LLDC Hackney Wick Central Masterplan

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Hackney Wick Central Masterplan

Sarah Birt, Planning Development Manager 25th April 2017 Site Location Site Context Plan

Application Site

25 October 2016 © Queen Elizabeth Olympic Park 3 Site Location Plan

25 April 2017 © Queen Elizabeth Olympic Park 4 Historic Context

Hackney Wick Conservation Area Boundary

Fish Island & White Post Lane Conservation Area Boundary

Non-designated heritage assets

Application Site

25 April 2017 © Queen Elizabeth Olympic Park 5 Planning Permissions

• 5 x Approved* Applications; • 2 x Live Planning Applications

* or with resolution for approval

25 April 2017 © Queen Elizabeth Olympic Park 6 Application Description Application Objectives

1. Deliver a new mixed-use Neighbourhood Centre that will support Sub-Area 1 (4,500 new homes); 2. Retain and protect existing low-cost creative workspace in perpetuity; 3. Re-provide existing employment floorspace as new workspace, retail and community facilities; 4. Create new routes and public spaces to improve connectivity and better reveal heritage assets; 5. Enhance Conservation Areas.

8 Application submission

PARAMETER PLANS DEVELOPMENT DESIGN CODES SPECPIFICATION

USE CLASS MAX GIFA MIN GIFA (SQM) (SQM)

A1/A3 600SQM 200SQM (RETAIL/ COMMERCIA)

B1 1,200SQM 1,800SQM (WORKSPACE)

C3 5,000SQM 7,000SQM (RESIDENTIAL)

D2 500SQM 800SQM (COMMUNITY)

• Establishes physical • Controls min and max • Establishes codes for design, parameters for approval floorspace quantum materials, residential and workspace design • Controls building massing • Floorspace established per and heights envelopes development zone • Designed to be easy to understand and apply • Controls distribution of land • Establishes other performance use requirements for development • Increased level of coding zones around heritage assets and for • Establishes limits of tall buildings deviations Proposed Development by Plot Development Specification Framework

• Loss of B2/B8 (17,600sqm); • No loss of low-cost workspace (B1c); • Increase in B1a (+ 17,668sqm); • Net loss of 542sqm employment

25 April 2017 © Queen Elizabeth Olympic Park 10 Low-Cost Creative Workspace Light Industrial Floorspace (B1c)

Existing low cost Proposed low cost Plot affordable affordable workspace

D 0 555 E&F 0 531 L&M 506 0 GH&I 1911 1007 J 0 781 N 2807 3022 Ex05 1122 761 Ex06 2093 1782 Total 8439 8439

• 80% of all B1(c) floorspace to be provided as low-cost workspace, totalling 8,439sqm. • Offered in perpetuity: Head Lease of £8psqft, with linked service charge. • Sequenced deliberately so at no point is there a loss of low-cost workspace. • Design Code –detailed guidance on workspace design.

25 April 2017 © Queen Elizabeth Olympic Park 11 Retained Non-Designated Heritage Assets

25 April 2017 © Queen Elizabeth Olympic Park 12 Non-Designated Heritage Assets for Demolition 14 Queens Yard Spegelstein & Daro Works

Warehouse at Corner of Wallis Road

86 Wallis Road

25 April 2017 © Queen Elizabeth Olympic Park 13 Building Heights

Plot Range of Maximum Above Storeys Ground Level (metres) A 5 19.3 B 5-9 32.6 C 2-5 18.8 D1 4-5 19.3 D2 6 22.3 EF 4-8 31.1 GHI 5-9 31.3 N 4-6 20.0 LM 4-8 28.2 K 5-8 29.3 J 4-6 22.1 Typically 4-6 storeys 5 x Taller Built Elements of 8-9 storeys

25 April 2017 © Queen Elizabeth Olympic Park 14 27 April, 2017 © Queen Elizabeth Olympic Park 15 Plot B 9 storeys

25 April 2017 © Queen Elizabeth Olympic Park 16 Plot EF 8 storeys

25 April 2017 © Queen Elizabeth Olympic Park 17 BEFORE –Plot EF 9 storeys

25 April 2017 © Queen Elizabeth Olympic Park 18 Plot H 9 storeys

25 April 2017 © Queen Elizabeth Olympic Park 19 Plot K 8 storeys

25 April 2017 © Queen Elizabeth Olympic Park 20 BEFORE –Plot K 11 storeys

25 April 2017 © Queen Elizabeth Olympic Park 21 Plot M 8 storeys

25 April 2017 © Queen Elizabeth Olympic Park 22 Sections & Long Elevations d

bb: Wallis Road Elevation

27 April, 2017 © Queen Elizabeth Olympic Park 24 aa: Section through Plots A & B to PDZ 5

cc: Section through Plots EG & GHI to PDZ 5

27 April, 2017 © Queen Elizabeth Olympic Park 25 27 April, 2017 © Queen Elizabeth Olympic Park 26 27 April, 2017 © Queen Elizabeth Olympic Park 27 27 April, 2017 © Queen Elizabeth Olympic Park 28 Residential & Affordable Housing

• 78,931sqm of residential floorspace = approx. 858 homes • 20% affordable housing by habitable room (approx. 171 homes) • RMA stage requires a plot- specific viability appraisal to reach target of 35% • Tenure split 40:60 • Minimum 40% affordable units provided as 3-beds, remainder as 2-beds.

25 April 2017 © Queen Elizabeth Olympic Park 29 Public Realm • Design Code; - Historic Streets; - Passages; - Canal edge; - Yards and courts; - Key places

• 1,047sqm of Linear Open Space • 463sqm of Pocket Parks • 1,522sqm of Small Open Space

Phase 1: 2018-2020 Phase 2: 2019-2022 Phase 3: 2021-2023

STATUTORY CONSULTEES • GLA Stage 1 -Update • LB Tower Hamlets -Update • LB Hackney • Historic England • Environment Agency –Update • TfL -Update

LOCAL RESIDENTS & BUSINESSES • 936 Neighbour Letters, Site Notices, Press Notices & Drop-in Sessions • Summary of Responses

LANDOWNERS • Summary of representations

QUALITY REVIEW PANEL

Assessment, Update Report & Recommendation Assessment

• Strategic Principle of Development – Delivers the key development principles for Site Allocation SA1.1 – In accordance with area priorities for Sub-Area 1 • Managing Transition in the Local Economy – The loss of B2/B8 industrial uses consistent with Local Plan, and is managed sensitively through Relocation Strategies and Relocation Manager; – Policy B.1 and B.2 met. – Retention and protection of low-cost creative workspace strongly supported by stakeholders • Heritage – Extent of demolition assessed to be acceptable; – The limited less than substantial harm identified is justified in context of public benefits generated by proposed development.

• Design Quality – Policy BN.10 met, with proposals at RMA stage to meet BN.10 for detailed design. • Residential Delivery – Affordable housing at 20% in context of low-cost workspace provision considered to be acceptable. Each plot will be maximised at RMA stage. • Environmental Considerations – Assessed to be acceptable and mitigated by condition/s106 • Transport – Assessed to be acceptable and mitigated by condition/s106 • Heads of Terms • Conclusion

• GLA Stage 1 Report • New Representations Received • New/Amended Conditions • Update on s106 Heads of Terms.

25 April 2017 © Queen Elizabeth Olympic Park 38 Recommendation a) APPROVE the application for the reasons given in the report and grant outline consent subject to: 1. Referring the application to the Mayor of London and any direction by the Mayor of London; 2. The satisfactory completion of a legal agreement under s.106 of the Town and Country Planning Act 1990 and other enabling powers to secure the planning obligations set out in the recommended heads of terms which are set out in this report; and 3. The conditions set out in this report. a) AGREE TO DELEGATE AUTHORITY to the Director of Planning Policy and Decisions to: 1. Consider any direction from the Mayor of London and to make any consequential or necessary changes to the recommended conditions and/or recommended heads of terms; 2. Finalise the recommended conditions as set out in this report including such refinements, amendments, additions and/or deletions (including to dovetail with and where appropriate, reinforce, the final planning obligations to be contained in the section 106 legal agreement) as the Director of Planning Policy and Decisions considers reasonably necessary; 3. Finalise the recommended legal agreement under section 106 of the Town and Country Planning Act 1990 and other enabling powers as set out in this report, including refining, adding to, amending and/or deleting the obligations detailed in the heads of terms set out in this report (including to dovetail with and where appropriate, reinforce the final conditions and informatives to be attached to the planning permission) as the Director of Planning Policy and Decisions considers reasonably necessary; and 4. Complete the section 106 legal agreement referred to above and issue the planning permission.