Committee(s): Date(s): Item no. Planning and Transportation 24 April 2012 Subject: Public Progress Report: Aldgate and Tower Area Strategy Report of: For Information Director of the Built Environment
Summary
This report seeks to inform Members of the results of the public consultation recently undertaken in relation to the Aldgate and Tower Area Strategy.
In order to develop the Aldgate and Tower Area Strategy, intensive workshops were undertaken to capture the views of stakeholders. 430 stakeholders participated in these workshops. The overall response to the workshops was very positive and many participants made useful comments giving shape to the area strategy; adding weight to analysis undertaken by landscape architects and urban designers. Various montages representing the views of stakeholders were produced to illustrate the developing Area Strategy proposals.
Following these workshops approximately 1270 questionnaires were posted out to residents and businesses in the area seeking views on the proposals. 42 stakeholders responded to the public consultation, with 88% in support of the Strategy.
The level of response was typical for a consultation of this nature; the Cheapside Area Strategy received 34 responses from a distribution of approximately 2000 questionnaires.
The Strategy that was consulted upon was based on the views of the local community, the City‟s policies and urban design analysis.
The Aldgate and Tower Area Strategy aims to provide a greater sense of community, to improve linkages in the area and provide better quality public spaces, creating spaces to gather, improving biodiversity, reducing the effects of noise and improving air quality. It is intended that the full strategy will be presented to Members for consideration before the summer recess.
Recommendations It is recommended that this report be received for information.
Main Report
Background
1. In 2007 Members of this Committee considered a report suggesting the development of a Supplementary Revenue Project for the development of an area strategy for Aldgate. d:\moderngov\data\published\intranet\c00000143\m00015257\ai00007562\$spumn0ua.doc 2. The initial driver for this proposal was the developer Minerva Limited. Minerva, through the development of their proposals for the St Botolph Building site, had engaged with various local community groups in Aldgate and found huge support for change.
3. Subsequent to this, the City endorsed and recognised this aspiration through the adoption of Core Strategy Policy CS8 in the City‟s Local Development Framework (LDF). This became an adopted document in September 2011.
4. Minerva has continued to provide funding for the development of a strategy for Aldgate. Over time, it has been accepted that a step change in quality can be achieved by removing the Aldgate gyratory and providing a new public open space.
5. Between July 2008 and January 2011, with the articulated bus route 25 on diversion Transport for London‟s (TfL‟s) Bus Priority Team funded an evaluation of a temporary contra-flow facility on Aldgate High Street. The progress of the area strategy was delayed whilst the investigations into the contra-flow were undertaken. However, this provided officers a valuable opportunity to assess the traffic impacts of removing the gyratory, replacing it with two-way traffic on Aldgate High Street and St Botolph Street.
6. Other property developers have been very keen to regenerate the City Fringe in the past. Exemplar, developers with a interests in a site over the Aldgate East Station and adjacent to the Royal Bank of Scotland building, funded the Aldgate Public Realm Strategy in 2008 with the Greater London Authority‟s (GLA‟s) urban design resource team, Design for London.
7. In early 2011, to further engage businesses, City of London‟s City Property Advisory Team (CPAT) commissioned a strategy and brand design consultancy to interview a number of key stakeholders, developers, business and authorities, on their views for change in the area.
8. In the later half of 2011, the stakeholder group coordinated by CPAT continued their involvement in helping to shape the Area Strategy, requiring repeat workshops to meet both the availability of this stakeholder group and to have manageable group sizes at each workshop.
9. The London Borough of Tower Hamlets (LBTH) has also commissioned a number of strategy documents for different aspects of the area including a signing strategy, the Aldgate and City Fringe Regeneration Strategy, and the Aldgate Masterplan.
10. Although the intent behind the approval to undertake the Aldgate Strategy was limited to the gyratory and immediate vicinity, it became clear that the links throughout the area, both for general pedestrian movement, interchange and individual modes of transport, required a larger scale view. Thus, the area was extended and is now referred to as the Aldgate and Tower Area Strategy.
11. In comparison with other areas within the City, Aldgate and Tower has a significant variety of types of stakeholder. The area is recognised in the London Plan as an area of opportunity and it notes that the Portsoken Ward falls within the top 25% deprived areas within Britain. However, the area and its periphery, also boast a significant number of high end hotels and residential block d:\moderngov\data\published\intranet\c00000143\m00015257\ai00007562\$spumn0ua.doc dwellings. Businesses in the area tend to provide support services to the City‟s financial businesses. In this small area there are also a number of clubs and bars which attract night time visitors. Interestingly, the area is noted as an area of opportunity in the London Plan because it includes derelict buildings and cleared sites suitable for redevelopment, and in addition there is potential to build over the Aldgate bus station and underground station.
12. The Aldgate and Tower Area includes residential estates, resident apartment blocks, three Church parishes, businesses, luxury hotels, retail, an extensive public transport provision for interchanging commuters and visitors, and educational facilities. The education ranges from primary to tertiary including the City of London‟s only Primary School, the Sir John Cass Foundation providing scholarships and special education facilities, and the Metropolitan University.
Pre Consultation Activity
13. The various stakeholder groups targeted for the early pre-consultation workshops included:
. the CPAT coordinated group of business and developer interests,
. a similar group coordinated by LBTH, originally set up to consult on LBTH strategies, involving business and community support interests,
. the resident associations from Middlesex Street Estate and Mansell Street Guinness Trust Estate,
. a group from Transport for London (TfL) representing the needs of different transport modes and TfL‟s property interests in the area,
. City of London officers from various departments,
. the Sir John Cass Foundation representatives,
. the parishioners of St Botolph without Aldgate Church, and
. all 250 children from the Sir John Cass Primary School.
14. Workshops with business and authority groups ran smoothly and during normal working hours.
15. Most workshops with residents followed a resident association meeting in the evening.
16. One of the evenings that was spent with Middlesex Street Estate residents was a balmy late summer evening and officers set up outside in the central area of the estate near the main entry point. Residents were able to have a look on their way past and many stayed or returned to engage and provide comments. The approach was effective and successful.
17. The parishioners from St Botolph without Aldgate Church completed the first workshop under the direction of Reverend Burgess, but during the second round of workshops officers visited them on a Sunday following the morning service. d:\moderngov\data\published\intranet\c00000143\m00015257\ai00007562\$spumn0ua.doc 18. The Sir John Cass Primary School was very supportive. Following an introduction at morning assembly officers went back to the class with the oldest pupils and ran through the workshop material as had occurred with other stakeholder groups. This fits with the age group‟s curriculum; which includes having to study town planning.
19. The workshop documents used with all stakeholders utilised a variety of photographs illustrating the different types of elements that might be included in an open space. Stakeholders (including the older pupils) were asked to circle those they were most keen on. The youngest pupils from the Primary School were provided with these photographs as stickers and asked to choose three and match them up to the choices on a board, effectively making a bar graph representing their wishes. The remaining middle year pupils were provided with stickers as well. In addition, they were also provided with an outline of the potential open space and asked to sketch out how they saw the open space looking; making notes to the side.
20. In an update report to this Committee in September 2011, Members agreed to consult the public on draft proposals demonstrating the main themes of the draft Area Strategy. Authority was delegated to the Town Clerk in consultation with the Chairman and Deputy Chairman, and the Director of the Built Environment to finalise the draft Aldgate (and now Tower) Area Strategy consultation Document.
21. The Aldgate and Tower Area Strategy covers only a small area of the Aldgate Ward, but much of the Tower Ward and Portsoken Ward. Naming the area to the north of Tower „Aldgate‟ resonates with key stakeholders including London Borough of Tower Hamlets, residents, local businesses and developers. Inclusion of Tower in the Area Strategy title better represents the larger area it serves.
Public Consultation
22. Between 6 December 2011 and 24 January 2012 the public were consulted on proposals developed during these initial pre consultation workshops.
23. The public consultation period began with an exhibition event held for interested developers, local businesses, representatives of the two Estate resident associations and local authority stakeholders including local Ward Members. The exhibition was held at the Gensler offices in Aldgate House at the centre of the gyratory, providing views of the Aldgate area.
24. Approximately 1270 questionnaires were sent to all residents and businesses in the area, and 250 questionnaires were provided for the pupils of Sir John Cass Primary School to take home to their parents.
25. The exhibition was extended for the duration of the public consultation period and took place in the ground floor of the St Botolph building on the corner of Houndsditch and St Botolph Street. Many workers and passers-by viewed the exhibition. They were offered questionnaires and encouraged to express their views on the Area Strategy.
d:\moderngov\data\published\intranet\c00000143\m00015257\ai00007562\$spumn0ua.doc 26. A smaller version of the exhibition was made available for an evening discussion session arranged by the Tower Ward Members for local businesses and residents. The smaller boards were then exhibited at the St Olave Church.
27. The principal aims and objectives of the proposals consulted on were:
. To achieve a successful balance between pedestrians and other modes of transport in order to enhance the pedestrian experience.
. To introduce more green elements such as street trees and planting.
. To improve the quality and consistency of surface materials and street furniture to create an enhanced street scene with inclusive access for all.
. To remove the Aldgate one-way streets and make them two-way, creating a new public space.
. To improve links between transport hubs in the area.
. To smooth traffic flow and enhance journey-time reliability in the City of London.
28. This report summarises the responses received from the public consultation on the Aldgate and Tower Area Strategy and provides an update on the development of the final draft Strategy document.
Public Consultation Responses
29. Approximately 1270 questionnaires were posted out to residents and businesses in the area seeking views on the proposals. 42 stakeholders responded to the public consultation, with 88% in support of the Strategy.
30. The small number of response was expected; it is our experience when stakeholders are involved early in the consultation process, that the public consultation material already meets their expectations with no need to respond. For comparison, the Cheapside Area Strategy where stakeholders were also involved early received 34 responses from the distribution of approximately 2000 questionnaires.
31. Many comments referred to reducing existing traffic congestion on the TfL network and making it easier to walk or cycle through the area.
32. Many other comments were received which supported the illustrated public realm improvements, encouraging development and use of public spaces including further greening, biodiversity and opportunities for sport, play and recreational use.
33. All submissions received as part of the public consultation have been collated. Copies are available in the Member‟s Reading Room, or on request from the Town Clerk‟s office.
34. All submissions are in the process of being responded to individually.
d:\moderngov\data\published\intranet\c00000143\m00015257\ai00007562\$spumn0ua.doc Proposals
The Strategy
35. These comments have been reviewed and taken into account. The Strategy will be amended where appropriate.
36. It is intended that the full strategy will be presented to Members for consideration before the summer recess. If the Strategy is approved, individual projects will be managed through the corporate project management protocols.
37. It is expected that the implementation of the proposals will be externally funded from various financial sources, such as S.106 contributions, GLA Group funding streams, funding from Tower Hamlets, and other external funding bodies. The areas of funding will be reported as part of the overall strategy.
38. The final Area Strategy will encompass a variety of schemes which will be prioritised as high, medium and low. The pivotal scheme will be the conversion of the Aldgate gyratory and creation of the new public square which will have the highest priority.
Corporate & Strategic Implications
39. The Aldgate and Tower Area is one of 17 Area Strategies in various stages of completion. An Area Strategy is a considered approach, taking account of future developments and demands, as well as analysis of the existing user patterns and community needs within the area.
40. In addition, the following documents were taken into consideration whilst developing the Aldgate and Tower Area Strategy:
. the City of London‟s Local Development Framework (LDF) Core Strategy document adopted September 2011. Specifically, Core Strategy Policy CS8,
. the Crescent Conservation Area Character Summary and Management Strategy Supplementary Planning Document (SPD),
. Lloyd's Avenue Conservation Area Character Summary and Management Strategy SPD,
. the Protected Views SPD, the draft Tree Strategy (an SPD in preparation),
. the Manual for Designing Sustainable Streets (a future SPD),
. the City‟s Play Strategy, and
. the City‟s emerging Air Quality Strategy.
41. Not only important corporately, the Aldgate and Tower Area Strategy meets strategic objectives set out by the Greater London Authority (GLA) in the London Plan.
42. The Strategy is consistent with the London Plan which aims to:
d:\moderngov\data\published\intranet\c00000143\m00015257\ai00007562\$spumn0ua.doc “…support wider regeneration (including in particular improvements to environmental quality) and integrate development proposals to the surrounding areas especially areas for regeneration…”
43. The proposals are also consistent with the London Plan‟s objective: “The Mayor will, and boroughs and other stakeholders should, work to realise the potential of inner London in ways that sustain and enhance its recent economic and demographic growth while also improving its distinct environment, neighbourhoods and public realm, supporting and sustaining existing and new communities, addressing its unique concentrations of deprivation, and improving quality of life and health for those living, working, studying or visiting there.” Portsoken Ward, for example, is amongst the top 25% deprived areas in England.
44. The London Plan has identified the City Fringe as an Area of Opportunity.
Implications
45. The sum allocated to complete the Area Strategy is £200,000, taken from the £1,042,407 sum earmarked to achieve a „New Public Square works‟, a new square beside St Botolph‟s Church, through the Minerva Ltd development voluntary S106 contribution.
46. Table 1 below details the total expenditure up to the preparation of this Report.
Table 1: Expenditure to date
Strategy Development Phase Cost (£) Staff Costs 103,367.00 (CoL – City Transport and Projects, Highways. DBE) Co-ordinating pre-consultation and public consultation, document and report writing. External Fees 96,539.06 Specialist external consultant’s fees for undertaking the area analysis, facilitating the pre-consultation workshops, pre-consultation workshop material and production of graphics, and montage images. Total Expenditure to date 199,906.06
47. The Aldgate and Tower Area Strategy will provide an indication of the collection of schemes, their relative priority and potential funding streams.
Conclusion
48. The Aldgate and Tower Area Strategy proposals address the City of London‟s LDF Core Policy CS8 to remove the gyratory, create a public space, and improve links through the area. It addresses the London Plan‟s requirement for economic regeneration and improvement in the community infrastructure. d:\moderngov\data\published\intranet\c00000143\m00015257\ai00007562\$spumn0ua.doc 49. Proposals were developed with the aid of intensive pre consultation workshops with approximately 430 stakeholders.
50. Approximately 1270 questionnaires were posted out to residents and businesses in the area seeking views on the proposals. 42 stakeholders responded to the public consultation, with 88% in support of the Strategy.
51. It is intended that the full strategy will be presented for consideration by Members before the summer recess.
52. It is recommended that Members note the information provided in this progress report.
Background Papers:
53. The City Planning Officer‟s Capital and Supplementary Revenue bids for 2008/09 P&R Committee Report 18 October 2007
54. Aldgate High Street Temporary Contra Flow Lane Feasibility Study – Supplementary Revenue Bid Report S&W Sub-Committee Report 21 July 2008
55. Land Bounded By Fenchurch Street, Fen Court, Fenchurch Ave & Billiter Street (120 Fenchurch Street) London EC3 P&T Committee Report 16 September 2008
56. 76 - 86 Fenchurch Street, 1 - 7 Northumberland Alley & 1 & 1a Carlisle Avenue London EC3N 2ES P&T Committee Report 9 December 2008
57. 60 - 70 St Mary Axe London EC3A 8JQ P&T Committee Report 9 December 2008
58. Aldgate High Street Temporary Contra Flow Lane: Progress Report S&W Sub- Committee 30 March 2009
59. Mitre Square, International House, Duke's Place, 11 Mitre Street & 1 Mitre Square London EC3 P&T Committee Report 1 February 2011
60. 24 - 26 Minories London EC3N 1BQ P&T Committee Report 2 June 2011
61. City of London Local Development Framework, Core Strategy Development Plan Document October 2011
62. Aldgate Area Strategy: Progress Report P7T Committee 6 September 2011
Contact: [email protected] | telephone number: 020 7332 3564
d:\moderngov\data\published\intranet\c00000143\m00015257\ai00007562\$spumn0ua.doc