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BUNHILL and CLERKENWELL Area Action Plan Consultation

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Planning for the future of BUNHILL AND CLERKENWELL Area Action Plan consultation Issues and Options Paper DRAFT for the Executive, April 2009 FOREWORD Islington Council, in partnership with EC1 New Deal for Communities, is producing an “Area Action Plan” for Bunhill and Clerkenwell. This consultation document sets out the challenges that the area will face over the coming years, and provides some suggestions and ideas about how these could be addressed. We want to hear what you think about these. The south of Islington is a unique part of London. Between 1900 and 1965 the area fell within the Metropolitan Borough of Finsbury: a name that prevails in the local government-led projects of that era, such as the health and leisure centres. Prior to the creation of Finsbury Borough, the area was two separate parishes: St. Luke’s and Clerkenwell. The distinct identities of these areas remain to this day; however, both areas are recognisably part of central London. Over the last 15 years, parts of the area have been an urban success story. Clerkenwell, in particular, has retained its historic character whilst accommodating more residents and providing jobs in creative industries. EC1 New Deal for Communities, which has operated in the area since 2001, has had a positive impact on the lives of many residents and businesses. However, despite lying less than a mile from London’s financial heart, parts of the area remain among London’s most deprived. Despite the recent economic downturn, the Bunhill and Clerkenwell area is about to enter a period of major change. By 2017, Farringdon station will be the only place within London served by both the Crossrail and Thameslink networks, bringing the area within reach of thousands of commuters. This will drive substantial local residential and employment growth, with an estimated 3,400 new homes and 18,000 jobs needed by 2025. All of this change raises questions about how the area should develop: • Where and how should new residents and jobs be accommodated? • How can inward investment benefit all of the area’s residents, reduce deprivation and improve quality of life? • What improvements might be needed to support the additional people? • How can development reinforce, rather than erode, the area’s character? This document identifies issues and opportunities facing the area, and sets out various options for addressing them. Your feedback will help us to produce an “Area Action Plan” for Bunhill and Clerkenwell, which will encourage the right sort of development in the right places, and will identify what the council will do to improve local facilities. The Area Action Plan will complement existing neighbourhood plans, and enable them to be achieved. The Area Action Plan has the potential to create a great future for Bunhill and Clerkenwell, cementing their roles as vibrant parts of central London, while retaining their unique character and sense of community. We need your help to make sure that we get it right. 1 1. INTRODUCTION 1.1. The Bunhill and Clerkenwell area has changed significantly over the last few years, particularly in terms of housing development. Despite the current recession, development pressures are likely to continue into the future. It is the council’s role to manage this change so that people and businesses in the area benefit from future investment. 1.2. While there are choices to make in how change is managed, they have to be made within the existing national, regional and local policy context. This is outlined below. • The government produces “planning policy statements” for the whole of England. The government favours new development in urban locations, on previously developed land, and in areas accessible by public transport. Bunhill and Clerkenwell meet all of these government requirements. • The Mayor of London’s “London Plan” has a significant influence on the capital’s future development. The London Plan argues for stimulating developing within London’s “Central Activities Zone”, which covers all of the area covered by this Area Action Plan, plus some neighbouring areas. The London Plan specifically identifies the Farringdon and “City Fringe” areas as their priority locations for population and jobs expansion within the Central Activities Zone (see map below). Figure 1: Islington’s part of London’s “Central Activities Zone” 2 • The council’s emerging “Core Strategy” will identify where new development and infrastructure will be accommodated in Islington over the next 15 years. To achieve this it will include a range of policies, which will have a major impact on Bunhill and Clerkenwell as well as other locations within the borough. • EC1 New Deal for Communities, which has operated in the area since 2001, continues to undertake a number of projects and programmes within Bunhill and Clerkenwell. These include providing new community and leisure facilities, and regenerating streets and parks. • The council’s Unitary Development Plan (2002) is currently used to make planning decisions in the area. The Unitary Development Plan will eventually be replaced by the Core Strategy and other new planning policy documents. • Design for London, Transport for London, Crossrail, the Greater London Authority, the London Borough of Camden, and the City of London are collaborating with the London Borough of Islington on a masterplan for the area around Farringdon station, which will inform the Area Action Plan. Planning for residential and employment growth 1.3. The population of Bunhill and Clerkenwell is likely to increase substantially over the next few years. In addition to residents, the area will need to accommodate a considerable number of new jobs and services. Although the current downturn may result in less development in the short term, economic growth is likely to return during the latter half of the plan period, along with associated pressures for development. 1.4. Since 2001, the number of residents within the area has grown by well over 25%, to around 23,000 people. The Greater London Authority estimates that this growth will continue, with the population of Bunhill ward increasing by 4,375 residents, and Clerkenwell ward by 2,415 residents, between 2008 and 2020. This growth stems both from natural increases in the local population as well as new residents moving into the area. 1.5. Currently, the Area Action Plan area accounts for 80% of the total population of Bunhill and Clerkenwell wards. If population growth is sustained as forecast, this means that the area will need to 3 accommodate at least 6,800 additional residents by 2026 – equivalent to around 3,400 new homes 1. 1.6. Islington’s part of the Central Activities Zone contains well over half of the borough’s jobs. A recent study commissioned by the council estimates that by 2026 there will be an additional 22,500 employees within Islington’s part of the Central Activities Zone, representing around 75% of the borough’s total employment growth. 1.7. Currently, the Area Action Plan area accounts for around 80% of employment floorspace within Islington’s part of the Central Activities Zone , and has an estimated 85,000 employees. The majority of these jobs are occupied by people who live outside the area. To retain its share of employment the area may need to accommodate an additional 18,000 2 employees by 2026. 1.8. These figures assume that 60% of new jobs will be office-based, with the rest provided in other service industries (e.g. hospitality and catering). Given the changing economic climate, and in particular the uncertainty about the commercial office sector, these figures may need to be substantially revised. 1.9. To support the additional residents and employees, there will also need to be a corresponding expansion in floorspace for shops, leisure, community facilities and parks. Figure 2: City Road Basin is a major new development for the area An “Area Action Plan” for Bunhill and Clerkenwell 1.10. Because of the scale of change likely to occur in the area, Islington Council is preparing an Area Action Plan (AAP) to guide its future 1These housing figures are based on GLA population growth forecasts. However, a Housing Capacity Study currently being completed will identify potential housing sites. This will produce more robust estimates for future housing growth in the area. 2 Based on 2008 GLA employment projections. 4 development. AAPs focus on the implementation of policy in a specific area. They are an important way of ensuring development of an appropriate scale, mix and quality for areas of change or opportunity. 1.11. Once adopted, the Area Action Plan will help us to manage change in the area by: • set out the council’s vision for how the area should develop • influence and guide land uses and building design in the area • identify site-specific and area-based proposals to stimulate regeneration in areas where it is most needed • set out the public sector’s spending priorities in the area 1.12. It is expected that fundamental economic and environmental improvements will result from commercial-led development along the southern and northern boundaries of the area (i.e. around Farringdon station and along the City Road axis). A key principle of the Area Action Plan will be to see these improvements extended to the rest of the area and all of its residents. The “Issues and Options Paper” 1.13. An issues and options paper is the first step along the way towards adopting an Area Action Plan. It is a document that is used to generate and gather views for what should be in the AAP. 1.14. The council has undertaken some background work 3 and has started collaborating with key delivery partners on options for the development of the area.
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