The London River Park in the City of London Planning Application No.11/00505/FULEIA
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planning report PDU/2836/01 14 September, 2011 The London River Park in the City of London planning application no.11/00505/FULEIA Strategic planning application stage 1 referral (new powers) Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008 The proposal A detailed application for the construction of two floating pontoon parks connected to the north bank of the River Thames for managed public use for a period of five years, and comprising: Seven floating pavilions for the following uses: museum, heritage, education, exhibitions, multi-use space available for public and private function/events including meetings, conferences, fashion shows, TV programmes, product launches, small concerts and exhibitions, swimming pool and associated changing facilities, and television broadcasting studios. Four access brows for access and egress to and from the north bank of the River Thames. Facilities for mooring and passenger ferries. Landscaping and lighting. Associated works. The applicant The applicant is London River Park Ltd and the architects are Gensler. Strategic issues This is a multi-purpose visitor attraction on the River Thames to complement major international events, such as the Queen’s Diamond Jubilee and the 2012 London Olympic and Paralympic Games. The principal issues for consideration are: the acceptability of the scheme in strategic land use policy terms; the potential and strategic benefits to London’s status as a world city and global tourist attraction; and an assessment of urban design, strategic views and heritage assets of the City; inclusive design and access; its impacts on transportation, safeguarded wharves and river navigation; the energy and sustainable development provisions of the scheme; and the effectiveness of measures to reduce flood risk, adverse impacts on biodiversity, ambient noise and other environmental considerations. Recommendation That the Corporation of London be advised that while the application is generally acceptable in strategic planning terms, it does not fully comply with the London Plan for the reasons set out in paragraph 126 of this report; but that the potential remedies set out in paragraph 128 of the report could address those deficiencies. page 1 Context 1 On 5 August 2011, the Mayor of London received documents from the Corporation of London notifying him of a planning application of potential strategic importance to develop the above site for the above uses, but has opted to delegate his authority on the application to the Deputy Mayor and Chief of Staff. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008 the Deputy Mayor has until 15 September 2011 to provide the Corporation with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. The Deputy Mayor may also provide other comments. This report sets out information for the Deputy Mayor’s use in deciding what decision to make. 2 The application is referable under Category 2C1 of the Schedule to the Order 2008: “Development to provide- (i) a passenger pier on the River Thames.” 3 Once the Corporation of London has resolved how to determine the application, it is required to refer it back to the Deputy Mayor for his decision as to whether to direct refusal; take it over for his own determination; or allow the Council to determine it itself. 4 The environmental information for the purposes of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 has been taken into account in the consideration of this case. 5 The Deputy Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 6 The application relates to an area that straddles the River Thames and its northern bank, between A201 Blackfriars Bridge (some 220 metres to the west) and A100 Tower Bridge (approximately 600 metres to the east). Figure 1: Site location within the City of London. (Source: applicant’s Design & Access Statement). page 2 7 The A3211 Upper Thames Street runs from east to west to the north of the site and forms the closest section of the Transport for London Road Network (TLRN). Cannon Street is the closest section of the Strategic Road Network (SRN) approximately 260 metres to the north. This section of the River Thames is also crossed by the A300 Southwark Bridge Road and A3 London Bridge (which are also part of the TLRN). Cycle Superhighway 7 (CS7), crosses Southwark Bridge linking with the site via Upper Thames Street. Figure 2: The site and its context. (Source: applicant’s Design & Access Statement). 8 Four pedestrian access brows are proposed to link the development to the embankment- these are located by the Millennium Bridge, Southwark Bridge, London Bridge and Tower of London. Of the four access points, bus stops can be accessed within acceptable walking distance (640m). The area is well served by buses with 24 bus routes operating within close proximity of the development, with stops located on Upper Thames Street and Cannon Street. 9 Blackfriars, Cannon Street and Fenchurch street stations respectively are within 500 metres of this section of the Thames and provide access to a wide range of National Rail destinations. At various points, the site is well served by underground stations, with 8 stations in the vicinity; Mansion House (Circle Line and District Line), St Paul’s (Central Line), Blackfriars (Circle Line and District Line), Cannon Street (Circle and District lines), Monument and Bank (Central, Northern, Waterloo & City lines and the DLR), and Tower Hill/Tower Gateway (Circle, District lines and the DLR. 10 The development would be located on the River Thames, which is part of the Blue Ribbon Network and provides river transport services for people and freight. The nearest passenger piers are at Blackfriars Millennium Pier to the west and Tower Millennium Pier to the east. They provide access to scheduled river services across London provided by Thames River Taxis and Thames Clippers. The site therefore has excellent access to public transport and records a public transport accessibility level (PTAL) at an average of 6 (on a scale of 1 to 6, where 6 is classed as excellent). Details of the proposal 11 Permission is sought for the creation of two floating public parks, amounting to 1.58 hectares of publicly accessible open space, on the River Thames. The development would be page 3 constructed from 17 pontoons and 6 barges, held in place by 61 steel piles located along the length of the proposed park. 12 The two sections of the floating park would be separated to maintain mooring access to the safeguarded Walbrook Wharf, which is situated midway between the proposed sites. 13 The western (upstream) section would extend from a position east of Blackfriars Bridge to a position just downstream of Southwark Bridge, a length of 430m excluding the access brows. It would vary in width from 6m at its narrowest to 10m at its widest, and comprise an overall area of 5,580sq.m. 14 The eastern (downstream) section would be located between Cannon Street Rail Bridge and a point just east or downstream of Custom House, a length of 530m excluding the access brows. It would vary in width from 12m to 27m and comprise an overall area of 10,000sq.m. Figures 3 and 4: Landing positions for upstream and downstream locations respectively. (Source: applicant’s Design & Access Statement). 15 The development would comprise the following facilities: Seven floating pavilions, including a high-level viewing platform, for the following uses: exhibition/museum/heritage uses, which may include art or cultural exhibitions and other exhibitions sponsored by corporations to promote innovation, technology and education through visual and sensory experiences; a multi-use hall available for public and private function/events for up to 300 people, including meetings, dinners, conferences, fashion shows, TV programmes, product launches, small concerts and exhibitions; a swimming pool with retractable roof, associated changing facilities and pavilion to house an interactive sports exhibition; and Television broadcasting studios a facility for the production of television programmes. The pavilions may also be used for occasional functions in the evenings. Four access brows to facilitate pedestrian access and egress to and from the north bank of the River Thames. page 4 Facilities for mooring and for loading/unloading passenger ferries and other river craft. New pedestrian means of access and the provision of new landing points on the north bank. Associated servicing facilities. Hard and soft landscaping and lighting. The removal of obstructions, demolition, re-profiling and miscellaneous engineering and other works. All necessary piling works and siting of structures required to support the parks and fixed moorings for the pavilions and support the access brows. The siting of two Pier Master Buildings. Works to the river wall. All other associated works. 16 The western section has the highest concentration of local residents on shore and would, therefore, open later and close earlier than the eastern section. It is envisaged that the walkway of the western section would be opened to the public from 7.30am to 10.00pm; and the pavilions from 9.00am to 6.30pm. Whilst the pavilions of the western section may remain open beyond 6.30pm for special events, the intention is to ensure that they would always be closed before the walkway closes at 10.00pm. The servicing hours for this section would be 6.30pm to 7.30pm. 17 The eastern section would generally be open from 6.00am for staff and 6.30am for the public. It would close at midnight. Due to the nature of the use, the television studio may need to remain open outside of these hours.