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.
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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:
Plan 1. Forum and Boundary applications (Appendix 2). Constitution (Appendix 3). Structure of Forum (below) and Appendix 4 Expert support and advice. 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. 6 High Speed 2 at Euston and Crossrail 2 passing underneath Somers Town. 5
The Somers Town Neighbourhood Forum has developed the plan through a series of activities to engage different sections of the community (Appendix 3 Timeline and bibliography. Appendix 6 Participating organisations and groups since 2011).
Open meetings are held monthly. A number of working groups also meet regularly to develop projects and increase involvement. All the working groups involve a mix of participants working together. These include local residents, the British Library, St Pancras station, Francis Crick Institute, the police, schools, faith groups, housing providers, small businesses, voluntary and community sector groups. The forum benefits from a wide range of local knowledge and expertise.
Activities have included planning for real type events and walkabouts to explore planning priorities and identify community members not yet involved. Targeted outreach work has taken place with local mosque trustees and congregation, and a stall at the local market has used to carry out surveys and promote the project.
The working groups have also pursued initiatives identified by local people complimentary to a statutory neighbourhood plan. For example setting up Neighbourhood Watch Schemes, developing local enterprises and creating connections between unemployed local people and opportunities in the area. The latter has culminated in the new Job Hub. Young people set up their own Youth Forum to work with the Neighbourhood Forum and used film to highlight their perspective on Somers Town. They also set up the Community Counts project with the BEET Working Group.
The Somers Town Neighbourhood Forum has worked closely with neighbouring forums and communities to develop its Neighbourhood Plan and will continue to collaborate over areas of mutual interest.
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5. VISION AND AIM OF THE PLAN
We want to provide a framework to ensure a
SUSTAINABLE COMMUNITY DEVELOPMENT
Thereby enabling as many of the existing Somers Town community as want to,
to stay and get a slice of the action.
The Forum sees the Neighbourhood Plan as an important opportunity for the existing community to help themselves out of disadvantage through access to genuinely affordable housing, jobs and training, access to high quality health and education, and the creation of a safe and attractive environment.
The Forum is committed by every means possible e.g. through Section 106 Agreements / Community Infrastructure Levy; Open Book policies etc., to building genuine partnerships with local residents, stakeholders and public and private sector developers. The Plan has been prepared, and will be delivered, with the support of Ward Councillors, and the assistance of Local Planning Officers. A number of projects have been identified during the preparation of this Plan. The Forum envisages the implementation of projects as an essential ingredient in the Plan delivery and monitoring. Temporary use of land and buildings presents a major opportunity in this regard e.g. pop–ups, so no building or space is left empty.
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5.1. The aim of the Plan is to guide development based on the following assumptions:
• Growth and renewal is about people as well as place. The Plan includes separate reference to: - Projects related to arts and culture, health, and Jobs and training. - Recommendations e.g. on existing and new management and delivery vehicles. Reasonable and considerate economic and housing growth and development is accepted in Somers Town, both on sites identified in the Site Allocations Document and elsewhere within the Neighbourhood. • Every opportunity should be taken to capitalise on growth in the two adjoining Opportunity Areas, to the benefit of the existing Somers Town community. • New policies and management and delivery vehicles may well be required, e.g. in the provision of housing at low rents for local households on low incomes. • The Our Place7 proposals for delivery and management of the Job Hub set out a collaborative model that the Neighbourhood Forum would wish to see replicated as appropriate throughout the Plan period. • To some extent the Plan incorporates a major culture shift. It has accepted the new realities of public sector growth, development and service delivery through the reasonable realisation of public assets to bridge a critical funding gap8. However, this can only be on the basis of absolute clarity, honesty and equity as to costs and benefits. This ‘Open Book’ approach should be adopted on all major new development in the Neighbourhood. • Genuine and committed collaboration with public and private developers. • Resources available to promote, implement, monitor and modify, this Plan. These should include access to independent technical aid – particularly commercial valuation, town planning and affordable housing, Local Green Space, planning gain or similar expertise.
6. POLICIES
6.1. LOCAL ECONOMY AND EMPLOYMENT POLICIES
The following plan policies are designed to deliver a sustainable Somers Town community development. Core Strategy Objectives relevant to local economy and employment in Somers Town9:
3 To ensure access to local shopping, community, leisure facilities and open space.
4 To tackle poverty, social exclusion and promote equal opportunities.
5 To encourage and accommodate sustainable economic growth and employment opportunities.
6 To maximise the benefits of regeneration and development to promote sustainable communities.
Given the socio-economic profile of the existing community, and the existing and future planned provision of substantial high/medium order retail development and employment opportunities within the Euston and King’s Cross Opportunity Areas, Neighbourhood Plan policies will focus principally on identified local needs and how these can be realised through:
• Protection of existing jobs and employment sites. • Site allocation sites. • Development of Neighbourhood Centre at Chalton Street and Eversholt Street.
7 Job Hub Appendix 9. 8 http://www.camden.gov.uk/community-investment-programme/ 9 Core Strategy Sustainability Appraisal Pages 26-28. http://www.camden.gov.uk/ccm/cms- service/download/asset?asset_id=2752961 8
• Maximisation of employment and training opportunities arising from major development in Euston and King’s Cross Opportunity Areas. • The developing Job Hub. • Temporary use of land and buildings. • Community assets in Somers Town such as business, commercial and employment premises and sites.
6.1.2. Employment
Policy E1 addresses high unemployment compounded by other indicators of deprivation10 by enabling opportunities for entry level training and employment, different types of employment and protection of existing jobs and employment sites in the Neighbourhood. Small and micro-businesses /incubators, preferably with local connections, will be encouraged to set up in the Neighbourhood.
Policy E1: Employment
Development in Somers Town will promote sustainable local economic growth and employment. There will be a strong presumption in favour of protecting and retaining existing employment sites. Developers proposing redevelopment of such sites, or provision of new employment opportunities in the Neighbourhood will be encouraged to:
Ensure that where the redevelopment of existing employment sites is proposed, the level of employment floor space is maintained or increased. Ensure, wherever possible, retention of existing jobs and provision of new employment and training opportunities for local residents and small businesses. Provide a range of accommodation including smaller spaces for businesses, incubators and workshops with local connections11. Provide affordable or subsidised business space where appropriate.
Evidence supporting viability of Policy E1:
• Empty retail and office units on Chalton Street (see Fig 1. P.12). • Projected increase in working population and potential for local businesses to increase trade (Crick figures). • Knowledge Hub and precedents for training initiatives e.g. Crick, Kings Cross Construction Centre. • Young population with high unemployment (local data).
6.1.3. Site allocation site No 6: Land between British Library and Francis Crick Institute 12
In the future, the British Library anticipates that it will need to maximise the development of its St Pancras site to ensure the Library’s future accommodation needs for its collection and readers can be met on site. The British Library will need to consider carefully how to maximise development on the site to ensure its future needs and those of the wider community can be fully accommodated.
10 Local data. Camden JSNA. Community research for Job Hub Appendix 9. 11 Small businesses have fewer than 50 employees; micro-businesses, fewer than 10 employees. A number of residents are self- employed and work from home. Improved and new facilities for such people to use shared office and meeting space will be encouraged (add source). 12 http://www.camden.gov.uk/site-allocations-development-plan.en 9
Policy E2 recognises the British Library has a strategic role to fulfil the objectives laid down by Parliament. It is essential that it is not restricted from meeting these objectives and as such it is considered appropriate that the principles of the adopted Site Allocation are carried forward in the Neighbourhood Plan.
Policy E2: The British Library and land to the north of the Library
• Land to the north of the British Library safeguarded for future development that will meet the longer term operational needs of the British Library and/or other complementary Central London uses appropriate for the Site, and which can facilitate the development of the Knowledge Quarter13. • The design framework for new development at the Site should remain as set out in the adopted Site 6 policy as this still remains relevant.
Evidence supporting viability of Policy E2:
Act of Parliament.
6.1.4. Neighbourhood Centre: Chalton Street
Chalton Street is a defined Neighbourhood Centre in the Camden Core Strategy 2010, section2, page 64.
Policy E3 and associated recommendations support a balanced shopping and business environment that meet local need for affordable and useful goods, but also attract others in to the Neighbourhood to increase viability of the market and other retail14. Much comment has been received during the course of preparation of this Plan about the need to ensure access and affordability of local shopping to Neighbourhood residents.
Neighbourhood Plan Policy E3: Chalton Street Neighbourhood Centre
Development (including changes of use) to protect and enhance the character of the Neighbourhood Centre and provide for a diverse range of shops, businesses and economic activity. This shall be achieved by:
Comprehensive environmental improvement of Chalton Street, including the revitalisation and extension of the existing street market from Euston Road to Phoenix Road (Plan?). A mix of existing and new retail and business premises. Proposals to provide additional estate agents (A2), wine bars (A4) or fast food outlets (A5) will not be supported.
Evidence supporting viability of Policy E3:
• LB Camden Retail Study. • LB Camden Market Strategy. • Retail development potential (Fig.1.).
13 http://www.knowledgequarter.london/ 14 LB Camden Retail Survey and Market Strategy. 10
Recommendation:
In support of this policy the following actions are recommended:
In partnership with the Neighbourhood Forum and other relevant local interests, Camden Council should prepare Design Guidance to help secure a comprehensive revitalisation plan and process. This should include: - Image. - Streetscape and shop fronts. - Pedestrian / vehicular movement. - Parking and servicing. - Amenity, including hard and soft landscaping. - Lighting and security. - Signage and information. - Storage. Given the evolving nature of HS2, such Design Guidance should have regard to the Euston Area Plan, but, if necessary, be produced in advance of that Plan15. Revitalisation should be done as a Community-led joint venture in partnership with market traders, LB Camden, the local business community, and other partners as appropriate. A Neighbourhood Centre Manager could well be employed from the outset. Good practice, such as at Lordship Lane16 and Queens Crescent17, could assist this process. Revitalisation of retail starting with vacant premises (Fig 1). Encourage low budget convenience retail outlets (A1). Improvements to the public realm to enhance the look and distinctive character of the Neighbourhood Centre.
15 Euston Area Plan proposes Chalton St improvements from 2024. 16 www.southwark.gov.uk/.../id/.../draft_lordship_lane_town_centre_spg 17 http://www.qcca.org.uk/QCCAMarket.htm 11
Chalton Street approximate % retail uses November 2014
Other
Office
Community organisation
Health centre/clinic
Estate agent
Vacant
Travel agent
Pharmacy
Hair and beauty Fig.1: Chalton Street approximate % retail unit uses Novemebr 2014 Locksmith
Newsagent
Speciality retail
Grocery/convenience store
Hotel
Public House
Restaurant
Café/coffe shop
0 2 4 6 8 10 12 14
6.1.5. Euston Area Plan boundary: Maximisation of employment and training opportunities
Policy E4 seeks to ensure that local residents benefit from developments they have little control over, are involved in managing the negative impacts18 on the Neighbourhood and can use the Growth Area to create local opportunities. Euston Area Plan boundary is currently linked to the future of HS2. Both the Ampthill Estate and West Somers Town lie within the Euston Growth Area. Because of the existing density and character of residential development, there is very limited capacity for further growth in either of these areas. Local consultation carried out by the Forum indicates profound local objection to HS2. This is set out in the Petition currently before Parliament (Appendix ?).
18 HS2 Environmental Statement for Central Community Forum Area. 12
Policy E4: Euston Area Plan boundary
Without prejudice, and subject to genuine issues of confidentiality, public and private sector developers will adopt an ‘Open Book’ approach to substantiate their proposals. Without prejudice, public and private sector developers, will through the use of employment initiatives as set out in Camden Planning Guidance (CPG8), ensure Somers Town residents are adequately trained to compete on an equal basis for future employment opportunities as and when they arise in Euston and King’s Cross Opportunity Areas and elsewhere in close proximity to the Neighbourhood. Without prejudice, public and private sector developers will ensure local businesses – particularly small/medium sized enterprises are adequately informed and able to compete for local supply and purchasing of services associated with new growth in and around the Neighbourhood. Camden’s creative industries are second only to Westminster in contribution to GDP. Without prejudice, public and private sector developers will promote community participation in planning, design, implementation, management and, where appropriate, delivery of new/existing retail and other employment opportunities. E.g. in local arts / cultural development (e.g. community cinema), estate maintenance and regeneration, heritage, tourism and creative industries.
Evidence supporting the viability of Policy E4:
• EAP • Pat on ‘Open Book’ • Camden’s Creative Industries / GDP. • Impact of local supply and purchase.
6.1.6. Enabling local economy, employment and health projects.
Policy E5 addresses accessibility issues in the Neighbourhood where communication and maximising opportunity are hindered by low levels of internet access and use, and ill health which impairs mobility.
Policy E5: Information Boards
In support of the Job Hub (Appendix 9) and other projects:
Applications for the provision of Information Boards will be supported e.g. at Chalton Street, Local Green Spaces, and on routes to and from local schools.
Evidence supporting the viability of Policy E5:
• Local data. • JSNA. • Health Working Group.
Recommendation:
Without prejudice, in conjunction with the BEET Working Group and its partner organisations, public and private sector developers will be encouraged to facilitate funding and other actions necessary to sustain and develop the Job Hub throughout the whole of the Plan period to 2025.
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6.2. MEANWHILE USE POLICY
There are land and buildings within the Neighbourhood suitable for a variety of temporary uses. Meanwhile Use will be an integral part of the Neighbourhood Plan. Temporary uses can range from “pop up “shops and advice/information points to sports and gardening activities. Advertising hoardings which can generate income and be used for community benefit may also be considered.
A number of specific sites have already been identified:
1. Police Vehicle Depot site, Drummond Crescent (see above)19. 2. Convent and adjoining land and buildings, Chalton Street / Phoenix Road20. 3. Vacant premises on Eversholt Street and Chalton Street. 4. St Pancras Hospital.
19 This will only be realistic if there are delays in the Maria Fidelis School consolidation for which the site is now safeguarded. 20 Currently under-used belonging to…….. 14
Policy MU1 seeks to avoid blight and economic decline in the Neighbourhood by treating unused land and buildings as opportunities for temporary development and relocation of amenities displaced by construction and safeguarding for national infrastructure projects (HS2, CR2). Meanwhile Uses have been used effectively to avoid high street decline in neighbouring Camden Town21 and are relevant to Camden’s HS2 Business Mitigation Working Group’s objectives22.
Policy MU 1: Meanwhile Uses
Meanwhile uses will be used to:
Bring into temporary use land and buildings / part of buildings left empty (where viable in funding and legal terms). Provide opportunity for residents in the neighbourhood to build /refine basic employment skills, and learn new skills. Improve appearance of vacant premises. Alleviate environmental impact of construction. Address anti-social repercussions of leaving land and buildings vacant.
Evidence supporting the viability of Policy MU1:
• LB Camden and BID strategies. • Local initiatives showing Meanwhile successes/need for these opportunities??? • Meanwhile leases / website with evidence of impact. • Kings X examples. • Commitment from HS2 and CR2 to supporting this???
21 Camden Town BID ‘Pop-Ups’. 22 Camden HS2 BMWG???? 15
6.3. MOVEMENT POLICIES
The Neighbourhood Plan seeks to influence and assist transport planners and developers at national, regional and local level.
6.3.1. Guiding transport / transport planning principles
Policy M1 is designed to embed serious consideration, by developers, for the residential character of Somers Town in the face of national rail projects and servicing and connecting new building developments.
Policy M1: Guiding movement/transport planning principles
The safety, convenience and amenity of residents, schoolchildren and other local interests should be maintained and, where possible, improved, as a result of any future development within or adjoining the Neighbourhood. Any proposal to open up the neighbourhood with new permeability routes should be justified by priority transport projects and minimise impact on local residents.
Evidence supporting the viability of Policy M1:
• Inaccessibility of HS2 consultations etc (history of being shafted and to bad effect?). • Home Zone. • HS2 ES traffic increases etc.
6.3.2. Movement priorities within Somers Town (Plan 3) - 6.3.3. Primary road network
The Neighbourhood is largely bounded by primary roads such as Euston Rd (A501), Eversholt Street (A4200), and Crowndale Road/Pancras Road/Midland Road (A5202).
Consultations have revealed considerable local concern about cyclists speeding through residential roads and near local schools and other facilities in Somers Town. There is general agreement that, like all other vehicular traffic, strategic cycle routes should be confined to the primary road network.
There is also general agreement that the “street canyon” quality of much of the primary road network, together with the rail approaches into and out of the adjoining mainline termini, contribute concentrations of particulate matter and other pollutants that seriously damage the health of the existing community (ENV 1 below).
Recommendations: Use of primary road and cycle network.
The following developments and use of the primary road and cycle network will be supported:
St Pancras Square development related pedestrian and cycle improvements, including new pedestrian crossings at Pancras Road / Midland Road junction and fully segregated cycle way and footpath widening on Midland Road. Central London Cycle grid on segregated cycle routes within the primary road network. Continued use by through traffic of the primary road network around Somers Town. 20 mph speed limit should be retained within the Neighbourhood.
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6.3.4. Movement and streetscape within Somers Town
Policy M2 addresses the issue of pedestrian and cycle traffic cutting through residential courtyards by using bold signage, and way marking by design.
Policy M2: Pedestrian and cycle routes through Somers Town
In the interests of pedestrian / cycle safety, residential amenity and the revitalisation of Chalton Street, east – west routes should be well designed, and clearly defined along the lines set out on Plan 3.
East-west cycle and pedestrian movement between King’s Cross/St Pancras and Euston, and vice versa, should be channelled. As such they should be differentiated from other routes in the Neighbourhood by: - Clear and distinctive directional signage. - Colour scheme / art works. - Hard and soft landscaping (e.g. trees). - Street furniture, including seating and lighting. - Rationalisation of pedestrian crossings at Phoenix Road / Ossulston Street and Phoenix Road / Chalton Street allowing for easy and safe crossing by heavily burdened pedestrians and those with other mobility difficulties. North-south movement should be differentiated through streetscape measures such as: - Clear and distinctive directional signage. - Colour coding as appropriate. - Hard and soft landscaping (e.g. paving, trees). - Street furniture, including seating and lighting. - Lighting, paving, planting and signage at pedestrian route from Chalton Street to Oakley Square and between Charrington Street and Ossulston Street should be improved.
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Evidence supporting the viability of Policy M2:
• Community Safety stuff?? • Public rights of way / Crick path leading through courtyards. • EAP
Recommendation:
As an example, taking through pedestrian /cycle movement from northern (Midland Road) exit from / entry into St Pancras CTRL / King’s Cross concourses to proposed Eversholt Street exit /entry into Euston HS2 concourse:
• Signage could direct pedestrians and cyclists along a route incorporating the new route directly south of the Crick. At its junction with Ossulston Street, pedestrians and cyclists may be directed along the eastern side of Ossulston Street, south to the British Library, or north to the improved junction with Phoenix Road (see above) and thence along Phoenix Road to Eversholt Street and Euston Station. An alternative, for pedestrians only, could direct pedestrians from Phoenix Road, south along Chalton Street, to Churchway Alley, Doric Way and Euston Station. • Entrances to Ossulston Estate courtyards, on both Chalton Street and Ossulston Street, should be prominently marked “No cycling. This is a residential area, please respect our amenities “. • All such signage should be illuminated at night. • This should all be done in close collaboration with local residents, businesses and important local community facilities. • The lighting, safety and amenity of Churchway Alley should be markedly improved. This should be done in close collaboration with residents, businesses and important facilities such as the Islamic Centre and the Health Centre nearby. • The barrier to vehicular movement between Phoenix Road and Brill Place should be retained. • This should be done in close collaboration with residents, businesses and important local community facilities23.
6.3.5. Community Safety
Policy M3 addresses the problem of dog fouling in Somers Town and requires priority action. BIG QUERY on viability??
Policy M3: dog fouling.
Any new open space or alterations to existing open space must consider options for dog control:
Requirement for leads. ‘Watching’ and enforcement using existing CCTV, signage etc. The provision of dog exercise areas and waste bins.
Evidence supporting the viability of Policy M6:
Camden Square?
23 See Project M1 18
‘Watching’ research. Clean up day???
Recommendation: Community safety issues
A detailed study should be jointly undertaken by LB Camden Highways and Housing Depts., Origin HA, Police/Street Wardens and Camden’s Disability Champion to address local concerns regarding places and areas across the whole Neighbourhood where people just don’t feel safe or comfortable. The Study should address the location, cause and measures required to overcome the problems. It should involve tenants, residents, landlords and other local interests as and where appropriate.
Within the first year of the Neighbourhood Plan the Study should confirm or otherwise:
The possible closure and absorption by adjoining users of footpaths: - Between Phoenix Road and Drummond Crescent (bounded in part by Chalton House and the Convent). - Between Chalton Street and Charrington Street (bounded by Regents High and Plot 10). Following detailed discussions with adjoining users the feasibility of the narrow road between Ossulston Street and Chalton Street (bounded by Levita House and Pullman Hotel) forming part of the revitalisation of Chalton Street proposed in 7.1 above. Measures to secure the provision of resident’s car parking and improved pedestrian safety and amenity for those with impaired mobility. Identification of a number of dog walking areas across the Neighbourhood. Identification of complementary designated waste bins along footpaths leading to and from such areas, in the vicinity of facilities for children and the elderly, and in courtyards where appropriate.
There is a clear overlap with a comprehensive appraisal of courtyard improvements as recommended in Section 6.4.6. (Housing) below.
6.3.6. Signage
As can be seen, much emphasis is placed in this Neighbourhood Plan, upon the value of good signage to channel and improve movement within and across the Neighbourhood.
The idea of an Arts Commission for Signage involving local schools is one that commands considerable local support.
Recommendation:
• Support an Arts Commission for Signage involving local schools.
6.4. HOUSING POLICES
6.4.1. New housing development
19
The following Policies and recommendations are drawn from key messages from the Residents Housing and Open Space Survey (Appendix 7) and sustainability objectives drawn from the Final Sustainability Appraisal of Camden’s Core Strategy.
Policy H1 addresses housing need in Somers Town to reduce overcrowding through provision of dwellings suitable for older people and as starter homes for young people24. This policy supports community sustainability and stability and does not reduce the amount green and open recreation space in the area25.
Policy H1: New housing development.
The sites identified as appropriate for new housing development are: - Component in mixed-use development of Site Allocation Site 13. - On Site Allocation Site 6, in circumstances where there is surplus land realised, not required for use by the British Library, housing may form part of a mixed use scheme26. - Component in conversion of St Pancras Hospital buildings on Crowndale Road. Conversion of empty upper floors e.g. above shops in Eversholt Street that are not used for business purposes, other empty or redundant buildings where employment uses would not impeded. Increase in building height to 3 storeys of retail premises at 1 Chalton Street. Incorporate into new development such as the rebuilding of Edith Neville Primary School.
Evidence supporting the viability of Policy H1:
• MP to source • Duncan Bowie advice / links • Local Plan • Kings X Academy link
6.4.2. Site Allocation: Rebuilding Edith Neville Primary School
Site Allocation: Rebuilding of Edith Neville Primary School
Rebuild school to 2 storeys with housing above or elsewhere within the School site, enabling continuation of terraced housing southwards from Charrington Street and fronting onto enhanced pedestrian area between that street and Ossulston Street. Build on good design, layout and management practice drawn from nearby St Mary / St Pancras PS and King’s Cross Academy. New housing elements sufficient to cover costs of school rebuild (stated to be £8 million). Any additional housing capacity on the school site to be taken up by housing which is genuinely affordable to local people.
Evidence supporting the viability of this Site Allocation:
• MP / SB / Duncan Bowie, etc.
24 Housing need for young and old –our stuff and other local plan. 25 Camden CIP pledges and LDF etc. 26 From British Library contribution to plan drafting. 20
• Need to show deliverability / sustainability – Brookes, Duncan etc. • Kings X and St Mary’s schools. • CIP evidence???
6.4.3. Police Vehicle Depot Drummond Crescent, Site Allocation 1327
Policy H2 maximises opportunity to build housing in the Neighbourhood by including a housing component in other developments. The policy requires the school development to avoid negative impacts its neighbours and maintain a safe environment for school children and local residents28.
Policy H2: Police Vehicle Depot site Drummond Crescent (Site Allocation Site 13).
Current proposals for HS2 require this site to relocate Maria Fidelis Lower School, next to the existing Upper School on Phoenix Road, thereby consolidating the School on a single site. The consolidation of Maria Fidelis School, development should:
• Avoid a main student entrance / exit being formed onto Drummond Crescent. • Include an element of affordable housing above the school and / or on other parts of the site. • Include a training and employment component for local people. • Development Master Plan and detailed design to be prepared collaboratively with adjoining residents (e.g. St Joseph’s Flats) and other local interests. • New development should respect the scale and character of adjoining buildings.
Evidence supporting the viability of this policy:
• Other school developments. • Safety / entrances. • Sustainability. • Deliverability and HS2?? • Kings X construction etc.
6.4.4. Quality design and build
Policy H3 QUERY RELEVANCE??? – see Local Plan / all GLA best practice stuff / what’s covered already / Disability Acts etc.
Policy H3: Quality design and build.
Any new housing in Somers Town must be high quality design and build, reflecting the existing building height, character and layout of adjoining development, Conservation Areas and Listed Buildings. Any new housing should respect the character and amenities of existing adjoining residents e.g. no increase in noise, overshadowing, loss of privacy and security. New housing development should incorporate disabled access measures, with the aim of setting a state of the art precedent for the wider area. New housing development should incorporate climate change mitigation measures, with the aim of setting a
27 http://www.camden.gov.uk/ccm/content/environment/planning-and-built-environment/two/planning-policy/local-development- framework/site-allocations-development-plan.en 28 Something on school noise / road safety etc. 21
state of the art precedent for the wider area.
Recommendation:
Building heights of maximum 6 storeys should be encouraged in existing residential areas. Building heights in the south of the Neighbourhood Area, in the Central London area, and along Euston Road may exceed 6 storeys if appropriate in the context of heritage, townscape and urban design considerations. The appropriate scale of buildings will be subject to a rigorous assessment of their design quality and impact on the townscape and environmental quality of the area.
6.4.5. Estate regeneration
Estate regeneration should focus on high quality building and courtyard refurbishment.
Recommendation: As part of a programme of estate regeneration, detailed study should be carried out to prioritise courtyards requiring action: short, medium, long term. Action should focus on: - Maintenance and management. - Safe access / egress to estate and individual housing blocks. - Greening of courtyards and where appropriate, roofs. If practical, this can include food growing initiatives (see Policy ENV 4 below). - Safe and convenient provision of facilities for residents e.g. cycle racks, communal outdoor drying facilities. - Safe and attractive play areas for children. - Resolve dog-fouling problems. Individual schemes of estate regeneration should be carried out: - In close collaboration with existing tenants and residents. - Have regard to policies and recommendations set out in Section 7.3 (Movement) and 7.5 (Environment) of the Neighbourhood Plan.
6.4.6. Housing affordability and need / sustainable community development
Policy H4 addresses increasing shortage of housing affordable in relation to average income and the negative impacts of related social polarisation and inequality. Somers Town is particularly vulnerable to these conditions (Plan 2)29.
Policy H4: Social rented housing / sustainable community development
50% of the borough-wide target for additional self-contained homes built in Somers Town must be affordable to existing residents in housing need and others with a local connection. The maximum reasonable amount of affordable housing under the specific circumstances of the site, including the financial viability of the
29 Terry Farrell thing. Young Foundation report etc etc. 22
development, will be negotiated and other benefits taken into consideration. Priority provision of new 1 and 2 bed units will be encouraged, e.g. starter homes and opportunities for downsizing by elderly residents. Rent and transfer costs of affordable housing to be tied to the Neighbourhood’s average household income. All new housing should be built and occupied as a home and not as an investment. Housing development is subject to an agreement that will ensure that it remains as affordable housing for people with a local connection in perpetuity. Allocation should prioritise existing young people - sons and daughters, concealed households and the elderly in the Neighbourhood, who wish to stay , look after each other, and in so doing reduce pressure on health and social care services, use local schools, shops etc. and thus secure a sustainable community development. Use residential value to fund affordable homes. Market rented provision to subsidise sub market rented. Use of Special Purpose Vehicles (SPVs) to deliver homes e.g. Local Authority / Community Development or Land Trust equity stake in private development. Given limited development sites within the Neighbourhood, use planning gain receipts to fund acquisition of existing private stock to provide social rented homes.
Evidence supporting the viability of Policy H4:
• Housing need. • Income needed in Camden - study??? • SPV examples CLT Camley St. • Use Local Plan draft to refine.
6.5. ENVIRONMENT AND GREEN SPACE POLICIES AND PROJECTS
6.5.1. Greening Somers Town
The following policies and recommendations address health and well-being in Somers Town30.
MENTION NPPF / health Sue Brownhill notes / H&SC Act 2012 – council responsibility to deliver for H&WB
An increasing amount of professional research and analysis is confirming the considerable contribution Parks and Green spaces can make to improve people’s lives particularly in areas such as Somers Town. E.g. the recent CABE Report31
CABE Space commissioned research, the largest study of its kind in England in 2010, to investigate the inter-relationship between urban green space, inequality, ethnicity, health and wellbeing. (CABE Space. (2010). Community Green: using local spaces to tackle inequality and improve health)
“The quantity of green space, as well as the quality, varies enormously across inner cities. In areas where residents are almost entirely white, there is 11 times more green space than areas where more than 40% of residents are Black, Asian or Minority Ethnic (BAME).
The research found that people view green space as a key service, alongside housing, education and policing. Half of the 500 people interviewed reported they would do more exercise if green spaces were improved, and half expected they would have better mental health.
30 Various Health in Somers Town reports??? 31 http://www.csd.org.uk/uploadedfiles/files/value_of_green_space_report.pdf 23
Six major greening opportunities exist within the proposed Neighbourhood Plan period:
Designation of Local Green Space. Trees and the need to improve air quality and overall amenity of major “street canyons” such as Eversholt Street, Euston Road, Midland Road/Pancras road/Crowndale Road. Trees and the need to improve/clarify access and circulation within Somers Town and connection to Camley Street. Estate regeneration: courtyard improvements. Use of green paviers and green roofs, walls etc. Resolution of dog fouling concerns (see Policy M 6 above).
6.5.2. Local Green Space designation (Plan 4)32
There is close correlation between the CABE findings and the responses to the STNF Residents Housing and Open Space Survey. One of the key messages from the Survey is the widespread support for a cleaner, safer, greener and more attractive environment that supports physical and mental wellbeing. The protection and enhancement of existing green space, trees, gardens etc. is the single most important local priority to emerge from the Survey.
Para’s 76 – 78 of the National Planning Policy Framework (NPPF) (March 2012) introduce a new Local Green Space designation (LGS) for Neighbourhood Plans to protect local green areas of particular importance to local communities.
Para 76 refers both to designations “capable of enduring beyond the end of the Plan period “ and “consistent with the local planning of sustainable development and complement investment in sufficient homes, jobs and other essential services”. This is totally consistent with the Vision informing this Neighbourhood Plan.
Para 77 makes it clear that the designation should only be used:
Where the green space is in reasonably close proximity to the community it serves. Where the green area is demonstrably special to a local community and holds a particular local significance, e.g. - Because of its beauty - Historic significance - Recreational value (including a playing field) - Tranquillity - Richness of wildlife Where the green area concerned is local in character and is not an extensive tract of land.
St Pancras Gardens is a Site of Nature Conservation importance. It lies within the King’s Cross Conservation Area. It contains the church and burial ground and includes a number of Grade 1 and 2 Listed buildings and structures. As such it is of undoubted historic significance, wildlife value, beauty and relative tranquillity.
Polygon Road open space, including Plot 10, provides an extremely accessible centrally placed community hub between the two main north-south routes and closely adjoined by Regents High School to the north and Chalton Street market to the south. It is intensively used community space, providing a very rich mix of safe and attractive recreational activities such as the public exercise park and the education, play and development facilities for children of pre-school up to 12/13 years of age at Plot 10.
32 Based on Open Spaces Society Information Sheet No C20, and DCLG: “Get the green space you want: How the Government can help” Ref: ISBN 9781409834984. 24
“Plot 10 is a brilliant place to send your kids if you want to know that they are safe and stimulated. It is a place where you know they are going to be happy and well looked after. There is a lovely selection of activities including lots of arts and crafts as well as loads of outdoor activities. The staff are wonderful and genuinely care about the kids . It is also one of the only great places to send your child in the area. My children went there and now my grandchildren go there, proof in the greatness that is plot 10.” (Review from a local resident February 2014).
In addition there are benches for young and old to sit down and relax, space for dog walking, space outdoors for parents and children to play together safely and happily.
Purchese Street Park is a small park situated on the eastern side of Somers Town, well away from the centre of the Neighbourhood. It contains a large number of mature and semi mature trees and provides both a beautiful and relatively tranquil environment for quiet rest and relaxation. As such it complements the Coopers Lane development on its eastern boundary to Pancras Road. Coopers Lane comprises housing, including sheltered housing, together with Tenants Hall and Community Garden. Red brick walls comprise remnants of the former rail depot on this site. The section of wall along the west side of the park from Brill Place supports a dense cover of maidenhair spleenwort.
Churchway Estate Adventure Playground and adjoining green space
Ampthill Estate green space
Godwin and Crowndale Estate green space and community garden
Polygon Estate green space (Phoenix Road)
Goldington Estate green space
Goldington Crescent
Oakley Square
All this Green Space is in reasonably close proximity to the community it serves, is local in character, well defined and not extensive.
Unlike much of Somers Town, the five estates identified above, are not laid out around an inner courtyard. It is therefore considered essential that green space associated with each estate, plus Oakley Square and Goldington Crescent, receives the special protection LGS designation affords.
The London Parks and Gardens Trust has listed and detailed several of these spaces for their historical significance http://www.londongardensonline.org.uk/about-lgo.html , explains that the trust looks specifically at green open spaces of local historic interest and constitute 'small landscapes' which make a great contribution 'at a local level'. See:
Oakley Square http://www.londongardensonline.org.uk/gardens-online-record.asp?ID=CAM073
Goldington Crescent http://www.londongardensonline.org.uk/gardens-online-record.asp?ID=CAM040
Ampthill Estate http://www.londongardensonline.org.uk/gardens-online-record.asp?ID=CAM002
Green space at Churchway and Godwin and Crowndale Estates is equally of special local significance in terms of its relative beauty and enormous recreational value. The Polygon Estate was described in Building Design 1978 as a remarkably successful exercise in chevron planning. The 114 dwellings are arranged in three chevrons, one above the other. The deliberate reservation of green space in the south west quarter of the estate has allowed clarity of form while allowing “practically every living room to face the sun for most of the day”.
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6.5.3. Local Green Space
Green space is a limited resource in Somers Town, and air quality is poor.33 The following policies protect and improve a valued network of spaces connected by street planting for sport, play, learning, relaxation and health.
Policy ENV1 secures the limited green spaces in the Neighbourhood for improvement and development to maximise their distinct recreational, heritage and environmental value to support community health and well-being34 .
Policy ENV 1: Local Green Space
In accordance with the Localism Act 2011, the following Green Spaces, indicated on Plan 9, are designated as Local Green Space: - St Pancras Gardens. - Polygon Road Community Hub including Plot 10. - Purchese Street Park and Coopers Lane Community Garden. - Churchway Estate Adventure Playground and adjoining Green Space. - Ampthill Estate Green Space. - Godwin and Crowndale Green Space and Community Garden. - Polygon Estate Green Space. - Goldington Estate Green Space. - Goldington Crescent. - Oakley Square. Planning permission will be granted for alterations and replacement of existing buildings providing this does not result in disproportionate additions over and above the size of the building. Permission will be given for alterations and landscaping providing these enhance community use and access and improve environmental quality. Permission will not be given for alterations that reduce environmental quality e.g. poorer air quality.
Evidence supporting the viability of Policy ENV1:
NPPF /CABE / UCL Residents survey (Appendix 7). New Heart for Somers Town. Symposium Findings 2009. Local Plan draft Check evidence in draft local plan for LB Southwark Health – NPPF etc
6.5.4. Street planting on the primary road network / air quality
Policy ENV2 and ENV3 address poor health through improving the environmental and air quality of the Neighbourhood.
Trees and green spaces contribute to the dispersal and absorption of air pollutants. Studies have shown that planting, such as street trees in street canyons can reduce street level concentrations by as much as 40% for NO2 and 60% for particulate matter35.
33 Air quality reference 34 Evidence above??? 35 Para 2.23 King’s Cross and St Pancras Green Infrastructure Audit LUC May 2013. 26
Policy ENV 2: Street planting on Primary road network / air quality.
Development will:
Give the highest levels of protection to, and maintenance of, street trees on the primary road network i.e. Euston Road, Eversholt Street, Oakley Square, Crowndale Road, Pancras Road, Midland Road. Make provision for the planting of equivalent numbers of new trees, where trees are cut down. Have regard to the need to improve air quality and wherever possible, provide for and maintain, additional tree planting along the primary road network. Development must not lead to a reduction in air quality.
6.5.5. Street planting to assist orientation, circulation and movement within the Neighbourhood / connection to Camley Street
Different types of street planting / green corridors can also help orientation and movement (N-S and E-W) within the Neighbourhood and in defining connections to the wider world.
Policy ENV 3: Street planting on major north-south and east-west routes within the Neighbourhood (and connecting to Camley Street).
Development will:
Protect and maintain existing trees on major north-south and east-west routes through the Neighbourhood. Provide and maintain additional tree planting having regard to: - Proposed Design Brief for revitalisation of Chalton Street from Euston Road to Phoenix Road, - Complementarity with associated hard and soft landscaping designed to differentiate N-S from E-W routes through the Neighbourhood. - Green heritage walking trail to link to Camley Street36. Community Infrastructure Levy (CIL) should be used to support additional tree planting.
Evidence supporting viability of Policy ENV2 and Policy ENV3:
Air quality data / reports – Herman??? LB Camden Green Strategy for Somers Town. Green Infrastructure Audit. Presentation from Air aware??? Health / NPPF Local Plan UCL
Recommendation:
Additional Tree Preservation Orders should be designated by Camden Council to protect existing trees and to promote a variety of species. The use of funding from private companies and other sources should be used to provide additional trees.
36 Camley St Plan 27
The views of residents, business, community and other local interests should be sought as to where and what type of new trees should be planted. A publicly available programme of tree maintenance for trees in the Neighbourhood should be published by Camden Council allowing for the removal of old trees and the planting of new ones.
6.5.6. Courtyards, private gardens and other green / open space not otherwise designated Local Green Space
Policy ENV4 enables the continuation of small scale greening and design improvements already initiated with local residents37. Soft landscaping, clean, safe and attractive courtyards and small green spaces, seating, lighting can enormously improve amenity and quality of life and wellbeing for all who live and work in the Neighbourhood.
Policy ENV 4: Courtyards and other green / open space.
Development shall protect and improve existing courtyards and other green / open space and provide for new green / public open space. This shall be achieved by:
The protection of existing courtyards, green / open space, including private gardens, from significant damage or loss through development. Appropriate contributions to the maintenance and enhancement of existing courtyards and green / open space. The appropriate provision and maintenance of new seating and lighting and new small green / open spaces – such as pocket parks, green walls and roofs. The use of sustainable drainage systems in all developments unless there are practical reasons for not doing so.
Evidence supporting the viability of Policy ENV4:
Local Plan draft Participatory projects??? CIP
6.6. COMMUNITY AND CULTURAL FACILITIES AND SERVICES.
6.6.1. Improving Community and Cultural Facilities
Appendix 6 sets out a list of the many public, private, and voluntary sector facilities and services in the Neighbourhood. These facilities and services, including local arts and cultural events such as the START Festival are critical to the sustainability of the existing diverse multi-cultural community in Somers Town. New development should protect and, wherever possible enhance such facilities and services, ideally by working in partnership with them along the lines set out in the recent examples of Regents High School and the Francis Crick Centre38.
Policy CCFS1 recognises the need for local facilities that support sustainable community development. Local people want to participate in a range of social, cultural, educational, economic and healthy activity39. The National Planning
37 Projects info?? 38 Links to info on these 39 Survey etc 28
Policy Framework states as a core principle (17), that planning shall “deliver sufficient community and cultural facilities and services to meet local needs.”40
Policy CCFS 1: Protect and enhance existing community and cultural facilities and services, and provide new ones.
Protect and enhance community facilities and services where there is justified need for the facilities. Collaboration with local community and cultural organisations to enhance and, where appropriate provide capital and, revenue funding for community and cultural facilities and services that improve access to support for residents. Community facilities and services should form an integral part of development to generate community spirit and sense of place.
Evidence supporting the viability of Policy CCFS1:
Knowledge Quarter JSNSA and something on services / community based interventions Local Plan draft
Policy CCFS2: Pre-application consultation on key sites.
Community involvement designed to understand local views about development proposals shall be carried out for any new development before a planning application is submitted. Subsequent planning applications shall be accompanied by a Statement of Community Involvement detailing how the outcomes from the consultation have been taken in to account.
7. High Speed 2 (HS2) and Cross Rail 2 (CR2).
HS2: Published proposals for construction 2016 – 2026 – Environmental Statement Nov 2013
CR2: Consultation on Safeguarding in Somers Town January 2015
(Appendix 8: STNF Petition; responses to HS2 Environmental Statement and CR2 Safeguarding proposals).
Given that much remains to be decided, including the outcome of the Forum’s Petition, Neighbourhood Plan policy is bound to be of a relatively general and interim nature. It can become more refined and detailed as further progress is made on the HS2 project and the emerging CR2 proposals.
Recommendation: HS2 and CR2
In any future HS2 development:
• Somers Town Neighbourhood Forum would expect to be treated as a Stakeholder of material significance.
40 NPPF health 29
• As such, it would seek to develop a close working partnership with LB Camden, the promoters of HS2, CR2, their contractors and sub – contractors, to ensure informed and detailed local knowledge and feedback into the preparation, management and delivery of: - Code of Construction Practice. - Local Traffic and Environmental Management Plans. • In any event, strong opposition to proposed 30% increase in all vehicles on Polygon Road and Chalton Street over the 10 year proposed HS2 construction period and in relation to CR2 developments.
8. PROJECTS
8.1. Local Economy and Employment.
Eversholt Street is a defined Neighbourhood Centre in the Camden Core Strategy 2010 – Section 2 (page 64). However, unlike Chalton Street, Eversholt Street is not only part of the primary road network, but it is intended for use as a Haul Route over the 10 year HS2 Construction period. Moreover, its existing commercial frontage is, in the main, specialised and more orientated towards Euston Station than Somers Town Neighbourhood. This will be even more so once HS2 and the redesigned Euston Station and concourse is completed.
There is a small section of Eversholt Street shopping frontage, between Cranleigh Street and Lidlington Place, which together with the Medical and Shopping Precinct to the rear of Holmrook on the Ampthill Estate could be included as Neighbourhood Centre. The pedestrian precinct currently contains a medical centre, community café, laundrette, Camden People First, and the Eversholt Centre.
There is some potential for revitalisation of this Neighbourhood Centre. A first phase might well take the form of streetscape and other environmental improvements to the Eversholt Street shopping frontage. Any more comprehensive regeneration will need to satisfy critical local concerns regarding:
• Security of the Ampthill Estate. • Amenities (daylight and sunlight etc.) of residents of Holmrook and immediately adjoining properties.
Project E1: Eversholt Street / Ampthill Neighbourhood Centre
• A first phase of streetscape and other environmental improvements will be to enhance the amenity and efficiency of the Eversholt Street shopping component of this Neighbourhood Centre. • In partnership with the Ampthill Estate TRA and local business interests, Camden Council should prepare Design Guidance to help secure a first phase revitalisation plan and process. This could include: - Image. - Streetscape and shop fronts. - Access: Pedestrian / vehicular movement. - Parking and servicing. - Amenity, including hard and soft landscaping. - Lighting and security. - Signage and information. - Storage. • Given the evolving nature of HS2, such Design Guidance should have regard to the Euston Area Plan.
30
Project E2: JOB HUB (Appendix 9).
This project has priority for delivery within the course of the Neighbourhood Plan.
The BEET Working Group’s project is to develop a Job Hub for Somers Town. Based at Somers Town Community Centre, Ossulston Street, it would bring together statutory and voluntary services to support people to find employment, develop their employability skills, and add value by being linked into other key services co-located at the same hub. These will include welfare and benefit support /advice, information about local childcare, information about and delivery of some Esol / language classes and health services. There is a clear connection with the community-led Living Centre currently being developed with, and at the Crick Institute nearby.
“The Job Hub will help to build community resilience, where residents can truly become both recipients and providers of services, as they become more involved in the management of their own community and its assets” (“Our Place” Development Strategy. 2014).
8.2. Movement.
8.2.1. Movement and streetscape within Somers Town (Plan 3).
Project M1: Pedestrian and cycle routes through Somers Town
• Residents involved in arts and cultural initiatives to guide movement and improve streetscape41.
8.2.2. Connection to surrounding Neighbourhoods (Plan 3).
One further connection has arisen through the Neighbourhood Planning process. This is north-eastwards across Pancras Road, through St Pancras Gardens to both Camley Street, the Regents Canal, Camley Street Natural Park and, further east to Gasholder 8, Cubitt Park, Handyside Park and the University of the Arts – all part of the King’s Cross Central development area.
The Camley Street Neighbourhood Forum envisage Camley Street as “the greenest street in Camden”, including a network of green and canal related projects.
Such a connection would add considerably to the life and amenity of residents and others in the Neighbourhood. It is essential, however, that this connection is pedestrian only through St Pancras Gardens: otherwise a whole new through cycle route might be opened up across the Neighbourhood.
Project M2: Connection to Camley Street and Regents Canal
• In order to improve connection between Camley Street and Regents Canal the development of a green walking link across Pancras Road through St Pancras Gardens to Camley Street and Regents Canal as defined on Plan 7. • In conjunction with Camley Street Neighbourhood Forum, LB Camden, Canal and Church Authorities, support enhancement of this link as a Heritage Trail. • This walking link/trail should be differentiated from other pedestrian routes in the Neighbourhood by:
41 Policy M2 and recommendations. 31
- Clear and distinctive directional signage. - Colour coding. - Hard and soft landscaping (e.g. trees). - Street furniture, including seating and lighting (NB lamp standard at Churchway Alley).
8.2.3. Community safety and movement.
This includes all those movements within the Neighbourhood, usually by foot, to access neighbours, shops, schools, local play, health, worship and other local facilities.
Some of the major concerns expressed during preparation of this Plan were:
• Increase in walking and cycling through estates.
• Access for residents cars, and parking.
• Speeding cyclists.
• Problem areas: alleys and other areas where people just don’t feel safe.
• Dog fouling of pavements and other areas.
• Problems in getting around the neighbourhood experienced by those with impaired mobility – likely to be compounded, if HS2 was to go ahead.
Project M3: Signage to ensure estate security and residents parking
• Signage, along the lines set out for the Ossulston Estate (see 7.2.3 above), should be introduced as part of a whole area strategy for security and amenity throughout the Neighbourhood (see Recommendation below). • Additional signage is required at areas of on street residents parking, particularly in west Somers Town making it clear that such parking is not for users of Euston Station, and that controls will be rigorously enforced.
8.3. Cultural and Community Facilities and Services
Projects CCFS1:
1. Community festivals are an important aspect of Somers Town community life. The START festival and associated events and activities are supported by this plan. 2. Living Centre at Francis Crick Centre. 3. Future Heritage Centre ideally adjoining St Pancras Gardens or proposed Heritage trail. Existing facilities include heritage work at St Pancras Old Church, regular history events and tours including Open House. There has been a significant increase in guided tours from tour guides and organisations from outside the area. These are ‘in and out’ in style therefore local businesses such as cafes miss out. In the future a Heritage Centre could provide a base for ‘in house’ tour guides amongst other activities and facilities. In the short to medium term encouraging development by local groups to construct and carry out walking tours covering the traditional and the counter-culture. This approach would mean some ownership of the history and amenities of the area by the Community and does not need bricks and mortar. It is meeting a market 32
that had already been identified and others are taking advantage off. As part of an HLF bid at St Pancras Old Church next year training will be given to around half a dozen local people as volunteers to do tours of the Church and Churchyard. 4. Community Cinema (Appendix 8).
9. DELIVERY PLAN. CHECK AND RE-ORDER!!
The following table sets out an indicative Delivery Plan. Inclusion in the list does not indicate support by other organisations or funding for the project. For the purposes of timescale:
Immediate = 2015 – 2016 Medium term = 2016 - 2020 Long term = 2020 – 2025.
POLICY / RECOMMENDATION / ACTIONS TIMESCALE BY WHOM
PROJECT
Project E2: Job Hub Setting up and bringing into full and Immediate and on - STCA and BEET Group effective operation going
Site Allocation Project : Rebuilding Edith Open book review of project Immediate and on - LB Camden Neville Primary School going Setting up and bringing into full and effective operation
Project CCFS1.2: Living Centre Setting up and bringing into full and Immediate and on - Francis Crick Institute / Living Centre effective operation going Steering Group
Project CCFS1.3: Heritage Centre Open book review of project Medium term Heritage Centre steering group, STCA Youth Forum, St Pancras Old Church. Setting up and bringing into full and effective operation
History guides project
Policy E1 Employment opportunities Immediate and on going
Policy H2 Development of Site 13 : Drummond Medium and on Crescent going
Policy E2 Development of Site 6: Land to the N Medium and long of British Library. term
Policy E3 Development of Chalton Street Medium and on Neighbourhood Centre going
Recommendation attached Design Guidance Medium and on going
Project E1 Development of Eversholt Street / Medium and on - Ampthill Secondary Neighbourhood going Centre.
Recommendation attached Design Guidance Medium and on - going
33
Euston Growth Area - Recommendation Open book review / Maximisation of Immediate and on growth opportunities for Somers going Town
Policy E5 Information boards Immediate and on going
Policy MU 1 Meanwhile uses Immediate and on - going
Policy M 1 Guiding movement principles Immediate and on - going
HS2 - Recommendation Local input Immediate and on - going
? Use of primary road / cycle network Immediate and on - going
Policy M 2 E – W pedestrian / cycle movements Immediate and on - going
Recommendation attached Local input Immediate and on - going
Project M1 N – S pedestrian / cycle movements Medium and on - going
Project M2 Connection to Camley Street and the Medium and on - canal going
? Signage : estate security and Medium and on - residents parking going
Policy M3 Dog fouling Immediate and on - going
Community Safety **- Recommendation Identify and set in place measures to Immediate and on – improve the safety / amenity of going throughout pedestrians and residents in Somers Plan period Town
Policy H1 New housing development Immediate and on - going
Recommendation attached See Project 2 above.
Policy H2 Deliver high quality design and build Immediate and on - going
Estate regeneration ** - Building and courtyard Immediate and on – going, throughout
34
Recommendation improvements Plan period
Policy H4 Provision of genuinely affordable Medium term social rented housing
Recommendation attached Review of innovative measures and Medium term delivery vehicles
Policy ENV1 Designation of Local Green Space Immediate
Policy ENV2 Street planting on primary road Medium term and network on - going
Policy ENV3 Street planting on E – W and N – S Medium term and routes within Somers Town and to on - going Camley Street / canal
Recommendation attached Local input/ measures to assist Medium term and greening of Somers Town on - going
Policy ENV4 Courtyards and other open spaces Medium term and on - going
Policy CCFS 1 Community and cultural facilities and Medium term services
35