P102-P103 · Title: P102-P103 Created Date: 2/28/2013 6:50:59 PM
Hackney Central Master Plan p102
Transcript of Hackney Central Master Plan p102
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Policy/Design Principles
9.2 Mare Street East1. Character: Distinctive new urban town centre
character.
2. Permeability: New pedestrian connection
through the railway arches incorporatingpublic spaces.
3. Frontages 1: Strong rontages dening theedges o their site.
4. Frontages 2:Active ground foor to main
rontages, (Mare Street, Morning Lane and new
link), quieter uses adjacent to churchyard.
5. Building Heights
Morning Lane: 6-8 storeys with the potential orone or more towers (subject to constraints).
Bohemia Place: Up to 4-storeys in height.
Bus Garage: Up to 4 storeys maximum
adjacent to the park provided the building
design is sensitive to St Johns Church and
churchyard setting.
7. Land Uses: Retail at ground foor and inthe arches, mixed commercial and residential
fats above.
8. Landmarks and Corners: Landmark eaturesat key junctions. Corners on Morning Lane
addressed/emphasised.
9. Public Spaces: Space outside the Old Town
Hall to be enlarged and connected with the
new route south through Tescos. Remodel
the space between the Trelawney Estate and
Morning Lane.
10. The Arches: Reurbished with new mixed
uses to enliven Bohemia Place.
11. Servicing: Service areas in rear courts oron-street servicing or Bohemia Place or
Morning Lane sites, where easible, with
deliveries restricted to outside peak times;
12. Bus Garage:
Option 1 - Garage is relocated below groundwith ramp access rom Bohemia Place;
Option 2 - Existing garage acility is retained
at grade with new retail/oce building at the
ront o the site.
13. Parking: Town centre parking in a newunderground car park beneath the Tescos site.
14. Energy: The use o a neighbourhood based
combined heat and power system should
be provided on the Tesco site to meet GLA
requirements.
Figure 9.4: Proposal or Character Area 01: Mare Street East Option 1
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Figure 9.5: Proposal or Character Area 01: Mare Street East Option 2
Figure 9.6: View south towards the proposed new town square and pedestrian route through the railway arches
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Opportunity Site A1
Tescos store and car park (east) Morning LaneSite Area: 10360 sqm
Proposed Building Footprint: 8350 sqm
Proposed Building Height: 6-8 storeys with
potential or two towers on podium
Proposed Use: Retail at ground and rst foor with
residential above
Opportunity Site A2Site Area: 4610 sqm
Proposed Building Footprint: 1450 sqm
Proposed Building Height: 4-6 storeys
Proposed Use: Retail uses at ground foor acingthe new pedestrian link. Residential development
above. Potential or Mews workspace in courtyard
Opportunity Site A3
5-13 Morning LaneSite Area: 450 sqm
Proposed Building Footprint: 350 sqm
Proposed Building Height: 4-5 storeys
Proposed Use: Retail provision at ground fooracing Morning Lane. Residential development
above
Opportunity Site A4302-304 Mare Street
Site Area: 160 sqm
Proposed Building Footprint: 160 sqm
Proposed Building Height: 5 storeys
Proposed Use: Retail at ground and
rst foor with oce space on upper
storeys
Opportunity Site A5
Bus Garage (east)Site Area: 7870 sqm
Proposed Building Footprint: 2610 sqm
Proposed Building Height: 4-6 storeys (4 storeysacing park)
Proposed Use: Option 1. A mix o retail, commercialand residential uses across this site with active
ground foor rontages (acing the Narrow Way and
Bohemia Place) with quieter uses addressing the
park Option 2. Existing bus garage retained. Retail
and oce development on ront part o site
(3 storeys)
Opportunity Site A6
Bus Garage (west)Site Area: 3760 sqm
Proposed Building Footprint: 1150 sqmProposed Building Height: 4-6 storeys (4 storeys
acing park)
Proposed Use: Retail at ground foor and rst foor
with residential above
Opportunity Site A7350-352a Bohemia Place
Site Area: 1670 sqm
Proposed Building Footprint: 150 sqm
Proposed Building Height: 1 storey
Proposed Use: Retail pavilion in new town square
Figure 9.7: Indicative schematic o the New Urban
Quarter Character Area (Option 1)
New town square with
pedestrian connection
under the railway
New pedestrian link with
enhanced crossing at
Morning Lane
Bus garage located in new basement
acility, with mixed uses above
New buildings dene the edges o the street
Site A9
Site A5Site A8
(basement)Site A6
Site A7
Site A2
Site A3
Site 10
Site A4
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9.3.1 Existing eatures to be respected/
enhanced/addressed
Amhurst Road orms a major route into Hackney
Central and stretches between the Dalston Lane
junction and the bottom o the Narrow Way in the
heart o the town centre.
Key positive characteristics to be respected:
Medium building heights along the north side o
Amhurst Road (typically 3-4 storeys).
Traditional architectural styles, with back edge o
pavement development towards the town centre
and the junction with Dalston Lane.
Conveniently located close to Hackney Centralstation.
The original ticket oce (currently vacant) is a
positive building at the very heart o the town
centre.
The amenity o adjacent properties, such as the
buildings on the Marcon estate.
Subterranean constraints associated with
the Channel Tunnel Rail Link (CTRL) and land
saeguarded or the possible uture Hackney-
Chelsea underground line (Crossrail 2 CR2)
must be taken into account.
Existing Buildings adjacent to the ticket oce
are characteristic o the conservation area and
must be retained. They would benet rom
reurbishment and improved maintenance.
Existing negative characteristics that should be
addressed include:
Amhurst Road is dominated by trac movements
with major junctions at each end. Although it will
continue to provide an important vehicular route
measures should be taken to enhance conditions
or pedestrians and cyclists, particularly at the
junctions.
The vacant land and car park create an area o
unkempt and underutilised space in the heart o
the town centre.
The vacant ormer station ticket oce is vacant
and surrounded by low-grade spaces.
Dead rontages along the ground foor o Marks &Spencers (Amhurst Road rontage).
Poor quality, unwelcoming pedestrian connection
between the existing station and the Mare Street.
Marcon Estate is o indierent architectural
appearance. Its rontage to Amhurst Road
contains areas o underutilised land and
building set backs weaken the denition o the
streetscene.
9.3 Character Area 02: Amhurst Road
Vacant land adjacent to Hackney Central station station Amhurst Road contrasts traditional houses with modern estate
development
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Policy/Design Principles
9.3 Amhurst Rd
1. Character: Potential to reinstate a welldened traditional street, with high density,
contemporary development but which
complements its historic setting.
2. Crossrail 2: Proposals must satisy the
requirements o Crossrail Links Ltd, allowing or
the site to be used or CR2 at a uture date.
3. Interim solutions: Station Plaza could
accommodate interim schemes (medium term
liespan) enabling the area to be reclaimed
or the purposes o CR2 at a uture date.
Temporary modular buildings could provide
a solution. Alternatively, as a minimum
requirement, the existing vacant area should be
landscaped to provide public open space until
such time as the site is able to be developed.
4. Station improvements: The ormer station
ticket oce should be reinstated and become
the new main entrance to the station. Potential
or a southern entrance, possibly through the
car yard on Graham Road should be explored.
5. Permeability: Enhancement o the existing
connection between the station and MareStreet.
6. Frontages 1: Strong rontages dening theedge o their sites ronting Amhurst Road, and
adjacent pedestrian link. Built edges close to or
on the back edge o the pavement/space.
7. Frontages 2: Active ground foor containingmixed uses to Station Plaza site along Amhurst
Road and the route leading to the station.
8. Building Heights: 4 storeys althoughtemporary development at Station Plaza could
potentially be lower subject to its design.
7. Land Uses: Mixed uses o shops, caes orother suitable uses at ground foor at Station
Plaza with residential above. The Amhurst
Gateway would be residential development.
8. Landmarks and Corners: Strengthen the
presence and setting o the ticket oce as a
local landmark. The corner o the new Amhurst
Gateway building should address the corner as
a point o entry.
9. Public Spaces: Redesigned space outside the
ticket oce to enhance the quality o the public
realm and should be considered alongside
any wider improvements to the Narrow Way
junction.
11. Servicing: Rear service courts or on-street
servicing i easible, with deliveries restricted tooutside peak times.
13. Parking: Minimum residential/commercialparking, generally limited to the needs o
disabled users.
Figure 9.10: Proposed or Character Area 02: Amhurst Road
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9.3.2 Proposals or Character Area 02
The proposals or this character area identiy two
potential opportunity sites comprising (B1) Station
Plaza and (B2) Amhurst Gateway.
Station Plaza occupies a pivotal position within the
heart o the town centre and orms part o the nexus
o Hackney Central, which ties the area together.
The station is a key component o the sustainability
o the town. Development around the station could
signicantly improve access to this acility, which
is currently illegible and, in places, threatening.
However the central location invites a mix o retail
and high density residential uses, enhanced street
rontages and public realm improvements together
with the reurbishment o the existing historic
buildings, including the original ticket oce.
Much o this area is contains land saeguarded or
the Crossrail2 (CR2) project and poses a major
constraint.
However, until the project is more dened it is not
known what the exact requirements will be. As
such, proposals or this area would need to have
regard to the constraints imposed by CR2 and this is
likely to necessitate temporary, interim solutions that
would provide signicant aesthetic and unctional
improvements in the medium term, but which would
allow the area to be reclaimed or CR2 when this
becomes necessary. As a minimum requirement,
the area o vacant land should be landscaped to
provide an area o temporary public open space,
to ensure a more satisactory treatment o this area
until it is able to be developed.
Amhurst Gateway envisages the redevelopment
o part o the rontage o the Marcon Estate
onto Amhurst Road and would better dene the
townscape and the mark a point o entry into thetown centre.
Figure 9.11 View towards a reinstated Hackney Central Station and enhanced public realm at the bottom o the Narrow Way.
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Figure 9.12: Indicative schematic o Station Plaza opportunity site
New building to
address corner
Architectural
response sensitive
to nearby
conservation area
and neighbours
Site B1
Site B2
Well dened rontages
to Amhurst and
Malpas Road
Care to maintain
residential amenity o
existing dwellings
Potential or
southern
entrance tothe station
Interim mixed use
development
Existing buildings
retained and
reurbished
Ticket oce
re-opened and
improved public
realm at entrance
Enhanced pedestrian
connection to station
Figure 9.13: Amhurst Road and Station Plaza opportunity site
Opportunity Site B1Amhurst Road Sites
Site Area: 4550 sqm
Proposed Building
Footprint: 2050 sqm
Proposed Building
Height: 4-5 storeys
Proposed Use: Retail
at ground foor with
employment on rst foor
and residential above
Opportunity Site B2Old Hackney Central
Ticket OfceSite Area: 1000 sqm
Proposed BuildingFootprint: 360 sqm
Proposed BuildingHeight: 2 storeys
Proposed Use: Residential
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9.4.1 Existing eatures to be respected /
enhanced / addressed
Mare Street has a distinctive high street character.
It is the predominant character area o the town
centre and acts as both a physical and unctional
axis around which the adjoining areas are linked.
Mare Street and the Narrow Way are bustling streets
with a vibrant atmosphere, and the Narrow Way
in particular has a distinctive winding alignment
and very enclosed eel. The area also contains
many good quality buildings, although some are
unremarkable or poor. The quality o the retail oer
is also mixed. Trac congestion, particularly bus
congestion on the Narrow Way, also detracts rom
the quality o the environment or other users.
Key positive characteristics to be respected: Medium building heights along Mare Street and
the Narrow Way (typically 3-4 storeys).
Traditional architectural styles, with buildings
located on the back edge o the pavement.
Mare Street/Amhurst Road junction is a crucial
nexus that links key routes and places in the
town centre.
The original ticket oce (currently vacant) is
a positive building at the very heart o the
town centre.
The Old Town Hall and St Augustines tower
orm memorable landmarks within a distinctive
open setting.
Vibrant, bustling atmosphere with a mix o uses
and independent and national traders.
Existing negative characteristics that should be
addressed include:
Mare Street and the Narrow Way suer rom trac
congestion, with buses particularly problematic
on the Narrow Way, due to their size in this tight
street and the number o buses that use this road.
Trac dominated streets and junctions at Mare
Street/Amhurst Road, Mare Street/Morning Lane
and the Narrow Way/Lower Clapton Road at the
expense o other users.
Lack o an attractor at the top o the Narrow Way
to draw pedestrians along this shopping street.
The ormer station ticket oce is a key ocal
building in its location, however, it remains vacant
and its setting is poor.
The railway over-bridge orms a visual and
psychological barrier to movement.
Dead rontages along the ground foor o Marks
& Spencers (Amhurst Road rontage).
Poor quality, unwelcoming pedestrian
connection between Mare Street and Hackney
Central station.
Poor quality corners and rontages at the junction
o Mare Street and Lower Clapton Road and
Mare Street and Morning Lane.
Some low quality shops and lack o places to eat.
Some poorly maintained buildings and
uncoordinated shop ront design results in a tired
looking environment in places.
9.4 Character Area 03: Mare Street
View south along the Narrow Way The junction o the Narrow Way and Amhurst Road orms the nexus o
Hackney Central
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Policy/Design Principles
9.4 Mare Street
1. Character: Retain its high street character,vibrancy/atmosphere and distinctive architectural
richness.
2. Bus congestion: It is an ambition to remove bustrac rom the Narrow Way and pedestrianise this
street. Evaluate the potential to pedestrianise the
Narrow Way to create a high quality environment.
3. Pedestrian environment: Reduce conficts
between pedestrians and trac and introduce
measures to prioritise pedestrian movement that
conorm to the main desire lines or pedestrian
activity in the area.
4. Magnet: Locate an attractor use or magnet at
the top o the Narrow Way to act as a destination,
attract visitors and encourage pedestrianmovement.
5. Station improvements: The ormer station ticketoce should be reinstated and become the new
main entrance to the station. Potential or a
southern entrance, possibly through the car yard
on Graham Road should be explored.
6. Environmental enhancement: As the principlestreet in the town centre Mare Street and the
Narrow Way should provide the ocus or public
realm improvements, to include:
High quality surace treatment, including to achieve
a new shared surace design at the junction with
Mare Street and Amhurst Road and continuing
south to the junction with Graham Road, improve
the experience and saety or pedestrians and uniy
this central location.
New palette o streetscape urniture and materials
that could include creative lighting eatures to link
the Narrow Way into Mare Street (south o the
railway bridge) at night.
Opportunities or public art at key nodes (e.g.
the new square south o the Old Town Hall, the
northern end o the Narrow Way and creative
treatment to the railway over-bridge).
Shop ront improvements ocusing on achieving
consistent and unobtrusive shop signage.
Investment in improvements to the acades o
buildings lining Narrow Way. This ace lit would
include removal o items that clutter the acades
along with basic maintenance;
Potential to introduce canopies at shop ronts to
provide an all-weather alternative or pedestrians Ensuring all street signage is integrated into a
common design palette and where possible co-
located on vertical structures (to avoid multiple
poles or dierent signs to reduce clutter).
9.14 Proposal or Character Area 03: Mare Street
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Policy/Design Principles (Continued)
9.4 Mare Street (continued)
7. Public Spaces:Associated with the
environmental enhancement o this character
area (see above) key public spaces should be
addressed as ollows: A major new high quality public space in ront o
the bus garage to signiy the importance o this
location and provide a clear ocal point. Designs
should be approached comprehensively with
proposals or the improvement o the Station
entrance space and the Mare Street Amhurst
Road junction.
A redesigned space outside the ticket oce to
enhance the quality o the public realm and create
a welcoming, attractive space. Improvements
should be considered with wider junctionchanges.
8. Narrow Way Northern Gateway Opportunity
Site: Buildings at the junction o Clarence Roadand Lower Clapton Road orm this opportunity
site. The ollowing principles should be applied
to the development o this site.
Magnet: Provision o a magnet to create adestination at this edge o town centre site.
Uses that could be considered include:
Evening related retail such as caes and
restaurants; A cultural/leisure use such as a boutique
cinema;
Larger ormat retail space across ground foor
and mezzanine.
Frontages 1: Strong rontages dening the edge othe site, close to the back edge o the pavement.
Frontages 2: Active ground foor rontages.
Building Heights: Varied, 4-6 storeys.
Land Uses: In addition to a major magnet use,
a mix o uses should be accommodated and could
include smaller shops, caes and employment space,
with residential accommodation on upper foors.
Landmarks and Corners:The corner at thejunction o Clarence Road and Lower Clapton
Road should positively address this corner.
Servicing: Rear service courts or on-street servicingi easible, with deliveries restricted to outside peak
times.
Parking: Minimum residential/commercial parking,generally limited to the needs o disabled users.
9.4 Proposals or Character Area 03
Mare Street is has a distinctive high street character
and the proposals or improvements to this area
ocus primarily on its environmental enhancement,
in terms o improving and maintaining the existingbuilding abric, raising the quality o the public realm
and providing enhanced public spaces and tackling
bus congestion on the Narrow Way.
Buildings on Lower Clapton Road at the top o
the Narrow Way are the only site to oer potential
scope or new built development. The majority
o the existing buildings are or poor or indierent
quality and a range o single storey shops represent
the underutilisation o this space and present a
poor ace to St John-at-Hackney Church Gardens.
Introducing an attractor use/magnet in this locationwould attract visitors and draw pedestrians up the
Narrow Way.
Figure 9.15: Narrow Way Northern Gateway opportunity site
Opportunity Site DNarrow way northern gateway
Site Area: 2650 sqm
Proposed Building Footprint: 1960 sqmProposed Building Height: 4-6 storeys
Proposed Use: Retail/commercial at ground and
rst foor with residential above and behind
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Figure 9.16 Indicative schematic o the Mare StreetCharacter Area and opportunity site
New development addressing Lower Clapton Road
and the park with a magnet use to draw people up the
Narrow Way and providing well dened active rontages
Building to address important corner and close the
view rom the Narrow Way
It is an ambition to pedestrianise the Narrow
Way - examine the potential or the Narrow Way
pedestrianised - buses re-routed
Face lit o existing buildings and shop ronts
Common treatment to the public realm to uniy the town
centre
Major new public square at the heart o the town
Ticket oce re-opened and improved public realm
at entrance
Treatment o railway bridge to make this a eature
rather than a barrier
Shared surace junction to uniy the nexus o the
town centre and enhance pedestrian movement
Face lit o existing buildings and shop ronts
Key corner to be addressed
Junction improvements to enhance pedestrian
movement
NarrowWay
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9.5.1 Existing eatures to be respected /
enhanced / addressed
St John-at-Hackney Church Gardens is the major
public open space within the area. A mixture o
dierent spaces, the gardens provide a ormal
setting or the church and Clapton Square to the
north. Fine mature trees across much o this area
provide a sense o tranquillity and isolation rom the
nearby bustle o Mare Street, creating a peaceul
haven in the heart o the town centre.
To the west o the churchyard and currently
screened by a tall brick wall lies the ormer Rectory
(although still within the ownership o the Church) a
small Scout hut occupying the southern part o thisarea, a Learning Trust exclusion acility and small
private yard in the northern part o the site.
Key positive characteristics to be respected:
Medium building heights around the outsides o
this area (typically 2-3 storeys).
Traditional architectural styles.
Formal setting to the church and Clapton Square.
Boundary walls, structured pathways and railings
contribute to the ormality o the area.
Mature trees and landscaped open spaces.
Church is a key a ocus or community
engagement and activities.
Existing negative characteristics that should be
addressed include:
Blank rontages around the adjoining bus garage
building.
Unsightly backs o buildings along the Narrow
Way.
Lack o overlooking/natural surveillance.
Under utilised land at the Rectory, Learning Trust
site and yard.
Limited connections between the gardens and the
Narrow Way.
Potential enhanced connections east, towards
Homerton.
Limited activities/unction o ormal spaces.
9.5 Character Area 04: St John-at-HackneyChurch Gardens
View through St Johns Church Gardens toward Sutton Place View o the Rectory opportunity site
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Policy/Design Principles
9.5 St John-at-Hackney Church Gardens1. Character: Retain the tranquil and peaceul
character o the gardens.
2. Church: Utilise church building or benecial
community uses, e.g. a meeting place or
voluntary groups/organisations, a community
cae and outdoor seating on the southern side o
the church.
3. Community Spaces: Expand the potential
range o activities and uses able to take
place within this area. Large spaces could
accommodate activities, such as Farmers
Markets or outdoor theatre.
4. The Rectory Opportunity Site:The ollowingprinciples should be applied to this site.
5. Design character: This opportunity area
orms part o the wider setting o the Church. It
should refect the character o the surrounding
Conservation Area in terms o a modest grain and
scale and respect or the setting o the church.
6. Defned Edges: Buildings should generally
provide clear built rontages, being sited at orclose to the outside edges o the plot, enclosing
adjacent public routes or spaces with windows
arranged to overlook these areas.
7. Heritage: Proposals must preserve or enhance
the character or appearance o the conservation
area, having regard to buildings and their settings,
trees and historic eatures o interest.
8. Building Heights: 2-3 storeys maximum.
Building heights should be 2 storeys whereronting St Johns Church and churchyard to
respect its setting.
9. Residential Use:To comprise medium density
residential development to maximise its potential
as a central location whilst respecting the scale
and setting o the Conservation Area.
10. Community Uses: Existing community usesin the orm o a Scout hut and Learning Trust
acility should be accommodated on-site or
be re-provided on an appropriate alternative
site that is equally convenient, and accessible
within the local area, where there is a continued
requirement or these acilities.
Figure 9.17: Proposal or Character Area 04: St John-at-Hackney
Church Gardens
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Policy/Design Principles
9.5 St-John-at-Hackney Church Gardens(continued)
11 Boundary Wall: The wall separating The
Rectory rom the churchyard should be retained,although proposals or potential modication o
the wall may be considered in conjunction with
the Borough o Hackney and English Heritage,
where this would enhance the relationship
between the development and the churchyard
on terms o overlooking and public saety
provided that the essential qualities o the
conservation area are preserved or enhanced.
12. Trees: Proposals should seek to retain existing
mature trees and ensure that development does
not adversely impact on their canopies or root
structure
13. Servicing: Rear service courts or on-street
servicing i easible, with deliveries restricted to
outside peak times.
14. Parking: Minimum residential/commercial
parking, generally limited to the needs o
disabled users.
9.5.2 Proposals or Character Area 04
The key elements or proposals or this character
area involve greater benecial use o the existing
open spaces and the church building or community
based activities and or the church to captialise on
its important location and ability to reach out to the
community or wider social benets.
Wider enhancement o the park could be achieved
through improved edges in locations where existing
boundaries are blank and unobserved. For example
changes to the bus garage site should consider the
relationship with the park and examine potential
improvements to the existing situation.
The existing Rectory, Learning Trust acility and
yard to the rear o 392 - 396 Mare Street are a low
density and underused site in the heart o the town
centre. Collectively these sites orm Opportunity
Site C and represent an opportunity to address
some areas o weakness in relation to this character
area.
However, proposals should always seek to maintain
the unique tranquil quality o this area and manage
changes sensitively.
Opportunity Site C1Rectory, Land rear o 392-396 Mare Street and
the Learning Trust SiteSite Area: 5400 sqm
Proposed Building Footprint: 2030 sqm
Proposed Building Height: 2-3 storeys
Proposed Use: Residential with potential orcommunity at ground foor to southern edge
Figure 9.18: The Rectory opportunity site
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Figure 9.19 Indicative schematic o The Rectory opportunity site
Possible community events space or outside activities
e.g. market, ice rink in winter, outdoor theatre etc
Potential new link between the Narrow Way and the park
Community cae and outside seating
Sensitively designed residential development
around the edges o the site (potential connectionsthrough existing wall)
Unsightly backs o buildings on Mare Street
screened by new development
Possible community events space or outside
activities e.g. market, ice rink in winter, outdoor
theatre etc
Potential improved relationship with bus garage site
to be enhanced
Site C
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9.6.1 Existing eatures to be respected /
enhanced / addressed
This character area is the civic, administrative and
cultural heart o the town, comprising a cluster
o key buildings and activities. The Town Hall,
Hackney Empire theatre, Ocean venue and Library
and Museum are ocussed around the memorable
Town Hall Square. The buildings are a mix o
distinctive individual designs, situated directly on
the back edge o the pavement they create a strong
sense o enclosure and good denition o the
space. Behind the Town Hall urther Council related
oce development is taking place reinorcing its
administrative and civic role. Mare Street passes
through one side o this area with bus stops
located on the Square making this an important
primary route.
Key positive characteristics to be respected:
Medium building heights (typically 3-4 storeys),
although buildings around the square have a
larger scale refecting the public and cultural
unctions o the area.
Mixed, mostly positive architectural styles, with
back edge o pavement development enclosing
the street/space.
The ormal setting o Town Hall and its square.
Mixed uses comprising, public/civic
administration, business and cultural activities.
Bustling vibrant atmosphere.
Existing negative characteristics that should be
addressed include:
Mare Street is heavily congested and divides this
area into halves, orming a barrier to pedestrian
movement across the street.
The Ocean venue is a key building opposite Town
Hall Square, but is vacant and requires a new
positive use.
Dead rontages along the ront and the rear o the
Ocean building.
Potential or more varied activities to take place
within Town Hall Square.
A lack o caes and restaurants.
9.6.2 Proposals or Character Area 05
With the recent completion o the library/museum
and the construction o the Service First Centre
behind the Town Hall ew opportunities remain or
major new developments within this character area
at the present time. Principle areas o change will
be likely to relate to the use and unction o existing
buildings, potential remodelling o acades and
improvements to the public realm.
9.6 Character Area 05: Civic Heart
Service road in ront o the Town Hall Mare Street and the Ocean venue
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Figure 9.20 Character Area 05: Civic Heart
Policy/Design Principles
9.6 Civic Heart1. Character: The civic and cultural character o
this area should be maintained and enhanced to
support the existing unctions and vibrancy o
this location.
2. Mare Street: Proposals should seek to reduce
the dominance o trac, creating a pedestrian
priority area to enhance the ease o movement o
pedestrians across Mare Street.
3. Town Hall Square 1: Explore the potential toenlarge the size o this public space. Reading
Lane, Hillman Street and Wilton Way could be
closed to general trac and be designed to
prioritise pedestrians.
4. Town Hall Square 2: Potential to convert thecurrent Town Hall car park into a new public
space incorporating a playable space to provide
alternative public space with appeal and activities
or dierent age groups.
5. Ocean Venue: Examine positive strategies
to secure the uture o this building or cultural
related activities, such as caes, restaurants,
cinema or a mix o suitable uses to support the
unction o the character area.
6. Active Frontages: Dead rontages around
the Ocean venue and other buildings should be
addressed in any uture proposals or changes o
use, locating active uses at ground foor level.
7. Supporting uses: Caes and restaurants, thatwould support the cultural role o this area,
or example, pre-theatre dining, should be
encouraged in appropriate locations.
Figure 9.21: Indicative schematic o character Area 05: Civic Heart
New treatment and enhanced pedestrian
environment on Mare Street
Enlarge Town Hall Square
New use or the Ocean building
Allow or caes and restaurants to compliment the
existing cultural acilities
New uses to address dead rontages
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9.7.1 Existing eatures to be respected /
enhanced / addressed
This character area covers two areas o mixed
employment but also contains some pockets o
residential development. The northern area is at
the junction o Institute Place, Dalston Lane and
Amhurst Road. The southern area is located on
Reading Lane. Distinctive buildings include the
Institute, and traditional industrial warehouses.
Access into the southern area is via Floreld Road
and Floreld Passage, a narrow characterul path
leading o Reading Lane. The area includes a
mixture o modern oce and depot acilities with
lower grade employment buildings to the rear.
Both areas are bounded by the railway line along
their eastern edge. The area immediately north
comprises the civic core o the town and the LBHService First Centre is currently under construction
on the site opposite. Hackney Grove is an important
ootpath/cycle path on the east o this area between
Reading Lane and Richmond Road but it is poorly
overlooked at present.
Key positive characteristics to be respected:
Medium building heights (typically 3-4, storeys).
Traditional buildings, with most development
located on the back edge o the pavement.
Tight grain and character o Floreld passage,
Hackney Grove and Institute Place.
Traditional industrial warehouse architecture o
Floreld Passage.
The amenity o adjacent properties.
Useul pedestrian and cycle links along Hackney
Grove.
Existing negative characteristics that should be
addressed include:
Some low grade industrial buildings architecture.
Relationship o buildings to the railway line.
Relationship with nearby neighbouring buildings.
Largely inactive rontages acing onto HackneyGrove.
9.7 Character Area 06: Mixed Employment
Fine grain, modest scale industrial bui ldings on Floreld Path Modern commercial building
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Figure 9.22: Proposal or Character Area 06: Mixed Employment
Policy/Design Principles
9.7 Mixed Employment
1. Character: To orm part o a cluster o high
quality modern mixed use oce/residential
buildings emerging in the context o the civic
services acilities.
2. Access:The southern site is to be accessedo both Reading Lane and Richmond Road,
with the principal access o Reading Lane. A
new service road will provide access to into a
shared service/courtyard area. Access rom the
south o Richmond Road will utilise the railway
backlands area.
3. Frontages: Key development rontage should
address the southern side o Reading Lane
and respond in scale, massing and orm tothe emerging Service First Centre (under
construction), with active rontages acing
Hackney Grove where opportunities arise.
4. Grain: Other than the large modern oce
proposals, rontages should create a ne
grain character, refecting the existing lanes
o Hackney Grove and Floreld Passage and
Institute Place.
5. Land Uses: Mixed employment and someresidential, with potential or some live-work
space. A range o oce accommodation is to
be provided rom small scale own ront door
type space to larger multi-let modern oces, and
potential or residential development
above oces.
6. Building Heights: Appropriate building heights in
this area are inormed by the existing built context
(typically 3-5 storeys). Taller heights may be
possible along the Reading Lane rontage (up to
5 storeys) to match the Service First Centre and
3-4 storeys to refect the height o the Victorian
warehouse ronting Richmond Road.
7. Servicing: Oce uses to be serviced rom a
shared internal courtyard at ground foor. An
element o parking is also envisaged within the
courtyard. Servicing will also take place along the
western edge adjacent to the railway.
8. Parking: Car ree with the exception o mobilityimpaired and large amily-sized units or car club
spaces.
9. Retained Buildings: Buildings o character
and architectural interest, particularly traditionalwarehouse/industrial architecture associated
with this character area should be retained and
converted to maintain these elements o positive
character in this area.
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9.7.2 Proposals or Character Area 06
This character Area contains one area o relatively
low grade buildings that has the potential to be
redeveloped at a greater scale and density to make
more ecient use o the site.
Within the existing and emerging context, elements
o this development o this could be up to 4-5
storeys in height in response to both the existing
Victorian warehouse (Flowers East) on Richmond
Road and the new Service First Centre on Reading
Lane which is 5 storeys in height.
Building grain should also respond to the more
ned grained lanes associated with this area, where
appropriate in terms o context. Some potential
may exist to comprehensively redevelop/convertthe nearby Vernon Hall and 21-23 Hackney Grove
and could be considered as part o proposals or
this area, particularly with the introduction o active
rontages.
Wider enhancement o the public realm should
include improved surace treatments and links to
Town Hall Square in a way that is consistent with
the public realm strategy. Potential treatment o the
railway bridges and associated streetscape to the
west (on Reading Lane and Richmond Road) could
also signiy these locations as gateways into the
town centre.
Opportunity Site E1
Hakcney YardsSite Area: 5860 sqm
Proposed Building Footprint: 2790 sqm
Proposed Building Height: Up to 5 storeys
Proposed Use: Mixed. Employment, with elements
o residential. Potential or some live-work units
Well dened rontage up to 5
storeys on Reading Lane
Mixed employment uses with
some residential
Possible redevelopmento Vernon Hall and 21-23
Hackney Grove or mixed
employment purposes and
better interaction at ground
foor level
Narrow grain to refect
traditional character
Railway arches converted or
employment uses
Figure 9.23: Indicative schematic o Hackney Yards opportunity site
Site E
Figure 9.24: Hackney Yards opportunity site
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Opportunity Site G1
Hackney LanesSite Area: 1390 sqm
Proposed Building Footprint: 800 sqm
Proposed Building Height: 3 storeys, potential orminor 4 storey accent
Proposed Use: Mixed, oce /commercial andresidential combined.
Figure 9.26 Hackney Lanes opportunity site
Figure 9.27 Indicative schematic o Hackney Lanes opportunity site
Well dened rontage with
active ground foor uses
Listed Building retained
Building heights 3 storeys
maximum
Mixed employment and
residential uses
Potential entrance to internal
courtyard
Site G
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9.9.1 Existing eatures to be respected /
enhanced / addressed
This character area is another area o traditional
streets contained within a triangle o land between
the backs o development on Amhurst Road
(south-west), the Narrow Way (east) Dalston
Lane (north). Development acing Dalston Lane
comprises mostly pairs o attractive traditional villas.
Internal streets are ronted by terraced housing.
Unusually, the area also contains an irregular
shaped backland area (Kenmure Yard) that has
been developed as an inll housing development.
Generally a quiet residential area (although Dalston
Lane is a busy thoroughare), Kenmure Road and
Brett Road orm secondary pedestrian routes
between Amhurst Road and the Narrow Way.
Key positive characteristics to be respected:
Moderate building heights (typically 2 storey,
but up to 4 storeys in places).
Good quality traditional architectural styles,
with short ront gardens, bay windows and
architectural detail.
Good connections between the Narrow Way and
Amhurst Road.
Existing negative characteristics that should be
addressed include:
Some low grade buildings with potential
occasional inll or replacement.
Low grade streetscape on connecting roads.
9.9 Character Area 08: Kenmure Triangle
A street o traditional housing in Gould Terrace Kenmure Yard, backland development surrounded by traditional housing
Figure 9.28: Character Area 08: Kenmure Triangle
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9.10.1 Existing eatures to be respected /
enhanced / addressed
This area is a small contained backland site located
west o the railway and situated between Reading
Lane to the south and Wilton Way to the north. A
long narrow site, the land is largely utilised or
residential parking by occupants o properties
immediately to the west along Horton Road. The
Reading Lane rontage is currently dened by a
vacant two-storey building o relatively simple but
attractive appearance.
The relationship o the site to nearby residential
properties and the proximity o the site to the
adjacent railway will be important considerations, as
will the accommodation o existing vehicle parking
arrangements. The railway embankment containsmature vegetation and a number o mature trees are
also present within the site.
Key positive characteristics to be respected:
Medium building heights (typically 3-4 storeys).
Traditional architectural styles along Horton Road,
together more modern fats o a sensitive height
and scale to their context.
Simple but attractive vacant building on the
Reading Lane rontage.
Mature trees within and along the edge o the
site.
The amenity o adjacent residential properties.
Existing negative characteristics that should be
addressed include:
Close relationship with railway line.
Internal space is limited and required or
residential parking.
Limited access opportunities.
9.10.2 Proposals or Character Area 09
It is envisaged that development would occupy the
open area adjacent to the railway to create a mews
style courtyard space behind the buildings that ace
onto Horton Road.
The ground foor area would need to provide space
or existing parking and possible additional parkingassociated with the new development.
Opportunity Site F1Great Eastern Infll
Site Area: 4150 sqm
Proposed Building Footprint: 1540 sqm
Proposed Building Height: 2 storeys
Proposed Use: Residential
Building rontage on Reading lane
9.10 Character Area 09: Horton Road
Designs to avoid
harming neighbour
amenity
Residential
development, parking
at ground foor
Existing trees
retained where
possible
Existing buildings
converted to
residential use
Figure 9.30 Indicative schematic o the Horton Road opportunity site
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Policy/Design Principles
9.10 Horton Road
1. Character: A relatively isolated pocket o landcontaining a vacant building o moderate quality.
This site has the potential to dene its own
character though with due regard to proximity and
overlooking o adjacent residential.
2. Residential Amenity: The close relationshipwith the existing surrounding residential
properties would require care in the design o any
development on this site to avoid undue impacts
on privacy and loss o light to existing residents.
3. Frontages: Minimal rontage potential given thenarrow street edges o the site area. Potential
to reurbish the existing building ronting ontoReading Lane. Internal building rontage to
address issues o overlooking onto neighbouring
properties.
4. Land Uses: Residential only uses are anticipated.
5. Building Heights: It is proposed that 2 storey
development could be suitable in this location
given the close relationship with existing
neighbouring properties.
6. Trees: Whilst it is recognised that clearing willneed to take place, a number o signicant and
mature trees exist on the site and these should
be considered within any proposal and retained
where possible.
7. Railway:The development site runs adjacentto the railway line. High levels o noise/vibration
insulation will be achieved to protect amenity.
8. Servicing and parking: Car ree with the
exception o mobility impaired and large amily-sized units or car club spaces.
9. Existing Buildings: The existing buildings onReading Lane could potentially be converted or
residential use, in preerence to demolition and
redevelopment
Figure 9.31 Proposal or Character Area 09 - Horton Road
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9.11.1 Existing eatures to be respected /
enhanced / addressed
Clarence Mews orms a well dened character area
in the north o this Masterplan area. It comprises
a mixed range o buildings including, modern work
spaces as well more traditional fats over garages
and converted industrial buildings. Its narrow
street creates an intimate character with almost
no pavement buildings are accessed directly
rom the street.
This eclectic range o mostly 1 and 2 storey
buildings is o variable quality and despite the
somewhat shabby quality o some parts o this
street it retains a rather attractive and distinctive
character.
Key positive characteristics to be respected:
Low-rise buildings (typically1-2 storeys).
Varied building styles rom very modern to
traditional industrial buildings.
Narrow street width with almost no pavement.
Buildings accessed direct rom the street.
Mixed uses including residential and small scale
work spaces.
Existing negative characteristics that should be
addressed include:
Poor quality buildings or poorly maintained
buildings.
Some unsightly gaps sites/vacant plots.
Some dead rontages.
Low grade streetscape.
9.11.2 Proposals or Character Area 10
No specic proposals are identied or this area as
no major sites are contained in this character area.
However, much scope exists or improvement and
interventions should address occasional gap sites,
derelict buildings and improvements to the lesssuccessul western side o the street.
Streetscape improvement measures, including a
new high quality shared surace treatment that is
consistent along the length o the street. Potential o
tree planting along one side o the street would also
enhance its character and appearance.
A modern work space development in Clarence Mews.
9.11 Character Area 10: Clarence Mews
Low grade single storey buildings on the west side o the road.
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Policy/Design Principles
9.11 Clarence Mews
1. Character: Potential to reinorce and improve thetraditional narrow Mews street character.
2. Interventions: Gap sites and unsightly derelict
or under used buildings could be redeveloped to
improve the quality and consistency and o the
streetscence.
3. Building heights: Buildings generally between 1-2 storeys (exceptionally occasional 2.5 - 3 storeys
in suitable locations).
4. Maintenance: Facelit lit improvements andgeneral maintenan ce where required.
5. Streetscape: General improvement o the
streetscape suraces to provide a uniying
treatment. Potential or street tree planting on
one side o the road.
6. Uses: Mixed small scale employment andresidential.
7. Frontages: Where possible remove dead
rontages and introduce active/semi-active
rontages to enliven the streetscene and increase
overlooking.
8. Parking: On-street parking. Minimum residentialcommercial parking provision.
131
Figure 9.32: Character Area 10 - Clarence Mews
Figure 9.33 Schematic o Clarence Mews Character Area
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9.12.1 Existing eatures to be respected /
enhanced / addressed
This area comprises one o the direct linkages
into the principal Mare Street axis rom the north
and comprises a retail area opposite the Pembury
Estate to the west side o this area. The southern
end o Clarence Road at the junction with Lower
Clapton / Mare Street is weak with a poor
development edge dening either side. Parking
dominates the eastern side o the street and
would benet rom intermittent tree planting.
Retail activity is very much secondary in nature
with a more local eel. Connections west into
the Pembury Estate are poor and reinorce the
north south linearity o the route.
Intervention will ocus on upgrading shop ronts,signage and a new streetscape palette that links
with Mare Street. Importantly the junction with
Lower Clapton/Mare Street will require pedestrian
improvements and would take into account the
underused land at the south east corner o the
Pembury Estate.
Key positive characteristics to be respected:
Medium building heights along the east side o
the road (typically 2-3 storeys).
Traditional architectural styles, although
somewhat plain and austere, with back edge o
pavement development.
Mixed residential and local retail uses intermingled
along the street.
Existing negative characteristics that should be
addressed include:
Some unkempt poorly maintained buildings.
Lack o street trees/greenery on east side o
the road.
Car parking dominates the east side o the street.
The west side o the street is poorly enclosed due
to the open design o the Pembury Estate.
9.12.2 Proposals or Character Area 11
No specic proposals are identied or this area as
no major sites are contained in this character area.
However, some scope exists or improvement o the
physical environment and building abric.
It is envisaged that streetscape improvement
measures, could include enhanced surace
treatments in certain locations and possible tree
planting along the east side o the street to help
mitigate against the visual impact o dominant on-
street parking.
Clarence Road is enclosed to the east and open on its west side.
9.12 Character Area 11: Clarence Road
Secondary retail uses and on-street parking on Clarence Road
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Policy/Design Principles
9.12 Clarence Road1. Character: Peripheral retail street with specialist
and local shops intermingled with residential
development.
2. Interventions: Gap sites and unsightly derelictor under used buildings could be redeveloped to
improve the quality and consistency and o the
streetscence.
3. Building heights: Potential to increase building
heights rom to 2 to 3 or 4 storeys, to better
enclose this broad street.
4. Maintenance: Building maintenance and shop
ront acelit lit improvements.
5. Streetscape: General improvement o thestreetscape suraces targeted at key locations.
Potential or street tree planting on the east side
o the road.
6. Uses: Mixed small scale retail and residentialbetween and above shops.
7. Frontages: Retain active shop rontages to
enliven the streetscene.
8. Parking: Reduce the visual dominance o onstreet parking with potential planting o street
trees on the east side o the street.
Figure 9.34: Character Area 11 - Clarence Road
Figure 9.33 Schematic o Clarence Road Character Area
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9.13.1 Existing eatures to be respected /
enhanced / addressed
Two post-war housing estates comprise this area
- the Trelawney Estate to the south-east and the
Marcon Estate to the north-west, plus a small
section o the Pembury Estate (just north o the
Masterplan area).
These estate layouts contrast strongly with the
traditional streets ound in other parts o this
area. Blocks o fats are mainly inward looking and
arranged in regular patterns with large open spaces
between buildings. Estates are generally no-through
routes with roads arranged in cul-de-sacs.
Existing characteristics that should be addressed
include:Poor connectivity and relationship with adjoining
areas.
Low grade streetscape and poor legibility.
Indierent architectural appearance.
Under used general amenity space.
Back boundaries ronting onto public space.
9.13.2 Proposals or Character Area 12No specic proposals are identied or this area
However, some scope exists or improvement o the
physical environment.
Masterplan intervention is ocused on improvement
to local linkages and a range o public realm
enhancement measures to improve, legibility,
permeability and saety. Two key through-routes
could be enhanced through the Trelawney Estate
connecting north-south. The Marcon Estate is a
cul-de-sac area by virtue o the bounding railway
lines to the west and south. As a result the estate
only serves local resident access and thereore
intervention will ocus on improving back-to-ront
issues and saety/overlooking and landscaping o
local spaces/car parks.
The area o the Pembury Estate within the
Masterplan boundary is currently vacant and it is
anticipated that this will be redeveloped, primarily or
housing. Schemes should be considered holistically
together with proposals or improvements to the
Pembury Road junction to improve access and
movement or pedestrians and enhance the quality
o the pedestrian environment.
In addition, there is an aspiration to transorm two
car parks on Dalston Lane into amenity space or
the Pembury Estate (although these are located justoutside the Masterplan boundary).
The Marcon Estate has been identied as alling
below the standard or decent homes. In order to
be decent a home should be warm, weatherproo
and have reasonably modern acilities. Such homes
are an important element o any thriving, sustainable
community.
As the Marcon Estate alls below this standard the
estate is not economically viable or renewal. It is
recommended that aspirations or uture changes
to the estate are investigated as part o a separate
piece o work (see Aspirations opposite).
Trelawney Estate rom Paragon Road
9.13 Character Area 12: Residential Estates
Garage court on the Marcon Estate
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Aspirations:
1. Potential redevelopment o the Marcon Estate
and re-cater or residential units.
2. Redevelopment o the Marcon Estate andAspland Estate comprehensively and re-cater or
residential units.
3. Transorm two car parks on the Pembury Estate
(adjacent to Dalston Lane) into amenity space or
the Pembury Estate.
Figure 9.36: Character Area 12 - Residential Estates
Figure 9.38 Indicative schematic o the Marcon Estate
Policy/Design Principles
9.13 Residential Estates
1. Character: Modern residential estate butenhanced where opportunities allow in term o its
interace with the public realm and surrounding
areas.
2. Streetscape: General improvement o thestreetscape suraces targeted at key routes.
Potential or street tree planting on Paragon
Road.
3. Frontages: Address poor relationship with ronts
and backs where walls and ences create deadspace adjacent to the public realm.
4. Legibility: Seek enhancements to the legibility
o these areas, primarily ocussed on leading
people through key routes towards important
locations such as the town centre or stations.
5. Development on the Pembury Estate:Proposals or development o the vacant site on
the Pembury Estate should include measures or
the enhancement o the pedestrian environment
at the Pembury Road/Dalston Lane Junction interms o access, movement and the quality o
the public realm.
Figure 9.39 Indicative schematic o the Trelawney Estate
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PART IV - MOVING FORWARD
This section puts orward an overall approach to implementing this project.
10 Delivery and Implementation
10.1 Introduction
The implementation strategy is design to support the
planning and delivery o the masterplan.
While this is not a detailed implementation strategy
or specic projects, it has been inormed by market
realities and distinguishes between development
that is likely to be procured through active
intervention and that which will primarily depend
on passive measures such as development controlrequirements and restrictions.
The implementation strategy aims to be clear about
what active public sector intervention is necessary
to achieve it and is mindul o both the management
and nancial constraints which apply. Clearly it is
neither possible or desirable to achieve everything
proposed at once and thereore a phased approach
is suggested. The ollowing general principles would
apply:
Phase 1 development will;
Have the highest positive impact on the viability
and impact o later phases;
Require re-development o the bus garage into a
basement acility; and,
Can be delivered through private sector
development or using existing or
accessible budgets.
Phase 2 development will;
Depend on viability and delivery by the private
sector on the completion o early phases; and, Require public unds that need to be planned or
some years in advance.
Phase 3 development will;
Require change in market conditions (e.g.
Improvements in viability dependent on medium
term market trends); and,
Require public unding that either needs to
be bid or or is not covered by existing
mainstream budgets and thus cannot be relied
upon within proper implementation planning.
Issues o nancial viabil ity, timing and risk are
intimately related, but deliverability and viability are
not xed hurdles and can be lowered by assuming
longer time rames, projecting values, and (to a
lesser extent) possible changes in the nancing
system.
The ownership o the sites across the masterplan
area is key to developing a strategy or
implementation o the masterplan. Within the
Hackney Central masterplan area there are verylimited sites owned by the Council where an
increase in site value could be achieved rom the
proposed development. Whilst this capital value
increase can be realised through site disposal to
generate unds to pay or, say, public realm works it
would not cover all the costs o the works identied.
It will thereore be necessary or the Council to seek
ways o generating unding or the capital works
suggested in this masterplan.
10.2 Delivery Constraints and Opportunities
There are our main delivery opportunities/strengths
The potential to meet new housing growth
requirements and housing needs demand
through proposed developments;
The potential to enhance the town centres
range o acilities and retail provision, meeting
part o the anticipated retail demand in the
boroughs Retail strategy;
The potential or redevelopment o the bus
garage and the Tesco site in the short-medium term present a major opportunity or
comprehensive change; and,
Capitalise on planned enhancements and the re-
opening o Hackney Central rail station.
There are ve main delivery constraints:
Funding or public realm and other capital works
will not be deliverable through development
values rom the Council-owned sites alone;
LBH have limited capital unds to deploy or site
assembly, though CPO acquisition could be
considered;
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Potential uncertainty over demand in the current
market;
The majority o opportunity sites are in private
ownership/control and thereore timescales
are uncertain and generating value limited to
agreements, planning obligations and potential
Section 106 terms.
Improvements to the pedestrian environment
along Narrow Way are dependent upon wider
area trac modelling and agreement with TL and
bus operators;
The implementation strategy addresses the ollowing
issues:
Uses the masterplan as a mechanism to avoid
inappropriate development in the town centre;
Extracting value to pay or public realm
enhancements; Focusing on well dened development
opportunity sites;
Looking to the bigger picture where each
opportunity area contributes to overall
comprehensive change, shiting the character
and image o the quality o the town centre;
Maximising development value; and,
By introducing CPO in the longer term, securing
development value subject to unding.
10.3 Responding to the Market
One objective o regeneration is to change the
economics o investing. Accordingly, it is important
to look at the long term eect o oreseeable
movement in values and costs on land prices and
viability.
The potential increases in the land value across the
various opportunity sites were reviewed providing
an indication o the deliverability o the masterplan.
However, property and land values (and thereore
viability) are highly sensitive to relatively minorchanges and since estimates o cost at this stage
are limited and the value o development can dier
depending on the outlook o a developer, a large
margin o error has to be accepted and built into the
implementation strategy. However, over time, this
margin is likely to reduce, as cost and value data or
each o the developments progress.
10.4 Council Ownership
Where the council owns a site outright, the Councilhas control over its development and timing. This
could be used as a kick-start scheme to und
early works. At site E1, or example, the Council
may take the lead in developing proposals, nding
potential developers and packaging the site or a
comprehensive development.
10.5 Private Sites
On privately owned sites the council will have
less infuence but can work to demonstrate to the
land owners the potential o the site within the
masterplan vision. This may extend to assisting in
the preparation o development bries (or example
on the site known as the Gibbons site (B1) and
providing contacts and links to interested parties.
This development assistance would help in the
sequencing o the development o certain key
sites such as the Station Plaza/Amhurst Gateway.
Assisting with the realisation o development onprivate sites will also help in generating unds or
other works via agreements such as S106.
Delivering the Public Realm Enhancements
As described above, the increase in site value can
be used as a way o generating unds to provide
or public realm improvements. The provision o
all the works identied in the masterplan vision is
dependant to a large extent on all o the sites being
developed. This may not, however, be possible
as most sites are privately owned and so the
development decision rests with the land owners.
Thereore, what needs to be reviewed are the
ollowing:
Priority Which o the public realm works more
important than others. By identiying key public
realm projects, these may receive early ocus o
investment;
Scope The masterplan vision identies public
realm works that may be on privately owned
sites. Aspects o these works may thereore beprovided as part o the site (re)development;
This is particularly relevant or the Tesco site where
a public open space element (i.e. new pedestrian
route) is on privately owned land. The scope o
provision by the developer needs to be clearly
understood so that works undertaken by the Council
and works undertaken by the private sector may be
apportioned.
Similarly, the timing o the works on key sites needsto be understood in relation to the sequencing o the
development o the other public realm works. Where
a signicant residual value is being generated then a
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sizeable contribution via S106 agreements could be
made to und other projects.
10.6 Funding
The type and scale o physical transormation
promoted through the masterplan requires
signicant investment. It is understood that public
sector unding is relatively limited and may need to
be generated rst beore they can be used.
The Councils can play an active role in the ollowing
ways:
Through use o their statutory powers;
Through releasing value through change o land
rom employment to residential use on browneld
sites; Through land acquisition and CPO powers;
Through planning contributions; and,
Through application o their own unds or use o
their land assets.
A key objective is to ensure that any change o use
to residential must provide a wider benet or the
local area, such as public realm improvements,
access inrastructure or support or the creation o
employment opportunities either indirectly or directly
(i.e. the value o the residential development is used
to cross und employment opportunities).
As ar as any potential CPO is concerned, support
may be required rom the Councils own resources
or a rolling programme o land acquisition and
disposal, on the basis that initial investment would
be returned rom the proceeds o disposal ater
change o use.
Another useul power is contained in Section 215
o the Town and Country Planning Act 1990, which
empowers Councils to require proper maintenanceo (privately owned) land. This provides a useul
way o reducing apparent dereliction and indirectly
encouraging development.
In some cases, in particular at project level, there
might be scope to involve other delivery partners,
such as organisations involved in providing
aordable housing without grant. While Registered
Social Landlords (RSLs) will have a key role both
as purchasers o aordable housing and in some
cases, as developers in their own right, accessto Housing Corporation and loan unding will be
crucial. This will usually be available where the
Housing Corporation can see clear added value
rom their investment; maximised by careul orward
planning o calls on their resources and the creation
o an appropriate ramework or planning gain
contributions.
Planning gain will also be a major tool in the
regeneration process and will mainly arise in
situations in which residential use is proposed.
Complicated and protracted Section 106
negotiations are a barrier to investment, so a simple
and transparent regime is required. In procedural
terms the scope is dened by ODPM Circular
05/2005. In some situations the potential
will be limited by the need to allow the developer to
achieve an adequate reward ater covering the cost
o preparing and remediating the site.
Marketing or Hackney Centrals town centre as anexpanding, attractive and vibrant town centre should
consider:
Promoting the area as riendly or developers/
investors with clear steps or planning process;
Promoting the area as a great place to live and
work; and,
Partnership working with local providers / labour
market to attract incoming employers.
10.7 Phasing
Delivery o regeneration through the Hackney Central
masterplan SPD will be progressed in a phased
manner over a 14 year timescale to 2021
Investment required or inrastructure, station
reurbishments and so on will infuence timescales.
Phases should aim to be complete in their own
right and serve as catalysts or successive phases.
Phasing must be considered in both physical and
unding terms.
Key phasing principles in terms o land use include:
Retail: Short term to establish new Tesco store
and other associated retail with the
proposed development. Amhurst Gateway
(Gibbons site) may also occur in the short term
along with station reurbishment. Other retail
developments (e.g. The Narrow Way gate
northern end o the Narrow Way) would all in the
medium term.
Oces/employment : Limited employment/oce provision. Short term bus garage
redevelopment to enable new development on
current garage site, including new oce space.
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New oce and mixed use scheme at Hackney
Yards
Residential: Range o projects that include both
residential only and mixed use. Short term would
include the Tesco mixed use scheme, Amhurst
Gateway and bus garage site redevelopment.
Medium and long term The Rectory, Horton
Road, Hackney Lanes and Yards, Morning Lane.
Key phasing principles in terms o development
opportunity areas include:
Tesco: Short term, at pre-application stage with
LBH;
Railway Arches (new pedestrian access): Short
term and linked to Tesco development;
Bus garage: Short to medium term dependent
upon agreements with Arriva and TL. Linked to
arches access and new Bohemia Place retail andpublic realm works;
Amhurst Gateway / Gibbons site: Short term
linked to Hackney Central Station reurbishment
and opening o the station itsel;
Hackney Central station: Short term TL
programme
Narrow Way Gate: Medium term requires
The Rectory: Medium to long term requires
relocation o Learning Trust and Scout Hall
acilities;
Morning Lane (south side): Medium term
Hackney Lanes: Medium to long term
Hackney Yards: Short to medium term
Horton Road: Medium term
In broad terms the phasing sequence will be:
Phase 1 Short term 2008 2012. Initial priorities
should be ocused on:
- Site identication and disposals o Council owned
sites suitable or private development (Site E1
south o Reading Lane and car park site within
the Amhurst Gateway site area);- Initial quick wins in terms o small scale public
realm improvements;
- Initial development brie preparation or
discussion with site owners;
- Sites already in the pipeline or at pre-application
stage (e.g. Tesco)
- Commencement on site o advanced
development schemes with capturing o increase
value via S106 or other agreements
- First major public realm works in conjunction with
early private developments; and,- Site assembly discussions.
Phase 2 Medium term 2013 2017. Initial priorities
should be ocused on:
Commencement o sites developed rom bries
previously prepared;
Site assembly implementation ollowing agreed
joint development schemes;
Eect on local market o initial development
schemes starting; and,
Preparation o schemes based on improved local
market.
Phase 3 Long term 2018 2021 and beyond. Initial
priorities should be ocused on:
Private scheme development in improved local
market
10.8 Risks
In order to develop a sound delivery strategy or
the masterplan, the risks associated with the
redevelopment o the sites are identied below:
Private site owners not willing to develop schemes
in the same ormat as the masterplan. Whilst the
masterplan shows the possibilities or the sites
where they are privately owned the decisions made
regarding the sites are primarily the land owners.
Only through assistance in development preparation,
partnership or direct intervention can the Council
control the changes to the site.
Timing o development:
As noted above or privately owned sites, the
development decision may not be in the Councils
control. Consequently, the timing o the progression
o the masterplan is similarly aected.
Dependencies and interlinking o projects:
Whilst the nancial analysis can be done on
individual sites, oten the linkage o developmentswithin a small area o the masterplan area may
acilitate or hinder the progression o the masterplan
as a whole. Oten these links are social, commercial
and intrinsic to each other.
By examining these links, urther ways in which
development projects can be brought orward or
impediments to development removed can be
investigated. However, due to their complex and
oten private nature this needs to be done on a
case by case basis which would be the subjecto urther work.
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10.9 Conclusion
The high cost o the public realm works needs to be
paid or rom capturing some o the increase in value
rom developments on land owned by the Council
and also on private developments. As outlined there
are a number o mechanisms to carry this out and
their eectiveness may vary.
Where the council have the opportunity to control
the asset o the site then this may be a signicant
source o unding. However, turning an asset into
capital or unding involves the loss o the asset. This
will need a decision by the Council with inevitable
non-nancial considerations.
10.10 Moving Forward
The consultation drat Masterplan outlines scenarios
or the uture development o and improvements
to Hackney Central Town Centre. Furthermore
it explains how the scale, type and nature o
development is underpinned by London Plan
policies and GLA targets. The local community and
key stakeholders will be consulted on the content
o the Masterplan and their views and eedback on
the options presented here will eed into the nal
Masterplan.
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Risk Likelihood Impact Avoidance Mitigation
Diculty in attracting
retail-led development
Medium but will
occur in line with
other growth
Signicant Flexibility over type o retail.
Alternative speculative oce
space
Retail to be phased
Onerous aordable hous-
ing quantums
Medium (new
Mayoral targets)
Signicant Siteby-site sensitivity testing
allowed
Range o levels o
aordable
Diculty in bringing
orward land or develop-
ment
High Signicant Partnership working, prepare
Bries
Realistic phasing
programme
Area-wide trac model-
ling testing
Medium may
impact on Nar-
row Way
Moderate Early completion o modelling
work
Flexibility o trans-
port proposals
Consented/pre-applica-
tion stage sites imple-
mented outside master-
plan recommendations
Medium Signicant Early discussion with land own-
ers
Require revision to
pre-app schemes
Bus garage relocation un-
certain dependent upon
TL/Arriva etc.
Medium Moderate Technical testing to indicate vi-
ability / mtgs with Arriva etc.
Alternative site de-
velopment options
Excessive planning
requirements reduce vi-
ability
High Signicant Detailed evaluation o schemes
to test thresholds
Town-wide regen-
eration to distribute
cost o public realm
works
Table 10.1 Risks Assessments
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APPENDIX A - RELEVANT LONDON PLANOBJECTIVES
Relationship to the London Plan
The Masterplan vision or Hackney will be realised byadherence to the 5 key themes which underpin the
approach to the masterplan. The Hackney Central
Masterplan will be Interim Planning Guidance and
the policies o the London Plan (2008) are closely
associated with these themes.
The table identies the principal areas o overlap
between the ve key themes and the policies
contained within the London Plan (2008).
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Masterplan Themes
Relevant London
Plan Policy
Theme 1:
Promoting highquality urban
design or
Hackney Central
Theme 2:
Enhancing thepublic realm
Theme 3:
Ensuring aunctional town
centre or living
working and
shopping
Theme 4:
Establishinga coherent
and attractive
movement
network
Theme 5:
Promotingorward thinking
sustainable
regeneration
strategies
l.1 Mayors Objectives m
2A.1 Sustainability
criteria
2A.7 Areas or
regeneration
2A.8 Town centres
3A.2 Borough housing
target
3A.6 Quality o
housing provision
3A10 Negotiating
aordable housingin individual privateresidential and mixed-use scheme
3B.1 Developing
Londons economy
3B.2 Oce demand
and supply
3B.3 Mixed use
development
3C.1 Integrating
transport and
development
3C2 Matching
development to
transport capacity
3C.3 Sustainable
transport in London
3C.19 Local
transport public realmenhancements
3D1 Supporting Town
Centres
Relationship o London Plan to Hackney Central Masterplan
m m m m m
m m m m m
m m m m m
m m m m m
m m
m m m
m
m m m m
m m m
m m m m
m m m m
m m m
m m
m m
m m m m
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Masterplan Themes
Relevant London
Plan Policy
Theme 1:
Promoting highquality urban
design or
Hackney Central
Theme 2:
Enhancing thepublic realm
Theme 3:
Ensuring aunctional town
centre or living
working and
shopping
Theme 4:
Establishinga coherent
and attractive
movement
network
Theme 5:
Promotingorward thinking
sustainable
regeneration
strategies
3D.2 Town Centre
Development
3D.3 Maintaining and
improving retail acilities
3D.4 Development
and promotion o thearts and culture
3D.8 Realising
the value o open
space and green
inrastructure
4A.1 Tackling climate
change
4A.2 Mitigating climate
change
4A.3 Sustainable designand construction
4A.4 Energy
assessment
4B.1 Design principles
or a compact city
4B.2 Promoting worldclass architecture and
design
4B.3 Enhancing the
quality o the public
realm
4B.5 Creating an
inclusive environment
4B.6 Saety, Security
and re protection
m m m
m m m
m m m
m m m
m
m m mm
m
m
m
m m mm
m m
m m mm
m m m
m m m
144
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Masterplan Themes
Relevant London
Plan Policy
Theme 1:
Promoting highquality urban
design or
Hackney Central
Theme 2:
Enhancing thepublic realm
Theme 3:
Ensuring aunctional town
centre or living
working and
shopping
Theme 4:
Establishinga coherent
and attractive
movement
network
Theme 5:
Promotingorward thinking
sustainable
regeneration
strategies
4B.7 Respect
local context and
communities
4B.9 Tall Buildings
- Location
4B.10 Large scalebuildings - design and
impact
4B.12 Heritage
conservation
4B.13 Historic
conservation - led
regeneration
5A.1 Sub-Regional
implementation
ramework
5B.1 The StrategicPriorities or NorthLondon
6A.2 Working in
partnership
6A.3 Promoting
development
6A.9 Working with
Stakeholders
6A.10
Coomplementary
strategies
m m m
m m m
m m m
m m
m
m m mm
mm m mm
m m mm
145
mm m mm
mm m mm
mm m mm
m
mm m mm
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APPENDIX B - TECHNICAL ENERGY TABLES
Relationship to the London Plan
The Masterplan vision or Hackney will be realised byadherence to the 5 key themes which underpin the
approach to the masterplan. The Hackney Central
Masterplan will be Interim Planning Guidance and
the policies o the London Plan (2008) are closely
associated with these themes.
The table identies the principal areas o overlap
between the ve key themes and the policies
contained within the London Plan (2008).
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