08 Kentish Town Area
81 Policy KT1 – Kentish Town Area
8.1 The area to the west and north-west of Kentish Town Station is identified as a key development area for the borough. The southern part is focused around the Regis Road Growth Area, designated in the Camden Local Plan, while the northern part is predominantly covered by the borough’s designated Industry Area. The area is bordered by the communities of Kentish Town, Dartmouth Park and Gospel Oak, with Hampstead Heath lying to the north. The south eastern part of the area falls within the Kentish Town town
Kentish Town Area Town Kentish centre.
8.2 Much of the Kentish Town KT3 area is occupied by industrial and warehousing uses, largely at low KT7 KT6 densities, with significant amounts of car parking and presents a significant opportunity for intensification and diversification to create a vibrant Holborn and Covent Garden and Covent Holborn new neighbourhood with a mix of employment, housing and community uses alongside new open spaces. The area is currently cut off from its KT5 surroundings and redevelopment provides the opportunity to improve KT2 connections with adjacent areas and communities and across the site.
8.3 The Kentish Town Area is also covered by two Neighbourhood KT4 Areas for which local communities have prepared neighbourhood plans. Broadly, the southern part of the area falls within the Kentish Town neighbourhood area, while the northern part lies within the Figure 8.1: Kentish Town Area Dartmouth Park neighbourhood area. Policy KT1 Development proposals for specific sites within the Kentish Town Area must also The Kentish Town area has the potential to become a new neighbourhood accord with the relevant individual site allocation below. that provides a mix of uses, including industry and other employment uses; significant provision of permanent self-contained homes; community facilities; Development proposals on non-allocated sites within the area should contribute cultural and leisure uses; and open space, creating an exemplar sustainable, to the principles set out above where these are relevant to the development and employment-led mixed-use area that is fully connected to, and integrated into, commensurate with its nature and scale. surrounding communities. 8.4 The Council is preparing a and small and medium enterprises to To enable the area to fully realise its potential, development within the area Kentish Town Planning Framework expand the existing cluster of creative, must: to provide further detailed guidance cultural and technology industries in a. Include higher density provision of industry, logistics and other employment on the redevelopment of the area, the surrounding areas, and provide uses, providing space for, and a significant increase in jobs in, identified consistent with this allocation. a significant amount of affordable growth sectors, small and medium enterprises and start-ups, and for Development proposals should be workspaces. Uses in other growth businesses supporting London’s Central Activity Zone (CAZ) and the local informed by the framework, which sectors such as the knowledge economy will be a material consideration in the economy may also be suitable. assessment of planning applications Development should maintain the b. Retain existing businesses as far as possible, in particular industrial and for sites in the area. area’s existing industrial employment warehouse/logistic uses that support the functioning of the CAZ or local character. While provision of some economy 8.5 Proposals for this site will be office space may be considered c. Provide a substantial number of new permanent self-contained homes, considered having regard to Policy appropriate, this should be of a including genuinely affordable housing and a significant proportion of KT1, any other relevant policies in relatively small scale that does not homes for families this Site Allocations Local Plan, all alter the character of the area. Large floorplate ‘corporate’ offices are d. Ensure the successful co-location of uses through innovative design relevant development plan policies unlikely to be considered suitable. approaches and ensure non-employment uses do not compromise the and any other relevant material operation of businesses considerations. e. Adopt sustainable transport practices, facilitating active means of travel 8.6 Redevelopment within the and minimising the need for vehicle access Kentish Town area provides an f. Create attractive and safe pedestrian and cycling routes through, and into, exciting opportunity to transform an the area, significantly improving connections with surrounding communities area that is largely characterised by low density employment uses g. Be of high-quality design that respects its context and celebrates local and disconnected from surrounding heritage assets, producing an area with a rich and varied character communities, to make more efficient h. Create a high-quality public realm which includes significant provision of use of Camden’s limited land and welcoming and safe parks and open spaces for play and social interaction deliver substantial benefits to the local area and the whole borough. i. Contribute to the creation of a neighbourhood that is exemplary in terms of sustainability, with the aspiration to be zero carbon 8.7 Comprehensive j. Take account of designated and local views, including the view from redevelopment of the area must Hampstead Heath and the view of Hampstead Health/ Parliament Hill from include higher density industrial Kentish Town railway bridge provision (in use classes B1c, B2, B8 k. Be designed to facilitate, and link to, any future development of adjacent and Sui Generis of a similar nature). sites and deliver new infrastructure It should provide space for start-ups 83 Kentish Town Area 8.10 8.9 8.8 homes, and the area is considered considered is area the and homes, self-build density high for provision and co-housing, people, older for homes include could delivered housing community. The sustainable of amixed and creation the ensure to provided be should families, for of larger homes suitable proportion asubstantial including of homes, communities. neighbouring connecting area, the into through and improved access greatly and spaces, open and green new housing, of affordable provision substantial including of new homes, number deliver alarge can area The encouraged. are uses, co-locating or and/ asstacking achieve such this, to innovativeand solutions design neighbourhood, a new mixed-use of aspart successfully operate can uses other and provision employment that must ensure schemes wards. adjoining and area local the in those particularly residents, Camden for opportunities job and apprenticeship training, secures that strategy skills and employment ambitious by an supported must be and jobs of additional number a significant Indicative housing capacity housing Indicative (ha) area Site Name Area
A variety of types and sizes sizes and of types A variety of development design The provide will Development 2,000 additional homes homes additional 2,000 30ha Kentish Town Area 8.12 8.11 8.13 and constrained access to the area, area, to the access constrained and network road surrounding the on cycling.walking and prioritises and Park, Dartmouth Town and Oak Gospel centre, town surroundings, including Kentish its with to all, connects accessible is that aplace towards creating to contribute area development the in require therefore will Council The communities. neighbouring the between asabarrier acts and surroundings its from area the off cuts This points. access hidden, of, often number small the and railway lines by restricted significantly are sites, development main its particular in through Kentish the Town and Area, Crescent. Queens and at Kentish Town inparticular centres, of, existing viability and vitality the to harm cause or with, not compete and complement, would component drink and any food that and retail demonstrate should Applications use) as theatre encouraged. are in existing offer Kentish Town (such the complement would that facilities housing. innovative of new for suitable forms
New cultural and leisure leisure and cultural New Given existing pressures existing pressures Given in, Movements and out 8.14 design that supports healthy lifestyles. healthy lifestyles. supports that design and movements congestion, and improved quality, air vehicle reduced standards, environmental highest the with neighbourhood a ‘zero emission’ to be area the for Council’s ambition of sustainability. terms in The development exemplary an to create Kentish Town opportunity an is Area towards lighter industry. be weighted should floorspace industrial likely additional that movements. therefore is It vehicle frequency high or lorries articulated large requiring those especially uses, commercial and of industrial type and proportion givenbe to the must consideration Particular roads. local and uses sensitive nearby junctions, on impact their consider must carefully development schemes
Redevelopment within the the Redevelopment within 8.15 servicing. and deliveries for cycles or vehicles electric using and needs, servicing and operational to essential parking aslimiting such practices, servicing and transport to sustainable adopt required be will sites redeveloped on staying those and area into the moving Businesses corridors. cycling Town ‘primary’ Road asproposed Kentish Road and Road, Fortess Highgate Plan identifies Action Cycling TheCouncil’s project. Streets’ to deliver a‘Healthy location priority Transport asa Camden Strategy Town the in identified is area surroundings. Kentish wider The its and area the within transport active and towards sustainable
Development must contribute mustDevelopment contribute 8.16 This allocation contributes to come forward for comprehensive to, and is consistent with, the redevelopment - the designated implementation of the good growth Regis Road growth area and the approach set out in the emerging Murphy site. These should be London Plan in particular: comprehensively masterplanned to ensure that redevelopment across • Policy GG2 Making the the sites is fully co-ordinated and best use of land, which promotes opportunities are optimised, in terms proposals to intensify the use of of the quantum of development, the land to support additional homes provision of new homes, jobs, open and workspaces, promoting higher space and public realm, routes and density development, particularly connections, community facilities, on sites that are well-connected by and necessary infrastructure. public transport, walking and cycling, Development at these locations applying a design–led approach; must be consistent with Policy KT1 above and the relevant site • Policy GG4 Delivering the specific allocation (Policies KT2 homes Londoners need, which seeks and KT3). Site allocations for other to ensure that more homes are potential development sites within the delivered and the creation of mixed Kentish Town area set out how the and inclusive communities. redevelopment must take into account Policy KT1. Question box 8.17 The Kentish Town Neighbourhood Plan identifies 8.19 Given the size of the area Q67. Do you support Policy KT1? If not, what changes are needed and part of the area as a ‘Potential and the range of development sites, why? Development Area’ recognising the comprehensive redevelopment may Q68. What do you think the infrastructure priorities should be for this potential of the area for mixed-use take many years. Proposals must area allocation and why? development, while retaining, and be therefore be designed as part of where possible increasing, the level of a comprehensively masterplanned Q69. Is the boundary shown in Figure 8.1 appropriate in the context of industrial floorspace and employment scheme and facilitate the future Policy KT1? If not, what changes are needed and why? opportunities. It notes that housing redevelopment of neighbouring is badly needed in Kentish Town sites consistent with this Site Q70. Are there any other key sites which should be referred to in Figure and mixed-use development would Allocations Plan and the Kentish 8.1? If yes, please include additional information about the site. If it is a benefit the neighbourhood area and Town Planning Framework in site which has been discounted by the authority during the assessment London as a whole. The Dartmouth terms of, for example, the location, process please state the site reference and name. If the site is a new site Park Neighbourhood Plan identifies design and use of buildings and please state the site address, a clear description of the type and scale of its part of the Murphy site (site xx) routes, and accommodating the development that you believe could be accommodated on the site, and if as providing an opportunity for relocation of businesses or functions possible attach a site plan. development for a mix of residential within the area. The Council will and business/employment units to resist piecemeal proposals for enhance the area. individual sites and schemes that could prejudice comprehensive redevelopment or the delivery of any 8.18 The Kentish Town area of its ambitions for the area. 85 contains two principal sites expected Kentish Town Area 8.23 8.22 8.21 8.20 Policy KT2-Regis Road Growth Area additional jobs. jobs. additional significant providing site and on sectors and premises of business range the use, employment increasing intensify to opportunity the provides area the of redevelopment comprehensive the and low relatively are area the pound. car the and Reuse Centre and Recycling Road Regis the own who Council the include landowners fragmented, and is area in the Landownership parking. and by of yard areas space surrounded storey single site are sheds the on Zone. Many buildings Activities Central of London’s operation the support to Camden’s some and economy contribution Road make important an Regis on Businesses businesses. and manufacturing other logistics, with units, of commercial number vehicles. for area of out the and in Kentish Townwith way only the Road is junction the Currently them. between movement for not allow does and areas of Kentishrest Town surrounding and the from off cut largely is area The York Kentish Town behind Mews Road. by east to Road the and Holmes along by of properties rear south the to the west by and railway lines, north to the KT1Policy above. Kentish Town the for asset in out area aspirations Council’s ambitious of the akeyRoad is achievement site the in Regis presents, it of opportunity scale
Employment densities within within Employment densities to a home currently is It Road bound site Regis is The the and location of its terms In Figure 8.2: Regis Road Growth Area Area Road Regis Growth 8.2: Figure Policy KT2 8.24 Proposals for this site will be 8.26 High density employment considered having regard to Policy provision at Regis Road should The Regis Road Growth Area is allocated for comprehensive employment- KT2, any other relevant policies in include a mix of light industrial, led redevelopment that provides a mix of uses, including industry, logistics, this Site Allocations Local Plan, all industrial and storage / warehouse / and other employment uses, permanent self-contained homes, open space, relevant development plan policies logistics uses (in use classes B1c, B2, and community facilities. and any other relevant material B8 and sui generis uses of a similar considerations. nature) and a significant element of Development must be in accordance with Policy KT1 - Kentish Town Area, affordable workspace. and in addition must: 8.25 The Camden Local Plan identifies Regis Road as a growth 8.27 The Kentish Town a. Reprovide or intensify industrial uses through efficient design allowing co- area for comprehensive employment- Neighbourhood Plan recognises the location with housing and other Proposed uses led mixed-use development. potential of the Regis Road sites for b. Provide for other high density employment uses reflecting existing local Redevelopment of the site will mixed-use development. It notes business clusters and Camden’s growth sectors allow new and existing businesses that the site is currently underused to thrive alongside significant and states that the intensification c. Improve the link between Regis Road and Kentish Town Road, physically numbers of homes and new open of the site through mixed-use and visually, better integrating the area with Kentish Town spaces in an attractive mixed-use development, including housing, d. Provide an attractive and clear east-west route connecting Kentish Town area, successfully connected to its industry, offices, start-ups, and Road with Gospel Oak surroundings, bringing benefits to other uses, is supported by the local Kentish Town and the wider area. community subject to consideration e. Provide connections between Regis Road and Holmes Road against relevant policies. The Plan f. Facilitate a new north-south pedestrian and cycle route from Kentish Town sets out general development criteria West to Highgate Road which passes through the site and ensure uses expected to apply to proposals for along the route reflect the area’s industrial and railway heritage and make development within the Regis Road use of the railway viaduct site, subject to viability. g. Provide for a pedestrian and cycling link across the railway line to the Murphy site h. Ensure the site is designed to minimise vehicle movements and parking i. Provide substantial new public open spaces and look to provide a new public square as a focus for the area and community activity j. Retain or re-provide the Regis Road Recycling and Reuse Centre k. Facilitate and allow links to any future development of adjacent sites, in particular the Murphy site Applications submitted in advance of the comprehensive redevelopment of the area that would prejudice the delivery of a comprehensive scheme or the aspirations for the area will not be permitted.
87 8.32 The comprehensive Site address Industrial estate around Regis Road 8.33 Any development schemes redevelopment of the scale necessary that come forward before the area at Regis Road is likely to take some is comprehensively redeveloped Site area (ha) 7.4ha time. Prior to this, the Council aims to must not prejudice the achievement Proposed uses Industry / employment; housing; community ensure that the area continues to be of future aspirations for Regis Road. uses; open space a functioning employment area. We Further detail on the Council’s may consider employment-focussed Indicative housing capacity 1,000 additional homes approach to applications submitted in temporary (“meanwhile” uses) during advance of the redevelopment of the the construction of the comprehensive whole area is set out in the Kentish scheme to ensure productive use of 8.28 The redevelopment of Regis e.g. through the railway arches, to Town Planning Framework. otherwise unused land in a way that Road should, where possible, retain substantially improve connections to is beneficial to the area and local existing businesses that wish to stay the surrounding area and adjacent communities. on the site, and in particular industrial communities, in particular to Gospel and warehouse uses that support Oak and Holmes Road. It should also the functioning of the CAZ or local provide new attractive and safe east- economy. The developer will therefore west and north-south pedestrian and need to work with existing businesses cycle routes through the area. Kentish Town Area Town Kentish to understand their requirements, ambitions and potential for reprovision 8.31 Development proposals or relocation. A business retention / should be informed by the Council’s relocation strategy must be provided Kentish Town Planning Framework, as part of the planning application for which will be a material consideration the site. in the assessment of any planning applications for the site. Proposals 8.29 In accordance with the should be progressed through a Camden Local Plan and the North masterplan process, informed by the London Waste Plan, development Kentish Town Planning Framework. must safeguard the existing Council Proposals must be designed to be Recycling and Reuse Centre. The compatible with, and facilitate, the facility must be reprovided on site redevelopment of neighbouring sites unless a suitable compensatory site and in particular the Murphy site, in is provided elsewhere that replaces line with the comprehensive approach the maximum throughput achievable to the area set out in Policy KT01. at the current site and ensures the continuous availability of the service.
8.30 The junction with Kentish Question box Town Road provides the only access point into Regis Road and movement Q71. Do you support Policy KT2? If not, what changes are needed and why? through the site between surrounding neighbourhoods is restricted. Q72. Is the boundary shown in Figure 8.2 appropriate in the context of Policy Development must therefore seek KT2? If not, what changes are needed and why? to create additional access points, Policy KT3 - Murphy Site 8.37 Part of the site lies within 8.34 This site is predominantly Site address J.Murphy & Sons Limited, Highgate Road owned and occupied by the Murphy the Dartmouth Park neighbourhood group, with some land in Network Rail area and part lies within the Kentish ownership. It is characterised by Town neighbourhood area. The site Site area (ha) 6.7ha low intensity industrial use, open yard is identified in the Kentish Town Proposed uses Industry / employment; housing; community space and vehicle parking, with some Neighbourhood Plan as within the uses; open space office use within former locomotive Kentish Town Potential Development Indicative housing capacity 750 additional homes sheds. It is bounded by railway lines Area. The Plan supports the mixed- to the north, west and south and has use redevelopment of the site for restricted access. Murphy are moving housing, business and industrial uses. some functions away from the site, The Dartmouth Park Neighbourhood although their national headquarter Plan sets out the Forum’s aspirations office will remain. for any development of the site.
8.35 The Murphy site forms part of the Kentish Town Industry Area identified in the Camden Local Plan. The Plan states that the Council will retain the Kentish Town Industry Area for industrial and warehousing uses by resisting any proposals that would lead to the loss of sites in Use Classes B1(b), B1(c), B2 and B8 (i.e. research and development, light industry, general industry and storage / distribution) and sui generis uses of a similar nature
8.36 The Local Plan recognises that part of the Industry Area (i.e. the Murphy site) is in low density employment use. It states that the Council will consider higher intensity redevelopment proposals for employment uses, and that the inclusion of other proposed uses, such as housing, affordable housing and open space, could form part of development proposals provided that they would not prejudice the successful operation of businesses in 89 the area. Figure 8.3: Murphy Site Kentish Town Area aspirations for the area will not be permitted. permitted. not be will area the for aspirations the or scheme of acomprehensive delivery the prejudice would that area the of redevelopment comprehensive of the advance in submitted Applications h. g. f. e. d. c. b. a. must: addition in KT1 Policy -Kentish with Town and accordance in mustDevelopment be Area, facilities. community space, homes, open andemployment uses, permanentself-contained other and industry including of uses amix provides that redevelopment employment-led comprehensive for allocated site is Murphy The
Policy KT3
particular the Regis Road site. Regis the particular Facilitate links allow to and in any sites, development of adjacent future space open new public substantial Provide movements parking and vehicle to minimise designed siteEnsure is the Road site Regis railway to line the the across link cycling and towards apedestrian contribute and facilitate or Provide site the through Road passing to Highgate Kentish Town from route cycle and pedestrian Facilitate anew north-south Kentish Town Road site and the between access of cantilevered provision the including Heath, Kentish Town between Hampstead and connection anewProvide green uses proposed other with and housing amount of asignificant with uses employment of co-location and allow to intensification design efficient Use Camden’s sectors and growth clusters business local existing reflecting uses employment density high other for provide capacity, and warehousing and storage of industrial, loss, atoverall no or toleast deliver an increase, net provision industrial Intensify 8.38 8.40 8.39 considerations. anyand relevant other material relevant development policies plan Plan, all Local Allocations Site this in any relevant other policies KT3, to Policy having regard considered redevelopment of the Murphy site to Murphy ofredevelopment the comprehensive the for potential workspaces. and homes additional to sites support to intensify proposals promotes of use land, which best the Making GG2 Policy growth’ ‘good and E7, Plan policy London with consistent is KT3 Policy Allocations Site not compromised. are Site Industrial Non-Designated or LSIS of the parts surrounding in activities related and industrial the that and servicing, for of yard space provision appropriate with floorspace, warehousing and storage of industrial, terms in capacity overall of at no least or net loss, deliverincrease, an to intensified are uses industrial that must ensure E, this C). E7 criterion policy Under (criterion infrastructure as social such uses, other and housing with and/or co-located capacity industrial additional provide to intensified be of could LSIS parts in functions related and industrial logistics, certain whether consider and proactive be development should plans borough’s substitution, and location co- intensification, E7 Industrial emerging London Plan policy Plan. Under London of the terms Site (LSIS) Industrial in Significant aLocally to be considered is Area Proposals for this site will be be site will this for Proposals The Council recognises the the recognises Council The Kentish TownThe Industrial 8.42 8.41 and London Plan policy. London and Camden with accordance in space adequate yard retain and space industrial quantum of replacement must deliver asuitable Proposals floorspace. employment other and industrial to increase opportunity plans. neighbourhood two asset inthe out aspirations community not reflect would and residents, local and borough the area, the deliver for would scheme use mixed- that a benefits significant the not maximise would asit approach Council’s preferred not the is this Plan. However, London Plan and Local Camden the with accordance nature)of asimilar in be would uses sui generis and B2 B8 and B1 (in classes use uses (b), B1(c), warehousing and industrial solely for scheme redevelopment density site, of the ahigher designation areas. surrounding to connections site and the across in, to and improvements to access deliver Redevelopment also will continued operation of businesses. the with consistent uses, community and space open of homes, number of asubstantial introduction the other employment uses alongside and of industrial intensification significant for opportunity the taking area, new mixed-use avibrant create
Redevelopment provides the the Redevelopment provides existing industrial the Given 8.43 Intensification of employment provided (‘Makers Lane’). uses should provide high-quality, modern, flexible employment 8.45 As access to the site is spaces, and significantly increase constrained, any redevelopment the number of jobs on the site. New proposals must fully assess the employment space should contribute transport implications and reflect to the continued success of existing this in the type of employment business clusters, including light uses provided on site. A transport manufacturing and the creative and strategy to mitigate these site specific knowledge sectors, and maintain, constraints should be developed, and and where possible expand, the should explore new access points, area’s role in providing for businesses freight consolidation, servicing, and supporting London’s Central Activities limiting traffic. Proposals should Zone (CAZ). The provision of a ensure that conflict between servicing significant element of affordable traffic and public areas is minimised, workspace will also be expected. with separation as far as possible. The level of provision of new office floorspace should avoid changing the the redevelopment scheme and the neighbouring sites and in particular 8.46 The Kentish Town materials used should be informed by Regis Road, in line with the character of the employment offer on Neighbourhood Plans identifies a this designated industrial site. the history of the site. comprehensive approach to the area view towards Parliament Hill from set out in Policy KT01. the area adjacent to Kentish Town 8.48 Development proposals 8.44 The Murphy site is cut off from Station to be maintained, as far as should be informed by the Council’s 8.50 The Council may consider surrounding areas by railway lines possible, for future generations. This Kentish Town Planning Framework, employment-focussed temporary on three sides and limited access passes across the Murphy site, which which will be a material consideration (“meanwhile” uses) to ensure points. Redevelopment provides is partially within the designated in the assessment of any planning productive use of land awaiting the opportunity to significantly Kentish Town neighbourhood area applications the site. redevelopment in a way that is improve access into the site and and partially in the Dartmouth Park beneficial to the area and local connections to neighbouring neighbourhood area. The Dartmouth communities. The Council will communities. Development must Park Neighbourhood Plan expects the 8.49 Proposals for the Murphy resist piecemeal redevelopment include a new green corridor linking view to be respected in accordance site should be progressed through a proposals which could prejudice the Kentish Town Road and Hampstead with the Kentish Town Neighbourhood masterplan process, informed by the comprehensive redevelopment of Heath (‘Heath line’) to form the key Plan. Development proposals must Kentish Town Planning Framework, the area or the delivery of any of its pedestrian priority route through the therefore show how they have taken in close consultation with the Council ambitions for the site. site. This must include a connection account of the community’s desire to and the GLA. Proposals must be cantilevered over the railway line protect this important local view. designed to be compatible with, between the site and the railway and facilitate, the redevelopment of bridge on Kentish Town Road. The 8.47 The site is a former goods Question box route should be accessible to all with railway yard with origins in the a green and attractive character, mid-19th century and contains Q73. Do you support Policy KT3? If not, what changes are needed and why? enhancing biodiversity. A new route three locomotive sheds which are between employment premises on locally listed. The Council strongly Q74. Is the boundary shown in Figure 8.3 appropriate in the context of Policy Highgate Road and Kentish Town encourages retaining and reusing the West that connects the area’s KT3? If not, what changes are needed and why? locally listed sheds as a key feature 91 business communities should also be of the redevelopment. The design of Policy KT4 - Kentish Town Police Station
8.51 This site contains a listed efficient use of parts of the site, such Victorian police station with a more as the vacant / underused section modern building attached and a house and yard / parking space, seven storey police section house. It which could involve introducing other also includes a yard, vehicle parking uses such as housing, employment and some small-scale structures. and / or community uses. The The site fronts on to Holmes Road but introduction of other uses must has vehicular access to Regis Road ensure that the continued provision at the rear. of a police service on the site is not compromised. 8.52 The Metropolitan Police Service Business Plan sets out the 8.55 Although there is access to Metropolitan Police’s aim to enhance both Holmes Road and Regis Road the efficiency of its buildings to from this site, there is no current increase productivity and maximise direct public access between the two Kentish Town Area Town Kentish the value of its assets. Kentish roads. Development on this site will Figure 8.4: Kentish Town Police Station Town Police Station is not one of the therefore be expected to take the locations identified for disposal as opportunity to provide a safe and part of the reduction in the size of the attractive pedestrian and cycle route Policy KT4 Police estate. However, there is an between Holmes Road and Regis The Kentish Town Police Station site is allocated for continued use for police opportunity to make more efficient Road. facilities or mixed-use redevelopment for police facilities and permanent self- use of the site. contained homes. Community uses and small-scale employment uses may 8.56 Any development on this also be suitable at this location. Development must: 8.53 Proposals for this site will be site should take account of, and a. Consider the operational needs of the Metropolitan Police Service considered having regard to Policy ideally be planned alongside, the KT4, any other relevant policies in redevelopment of the adjacent Regis b. Be designed to address both Holmes Road and Regis Road and seek to this Site Allocations Local Plan, all Road Growth Area. Opportunities to provide pedestrian and cycle access between them relevant development plan policies coordinate the development of this c. Preserve the listed police station building and not harm its setting and any other relevant material site with the development of adjacent considerations. sites to maximise potential should be d. Take account of the redevelopment of the Regis Road Growth Area and explored. any development of adjacent sites 8.54 Although this site is planned e. Be in accordance with criteria d) - i) and k) of Policy KT1 - Kentish Town to be retained for police facilities, Area. there is potential to make more Question box Site address Kentish Town Police Station, 10-12A Holmes Rd Site area (ha) 0.4ha Q75. Do you support Policy KT4? If not, what changes are needed and why?
Proposed uses Police facilities; self-contained homes Q76. Is the boundary shown in Figure 8.4 appropriate in the context of Policy Indicative housing capacity 80 additional homes KT4? If not, what changes are needed and why? Policy KT5 - 369-377 Kentish Town Road (‘Car wash site’) 8.57 369-377 Kentish Town Road (often known as the ‘car wash Policy KT5 site’) is a prominent corner site at 369-377 Kentish Town Road is allocated for permanent self-contained the northern end of Kentish Town homes with retail / restaurant. Development must: Road next to the railway bridge. It is currently occupied by yard space and a. Contribute towards the widening of the adjacent pavement and the single storey buildings and in use as a relocation of the bus shelter, consistent with aspirations for a new Kentish car wash. Its development can make Town Square more efficient use of the site, visually improve the area and help to facilitate b. Be of high-quality design reflecting its prominent position movement through the Kentish Town c. Facilitate links to any future development of the Murphy site area and access to the Murphy site.
8.58 In August 2019 the Council Site address 369-377 Kentish Town Road determined to grant planning permission, subject to the signing Site area (ha) 0.34ha of a s106 legal agreement, for the Proposed uses Self-contained homes; retail/restaurant redevelopment of the site for a six/ seven storey building to provide 14 Figure 8.5: ‘Car wash site’ Indicative housing capacity 14 additional homes flats, retail or restaurant at ground floor and basement levels, with a of 369-377 Kentish Town Road must widened pavement on Kentish Town be designed to enable the future of listed buildings nearby, including Town Road which supports its mixed- Road. delivery of this route as necessary, for the Assembly House public house to use redevelopment combined with example a walkway cantilevered over the south on the other side of Kentish the widening of the pavement in the adjacent railway cutting. Town Road. The site is also within front of the site and the relocation 8.59 Proposals for this site will be the strategic viewing corridor from of the bus shelter. The widening of considered having regard to Policy Kenwood to St Paul’s Cathedral. The the pavement in front of the sites is KT5, any other relevant policies in 8.61 A bus shelter is currently Council will expect the development identified in the Plan as contributing to this Site Allocations Local Plan, all located in front of the site but the design to take account of this context meeting the Neighbourhood Forum’s relevant development plan policies pavement is too narrow to allow for and the site’s prominent position. aspirations for a Kentish Town and any other relevant material passengers to wait for buses and Square. considerations. Given the specific pedestrians to easily and safely nature of the site and its future uses, pass. The redevelopment of the site 8.63 The Kentish Town proposals for the development of should therefore contribute towards Neighbourhood Plan contains a site this site will not be assessed against the widening of the pavement and specific policy for 369-377 Kentish Policy KT1 - Kentish Town Area. the relocation of the bus shelter to improve passenger and pedestrian Question box safety. 8.60 The Council’s aspirations for the Kentish Town area include the Q77. Do you support Policy KT5? If not, what changes are needed and why? provision of an attractive pedestrian 8.62 The site has a prominent Q78. Is the boundary shown in Figure 8.5 appropriate in the context of Policy and cycle route to link Kentish Town location on Kentish Town Road adjacent to the railway bridge. The KT5? If not, what changes are needed and why? Station to Hampstead Heath through 93 the Murphy site. The redevelopment Kentish Town Conservation Area lies to the east and there are a number Policy KT6 - Kentish Town Fire Station Policy KT6
8.64 This site lies to the north of 8.67 Should the existing fire station Kentish Town Fire Station is allocated for mixed-use redevelopment Kentish Town’s town centre and is be declared surplus to operational incorporating a reprovided fire station and permanent self-contained homes. occupied by the operational Kentish needs of the London Fire Brigade, Student accommodation would also be considered suitable at this location. Town Fire Station owned by the with the service being provided at Development must: London Fire and Emergency Planning another location, the site should a. Be designed to ensure that potential conflicts between the uses on the site Authority (LFEPA). The LFEPA’s be assessed for suitability for an and between the site and surrounding properties are minimised Asset Management Plan rates the alternative community use. Where it site as having poor functionality and can be demonstrated to the Council’s b. Not cause harm to the amenity and quality of life of the occupants of being in poor condition, listing it as a satisfaction there is no reasonable nearby properties or housing provided as part of the development priority site for improvement through prospect of alternative community c. Retain existing trees and take opportunities to incorporate soft landscaping redevelopment rather than relocation. use as part of a mixed-use scheme, the Council’s preferred alternative is 8.65 Proposals for this site will be development for housing including considered having regard to Policy affordable homes. The provision of KT6, any other relevant policies in student accommodation on the site
Kentish Town Area Town Kentish this Site Allocations Local Plan, all may also be considered acceptable. relevant development plan policies and any other relevant material 8.68 Development must ensure Question box considerations. Given its location to that the noise and disturbance that the east of Highgate Road and the can be caused by an operational fire Q79. Do you support Policy KT6? specific requirements generated by station does not cause unacceptable If not, what changes are needed use as a fire station, proposals for harm to the amenity or quality of life and why? the development of this site will not of the occupants of new homes on be assessed against Policy KT1 - the site or nearby properties. A noise Q80. Is the boundary shown Kentish Town Area. assessment and proposed mitigation in Figure 8.6 appropriate in the measures should therefore be context of Policy KT6? If not, 8.66 This site provides an submitted at the planning application what changes are needed and opportunity to deliver a replacement stage. why? fire station to better meet the ongoing needs of the London Fire Brigade and 8.69 Redevelopment should introduce housing as an additional take the opportunity to improve use to make more effective use of the relationship of the site with its the site. Mixed-use development surroundings at Highgate Road, Figure 8.6: Kentish Town Fire Station involving an operational fire station Fortess Road and Fortess Walk and housing accommodation has and provide suitable planting and Site address Kentish Town Fire Station, 20 Highgate Rd taken place elsewhere in London. landscaping. It must also consider Site area (ha) 0.24ha However, the incorporation of housing the setting of the listed Christ as part of a mixed-use scheme must Apostolic Church opposite. Proposed uses Fire station; self-contained homes not compromise operation of fire station. Indicative housing capacity 35 additional homes Policy KT7 - Highgate Centre, Highgate Road Policy KT7
The Highgate Centre is allocated for permanent self-contained homes including assisted living accommodation. Development must: a. Provide suitable amenity to new residents, including the incorporation of noise mitigation measures b. Contribute to improvements to the public realm, access to the Greenwood Centre, and the pedestrian environment within and around the site c. Enhance the setting of the adjacent listed Christ Apostolic Church and neighbouring locally listed buildings d. Provide an active frontage on Highgate Road
Site address Highgate Centre, 19-37 Highgate Rd Site area (ha) 0.11ha Proposed uses Housing; community use / cafe Figure 8.7: Highgate Centre Indicative housing capacity 50 additional homes
8.70 This site consists of the 8.72 A planning permission 8.73 There is a separate 8.74 The permission also Council-owned Highgate Centre covering the Highgate Centre and unimplemented planning permission includes the creation of a pedestrian at 19-37 Highgate Road. The Greenwood Centre has been partially for the redevelopment of the Highgate walkway linking Highgate Road with community/healthcare service implemented with the construction Centre and the adjacent AA Storage Greenwood Place. previously provided in the Centre has of the new Greenwood Centre. The premises for two buildings (8 and 7 been relocated to the Greenwood Highgate Centre element of the storeys) containing: Centre for Independent Living located permission has not been built but can nearby. be implemented at any stage without • 4,360m² of warehousing / self- a new permission. This consists of a storage • 1,798m² of office 8.71 The western part of the site 7-storey building with 42 housing units • 60 self-contained housing flats lies within the designated Industry and 100m² of social enterprise space - 52 market and 8 social rented Area and is identified in the Kentish in flexible retail, restaurant/café, office (assisted living) Town Neighbourhood Plan as or community use. Subsequently, • 95m² of community cafe space within the Kentish Town Potential space for community use / social (A3), which would link with the Development Area. The site lies enterprise use was provided as part of Greenwood Centre to provide within the Strategic Viewing Corridor the Greenwood Centre. training and employment for the protected view from Kenwood experience. to St Paul’s Cathedral.
95 8.75 Should the previously 8.77 Development schemes permitted schemes for the Highgate should take into account the Centre site not be implemented potential of neighbouring uses, in / completed, any alternative or particular industrial use, the Forum subsequent scheme should look to music venue and nearby roads and deliver a similar range of benefits to railways, to cause noise disturbance the site and the area. Any proposal to future occupiers. In line with the will be considered having regard to agent of change principle, the party Policy KT7, any other relevant policies responsible for a change should also in this Site Allocations Local Plan, all be responsible for managing the impact relevant development plan policies of that change, proposals must include and any other relevant material noise mitigation measures to ensure considerations. that the ability of existing premises to operate effectively is not adversely 8.76 Housing provision should be affected with the applicant of any informed by the previous permissions, scheme responsible for any mitigation and include affordable housing and costs.
Kentish Town Area Town Kentish provision of assisted living flats, created for the specific needs of 8.78 Redevelopment of the site the end user, to be operated by provides an opportunity to improve the the Council in association with the poor environment, landscaping and Greenwood Centre for Independent access within and around the site and Living. must contribute towards improving access to the Greenwood Centre on Greenwood Place.
Question box
Q81. Do you support Policy KT7? If not, what changes are needed and why?
Q82. Is the boundary shown in Figure 8.7 appropriate in the context of Policy KT7? If not, what changes are needed and why?