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SOMERS TOWN NEIGHBOURHOOD PLAN : 2015 - 2025 TO SOMERS TOWN NEIGHBOURHOOD FORUM (30.03.2015) CONTENTS 1 INTRODUCTION AND CONTEXT 2 WHY DOES SOMERS TOWN NEED A NEIGHBOURHOOD PLAN 3 WHO PREPARED THE PLAN 4 HOW THE PLAN WAS PREPARED 5 VISION AND AIM OF THE PLAN 6 POLICIES 6.1 ECONOMIC AND EMPLOYMENT POLICIES 6.2 MEANWHILE USES POLICIES 6.3 MOVEMENT POLICIES 6.4 HOUSING POLICIES 6.5 ENVIRONMENT AND GREEN SPACE POLICIES 6.6 COMMUNITY AND CULTURAL FACILITIES 7 HS2 and CR2 8 PROJECTS 9 DELIVERING THE NEIGHBOURHOOD PLAN APPENDICES: 1. Somers Town profile 2. Neighbourhood BoundarY and Forum applications to LB Camden 3. Somers Town Neighbourhood Forum (STNF) Constitution 4. Expert support and advice 5. Timeline and bibliographY 6. Participating organisations and groups since 2011 7. Residents Housing and Open Space SurveY Findings 8. HS2 Petition 9. Somers Town Job Hub 10. CommunitY Cinema ACKNOWLEDGEMENTS: 1 1. INTRODUCTION AND CONTEXT Somers Town Neighbourhood: Local planning context, Euston Area Plan (EAP)1 1.1 Somers Town Neighbourhood BoundarY Plan including part of Euston Area Plan boundarY (Plan 1) As Plan 1 indicates, Somers Town is clearly defined on 3 of its 4 sides By major road and rail infrastructure. As such it is an oBvious, geographical, neighBourhood. Somers Town’s southern boundary is Euston Road – part of the Inner city ring road (A 501). The Central Business District of London extends across the Euston Road into south Somers Town (between Phoenix Road and Euston Road) Immediately to the east lies the Kings Cross St Pancras Growth / Opportunity Area (international, national and metropolitan transport huB plus associated property development: Kings Cross Central). This is already well under way and includes major office, residential and other development (e.g. University of the Arts) of extensive railway lands to the north of, and between the railway termini. Immediately to the west lies the Euston Growth / Opportunity area (national and metropolitan transport huB, likely to be douBled in capacity, should the proposed HS2 high speed national railway / station go ahead 2016 - 2026) Directly linked to this huB is associated major property development, defined by Terry Farrell as Regents Place / Euston Circus, plus, if Sir David Higgins (HS2 C.E.O) position is followed, “private capital used to redevelop Euston Station in a far – reaching plan including homes, shops and business premises” (Times 17.03.2014). Plan No 1 also shows that part of the western boundary of the Euston Area Plan (EAP) lying within Somers Town. Both West Somers Town and the Ampthill Estate are included within the EAP. The EAP was adopted in late 2014 by LB Camden to guide development in this Opportunity Area. A numBer of other facilities of international, national and metropolitan importance lie either side of the Euston Road. Two, the British LiBrary and the Francis Crick Institute, actually lie within Somers Town NeighBourhood while others such as London University, the Welcome Trust and University College Hospital are located in BloomsBury immediately opposite Somers Town on the southern side of Euston Road, to Tottenham Court Road. Two Trade Union HQ’s, Unison and the RMT are also located in Somers Town, the former on the Euston Road, the latter in Chalton Street. The northern boundary is principally defined by the northern boundaries of St Pancras Gardens , Oakley Square and the Ampthill Estate . The NeighBourhood is equally distinctive in terms of its demographic and socio – economic profile. Appendix 1 sets out a very brief overview of these characteristics. 1 http://www.eustonareaplan.info/plan-area-diagram/ 2 1.2 Somers Town Neighbourhood : Regional Planning context (Plan 2) Plan 2: Somers Town in the wider London context (London’s “new” places: Terry Farrell concept prepared for the “Road to renewal” seminar. Planning in London, October 2013)2 As Plan 2 indicates, Somers Town is one of a series of neighBourhoods alternating between major Growth Areas, linked as beads on a necklace formed by the inner city ring road as it threads its orbital way between inner and central London. Its critical location at the interface of Inner London and the Central Business District accounts for much of the drama which lies at the heart of this NeighBourhood Plan. London is a special case. It has by far the highest land and rental values in the country, proBably in Europe. As the central Business district expands, adjoining inner city areas (traditionally low rent areas often of immigration and unskilled or Basic employment) Become candidates for investment, speculation, gentrification and dramatic changes in land use and population. It is not a question of why should low income disadvantaged people live in high value areas of London , But rather , what are the implications of traditionally low rent, low income areas being displaced by high income residents, investors, and high value land uses? As the economic base of an area changes, so does its social and cultural character. This has, or is already happening in many of the areas e.g. Shoreditch, Spitalfields, Bermondsey / north Southwark, between the Beads (the new places) on the necklace. In other situations such as Elephant and Castle, large housing estates are Being demolished and redeveloped to create the “new place”. There is a grave risk that the necklace may well become a glittering band of eye watering wealth, with no gaps left for nurses, porters, car mechanics and artisans(most of whom own no land or buildings) to live. A Gold Belt to match the Green Belt! Advantage is imported and disadvantage exported. Evidence: 1 http://www.london.gov.uk/sites/default/files/Collated%20PDFs.pdf 2 http://www.londontenants.org/puBlications/responses/CV&CSresponseRLondon%20Housing%20Strategy.pdf 3 http://www.londontenants.org/puBlications/reports/Conference%20Jan%202013.pdf 4 Duncan Bowie: Seminar and puBlications (University of Westminster)3 5 Stephen Hill: Seminar and puBlications (Community Land Trust Network)4 This can understandably seem attractive to Local Authorities who not only are statutorily required to provide ever more expensive services to their population, but often do not have the budget to do so. Furthermore they will own assets, land and buildings, which will have markedly increased in value. The temptation for private and puBlic sector landlords to realise this value will be irresistible. Moreover with the arrival of a healthy, fully employed, well educated population Both the budgetary and the regeneration record of such Authorities will improve and private sector investment secured from around the world. But is a problem resolved by simply exporting it elsewhere? LB Newham were recently canvassing counterpart Authorities in Lancashire and the West Midlands along these lines. Is London already showing alarming signs of imBalance and the national / regional economies likewise? 2 http://www.planninginlondon.com/assets/pil86%20UPLOADS/farrell-spreads%20copy.pdf 3 http://vac.org.uk/wp-content/uploads/2014/09/Housing-Policy.ppt 4 https://www.youtuBe.com/watch?feature=player_emBedded&v=HSWXtX_-PMs&list=PLuS9QRas2VF8aBuwIVF8MDI5rhsdfYU4c 3 The Vision for the Somers Town NeighBourhood Plan does not accept this as inevitable. We wish to explore, through this NeighBourhood Planning process, a different approach to / delivery of inner city regeneration and thereby open up a long, long overdue London – wide debate on this subject. Plan 2: Regional planning context 2. WHY DOES SOMERS TOWN NEED A NEIGHBOURHOOD PLAN? Based on sound evidence (including as set out above) 1. To alert and engage the local community in national / regional / local planning and development opportunities and threats. 2. To feed local knowledge and aspirations into forward planning processes at local and regional level. 3. To build local capacity in planning, implementation, management, and, where appropriate, even delivery of certain aspects of NeighBourhood renewal and development. 4. To guide future new development / growth in the NeighBourhood. 5. To identify local projects which have arisen through and can be secured by the NeighBourhood Planning process. 6. To facilitate and improve co-ordination of, puBlic, private, and voluntary and community sector development / service delivery at NeighBourhood level (added value). 7. To support the NeighBourhood Forum as a crediBle stakeholder and an important contriButor to sustainable economic, community and other development in Somers Town. 4 8. To help the existing community avoid being “squeezed out” and, instead, “stay and get a slice of the action “5 . In the process, and in an inner London context of land ownership and high land and rental values, contriBute to a much needed review of conventional definition of terms such as “regeneration”, “affordable housing” etc. while at the same time, exploring new policy options and delivery vehicles such as Community Land Trusts, social enterprises etc. 9. To ensure accountability and value for money in an age when puBlic services have to be paid for by selling off puBlicly owned assets such as puBlic open space i.e. an “Open Book policy”. 10. To help minimise the environmental, traffic and other costs, and maximise the relatively few Benefits that could accrue to the Somers Town community should HS2 and CR2 go ahead6. 1. WHO PREPARED THE PLAN? SOMERS TOWN NEIGHBOURHOOD FORUM (STNF) Documentation approved By London Borough of Camden May 2013 for STNF to prepare a NeighBourhood Plan: ñ Plan 1. ñ Forum and Boundary applications (Appendix 2). ñ Constitution (Appendix 3). ñ Structure of Forum (below) and Appendix 4 Expert support and advice. ñ A Voluntary /Community Sector led initiative. Somers Town Neighbourhood Forum BEET (business, Planning and Health Governance 2011-2013 Community Safety emploYment, Development education,training) EAP response and HS2 Greening and air quality Constitution JOB HUB Campaign Plan drafting Housing and open spaces 4. HOW THE PLAN WAS PREPARED 5 Most popular options card laid down at the Regents High Planning for Real event 23.03.2013.
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