FUTURE SHOREDITCH

Area Action Plan Draft Issues and Options

November 2017

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 1 2 CONTENTS

Introduction 4

Portrait of Shoreditch 10

Policy Context 24

SWOT analysis 30

Summary of key issues 34

Vision statement 38

Objectives 42

Issues and Options 46

Call for Sites 92

Next steps 94

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 3 01 INTRODUCTION

Shoreditch is the London Borough of Hackney’s prime These competing pressures and intensity of use are placing a employment centre and a strategically important economic strain on protecting the character of Shoreditch and its ability driver for the borough and London as a whole. It is bordered to cater for such a diverse range of needs. The Shoreditch area by the London Borough of Tower Hamlets to the east, the is characterised by Victorian warehouse buildings which have London Borough of Islington to the west and the City of proved to be robust, flexible and adaptable in accommodating London Corporation to the south. Shoreditch falls within the a range of modern day uses. However, the special and historic London Plan’s Central Activities Zone (CAZ) and forms part of character these buildings create is becoming increasingly the City Fringe/Tech City Opportunity Area (CFOAPF) which threatened by the impact of new developments in order to extends to include parts of Islington and Tower Hamlets. more efficiently meet modern day commercial requirements.

Shoreditch is extremely well connected to the rest of London Shoreditch is not only a place with rich heritage for business and with a wide range of services from nearby Underground, trade; but a neighbourhood to live and spend time. Increasingly Overground and Rail stations; numerous main roads and bus the popularity of the area and the demands being placed on it corridors; and strategic cycle routes. The area’s accessibility for recreation, growth and change are having negative impacts is set to improve over the coming years with the arrival of on residential communities. These include the night-time Crossrail into Liverpool Street and Crossrail 2 into nearby economy, increased traffic, poor air quality, high cost of living Angel in the adjacent Borough of Islington. and the overall disparity between those living in, working in and spending time in Shoreditch. Shoreditch is a unique and diverse area that encapsulates much of London’s needs, demands and tensions. The Together this continued scale of growth, improving accessibility, popularity of the area and its designation as an Opportunity tensions with residential communities and the prevailing special Area has seen continued competition between land uses that historic character of the area presents great opportunities and includes retail, leisure, employment, residential, the evening challenges that requires careful consideration. The Council is and night-time economy. Shoreditch has a core role to play in currently undertaking a borough-wide Local Plan review of its meeting the Greater London Authority’s (GLA) employment development plan documents and evidence base. The Future and residential targets for the City Fringe /Tech City; with the Shoreditch Area Action Plan (Future Shoreditch) will form a London Plan stating a requirement of 8,300 new homes and part of the new Local Plan (LP33), providing a comprehensive 70,000 new jobs by 2031. planning framework to manage this development and change over the next 15 years.

4 WHY PREPARE Shoreditch has experienced phenomenal growth over the Whilst Hackney’s Sites Allocations Local Plan (SALP, 2016) past 20 years and businesses and services continue to be identifies and allocates the broad amount of development AN AAP? drawn to the area along with new residents and visitors. Its across the borough, Shoreditch requires greater attention. traditionally city fringe and more affordable land values gave More detailed planning and design policy is needed on the rise to a creative and cultural scene that in turn underpin the preferred use(s), mix, scale, height, massing, and accessibility vibrant evening and night-time economy which today plays of prospective development on identified opportunity sites. such an important role in the local economy. More recently, This will help provide greater developer certainty and help designations within the Central Activities Zone and City Fringe ensure wider community and sustainability objectives will be Opportunity Area Planning Framework means development co-ordinated and their delivery secured. is increasingly reflecting the commercial needs of the City. Preparation of Future Shoreditch provides the opportunity to Future Shoreditch (the Plan) intends to avoid piecemeal engage the community and local stakeholders in an inclusive development and form a shared vision for Shoreditch. and structured process. Joint consideration and deliberation Residential communities are an integral part of Shoreditch and of the issues facing Shoreditch will help create a more detailed will be essential for its continued success. Yet, many feel they and comprehensive vision and set of objectives for the are increasingly disadvantaged by the type, scale and pace of area. Beneath this overarching approach will sit a series of change facing Shoreditch. Therefore, the Plan is not just about policies and site allocations required to support growth and guiding physical growth, but also providing a co-ordinated development towards the social, environmental and economic approach to regeneration and the realisation of social and goals that underpin the vision for Shoreditch. environmental benefits that combine to create a better overall quality of place and life for all. Overall, the aim of preparing an AAP is to have a single, statutory document that provides clarity as to how the different places and sites across Shoreditch will be developed over the next 15 years and beyond. Future Shoreditch will form a part of LB Hackney’s new Local Plan against which development proposals will be assessed.

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 5 01 INTRODUCTION

PURPOSE OF THE ISSUES AND OPTIONS DOCUMENT STATUS OF THE DOCUMENT The Issues and Options stage of AAP production represents the Future Shoreditch is a Development Plan Document (DPD) that first stage of formal consultation on Future Shoreditch. Building will form a part of the suite of statutory planning documents on baseline analysis, emerging evidence base studies and early comprising LB Hackney’s new Local Plan. Future Shoreditch will engagement, this document identifies the key issues, challenges, sit alongside the borough-wide strategic policies in the Local and opportunities facing the area and sets out different options Plan. for the Plan to consider and explore. Feedback on these options will help the Council develop local policy responses that aim to Once adopted, site allocations and any area specific policies address these challenges, whilst facilitating development and will supersede the allocations in the SALP and Development realising the opportunities presented. Management policies in the Development Management Local Plan (DMLP, 2015). The purpose of the Issues and Options stage is to invite public and stakeholder input during these earlier stages of AAP production. Feedback will help the Council develop a more detailed set of preferred options comprising a Draft Plan for further consultation next year.

1 2 WE ARE HERE 4 5 6

Evidence Early stage Later stage Respond to Public gathering, consultation to extended consultation consultation Respond to launch inform Issues consultation on and finalise a on the Draft consultation consultation and Options Issues and draft plan Plan and Draft Plan and Call for for Shoreditch Options report Regulation 18 Sites for Shoreditch consultation

SPRING 2017 SUMMER 2017 WINTER 2017/8 WINTER / SUMMER 2018 SUMMER / SPRING 2018 AUTUMN 2018

Figure 1: Future Shoreditch Area Action Plan stages timeline

6 HOW TO RESPOND Hard copies of the Issues and Options Report are available to be The development of the Plan relies on engagement and viewed at the Council offices: interaction with the local community of residents, landowners, developers, businesses and other stakeholder groups. The Hackney Service Centre Council is interested to hear the local views, comments and 1 Hillman Street suggestions on the vision, objectives and proposed options. London Let us know whether you consider any options to be preferred E8 1DY above others and also whether you have any other suggested options. A questionnaire can be found online and at the above address.

This document and all supporting documentation can be found Comments on the document can be completed in the following online at: ways:

www.hackney.gov.uk/future-shoreditch Completing the online questionnaire on the Council’s website.

Feedback can be returned to the following addresses:

Email: [email protected] Post: Future Shoreditch AAP consultation 7 8 9 London Borough of Hackney 2 Hillman Street London Pre-submission Submission of Inspectors E8 1FB consultation Final Draft report and adoption The deadline for responses will be: Regulation 19 consultation 28 FEBRUARY 2018 AUTUMN / WINTER / 2019 WINTER 2018 SPRING 2019

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 7 01 INTRODUCTION

CONSULTATION AND ENGAGEMENT As a statutory planning document, the Plan will follow an established process of formal consultation, providing opportunities to be involved throughout. This iterative approach will allow the Plan to be shared, tested and discussed with local people through a constructive approach; helping to form a shared vision for Future Shoreditch.

Recognising the complexity of Shoreditch, the Plan has undertaken two rounds of early engagement that placed an emphasis on ‘understanding place’ and collaboration. This approach has been informed by input from The Future Shoreditch Community Panel; a group of local stakeholders Photograph from a public workshop held in Shoreditch, July 2017 brought together by the Council.

The Panel consists of residents, business owners, land owner representatives, representatives from community groups, faith groups and ward Councillors that have a fundamental role in shaping the approach to community engagement that will run alongside the Plan’s production. Meeting at least three times a year and chaired by an independent facilitator, the main purpose of the Panel is to ensure that the diversity of local concerns, aspirations, challenges and ideas are constructively used to help develop policies contained within Future Shoreditch.

Photograph from a Hoxton East & Shoreditch and Haggerston Joint Ward Forum, October 2017

8 CONSULTATION UNDERTAKEN TO DATE Publicised via social media, press releases, the Council website, The issues set out in this document have been informed and emails to local consultation databases and word of mouth from shaped by the two stages of consultation A programme of the Future Shoreditch Community Panel, participants shared community engagement activities will be developed with the their thoughts on issues facing Shoreditch. Future Shoreditch Community Panel and will be ongoing over the development of the Plan. The findings of this consultation Organised into three headline topics covering Activity and can be found in a separate early-engagement report. Use; Character; and Movement and Permeability, discussion varied between the sessions with recurring issues including Launch consultation affordability, the evening and night-time economy and air The first round of consultation ran from 15 March – 10 May quality. 2017 and involved street-based activity asking people to complete a quick questionnaire. The form was also available online and was publicised through social medial, press releases, posters, flyers and emails to the Council’s consultation contacts database. In total, 71 questionnaires were completed, FUTURE identifying key issues, challenges and opportunities used to SHOREDITCH inform the next round of consultation. Shoreditch is the creative heart of London, and is at the centre of the UK’s cultural and digital economy. Future Shoreditch For nearly two decades, the area has The Council wants to protect and sustain Shoreditch’s unique character and manage the been incubating one of the most pressures that the growth of the area brings important art, fashion, media and with it. To do this an Area Action Plan – Future Community workshops technology hubs in Europe. Shoreditch - is being developed. It will describe a vision for Shoreditch in 2034 and set out the Known as Tech City, it is home to one of the planning policies that will guide and manage largest concentrations of creative industries development and investment. Once adopted This second round of consultation took the form of three in Europe. This popular part of London boasts Future Shoreditch will be an important policy internationally renowned hotels and restaurants, document used to guide planning decisions in over 150 arts and cultural venues, a growing retail Shoreditch. sector and workspace to accommodate start-up community workshops, developed in response to the outcomes businesses to major global brands. The area’s Have your Say unique historic built environment provides the We are at the very start of preparing the Plan and dynamic back drop to today’s activities and the want to hear from you - what are the key issues, daily life of the area. challenges and opportunities facing the area? of the questionnaires and wider analysis. The format and Businesses, along with new residents and visitors, continue to come to Shoreditch. This demand Our initial consultation runs until presents great opportunities as well as challenges, 10 May 2017. You can have your say as rents rise and the supply of affordable online at www.hackney.gov.uk/ content of the workshops was agreed by the Shoreditch Panel future-shoreditch workspace struggles to meet demand. or email your comments to Our challenge is to make sure that the pressure [email protected]. for new development does not erode the special Your comments will help us to develop a range of and were held at the Hackney Opportunity Hub in Shoreditch qualities that make Shoreditch one of the most options to manage growth which we will consult inclusive, exciting, innovative and creative places on later this year. in the world. in July 2017. The aim of the workshops was to further explore Find out more including next steps at: www.hackney.gov.uk/future-shoreditch the issues raised by the street consultations and analysis work in greater detail. HDS2504

Publicity leaflet distributed during the early engagement to raise awareness of Future Shoreditch and the opportunities to get involved, March - May 2017

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 9 PORTRAIT 02 OF SHOREDITCH

LOCATION AND ROLE The south of Shoreditch has recently seen major large scale Shoreditch is located in the south of the Borough, bordered commercial developments, taking advantage of the close by Tower Hamlets to the east, the City of London to the south proximity to the City. The north has a more traditional character and Islington to the west. At the time of the 2011 Census, of low-mid density residential and mixed use buildings. In approximately 12,500 people lived in the Future Shoreditch comparison, Shoreditch is home to relatively few open or green draft AAP boundary (see Figure 2). spaces that are more typical to the many neighbourhoods found across Hackney. Shoreditch is crossed by a series of core A-roads including Shoreditch High Street, Great Eastern Street and Old Street; As the creative heart of London, Shoreditch is a thriving as well as a network of smaller, quieter streets. Shoreditch is metropolitan area home to one of the largest concentrations home to a wide range of different uses including a variety of creative industries in Europe. Its city fringe location of offices and workspaces, shops, restaurants and bars as provides excellent transport infrastructure and a rich heritage well as some established residential neighbourhoods falling of recreation and trade has given rise to a distinctive and to the north of the draft boundary. The area continues to attractive built environment unique to Shoreditch. attract an influx of new businesses, commercial activities and residents.

10 Borough boundary Draft AAP boundary FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 11

Figure 2: Hackney borough boundary and the proposed draft AAP boundary 02 PORTRAIT OF SHOREDITCH

HISTORIC DEVELOPMENT Victorian warehouses that housed many industries including The area first developed at the intersection of two Roman clothing, furniture and shoe making are a lasting feature roads; Old Street and Kingsland Road. Shoreditch has a rich of the area. The area declined after the Second World War heritage of creativity, production and trade; home to the with extensive bomb damage prompting some large scale medieval tanning and brick-making industries; and later, redevelopment. The 1980s saw a revival with many of these London’s first play houses. former warehouses and workshops colonised by artists studios, galleries and a vibrant night life taking advantage of the Originally a wealthy residential enclave outside of the affordable land values which then prevailed. congested inner city, inhabitants were searching for cleaner air and more space. Piecemeal development first established itself Today Shoreditch is a hub of diverse commercial activity and along the main roads, in time followed by intensification of the is one of the Borough’s best performing employment centres. back-land areas; leading to the intricacy of yards and alleys Local residential communities are found in the north, home found today. to many large estates. The warehouse style buildings have endured although commercial pressure from the City is seeing an increasing amount of new development.

12 Hoxton Haggerston West ward LB HACKNEY ward

Proposed Future Shoreditch AAP boundary

LB ISLINGTON

Hoxton East and Shoreditch ward

LB TOWER HAMLETS

CITY OF LONDON

Ward boundary Draft AAP boundary

Figure 3: Map illustrating the three ward boundaries falling within the proposed boundary and the location of Shoreditch as a meeting point between Hackney and three adjacent boroughs

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 13 02 PORTRAIT OF SHOREDITCH

CHARACTER AREAS Shoreditch is home to several inter-connected and distinct character areas. Each area has different social and physical attributes that combine to make up the unique urban fabric of Shoreditch. Identifying these character areas allows the analysis of different neighbourhoods and districts that are divided by 1 5 4 main thoroughfares and thresholds. Exploring these areas in closer detail reveals their assets, challenges and opportunities that may otherwise be overlooked. The adjacent map illustrates 2 3 6 the diversity of character areas that encompass Shoreditch, with the following pages summarising the 12 different areas 12 that comprise the AAP boundary. 7

11 8 INSIDE DRAFT AAP BOUNDARY OUTSIDE DRAFT AAP BOUNDARY 9 1 Tower and courtyards 8 Paul Street Terraces 2 Estates 9 Scrutton Street Hackney Community College 10 3 Old Street 10 Edge of City Canalside 4 Hoxton Square 11 Railway Land 5 Hackney Road 12 Shoreditch High Street 6 Shoreditch Triangle 7 Great Eastern Street

Figure 4: Proposed character areas from across Shoreditch

14 FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 15 Images from across Shoreditch and its diverse character areas 02 PORTRAIT OF SHOREDITCH

A TOWER AND COURTYARDS • Medium to high rise modern / contemporary buildings • Predominantly residential with some retail uses at ground floor • Large floorplate development and coarse grain • Lacking the traditional atmosphere of Shoreditch

B ESTATES • Residential housing estates • Mid-scale blocks 4-6 storeys • Uniform block arrangement with courtyard parking • Fine - mid grain size • Highly permeable with generous street width and set back buildings • Frequent tree planting compared to the wider AAP area

16 C OLD STREET • Mixed prosperity • Busy, vehicular dominated • Heterogeneous built form • Predominantly commercial uses • Finer grain and more historic character to the east • Gateway into Shoreditch from Old Street Station • Poor quality public realm and sense of place • Air pollution problems D HOXTON SQUARE • Vibrant night-life • Predominantly culture / food / leisure uses • Low-mid rise Victorian buildings organised around a central garden square • Peaceful and popular daytime ‘pocket park’ environment • Mixed grain character • Fine, rectilinear blocks with coarser grain moving eastwards

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 17 02 PORTRAIT OF SHOREDITCH

E HACKNEY ROAD • Low rise buildings • Mixed, predominantly commercial uses • Defined by the Overground train line to the west • Large vacant plots used for car parking • Industrial feel of large warehouses in the north • Finger grain, mixed uses in the south

F SHOREDITCH TRIANGLE • Hot spot for night-life and culture • Tight, medium scale no spaces • Busy, intimate, robust • Diverse mix of uses including artist studios • Fine grain with strong north - south and east - west streets • Fragmented grain towards the east fronting onto the Overground train line

18 G GREAT EASTERN STREET • Vibrant mix of uses, former centre of furniture trade • Poor enclosure at junction with Curtain Road • Bus, vehicle and pedestrian dominated • Air pollution problems • Popular cycle route despite needing infrastructure improvements

H PAUL STREET • Majority of uses include offices / factories / storage • Tight grain but mixed enclosure • Largely inactive / lack of on-street activity • Fine - medium grain • Strong network of narrow streets • Bordering adjacent Borough of Islington

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 19 02 PORTRAIT OF SHOREDITCH

I SCRUTTON STREET / LEONARD STREET EAST • Mixed prosperity, offices / A3 / retail • Tight streets • Transition between Great Eastern Street and Paul Street • Framed by the busy Great Eastern Street to the east • Mixed uses including specialist retail, leisure, evening economy

J EDGE OF CITY • Corporate commercial in character • Offices dominate with less diversity of use than other areas • Well enclosed streets • Scale stepping up to City of London • Mixed levels of activity • Finer grain towards the south, increasingly large, more recent development to the north and east

20 K RAILWAY LAND • Land adjacent to and running parallel with the Overground train line • Unprosperous, limited role • Quiet • Enclosed by walls/fencing • Disparate mix of uses,

L SHOREDITCH HIGH STREET • Vibrant High Street • Low rise in character • Busy road and key gateway into Shoreditch and City of London • Popular with pedestrians and cyclists despite poor public realm • Strong townscape value of buildings running along the western side; more recent development fronts the eastern side

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 21 02 PORTRAIT OF SHOREDITCH

POPULATION AND DEMOGRAPHICS Approximately 12,500 people live in the three clusters of Lower Super Output Areas (LSOAs) making up Shoreditch, based on 2011 Census data. Accurate data specific to the Future Shoreditch draft boundary is not available, therefore LSOAs are the smallest geographic area available for census statistics and data. These three LSOAs have been used to analyse Shoreditch and understand its demographics. For the purposes of this document, this data is referred to as ‘the AAP area’.

This is around a 65% increase in the 10 years since the 2001 Census, reflecting the significant change Shoreditch has undergone over the last decade. The growing population is especially stark in contrast to the average increase across the rest of the borough and London in general, which saw a 21% and 14% rise respectively.

Population forecasting is an important tool used in the plan making process in order to anticipate growth and the impacts its will have on community amenity. Population projections are Draft AAP boundary based on data available from the Office for National Statistics Core Shoreditch area (ONS) and suggest growth across all age groups in Hackney, particularly those age 65+. This reflects the national trend City Road area of an ageing population, though Hackney, will continue to Hackney Road area demonstrate a high proportion of residents at working age above the national average (see Table 1). Figure 5: The three clusters of Lower Super Output Areas making up the Shoreditch AAP area

22 London Borough of Hackney Shoreditch AAP – Socio-Economic & Market Baseline

Resident Population

2.3 The latest Census calculated that 3,138 people were resident in the Core Shoreditch SPD area in 2011 – an increase of 116% since the 2001 Census. Population growth has also been strong in the City Road Cluster, c.55%, and the Hackney Road Cluster, c.48%. In comparison, the population has increased by c.21% in Hackney, c.14% in London, and c.8% across England.

2.4 The data available for population change between 2011 and 2015 for Hackney, London, and England show similar rates of growth as over the 2001 to 2011 period. This suggests that the rates of growth for the Shoreditch areas and the Haggerston and Hoxton ward will have continued at a similar rate from 2011 – 2015.

Table 1: Population Change 2001 – 2011 & 2011 - 2015

2001 2011 2001 - 2011 Change (%) 2015 2011 - 2015 Change (%) Core Shoreditch Area 1,453 3,138 116.0 - - City Road Cluster 4,527 7,037 55.4 - - Hackney Road Cluster 1,599 2,358 47.5 - - Haggerston/Hoxton Ward 21,064 29,078 38.0 - - Hackney 202,824 246,270 21.4 269,009 9.2% London 7,172,091 8,173,941 14.0 8,673,713 6.1% England 49,138,831 53,012,456 7.9 54,786,327 3.3% Source: ONS, 2017

2.5 Population projections drawn from the office of national statistics (ONS) and shown below in Table 2 suggest that all age groups across Hackney, London and England will see growth over the next 20 years. The proportional growth across each age group is likely to be more pronounced in Hackney compared to London and England, however there will be a similar trend in the most significant growth being in the oldest cohorts of the population, reflecting the national trend of population ageing.

Table 2: Population Projections

The number of employed The tenure split of residential London Borough of Hackney Shoreditch AAP – Socio-Economic & Market Baseline Hackney London England inhabitants is greater in dwellings reflects this variety 2017- 2021 2022- 2026 2027- 2031 2032- 2037 2017- 2021 2022- 2026 2027- 2031 2032- 2037 2017- 2021 2022- 2026 2027- 2031 2032- 2037 Shoreditch than the wider with high proportions of in the core area has been much larger, gaining an additional 32% share of the tenure profile Hackney borough; with a both private and socially strong proportion of those rented properties and a lower between the censuses. self-employed. Many residents number of residents owning 0-4 are highly qualified and their homes (see Table 2.16 This change8% 3%in tenure 0% proportions 1% 4% over 1% the -1%ten year 1% period, 2% with 0% significant -1% 1% proportional employed in professional 2.) The number of social 5-14 increase8%6%5%1%8%3%2%0%5%1%1%0% in private renting households and reduction in owner occupied households, is likely to 15-19 occupations, drawing parallels rented properties is more reflect 8%increasing 9% affordability 4% 6% pressures 9% 14% in Shoreditch 2% 4% and 4% the 12% wider -1% comparator 2% areas, 20-44 5%1%0%2%3%0%2%2%1%1%2%1% with the growth of Tech City pronounced in the north of resulting in the rising barriers to home ownership that can be particularly pronounced in the and Shoreditch’s location Shoreditch along City Road 45-64 11% 14% 12% 9% 9% 8% 6% 5% 2% 0% -1% 1% 65+ inner London context. within the CAZ. and Hackney Road, whilst the 14% 17% 18% 14% 11% 14% 15% 12% 9% 11% 12% 8% proportion of private rented Table 1: Population projections for Hackney, London and England (Source: Nomis, 2017) Source:Table 9: Tenure ONS, Profile2017 2001 and 2011 However, whilst Shoreditch properties has doubled in the is home to many urban south. Shoreditch AreaCore City Road Cluster Hackney Cluster Road Haggerston/Hoxton Ward Hackney London England professionals, the area is April 2017 gva.co.uk 4 also traditionally a working class neighbourhood. Many lower income families and individuals also live in the AAP area, making a valuable contribution to its character, atmosphere and attraction. 2001 2011 2001 2011 2001 2011 2001 2011 2001 2011 2001 2011 2001 2011 Owner Occupied 35% 19% 24% 15% 18% 14% 22% 16% 31% 24% 56% 48% 68% 63% Shared Ownership 0% 1% 1% 5% 5% 2% 1% 3% 2% 2% 1% 1% 1% 1% Social Rented 26% 11% 61% 52% 66% 45% 64% 49% 51% 44% 26% 24% 19% 18% Private Rented* 35% 67% 11% 27% 9% 38% 10% 30% 15% 29% 14% 25% 9% 17% Other 3% 2% 2% 1% 2% 1% 2% 1% 2% 1% 3% 1% 3% 1% Table 2: Tenure split by LSOA, ward, borough, London and country (Source: Nomis, 2017) Source: ONS, 2017

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT NovemberBusiness 2017 Population 23

2.17 The analysis of the business population in Shoreditch focuses specifically on understanding the sector specific activity prevalent in the area and how this may have changed over time, as well as understanding the size profile of existing business in the area, which can provide some indication of workspace requirements going forward.

Location Quotient

2.18 The following section considers sector specialism in Shoreditch against wider comparator areas (Hackney borough, London and England) through Location Quotient (LQ) analysis. LQs provide a simple yet powerful tool to compare places and employment activity. An LQ value of 1 shows the employment in a sector in Shoreditch is proportionately the same as the benchmark geography (i.e. there is no sector specialism), whereas an LQ value of greater than 1 shows that a sector in Shoreditch is proportionately more strongly represented than in the benchmark geography (i.e. there is a specialism). Conversely, an LQ value of less than one shows sector under-representation.

April 2017 gva.co.uk 10 03 POLICY CONTEXT

NATIONAL POLICY LONDON POLICY The Plan must comply with national policy guidance as set The London Plan is prepared by the Mayor of London, bringing out in the National Planning Policy Framework (NPPF) and together strategies dealing with housing, transport, economic National Planning Policy Guidance (NPPG). Hackney’s emerging development and the environment. It explores how the Local Plan 2033 (LP33) and Future Shoreditch will take into separate strategies can be co-ordinated to complement one account the law as set out in the Localism Act (covering Duty another for the benefit of the whole city. to Co-operate and Neighbourhood Plans) and the Planning and Compulsory Purchase Act). It also provides an overarching framework for all of the London boroughs to develop their Local Plans. Legally, all Local Plans The NPPF has introduced a presumption in favour of sustainable must be in accordance with the London Plan. The London Plan development that requires local planning authorities to plan is currently undergoing review and is due to be adopted in positively to seek opportunities to meet objectively assessed Autumn 2019. development needs. The NPPF continues to place significant emphasis on the need to ensure the vitality of town centres The following section outlines the policy position of the London known as the “town centres first” approach. Guidance indicates Plan and its influence on Shoreditch. that local planning authorities should define policies which support the vitality and viability of town centres at the heart of Central Activities Zone – Supplementary Planning the community. Guidance The majority of the Future Shoreditch AAP area falls within Due to its City Fringe and CAZ location, Shoreditch is not London’s Central Activities Zone (CAZ). The CAZ represents designated as a town centre itself, but many of these policies the largest concentration of the city’s financial and globally- are still relevant and promote similar town centre uses and oriented business services. functions. The May 2019 revocation of exemption from the Government’s Office to Residential change of use permitted Shoreditch is home to many globally significant cultural development rights will exert new pressures on how the industries; particularly a cluster of tech based businesses and property market functions in Shoreditch. evening and night-time economy uses. Adopted in March 2016, the Supplementary Planning Guidance provides detailed Future Shoreditch will establish policy that is in keeping with guidance relating to key issues within the CAZ. national policy and proactively plans for positive, sustainable growth.

24 Guidance which is directly relevant to the Future Shoreditch AAP area included with the SPG includes the following:

• The importance in the City Fringe and Tech City areas in providing affordable workspace and small offices;

• The need for a co-ordinated approach to the introduction of Article 4 Directions in light of the forthcoming expiration of the CAZ’s exemption of permitted development rights within the CAZ and Tech City areas.

• The importance of managing the attractions of the CAZ and the contribution they make to the city’s visitor economy.

• Tall buildings in the CAZ and acknowledging the emergence of a cluster of tall buildings in the City Road area.

Figure 6: The policy framework Future Shoreditch sits within and its relationship with other strategic documents

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 25 03 POLICY CONTEXT

City Fringe/Tech City Opportunity Area Planning Framework LB Hackney The City Fringe area is identified as an Opportunity Area that has an important role to play in meeting London’s growth targets. The entire Future Shoreditch area falls within the Core Growth Area, forming an essential part of the growth corridor up to Dalston and Hackney Central. This is where the majority of employment growth is expected to occur.

LB Tower Hamlets The Framework was adopted in December 2015 and sets out Shoreditch strategies to drive tech-led regeneration in east London. A wide LB Islington range of issues relevant to Future Shoreditch are addressed in the OAPF. Some of those considered to be of particular relevance include the following:

CAZ Borough boundary City of London Draft AAP boundary

Figure 7: The Central Activities Zone spans across several boroughs and the majority of the Future Shoreditch area

26

Figure 1.6 The Core and Hinterland areas of the City Fringe OA 13 • The background to and importance of Tech City;

• Permitted Development Exemption and the important future role of Article 4 Directions in protecting office floorspace from changes of use;

• Issues associated with striking the right balance between growth in employment floorspace and growth in the provision of residential development;

• The important role of affordable workspace and policies to secure its continued provision in new development; and

• The importance of a mixed and vibrant economy in the City Fringe.

Future Shoreditch will build on its strengths as a world-renowned destination for culture, creativity, entertainment and innovation. The Plan will support the importance of a diverse and mixed economy through the evening and night-time economy; visitor and leisure attractions; specialist retail uses; and the needs of tech-based businesses clustered within Tech City.

Draft AAP boundary Core growth area FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 27 Wider hinterland Figure 8: The Future Shoreditch area sits entirely within the City Fringe / Tech City Core growth area

Figure 1.6 The Core and Hinterland areas of the City Fringe OA 13 03 POLICY CONTEXT

LOCAL POLICY • Housing type and tenure The Council is currently undertaking a comprehensive borough- • Employment and office floorspace wide Local Plan review of its development plan documents • Affordable workspace and evidence base. Future Shoreditch is therefore not being • Town centres developed in isolation, but as part of an emerging new Local • Evening and night-time economy Plan for the Borough. Once examined and adopted, Future Shoreditch will form part of the Council’s Local Plan (LP33) its Visit the following address to keep up to date with the progress policies and strategies directly shaping new development and of LP33 and the opportunities to comment on the draft plan. change in the area. www.hackney.gov.uk/LP33 The emerging LP33 evidence base and draft policies have informed the development of the issues and options contained in this document. Alongside the core components of LP33, NEIGHBOURING AUTHORITIES the Plan will be informed by and work in synergy with broader Shoreditch sits at the southern end of the borough and as strategic objectives across Hackney. This includes various such is in close proximity to the Boroughs of Islington and Hackney documents such as: Tower Hamlets as well as the City of London. Whilst the Plan sits within a broader framework of borough-wide policies and Community Strategy 2018-2028 strategies, it will also need to work in co-ordination with these Corporate Strategy 2015/2018 neighbouring authorities and their policies. Transport Strategy 2015 Air Quality Action Plan 2016 All local planning authorities have a duty to co-operate Health and Wellbeing Strategy 2015-2018 with each other and other public bodies to maximise the effectiveness of strategic policy. This legal requirement will be LOCAL PLAN 2033 (LP33) tested and verified during the examination process before the LP33 considers a variety of issues and proposes policies that are AAP can be formally adopted. relevant to the whole Borough as well as specific to Shoreditch. Some of these issues are listed opposite: Therefore, it will be important for Future Shoreditch to work in tandem with the emerging and adopted local policy positions of neighbouring boroughs. This co-operation has many far-ranging

28 Local Planning Authority Status of Local Plan Expected Adoption benefits and will be instrumental in helping address cross- boundary issues and objectives such as air quality and pollution; tall buildings; housing need; demand for workspace; transport City of London Undertaking review to guide December 2019 issues; and the evening and night-time economy. development up to 2036 EMERGING ISSUES Issues and Options consultation Following the findings of the baseline analysis, the emerging London Borough of Islington Undertaking review to guide December 2018 / January 2019 LP33 evidence base studies and the early rounds of consultation development up to 2031 undertaken, it is important to take stock and reflect on this Pre-submission consultation collection of information. (Regulation 19) The following section sets out this analysis in a simple and easy London Borough of Tower Hamlets Undertaking review to guide July 2019 to understand SWOT format to help identify and consolidate development up to 2031 the strengths, weaknesses, opportunities and threats of Pre-submission consultation Shoreditch and the role of the plan to address these. (Regulation 19) The issues are broadly organised into four areas including: Figure 9: The current status of neighbouring authorities’ emerging Local Plans • Activities and uses such as offices, shops and housing; • Character relating to scale, massing, public realm and heritage assets; • Movement and permeability relating to the management of streets and the road network; and • Community including the social aspect of what it is like to be a resident in Shoreditch.

These categories are useful to collectively represent the types of issue facing Shoreditch and will be used moving forward to help structure this report and future consultation.

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 29 04 SWOT ANALYSIS

STRENGTHS

Activities and uses Movement and permeability • Creative heart of London, central to Europe’s creative, • Permeable network of streets, buildings and spaces. digital and tech industries. • Very well connected by public transport and close to the • A national and international destination for culture, City. entertainment and leisure uses; with a vibrant evening and • High rates of workers travelling by walking and cycling. night-time economy. • Highly legible and easy to navigate around. • A vibrant and diverse mix of shops, restaurants, bars, workspace and homes. Community • Independent and specialist shops that create a competitive • Long-standing artistic and creative communities active in retail destination. Shoreditch that have helped shape its unique identity and • History as a place of production, full of craftspeople and appeal. industry. • Home to diverse residential communities made up of many nationalities, ethnicities and cultures. Character • Real sense of community; those who live, work and care • Fine grain, historic urban fabric is largely intact with strong about the area and are vocal about seeing positive change. built character. • Home to many heritage assets including Listed Buildings, Locally Listed Buildings and Scheduled Monuments.

30 WEAKNESSES

Activities and uses Movement and permeability • Transient population is driving up property values and • Increasing footfall and traffic movements are putting strain creating pressure for low income families. on existing roads, streets and the public realm. • Popularity of the area and competing demands threatens • Busy traffic and poor junction crossings create an unhealthy the creative and leisure uses. and unsafe environment (including air pollution). • There are more intense levels of street based activity in • Traffic management measures funnel significant levels of some areas within the AAP area during the evening. through traffic across Shoreditch.

Character Community • Recent commercial development threatens the small scale, • Lack of integration between those living in; working in; and fine grain urban form and character traditional to the area. spending time in Shoreditch. • Lack of street planting and green, open space for people to • Residents impacted by the negative outcomes from the enjoy. evening and night-time economy; including crime, noise, • Pockets of areas in poor condition and disrepair; particularly anti-social behaviour and litter. in the north and around the housing estates. • Lack of community and public-facing facilities in Shoreditch.

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 31 04 SWOT ANALYSIS

OPPORTUNITIES

Activities and uses Movement and permeability • Deliver medium and large workspaces for start-ups and • New residential development will create new importance for SMEs as they grow. nearby streets as movement routes. • Continued strength of cultural and leisure uses in the face of • TfL have major proposals to transform Old Street competing commercial demands. roundabout into a more pedestrian and cyclist friendly • New jobs and homes targets makes Shoreditch important environment. for London and Hackney. • Public realm improvements at new Crossrail and Crossrail 2 • Diversify the evening and night-time economy to introduce calling stations. more restaurants and arts / cultural venues. Community Character • Encourage greater cohesion between the residential and • Improve existing green spaces and introduce more greenery business communities in Shoreditch. for the public and people to enjoy these spaces. • Secure Shoreditch’s economic future by building links • New development will contribute to improvements in the between young people living in the area and access to skills, public realm. training and employment associated with Tech City. • Scale of investment and development within the CAZ can • Improve the quality of life for residents by having stricter be harnessed and shaped to reflect local character. controls over the evening and night-time economy.

32 THREATS

Activities and uses Movement and permeability • Increasing demand for more corporate, commercial • Increased intensity of use from passengers entering / development. exiting local stations. • Expansion of the city may undermine the strengths of the • Quality of the public realm made worse through limited leisure and evening economy. maintenance and limited improvements from new • Loss of diverse, unique residential and business communities development. through unaffordability. • Increased traffic and congestion that continues to create • Loss of varied, affordable workspace for light industry and an unhealthy and unsafe environment for pedestrians and artists. cyclists. • Homogeneous and unwelcoming evening and night-time economy. Community • Residents miss out on the benefits and opportunities Character presented in Shoreditch. • Loss of fine, historic urban grain through larger land parcel • The driving out of valued, long-standing residential and development to the south. creative communities due to increasing land values and • Increasing tall building applications threaten the setting of unaffordable rent. heritage assets and the character of the area.

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 33 05 SUMMARY OF KEY ISSUES

SUMMARY OF KEY ISSUES THE AAP BOUNDARY The following section contains a summary of key issues that The boundary for the Plan is largely bound by neighbouring have been identified through early community engagement, authorities to the east, west and south. The northern boundary baseline analysis and emerging evidence base studies. Each needs to be defined in order to distinguish between and summary ends with a question that we have considered and has implement policies contained within the Plan. led to creation of a series of proposed options. The boundary must be drawn to capture the issues facing MANAGING GROWTH Shoreditch whilst ensuring the benefits of local policies, growth Shoreditch is expected to accommodate a large amount of and change are felt by all. People living, working and spending growth over the plan period and there is a need to understand time in Shoreditch need to experience the benefits of Future how best this scale of change can be realised to benefit all. Job Shoreditch. creation, new homes and supporting infrastructure will all need to be delivered through development. A wide range of sites have What is the most appropriate AAP boundary to ensure this already been allocated for development in the Site Allocations occurs? Local Plan (SALP). NEW JOBS, HOMES AND COMMUNITY FACILITIES… Future Shoreditch AAP provides the opportunity to assess in PROVIDING THE RIGHT BALANCE more detail the scale of development put forward on these sites. Demands for workspace and new homes need to be In addition, the AAP provides scope for additional sites to be appropriately balanced with the variety of other uses unique put forward and considered. to Shoreditch including the evening and night-time economy, affordable workspace and third sector uses. What is the best way to manage the scale and type of growth proposed on development sites in Shoreditch? How can the plan How can we protect this vibrant mix of uses that helps make best take advantage of the benefits development and change Shoreditch such a good place to live, do business and spend will bring to Shoreditch? time in?

34 PROVIDING A RANGE OF AFFORDABLE PLACES OF WORK SHOPPING IN SHOREDITCH Rising land values are making it increasingly difficult for Shoreditch falls within the Central Activities Zone which will smaller businesses, artists and cultural uses to work in the area. direct retail, leisure, cultural, tourism and commercial activity These uses continue to play a fundamental role in defining to the area. There is a need to manage the distribution of the character of the area. Shoreditch risks losing its unique this activity to find an appropriate balance and mix of uses in character and activity if these uses cannot continue to operate Shoreditch. in the neighbourhood. How can we continue to support smaller businesses, artists and What is the appropriate amount, type and size of retail space cultural uses that are such an important part of Shoreditch’s that should be promoted in Shoreditch and where this should be identity? located?

DELIVERING NEW HOMES THE CONTRASTING DAY TIME, EVENING AND NIGHT Shoreditch is a highly desirable place to live and as such TIME ECONOMIES purchase and rental prices are continuing to climb. This is a There is a need to manage the evening and night-time London-wide problem though certain aspects may be more economy in terms of its offer and effects on local people. pronounced in Shoreditch including affordable housing and Shoreditch is home to many bars, night clubs and licensed dwelling size. Huge demand and lack of supply are increasing premises and the anti-social behaviour that is frequently property rents, prices and land values. associated with such uses. In contrast, consultation and evidence base studies has revealed a lack of diversity in terms of In what ways can we help deliver the tenure, type and size of seated restaurants, community and entertainment uses. housing that Shoreditch needs? In what ways can we strengthen the diversity and attraction of the evening and night time economy, whilst tackling the anti- social behaviour that can often be associated with such uses?

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 35 05 SUMMARY OF KEY ISSUES

THE DESIGN OF NEW DEVELOPMENT AND THE IMPORTANCE OF HERITAGE ASSETS Market pressures and demand for modern, large scale commercial space is seeing a large number of applications for high density and tall buildings in Shoreditch. The area is home to a variety of special character and heritage assets. There is concern over the appropriateness of this type development in Shoreditch and its impact on local character and heritage assets.

How can we guide development in Shoreditch that is appropriate in terms of its height, scale, massing and architectural design? In what ways can the plan help protect and enhance the historic environment?

TRAFFIC MANAGEMENT Shoreditch is a main gateway into London that suffers noise and air pollution associated with busy roads and congestion. Much of this is through traffic that moves through the area on route to somewhere else. This is creating an unsafe, unhealthy and unwelcoming environment in Shoreditch.

In what ways can we develop traffic management policies that helps to improve overall air and noise quality in Shoreditch?

SUSTAINABLE TRAVEL AND PUBLIC REALM Parts of Shoreditch are home to poor quality streets and public spaces that overall lacks much greenery. There is a desire to see improvements to the choices for sustainable travel into and around the area. This particularly includes promoting walking, cycling and public transport and how this can be supported through an enhanced quality of public realm.

How can we encourage more sustainable travel choices and in what ways can an improved public realm support this?

36 FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT October 2017 Allies and Morrison Urban Practitioners 37 06 VISION STATEMENT

This section sets out a proposed vision and set of objectives for Future Shoreditch based on our understanding of the key issues. It represents a statement and manifesto for the type of place of Shoreditch will be in 2033 by the end of the current plan period.

The vision statement is a product of the early rounds of consultation, the baseline analysis and emerging Local Plan evidence base. Oppsite are quotes from the consultation undertaken to date that has helped shape the vision.

38 “Needs to be “I like its more made of history, the churchyards traditionally full & places to sit of craftspeople and eat around and industry” the area”

“Important “Proximity to “Great night that the busy the City and life and live roads are safe great transport music venues” for cyclists” links”

“Epicentre for the best creative and new tech companies in Europe”

Sense of “Variety that “The plan can “ Shoreditch offers community – “A safer, be a pioneer – housing, social for social the who people cleaner night spaces, cultural live and work time economy” opportunities, change and the spreading of here” small useful businesses” benefits to all”

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 39 2 0 FUTURE 3 SHOREDITCH 3

40 Shoreditch will be a thriving and vibrant destination recognised internationally for Tech City; the home of creative, digital and tech industries. Shoreditch will have succeeded in delivering new homes, jobs and Do you supporting infrastructure to be a place where people want to live, do business and spend time. agree with this vision? A positive, balanced land use strategy will set the basis for a diverse mix of activities including employment, retail and leisure uses. As the creative heart of London, this will include flexible office space for start-ups as well as space for artists, craftspeople and cultural producers.

Building on the area’s world renowned heritage for culture, theatrics, entertainment and leisure, the evening and night-time economy will include more diverse uses.

The historic environment will be preserved through careful management and enhancement of the area’s heritage assets and townscape character. Design guidance will set the bar high, helping to achieve a high quality of development in Shoreditch that is sensitive to its local context.

By 2033, the area will be a greener place with a much improved public realm and choice of sustainable modes of transport. Improved air quality and reduced motor vehicle usage will contribute to Shoreditch being a more pleasant and pleasurable place to spend time and move through.

Shoreditch will be a safe and affordable place to live and work, seen as a pioneer for social cohesion between residential and business communities calling the area home. All residents will share in the successes of Shoreditch, seeing an improved quality of life through access to high quality and affordable homes, community facilities, skills, training and employment. LET US KNOW IN YOUR RESPONSE IF YOU THINK SHOREDITCH CAN ACHIEVE MORE BY 2033.

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT October 2017 Allies and Morrison Urban Practitioners 41 06 VISION STATEMENT OBJECTIVES

The objectives will seek to protect the attributes and features that make Shoreditch special; address the challenges and demands being placed on the area; and take steps to realise the opportunities presented in order to secure the economic, social and environmental future of Shoreditch.

Future Shoreditch will use the following objectives to shape the proposed policy guidance for the area. This approach helps establish an easy to use tool to check against as the area develops in line with the vision.

The diagram above demonstrates the cross-cutting relationship of these objectives and how they will be built into policies.

42 OBJECTIVES

The strategy for growth

Jobs, shops, homes and people

Shoreditch’s special character POLICIES

Streets, spaces and movement

FUTURE SHOREDITCH

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 43 OVERARCHING ACTIVITIES AND USES A. To secure the economic, social and environmental future of the area by: 1. To balance the need to create jobs and promote employment in Shoreditch, with the need to • Protecting the assets and features of accommodate housing growth in an area. Shoreditch; • Addressing and rising to the challenges and 2. To respond pro-actively to the demand for demands being placed on Shoreditch; and growth in the area, and harness the benefits of • Taking steps to realise the opportunities development by maximising the potential of being presented to the area. under-developed sites and the contributions they can make to the overall environment. B. To build social cohesion between residential and business communities in the area. 3. To address the affordability of workspace in Sharing the benefits and successes across Shoreditch and maintain the rich mix of creative, all people living in; working in; and spending tech industries, small businesses and starts-ups time in Shoreditch. Future Shoreditch will which help define the area’s appeal. support the positive interaction of people and the expression of their views. 4. To deliver new homes and address the issue of affordability through the provision of a range of dwelling types, sizes and tenures to sustain mixed and balanced communities in Shoreditch.

5. To protect and enhance Shoreditch as a destination for the evening and night-time economy whilst recognising the needs of people who live and work in Shoreditch on a daily basis.

6. To maintain and enhance the retail and leisure uses associated with Shoreditch and its role within the CAZ as a competitive retail destination for London and Hackney.

44 CHARACTER

7. To support the appropriate location and sensitive design of all development in Shoreditch in a way that reinforces the area’s unique sense of place.

8. To deliver high quality urban design in Shoreditch that enhances the distinct local character and setting of its varied heritage assets including Conservation Areas, Scheduled Monuments, Listed Buildings and Locally Listed Buildings.

9. To reinforce the historic character and fine urban grain of the area, enhancing the network of streets and public spaces that encompass the fabric of Shoreditch through a public realm strategy.

MOVEMENT AND PERMEABILITY

10. To improve the choice of sustainable travel 12. To take advantage of planned infrastructure options in Shoreditch, reduce traffic congestion improvements including Old Street roundabout in Shoreditch and encourage walking and cycling and the introduction of Crossrail and Crossrail as safe and healthy choices of movement. 2; taking strategic moves to improve the public realm within, and relationship between, these 11. To improve the environmental quality of nodes. Shoreditch through the reduction of traffic congestion; increased street planting; the enhancement of existing green spaces; and provision of new public spaces.

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 45 07 ISSUES AND OPTIONS

The next chapters set out the issues facing Shoreditch that the Plan will need to address and suggests a range of policy options. We are inviting comment on the options and where possible, your preferred option that you would like to see the Council explore further.

At this stage, all options present realistic opportunities to develop the policy direction of the Plan. It is the intention that feedback from the public, stakeholders and landowners will help the Council identify a set of preferred options that will be developed into draft policies in the draft AAP.

46 The strategy for growth

A. Managing Growth B. AAP Boundary

Jobs, shops, homes and people

1. New jobs, homes and 2. Providing a range of 3. Delivering new 4. Shopping in 5. The contrasting day, community facilities... affordable places of homes Shoreditch evening and night providing the right balance work time economy

Shoreditch’s special character

6. The design of new development and the importance of heritage assets

Streets, spaces and movement

7. Traffic management 8. Sustainable travel and public realm

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 47 07 ISSUES AND OPTIONS

THE STRATEGY FOR GROWTH

MANAGING GROWTH The Shoreditch area falls In order to quantify the Through the preparation of within the City Fringe/Tech approximate contribution a new Local Plan and other City Opportunity Area and these sites might be able to development plan documents, the London Plan’s Central make in meeting challenging the Borough is planning Activities Zone. Ongoing Borough-wide growth targets, towards the delivery of growth, investment and the SALP put indicative 30,000 new homes, 34,000 improvement to support job development capacities sqm of new retail and leisure creation and help to meet the against each allocated site. floorspace and 117,000 sqm challenges facing London’s The Future Shoreditch AAP of new business floorspace housing crisis are a pre- provides us with an important over the plan period to requisite for any development opportunity to review these 2033. The Shoreditch area is plan document. sites and consider whether highlighted as a key growth additional sites can be area in the Borough and the In 2016 the Council adopted identified. It also provides AAP will identify development its Sites Allocation Local an opportunity to review the opportunity sites which Plan (SALP) in which sites indicative capacities identified are capable of making a were formally allocated for in the SALP and make significant contribution to development. A total of appropriate revisions where meeting these borough-wide 14 development sites fall they can be justified. targets. within the suggested Future Shoreditch AAP boundary.

48 KEY FACTS • A total residential capacity WHAT YOU’VE ALREADY • The Hackney: A Place for • A total of 14 sites of 1,881 new dwellings TOLD US Everyone survey found that remain within the Future is identified in the • People involved in the early residents on balance are Shoreditch AAP are SALP within the Future stages of consultation are worried about the impact identified. Shoreditch area. This generally aware of the need of population growth in represents approximately to plan positively for growth. the borough on local public • The sites identified have a 6% of the Borough-wide services. combined site area of 6.13 housing target within the • However, people are also ha of land. plan period. generally concerned about • Regarding business growth, the impact of additional the sentiment is different. • A total employment development within the Business growth is floorsapce capacity of Future Shoreditch area. generally seen in a positive up to 172,681 sqm net is There is a concern the light with residents’ identified in the SALP. further growth and concerns generally being regeneration of the area reserved for concerns • A total retail floorspace will undermine its special about business growth capacity of 5,732 sqm and historic character. resulting in the loss of net is identified in the smaller or more local SALP. This represents • It is seen as essential to businesses. approximately 16% of the protect this character and Borough-wide retail and therefore growth should • A frequently expressed leisure floorspace target only be permitted which concern relates to the over the plan period. does not harm the historic desire to see the benefits character of the area. of investment and • New community space of growth in the core Future approximately 15,460 sqm Shoreditch area extend is put forward in the SALP. into established residential areas to the north.

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT October 2017 Allies and Morrison Urban Practitioners 49 07 ISSUES AND OPTIONS

THE PLAN WILL MANAGE GROWTH THROUGH...

THE NEXT VERSON OF THE PLAN (THE DRAFT PLAN) WILL INCLUDE: Shoreditch wide topic based Policies for different parts Design requirements for An approach that links the policies of Shoreditch Opportunity Sites Opportunity Sites together

The Future Shoreditch AAP The area-wide policies will be The Plan will identify a Ensuring the benefits will set out a series of area- supplemented by sub-area number of Opportunity of investment in major wide topic based policies. based policies for specific Sites and set out design development sites reaches One of the key objectives parts of the Future Shoreditch requirements for each established residential areas of these policies will be area, based on character site. These sites constitute to the north of the AAP area to strike the right balance areas within it. principal areas of change was identified as a particular between different land uses. within Shoreditch, including priority during the early These issues and a range of opportunities for new stages of AAP engagement. potential policy options are development, refurbishment explored in the following or other site improvements. The Plan will seek to outline sections. This consultation on Issues an approach that links and Options includes a ‘call opportunity site together help for sites’ exercise to identify to deliver improvements to sites within the area that immediately adjacent areas may have the potential for which feel stress which is development over the plan derived from growth and more period. See section 8. intense levels of activity in the core Shoreditch area.

50 FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT October 2017 Allies and Morrison Urban Practitioners 51 07 ISSUES AND OPTIONS

FUTURE SHOREDITCH The proposed northern The boundary is important for AREA ACTION PLAN boundary line has been the purposes of developing BOUNDARY chosen because: policies and identifying sites The boundary of the Area to deliver sustainable and Action Plan is largely defined 1. It is where most of the positive growth. to the west, south and east main development sites by the borough boundaries are; However, that is not to say the of the London Borough of issues affecting surrounding Islington, the City of London 2. The area is within the neighbourhood areas are not and the London Borough of London Plan’s Central reflected or responded to in Tower Hamlets respectively Activities Zone; and the Plan. Consultation will be (see Figure 10). carried out with surrounding 3. The area is designated for communities and the The northern boundary falls employment use. relationship between the AAP within the Borough of Hackney area and these communities and this provides more will be considered in preparing flexibility in terms of where the the Plan. line should be drawn.

52 LB HACKNEY

PROPOSED FUTURE SHOREDITCH AAP BOUNDARY

LB ISLINGTON

CITY OF LONDON LB TOWER HAMLETS

Proposed AAP boundary Borough boundary

Figure 10: Proposed Future Shoreditch area boundaryFUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT October 2017 53 07 ISSUES AND OPTIONS

JOBS, SHOPS, HOMES AND PEOPLE

NEW JOBS, HOMES To meet demand for office • The area hosts in the area, the majority AND COMMUNITY over the next 15 years, the approximately 40,000 of firms comprising Tech FACILITIES majority of new development jobs in the hospitality, City are small, flexible Shoreditch is well known for should be office development. business and financial organisations operated by its vibrant and varied daytime However, other uses are services, digital creative a single owner or a small and evening economy. Lots needed to support Shoreditch and corresponding supply handful of staff. of people work in and around as a vibrant, healthy place to chain sectors. the Future Shoreditch area. live, work and spend time. • The type of office It is an area of national and Office floorspace within international importance KEY FACTS • The Shoreditch area at the Shoreditch ranges from for the tech industry. A key south of the Borough is the small business workspaces, objective of the AAP is to • There is a complex and largest and most important in the form of studio units balance the need to protect diverse mix of uses in employment area in the and co-working spaces, and promote employment Shoreditch. Borough, as recognised in to large corporate office space to support local jobs the expansive proposed floorplates for professional against other competing • The City Fringe area Priority Office Area (POA) service companies. demands. around Shoreditch and designation in the draft Old Street is the biggest Local Plan (see Figure 11). Retail Policies which protect this sub-economy in Hackney • The second highest vibrancy will be important to and is home to 43% • The Tech City cluster employment related fostering ongoing economic of employment in the is now well established floorspace in Shoreditch success which underpins many borough. but typical businesses in is retail uses such as of the characteristics which the Shoreditch area are restaurants and shops; make Shoreditch such a good different from what the making up 12% (54,015 place to do business, relax and name would suggest. sqm). reside. Whilst there are some tech giants such as Amazon

54 Population Student housing WHAT YOU’VE ALREADY • The Hackney: A Place • AAP area grew by • Whilst the Borough does TOLD US for Everyone survey approximately 65% to not have a university, • The concentration of undertaken between approximately 12,500 over the last decade small businesses across 2015 and 2016 revealed people between the 2001 a significant number the Shoreditch area is one that people value the and 2011 census.. of student bed spaces of its most highly valued mixed socio-economic have been proposed and characteristics. nature of the Borough, Hotels delivered in designated a characteristic which is • There is already a employment areas. These • Support for this is particularly prevalent in concentration of the facilities serve a number consistently provided the Shoreditch area. Borough’s hotels in the of nearby institutions in through community and Shoreditch area. The neighbouring boroughs. stakeholder engagement. • However, residents have Shoreditch area has expressed concerns about experienced significant • Residents who have lived population increase growth in hotel in the area a long time resulting from the rate of development in recent have told us that generally new development taking years. consider the area to have place across the Borough. improved over the years. This growth has been • As at June 2016, a total felt most acutely in the of 510 hotel bedrooms Shoreditch area. were under construction and a further 936 hotel bedrooms which have permission but have not yet started.

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT October 2017 55 07 ISSUES AND OPTIONS

THE PLAN COULD... OPTIONS 1. Require a minimum of 2. Promote a higher 3. The level of priority to be • Other uses that come 60% of new floorspace proportion of office given to other uses. forward within mixed within the Priority Office floorspace in specific use proposals should not Area shown in Figure 11. areas within the • The AAP could set out a therefore undermine the Shoreditch area. policy position on the non- office function of the area • Shoreditch is the largest office floorspace within or place constraints on and most important • In order to give greater mixed use schemes. commercial development employment area of the priority to the priority and operation including Borough. office area function and • Given that the whole of access and timing for character of the area, the Plan area falls within deliveries and servicing of • To meet employment a higher proportion the London Plan Central business uses. needs for the borough of floorspace in new Activities Zone, a range of (minimum 117,000 sqm), development could be land uses are likely to be • A range of uses could the priority will therefore required in specific parts considered appropriate. come forward as part be protecting existing of the Shoreditch area. of mixed use schemes offices and promoting new • It is clear, however, that including, but not limited offices in the area. • This level could be set the priority land use in the to, the following: • The Plan could require a at a minimum of 80% Shoreditch AAP area is minimum of 60% of the of new floorspace in offices. a. Hotel uses overall new floorspace the southern parts of b. Retail uses within the Shoreditch and Shoreditch, closest to c. Food and drink uses Wenlock POAs to be office the City of London. This d. Leisure uses flloorspace, subject to approach could allow e. Cultural uses viability. a greater proportion of f. Residential uses mixed-use development in g. Community uses the northern parts of the Plan area.

57 h. Other business uses including artists studios and light industrial space.

• Through consultation residents have voiced concerns about a lack of community facilities in and around Shoreditch. The Plan could explore policy options to identify residual floor space that could be targeted for community and public facing uses. This would help integrate the residential and business communities in the area and help share the benefits of growth to all those falling inside and outside the AAP boundary.

Proposed AAP boundary SALP sites Priority Office Area (Shoreditch and Wenlock)

Figure 11: Much of the Future Shoreditch area is designated as a Priority Office Area in LP33 57 07 ISSUES AND OPTIONS

PROVIDING A RANGE KEY FACTS • Self-employment is OF AFFORDABLE Shoreditch is a key focal point particularly strong in PLACES OF WORK for this small business activity. Shoreditch, comprising The mix of small, start-up and Shoreditch accommodates a 18.1% of economic creative businesses has been significant proportion of micro activity compared to a key driver of its success and and small businesses: 12.4% in Hackney borough attractiveness, the range of and 11.7% in London. This businesses have created a • Of the 4,035 businesses demonstrates the culture vibrant economy that is now located in Shoreditch 82% of entrepreneurship in attracting major corporates to are micro businesses (0-9), Shoreditch and can be the area. dominated particularly by considered a proxy for those which are 0-4, and SMEs. The stock of small, quirky 14% are small businesses and ultimately affordable (10 – 49). • However retention of this workspaces has supported • Shoreditch is the home character is threatened. this highly innovative and of start-ups within the Research by UHY suggests valuable activity, however tech sector in particular. that the Shoreditch/Old in recent years it businesses Some of the strong Street area has seen a have become a victim of their sectors include media major decrease in business own success, with rents rising creation, and computer start-ups, reducing by and pricing out many of the programming and IT c.70% between March activities that have driven consultancy. 2015 and March 2016, Shoreditch’s success. falling from first to sixth in UK rankings of business start-up activity.

58 • They suggest rapidly rising • The market is providing rents are responsible as a range of large, office businesses are seeking spaces that is attracting space in cheaper, well- bigger businesses. connected locations either close by (such as City • It is apparent that to both Road) or other parts of the retain existing levels of CAZ fringe (Southbank). activity and the diversity of business, as well as • Shoreditch rents have also continue to grow job increased from a 5 year opportunities, a broader average of £37.48psf to a range of workspace needs 2017 level of £52.70. to be provided, with a particular need for more • Lack of space for micro affordable, smaller, flexible businesses across the spaces that cater for borough, only 4% of stock start-up businesses and is below 250sqm (capacity creatives in particular. for c.25 employees in office space) – although this may misrepresent co- working type spaces that accommodate a number of micro businesses.

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT October 2017 59 07 ISSUES AND OPTIONS

WHAT YOU’VE ALREADY • Growth in demand for, and TOLD US supply of, large floorplate • Conversations with Future office space is displacing Shoreditch stakeholders units or shared workspaces suggest many small or aimed at SMEs. creative businesses now being ‘priced out’ of the • A lack of diversity in the area. new portfolio of stock is also displacing creative • Across the borough 30% businesses in particular, of businesses surveyed which require less office- (Employment Land Study type environments. business survey). feel rents are too high – particularly • Feedback from the in the creative sector – consultation has suggested with 34% of businesses that the market is not Table 3: Business Demography (2016) Source: ONS, 2017 considering relocation providing the diversity of with rent/service charges space needed to retain reported as the biggest and grow the traditional driver, with the second Shoreditch business base. driver being premises size.

• A range of small, creative and independent businesses are leaving the Shoreditch area as the cost Table 4: Shoreditch Office Floorspace Sales Values (Source: CoStar, 2017) of workspace increases.

60 THE PLAN COULD... OPTIONS

1. Require affordable 2. Require a proportion of 3. Develop a Shoreditch 4. Providing guidance workspace in new commercial space to Specific Workspace on the fit out level of commercial development be provided for ‘target’ Provider list that more commercial space. in the Priority Office Area uses including creative/ closely aligns with the shown in Figure 11. cultural, community and scale and type of space • Guidance on the level third sector uses. that will be delivered in of specification would • This would secure a the area. be provided to ensure defined amount of • Delivering this space space meets the new floorspace (gross) would be supported by • This could include two needs of artists, small e.g. 10% in major detailed guidance on sections; one to operate manufacturers and employment or mixed amount and fit out of the larger office spaces third sector uses; and use development as space required. that will be delivered on limiting the associated affordable let at a defined major sites and one to rental costs. This could percentage of market rent operate smaller workspace operate at a sub-area e.g 40% in perpetuity, typologies / mixed use level to identify business subject to viability. typlologies. location requirements.

61 07 ISSUES AND OPTIONS

DELIVERING NEW KEY FACTS • Residential property • Given the high values HOMES • The local population is values in Hackney have in Shoreditch, share Hackney, like all London growing rapidly. The consistently tracked 10- ownership (especially for boroughs, has a critical role latest census (2011) 20% above the London larger bedroom sizes) is to play in meeting London’s calculated that over average over the last year. increasingly unaffordable. pressing housing needs. The 12,500 people in the population of the Future AAP area; more than • The average price of Over the last 5 years: Shoreditch area has rapidly double the amount in the a home in Hackney is • The proportion of increased in recent years and previous census (although around £550,000. The affordable development forecasts suggest that this this figure will have average house price is 17 delivered in major trend will continue. increased since 2011). times the average earning schemes in Shoreditch of a household. has been approximately With excellent public • To meet the Council’s 23%. Borough wide, this transport facilities and further housing need, 1,750 • Prices in the EC2A proportion has been 35%. improvements on the horizon, homes need to be built postcode area, which It is important to highlight it is clear that the Shoreditch in Hackney each year best aligns with the core that given Shoreditch’s area will continue to play an between now and 2033. Shoreditch area, have current employment important role in meeting the been consistently higher designation, existing housing needs of the Borough • Potential capacity for than the wider Shoreditch poilcy prioritses the and London as a whole. With approximately 1,850 area. deilvery of of affordable land prices continuing to rise, dwellings is identified in workspace over access to affordable housing the Site Allocations Local • The cost of renting in affordable housing. is a particularly acute issue for Plan across 14 individually Hackney has increased by the Future Shoreditch area. identified development 34% since 2011. sites.

62 5000

4000

3000

• 12% of Hackney’s total • There are also concerns 2000 new homes have been about housing availability, delivered in the Future quality and suitability, 1000 Shoreditch area. and a lack of affordable places to rent. WHAT YOU’VE ALREADY 0 TOLD US • Feedback from the Hackney Shoreditch • The Hackney – A Place local community at Figure 12: Total housing delivery over the last five years For Everyone survey earlier stages of AAP last year revealed that preparation indicates that housing affordability was the affordability of local 23.8% a concern for many local housing is a major local people. issue and an issue that 35.0% the AAP should address • Whilst there were directly. generally positive views regarding the changes 77.8% that have taken place in the Borough in the last 5 years, house prices and 65.0% the rising costs of living were overwhelmingly the biggest negative concern Market Affordable noticed during the last 10 Hackney Shoreditch years. Figure 13: Percentage market and percentage affordable housing delivered over the last five years

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Grand Market Affordable Total Affordable All Social Rent Intermediate Rent

Hackney 4965 2675 1617 69 989 7640 Borough

Shoreditch 689 207 112 0 95 893 LSOAs

Hackney % 65.0% 35.0% 21.2% 0.9% 12.9% 100%

Shoreditch 77.2% 23.2% 12.5% 0.0% 10.6% 100% LSOAs%

Table 5: The percentage of affordable housing delivered in Shoreditch and Hackney over the past five years Affordable tenures as a percentage of overall affordable housing delivered in Hackney over the last 5 years • Some discussions at • Concerns raised that workshops have suggested the high cost of living in that some parts of the Shoreditch means that Future Shoreditch area are communities are being less suited to the provision boken up as the younger of affordable housing generation cannot afford and would not have the to live/stay and only ‘new necessary community commers’ can afford to infrastructure in readily live there. Social rent accessible locations

Affordable rent to meet the everyday community needs of Intermediate potential residents.

Figure 14: Percentage market and Affordable tenures as a percentage of overall percentage affordable housing delivered affordable housing delivered in Shoreditch over over the last five years the last 5 years

64 THE PLAN COULD... OPTIONS 1. Seek 50% of new 2. Require a small sites contributions 3. Provide more detail 4. To make sure the types homes in major (schemes of less than 10) where affordable of affordable housing development to be housing contributions provided in Shoreditch • The London Plan states • The Council has genuinely affordable. could be spent are genuienly that Affordable housing therefore been unable affordable • The Plan could require provision is normally to capture contributions • The Plan could provide required on-site. In towards affordable 50% of new homes on more detail on where this • Evidence shows that exceptional circumstances housing provision from schemes of 10 or more cash in lieu contributions shared ownership it may be provided off- a number of schemes units to be genuinely could be spent in the housing is particularly site or through a cash in past. The Council affordable, subject to borough or in the local unaffordable given in lieu contribution ring has commissioned a viability. Of these, there area. The AAP could the high values in fenced, and if appropriate viability assessment is a preferred tenure identify sites where Shoreditch. split of 60% social rent ‘pooled’, to secure to determine the affordable housing efficient delivery of new appropriate level of and 40% intermediate contributions could • The Plan could seek a affordable housing on monetary contributions. tenures be used to deliver new greater proportion of identified sites elsewhere.” affordable housing that Social Rent, London • ‘Genuinely affordable’ will meet identified needs Affordable Rent and • Evidence also shows that is a term introduced by of borough residents. London Living Rent approximately 47% of the Mayor of London in products in new new housing delivered in the Affordable Homes developments which Hackney in recent years Programme 2016-2021 may deliver a lower has been on small sites and includes: London quantum of affordable (sites delivering less than Living Rent, London housing but homes that 10 units). Affordable Rent, London are genuinely affordable. Shared Ownership. The final split sought will depend on site characteristics, location, house prices in the area, and subject to overall scheme viability.

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT NovemberOctober 2017 2017 65 07 ISSUES AND OPTIONS

SHOPPING IN KEY FACTS • The study finds the central activities including, SHOREDITCH • Shoreditch is a key role and function of for example, clothing, Shoreditch has emerged as a focal point for this Shoreditch as a retail fashion, jewellery, printing, major destination in London small business activity. location to be a materially antiques, art and culture. for the area’s diverse evening Shoreditch accommodates different role from that of and night-time economy and a significant proportion the other centres in the • There is a significant hotel offer. The area’s retail of micro and small Borough. The majority of pipeline of town centre role and function has also businesses: retail space in Shoreditch uses (approximately matured into one providing a is specialist ‘boutique’ 18,500sqm) in planning specialist and boutique range • The Borough’s Town shops rather than the day- permissions to come of shops which differs to other Centre & Retail Study to-day shopping which forward in Shoreditch. retail areas in Hackney. 2017 confirms that typifies the offer in many approximately 40% of of the other centres in the • The emerging new the ground floor uses in Borough. Hackney Local Plan the Shoreditch area are (LP33) proposes new CAZ occupied with A1 uses. • The Future Shoreditch frontage be allocated in area falls within the Shoreditch. • With this level of provision London Plan’s Central being equal to that of Activities Zone (CAZ). Hackney Central – one The strategic functions of of the Borough’s District the CAZ include retailing, Centres – the study including specialist considers the merits of outlets together with establishing a new retail specialist creative clusters centre in Shoreditch. associated with other

66 • The Town Centre & WHAT YOU’VE ALREADY • Most of the shops in • In the Hackney: A Retail Study 2017 does TOLD US the area sell expensive Place For Everyone not encourage major • With little convenience goods to people who survey, local residents retail growth in the every-day shopping in specifically travel to these expressed the general Shoreditch area, but gives the area, Hoxton Road to shops. In discussions, view that new shops greater consideration the north of the Future the feeling was that and amenities including to the recognition and Shoreditch area is the cheaper or subsidised chains were welcomed, protection of the special nearest recognised retail retail space would support but raised concerns retail character of the centre. retailing that was already about the accessibility area. The study also unaffordable to and not and exclusiveness of the makes recommendations • Given the boutique nature targeted at local people. existing shops in some regarding the approach of many of the shops in areas to be taken towards the Future Shoreditch comparison and area, the affordability convenience retail of retail space was not floorspace in Shoreditch. generally seen as an issue in community / workshop discussions.

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT NovemberOctober 2017 2017 67 •

07 ISSUES AND OPTIONS

THE PLAN COULD... OPTIONS 1. Promote more retail uses 2. Limit new shops in 3. Set out the type and in Shoreditch Shoreditch size of retail space

• The Plan could encourage • The Plan could limit the • The Plan could provide more shops in Shoreditch. amount of new shops that guidance on type of Option 4 explores where could come forward in retail space and size existing shops are located Shoreditch. of retail units that and how they could be should be provided protected. in new development. For example, the plan could indicate what type of retail such as convenience shopping (evey day items such as groceries, snacks) or more comparison shopping (clothes, major appliances, electronics).

68 •

THE PLAN COULD... OPTIONS CONTINUED.. 4. Identify shopping • These are the key • The appropriateness parades and defined commercial streets where of other retail or public these as retail frontages the majority of the facing uses within independent shops are these frontages would • The Plan could define the contained. be considered on their following streets as retail respective merits. frontages (see Figure • The Plan will support and 15). In these streets, direct retail, cultural and • Further streets could protection would be other commercial and be also included such given to protect the loss community uses in and as Rivington Street (all of shops and guidance towards defined frontages or parts of), Charlotte provided on what uses will across the Future Road or Pitfield Street be permitted: Shoreditch area. (see Figure 15). These streets also play an a. Shoreditch High Street; • The intention of this important supporting b. Hackney Road south of approach would be to role in defining c. Fairchild’s Garden; ensure new public facing Shoreditch’s particular d. Great Eastern Street; land uses and activities retail character. They e. Curtain Road which contribute positively host concentrations f. Old Street; and to the independent of specialist and g. City Road south of and specialist retail independent retail Peerless Street. character of Shoreditch uses, cultural uses and are concentrated many of the bars and on prominent street evening uses which frontages within the make Shoreditch such a Future Shoreditch area. popular destination.

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b

Hackney Road e

City Road

Curtain Road Street f Pitfield Old Street

Charlotte Road Rivington Street d

c Great Eastern Street

a

Shoreditch High Street

Proposed boundary Potential CAZ frontage streets

Further potential CAZ frontage streets

Figure 15: Map illustrating the potential CAZ frontage streets in the Future Shoreditch area 70 FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT NovemberOctober 2017 2017 71 07 ISSUES AND OPTIONS

THE CONTRASTING KEY FACTS • The evening and night • The GLA has monitored DAY TIME, EVENING • Evening and night- time economy is a the plight of grass roots AND NIGHT TIME time economy uses major employer in the music venues, finding that ECONOMIES comprise a wide range Future Shoreditch area. the rate of closure of such Shoreditch is home to a of uses including A3 Alongside hotels, the venues has stabilised. diverse collection of day restaurants, A4 drinking evening and night time Shoreditch is synonymous time, evening and night- establishments, D2 uses economy supports a with London’s creative time economy uses that such as cinemas, dance range of jobs including and grass roots music have helped define it as a and concert halls, music lower skilled jobs which scene. nationally and internationally venues and bingo halls are beneficial to some recognised destination for and some sui generis uses sections of the local WHAT YOU’VE ALREADY culture, entertainment and such as casinos, theatres, labour force. TOLD US leisure. It is a unique asset music venues and night • Local residents understand that contributes much to the clubs. • The Council are actively the importance of the area’s economy, vibrancy and seeking to limit any evening economy sector is now an establish part of the • Hackney’s Evening and further expansion of to the local economy and area’s character. The strategic Night-time Economy evening and night time are generally supportive importance of the area’s Behaviour Study found uses in the Shoreditch of this vibrant sector. night time economy needs to levels of evening and area because of be balanced carefully with the night time activity in the existing over- • However, feedback from needs and concerns of local Shoreditch comparable concentration of such uses workshops revealed that residents. only to the most intense and the impact this has local residents generally hot-spots of Westminster on crime and disorder, feel that a line is crossed and Camden. public safety, public at the weekends and nuisance and the levels of evening and night time drinking by young people. activities have intensified to an unacceptable level.

72 Proposed boundary Special Policy Area

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 73 Figure 16: Map showing extent of the existing Special Policy Area in Shoreditch 07 ISSUES AND OPTIONS

THE PLAN COULD... OPTIONS 1. Create a more diverse 2. Formally promote the 3. Manage the 4. Consider scope for and inclusive night time ‘Agent of Change’ concentration NTE uses taking a less restrictive economy principle (% thresholds within approach to evening defined areas) and night time uses in • Whilst the evening and • ‘Agent of Change’ locations dominated night time economy has refers to the principle • The designation of retail by office uses to the thrived in recent years that the person or frontages has been south of the Future in the Shoreditch area, business responsible considered under Issue Shoreditch area to this growth has tended for the change is 4 above . The Plan could encourage active to focus around bars also responsible for include policy to manage ground floor uses and nightclubs. The managing the impact the concentration of number of restaurants as of the change. This particular types of uses • Any policy approach a proportion of licensed means that a residential (including NTE uses) by explored would need premises in the area is development to be built specifying % thresholds to fully consider the low. near a live music venue, for these uses within impacts of such uses on for example, would have the retail frontages (or existing residents and • The Plan could promote to pay for soundproofing. other defined areas). non-residential uses in the establishment of While a live music Thresholds will consider the area. a more diverse night venue opening in a identified retail, leisure time offer in Shoreditch residential area would be and cultural needs. by encouraging a uses responsible for the costs. that appeal to a wider range of the community including non-alcohol- based activities such as restaurants, cultural activities and late night coffee bars.

74 INFORMATIVE

Shoreditch Special Policy Area

The Council has, within its Statement of Licensing Policy designated a Special Policy Area (SPA) in Shoreditch to manage the night-time economy. Within the SPA there is a rebuttable presumption against granting any new premises licences, club premises certificates or variations of existing premises licences and club premises certificates. Additionally any application for the intensification of use such as to increase either the capacity of a premise or the hours of use will normally be refused unless the applicant can demonstrate that this will not add to the cumulative impact already being felt in this area.

The Licensing Policy is being reviewed and consultation is being undertaken on a revised approach which includes the potential expansion of the Shoreditch SPA to include areas nearer to the boundaries with the City of London and Tower Hamlets.

For more details: www.hackney.gov.uk/licensing

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SHOREDITCH’S SPECIAL CHARACTER

THE DESIGN OF NEW Later, the 19th Century saw Much of the Future Shoreditch CONSERVATION AREA DEVELOPMENT AND the construction of many area is covered by one of REVIEW 2017 THE IMPORTANCE OF warehouses as the area several conservation areas. The Conservation Area review HERITAGE ASSETS became established as an A review of the Borough’s study involved an appraisal The built character of important centre for furniture conservation area has been of the Borough’s existing and Shoreditch is fundamental to manufacture as well as undertaken recently. Today potential new conservation its success and prosperity, as clothing and footwear. It is Shoreditch generally retains areas. The study recommends is the relationship between the reuse, adaptation and re- its fine grained and more that Sun Street conservation Shoreditch and the City purposing of these warehouse traditional character which is de-designated. A new of London. In Elizabethan buildings, combined with contrasts with the city skyline conservation - New Shoreditch times, Shoreditch became its close proximity to the to the south. Accommodating - is recommended just to popular as a theatre location concentrations of people in growth which protects this the north of the suggested because it was just beyond and spending power of the character is the principal AAP boundary, along the jurisdiction of the City. City of London that has seen challenge facing the area. Pitfield Street. In addition, It therefore had free rein the area’s relatively recent a recommendation is made for more progressive artistic emergence as a major hub to extend the Underwood expression. The same could for the creative and visitor conservation area. The be said today. economies. This emergence recommendation of this study has further matured with will be reviewed and further the rapid growth of the tech engagement carried out. sector which was initially attracted by cheaper flexible spaces in this city fringe location.

76 AAP boundary

Statutory Listed Buildings Locally Listed Buildings Buildings of townscape merit Scheduled monument Conservation Area

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 77 Figure 17: Map illustrating the Conservation Areas and heritage assets in Shoreditch 07 ISSUES AND OPTIONS

KEY FACTS... • Most of the buildings WHAT YOU’VE ALREADY south of Worship Street TOLD US • The Future Shoreditch have been developed • Generally, feedback area contains a total of since 1980. from workshop sessions five conservation areas. revealed that local people • The central area feel that the character of • The entire South of Shoreditch is the area is threatened by Shoreditch and Sun characterised by a mix the looming city skyline. Street Conservation of grand, four and five Areas are within the AAP storey former retail and • Shoreditch was considered boundary. Most of the warehouse buildings to be vulnerable to further Underwood Conservation that line the main tall building proposals. Area is included, and thoroughfares combined the southern ends of with smaller, lower-scale • People place great both Hackney Road and buildings set behind the importance on the Kingsland Conservation main frontages. existing historic character Areas. of the area. • The City Road corridor • The oldest building stock from Old Street, much • The traditionally built tends to be found in the of which is not within a buildings have a robust central and north-eastern conservation area, has quality and finer urban parts of the area. seen a number of recent grain that is important to tall building proposals. Shoreditch’s character.

78 FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT NovemberOctober 2017 2017 Allies and Morrison Urban Practitioners 79 07 ISSUES AND OPTIONS

THE PLAN COULD... OPTIONS 1. Continue to preserve and 2. Designate Character Areas and set out unique sub-area 3. Set out an approach enhance Conservation policy and design guidance for identified Character to building heights in Areas Areas Shoreditch

• The Future Shoreditch • The AAP provides the • Given the relationship • The Plan could identify area contains a total of opportunity to prepare between a vibrant mix of an approach to five Conservation Areas. more detailed policy uses, the attractiveness building heights across New development should and design guidance of the area to small and the Shoreditch area reintroduce or reinforce for different defined creative businesses and which might include locally characteristic character areas across the built character of the the areas for taller townscape in such a the Future Shoreditch area as a whole, urban buildings. This could way that preserves or area that reflect unique design guidance should be achieved through enhances the established historic character, pattern carefully consider the area-wide analysis and historic character of of development, and characteristics that help an understanding of Shoreditch. prevailing scale and urban to underpin and define the impact of taller form. local character. buildings, both on the character of the • The proposed Character • The fine grain nature of immediate area and in Areas are set out in the the area is considered the wider townscape of adjacent plan (see Figure to be an important Shoreditch. 18). characteristic in this regard. Also scale of Shoreditch’s network of streets, alleys and lanes contribute to the character of the area.

80 1 5 4

2 3 6

12

7

11 1 Tower and courtyards 2 Estates 8 3 Old Street 4 Hoxton Square 5 Hackney Road 9 6 Shoreditch Triangle 7 Great Eastern Street 8 Paul Street 10 9 Scrutton St / Leonard St East 10 Edge of City 11 Railway Land 12 Shoreditch High Street Terraces Hackney Community College Canalside

Figure 18: Proposed character areas from across ShoreditchFUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 81 07 ISSUES AND OPTIONS

SHOREDITCH’S SPECIAL CHARACTER

TRAFFIC This will help to address KEY FACTS • Up to 9% of vehicles MANAGEMENT health problems by reducing • The main road network travelling through The roads and streets in inactivity and cleaning up carrying through trafic in Shoreditch are HGVs, a Shoreditch are not just the air, as well as eliminating Shoreditch is controlled by relatively high proportion. places to park and drive the blight of road danger. Transport for London. vehicles, they make up a The edge of Shoreditch also • Only 6% of people who large proportion of the area’s falls within central London’s • The A501 (Old Street), live in Shoreditch drive public realm and should be Congestion Charge Zone and A1202 (Great Eastern out to work, and 9% who places in which to socialise Low Emissions Zone. Street) and A10 work in Shoreditch drive and linger. Traffic, congestion (Shoreditch High Street) in to work. This suggests and public realm issues are This plan should seek to are strategic London most traffic is either major concerns in the area create a healthier, a less roads which converge through traffic or delivery and there is an urgent need vehicle dominated and more in Shoreditch forming and servicing traffic to the to improve air quality and balanced environment. To the Shoreditch Triangle, area. reduce pollution. aid the success of Hackney’s carrying an average of aims for the borough, specific 25,000-45,000 vehicles a • A number of large The Council’s Transport objectives can be derived to day. scale schemes are in Strategy 2015-2025 sets make a significant difference place or are soon to out aspirations to create in Shoreditch. • The main roads through be implemented by attractive and liveable Shoreditch experience Transport for London to neighbourhoods across annual pollution levels of tackle congestion and Hackney by reducing over 50µg/m3 of NO2, pollution levels such as the dominance of vehicles and in some places up to Congestion Zone, Ultra and traffic congestion and 100 µg/m3, well over the Low Emission Zone and increasing walking and European limit of 40 µg/ Toxicity Charge. However, cycling, (in line with the m3 per year. these do not cover the Mayor’s Transport Strategy). whole of the Shoreditch area.

82 • A number of more WHAT YOU’VE ALREADY local schemes like the TOLD US Shoreditch Low Emissions Neighbourhood (LEN) • Roadside noise and air are targeting specific pollution is having a congestion and pollution negative impact on local issues in the local area. people’s health and well- ? being. • Hackney’s new Local Plan (to 2033) will seek • Traffic congestion in to have much more Shoreditch creates an ambitious cycle parking unpleasant environment standards than the for pedestrians and London Plan (2016). For cyclists; particularly on example, requiring new primary A roads like employment development Shoreditch High Street, to provide 1 space per Old Street and Great 50sqm for staff rather Eastern Street. than 1 space per 90sqm, and requiring new hotel • Much of this traffic development to provide 1 is perceived as being space per 8 bedrooms for through-traffic on route staff rather than 1 space to other parts of London, per 20 bedrooms. yet Shoreditch has to deal with the negative impacts.

• Busy roads feel unsafe for cyclists in the area,

despite a high number Ultra Low Emission Zone (ULEZ) of people using bicycles Additional residents’ 90% discount to get to and from work. area Improved cycle lanes and Main roads within ULEZ storage is desired. Congestion Charging zone boundary

Figure 19: The current plans for the Ultra Low Emission Zone do not cover the whole of the Future Shoreditch area

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT NovemberOctober 2017 2017 83 07 ISSUES AND OPTIONS

THE PLAN COULD...

OPTIONS

1. Propose a range of traffic demand management 2. Explore options to reduce vehicle movements in measures to implement on both the local streets Shoreditch (managed by Hackney) and strategic routes (managed by TfL). These could include: • Engaging proactively This could include: • Require developers with TfL and partners commit to ambitious • Removing through- to employ road pricing • Requiring new Delivery & Servicing traffic from streets using regimes, such as development to provide Plans to manage their measures like selective extending the ULEZ and more cycle parking than servicing and delivery closures and filtered Congestion Charge Zone existing requirements (as vehicles, such as banning permeability; to cover the whole of the set out in the London Plan deliveries during peak Shoreditch area, or tolling and as proposed in the walking and cycling • Restricting vehicular specific roads (see Ultra new Local Plan); hours, using cargo bikes access on local streets (by Low Emission Zone plan); and partnering with time and vehicle type), • Reduce the amount of others in the area to for example allowing • Prioritising parking for existing off-street car consolidate or share access for residents only zero emission vehicles parking (especially along deliveries. and access for deliveries (increasing the eligibility important frontages such outside of peak hours; criteria over time), as key walking/cycling although this may need routes and public spaces). • Reducing on-street to be reconsidered if parking along main it attracts too many walking and cycling vehicles. corridors and at key public spaces;

84 An example of an improved pedestrian and cycle crossing on the TLRN (Old Street / Great Eastern Street, Shoreditch)

n eamlen eamle o an o imoed an imoed edestian edestian and andcycle cycle cossin cossin on the on Rthe R (ld(ld teet teet Geat Geat asten asten teet, teet, hoeditch) hoeditch)

Figure 20: An example of where road space has been re-allocated to reduce vehicular dominance (Goldsmith’s Row, Hackney)

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT November 2017 85

An exampleAn example of where of where road road space space has has been been re- allocatedre-allocated to reduce to reduce vehicular vehicular dominancedominance (Goldsmith’s (Goldsmith’s Row, Row, Hackney) Hackney) 07 ISSUES AND OPTIONS

SUSTAINABLE TRAVEL Furthermore, the number KEY FACTS • Annual entries and exits & PUBLIC REALM of residents, employees • 29% of residents in from Shoreditch High Shoreditch is very accessible and visitors in Shoreditch is Shoreditch walk to work, Street station increased by public transport and has increasing year on year. The 11% cycle, 19% take the by 5 million between 2010 a high proportion of people demands these all place on bus and 31% take the and 2015. walking or cycling, despite the public realm is worsening train or tube. heavy traffic, a lack of an already poor quality urban • 8% of people who work in • Shoreditch has an protected cycleways on the environment, particularly Shoreditch walk to work, extremely high Public TLRN, significant accidents along key streets and public 8% cycle, 11% take the Transport Accessibility on the main roads affecting transport corridors. bus and 60% take the Level (PTAL) of 6a and 6b pedestrians and cyclists,and train or tube. (scale is between 0-lowest relatively poor quality public A Shoreditch specific public and 6b-highest). realm. realm strategy that seeks to • Annual entries and exits capture and emphasise the at Liverpool Street rail There are many strategic unique spirit and sense of station increased by 11 transport improvements place is required to ensure million between 2007 and planned in the area including the public realm can handle 2015. the arrival of Crossrail at the changes to come. It is Liverpool Street; Crossrail important the plan has a • Annual entries and exits 2 at Angel; and the major coordinated strategy for from Liverpool Street upgrading of Old Street benefiting from the planned underground station and station, which will increase transport improvements, Old Street increased by the number of people walking successfully and attractively 12 million and 7 million around Shoreditch to/from connecting them into the respectively between these stations. heart of Shoreditch. 2007 and 2015.

86 WHAT YOU’VE ALREADY • A lack of greenery, • Improved way-finding TOLD US planting and trees is a at key stations would • Many streets in Shoreditch weakness of Shoreditch benefit those arriving into are poor quality and feel that would really improve Shoreditch as currently it neglected, particularly in its quality as a place to can feel unclear with little terms of paving and street spend time; as well as sense of place e.g. Old furniture along Old Street having environmental Street station, Shoreditch and Green Eastern Street. benefits. High Street, Liverpool Street station. • Shoreditch has a good • Recent public realm network of smaller and improvements at Leonard quiet streets but these are Circus are considered not made the most of for popular and successful; movement or as spaces to slowing traffic and enjoy. encouraging pop-up street activity. • The small number of pocket parks and church • Improvements in yards in Shoreditch are pavements and cycle very popular spots to dwell infrastructure are desired and spend time. There to encourage a more is a desire to see more pleasant environment for introduced and better walking and cycling. maintenance of those that exist.

FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT NovemberOctober 2017 2017 87 07 ISSUES AND OPTIONS

Figure 21: Leonard Circus (above) is an example of an improved public space in Shoreditch LeonardLeonard Circus, Circus, Shoreditch Shoreditch

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ImprovingImproving existing existing spaces spaces Cycle Superhighway 1 Cycle improvements on main roads (seg- regated) Existing quiet/signed routes Cycle improvements on quiet routes (shared) Junction crossing improvements Transport for London Road Network (TLRN)

Figure 22: An illustrative plan of potential traffic managementFUTURE SHOREDITCH measures ISSUES AND OPTIONS REPORT DRAFT November 2017 89 07 ISSUES AND OPTIONS

THE PLAN COULD... OPTIONS

1. Seek the reallocation of road space, involving reducing 2. Encourage the 3. Require new road and parking space, in order to increase pavement improvement existing development to widths, create more space for walking and landscaping, open space / public contribute to the and accommodate dedicated cycling facilities. spaces and encourage improvement of the new green spaces and pedestrian and cycle This could include: • Prioritise reallocation of pocket parks. environment in its • Selective road closures road space on key walking vicinity. (see the reallocation of and cycling routes, and • The Plan could identify road space images) with at key crossing points on the main parks, green • This can be achieved filtered permeability main roads (see walking spaces, squares and through investing in for walking and cycling, and public realm and public spaces in need of the public realm with focused on local streets cycling plans). enhancement, such as elements such as that provide direct links Mark Street Gardens, St. seating, planting, cycle between transport hubs Leonard’s Church grounds parking, pocket parks, and key destinations and Worship Square (see and providing Dutch- within the area. walking & public realm style cycle parking hubs plan). for public use within the • Greening opportunities, development. such as street trees, pocket parks, and sustainable urban drainage features, on local streets in the area.

90 Main walking routes (good quality) Main walking routes (to be enhanced) Junction crossing improvements Public spaces (good quality) Public spaces (to be enhanced)

Figure 23: Proposed improvements to pedestrian andFUTURE cycle routes SHOREDITCH from stations ISSUES in ANDand aroundOPTIONS Shoreditch REPORT DRAFT November 2017 91 08 CALL FOR SITES

The next step in the process involves a “Call for Sites”, seeking The Council invites individuals, landowners, developers, potential development sites across the Plan area. The Council businesses, local interest groups and neighbourhood groups currently has an adopted Sites Allocation Local Plan (SALP) to suggest sites likely to have development potential between which identifies a series of key sites and provides guidance on 2018-2033. This process will enable the community to submit the scale and type of development that would be appropriate. proposals for consideration for site allocation within the SALP to deliver uses including: Considering the growth agenda expected of Shoreditch over the plan period it is important for the Plan to identify further • Housing sites. Development on these sites can then be steered towards • Employment suitable and sustainable outcomes that contributes towards • Retail meeting targets for new homes and jobs, whilst improving the • Leisure environment in Shoreditch. • Open spaces • Community uses A Call for Sites was already undertaken with the first round of • Cultural uses early consultation questionnaires; these and the SALP sites are mapped opposite. This process is legally required to form a If you would like to submit a site for consideration please part of the Issues and Options report and as such presents the complete the relevant section in the online questionnaire. opportunity for individuals and organisations to suggest sites within the Plan boundary that may be suitable for development.

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SALP sites Call for Sites FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT NovemberOctober 2017 2017 93 Figure 24: Allocated Sites and Call for Sites across the AAP area 09 NEXT STEPS

WHAT HAPPENS NEXT? THE DEADLINE FOR RESPONSES WILL BE:

Following this stage of consultation, the responses will be collected and analysed. The findings will contribute to the 28 FEBRUARY 2018 development of a draft Area CAtion Plan. We will announce when the Draft Plan is ready for consultation in 2018. Please see page 7 for details and information on how to NEXT STAGE: THE DRAFT PLAN respond.

Reflecting on the feedback received during this Issues and Options stage, the next stage of plan preparation will involve the drafting of planning policies which will help to set thresholds and/or criteria under which development proposals will be assessed.

These policies will provide a clear steer on the mix of uses which is considered to be required in development proposals.

HOW LONG ARE YOU CONSULTING FOR?

We will be consulting on this Issues and Options report for eight weeks.

94 FUTURE SHOREDITCH ISSUES AND OPTIONS REPORT DRAFT NovemberOctober 2017 2017 95 96