Development Above the Proposed Second Entrance for Camden Town Station on Buck Street

Development above the proposed new second entrance for Camden Town station on Buck Street

Pre-application consultation statement June 2017

Development above the proposed second entrance for Camden Town station on Buck Street

Pre-application consultation statement June 2017

Contents 1 Summary 4 2 Introduction 5 3 Background to the scheme 5 4 Methodology 14 5 Overview of consultation responses 17 6 Analysis of consultation responses 20 7 Responses from stakeholders 24 8 Response to issues raised 32 Appendix A – Consultation letter and distribution area 48 Appendix B – Email to stakeholders 50 Appendix C – Letters to near neighbours 51 Appendix D – List of stakeholders consulted 55 Appendix E – Press release 60 Appendix F – Public Exhibition display boards 62 Appendix G – Questionnaire 73

1 Summary

1.1 In January 2017 Transport for London (TfL) conducted a four week public consultation on a development above and around the proposed new second entrance for Camden Town station on Buck Street. The consultation ran from 11 January to 8 February 2017. This was a pre-application consultation prior to submitting a planning application to Camden Council.

1.2 Information about the proposals was available online. Members of the public and other stakeholders could give their views either by completing a questionnaire or responding by email/post.

1.3 The consultation was publicised through:

 Invitation to pre-consultation engagement meetings with local groups and immediate neighbours  Letters sent out to local residents and businesses  Letters and emails sent to local, London-wide and national statutory/non-statutory stakeholder groups  Letters sent to owners of properties which are adjacent to the proposed work site. We also walked around the area and spoke to many businesses about the consultation  A press release  A public exhibition run over three days, where people could speak to the project team

1.4 Before the consultation began, we met three Conservation Area Committees, Camden Town Unlimited and a local business who is an immediate neighbour.

1.5 The consultation received 102 responses, including 95 from members of the public and seven from stakeholders and interest groups.

1.5 We asked “please let us know of any comments you have on our proposals for a development above the new station entrance”. Section six of the report provides a breakdown of the responses to this question from members of the public. Overall, comments from members of the public were; 64 positive or generally supportive about the development, seven neutral and 11 negative. Section seven provides a breakdown of stakeholder responses.

1.6 Since the consultation closed in February 2016 we have engaged further with Camden Council and other stakeholders. We continue to respond to requests for information. We have a project email address [email protected]. We will contact everyone who responded to the consultation and provided us with an email or postal address to let them know when we publish this report. We will also inform these people when we submit our planning application.

1.7 We will be holding a second public consultation on our proposals for a capacity upgrade of the station in June 2017. We also anticipate a third round of consultation prior to submitting a Transport and Works Act Order (TWAO) in 2018 requesting permission to carry out the capacity upgrade. 4

2 Introduction

2.1 We are proposing to substantially upgrade the capacity of Camden Town station.

2.2 An essential part of this capacity upgrade is creating a new station entrance. A possible site for this entrance is on Buck Street, between Camden High Street and Kentish Town Road. This would allow us to provide three new escalators and two lifts. The proposals would provide step-free access from the street to trains. There would be additional routes to platforms below ground, reducing congestion and allowing better passenger movement on and between platforms. We carried out a public consultation on the need for a capacity upgrade in autumn 2015.

2.3 The January 2017 consultation focused on the proposed development above and around the new station entrance. This is referred to throughout this report as the/an “over station development”.

3 Background to the scheme The need for a capacity upgrade of the station

3.1 Camden Town is a unique and exciting area with a wide range of passengers using the station. We are keen to deliver an upgrade that will give Camden the station it deserves.

3.2 The need for a capacity upgrade at Camden Town station has been considered for many years. In 2000, TfL commissioned a study to assess options for a major station capacity upgrade. The resulting scheme required the demolition and redevelopment of an entire urban block surrounded by Camden High Street, Kentish Town Road and Buck Street within the Camden Town Conservation Area. The application to develop the station was unsuccessful in 2004. Although the transport case was accepted, the Transport and Works Act Order (TWAO) was not granted because of concerns regarding the proposed building above and around the new station and the impact on neighbouring residents and businesses.

3.3 Since 2004 many more people have been using the station, with weekday passenger demand rising by 45 per cent over the last ten years. By 2021, passenger demand for Camden is expected to grow by a further 40 per cent on weekdays. Additionally, impacts to neighbouring stations have resulted in over a 70 per cent increase in customers travelling to Mornington Crescent station when Camden Town station is busy. The existing congestion problems will only get worse unless there is a substantial upgrade of the capacity of the station.

3.4 The existing station is too small to allow this much needed expansion. We are working with Camden Council to develop designs for a new second station entrance on Buck Street, about 100m north of the current station entrance. Hawley Infant School which occupies part of this site has relocated to Hawley Wharf, north of Regent’s Canal. Our proposals aim to:

 Ease congestion  Increase space to allow for growth in passenger numbers 5

 Ensure the station does not have to routinely operate as exit-only  Provide step-free access to all trains

3.5 We carried out a public consultation between 12 October and 11 December 2015 on our proposals to upgrade the capacity of the station. There was strong local support with 95% of respondents agreeing there was a need for a capacity upgrade of the station.

Over station development

3.6 In order to construct the proposed new entrance, we would need to demolish a number of buildings around Stucley Place, Buck Street and Kentish Town Road. Once the new station entrance is complete, the Buck Street site will create an opportunity to build much-needed housing above the new station along with retail and commercial space.

3.7 We are supporting the Mayor in addressing the challenges London faces by providing new homes and jobs in the best connected parts of the Capital. This development is part of our plan to deliver 10,000 homes across London using our existing assets. The Buck Street site forms part of our wider commercial approach to use our assets to generate non-fare revenue. This is re-invested to deliver a modern and affordable public transport network.

Understanding the local setting

3.8 The Buck Street site sits in the heart of Camden in a built-up urban area. The existing buildings on the site do not fill it entirely. The new station entrance and development above it will occupy the full extent of the site.

3.9 Understanding the impact of this on neighbouring buildings is an important factor in establishing a design which:

 Has an acceptable impact on the daylight and outlook enjoyed by property owners who overlook the site  Respects the setting of the Trinity United Reformed Church  Improves the appearance of the town centre and limits its impact on the Camden Town and Regent’s Canal Conservation Areas which border the site  Creates a development that is in keeping with the nearby quiet of Stucley Place, the more typical side-street of Buck Street, and the busier Kentish Town Road which forms one of Camden Town’s primary streets  Establishes a mix of active street-level uses which provide a sense of safety and security at all times of day and night

3.10 The new entrance will also impose some restrictions on the design of over station development. These include the need to:

 Create a forecourt in front of the station entrance  Accommodate station support activities (such as refuse collection, fire escape routes, ventilation and safety equipment) at street level  Keep the station entrance and the area above the escalators separate from the stairs and lifts that will serve the over station development  Create a suitable ‘deck’ above the station that is strong enough to support the development

3.11 These considerations have informed our designs for the layout, uses and scale of the over station development.

Homes and businesses

3.12 We would like to include commercial space for small businesses at the lower levels to replace some of the workshops being removed to accommodate the new station entrance. On the upper levels we want to build high quality new homes that assist in addressing the housing needs in Camden. We are proposing to:

 Deliver around 60-70 homes and we will seek to maximise the number of affordable homes. We have an overall target of 50 per cent affordable housing across our sites, and the exact level on this scheme will be determined as the detail of the project progresses, subject to the normal viability tests. At this stage we are targeting a policy compliant scheme and expect to achieve a minimum of 35 per cent  Include balconies or roof terraces  Provide amenity space for residents with a landscaped courtyard  Provide entrance lobbies for residents located on Stucley Place and Kentish Town Road  Allow space along Stucley Place and Kentish Town Road on ground and first floor levels for small businesses  Provide retail space adjacent to the station entrance  Provide spaces for secure cycle parking and refuse collection with direct access at street level

3.13 There will be no parking for new residents. The existing pay-for parking bays and Blue Badge space will be retained in the area but are likely to be reorganised to improve walking routes to the proposed new station and to ensure its forecourt is fully secure.

The proposals

3.14 Our initial design proposals are for a residential led mixed use scheme, varying in height from four to seven storeys.

3.15 We will be developing the appearance and materials of the new building following this consultation. Our design approach will be based on a high-quality contemporary design which responds to the character of the immediate area.

3.16 We will work predominantly with natural materials that are constructed so they weather well and give a sense of permanence and quality.

3.17 The proposals are illustrated below. Key elements of the design include:

 A building form that ‘stitches together’ the fences and boundary walls that currently form the north side of Buck Street and the south end of Stucley Place to create a more continuous street frontage.  A building which is in keeping with the scale of the surrounding streets. A lower block of four storeys on Stucley Place to retain its mews-like character, a five storey facade on Buck Street and a taller elevation of between five and seven storeys addressing the larger scale of Kentish Town Road  The use of set-back top floors to soften the roof profile of the new building and to create roof terraces for use by residents  A generous internal courtyard giving new residents a suitable outlook and providing privacy for existing buildings  Careful positioning of new windows and balconies on Stucley Place to protect the privacy of buildings on the other side of this narrow street.

The public space around the station

3.18 Following the opening of the new station entrance the number of pedestrians on Buck Street and Stucley Place will increase significantly. To make this area safe and attractive it will be necessary to re-think the way in which private vehicles and pedestrians use the streets. This presents an opportunity to improve the public realm to deliver a better pedestrian environment and to help make it safer and more attractive.

3.19 These alterations are expected to incorporate:

 A new public space in front of the station entrance that provides a better place to circulate and meet people – this may require closing the central section of Buck Street to private vehicles  More space for pedestrians by widening the pavements and reducing the road widths to the west of the station – this may involve the introduction of a one-way street

 Introducing loading spaces on Buck Street and Stucley Place for existing businesses  Reviewing the location of blue badge bays and pay-for parking  An access point at the eastern end of Buck Street that will allow maintenance and emergency vehicles to access the station and the Trinity United Reformed Church, as well as providing a link to the east end of Camden Market (Buck Street).

3.20 These changes are being developed in discussion with Camden Council. They remain at an early stage of development and will need to be updated once the design of the station has progressed.

3.21 We will not be applying for planning consent for these street alterations as part of our application for the development over the station. However, we shared our thoughts during the consultation so that people could have an understanding of how the area is likely to look. Camden Council, as the local highway authority, is responsible for any changes to local streets and will lead the consultation on any changes.

Next steps

3.22 Feedback from the public consultation on our initial design proposals has helped us refine the design so that it responds to the views of the local community (see section eight, Response to issues raised). All feedback has been considered alongside housing and planning policy constraints and those placed on the site by the operational requirements of the station to refine the details of our design.

3.23 We will also present these proposals to a Developers’ Forum to be hosted by the Council later in 2017. 12

3.24 We will contact respondents when our planning application is submitted so they have an opportunity to comment during Camden Council’s formal planning determination period.

3.25 We will seek powers to carry out the station capacity upgrade separately from the over station development. The scale of the station works and its impact on the wider Underground network means that we will apply to the Secretary of State for Transport for a TWAO.

3.26 We will be holding a further consultation in the spring about our detailed designs for the station capacity upgrade. Following this we will submit our TWAO application, which is likely to result in a public inquiry before the Government makes a decision.

4 Methodology

Scope of consultation 4.1 The consultation was designed to seek views on our proposals for the over station development. This was a pre-application consultation prior to us submitting a planning application to Camden Council.

4.2 We gave particular consideration to residents and businesses around the existing and proposed new station entrance. We also consulted key local stakeholders including Camden Council. However this did not prevent any stakeholder or member of the public with a view on the proposals from participating in the consultation.

Outside the scope of this consultation 4.3 The following issues were outside the scope of this consultation:

 The station capacity upgrade itself  Ways to improve the public space outside the entrance (consultation will be carried out by Camden Council at a later date)  Any construction sites, routes or requirements

4.4 A number of respondents took the opportunity to make comments about the station capacity upgrade. We will consider these separately as part of the next consultation for the upgrade.

Consultation objectives 4.5 Camden Council’s Statement of Community Involvement (June 2016) strongly encourages all applicants to consult any neighbours who may be affected by their proposals before they submit a planning application. The document states it is especially important to undertake consultation on a wider scale for major, or potentially controversial, proposals where:

 the proposals are likely to have a significant impact on the environment or on the local community, and  the nature of the development is likely to attract significant local interest.

4.6 Pre-application consultation provides an opportunity for neighbours, local communities and stakeholders to discuss any proposals with us so any issues can be raised directly and influence our proposals.

4.7 We discussed and agreed our proposals for the pre-application consultation with officers from Camden Council. This included proposals for engagement with groups before commencing the pre-application consultation. In autumn 2016 we wrote to a number of key local groups and immediate neighbours of the site, offering an opportunity to meet us in advance of the public consultation and discuss our proposals. Five local groups and one local business responded and we met with:

 Camden Town with Primrose Hill Area Action Group  Camden Town Unlimited (the local Business Improvement District) 14

 Three local conservation area committees: Primrose Hill, Camden Town and Regent’s Canal (we had a joint meeting with the latter two)

Consultation tools 4.8 We used a range of methods to ensure that members of the public and stakeholders were aware of the consultation and how to respond. The consultation was hosted on our online Consultation Portal. Paper copies of the consultation and a questionnaire were available on request to anyone who did not have access to the internet (appendix G).

4.9 We carried out a number of promotional activities to support the consultation and let people know how they could participate:

 Pre-consultation engagement meetings (section seven)  2,928 letters sent out to local residents and businesses (appendix A)  Letters were sent to owners of properties who are immediate neighbours of the proposed work site. We also walked around this area and spoke to many businesses about the consultation (appendix C)  Letters and emails were sent to local, London wide and national statutory/non- statutory stakeholder groups and individuals (appendix D)  Press release (appendix E)  Public exhibition over three days, where people could speak to the project team

4.10 We sent a letter to the residents of 25 Kentish Town Road. This is a property adjacent to the proposed worksite which would be demolished under our current proposals (appendix C). 4.11 A public exhibition was held at the Arlington Conference Centre, 220 Arlington Road, London, NW1 7HE:  Thursday 19 January 2017 16:00 until 20:00  Friday 20 January 2017 10:00 to 14:00  Saturday 21 January 2017 11:00 until 15:00

4.12 In total 124 people came along to the exhibition. The boards displayed at the exhibition and available on our website are shown in appendix F. The online survey and questionnaire 4.13 The questionnaire sought to provide us with an understanding of respondents’ views about our proposals for the over station development. We also wanted to understand the profile of people responding to the consultation. A copy of the questionnaire is included as appendix G.

4.14 The questionnaire included the following questions:

About the proposals 1. Please let us have any comments about our proposals for a development above the new station entrance (open question)

About you 2. What is your name? 3. What is your email address? 4. What is your postcode? 5. Are you (Seven options including local resident, business owner) 6. In what capacity are you responding to this consultation? (Three options) 7. How did you hear about this consultation? (Eight options) 8. Please tell us what you think about the quality of this consultation (for example, the information we have provided, any printed material you have received, any maps or plans, the website and questionnaire etc.) (Open and closed questions)

5 Overview of consultation responses

Who responded?

5.1 We received 95 consultation responses from members of the public. 76 responses were received online, with eight received by email and 11 by paper copy. There were no instances of duplicate responses. Section six summarises the responses from members of the public. There were eight responses from stakeholders and interest groups, identified from the question “in what capacity are you responding to this consultation”. Stakeholder responses are summarised in section seven.

How did respondents hear about the consultation?

5.2 We asked how people had heard about the consultation. The table below shows that nearly half of respondents who expressed an opinion stated they heard about it through an email from TfL.

Information channels through which respondents heard about the consultation

Information Number of channel respondents % Email 38 44% Website 18 21% Press 12 14% Social media 6 7% Letter 3 3% Other 9 10% Total 86 100%

Base = 86. Nine respondents did not answer this question. Note per cents do not add to 100% due to rounding (this applies thoughout the report)

5.3 The nine other responses included blogs (4) (IanVisits, London Reconnections), respondent had been following proposals for a long while (2), exhibition (1), local interest group (1), not mentioned (1).

Location of respondents

5.4 We asked for the postcode of respondents and 87 people provided this in full. The chart below shows the distribution of respondents.

Location of respondents (by postcode)

Profile of respondents 5.5 We asked about the profile of the respondents, and people were given seven options to choose from (they could choose more than one option):

 Local resident  Business owner  Employed locally  Visitor to the area  Commuter  Not local but interested in the scheme  Other

5.6 Respondents were most likely to describe themselves as local residents, visitors to the area, commuters and/or locally employed (see table below) “Which of the following statements describes how you are responding?”

Base = 89. Six respondents did not answer this question. Respondents could choose more than one option, therefore percentages have not been included

6 Analysis of consultation responses

Comments about our proposals

6.1 We asked “please let us have any comments you have on our proposals for a development above the new station entrance”. 94 respondents answered this question. 6.2 A code framework was devised which included key themes and, within these themes, identified specific comments. 6.3 This section discusses the key themes and comments. Please note some comments relate to the station capacity upgrade and the public realm rather the over station development. Overall position on the proposed development

Overall position Positive 31 Positive with caveats 13 General supportive comment 30 Neutral 7 Negative 11

6.4 The caveats made and negative comments are included in the issues set out below.

Housing

50% or more should be affordable 11 Concerns over how affordable the housing will be 5 Support our housing proposals 4 Camden’s infrastructure can’t support more housing 1 Do not support the level of affordable housing as it undervalues the potential of land 1 Location is inappropriate for housing 1

Massing

Building height is too tall 11 Support current proposed height 8 Building should be higher 4 Need to further set back upper floors 3 Would like to see the design as separate buildings, rather than “one block” 1 20

Design

Lack of character/please ensure you incorporate Camden’s history into design 8 Support look and feel 7 Too conservative/bland 6 Concern about light levels to outside spaces 2 Development should have more green design features 2

Use

Support mixed use 3 More commercial, less retail 2 Retail should be independent to stay in keeping with the character of Camden 1

Overall scheme

More information required on the operation of waste and deliveries 3 Need to provide parking for residents 3

Oppose demolition of 25/27 Kentish Town Road 2 Oppose demolition of the school 1 Commercial use – need to make provision 1 Provide space for market traders equipment 1 Should be heritage assessment of current buildings on site 1 Structure should maintain current historic buildings on site 1

Public realm Support part pedestrianisation of Buck Street 8 More public space required to allow for passenger numbers 3 Lack of greenery 1 Suggestions for naming public space 1 Parking bays should be electrified 1

Cycling Further cycling infrastructure required 4 More information required on cycle storage provision 3 Support car free nature of the development 1

Other including Station Capacity Upgrade

Support for the Station Capacity Upgrade 19 Issues relating to Station Capacity Upgrade 6 Out of scope (including 3 suggestions to reopen Kentish Town South station 8 Improved signposting 3 Improve design of TfL Buildings along Camden Town High Street 1 Need for Camden Town/Camden Road station link 1

Comments about the quality of the consultation

6.5 We asked “please tell us what you think about the quality of this consultation (for example, the information we have provided, any printed material you have received, any maps or plans, the website and questionnaire etc).

6.6 We received 82 responses to this question (13 respondents did not answer the question).

Quality of the consultation

Category Number of responses Percentage Very good 33 40% Good 29 35% Acceptable 16 20% Poor 2 2% Very poor 2 2%

6.7 We asked if respondents wished to make any further comments about the consultation. 31 respondents took the opportunity to do so, making 34 comments in total.

Quality of the consultation

Category Number of responses Positive 12 More information requested about the Station Capacity Upgrade 5 Negative 5 Neutral 4 More information requested about the over station development 3

More information requested on buildings to be demolished 3 Suggestion to have a “flythrough” of the plans 2

6.8 Negative comments included: lack of publicity and signage to venue (2); choice of venue; lack of feedback from previous consultation; plans will go ahead anyway.

6.9 Comments asking for more information about the buildings to be demolished included: that the maps in the consultation materials should make this clearer; make clear which buildings have heritage value and justify why the site should be cleared.

7 Responses from stakeholders

7.1.1 In this section we summarise the views of stakeholders on our proposals. The views are either from engagement meetings before the pre-application consultation started and/or from responses to our consultation.

7.1.2 In autumn 2016, we wrote to a number of key local groups and immediate neighbours of the site, offering them opportunity to meet with us in advance of the public consultation to discuss our proposals. Five local groups and one local business asked if they could meet with us:

 Camden Town with Primrose Hill Area Action Group  Camden Town Unlimited (CTU is the local Business Improvement District)  Three local conservation area committees: Primrose Hill, Camden Town and Regent’s Canal (we had a joint meeting with the latter two)

7.1.3 Please note some of the comments relate more to the station capacity upgrade and/ or the public realm rather than the over station development. Our responses to the issues raised here are included in section 8.

7.1.4 There were seven formal responses to the consultation. We received two joint responses from Camden Town Unlimited and the Euston Town BIDs which we have presented as one response. We also received a response from the Camden Collective which is a CTU project and which we treated as a separate response.

7.2 Area Action Groups 7.2.1 Camden Town with Primrose Hill Area Action Group

Pre-consultation engagement meeting

We gave a presentation to the Area Action Group about the over station development on 16 November 2016. Councillors Patricia Callaghan, Richard Cotton and Lazzaro Pietragnoli attended with approximately eight other people (local residents, Chair of the Safer Neighbourhood Team Panel and the local parish priest). Comments made at the meeting about the over station development:

 Clarification on the height of the building  What we would be doing to improve the bus interchange. One attendee wanted to see a smaller building to allow for a bus interchange and/or for buses to serve and stop on Buck Street. This was not universally supported - with others questioning the suitability of the street and mixing buses with high pedestrian numbers  Support to ensure the roof top gardens are delivered, as often elements like these are lost once costs escalate  Clarification on the number of affordable homes and what we mean by affordable  Concerns over what would happen to people currently living in properties that would be demolished 24

 The meeting was positive about the look and feel of the new Hawley School building and would like to see a similar treatment applied to this development

Comments made at the meeting related to the public space:

 Concerns that closing Buck Street to vehicles would encourage anti-social behaviour and loitering  Suggestion for using market stalls on the newly created public space  Concern about the future development of the market site and whether if a tall building was constructed it would shade the new public space (note this is not a development by TfL)

Comments made at the meeting related to the station capacity upgrade:

 Very pleased that step-free access would be achieved by the new station entrance  Seeking assurances that the station will remain open during upgrade works  Seeking assurances that the current station entrance will also get a face lift  Suggestion to involve local school children in the project

7.3 Businesses 7.3.1 Amorino Camden

Consultation response

Support the proposal.

Request construction work does not impact existing businesses through power cuts, major parking suspensions or road closures.

Request that the retail in the development is let to a good national branded business rather than another food business, as this will make the area more attractive.

7.3.2 Camden Town Unlimited (CTU - the local Business Improvement District)

Pre-consultation engagement meeting

We gave a presentation to the CTU Clean and Green meeting on 28 October 2016.

The main questions and issues discussed were:  Concerns about the future combined transport impacts of works in the area including HS2  Have we bought 25 and 27 Kentish Town Road?  How many housing units?  When will the over station development be built?  Will the scheme be 50% affordable?  How important is the commercial income from the development?  Is the scheme referable to the GLA?

CTU stated the importance of open workspaces and highlighted a recent Institute for Public Policy Research report on this issue. They considered that this should be a priority use for the site and that taking into account broader economic benefits, such as job creation and future tax revenues, rather than capital receipts or rental income, was essential when the public sector made such interventions, if the Mayor’s objectives were to be met. A CTU member gave an example of a scheme they had worked on of a similar size (60 units) in London where it was only possible to achieve 20 affordable housing units.

7.3.3 Joint response by Camden Town Unlimited and Euston Town BIDs

Consultation response – town centre and commercial issues

CTU and Euston Town BIDs support the proposal for the station capacity upgrade and are broadly supportive of the plans which will positively benefit the area.

They highlight the challenges of managing growth in London including demand for housing, a growing labour supply requiring work, increase in consumer spending and growing demands on transport infrastructure. They consider town centres present a potential source of accommodating this growth. They consider the over station development provides a unique opportunity for TfL to carry out a coordinated and proactive re-shaping and intensification of Camden town centre as a potential solution to the challenges London faces. As a public body they believe TfL should exercise a leadership role to intensify and accommodate growth in town centres and address these challenges.

They highlight that since May 2013, the government amended the permitted development rights to allow change of use of B1 commercial premises to C3 residential without the need for formal planning permission. They consider the policy change has had unintended consequence in areas with high housing values and low office vacancy rates such as Camden. Camden is unique in that, relatively speaking, commercial and residential floor values in the area are similar. Consider the new over station development should take this into account and prioritise the amount of new commercial office space provided, as well as providing a variety of size, tenure and type of space.

They noted the Borough of Camden trades on the reputation of Camden High Street, particularly its night time economy, music scene, alternative culture and markets. Despite this reputation, leisure only provides 12% of jobs in Camden Town, and in contrast, offices occupy 60% of the commercial floor space in the area. There are 3,700 creative businesses, employing 62,000+ people in Camden, ASOS alone employs 4,000 people. Despite this, Camden’s high profile as a visitor destination risks overshadowing its role as a business location. Creative industries are the fastest growing sector in London. They consider the letting strategy for the commercial office space in the over station development should reflect this to enhance Camden as a centre for creative industries and maximise job and economic growth for the area.

They consider the retail units on the ground floor will play a significant role in the impression of place outside the over station development. The letting strategy should consider the relationship between the type of ground floor retailers and the new public realm outside the over station development to make sure to enhance the sense of place in the new civic space. The retail space letting strategy should not be carried out in isolation, it should consider Camden’s current offer, what size, tenure and type of retailer already exists, and 26

make sure to diversify and compliment it. The night time economy should also be included in this appraisal. Consultation response - streetscape and public realm

Highlighted that the two BIDs are carrying out a series of projects which include canal and streetscape improvements, lobbying around transport infrastructure developments, and a proposed Camden Highline (this would be an elevated parkland walk set on the disused railway bridges that stretch from the bottom of Kentish Town Road, over Camden Road and onwards to Camley St and King’s Cross). These aim, among other things, to improve the connectivity between Camden, Kings Cross and Euston and make best use of the ongoing developments at Euston and Kings Cross as well as Crossrail 2.

Related to these projects, they want TfL to consider a number of issues set out below:

They request TfL consider how to encourage people to carry out walking and cycling journeys which will relieve the pressure on public transport and promote health benefits. Bike storage is included in the proposal, but no cycle hire scheme provision, or wayfinding, is shown.

They consider the over station development should aim to promote alternative routes to reduce congestion around the station. It should consider using wayfinding methods to separate visitor and local use, and weekday and weekend use, which are the greatest distinguishing factors of the people who use the area.

The new public realm on Buck Street should consider its likely use by street performers and buskers and the crowds who will occupy this new civic space.

They consider the new public realm should create continuity between the existing improvements carried out such as the streetscape improvements carried out by TfL, Camden and the GLA in the local area, including lowering pavements, removing barriers and improving the road and pavement surface They consider the over station development should consider future developments and their effect on desire lines (paths that pedestrians take informally rather than set routes) and pedestrian flows. For example, the new Hawley Wharf development will open a new entrance onto Kentish Town Road, which when it finishes, would provide another route into Camden Market, onto the canal towpath, and potentially the proposed Camden Highline. They consider one entrance onto an enhanced public realm at Buck Street, as included in the proposal, is favoured over an entrance directly onto Kentish Town Road, but pedestrians should be encouraged to use this route.

They think Camden is unique in that large infrastructure projects at Euston and Kings Cross as well as Crossrail 2 will impact the area for up to two decades. Camden High Street has also had two large streetscape improvements carried out relatively recently, and TfL will be carrying out further improvement for high street north soon. Request that during the construction of the over station development noise, pollution, air quality and the visual impact of the works on neighbouring businesses should be minimised. Request that the design of the over station development should include methods to reduce the negative impacts during construction.

7.3.4 Camden Collective (a project run by Camden Town Unlimited) Consultation response Camden Collective is a not-for-profit regeneration project run by CTU.

Camden Collective opened their first pop up shop and co-working space in 2009 and have transformed 18 + buildings and 50,000 square foot of space in Camden since. They acquire vacant and underused properties and refurbish them to provide workspace and training to young entrepreneurs. They highlighted that they have previously viewed the properties on Buck Street and Stucley Place and been in discussions with TfL with a view to using them on a temporary basis. They believe their use, as well as Hawley Infant School, would raise significant benefits until they are eventually demolished as part of the over station development.

They consider the benefits of temporary use of buildings by the Collective project outweigh the benefits and costs of leaving them vacant. Temporary reuse offers the greatest number of benefits to the largest number of people. The creation of new employment space will generate economic and reputational benefits and positive press and publicity for Camden and TfL. The temporary use offers a pilot case study that can be replicated in other TfL locations. The temporary use of the buildings would increase the commercial value of the site ahead of the over station development.

They suggest Camden Collective would assume responsibility for the rates, running costs and security of the site for a flexible lease term. They highlight their strong covenant, guaranteed funding and a track record of delivery

7.3.5 Eclipse Tattoo

Pre-consultation engagement meeting

We met with Eclipse Tattoo on 9 December 2016 to present the proposals. The business asked about the construction impacts. They stated a key issue for them is to retain access to Buck Street from Camden High Street.

7.3.6 KFC

Consultation response

They stated that they are fully supportive of the scheme. Request that no further food outlets (A3, A5 where hot food can be eaten or taken away) are created from the addition of retail space. Noted that there has been an increase in local food businesses, and with even more competition it will make the existing food businesses suffer. There are already are a lot of single independently owned shops which have a high turnover of ownerships and are multi tenanted by have several stalls within shops. They 28

recommend that it would be best for local businesses if a single large successful retailer was to occupy any added retail space at the station, and consider this would improve the area. They request construction work is managed in such a way to minimise the impact and road closures for businesses. 7.3.7 Zoological Society of London Consultation response ZSL is the lead partner of the #OneLess campaign to reduce ocean plastic pollution and better connect Londoners to the ocean. The campaign wants to see London become a city where the predominant water drinking behaviour has shifted from using single-use plastic water bottles to refilling reusable bottles, with this established as the social norm with the infrastructure and systems in place to support it. Their vision is to see this become the reality by 2021.

Suggest that water bottle refill stations should be incorporated into the station redevelopment. This will allow people to quickly refill their bottle for free and will help to reduce the use of single-use plastic bottles and encourage hydration. This would help the planet whilst also helping TfL/London Underground with its efforts to promote passenger wellbeing in the warmer months. 7.4 Conservation Area Committees

7.4.1 Joint meeting of the Regents Canal and Camden Town Conservation Area Committees

Pre-consultation engagement meeting

We gave a presentation to a joint meeting of the Area Advisory Committees on 17 November 2016. Seven members of the Committees attended. The Committees noted that they would not make a formal expression of opinion until invited to do so by Camden Council, as part of the planning process.

Comments and questions about the over station development were:

 How many storeys on corner of Kentish Town Road Buck Street?  What materials will be used for the OSD? The area is mostly “bricky”, and natural materials likely to be appropriate  Will there be any parking for residents?

Comments and questions about the station capacity upgrade were:

 What are the plans for the headhouse?  Will the old and new station entrances be connected?  Will Camden motifs be used in the new station?  Will the historic features of the Auction House by incorporated into the final station design?  Will the new station entrance address current congestion issues within the station?

 Could there be an underground link between the new station entrance and Camden Market?

7.4.2 Regents Canal Conservation Area Advisory Committee

Consultation response Stated in general they support the ground level plan. They consider that the Georgian houses on the corner of Kentish Town Road and Buck Street should be retained and integrated into the block running north rising to meet the higher new development running to Hawley Crescent. They consider a tall building on this corner is damaging to the line of the street looking from the centre of Camden Town. They suggest that the tall building should be sited over the new station entrance where it could be higher by 3-4 storeys and would make a landmark for the station entrance. 7.4.3 Primrose Hill Conservation Area Advisory Committee Pre-consultation engagement meeting

We gave a presentation to the Area Advisory Committee on 9 November 2016. 12 members of the Committee attended.

Comments and questions about the over station development were:

 What is the highest part of the development?  Will you be using “bricky” material (e.g. London Stock) for building frontage? The “terrible” new glass building on Hawley Crescent would be inappropriate for this location.  The corner of Buck Street and KTR looks taller than adjoining buildings on KTR?  How much thinking has been developed regarding the roof style?  Is this a commercial development?

Comments and questions about the public space were:

 Are you intending Buck Street to be fully car-free?  Where will drop-off space be?  Who controls public realm space in front of station entrance?

Comments and questions about the Station Capacity Upgrade were:

 What will happen to 25 and 27 Kentish Town Road?  Will you be able to access all platforms from both entrances?  Any plans to change existing station entrance?  Does the existing station close during station construction period?  Have you started to think about construction management, particularly given number of major projects in area?  Have we thought about an improved link between Camden Road station and the Tube station?  Will new entrance draw traffic away from businesses to south of existing entrance?

7.5 Transport groups 7.5.1 Camden Cyclists

Consultation response

They consider there is insufficient provision for cycle parking in the station forecourt and pedestrian area. Consider 20 cycle stands (space for 40 cycles) is inadequate, and that cycle stands should be covered and have CCTV surveillance. They suggest there should be places for 60-80 cycles at the Buck Street entrance to Camden Town Station. They highlight that this is a popular destination both for commuters and for visitors by cycle. Cycle stands are fully occupied at Kentish Town station, and there is a good network of cycle lanes in the area. They expect that many more local journeys will be by cycle by the time this project is built.

8 Response to issues raised 8.1.1 In this section we set out our response to the main issues raised. We have grouped comments about the over station development into housing, massing, design and use. Some respondents understandably chose to take the opportunity to comment about other issues including cycling, the public realm and the station capacity upgrade. These are outside of the planning application for the over station development, however we have included a response to these issues. In addition there were a number of points raised which are essentially clarifications and we have listed these at the end of this section.

8.1.2 We will be holding a second station capacity upgrade consultation in June 2017.

Housing

50% or more of the housing should be affordable

We have an overall target of 50 per cent affordable housing across our sites, and the exact level on this scheme will be determined as the project progresses, subject to the normal viability tests. At this stage we are targeting a policy compliant scheme and expect to achieve a minimum of 35 per cent.

The precise level of affordable housing will be agreed with Camden Council and the Mayor of London.

What do you mean by affordable housing? Concerns over how affordable the housing will be.

We use the government definition for affordable housing, which is social rented, affordable rented and intermediate housing, provided to eligible households whose needs are not met by the market. Eligibility is based on local incomes and local house prices. Social rented housing is provided at rents guided by national targets, and is mostly owned by the Council or Housing Associations. Intermediate housing costs less than market housing but more than social rented housing. It includes shared ownership, other low cost ownership and intermediate rent. It can also include key worker housing for groups such as health service staff, teachers and workers in emergency services. Camden Council has a target for the split of affordable housing to be 60% social rented and 40% intermediate.

Do not support the level of housing as it undervalues the potential of the land

There are a number of factors/constraints that are influencing the level of housing on this site including the new station entrance accommodating a large proportion of the ground and first floor levels, the limited physical size of the site, rights of light restrictions on height and being adjacent to two conservation areas.

The location is inappropriate for housing/ Camden’s infrastructure cannot support more housing

Together with Camden Council and the GLA we recognise the need to provide more homes in London, in particular affordable homes.

We consider this is an appropriate site for housing as there are existing flats on Kentish Town Road. We have undertaken a viability assessment which confirms housing is viable at this location.

The amount of affordable housing is not feasible on this site There are a number of factors/constraints that are influencing the level of housing on this site including the new station entrance accommodating a large proportion of the ground and first floor levels, the limited physical size of the site, rights of light restrictions on height and being adjacent to two conservation areas.

We also need to consider the viability of any scheme, which also has an impact on the amount of affordable housing.

Massing

The building height is too tall

We believe that the height of the proposed building, which will range between four and seven storeys, is appropriate for this area. The building has been designed to be in keeping with the scale of the surrounding streets. A lower block of four storeys is planned for Stucley Place to retain its mews like character. There are five storeys on Buck Street and a taller elevation of between five and seven storeys to meet the larger scale of Kentish Town Road.

The building should be higher

We believe the proposed scale is appropriate for this area.

We have to consider privacy and rights of lights of neighbouring properties. We are undertaking daylight and sunlight assessments as the design progresses to make sure there is no material impact on neighbouring properties. The new flats would also have a good level of amenity for future occupiers in terms of light.

We have a specialist consultant on board to provide advice on the design proposals in terms of rights of light and impacts on neighbouring properties.

Need to further set back the upper floors

We believe that the height of the proposed building, which would range between four and seven storeys, is appropriate for this area. The building has been designed to be in keeping with the scale of the surrounding streets. A lower block of four storeys is planned for Stucley Place to retain its mews like character. There are five storeys on Buck Street and a taller elevation of between five and seven storeys to meet the larger scale of Kentish Town Road.

Would like to see the design as separate buildings, rather than “one block”

It is not possible for the over station development to be designed as separate blocks due to a number of constraints. There cannot be an isolated block above the new station entrance for engineering reasons and so access would need to be from Stucley Place or Kentish Town Road. A separate centrally located block would not have an acceptable standard of accommodation for future residents in terms of daylight / sunlight and privacy. In townscape terms a perimeter development, rather than separate blocks, responds better to the character of the area and aims to “stitch back” together the currently fragmented site.

Design

Lack of character/please ensure you incorporate Camden’s history into design We will be developing the appearance and materials of the new building following this consultation. Our design approach will be based on a high quality contemporary design which responds to the character of the immediate area.

We will work predominantly with natural materials that are constructed so

they weather well and give a sense of permanence and quality.

There should be a heritage assessment of current buildings on the site A Heritage Assessment will be submitted as part of the planning application to Camden Council.

The Georgian houses of 25 and 27 Kentish Town Road should be retained and integrated into the block/ opposition to the demolition of these properties and concern over what will happen to the people living at 25 Kentish Town Road In order to provide the construction site for the proposed works, and the subsequent location of the new station entrance, we would need to demolish 27 Kentish Town Road. As we have continued to develop our plans, we have found that that 27 Kentish Town Road and 25 Kentish Town Road are structurally interdependent. Although we would try to mitigate against this, if 25 Kentish Town Road was to remain in place for the duration of the construction works, the likely impacts on the property would include;

 vibration due to vehicle movements and construction activities

 light obstruction from construction site equipment

 light pollution due to site lighting

 dust and noise pollution and:

 potential disruption to access due to possible closures of Buck Street. The possibility also remains that it may be necessary to demolish the property due to the safety implications of demolishing 27 Kentish Town Road. Therefore we do not consider we could retain the two houses and integrate them into the new building. It would be necessary to include both 25 and 27 Kentish Town Road within the extent of land to be acquired or used for the construction as part of the powers we are seeking (this is through a Transport and Works Act Order). 25 Kentish Town Road is privately owned. We are in negotiations with the freeholder about purchasing the property and have informed residents about the proposals. We are liaising with Camden Council who own 27 Kentish Town Road and which is currently vacant.

Oppose the demolition of the school/the structure should maintain current buildings on the site We will need to justify the demolition of the school to Camden Council with our transport case for the new station entrance (to ease congestion, increase capacity to meet future demand and provide step-free access from street to train) and the proposed high architectural quality of the building above the station. The Infant school only served an interim age group of primary school students and wasn’t a viable school given its shape and historic layout. The new purpose built facility in the Hawley Wharf redevelopment where the school relocated in October 2016 serves as a full primary school with a larger intake for the local community. In order to provide the construction site for the proposed works, and the subsequent location of the new station entrance, we would need to demolish: 1-8 Stucley Place, 5-7 Buck Street, Hawley Infants School and 27 Kentish Town Road.

A tall building on the corner of Buck Street and Kentish Town Road is damaging to the line of the street looking from the centre of Camden Town. The tall building should be sited over the new station entrance where it would make a landmark for the station entrance. We believe that the height of the proposed building, which would range between four and seven storeys, is appropriate for this area. The building has been designed to be in keeping with the scale of the surrounding streets. A lower block of four storeys is planned for Stucley Place to retain its mews like character. There are five storeys on Buck Street and a taller elevation of between five and seven storeys to meet the larger scale of Kentish Town Road. There cannot be a tall block above the new station entrance for engineering reasons. A centrally located tall block could have an impact in rights of light for neighbouring properties.

The proposals are too conservative/bland We will be developing the appearance and materials of the new building following this consultation. Our design approach will be based on a high quality contemporary design which responds to the character of the immediate area.

We will work predominantly with natural materials that are constructed so they weather well and give a sense of permanence and quality.

Concern about light levels to outside spaces We are considering privacy and rights of lights of neighbouring properties. We are undertaking daylight and sunlight assessments as the design progresses to make sure there is no material impact on neighbouring 36

properties. The new flats would also have a good level of amenity for future occupiers in terms of light.

We have a specialist consultant on board to provide advice on the design proposals in terms of rights of light and impacts on neighbouring properties.

Development should have more green design features As design development progresses over the next few months we will be considering green features as part of the sustainability and energy efficiency of the building. A Sustainably Statement and an Energy Statement will be submitted with the over station development planning application.

Will you be using “bricky” material (e.g. London Stock) for building frontage? The “terrible” new glass building on Hawley Crescent would be inappropriate for this location It is too early to confirm the type of material to be used, but we will ensure that these are appropriate for the local area.

How much thinking has been developed regarding the roof style? We are considering different options. We want a mix on roof space, between space for residents, energy generation, and encouraging biodiversity.

More information is required on the operation of waste and deliveries The Transport Statement that will be submitted with the planning application will include details about refuse collection, servicing and deliveries.

Need to provide parking for residents TfL and the Mayor support car free developments where possible (with the exception of blue badge holders) to encourage walking, cycling and the use of public transport. This development is situated both above a tube station and in close proximity to both a London Overground station and a number of bus routes, meaning people have a variety of public transport options. If future residents chose to own a car they would need to find suitable resident parking zones on neighbouring streets. Camden Council would be able to advise them as to the relevant zones they would be eligible for. New disabled car parking spaces would be provided (location still to be determined).

Provide space for market traders equipment We are not proposing to include space within the proposed new building for market traders’ equipment.

Ensuring adequate servicing and access routes for local neighbours and businesses is important to us and we will seek to minimise any disruption to our neighbours. We will work closely with local traders to understand how best to manage any changes. We are proposing to include some commercial space for small businesses at the lower levels to replace some of the workshops required for the worksite for the new station entrance.

What will the impact on neighbouring properties be? We expect that the scheme would have a positive impact on local homes and businesses, allowing more people – especially at weekends – to access the local businesses around Camden station. Potential impacts associated with the project will be controlled through the implementation of a Code of Construction Practice (CoCP), which will be shared with the local community in advance of works starting. The CoCP will set out how construction will be managed on site during the works, to reduce impacts as much as reasonably practicable, and includes the following areas:

 Working hours  Traffic management  Noise  Vibration  Air quality  Waste management  Built heritage  Site control and environmental monitoring

A future consultation will provide further detail on construction methods, including lorry movements and hours of work. Once the scheme has further progressed, we would be happy to have more detailed discussions with nearby homeowners and business owners regarding these issues.

Use

The current buildings on the site should be made available on a temporary basis for workspaces and employment space Some of the buildings that form part of the future site of the station and over station development have been made available for local businesses who will occupy these premises until we start our work. We are also speaking to the Business Improvement District on how we can support local businesses through use of this space.

There should be more commercial space in the building, less retail TfL and Camden Council would like retail uses at ground floor level as this will provide active frontages and is appropriate for a town centre location. The retail strategy would allow all retailers, including independent businesses, to occupy these spaces, subject to normal market terms.

There would be commercial space at first floor level on either side of the station.

Is this a commercial development? How important is the commercial income from the development? The focus is on providing affordable housing. We have to balance income from commercial property, workshops and housing. Funding for the station capacity upgrade is not dependent upon the revenue TfL will earn from this development. Any revenue earned from this development will be invested into transport improvements. We are aiming to raise £1.9 billion over the next five years from such developments. This development is part of our plan to deliver 10,000 homes across the Capital using our existing assets. The Buck Street site forms part of our wider commercial approach to use our assets to generate non-fare revenue. This is re-invested to deliver a modern and affordable public transport network.

Retail in the building should be independent to stay in keeping with the character of the area The retail strategy will allow all retailers, including independent businesses, to occupy these spaces, subject to normal market terms.

Open workspaces should be a priority use for the site An element of the commercial space is planned. 39

TfL should take into account broader economic benefits, such as job creation and future tax revenues, rather than capital receipts or rental income, if the Mayor’s objectives are to be met. TfL has a leadership role to play in the growth of town centres including Camden Town We will be working with the local community to ensure we include broader economic benefits and meet the Mayor’s objectives, as well as providing benefits from both the station’s improvement and over station development.

Letting strategy for commercial office space in the development should give priority to creative industries We are working with Camden Town Unlimited to help start up companies.

Letting strategy for retail units on the ground floor should be carefully considered to enhance the sense of place in the new public space TfL and Camden Council would like retail uses at ground floor level as this will provide active frontages and is appropriate for a town centre location with public space.

Letting strategy for retail units should not include any further food outlets given the existing provision in the area. Consider a single large successful retailer should occupy the space since there are already many small independent retailers in the area The size of the retail spaces will be driven by the designs of the station and requirements of retailers.

Request that retail in the development is let to a good national branded business rather than another food business, as this will make the area more attractive The retail strategy will allow all retailers, including independent businesses, to occupy these spaces, subject to normal market terms.

Cycling

More information is required on cycle storage provision in the proposed over station development Cycle parking would be provided in line with the standards set out by the Mayor. For residential this is one space per studio/one bed unit and two spaces for all other dwellings.

There is insufficient provision for cycle parking in the station forecourt and pedestrian area. There should be places for 60-80 cycles at the Buck Street station entrance We are working with Camden Council to ensure that the area immediately in front of the station, as well as the wider urban realm can support a range of users. Our plans will include space for cycles and we will work with Camden Council to safeguard enough space for cyclists.

There is no cycle hire scheme provision or wayfinding for this Three cycle hire points are located in the vicinity of Camden Town station, with a docking station currently located on Hawley Crescent, immediately north of the proposed station entrance on Buck Street. Working with London Borough of Camden, we would ensure that clear wayfinding and signage is included as part of our proposals.

Public realm

More public space is required for passenger numbers The new station entrance will significantly increase the number of pedestrians on Buck Street and Stucley Place. To make this area safe and attractive, it will be necessary to re-think the way in which vehicles and pedestrians use the streets. We have shared our early thinking in the consultation about the public realm including:

 a new public space on Buck Street

 widening the pavements. These changes are being developed with Camden Council. We are not applying for planning consent for these changes as part of our application for the over station development. Camden Council, as the local highway authority, is responsible for any changes to local streets and will lead

the consultation on any changes.

There is a lack of greenery This issue will be considered at a later date when proposals for the public realm are more advanced.

Are you intending Buck Street to be fully car-free? No, however pedestrians will require more space, and we will investigate making Stucley Place and Buck Street one-way. We are also looking at closing off central part of Buck Street to cars.

Concern that closing Buck Street to vehicles would encourage anti- social behaviour and loitering We anticipate that the second new entrance will improve the security on Buck Street, with increased lighting, CCTV, uniformed presence of TfL staff and additional natural surveillance by those who use the station. Station staff will work together with the British Transport Police (BTP) to monitor and tackle anti-social behaviour at Camden station, as they do across our transport network.

Who decides the public realm space in front of station entrance? We are in discussions with Camden Council regarding this. The public realm will not be part of planning application for the over station development. Camden Council, as the local highway authority, is responsible for any changes to local streets and will lead the consultation on any changes.

Where will drop-off space be? The loading bay for Buck’s Head could be used, and we consider there is potential for short-term/blue-badge parking/drop-off on Stucley Place.

Could market stalls be placed on the new public space? This issue will be considered at a later date when proposals for the public realm are more advanced. However this is unlikely as the space will be needed for increased numbers of pedestrians.

Public space should consider its likely use by street performers and buskers This issue will be considered at a later date when proposals for the public 42

realm are more advanced.

TfL should consider how to encourage people to carry out walking and cycling journeys to relieve the pressure on public transport The Mayor’s ambition is for Londoners to walk or cycle for at least 20 minutes every day – currently only 34 per cent manage to do this on any given day.

With the GLA we have agreed a “Healthy Streets for London” strategy. This introduces our new approach to get more Londoners physically active. It sets out how we will help everyone to use cars less and walk, cycle and use public transport more.

Adopting the “Healthy Streets” strategy will help us to improve air quality, reduce congestion and make London's diverse communities become greener, healthier and more attractive places in which to live, play and do business.

TfL should consider promoting alternative routes to reduce congestion around the station. This should include wayfinding to separate visitor and local use, and weekday and weekend use. This should also take into account new developments in the area. Our proposals to upgrade Camden Town station will provide wider access to Camden for visitors and local people. The location of the new station entrance on Buck Street will reduce the number of customers using the existing ticket hall and who may congregate on the pavements of Kentish Town Road and Camden High Street. Within the new station entrance we will provide customer information on local attractions and places of interest, to help customers continue their journeys. To ensure that the station is visible from Kentish Town Road and Camden High Street, we are also considering placing London Underground signs, to ensure the station is clearly signposted.

Other issues including the Station Capacity Upgrade

Concern that the project could impact existing businesses through power cuts, major parking suspensions or road closures Potential impacts associated with the project will be controlled through the implementation of a Code of Construction Practice (CoCP), which will be shared with the local community in advance of works starting. The CoCP will set out how construction will be managed on site during the works, to reduce the impacts as much as reasonably practicable. Future consultations will provide further detail on construction methods, including lorry movements and hours of work. Once the scheme has further progressed, we would be happy to have more detailed discussions with 43

nearby homeowners and business owners regarding these issues.

Concern about the construction could cause noise, pollution, affect air quality and impact local businesses. The proposals should include measures to mitigate these construction impacts See above

Concern about the future combined transport impacts of works in the area including HS2. We acknowledge the other works in the area including HS2. We are seeking to set up a regular working group on transport planning with Camden Council.

Can you reopen Kentish Town South Station? Buck Street is our preferred location for the new station entrance. Our proposals have considered sites including the disused South Kentish Town station, Buck (Union) Street market, Camden High Street, and the existing station entrance, at Britannia Junction. These sites have been dismissed due to limited transport benefit, limited step-free access provision to both branches of the Northern line, poor location and proximity to the Northern line platforms, disruption to private landowners and increased length of construction.

Any plans to change the existing station entrance? / will the existing station entrance get a face lift? We plan to improve the control centre which ensures the smooth operation of the station. We will consider any further improvements to the station at a later date

Incorporate water bottle refill stations into the design to allow people to quickly refill their bottles for free (this will reduce the use of plastic bottles, be good for the environment and promote passenger well being) We recognise the importance of sustainability and wellbeing for our customers but we have not planned to include a refill point within the new station entrance. However, we will share these suggestions with Camden Council who will lead the development and changes to the public space surrounding the new station entrance.

There is a need for a Camden Town and Camden Road station link We are not considering linking the upgrade to Camden Road station, as it

would not sufficiently address the need for step free access and increased capacity at Camden Town station. Furthermore, construction would be challenging and potentially disruptive to the residents of Camden. We can review wayfinding as part of the new station entrance, but more generally this is outside the scope of this project.

It is important to retain access to Buck Street from Camden High Street during construction works Early design work indicates that we may need to close part of Buck Street throughout the works to allow for utility diversions, and for the excavation and installation of new tunnels. This would have to be agreed with LB Camden and other local stakeholders. We will seek to maintain access to Buck Street from Camden High Street during the construction works.

What will you be doing to improve bus interchange? We will work with Camden Council to consider any changes to local bus stops that are required following the proposed new station entrance. We consider bus stops will be better suited on Camden High Street and Kentish Town Road (rather than Buck Street), as this will avoid any changes to existing bus stops.

Will you involve school children in the project? As the project progresses we will look to set up school visits and placements. We will also create opportunities for apprenticeships as part of the project.

Will Camden motifs be used in the station? London Underground branding would feature within the design of the new station entrance. We recognise the importance of the vibrant and diverse community that Camden Town station serves. As we are at an early stage, our proposals for the station design have yet to be developed but we have noted the suggestion for Camden motifs to be used.

Will the historic features of the Auction House be incorporated into the final station design?

As we continue to develop our proposals for the new station entrance, we will consider how the new building sits within the local townscape and can be sympathetic to the character of the neighbourhood character. As we are at an early stage of design, these proposals have yet to be developed in any great detail but we have noted the suggestion.

Could there be an underground link between the new station entrance and Camden Market? Our new station entrance on Buck Street would be closer to the markets and local attractions, to the north of the existing station. The station entrance on Buck Street would also reduce crowding outside of the existing ticket hall allowing users to reach their destinations quicker without incurring lengthy delays. Within the new station entrance, customer information would be available on local attractions.

Clarifications -general

Have TfL bought 25 and 27 Kentish Town Road, what will happen to these properties? Demolishing these properties may be necessary to build this scheme. We have met with the owner of 25 Kentish Town Road and written to the residents. We are liaising with Camden Council who own 27 Kentish Town Road. .

How many housing units in the over station development? This will be in the region of 60-70 units, but this will depend on the number of family units Camden Council require.

When will the over station development be built? This is likely to be after the station box has been built. Subject to permissions the station entrance could be complete in 2024 (although there could be some overlap in construction).

Is the scheme referable to the GLA? Schemes of less than 150 units normally are not referable, however this development would be using our own future assets so the scheme would need to be referred to the GLA.

Is the highest part of the building seven floors high?

Yes, although this floor is set back making it less visible from street level

The proposed development corner of Buck Street and Kentish Town Road looks taller than adjoining buildings on Kentish Town Road. It is one storey higher.

Clarifications - Station Capacity Upgrade

Will you be able to access all platforms from both entrances? Will the old and new stations be connected? Yes.

Does the existing station close during station construction period? The station will remain open throughout the vast majority of the works, with the current design proposing a limited number of weekend or extended closures to support construction. These will be minimised to reduce disruption to the local community and businesses.

Will new entrance draw traffic away from businesses to south of existing entrance? Both the new entrance and the current entrance will operate as both entry and exit. Without a new station entrance on Buck Street, the operational control measures that are currently employed on weekends, with the access to the station restricted, will become more frequent, restricting the ability of local people and visitors to access the station. We are always keen to engage with local businesses, to understand their concerns and help in other ways if possible.

What are the plans for the headhouse? The headhouse on Buck Street, adjacent to the Camden Market, is a London Underground structure that includes an emergency staircase and ventilation equipment serving a series of deep level tunnels. As part of our proposals to upgrade Camden Town station, we are considering how these structures can help us minimise any impacts of our construction works.

Appendix A – Consultation letter and distribution area

Letter distribution area

Appendix B – Email to stakeholders

Appendix C – Letters to near neighbours

Letter to owners of property

Letter to local businesses

Letter to residents at 25 Kentish Town Road

Letter to businesses in Stucley Place

Appendix D – List of stakeholders consulted

Camden Cllr Heather Johnson Chair of Planning Committee Council Cllr Lazzaro Pietragnoli Camden Town and Primrose Ward

Cllr Patricia Callaghan Camden Town and Primrose Ward

Cabinet Member Regeneration, Transport Cllr Phil Jones and Planning

Cllr Richard Cotton Camden Town and Primrose Ward

Cllr Roger Freeman Vice Chair Planning Committee

Cllr Sarah Haywood Leader of the Council

Officers

Greater London Andrew Dismore AM AM Barnet and Camden Authority Andrew Boff AM Londonwide

Caroline Pidgeon AM Chair of the Transport Committee

Caroline Russell AM Member of the Transport Committee

David Kurten AM Member of the Transport Committee

Fiona Twycross AM Londonwide

Florence Eshalomi AM Member of the Transport Committee

Keith Prince AM Deputy Chair of the Transport Committee

Kemi Badenoch Member of the Transport Committee

Joanne McCartney Member of the Transport Committee

Navin Shah AM Member of the Transport Committee

Nicky Gavron AM Londonwide

Steve O'Connell AM Member of the Transport Committee

Tom Copley AM Member of the Transport Committee

Officers

MPs Keir Starmer MP

Department for Officers

Transport

Resident Barnes House Tenants Groups and Residents Association

Bayham Place Estate Residents Association

Camden Federation of Private Tenants

Camden Square Area Tenants and Residents Association

Camden Square Neighbourhood Association (neighbourhood watch)

Camden Town Speaks Residents Association

Camden Village Association

Castle Road Tenants and Residents Association

Clarence Way Estate Tenants and Residents Association

Hawley Wharf Action Group

Mornington Area Action Group

Three Fields Tenants and Residents Association

Other Camden Camden and groups Westminster Refugee Training Partnership

Camden Carers

Camden Civic Society

Camden Drug Intervention Project

Camden Elderly Irish Support Group

Camden LINk

Camden Mobility Forum

Camden People First

Camden Railway Heritage Trust

Camden Volunteer Bureau

Hawley Wharf Action Group

The Camden Society

Trinity United Reform Church (and user groups based at the Church)

Redeemed Christian Church of God

Conservation Camden Town Organisations Conservation Area Advisory Committee

Primrose Hill Conservation Area Advisory Committee

Regents Canal Conservation Area Advisory Committee

Historic England

Victorian Society

Business Bucks Head Pub organisations Camden Lock

Camden Town Unlimited

Design Council

Electric Ballroom

KOKO

London Zoo

Market Tech

Open University

Pirate Castle

Sainsbury’s

Rokit

Roundhouse

We also carried out a walkabout of local businesses on 17 January 2017

Travel organisations Camden Cyclists (Camden branch of the London Cycling Campaign)

Equality groups

Age UK (Camden)

Disabled Persons Transport Advisory Committee

London Older People's Strategy Group

Royal National Institute for the Blind

Action on Hearing Loss (formerly Royal National Institute for the Deaf)

Scope

St Mungo’s

Other BT

organisations EDF Energy

English Heritage

Foyer Federation

London Fire and Emergency Planning Authority

Metropolitan Police service - Camden Safer Transport Team

Metropolitan Police service – Traffic Unit

National Grid

Scotia Gas Networks

Thames Water

UK Power Networks

Appendix E – Press release

Appendix F – Public Exhibition display boards

Appendix G – Questionnaire