TOWARDS A PLAN KEY ISSUES AND OBJECTIVES CONSULTATION

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Key issues and objectives consultation 3 Timeline 6 Planning policy 8 How to read this document 9 Green space and open space 10 Shopping and town centre experience 14 Ridley Road 18 Transport and movement 20 Buildings 24 Workspace and employment 28 Housing 30 Arts, culture and evening and night time economy 32 Inclusive and safe environment 34 How to respond and next steps 36 TOWARDS A DALSTON PLAN: KEY ISSUES AND OBJECTIVES CONSULTATION

Over the past year, through the Dalston Feedback on the issues and objectives Conversation, we have spoken to people will help shape detailed planning and that live and work in Dalston, business regeneration guidance for Dalston which owners, visitors and commuters alike, about will be in the form of a supplementary their community and how change can and planning document, called the Dalston has affected the local area. Plan. The Dalston Plan will guide Dalston’s future as a place to live, work and visit over The Dalston Conversation report can be the next 15 years. read at www..gov.uk/Dalston-SPD. Following these conversations, the Council This document and all supporting will produce a new planning and regeneration documentation can be found online at: document for Dalston (the Dalston Plan), https://dalstonplan.commonplace.is/ but as a first stage has produced thisKey Issues and Objectives document which Complete the online questionnaire at builds on studies, the Dalston Conversation, https://dalstonplan.commonplace.is/ and other early engagement to set out the key issues, opportunities and challenges facing Dalston and a range of objectives for the plan to address them.

Consulting on these Key Issues and Objectives is an important first stage - there needs to be agreement on the objectives before the Council can move forward to the next stage of producing a draft plan, which will set out the options to deliver them.

3 Key Issues and Objectives The Dalston Plan Inclusive Economy Strategy consultation (first stage) (the next stage) Over the past decade Hackney has experienced growth but we also have high levels of poverty and inequality Before we start producing detailed plans for The preparation of the Dalston Plan involves in our borough. There is a sense of disconnection the area and for specific sites, we would like a number of stages - this Issues and Objectives some residents feel about recent economic changes your views on key issues and objectives set consultation is the first stage. We will then happening here. Our approach to area regeneration out in this document that seek to address produce a first draft Dalston Plan and consult aims to create better places for people; physically, the aspirations and concerns of the local again in Summer 2020. economically and socially, based on a shared vision of community, to see whether we are on the The Dalston Plan aims to create better what that area needs and on engagement with the right track. These issues and objectives places for people; physically, economically, community, stakeholders and partners. relate to the following themes: environmentally and socially, and will set Delivering the vision requires the Council to work out objectives and proposals for the town • Green space and open space effectively in partnership both internally and externally centre. The Plan will embed the Council’s with a wide range of stakeholders, including residents, • Shopping and town centre Inclusive Economy Strategy and will guide businesses, retailers, community groups, landowners, development and improvements across the • Ridley Road developers, arts and cultural organisations, and other town centre, including opportunity sites (see local and central government bodies. • Transport and movement image opposite) and the surrounding public • Buildings spaces. It will also provide guidance on issues The inclusive economy strategy has set three such as the town centre and shops, community • Workspace and employment strategic priorities: safety, development, and the quality of the : Support local neighbourhoods • Housing environment. Strategic Priority 1 and town centres to thrive and to be inclusive, • Culture, evening and night time economy resilient places • Inclusive and safe environment. Strategic Priority 2: Champion local business The objectives will help shape the planning and social enterprise in Hackney and protect and and regeneration guidance for the town maximise the delivery of affordable workspace in the centre and inform site specific proposals borough. that will be developed over the next 6 Strategic Priority 3: Connect residents to support months, and will be set out in the draft and opportunities to learn new skills, get good quality Dalston Plan which you will have another work and to make progress in work over their career. opportunity to comment on. For more information, go to: https://hackney.gov.uk/plans-strategies

4 The Dalston Plan boundary and opportunity sites - Public Realm Improvements

Whilst we consult on our draft objectives, the Council is also in the process of delivering a series of public realm improvements to key streets and spaces in Dalston following a successful bid for the Mayor of GLA Good Growth funding. Ridley Road market is Dalston’s key visitor attraction, attracting visitors from other parts of the borough and beyond and is broadly recognised as the heart of the community. The town centre will be enhanced by working with traders to deliver improvements to the market stalls and the street with the aim of making it an even more popular destination. Improvements to Ridley Road will act as a catalyst for other improvements to streets and spaces in the town centre which will be set out in the forthcoming Dalston Plan.

The Dalston Plan boundary and opportunity sites The exact boundary for the Dalston Plan (identified in KEY orange opposite) is yet to be decided and will be shaped 1 - Stamford Works by your comments and feedback. This is the Dalston 2 - Birkbeck Mews town centre boundary as set out in Hackney’s new 3 - Ridley Road borough-wide Local Plan (https://hackney.gov.uk/lp33). 4 - Dalston Kingsland Station and associated works The opportunity sites opposite have been designated in 5 - Kingsland Shopping Centre the Local Plan as sites suitable for refurbishment and /or 6 - 36-42 Kingsland High Street - 1-7 Dalston Lane and 1-7 Ashwin Street redevelopment, and will be the focus of the Dalston Plan 7 8 - 2-16 Ashwin Street, 11 Dalston Lane at the next stage. 9 - Former CLR James Library, Please let us know if you feel this is appropriate 16-22 Dalston Lane, 62 Beechwood Road and it can change.

5 THE TIMELINE FOR A NEW DALSTON PLAN Below sets out how we have consulted and gathered information to feed into this document, a proposed timeline for the next stages of the draft plan and when you can influence the policy outcome.

Dalston Conversation Dalston Community Panel Studies of the area

In 2018, we launched the Dalston To help shape the engagement methods, we set up a Community A range of studies have been Conversation where we asked Panel over summer 2019, where we discussed the key issues and undertaken which have helped us people who live and work in the objectives, along with our upcoming consultation methods with key to identify key issues, challenges whole of Dalston to tell us about local stakeholders to reach the wider Dalston community. The Panel and opportunities set out in their ambitions and fears for the has played a key role in shaping this consultation document and the this document. The studies community as well as what they approach to engagement, helping to ensure that the diversity of local include: Character Areas study, like and dislike about the area, concerns, aspirations, challenges and ideas are constructively used in Conservation Area appraisals, and how they would like to be informing guidance in the Dalston Plan. Organisations that have taken Hackney Employment Land involved in the decisions that shape part in this Panel process included: Study, Town Centre and Retail Dalston’s future. The Dalston Study, Mapping Social and Conversation has informed the • Residents associations • Night time economy Economic Value report, Relational issues and objectives in this • Workspace and studio • Landowners States diagram, and Dalston document, which is the first providers • Developers Town Centre Public Realm, step towards turning residents’ Movement and Permeability • Faith organisations • Council officers priorities into meaningful action. • Cultural venues Study. In addition to the studies, The consultation report can be • Ward Councillors we have also considered the • Third sector organisations found at dalstonconversation. feedback from the Dalston commonplace.is Quarter Development Principles consultation report which took place in Spring 2017.

These can be viewed on the website at: https://hackney.gov. uk/dalston-spd

6 Consultation on Key Consultation on Draft Adoption of the Following the adoption Issues and Objectives Dalston Plan Dalston Plan of the Plan for Dalston The draft Dalston Plan will have The draft Plan will be revised to The Council will work with You comments and ideas from development proposals for sites address feedback received and internal and external partners this consultation will help guide across the town centre and a adopted by the Council – within the community, as well as a collective vision and set of delivery strategy to deliver short Winter 2020. with developers and regional and objectives for the area as we and long-term change through a national organisations to deliver produce a first draft Dalston Plan. series of improvements that focus improvements to the town centre on positive social and economic through advocacy, financing and change. At this stage, Summer expertise. >>>> WE ARE HERE <<<< 2020, we will ask the community again to tell us their views on the new draft before we move forward to adoption.

7 PLANNING POLICY CONTEXT

The A new borough-wide Local Plan 2033 The London Plan is prepared by the Mayor A new borough-wide local plan 2033, known as LP33, is being of London, bringing together strategies dealing prepared and will be the key strategic planning document with housing, transport, economic development used to direct and guide development in the borough up to and the environment. It explores how the separate 2033. The Plan is anticipated to be adopted in early 2020. strategies can be coordinated to complement See: hackney.gov.uk/lp33. The new Local Plan is important one another for the benefit of the whole city. It for the future of Dalston as, along with the new Dalston Plan, also provides an overarching framework for all it will replace the current Dalston Area Action Plan (adopted of the London boroughs to develop their Local in 2013). Plans. Legally, all Local Plans must be in general The Local Plan sets the high level planning policy framework conformity with the London Plan. The London to guide future development in the borough. The LP33 Plan is currently undergoing review and is due considers a variety of issues and proposes policies that are to be adopted in 2020. relevant to the whole Borough as well as specific to Dalston. Some of these include: • Place Policy for Dalston – which sets out a vision, urban design analysis, strategic policies, site allocations and emerging opportunities for Dalston. • Housing type, tenure and affordability • Design standards • Employment and office floorspace • Affordable workspace • Community, arts and cultural spaces • Evening and night-time economy • Street markets and shopping • Walking, cycling and transport.

8 HOW TO READ THIS DOCUMENT This document has been set out so that you can see what information and existing policies have helped us to develop the proposed objectives. Under each objective, you can read from left to right an introduction, information you have shared with us, planning documents we have to take into consideration, followed by our objectives. Before looking at the objectives, we recommend reading through the preceding sections.

Introduction What you’ve told us What the Local Plan Objectives /what we also know (2033) says…

This section outlines This section concisely the context for each summarises the work and This section sets out the This is what we are category. consultation we have relevant policies set out currently seeking undertaken, which serves in the Local Plan and act feedback on! as a foundation for the as overarching policies objectives set out in this for the objectives and document for a new proposals to be produced Dalston Plan. in the forthcoming Dalston Plan.

9 GREEN SPACE AND OPEN SPACE Dalston has a unique selection of green and open spaces that each distinctly contribute to the character of Dalston. The range of green and open spaces cater to the wide range of residents and visitors throughout the day. Dalston does however have a severe lack of green space, with residents having to walk at least 10 minutes to gain access to any large open green space. This is in contrast to the rest of the borough, which is generally well served by large parks and open space. Hackney is keen to seek a healthier and greener Dalston, protecting, maintaining and activating existing green and open space, and looking at any other opportunities across the town centre to create new open and green space.

What you’ve told us... What the Local Plan (2033) says…

• Dalston Eastern Curve Garden is successful and • There is a severe lack of green space across Dalston • Protect existing open spaces, including the well loved by a large section of the community which is detrimental to people and biodiversity. Dalston Eastern Curve Garden, and maximise and is the only green space in the town centre. The Dalston ward has 20 times less green space opportunities to create new public space and per head than the De Beauvoir ward, and 4 times green links between them. • Gillett Square is well used by all the community, less than , which are both already well uses varying at different times of the day and week. • New development should enhance the network below the advised amount. of green infrastructure and seek to improve • Dalston Square is used by young people and has • Antisocial behaviour in Gillett Square deters many access to open space. been successful during events like the Dalston people in the community and is detrimental to Children’s festival. • Biodiversity is to be protected and enhanced, the businesses on the square. maximising opportunities to create new or make • Dalston Square is underused and not fulfilling its improvements to existing natural environments. full potential. It is a wind tunnel which is affecting • Protect and support the development of new users as well as businesses on the square. play facilities that are inclusive to all, with larger developments required to provide 10sqm play space per child.

Did you know? Hackney Council is planting over 35,000 trees in parks and on streets across the borough, helping to make Hackney greener and ensure it reaches net zero emissions by 2040.

10 11 Existing open spaces in Dalston and identified pocket areas

A

KEY Identified pocket areas 1 - Northern East-West Quietway B 2 - Gillett Square car park site 3 - Ridley Road Market (Central Square) 4 - Ridley Road Market eastern entrance 5 - Town Centre (North East Gateway) 6 - Central East-West Quietway, Martel Pl. 7 - Central East-West Quietway, Abbot St. C 8 - Dalston Western Curve site 9 - Colvestone parklet 10 - Crossway green infrastructure

Existing open spaces A - Gillett Square B - Eastern Curve Garden C - Dalston Square

12 Green space and open space objectives

Objective 1: Continue to protect the Dalston Eastern Curve Garden as open green space and consider the Dalston Eastern Curve Garden a key element when producing plans for development adjacent to it.

Objective 2: Maintain, activate and improve existing open space (Gillett Square, Dalston Square) to serve the whole community, including children, young people, the elderly and those with mobility issues.

Objective 3: Use development of station as an opportunity to incorporate new open and green space on the shopping centre site in the town centre.

Objective 4: Identify, improve and transform currently unattractive pocket areas into appealing, multifunctional landscaped open spaces, and explore the potential of parklets across the town centre to contribute to the existing network of open spaces and help create a pedestrian/cycle friendly network of gathering points.

Objective 5: Enhance green links and green infrastructure through additional street trees as part of the Council’s new tree planting programme, as well as other forms of urban greening, living roofs and vertical forests across the town centre to increase tree cover to help address climate change and improve air quality.

Objective 6: Promote and connect existing and new play facilities across the town centre to create formal and informal pockets for children and young people.

Objective 7: Ensure all spaces promote an inclusive environment, accessible to all.

13 SHOPPING AND TOWN CENTRE Dalston’s shopping and town centre offer is unique and diverse, comprising of a variety of shops and independently owned businesses. The Council are supportive of enhancing the retail experience on offer in Dalston’s town centre by maintaining and improving the existing shopping areas, re-providing the same amount of retail floor space in any new proposals for Kingsland Shopping Centre, and supporting other complimentary town centre uses.

What you’ve told us... We also know that… • Dalston has a unique and diverse retail offer for • Concerns about the pricing out of local shops and • Around two-thirds of space in Dalston’s town shoppers and visitors with Ridley Road market, fears of Ridley Road and Kingsland High Street centre is retail. Kingsland Shopping Centre, cafes, bars and declining, whilst new cafes, restaurants and shops • Dalston has a higher retail vacancy rate compared restaurant culture. are not necessarily catering to all local people, and to other town centres in London, with 13% of are changing the nature of Dalston. • There is an opportunity for new creative uses to be units currently vacant versus 8% on average across introduced into Gillett Square and Dalston Square, • Black, Asian and Minority Ethnic (BAME) businesses London. beyond just cafes and restaurants. are worried about the lack of affordability with • The retail stock has been diminishing over the last growing rents and rates in the area. 5 years, partly due to vacant retail stock being • Higher support is given to start-ups and larger redeveloped. companies that move into the area, to the detriment • High streets across the UK are having to adapt to of existing small and medium sized businesses. changing consumer spending behaviour, including • It is felt that the Council has a lack of understanding online retail, opening up the need to diversify uses of BAME business needs, in turn leading to a lack of and encourage a mix to create more attractive town support. centres. • Unlike other major town centres, Dalston is primarily • Rising rates and rent levels across London are visited for its varied food offer and could do better creating price pressures for both large and small at attracting visitors for other types of retail. businesses on high streets, reducing the low-end • Dalston Square and other newly developed ground retail offer and deterring a range of users. floor units are empty, setting a negative precedent for introducing further retail into the town centre.

14 What the Local Plan (2033) says…

• 34,000sqm new retail and leisure floorspace will be delivered by 2033, mainly in the major centres of Dalston and . • Kingsland Shopping Centre and Ridley Road Market are designated primary shopping centres where change of use will be resisted with at least 85% retail units (A1 use class) retained. • The Council will protect and promote Ridley Road market. • Redevelopment of Kingsland Shopping Centre must reprovide the equivalent or greater of retail floor space. • Primary shopping frontage on Kingsland High Street should retain at least 60% retail use (A1 use class), with active shop fronts contributing to the vitality of the town centre. • The rest of the town centre, which is considered a secondary shopping area, should have a diversity of retail, commercial, leisure and cultural facilities. • Small units for small shops and independent retailers will be supported.

 1 The term “use classes order” is referred to the statutory UK planning system that identifies different building use into categories.

15 Shopping frontages along Kingsland High Street Shopping objectives

Objective 1: The Council will seek to improve the town centre experience through better public realm, more green space, more water fountains and a less traffic-heavy streetscape.

Objective 2: The Council will continue to support and collaboratively work with existing businesses, traders and organisations to maintain the town centre’s vibrant mix of uses.

Objective 3: Increase the range and quality of Dalston’s non-food retail offer to encourage a unique town centre and shopping destination, as well as support the existing food retail and restaurant offer (including independent businesses).

Objective 4: Supporting Kingsland High Street to continue to be a retail shopping street (A1 use class) whilst also enabling flexibility to different uses such as cafe (A3 use class) or leisure (D2 use class), to respond to changing consumer habits.

Objective 5: Promote a mix of commercial and retail uses on ground floors to provide vibrant and varied street frontages throughout the town centre.

KEY Primary Shopping Frontage: Primary Shopping Centres: Ridley Road and Kingsland Shopping Centre Secondary Shopping Area 16 IMAGE TO COME

17 RIDLEY ROAD Ridley Road is a major contributor to the vibrant identity of Dalston. Ridley Road Market has been a locally significant feature since the 1880s, and with its mixed offer of international food, fabrics, household goods and lively day-to-day interactions, the market’s presence brings a vibrant atmosphere to the community. Maintaining and improving Ridley Road Market is a priority and the Council will work with the GLA Good Growth fund, the local community and traders to maintain and improve the running of the market.

What you’ve told us... We also know that… What the LP33 says…

• Ridley Road market is unique and plays a • Ridley Road is the most ‘democratic’ space in • The Council will protect and promote key role in Dalston’s local economy, being Dalston, bringing together all parts of the local Ridley Road market. one of London’s most successful traditional community, from all walks of life. • Ridley Road Market is a designated primary street markets. • Ridley Road contributes to the town centre’s shopping centre where a change of use from retail • The diversity and sense of community found network of public spaces. will be resisted, with at least 85% retail units (A1 on Ridley Road gives Dalston its distinctive use class) retained, unless after at least 1 year of identity. marketing there is no realistic prospect of the unit being let as retail. • There is a fear that new development on Ridley Road could impact negatively on character and • Any new uses introduced to Ridley Road must future market operations. incorporate a shop front and contribute to the vitality of the market. • Ridley Road Market is in need of improvements in public realm, its management and general • Development which would result in the permanent upkeep and with improvements needed to the loss of the market or pitches will be refused unless toilet facilities for traders and visitors. Ridley Road Gillettappropriate comparable replacement provision is made. • The market hours on weekdays do not cater for Market Square residents working standard patterns. GillettDid you know? • You want to see investment in Ridley Road Market Ridley Road Other while protecting existing stall holders and retailers. Hackney Council and Dalston locations Market Squarethe are • You would like to see more traders and visitors. investing more than £1millionSquare in Ridley Road Market to Other support existing traders, withDalston new stalls, technology and locations public spaces. Square 18 Ridley Road objectives

Objective 1: Ensure that any new development has ground floor uses that add to the offer, character and vibrancy of the street.

Objective 2: Maintain and improve Ridley Road market whilst protecting existing traders and their facilities for storage.

Objective 3: Implement public realm improvements to improve accessibility, urban greening, better movement around the market and introduce places to dwell.

Objective 4: Tackle criminal and anti-social behaviour to protect traders through design and community safety initiatives.

Objective 5: Provide business support to existing and new traders to enable them to become more resilient and respond to changing retail patterns.

Objective 6: Improve the street and encourage more customers/visitors to the market through better wayfinding, toilet provision, promotion and marketing.

19 TRANSPORT AND MOVEMENT Dalston is a major transport hub with two overground stations and a bus network that connects Londonwide. Since the opening of the overground, the town centre has seen significant growth due to the enhanced accessibility, with the introduction of new employment space and homes. But alongside this, there is now too much traffic and air pollution in the town centre, and the Council is seeking an improved walking and cycling environment.

What you’ve told us... We also know that… • Dalston is currently very well-connected and could • Cycle provision is poor with issues around quality, • Ashwin street is a positive example of traffic- be further boosted by Crossrail 2, although there safety and a lack of cycle parking. calming bollards and greening efforts which have is a lack of information on the status of Crossrail improved the public realm and in turn offer a 2 and people want to know more. • Movement across the town centre is fragmented, welcome break from the hustle of Kingsland High with narrow streets and dead ends, street clutter Street (A10) and Dalston Lane. • There is already involvement from the local and small pavements leading to poor movement community and organisations to help maintain across Dalston, with some walking routes • A new cycle route is planned for Dalston, connecting spaces in Ashwin Street and Gillett Square and becoming overcrowded and forcing people onto the town centre to and the existing support local community events and activities. the street, whilst other routes are avoided as they Super Highway 1. This collaboration allows open spaces and streets are considered unsafe and uninviting. • There is variety and character in the lanes, ‘leftover’ to self-manage and contribute positively to the spaces and yards in the town centre, although character of the town centre. • There is inadequate disabled access, particularly at routes are fragmented due to the shopping centre, Dalston Kingsland Station. • There is too much traffic and congestion with major which creates an island in the centre, blocking conflict between lorries, motorbikes, cars, cyclists and • The Gillett Square and Shopping Centre car parks movement between the south and north. pedestrians, all contributing to unattractive, unsafe contribute negatively to the town centre. • There is a poor sense of arrival into the town conditions and high noise and air pollution levels. • Parked moped and motorcycle delivery vehicles centre at both stations. on Ashwin Street have led to antisocial behaviour. • There are few secondary route alternatives to Kingsland High Street.

Did you know? • The redevelopment of the shopping centre and Hackney is London’s vacant / underused publically-owned sites provide capital of cycling, with an opportunity for the creation of new routes a higher cycling rate than across the town centre. any other borough. We’re working with TfL on its • The large amount of car parking (on and off- new Lea Bridge to Dalston street) impacts significantly on pedestrians, cycle route. cyclists, bus accessibility and the quality of the public realm across the town centre.

20 • There is scope to improve how to navigate Dalston through better signage to help disabled users and new visitors move through Dalston.

What the LP33 says… • New development should contribute towards creating attractive and liveable neighbourhoods, promoting walking and cycling as part of everyday life and reduce the dominance of private motor vehicles. • ​Implement a variety of public realm improvements across the town centre particularly along Kingsland High Street, Dalston Lane and Ridley Road. • Improve movement through the town centre with smaller scales of development, particularly through new proposals for Kingsland Shopping Centre. • Address noise, air quality and severance along Kingsland High Street. • ​Further enhance public transport accessibility through the potential arrival of Crossrail 2.

21 Transport and movement objectives

Objective 1: Shift towards a pedestrian Objective 6: Recreate the fine grain, lanes and priority in areas around Ridley Road, Kingsland character of Dalston in plans for opportunity High Street and Dalston Lane by improving sites across the town centre, in particular the pedestrian crossings, decluttering pavement, shopping centre, to continue the distinctive rationalising parking, and improving servicing character of Dalston with a network of lanes, arrangements for shops and businesses. yards and ‘left-over’ spaces. Opportunity sites identified for Dalston can be found in the Local Objective 2: Reduce the impact of motor plan, they are designated sites for development. traffic on air quality through the promotion See map above for where they are. of sustainable transport and electric vehicles through the introduction of electric charging Objective 7: Create a palette of materials for points. the public realm across Dalston to connect the varying character areas and produce a coherent Objective 3: Improve cycle links, particularly look and feel. east-west routes, with Sandringham Road as priority and safe crossings along Kingsland Objective 8: Carefully consider the introduction High Street, as well as connecting to Cycle of Crossrail 2 and how a new station would Super Highway 1 on Boleyn road. interact with the existing overground stations to manage congestion in the town centre, as Objective 4: Reduce the movement of well as work to protect any key buildings in the goods vehicles along Kingsland High Street introduction of a new station to ensure the and Dalston Lane through the support of character of Dalston is retained. sustainable last mile deliveries (collection points/parcel lockers, micro distribution centres Objective 9: Make good use of available smart including cycle deliveries, and ‘green’ delivery technologies to optimise traffic management, slots which enable shoppers to pick slots when reduce pollution and improve pedestrian drivers are already in the area). experience on the high street.

Objective 5: Encourage the use of an Objective 10: Identify suitable locations for alternative and calmer route parallel to delivery vehicles within the town centre. Kingsland High Street, especially pedestrian and cycling, through the redevelopment of Kingsland shopping centre, improved public realm and increased signage on existing routes.

22 23 BUILDINGS The architecture in Dalston represents the town centre’s drastic transformation from a small village in the 19th century into a busy shopping hub. In the last few decades Dalston has seen significant changes in its urban environment, with various styles of buildings across the town centre. The historic buildings that have been preserved contribute to the character of the area, many becoming local landmarks with listed building protection to prevent demolition or drastic alteration. The Council will respect the setting of the borough’s historic townscapes and promote its unique qualities by producing a set of design principles and ensuring all new development is sensitive to its setting.

What you’ve told us... We also know that…

• The existing streetscape and light industrial • There is a ‘mixed bag’ of buildings in the town • The Kingsland Shopping Centre poses a key buildings represent Dalston’s rich history, and centre, with new development considered generic opportunity site for redevelopment, it is inward are part of what makes the area unique. There is and seen to be taking away from the heritage of looking and outdated with a coarse urban grain an opportunity to mix old heritage buildings with the area, with large glass fronted units reducing and prevents movement across the town centre. new development, using the heritage buildings the rhythm of facades, negatively impacting • Dalston has a range of distinct smaller areas that as drivers for regeneration, enhanced and the streetscape and reducing possibilities for have their own unique characters which should be reinvigorated as landmarks. interaction. respected with new development. • The organisations in Dalston are treasured and • There are concerns over the lack of sunlight • There are a number of Conservation Areas and the built environment cannot be dissociated from over existing and future open spaces. listed buildings across the town centre. the people and uses within it. • New development is perceived as a threat to the local community due to increase in rents and house prices, impacts on amenities and social cohesion.

24 What the LP33 says…

• All new development must be of the highest architectural and urban design quality, and innovative contemporary design will be supported where it respects and complements historic character. • All new taller buildings must respect the setting of the borough’s historic townscapes and landscape. • ​New development should promote the individual qualities and character of Dalston and heritage assets in Dalston town centre. • The Dalston Plan will include a building height strategy and identify where taller buildings are appropriate, ensuring that any new taller buildings respect the historic townscapes and landscapes of Dalston.

25 Designated Heritage Assets Buildings objectives KEY Locally listed buildings Objective 1: High quality contemporary design Statutory listed buildings will seek to add to the varied character of Dalston through tailoring to local needs and adhering Boundary to distinct character across the town centre.

Objective 2: Redevelopment on the shopping centre site should be sensitive to the character of Ridley Road market and the Dalston Eastern Curve Garden with regards to sunlight and architecture, and should be of a grain and character that is tailored to the surrounding context, increasing opportunities for movement and taking cues from the existing Victorian lanes, yards and blocks.

Objective 3: The Council will seek to preserve or enhance buildings of heritage value, incorporating them where possible into new development to retain Dalston’s character and use as drivers for regeneration.

Objective 4: The Council will support new developments that can adapt easily between uses to respond to changing demand.

Objective 5: New development will be required to have active ground floor uses.

Objective 6: Promote biodiversity through introducing living roofs and vertical forests.

26 IMAGE TO COME

27 WORKSPACE AND EMPLOYMENT In the past decade, Dalston has become the fourth largest centre for employment in the borough, offering 3,425 jobs. A diverse mix of workspace can be found in Dalston, offering affordable, flexible as well as commercial rents. The proportion of workspace is increasing, with industrial and warehouse buildings converted into various types of workspace. The development of these spaces has provided a rise in entrepreneurship, leading to an influx of start-up businesses in Dalston. The Council is enthusiastic about continuing this trend and is committed to maintaining and improving the workspace offer whilst encouraging new employment-led development.

What you’ve told us... We also know that… • The current creative and cultural success of • Hackney has experienced rapid economic growth • The council has an important role to play in Dalston has grown organically and can be built over the past decade and has been the fastest supporting long established creative, cultural and upon through careful consideration of the needs growing London Borough for employment over the community organisations to stay and flourish in of the types of businesses and organisations that last five years, and the third fastest growing for the borough. preside there. Gillett Square and Ashwin Street businesses. make particularly positive contributions, off the • Dalston is one of Hackney’s key employment high street. What the LP33 says… locations, with some of the highest level of office • Many of the key stakeholders in the town centre rental growth. • The number of jobs are predicted to rise by are keen to work with the Council to establish 24% by 2033, and there is a minimum need of • 3,425 people are employed in Dalston in 538 appropriate workspace requirements and 117,000sqm new office space in the borough. businesses, which makes Dalston the fourth collaborate as partners and / or developers and largest centre in Hackney based on employment. • Dalston is a major town centre and designated take on the management of new workspaces. employment area, where employment floorspace • There is a high demand for workspace in Dalston • Rent increases are threatening some local will be protected and promoted. and it is well placed for productive activities organisations and preventing new creative • New major employment or mixed-use businesses from opening, with affordability such as co-working spaces, small offices and community spaces development in Dalston should re-provide highlighted as the main threat to Dalston’s any existing low cost workspace in the new culture of community and art. • 19% of the town centre is office space and is development. • A range of lease lengths are needed to suit the increasing, with continued growth needed to meet demand. • At least 10% of new employment floorspace in variety of business’ needs, with short-term leases Dalston will be affordable, provided on site and helping new start-ups and long-term leases • There is also a strong night-time economy in at no more than 60% of the locality’s market required for established organisations. Dalston, which accounts for around a third of rent, subject to viability. • Rigid use classes and inflexible new spaces are employment. Dalston is also home to a wide range not adaptable to the range of businesses and of creative businesses including makers, musicians, organisations that require to use them. architects and designers.

28 Did you know? Workspace and employment objectives Hackney Council is investing in genuinely affordable workspace, by: > Converting its own buildings and garages Objective 1: Development in Dalston will prioritise employment, with no net loss of workspace. > Tightening up planning rules > Funding new developments, including in Gillett Objective 2: The Council will encourage an inclusive economy Square by supporting Dalston thrive and be inclusive, champion local businesses, protect and deliver more affordable workspace, and connect residents to employment and skills opportunities.

Objective 3: Support existing workspace operators to strengthen their resilience to market forces and increase their capacity and floorspace.

Objective 4: New workspace will comprise of well designed, high quality buildings and floorspace, incorporating a range of unit sizes and types that are flexible, with good natural light, suitable for sub-division and configuration for new uses and activities, including for occupation by small or independent commercial enterprises.

Objective 5: The Council will work with existing local groups to better understand the requirements for new workspace and how adjacent open / street space can be activated, working in partnership where possible.

Objective 6: The Council will, where possible, support SME’s by utilising its assets (land, buildings) for affordable workspace and identify sites for new workspace and affordable workspace.

29 HOUSING The borough faces an extremely high demand for housing and has identified a capacity to deliver 1,330 new homes a year to accommodate the growing population. Dalston is designated to receive approximately 2,000 of these additional homes by 2033. New housing will be a mixture of different tenures to accommodate all residents and the Council will seek ‘genuinely affordable’ housing wherever possible, by having regard to local incomes to ensure that local people have an opportunity to remain part of the community.

What you’ve told us... We also know that… What the LP33 says…

• Dalston is a popular and vibrant place to live • There is an overwhelming need for affordable • Dalston is designated one of two major town and many locals would like the opportunity housing in the borough, in particular social centres in the borough, and with the potential to continue to rent or to buy in Dalston. rented housing and 3 bed units of social / London arrival of Crossrail 2 in the 2030s, there is affordable and market rents. opportunity for significant growth and the • Shared ownership flats have allowed some local delivery of new homes in the area. residents to get their foot on the property ladder • Dalston is classified as a major town centre in the and has been seen as a positive addition to London Plan with high residential potential. • The Council plans to deliver a minimum of 1330 housing. homes a year up to 2033 across the borough, maximising the supply of genuinely affordable • The cost of rent has increased and there is a lack housing with up to 2,000 homes for Dalston. of new affordable homes being built for existing residents and families. • The Dalston Plan will set out indicative housing capacities for development sites in Dalston. • Existing private residential development has widened the socio-economic gap between • New development must maximise opportunities existing and new residents, raising fears that more to supply genuinely affordable housing. A residential development will widen the gap further minimum of 50% affordable housing will be as well as increase house prices, pushing locals out. sought onsite for schemes of 10 units or more Did you know? and schemes which fall below the 10 unit Hackney Council is building threshold will be required to provide payments in around 2,000 homes itself lieu of the equivalent of 50% affordable housing. between 2018 and 2022, with the majority for genuinely affordable social rent and shared ownership.

30 Housing objectives

Objective 1: Seek affordable housing, balancing the needs of the local community whilst respecting the retail and employment-led priority for the town centre, which has a primary focus on the provision of retail space, workspace and affordable workspace.

Objective 2: Ensure the delivery of ‘genuinely affordable’ homes by having regard to local incomes, including through Hackney Living Rent, to ensure that local people have an opportunity to remain part of the community.

Objective 3: Optimise housing design throughout Dalston to increase housing and affordable housing.

31 ARTS, CULTURE AND EVENING AND NIGHT TIME ECONOMY (NTE) Dalston has a rich, strong and diverse community brought together through ongoing activity, events and day-to-day interactions during the day, and notably shifts in the evening to a popular night time attraction with a range of bars, restaurants and late night venues. The night time economy accounts for a third of the overall employment in the area. The Council recognises and supports Dalston’s unique cultural day and night time offer, and will continue to work with developers to deliver new venues in new proposals that contribute and continue to strengthen the town centre’s vibrance.

What you’ve told us... We also know that… • Dalston has a rich, strong and diverse community • There is a fear that Dalston’s vibrant day, evening • Dalston is recognised internationally for its vibrant brought together through ongoing activity, with and NTE community is under threat due to rent arts, diverse cultural and NTE offer, which is unique events such as the Dalston Children’s Festival and increases, new residential development and due to the wide range of independent and cultural Hackney carnival as well as day-to-day interactions new transient residents that do not invest in the venues. on the streets and on Ridley Road Market. community. • The Dalston NTE accounts for around a third of • Dalston’s town centre has become a popular • Dalston’s day, evening and NTE offer is made up employment in the area. area offering cafes, pubs, shops, cultural assets of a fragile ecosystem of independent, community • Hackney’s arts, cultural and NTE offer is an and civic spaces which are well-loved by the and culturally led venues that rely on one another essential part of Hackney’s brand and over 11% community and visitors alike, with users often and are all affected by venue closures. of night-time visitors to London go to Dalston, visiting more than one place or venue at a time. and at the weekend. • Though there are a variety of spaces that serve • Some residents feel pride and a sense of community the wider community, there are not enough • Dalston’s arts, culture and NTE should be from cultural premises that operate at night in spaces that welcome young people in the day, supported to drive the growth in experiential and Dalston, with the Night Time Economy (NTE) a evening or nighttime, who often feel excluded. family friendly activities to respond to changing large part of the cultural and commercial offer. town centre trends. • There is a need for safe regulated spaces that are open after midnight. • Cultural and ENT venues create space for people to meet and make friends; to inspire and think • Some residents fear that further growth of NTE creatively; to bring sometimes marginalised economy will disturb local residents. communities together and make the overall Did you know? community stronger. Hackney Council funds • Under the Council’s licensing policy, Dalston is a the Dalston Children’s Festival and other Special Policy Area (SPA) where applications for cultural programmes. drinking establishments must demonstrate that they will not add to any added negative impacts of nuisance and / or disorder in the area.

32 What the LP33 says… Arts, culture, evening and • The value of the Dalston as a concentrated NTE objectives area of community, creative and cultural activities should be enhanced Objective 1: Protect and promote the continued success of Dalston’s arts, culture, evening and NTE • Evening and NTE uses contribute to the by working with local businesses and in particular vitality and vibrancy of town centres like with smaller venues to reflect and serve the Dalston, and contribute positively to the local community and visitors alike, ensuring that visitor experience and local economy. Dalston retains its vibrancy. • ​New major development of arts, culture, Ensure that new residential entertainment facilities and NTE must Objective 2: development does not impact negatively on be primarily located in designated town the operation of existing businesses. centres in the borough, including Dalston. • The Agent of Change principle will Objective 3: Work with developers to deliver be supported, which removes the new venues in new proposals to continue to responsibility for mitigating noise impacts strengthen Dalston’s cultural offer, in consultation from existing noise-generating activities with existing operators and carefully considering or uses and places them on proposed new existing successful characteristics of independent noise sensitive developments, as set out in operators. the new London Plan Policy D12. Objective 4: New development should support a • The Council promotes the establishment streetscape that allows for on street activity where of a more diverse NTE offer that will appropriate, as currently found in the town centre appeal to a wider range of the community, in the form of events, markets and spill out spaces. including non-alcohol-based activities such as restaurants, cultural activities and late Objective 5: Promote a diverse range of arts, night coffee bars. culture and evening and NTE options to offer opportunities for everyone, including cultural • Proposals for evening and NTE uses activities that are less focused on alcohol, inclusive will only be permitted if there are no of all regardless of age, disability, gender, gender negative impacts to existing residents and identity, race, religion, sexual orientation or businesses, and the expansion of NTE in means. Dalston is to be managed and limited.

33 INCLUSIVE AND SAFE ENVIRONMENT

In response to crime within the town centre, the Council has introduced uniformed enforcement officers and continues to invest in its own CCTV network and 24/7 monitoring to assist in tackling crime. The council is also committed to encouraging a safe and inclusive environment by providing active frontage on the ground floor of new developments across the town centre, and increasing commercial activity for improved natural surveillance and crime deterrence in recognised crime hotspots.

What you’ve told us... What else we know…

• There is a perceived reduction in crime overall • The vibrancy of the town centre through the day in Dalston due to recent interventions and and NTE offer makes it safer by increasing activity investment in the area. and providing ongoing ‘passive-surveillance’. Did you know? • Antisocial behaviour is found in pockets of the • The sense of insecurity that crime creates means Hackney Council and town centre with significant issues in Gillett that many people in London feel unsafe at night. the Square and Ridley Road market, as well as (but This sense is even more commonly held by women, have increased enforcement activity in Dalston to to a lesser extent) in other uninviting streets and disabled people and lower income households. tackle criminal and spaces in the town centre. anti-social behaviour. • Residents feel such spaces are uninviting and unsafe to spend time in. • Businesses in some of the crime hotspots are concerned that antisocial behaviour drives away customers.

34 Inclusive and safe environment objectives

Objective 1: Provide active frontages on the ground floor of new developments and increase commercial (workspace / retail) activity in Gillett Square and Dalston Square for improved natural surveillance and crime deterrence.

Objective 2: Deliver a proactive targeted approach in partnership with the police to tackle persistent ASB and criminal activity.

Objective 3: Deliver a series of public realm improvements in areas of identified crime and antisocial behaviour, to make them feel safe and inviting.

Objective 4: Operational management plans will be required for new evening uses.

Objective 5: Work with partners to ensure we promote a safe NTE and promote responsible drinking, to promote the safety and wellbeing of residents and visitors at night.

Objective 6: Strengthen the relationship with NTE operators through the Late Night Levy Board and other business engagement opportunities.

Objective 7: Continue to fund additional policing and other initiatives that promotes safer socialising and reduces negative impacts on local residents.

35 HOW TO RESPOND NEXT STEPS

The development of the Dalston Plan relies on engagement After the consultation closes, we will be reviewing all and interaction with the local community of residents, the feedback and begin to produce a first draft Dalston landowners, developers, businesses, community and cultural Plan which will be consulted on in Summer 2020. The organisations, and other stakeholder groups. The Council is Plan will produce a series of short, medium and long-term interested to hear local views, comments and suggestions regeneration and development projects that will respond on the draft issues and objectives in order to put together to the feedback received from the public. proposals for Dalston and produce a draft plan. Following this second consultation, the Plan is expected to be adopted in Winter 2020 after which the regeneration This document and all supporting and development projects will begin to be rolled out. documentation can be found online at: dalstonplan.commonplace.is/

Comments on the document can be completed in the following ways: Complete the online questionnaire at dalstonplan.commonplace.is/ Email comments to: [email protected] Post the hard copy questionnaire to: Strategic Policy Team London Borough of Hackney 2 Hillman Street London E8 1FB The deadline for responses will be: 13 March 2020

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