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Camden Lock Village (Hawley Wharf) in the London Borough of Camden Planning Application No

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Camden Lock Village (Hawley Wharf) in the London Borough of Camden Planning Application No planning report PDU/2695/01 16 November 2011 Camden Lock Village (Hawley Wharf) in the London Borough of Camden planning application no. 2011/4932/P 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 Full planning permission is sought for redevelopment of the site, comprising eight buildings of between three and nine storeys to contain employment, retail, market, cinema, and 184 residential units, together with new open spaces, public realm, highways works and parking. Outline planning permission is sought for a one form entry primary school and nursery on part of the site, fronting Hawley Road. Listed building and conservation area consent are also being sought. The applicant The applicant is Stanley Sidings Ltd and the architects are MAKE and AHMM Strategic issues The principle of a mixed-use development, including markets, retail, employment and residential uses in the Camden Town Centre is welcomed. The proposed school is also acceptable, subject to confirmation of the costs and use of the existing school site being confirmed. The design is well considered generally, but further consideration is required in relation to the scale of development in Area C, and design of the market space and residential amenity space. Further information is also required on access, affordable housing, children’s play space, climate change and transport to ensure full compliance with London Plan policies. Recommendation That Camden Council be advised that the application does not comply with the London Plan, for the reasons set out in paragraph 149 of this report; but that the possible remedies set out in paragraph 151 of this report could address these deficiencies. Context 1 On 12 October 2011 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. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008 the Mayor has until 22 November 2011 to provide the Council with a statement setting out whether he considers that the application complies with the London Plan, page 1 and his reasons for taking that view. The Mayor may also provide other comments. This report sets out information for the Mayor’s use in deciding what decision to make. 2 The application is referable under the following categories of the Schedule to the Order 2008: Catergory 1A “Development which comprises or includes the provision of more than 150 houses, flats, or houses and flats”; Category 1B: “Development (other than development which only comprises the provision of houses, flats, or houses and flats) which comprises or includes the erection of a building or buildings— (c)outside Central London and with a total floorspace of more than 15,000 square metres”; and Category 1C: “Development which comprises or includes the erection of a building of one or more of the following descriptions— (c) the building is more than 30 metres high and is outside the City of London”. 3 Once Camden Council has resolved to determine the application, it is required to refer it back to the 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 Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 6 The site sits to the north of the the Regent’s Canal in Camden Town and is a mixed area in terms of uses and buildings. It bound by Castlehaven Road and Hawley Road to the north, Kentish Town Road to the east, and Chalk Farm Road to the west. The site area is approximately two hectares. Given the size of the site, in masterplanning the development, the site has been broken down into four parts, as indicated in Figure 1 below. Figure 1: aerial view of site, indicated four areas (source: submitted Design and Access Statement) page 2 7 The site currently contains fire damaged commercial properties fronting Chalk Farm Road (with residential uses above) and an existing market area along the canal (Area A). Further east, between the canal and the railway viaduct are offices and light industrial buildings and spaces within the arches (Area D). The north part of the site (Area B) contains two and three storey Victorian housing along Hawley Road with light industrial buildings to the rear. The Castlehaven Road frontage contains a mix of employment buildings (Area C), however one prominent building on this frontage, the Hawley Arms Public House, is outside of the application site. 8 A proportion of the site is within the Camden Town ‘major centre’, which is known for its markets in particular, and also contains a mix of retail, entertainment and residential uses. Buildings in the surrounding area are largely Victorian, typically of two to four storeys, but with pockets of more high-density residential estates north of Hawley Road and to the west around Camden Lock. To the south of the Regent’s Canal is a four storey warehouse. 9 The southern section of the site, to the south of the railway viaduct, is located within the Regent’s Canal Conservation Area. The site also includes the Grade II listed 1 Hawley Road, and the abutments to the Hampstead Road Bridge that runs over the Grand Union Canal, are Grade II listed. 10 The site is well served by public transport, with Camden Town Underground located to the south, Camden Road Overground station to the east, and a high number of buses passing the site. The public transport accessibility level of the site is 6b, the highest level attainable. Details of the proposal 11 The scheme proposes redevelopment of the site comprising a series of new buildings ranging from three to nine storeys in height, together with modification of the existing raised viaducts that traverse the site. There are eight “buildings” proposed in four areas, as shown in figure 2, containing a mix of uses, including residential floor space, retail floor space, employment uses, with ancillary storage. Figure 2: site layout with buildings indicated (source: submitted Design and Access Statement) page 3 12 Area A is located in the south west of the site, to the north of the Regent’s Canal. The scheme proposes demolition of the temporary market stalls and shopfront extensions on Chalk Farm Road, with comprehensive redevelopment comprising two five storey buildings (Building A) linked by a series of staircases to provide a space for flexible retail/market units, and incorporating the adjacent arches to the north (known as South Arches). An enclosed restaurant would be located at roof level, within a pavilion enclosed by glass. The existing buildings at 1-6 Chalk Farm Road would be refurbished and used for retail purposes. 13 Area B, fronts Hawley Road to the north of the viaduct, where residential and education uses are proposed. On the western part of the site, to the east of Torbay Street, two residential blocks of three and nine storeys are proposed, to contain 45 residential units, together with reception areas, cycle and refuse storage (Buildings W and X). Two parking bays are proposed, fronting Hawley Road. An outline planning application has been submitted for a one form of entry primary school (210 pupils) and nursery (26 pupils) on the western part of the site, which would include the retained 1 Hawley Road and construction of a new building of approximately 15 metres in height (Buildings S1 and S2) . One parking space is proposed for the school. 14 Area C proposes a new mixed-use quarter fronting Castlehaven Road between the two railway lines. It would contain two buildings, of seven and nine storeys (Buildings C1 and C2). A shared double height basement is proposed, which would contain an art house cinema complex (for 180 patrons), together with an energy centre, 16 parking spaces accessed by car lift, cycle parking and storage space. At ground floor level, retail floor space is proposed for building C1 and double height employment space in building C2. Residential uses are proposed at upper floor level of these buildings (51 residential units in each). The main pedestrian route through the site runs between Building C2 and the North Arches, which would be refurbished to contain light industrial uses over two levels. The site excludes the Hawley Arms, which is adjacent to Building C1. 15 Area D is located to the east of the site, between the canal towpath and the railway viaduct and to the west of Kentish Town Road. A part five/part six storey building with basement (Building D) is proposed, with cafe and business space at ground floor level and 37 residential units above, along with industrial uses in the arches. 16 In summary, the scheme would contain approximately 50,000 sq.m of floor space made up of the following uses: Retail, restaurant, cafe/takeaway: 9,619 sq.m. in building A, South Arches and Chalk Farm Road, and a cafe in Building D. Employment/commercial: 9,146 sq.m. in Building C2, the North Arches, the East Arches and Building D. Leisure: three screen art house cinemas totalling 3,471 sq.m. in double basement serving Buildings C1 and C2. Education: 1,931 sq.m. in 1 Hawley Road and adjoining site S1 and S2.
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