the use made by the City of such assistance or authorisation (section 159(4) of the Act).
18. Financial assistance may be given subject to such conditions as Transport for London considers appropriate, including conditions for repayment in whole or in part in specified conditions (section 159(6) of the Act). Transport for London has published general conditions for expenditure of the financial assistance that it provides that the City must follow. These general conditions relate to reasonable factors such as the expenditure serving to implement the Mayor’s transport strategy and the removal of infrastructure previously funded (in whole or in part) by Transport for London being undertaken only with Transport for London’s agreement.
Page 159 19. In carrying out its highway and traffic functions the City Corporation must have regard, inter alia, to its duty to secure the expeditious, convenient and safe movement of traffic having regard to any effect on amenities (section 122 of the Road Traffic Regulation Act 1984); its duty to secure the efficient use of the road network avoiding congestion and disruption (section 16 of the Traffic Management Act 2004); and its duty to assert and protect the rights of the public to the use and enjoyment of the City’s highways (section 130 of the Highways Act 1980).
Strategic Implications
20. Expenditure of the grants provided by Transport for London on the projects set out in this report will allow them to be implemented, which will assist in delivering five of the seven programmes within the City of London Local Implementation Plan 2011 and in delivering The City Together Strategy: The Heart of a World Class City 2008–2014 (the City’s sustainable community strategy). Within The City Together Strategy the projects will particularly deliver on the themes of protecting, promoting and enhancing our environment and creating a safer and stronger City.
Conclusion
21. This report sets out the two grants that Transport for London has made to the City for the 2012/13 financial year that are not tied to specific purposes and recommends how these grants should be allocated.
Appendices:
1. Prioritisation Policy 2. Local Implementation Plan 2012/13 3. Project Summaries
Background Papers:
• Greater London Authority Act 1999 • The Mayor of London’s transport strategy • City of London Local Implementation Plan 2011 • The City Together Strategy: The Heart of a World Class City 2008–2014
Contact:
Craig Stansfield Team Leader, Transportation Strategy and Programmes Department of the Built Environment 020 7332 1702 [email protected]
Page 160 Appendix 1: Prioritisation Policy i. The Highway and Planning Funds Group agreed a principle that projects should only be funded from the non-specific grants from Transport for London if they could not be funded (or at least not fully funded) from more constrained sources of funding such as major schemes grants from Transport for London, maintenance grants from Transport for London, the Bridge House Estates, voluntary contributions for enhancements from City firms and contributions from City firms for enhancements as a quid pro quo for on-street security measures. This is to ensure that flexible sources of funding, such as these non-specific grants, are not fully committed on projects that may have alternative sources of funding available. ii. For example, the effect of this principle is that maintenance of principal roads should only be funded from these non-specific grants if there is no relevant principal road maintenance grant from Transport for London or if there is but it is fully committed. Similarly, the non-specific grants should not be used for strengthening highway structures if Transport for London has made a maintenance grant for that purpose and that grant is not fully committed. iii. The Highway and Planning Funds Group also recognised that this principle, though important, would be insufficient for prioritising the projects to recommend to your Committee as being funded (in whole or in part) from the two non- specific grants from Transport for London and, as a result, it also adopted a further three-stage process of prioritising projects. iv. This process is that, firstly, all projects that are committed be prioritised over those that are uncommitted. This recognises that projects that your Committee has approved (either directly or via a delegation) should proceed unless there are very good specific reasons for them not to, and that they should be prioritised over those projects that your Committee has not yet considered. v. Secondly, projects within both of these two broad groups of committed and uncommitted projects should be ranked as essential, advisable and desirable . For committed projects, this ranking will have been approved by your Committee through the bid approval process. For uncommitted projects the ranking will be that set out or to be set out in the bid report to be submitted to your Committee. It will therefore be agreed between the Town Clerk, the Chamberlain and the Director of the Built Environment. vi. Thirdly, projects within these six groups of committed and uncommitted essential, advisable and desirable projects should be further ranked according to whether or not the commitment of funding from the grants from Transport for London would serve to bring in match funding from a third party, with projects with scope for match funding being ranked above those with little or no potential for this. vii. These three factors establish a matrix of twelve ranked groups of projects, which serve to establish priorities to recommend to your Committee, and this
Page 161 process has been followed in determining the projects recommended for funding as set out in Table 1.
Page 162 Appendix 2: Local Implementation Plan 2012/13
• cycling revolution programme • road danger reduction programme • traffic management programme • traffic management programme—on-street parking • traffic management programme—off-street parking • streets as places programme • transport planning programme • travel behaviour programme • highway maintenance programme—highway renewal • highway maintenance programme—drains and sewers • highway maintenance programme—street cleansing • highway maintenance programme—Bridge House bridges • highway maintenance programme—other structures • major schemes—reconnecting Saint Paul’s • major schemes—Aldgate • major schemes—Bank area • major schemes—Holborn Circus • major schemes—Fleet Street area • major schemes—Whitecross Street area • major schemes—Liverpool Street area • major schemes—eastern City cluster
Page 163 Appendix 3: Project Summaries i. Near Universal Two-Way Cycling
The delivery of two-way cycling on more City streets. The City still has many one-way streets that restrict the choice of routes for people who cycle. In many places this results in cyclists being constrained to using the streets that are busy with motor vehicles, which are where most cyclist casualties occur. The removal of unnecessary movement restrictions will improve access and reduce road dangers. The majority of the works just involve traffic signs and road markings but in some cases some civil engineering works are required. Individual works will usually be in the range of £2,000–£5,000 per street or junction. ii. Near Universal Advanced Stop Lines at Junctions
Official guidance sets out that all signal junctions should incorporate an advanced stop line for cyclists. Advanced stop lines provide safety and journey- time benefits for cyclists while having negligible impact on other road users. There remain numerous signal junctions in the City that either do not have universal advanced stop lines or that have advanced stop lines of inadequate depth or that are otherwise substandard. The majority of the works just involve road markings but in some locations other works will be required. Road marking works will usually be in the range of £200–£500 and other works in the range of £2,000–£5,000 per junction. iii. Correction of Cycling Infrastructure
Through changes in legislation, guidance and other factors there are some locations where cycling infrastructure requires updating. iv. Road Danger Reduction Plan and Associated Implementation
The Road Danger Reduction Plan will set out the education, training and publicity programmes and interventions that the City’s Road Safety Team will undertake to try to reduce road traffic collisions and casualties in the City. Activity will focus in particular on pedestrians and cyclists. The plan will highlight areas of partnership working with other City departments and external agencies including the City of London Police. v. Green Corridors (Year Two)
In November 2011 the Projects Sub-Committee and Streets and the Walkways Sub-Committee approved a three-year programme of street-tree planting in the City, to be wholly funded by Transport for London.
The planting of six trees was achieved in year 1 (one more than originally planned). In year 2 the plan is for at least 26 trees to be planted.
Page 164 The City’s recently adopted Tree Strategy supplementary planning document (SPD ) aims to increase the stock of trees, especially through the planting of large-canopy species, and to increase the number of City-owned trees by 5% by 2019. The green corridors programme will significantly contribute to this target.
Planting trees in the City is challenging because of the number of underground services. These services appear at varying depths which makes finding suitable locations for trees difficult. In order to ascertain suitable tree locations, surveys and trial holes always need to be undertaken and the success rate of trial holes is less than 30%. Footway build-outs are often required in order to accommodate street trees in the City. These constraints mean that the cost of planting street trees in the City is higher than in most other places. vi. Riverside Walk Enhancement Strategy : Connecting Spaces (Year Two)
In July 2011 the Streets and Walkways Sub-Committee approved year 1 of this project. Those works were fully funded by Transport for London and were completed in March 2012. Year 2 works are now proposed.
The City’s Riverside Walk is a series of previously unconnected wharfs and other riverside spaces that have been linked over time. In order to give it a single identity as a walking route, the Connecting Spaces project proposes improvements to create a more consistent, comfortable and better connected Riverside Walk.
This is a phase two project from the Riverside Walk Enhancement Strategy , which was approved in 2005 and revised in 2008. The objectives of the project are to:— • Create a more pleasant, safe and attractive environment for residents, visitors and local occupiers; • Provide comfortable places for people to rest and enjoy views of the river; • Improve legibility through better placed and better quality signage; • Improve accessibility and enhance access points; • Develop a readily identifiable walking route through the use of consistent paving materials; • Encourage greater use as a walking route; • Discourage cycling on the Riverside Walk; and • Address rough sleeping and anti-social behaviour, particularly by improving lighting.
The following spaces are being considered for year 2, although these may vary slightly as the project progresses:— • All Hallows Lane: access improvements, recladding of steps, provision of seating • Walbrook Wharf: improved signage including interpretation signage about the working wharf • Southwark Bridge area: upgrade of lighting to more efficient LED s adjacent to the river and under the covered walkway
Page 165 • Paul’s Walk: improvements to the area around the public toilet including lighting • seating: in areas where there is a need for more and where old benches need replacing • signage: additional appropriate signage to improve wayfinding for pedestrians and to discourage cycling on the Riverside Walk vii. Riverside Walk Enhancement Strategy : Globe View Walkway
The Riverside Walk currently diverts away from the River at High Timber Street. In the short to medium term enhancements have been implemented to High Timber Street. In the longer term it is planned to continue the Riverside Walk adjacent to the river, under the buildings at Globe View, Queensbridge House and Queen’s Quay House. However, there is still a section of the Riverside Walk at Globe View, Queensbridge House and Queen’s Quay House that is not yet complete. The walkway at Queensbridge House and Queen’s Quay House is proposed to be achieved through the new hotel development, which leaves Globe View still to be completed.
The current layout of the walkway under Globe View includes numerous hidden spaces that could encourage anti-social behaviour and a ledge that could be used by rough sleepers. When it was first opened 10 years ago significant problems were experienced with rough sleeping and fire-lighting and it was gated off and has remained so ever since. Design solutions are being evaluated and the options will be presented to Members in September 2012 for approval at gateway 3. The recommended option is likely to involve constructing a new external walkway. The allocation proposed will allow the agreed option to be developed so that a gateway 4 report can subsequently be produced. viii. Fleet Street Area Strategy and Saint Paul’s and Carter Lane Area Strategy : Fleet Street–Ludgate Hill Corridor
The Fleet Street–Ludgate Hill corridor study will deliver on items in both the Fleet Street Area Strategy and the Saint Paul’s and Carter Lane Area Strategy . It aims to understand and address the issues and conflicts that lead to the high numbers of casualties along these streets. The corridor has high numbers of buses and taxis and considerable on-street servicing activity. At the same time, it accommodates high pedestrian demands from tourists, workers and residents.
Recent investigations have assessed the Ludgate Hill zebra crossing and have pointed to the wider implications of changing the crossing arrangements. The next phases in the study will investigate further potential improvements along the corridor that could reduce road-user conflicts. ix. Pre- and Post-Implementation Surveys
It is invaluable to carry out surveys in advance of developing projects. This means that more responsive proposals can be developed that meet the needs
Page 166 of the public. The Bank public consultation is a good example of such a consultation. Post-implementation surveys allow the City to assess whether projects have achieved their objectives. x. Tactile Paving Corrections
Tactile paving is an important feature to assist pedestrians with visual impairments. It enables them to lead as independent a life as possible. It is important that the use of tactile paving is consistent throughout the City in accordance with local guidance. xi. Traffic Signs and Road Markings
Through changes in legislation, guidance and other factors there are some locations where traffic signs and road markings require updating. xii. Cyclists Taking the Lane and Setting the Pace
This is a campaign to educate all road users, particularly cyclists and drivers, about appropriate road positioning by cyclists in the City’s narrow mediaeval streets. To reduce road dangers, cyclists should take the centre of the lane (primary position) when there is insufficient space for a following motor vehicle to pass safely without moving over into an adjacent lane; cyclists should then move back over to the left when lane widths allow safe overtaking within the lane. Lane widths are dynamic environments, affected by such things as the presence of parked cars, vans waiting to load or unload, pedestrians standing in the carriageway waiting to cross, roadworks and street works etc., and cyclists should know how to respond appropriately to keep themselves safe and drivers should know what cyclists are doing and not expect them to ride continuously hugging the kerb regardless of the road conditions. This campaign will seek to educate all road user groups within the City to improve safety and reduce conflicts, collisions and casualties. xiii. Bike Week, European Mobility Week, London Underline, Use Your Energy Wisely and Other Campaigns and Events
This is a continuation of the travel behaviour campaigns of previous years. Participation in national Bike Week to encourage more people to take to two wheels using the Olympic Games as a particular inspiration and motivating factor. Raising awareness of transport and related environmental issues and how individuals can make a difference though the London Underline, Use Your Energy Wisely and other campaigns encouraging walking and cycling and healthier lifestyles in the City and in City workers’ home areas.
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Page 168 Agenda Item 8d
Committee(s): Date(s): Planning and Transportation 24 th July 2012 Policy and Resources 6th September 2012
Subject: Public Suggested Response of the City Corporation to the Government’s Consultation on the Relaxation of Planning Rules for Change of Use Report of: For Decision Director of the Built Environment
Summary
On 3 rd July 2012 the Government’s Department for Communities and Local Government (DCLG) published a series of consultation papers concerning proposed national reforms to the planning system to make it more responsive to the changing demands of society and businesses. They comprise three documents proposing changes to streamline information requirements for planning applications, changes to statutory consultee performance expectations, and the proposed national relaxation of some existing controls over change of use. This report focusses on the proposal to allow more changes of use to occur without the need for planning permission.
The Government’s proposals would allow developers and owners, responding to short term market forces, to change the use of a greater range of buildings without the need for planning permission. This would have significant adverse implications for the City of London and its current role as the world's leading international financial and business centre. A similar concern was expressed to Government in response to a previous similar national proposal relating to change of use from offices to housing. The Government accepted the City’s argument at that time and modified its proposals so that there was scope for locally justified discretion in the application of national policy. Similar local discretion is needed in the application of the current proposals.
City Corporation members and officers will be liaising with those who drafted these proposals and those affected by them to better understand the wider economic implications for the City. The City Corporation considers that the proposals need to be amended significantly and in its response is suggesting several refinements for discussion as part of its ongoing dialogue. The suggested response is set out in paragraphs 22-23 of this report.
Recommendations • That the key points and suggested refinements set out in italics in paragraphs 22-23 should form the basis of the City Corporation’s submission to the Secretary of State in response to his consultation papers.
Page 169 • That authority be delegated to the Town Clerk, in consultation with the Chairmen of Policy and Resources Committee and Planning & Transportation Committee, to make further changes to the response arising from ongoing discussions.
Main Report
Background
1. The Government is concerned to create new opportunities for sustainable development and growth and to make the planning system less bureaucratic and more responsive to the changing demands of society and business. It has therefore published a set of consultation papers aimed at streamlining the planning application and statutory consultee processes, and at removing the need to apply for planning permission when changing the use of some buildings.
2. The potentially most significant proposals are in the DCLG consultation paper proposing national changes to the operation of the Use Classes Order to relax some existing controls over the change of use of existing buildings. The stated aims are to contribute to sustainable development by making best use of existing buildings. It is also stated that these proposals will help bring empty and redundant buildings back into productive use, promote brownfield regeneration, help build more homes, support local high streets and secure jobs in the rural economy.
3. Members will recall that a similar proposal to relax national planning controls over change of use from offices to residential was made during 2011 and that the City Corporation lobbied successfully against that proposal because of its potential adverse effects on the City’s economy. The Government accepted that their original proposals were too crude for application nationally and instead set out a revised approach with scope for local discretion in the National Planning Policy Framework (March 2012) that encourages such changes to residential use unless there are strong economic reasons why such development would be inappropriate.
4. The timing of the consultation papers is unfortunate because it adds considerable uncertainty to planning policy preparation so soon after the National Planning Policy Framework was published. The NPPF urged planning authorities to speed up their plan preparation work yet the uncertainty introduced concerning future planning controls over change of use makes it difficult for local authorities and developers to plan ahead.
5. The DCLG consultation paper on change of use is entitled ‘New Opportunities for Sustainable Development and Growth Through the Reuse of Existing Buildings’ (July 2012) and it is available on the internet at http://www.communities.gov.uk/publications/planningandbuilding/reusebuildingsconsultation
6. The other two DCLG consultation papers are:
Page 170 i) Streamlining Information Requirements for Planning Applications July (2012) available at http://www.communities.gov.uk/publications/planningandbuilding/streamlininginfocons ultation ii) Statutory Consultee Performance and Award of Costs (July 2012) available at http://www.communities.gov.uk/publications/planningandbuilding/statutoryconsulteec onsultation
Government Proposals to Relax Planning Controls over Change of Use
7. The most significant consultation paper contains the proposals to relax some existing national planning controls over change of use of existing buildings (not including listed buildings and scheduled monuments). These proposals contain four elements: -
A. Hotels to Houses 8. The proposal is to allow hotels and guest houses (C1) to be converted into residential use (C3) without the need for planning permission by using new permitted development rights. The intention is that this will boost housing supply and hasten the contraction of the hotel sector where it no longer provides viable holiday accommodation. The proposal refers to the potential use of Article 4 Directions to protect hotel stock where justified locally.
Comment 9. The proposal would have adverse consequences for the City as City hotels form part of the mix of commercial uses and are not confined to existing residential clusters (see Map 1). Hotel conversion would introduce residential uses to areas currently dominated by commercial activity and could raise expectations of residential amenity there that are unrealistic without adversely affecting the activities of current businesses or the commercial redevelopment potential of the area. The use of ‘Article 4 Directions’ to withdraw the permitted development right and prevent inappropriate change involves payment of compensation and would be prohibitably expensive.
10. The City Corporation appreciates the need to boost economic activity and to increase housing supply nationally and over many years has helped deliver more housing in the London area for the benefit of Londoners. However, the Government’s latest proposals need re-thinking so that the proposed measures to boost the economy and increase housing supply do not have the unintended consequence of threatening existing economic activity and employment in places such as the City that are vital to the national economy.
B. Temporary Use of Buildings 11. The intention is to allow temporary change of use of certain existing buildings for 2 years without the need for planning permission in order ‘to open up premises to new businesses and allow redundant buildings to be brought back into use’. The proposals could apply to the following existing uses: - shops (A1) and other A Class retail uses, offices (B1), non-residential institutions (D1) and assembly and leisure uses (D2). The temporary uses that could gain from permitted
Page 171 development rights include: - shops (A1), financial and professional services (A2), cafes (A3) and offices (B1).
Comment 12. The proposal could have wide ranging and unintended adverse consequences as it removes the existing powers of planning authorities to balance the mix and spatial pattern of uses in the public interest. Existing policy protection for beneficial existing uses such as shops (A1) in Principal Shopping Centres, health centres, nurseries, public halls, libraries, education and training centres, could be undermined as such uses could be replaced by more profitable uses without the need for planning permission. The proposal is too blunt an instrument as the stated aim is allowing redundant buildings to be brought back into use yet the proposal does not distinguish between redundant buildings and those currently occupied by thriving businesses and other activities. Such businesses could be threatened by the proposal if owners sought to maximise their financial return through the replacement of established occupiers rather than filling vacant premises with new uses.
C. Reuse of Existing and Redundant Agricultural Buildings 13. The intention is that opportunities could arise for diversification and sustainable economic growth in rural areas if more existing and redundant agricultural buildings were re-used for other ‘low-impact’ commercial uses including retail, cafes, B1 businesses, hotels, assembly and leisure uses. Comments are invited on whether size thresholds should be applied to such permitted development and on whether a prior approval system would be needed to filter out ‘high-impact’ proposals that should not benefit from permitted development rights.
Comment 14. This proposal for existing farm buildings would have no effect on the City of London but could affect open spaces managed by the City Corporation as farm buildings nearby might more easily become centres of commercial activity with traffic and other implications.
D. Increases in Permitted Development Rights for Changes Between B1 (offices), B2 (general industry) and B8 (storage and distribution) Uses 15. There are already permitted development rights for changes between these uses subject to a size limit of 235 sqm. The proposal is to double this size limit to 470 sqm to give business greater operational flexibility.
Comment 16. It is not considered that this proposal would affect the City as there are few B2 or B8 uses and little demand for them in an expensive central city location.
Government Proposals to Streamline Information Requirements for Planning Applications
17. The Government wants to ensure that the national and local information requirements asked of applicants for planning permission are proportionate. The
Page 172 proposals include reducing national requirements for outline planning applications, encouraging local authorities to review frequently their local requirements, and combining the existing agricultural land declaration and ownership certificates.
Comment 18. The outline planning application proposals will have little effect on the City as the complexity of most City redevelopments means that outline planning applications are hardly ever received. The City Corporation updated its local information requirements in December 2010 and is currently reviewing them once more. The proposal to change the agricultural land declarations procedure is welcome as City developers sometimes overlook it assuming incorrectly that it is irrelevant for an urban site.
Government Proposals for Statutory Consultee Performance and Award of Costs
19. The intention is that statutory consultees should provide timely, clearer and stronger advice to local planning authorities and applicants. The proposal is to amend guidance on the award of costs to promote a proportionate response on the part of statutory consultees, and to clarify in guidance that local authorities should not be liable for an award of costs where they refuse a planning application that is clearly contrary to a development plan where no material considerations including national policy indicate that planning permission should have been granted.
Comment 20. The proposed changes are welcome clarification and should lead to statutory consultees providing reasonable advice and being involved in appeals where they have advised refusal of an application. The changes potentially increase the liability of statutory consultees where their actions are deemed unreasonable and lead to unnecessary costs by other parties.
Key Points of the City Corporation’s Suggested Response
21. The key points and suggested refinements in the City Corporation’s suggested response are set out below. They will be included in the formal response to be finalised by the Town Clerk in consultation with the Chairmen of Policy & Resources and Planning & Transportation Committees. Detailed answers to the specific consultation questions set by the Government will be prepared, based on the approach taken in the key points.
Key Points 22. The Government’s national proposals would allow developers and owners, responding to short term market forces, to change the use of a greater range of buildings without the need for planning permission. This would have significant adverse implications for the City of London and its current role as the world's leading international financial and business centre for the following reasons:
Page 173 a. The City’s planning policy approach seeks to create a considered balance of uses to support its role as a world financial and business services centre and seeks to separate uses that are not compatible with this role, due to differences in scale and activity, through the clustering of residential uses in specific parts of the City such as the Barbican. This has reduced the scope for conflict with commercial activities and has facilitated more efficient service delivery to City residents. The Government’s latest national proposal for conversion of hotels to residential without the need for planning permission would allow residential uses to become more dispersed across the City, thereby undermining the current policy approach and the ability of the City to plan for good residential amenity and efficient services.
b. The introduction of housing to areas currently dominated by commercial activity could raise expectations of residential amenity that are unrealistic without adversely affecting the activities of current businesses or the commercial redevelopment potential of the area. Large redevelopment projects create significant disruption such as noise that would adversely affect residential amenity for an extended construction period.
c. Loss of established hotel stock to more profitable residential uses would dilute the concentration of commercial activities that gives the City and its fringes a ‘critical mass’ offering economies of scale and scope for the international financial and business services. The City’s policies have encouraged hotel development in recent years to support City business needs and its role as a visitor destination at week-ends. There has been growth from one to fifteen City hotels during 1999-2011. The proposal could threaten this modern hotel stock which provides a convenient local facility for City business and other visitors.
d. The separate proposal to allow the temporary conversion of certain existing buildings currently in retail, office, institutional, assembly or leisure uses without the need for specific planning permission would also frustrate existing planning policies to protect such uses where they are still beneficial. For example, the current policy protection for existing shops (A1) in Principal Shopping Centres such as the rejuvenated Cheapside would no longer be effective as such shops would not need planning permission to convert for two years to non-shop uses such as cafes or offices.
e. The proposals to streamline information requirements for planning applications are broadly welcomed provided that is it accepted that detailed local information requirements will remain necessary for the proper consideration of the complex redevelopment proposals received in the City. Changes to agricultural land declaration procedures are especially welcome as they currently cause confusion among some City applicants.
f. The proposals to clarify statutory consultee performance standards are welcome as they should lead to statutory consultees providing timely, clear and reasonable advice.
Suggested Refinements
Page 174 23. As part of the City Corporation’s commitment to dialogue on this important matter the following suggestions are made for refinements to the existing proposals in order to help support growth and increase housing delivery nationally without affecting existing and future business activity and employment.
i) Consider wider use of the policy approach in the NPPF which sets out national policy but allows for locally justified discretion in its application: The NPPF takes the policy approach of encouraging the relaxation of planning controls over change of use (e.g. from offices to housing) provided there are not strong economic reasons why such development would be inappropriate. Local authorities have scope to use locally justified discretion in the application of national policy. This policy approach was arrived at following comments from the City Corporation and others that a national approach needed to allow for local variety. A similar approach could be applied to the Government’s current proposals to relax planning controls over change of use, e.g. from hotels to housing.
ii) Consider applying the temporary change of use permitted development rights to vacant properties only: The proposals are seeking to stimulate economic growth and regeneration yet their broad application to all relevant properties occupied or vacant means that they could jeopardise the future of existing successful businesses and retail centres whose occupants could be under threat if market forces mean that other uses are more profitable. The proposal should only apply to properties that have been vacant for a period of at least a year with evidence of unsuccessfully marketing for the existing use.
iii) Consider area exemptions from the national approach: The strong economic benefits to London and the UK provided by the economic activities concentrated in central London mean that all or part of this area, including the City, should justifiably be exempt from these proposals where they would undermine existing economic activity and employment in places that are vital to the national economy.
iv) Consider exemptions where the local development plan has been recently adopted and housing delivery performance has been good: Local authorities that have been performing well by delivering additional housing in accordance with a recently adopted development plan do not need these proposals to ensure they are making their contribution to meeting housing needs and so should be exempt from the proposals. The proposed changes should focus on those authorities that have an out-dated development plan that protects too much employment land that is no longer required long-term by the market, and does not deliver the additional housing that is needed. The proposals are too blunt an instrument to apply at a national scale and need to be refined to allow for local circumstances.
Page 175 Conclusions
24. The City Corporation appreciates the need to increase housing supply nationally and over many years has helped deliver more housing in the London area for the benefit of Londoners. However, the Government’s latest proposal to boost housing delivery through the conversion of hotels needs refinement so that the proposed measures to increase housing supply do not have the unintended consequence of threatening existing economic activity and employment in places such as the City that are vital to the national economy. The City Corporation considers that the proposals need to be revised significantly and in its response is suggesting several refinements for discussion as part of its ongoing dialogue.
Background Papers: Report of the City Planning Officer: ‘Publication of the National Planning Policy Framework’ to Planning & Transportation Committee 24 th April 2012.
Contacts: [email protected] \0207 332 1970 [email protected] | 0207332 1700
Page 176 Map 1: Distribution of Hotels and Housing in the City as at March 2012
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