planning report PDU/2678a/01 5 October 2011 City University, Goswell Road and Bastwick Street in the London Borough of Islington planning application no. P111829 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 Demolition of buildings on-site and redevelopment to provide student accommodation (805 rooms), sports centre (3,310 sq.m.), university teaching space (2,526 sq.m.) and associated highways and landscaping in blocks ranging from 6-13 storeys. The applicant The applicant is City University and UKSA City University SARL, and the architect is TP Bennett Strategic issues The principle of redevelopment of this site for improved student accommodation, an improved leisure centre and university related education space is supported. Further information is needed on the nature of the student accommodation, climate change mitigation and adaptation and further information and commitments in relation to transport before it can be said that the proposal is in line with London Plan policy. Recommendation That Islington Council be advised that the application does not comply with the London Plan, for the reasons set out in paragraph 80 of this report; but that the possible remedies set out in paragraph 82 of this report could address these deficiencies. Context 1 On 2 September 2011 the Mayor of London received documents from Islington 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 13 October 2011 to provide the Council with a statement setting out whether he considers that the application complies with the London Plan, 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 Category 1C of the Schedule to the Order 2008: page 1 Category 1C: Development which comprises or includes the erection of a building of more than 30 metres high outside the City of London. 3 Once Islington 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 currently comprises the Saddlers Sports Centre (university and some community use) together with the Finsbury and Heyworth Halls and Peartree Court student accommodation buildings. The existing buildings provide accommodation for 462 students. 7 The application site is bounded to the west by Goswell Road, to the south by Peartree Street and to the north by Bastwick Street. The nearest part of the Transport for London Road Network (TLRN), located about 460m north of the site, is the A5201 City Road. There are 5 bus routes within acceptable walking distance from the site. In addition, Barbican and Farringdon underground and national rail stations, both offering services on the Metropolitan, Circle and Hammersmith & City lines, are within acceptable walking distance of the site. The site therefore records a high Public Transport Accessibility Level (PTAL) of 6, on a scale of 1 to 6 where 6 is considered as excellent. 8 The current student accommodation is of low grade and makes a poor use of the space available on-site, particularly in relation to open space. 9 The site is located approximately 450 metres to the south of the main City University Campus at Northampton Square and is also located in close proximity to other City University teaching buildings including The City Law School and the Cass Business School. 10 The site is bounded to the north by an existing warehouse building and Peartree Street and to the south by Bastwick Street and an existing commercial/residential building. A new build 5 storey residential building is located to the immediate east of the site, along with an existing commercial building. A mixed use commercial and residential development, rising to 10 storeys and comprising 274 new homes and 3,500 sq.m. of commercial space, is currently under construction to the north-east of the site. 11 The site is not located in any strategic viewing corridors or any wider setting consultation areas. The site is located adjacent to Hat and Feathers conservation area which is to the north and west together with an area of special character to the west. St Luke’s conservation area lies to the east and south. The site is within the Central Activities Zone and is in the area covered by the draft Bunhill and Clerkenwell Area Action Plan 12 There is a current application for the adjoining site at 116-120 Goswell Road for the renewal of an extant permission to provide extensions at second and third floor levels to provide additional office accommodation. page 2 13 There is a current application for a residential scheme on the site to the north at 1 Pear Tree Street, which encompasses the NCP car park and National Grid depot. Details of the proposal 14 The planning application seeks full planning permission for the construction of new purpose built facilities that include a sports centre, education teaching facilities and student residential accommodation. The proposed development would include the demolition of all buildings on-site including the Saddlers Sports Centre, Finsbury and Heyworth Halls and Peartree Court. 15 The new leisure facility will provide 3,310 sq.m. of flexible indoor sports space. This represents an almost 100% increase on the existing provision and will be large enough to accommodate a 6 court 9 badminton) multi-purpose hall suitable for staging County standard badminton, basketball, indoor football, hockey, and netball events. 16 The proposed teaching space located above the sports centre will provide much needed additional space for City University, and will complement the existing teaching facilities located at the nearby Northampton Square City University Campus. 17 The proposed scheme will provide 805 modern student rooms within a variety of types including clusters, studios and twin rooms. These will be designed to modern standards will full en- suite shower facilities together with internal and external shared amenity space. 18 The proposal reads as three buildings ranging from 2 storeys to 12 storeys and a courtyard is provided. Case history 19 A larger planning application submitted by the same applicant for the following development description was seen by the Mayor on 25 January 2011. This was subsequently withdrawn by the applicant: ‘Demolition of buildings on-site and redevelopment to provide student accommodation (899 rooms), sports centre (3,270 sq.m.), university teaching space (2,526 sq.m.) and associated highways and landscaping in blocks ranging from 16 storeys and part 14 and 12 storeys to part 6 and 5 storeys.’ 20 The Stage I report set out the following: ‘The principle of redevelopment of this site for improved student accommodation, an improved leisure centre and university related education space is supported. Further information is needed on the nature of the student accommodation, climate change mitigation and adaptation and further information and commitments in relation to transport before it can be said that the proposal is in line with London Plan policy.’ 21 It is understood that the application was withdrawn following comments on the design and height from Islington Council. Strategic planning issues and relevant policies and guidance 22 The relevant issues and corresponding policies are as follows: Mix of uses London Plan Education London Plan; Ministerial statement July 2010 page 3 Student Housing London Plan; Urban design London Plan; PPS1 Access London Plan; PPS1; Accessible London: achieving an inclusive environment SPG; Planning and Access for Disabled People: a good practice guide (ODPM) Transport London Plan; the Mayor’s Transport Strategy; PPG13; Land for Transport Functions SPG Parking London Plan; the Mayor’s Transport Strategy; PPG13 Tall buildings/views London Plan; RPG3A, Revised View Management Framework SPG Sustainable development London Plan; PPS1, PPS1 supplement; PPS3; PPG13; PPS22; draft PPS Planning for a Low Carbon Future in a Changing Climate; the Mayor’s Energy Strategy; Mayor’s draft Climate Change Mitigation and Adaptation Strategies; Mayor’s draft Water Strategy; Sustainable Design and Construction SPG 23 For the purposes of Section 38(6) of the Planning and Compulsory Purchase Act 2004, the development plan in force for the area is the saved policies of the 2002 Islington Unitary Development Plan, the 2011 Islington Core Strategy and the London Plan 2011. 24 The following are also relevant material considerations: The direction of travel draft Bunhill and Clerkenwell Area Action November 2010 and the draft Development Management Policies and Site Allocations DPD’s. Land use 25 The proposed development incorporates a mix of student residential accommodation, university teaching accommodation and a sports centre. Given the current mix of uses on the site the proposed mix of uses is appropriate particularly given the accessible nature of the location. 26 The increase in size of the sports centre is welcomed and is in line with London Plan policy 3.16 which seeks to protect and enhance social infrastructure and community facilities. It is understood that membership of the gym will be open to the local community and that the sports hall will be available for hire.