Plot T6, King's Cross Central
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planning report PDU/2647a/02 15 December 2010 Plot T6, King’s Cross Central in the London Borough of Camden planning application no. 2010/4468/P Strategic planning application stage II 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 Development of student housing (657 bed spaces) in a building of between 14 and 27 storeys, along with a retail unit at ground floor level. The applicant The applicants are King’s Cross General Partner Ltd and Urbanest (UK), and the architect is Glenn Howells Architects Strategic issues This is a full planning application for new student housing, although outline permission for student housing already exists, as part of the wider King’s Cross Central masterplan. There were outstanding transport, design and energy matters from the consultation stage, and the Mayor and Deputy Mayor have also reconsidered the development against tall buildings policies. There are now no outstanding strategic issues. The Council’s decision Camden Council has resolved to grant permission for the development, subject to a section 106 legal agreement and no intervention from the Mayor. Recommendation That Camden Council be advised that the Mayor is content for it to determine the case itself, subject to any action that the Secretary of State may take, and does not therefore wish to direct refusal or direct that he is to be the local planning authority. Context 1 On 7 September 2010, the Mayor of London received documents from Camden Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. This was referred to the Mayor under Category 1C of the Schedule to the Order 2008: “Development which comprises or includes the erection of a building of … more than 30 metres high and is outside the City of London.” page 1 2 On 12 October 2010, the Mayor considered planning report PDU/2647a/01, and subsequently advised Camden Council that the application did not comply with the London Plan, for the reasons set out in paragraph 64 of the above-mentioned report; but that the possible remedies set out in paragraph 65 of that report could address these deficiencies. 3 A copy of the above-mentioned report is attached. The essentials of the case with regard to the proposal, the site, case history, strategic planning issues and relevant policies and guidance are as set out therein, unless otherwise stated in this report. Since then, additional information has been provided by the applicant, in response to the Mayor’s concerns (see below). On 24 November 2010, Camden Council decided that it was minded to grant planning permission for the application, and on 26 November 2010, it advised the Mayor of this decision. Under the provisions of Article 5 of the Town & Country Planning (Mayor of London) Order 2008 the Mayor may allow the draft decision to proceed unchanged, direct Camden Council under Article 6 to refuse the application or issue a direction to Camden Council under Article 7 that he is to act as the Local Planning Authority for the purposes of determining the application. The Mayor has until 15 December 2010 to notify the Council of his decision and to issue any direction. 4 The decision on this case, and the reasons will be made available on the GLA’s website www.london.gov.uk. Update 5 At the consultation stage, Camden Council was advised that the application did not comply with the London Plan, for the reasons set out in paragraph 64 of the above-mentioned report; but that the possible remedies set out in paragraph 65 of that report could address these deficiencies: Tall buildings/views 6 Since the previous consultation, the applicant presented additional information to officers, including additional views and models. Officers also visited the large-scale model of King’s Cross Central, displayed at the German Gymnasium behind King’s Cross Station. With the benefit of additional information supplied by the applicant regarding the development’s context and setting, officers are content that the scheme meets the requirements of the London Plan. Urban design 7 At the consultation stage, the applicant was asked to clarify with the Council the access arrangements for the disabled parking in within the service road area, and how this location could provide a safe and secure environment in the future. 8 During the initial stage of the building’s occupation, prior to the completion of the other buildings in the terrace adjacent to the railway, the entrance to the service road and parking area would be gated with secondary surveillance provided by CCTV, and a direct entrance from this area into the building. This is acceptable as a medium-term solution, but good design should rely on passive surveillance within the development, rather than on secondary measures such as remote surveillance. As the development of other sites progresses, the gate would be removed from the service road, and additional activity and estate management would provide additional surveillance. However, GLA officers recommend that the future design of T5 have a degree of passive surveillance over this area, as the access and parking has the potential to be shared. Although the proposed solution is not the optimum one, it is acceptable within the current context, and has potential for improvement. page 2 Transport and parking Comments from Transport for London 9 At consultation stage, several issues were highlighted. These included a the provision of a site-specific travel plan, the need for accomodation to be exclusively let to local universities, bike pooling, visitor cycle parking and provision of a constuction logistics plan and delivery and servicing plan. 10 It has been agreed that a site-specific travel plan, using the King’s Cross Central Travel Plan as a foundation, will be secured via legal agreement, which is welcomed. 11 The student accommodation shall only be occupied by students enrolled on a full-time or part-time course within Camden or an adjoining borough, or Kensington & Chelsea, where the provider of that course is funded by the Higher Education Funding Council for England. Transport for London (TfL) is satisfied that this will be secured by condition. 12 The bike-pooling scheme will no longer be implemented. The transport consultants confirmed that as a replacement, 21 foldable bikes will be made available to students on a rental basis. TfL is satisfied with this approach, which is in addition to ongoing discussions regarding a cycle hire docking station, the provision of onsite cycle parking and a site-specific travel plan. Additionally, the provision of visitor cycle parking will not be increased. The applicant’s transport consultant has clarified how visitors would be able to access the secure cycle parking, and TfL is satisfied that this will not compromise the secure nature of the cycle parking. As such, the proposal is acceptable, and it is expected that this management solution will committed within the travel plan. 13 TfL is satisfied that the construction process will be adequately managed through the existing legal agreement, which considers King’s Cross Central as a whole. As such, submission of a construction logistics plan is no longer required. Additionally, TfL is satisfied that the day-to-day servicing of the site will not be of detriment to the Transport for London Road Network (TLRN) and local highways. 14 The student management plan will be updated with further details regarding the move-in and move-out strategy for the students. This will be secured via legal agreement. 15 TfL supports the car-free designation of the site, thereby prohibiting occupiers from being issued with on-street parking permits. 16 In summary, all outstanding transport issues have been resolved, including a site-specific travel plan, construction logistics and delivery and servicing arrangements, cycle parking and hire and accommodation. The application is now considered to be in accordance with the London Plan and is acceptable in transport terms. Sustainability 17 At the consultation stage, the Mayor advised that he wished the applicant to commit to a 2010 Building Regulations compliant energy efficiency model, engage in further discussions regarding the wider implementation of the King’s Cross Central scheme, and provide the underlying assumptions of the renewable energy strategy. 18 The applicant has advised that committal to a 2010 Building Regulations model is not feasible, given that the planning application was submitted prior to the adoption of the updated model, and that design work started several months prior to this. The developer has provided additional information demonstrating that energy efficiency is higher than that required by the page 3 previous 2006 model, and that ongoing work is determining ways in which efficiency can continue to be raised. This position is accepted. 19 The applicant has provided further information on the proposed decentralised energy network delivery (including basic timescales) within the King’s Cross Central area. The T6 development will be the ‘trigger’ for the commencement of operation of the completed CHP energy centre that will eventually supply energy across the King’s Cross Central area. Information has also been provided on the assumptions underlying the energy strategy, along with support from Camden Council, to demonstrate that the model is robust, which is accepted by GLA officers. Response to consultation 20 Objections were received from approximately 20 residents and residents’ groups. Specific relevant concerns included: Compliance with the masterplan: After the expense and time taken to approve the original King’s Cross Central development, this is evidence that the original proposal allowed too much flexibility for the developer, and could lead to similar examples of non- compliant development.