Hackney Central Master Plan p1-30

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DEVELOPMENT PLAN DOCUMENTFOR PUBLIC PARTICIPATION

Draft Interim Hackney Central Area Action Plan(Phase 1) - Masterplan

March 2009

Local Development FrameworkLDF


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PART I: Context and Analysis

Chapter 1: Introduction

1.1 Purpose of the Masterplan

1.2 Who is it for & How can it be used?

1.3 Method and Approach

1.4 Status of the Masterplan1.5 Masterplan Overview

Chapter 2: Context The place and its people

2.1 Taking the Wider View

2.2 The Study Area

2.3 Masterplan Development

2.4 Hackney Central consultation

2.5 The Local Context

2.6 Summary SWOT

2.7 Key Issues

2.8 Options Development

PART II: The Masterplan Framework

Chapter 3: The Masterplan Vision

3.1 Masterplan Vision

3.2 Masterplan Themes and Objectives

Chapter 4: Theme 1 - Promoting high quality urban

design for Hackney Central

4.1 Reinforcing character and identity

4.2 Enhancing town centre legibility4.3 Addressing severance

4.4 Locating tall buildings

4.5 Maximising benefits of opportunity areas

Chapter 5: Theme 2 - Enhancing the public realm

5.1 The importance of the public realm

5.2 Principle public spaces

5.3 Points of arrival

5.4 A clear street hierarchy

5.5 Play and Recreation Spaces

5.6 Management and Maintenance

Chapter 6: Theme 3 Ensuring a functional town

centre for living, working and shopping

6.1 Land use strategy

6.2 Retail Strategy

6.3 Housing Provision

6.4 Employment Provision

6.5 Community Facilities

6.6 Development Content

Chapter 7: Theme 4 - Establishing a coherent and

attractive movement network7.1 A hierarchy of movement and access

7.2 Pedestrian movement

7.3 Approach to crossings and junctions

7.4 Cycle Routes

7.5 Public Transport

7.6 Parking Strategy

7.7 Servicing Strategy

Chapter 8: Theme 5- Promoting forward thinkingsustainable regeneration strategies

8.1 Introduction - The Energy Strategy

8.2 Energy hierarchy

8.3 Energy reduction and efficiency guidance

8.4 Supply strategy

8.5 Energy service company

8.6 General considerations for renewables

8.7 GLA renewable energy compliance

8.8 Biomass guidance

8.9 Low carbon landmarks

PART III: Shaping Local Character

Chapter 9: Character Areas and Opportunity Sites

9.1 Character Areas and Sites Overview

9.2 Area 01: Mare Street East

9.3 Area 02: Amhurst Road

9.4 Area 03: Mare Street

9.5 Area 04: St John-at Hackney Church

9.6 Area 05: Civic Heart

9.7 Area 06: Mixed Employment

9.8: Area 07: Traditional Streets9.9 Area 08: Kenmure Triangle

9.10 Area 09: Horton Road

9.11 Area 10: Clarence Mews

9.12: Area 11: Clarence Road

9.13: Area 12: Residential Estates

PART IV: Moving Forward

Chapter 10: Delivery and Implementation

10.1 Introduction

10.2 Delivery constraints and opportunities10.3 Responding to the market

10.4 Council ownership

10.5 Private sites

10.6 Funding

10.7 Phasing

10.8 Risks

10.9 Conclusion

10.10 Moving Forward

APPENDICESA Relevant London Plan ObjectivesB Technical Energy Tables

CONTENTS


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PART I: Context and Analysis1.1 Stages of the Masterplan Project

2.1 Hackney Central and Dalston context

2.2 The masterplan boundary

2.3 Listed buildings and conservation area

2.4 Crossrail 2 safeguarded land

2.5 Constraints summary2.6 Opportunity sites

2.7 Option 1

2.8 Option 2

2.9 Option 3a

2.10 Option 3b

2.11 Option 4

3.1 A vision for Hackney Central

3.2 The urban design framework

PART II: The Masterplan Framework4.1 Character areas4.2 Legibility

4.3 Barriers to movement

4.4 Indicative building heights

4.5 3D image of the Masterplan area

4.6 Cross-section through the

Masterplan area

5.1 Areas for public realm enhancement

5.2 Town Hall Square

5.3 St John-at-Hackney Churchyard

and Gardens

5.4 New Town Square5.5 New connecting routes

5.6 Gateways and Nodes

5.7 Hierarchy of routes

5.8 Play strategy

6.1 Land use plan

6.2 Retail strategy diagram

6.3 Proposed community infrastructure

7.1 Context map for London Borough

of Hackney

7.2 Vehicular movement network

7.3 Pedestrian strategy7.4 Cyclist strategy

7.5 Parking, access and servicing strategy

8.1 Energy strategy

8.2 Energy hierarchy

PART III: Shaping Local Character9.1 Proposed character areas

9.2 Opportunity sites block reference diagram

9.3 Design principles and constraints for

character area 01

9.4 Proposal for character area 01: Option 01

9.5 Proposal for character area 01: Option 02

9.6 View south towards proposed new town

square

9.7 Indicative schematic Option 19.8 Indicative schematic Option 2

9.9 View west along Morning Lane

9.10 Proposal for Character Area 02

9.11 View towards Hackney Central station

9.12 Schematic of station plaza site

9.13 Station Plaza opportunity site

9.14 Proposals for character area 03

9.15 The Narrow Way northern gateway site

9.16 Indicative schematic of Mare Street

character area


9.18 The Rectory opportunity site

9.19 Indicative schematic of The Rectory site


9.21 Indicative schematic of Character Area 05


9.23 Indicative schematic of Hackney Yards

9.24 Hackney Yards opportunity site

9.25 Character Area 07: Traditional Streets

9.26 Hackney Lanes opportunity site

9.27 Indicative schematic of Hackney Lanes

opportunity site

9.28 Character Area 089.29 Indicative schematic of Kenmure Triangle

9.30 Indicative schematic of Horton Road



9.33 Indicative schematic of Clarence Mews


9.35 Indicative schematic of Clarence Road


9.37 Indicative schematic of the Trelawney Estate

9.38 Indicative schematic of the Marcon Estate

9.39 Indicative schematic of the Trelawney Estate

Tables2.1 Masterplan Scoping opportunity sites table

2.2 SWOT audit and analysis

3.1 Masterlpan themes and objectives

5.1 Proposed quantums of playable space

8.1 CO2 reduction and cost

9.1 Opportunity sites

LIST OF FIGURES AND TABLES


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PART I - CONTEXT AND ANALYSIS

This section describes the Hackney Central Masterplan area and

summarises the analytical work undertaken to date, which serves as a

foundation for the Masterplan.

1.1 Purpose of the Masterplan

A Masterplan is a comprehensive strategy for

co-ordinated development and design in an area

that reflects local aspirations for the future of that

area. A Masterplan helps to guide development

and provides confidence and certainty to developers

and other public sector bodies that their proposals

are grounded.

Where a masterplan allocates land, as in the

case of this masterplan, it must be prepared as

an Area Action Plan.

The overall purpose of the Hackney Central

Masterplan will be to establish the basis for

shaping the regeneration of the area. It will ensure

the continued and enhanced role of Hackney

Central as an important Town Centre and civic

heart to the borough, responding to the needs

of future communities and housing growth over

the coming years.

The regeneration of Hackney Central will seek

to address:

Town Centre liveability: through social and

physical regeneration, including better streets

and linkages, buildings, housing, community and

cultural facilities as well as providing new public

open spaces, especially enhanced green and

play spaces;

Strengthened local character and enhancedheritage: by encouraging community-led

development and facilitating an integrated and

balanced town centre that is attractive as a place

to live, work, visit and invest;

Stronger definition of the town centre as the

civic heart to the borough and as a key civic

and cultural hub within London;

To provide quality local retail and amenities

for the people of Hackney Central, inspiring

developers and stakeholders by illustrating how

the area can be improved; and,

The quality of the public realm through a

focus of investment in key routes and spaces,

introducing areas of new public open space, and

means of access to facilities.

The Masterplan will meet these objectives by:

identifying the key strengths and weaknesses of

the town centre;

ascertaining the issues that currently affect the

town and may influence the towns future;

setting out the principles and parameters for

new development to take place - site design,capacities, uses, funding and phasing;

defining the principles for environmental

enhancement to take place identification of

local distinctiveness, character areas,

improvement areas;

identifying areas to improve the public realm and

introduce new public open space and community

facilities; and,

assessing the practicalities of co-ordinated

development and land assembly.

The Masterplan guides the overall regeneration of

Hackney Central, providing more specific detail than

the emerging Core Strategy. An important aspect of

the Masterplan is the promotion of high quality,

sustainable mixed-use development.

The Civic heart, Mare Street shops and wealth of historic character capture much of the essence that is Hackney Central.

01 Introduction and Background


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1.2 Who is it for how can it be used?

The Council will use the Masterplan to:

identify potential for growth including residential

in mixed-use development;

co-ordinate development within the town

centre area;

ensure an appropriate mix of land uses, and

thus allocate land;

assess developer proposals; and,

forecast future service and communityfacility needs.

This draft Masterplan establishes a strategic

framework identified through a series of policies and

principles, setting out the policy context (in addition

to the emerging Core Strategy) for development

proposals coming forward within Hackney Central

town centre. These principles will be used to inform

development and proposals throughout the area

and assess planning applications. Developers, land

owners, stakeholders, residents; neighbourhood

organisations and community organisations can use

this document to:

identify suitable locations for new developments;

identify what density is appropriate and how

they can integrate developments into the

surrounding context;

identify what land uses are suitable on

specific sites; identify what types of developments the Council

is planning for the area as a whole as well as

specific sites; and

to forecast future service needs.

All developers, individuals and organisations should

work with the Council to achieve the principles

set out in this document to inform proposals. The

Policy/Design Principles are set out in a higlighted

box throughout each theme and character area.

Stage 1: Masterplan Scoping

Stage 2: Initial Options

Stage 3: Consultation Draft Masterplan

(current stage)

Stage 5: Finalise Masterplan (Phase 1 AAP)

SustainabilityAppra

isal

EqualitiesImpactAssessment

Informal Community Consultation

Formal Consultation with Community, Stakeholders, Ward Members

Ward Members Consultation and Design Review Panel

Stage 4: Consultation

Hackney

CentralMasterplan

Steering

Gro

up

(Councilofficers,

key

stakeholders,etc.)Consultation/Meetings


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1.3 Method and Approach

The project programme so far has been structured

in the following stages:

Stage 1: Masterplan Scoping & Initial Consultation

Stage 2: Initial Options

Stage 3: Consultation Draft Masterplan

(current stage)

Stage 4: Public Consultation/Public Participation

Stage 5: Finalise Masterplan (Phase 1 AAP)

These stages have resulted in two document

parts, namely Part 1 Hackney Central Masterplan

Scoping and Baseline Report which consists of

background supporting material which informed

Part 2 the Draft Hackney Central Area Action Plan

(Phase 1) Masterplan (this document).

Following public consultation of this draft

Masterplan, the Council will take into account all

comments received to produce a final Phase 1

Area Action Plan to be endorsed by Cabinet.

Following the endorsement of Phase 1 and the

adoption of the Core Strategy, a Phase 2 Draft

Hackney Central Area Action Plan will be prepared

to reflect the adopted Core Strategy which will then

be consulted on. Following public consultation and

subsequent amendments made to the document

resulting from comments received during the

consultation period, the Phase 2 AAP will be

adopted by Council as the final Hackney Central

Area Action Plan.

Sustainability Appraisal

Underpinning the approach to the development of

the Masterplan is the process of formulating and

undertaking a Sustainability Appraisal (S.A.) for the

key stages of the project. An SA has informed the

preparation of the Masterplan and should be read in

conjunction with this document.

Equalities Impact Assessment

The Masterplan is accompanied by an initial

Equalities Impact Assessment that examines what

effect the Masterplans implementation may have on

different groups in the community. A full Equalities

Impact Assessment will be produced during the

drafting of the Submission version.

1.4 Status of the Masterplan

This document has been prepared during a time

of change within the current planning system. The

Unitary Development Plan (UDP) is progressively

being replaced by the Hackney Local Development

Framework (LDF). Hackneys Core Strategy

Preferred Options Report has undergone statutory

public consultation in April and May 2008.

This Masterplan has been prepared as a Draft

Area Action Plan (Phase 1) process as part of the

Local Development Framework (LDF). It provides

policy and design guidance to be used as part

of the development control process and to help

inform investment decisions. As a Development

Plan Document, this Masterplan will be a material

consideration in the assessment of planning

applications, and will be able to allocate land use.

On advice from the Government Office for London,

Hackney Central Area Action Plan will follow the

Core Strategy process to ensure consistency and

conformity. This document therefore is Phase 1

of this AAP process; it replaces the existing Issues

and Options Hackney Central Area Action Plan

(2005). Once the Core Strategy is adopted, the

AAP will be developed from this Phase 1 stage

into a consultation document, and taken forward

as a development plan document for full adoption.

Consultation feedback from earlier stages and

baseline information has therefore been fed into the

production of this Masterplan.

1.5 Masterplan Overview

This document is the culmination of the first three

stages of work and sets out a strategic urban

framework that will guide future development in the

Town Centre.

This masterplan also identifies the main opportunity

sites in Hackney Central and these represent theareas where change is most likely to occur and sets

out possible development scenarios for these sites.

It puts forward an urban design-led approach to

the regeneration of the area, with an appreciation of

context as a means of informing appropriate design

solutions. It also provides illustrative examples

for each opportunity site to show how they could


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develop based upon strategic urban design and

development principles.

The document is presented in four parts:

PART I Context and Analysis

This section describes the Hackney Central

Masterplan area site and summarises the analytical

work undertaken to date, which serves as a

foundation for the Masterplan.

PART II Masterplan Framework

This section establishes the over-arching urban

design framework and the development principles.

This section also sets out the key topics of the

Masterplan in terms of indicative preferred building

footprints, a public realm strategy, land use,

indicative building heights, movement and access

and community infrastructure.

PART III Shaping Local Character

This section outlines design parameters for each

of the areas within the town centre, aiming to

strengthen the character and unique identity that

already exists. Detailed development proposals are

envisaged and illustrated on a site-by-site basis.

Some sites are shown as having different scenarios

to indicate different possibilities for development,

dependent on land assembly, viability, cost, etc. The

development proposals are indicated in both plan

form and three-dimensionally, to provide a general

sense of the overall massing of the proposed

development on site.

PART IV Moving Forward

This section provides the overall strategy for

implementation and sets out which projects,

measures and actions are required for successful

delivery of the Masterplan.

Matrix Partnership Ltd Lead Consultants, Urban

Design and PlanningRamboll Whitbybird Ltd Transport, Energy and

Sustainability

Bernard Williams Associates Land Assembly and

Development Economics


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02 Context: the place and its people2.1 Taking the wider view

Masterplans are being prepared in parallel for both

Dalston and Hackney Central town centres to

ensure that a complementary planning strategy is

pursued for each location. Dalston and Hackney

Central are the Boroughs two main existing town

centres and as such will be the focus for new retail,

commercial, leisure and other related development

over the coming years. Dalston is the Boroughs

foremost centre and is designated a Major Town

Centre in the London Plan. Whilst Hackney Central

is designated as a lower order District Town Centre,

with the area a major focus for regeneration over the

plan period, it is possible that growth will lead to it

becoming elevated in planning policy terms.

Both Masterplans also need to capitalise on

major new planned rail infrastructure, such asthe remodelling of both Dalston Kingsland and

Hackney Central North London Line stations as part

of the Overground Network. In Dalston, planned

extensions to the East London Line are potentially

to be accompanied by a new Hackney-Chelsea

line station, transforming the way that the centre

is connected to the London rail network. The

development pressures that this new infrastructure

will bring provides both challenges and

opportunities for considering how each centre

is to evolve in the future.

Whilst both centres are major focal points for

shopping, Dalston is primarily a comparison

shopping destination (i.e. non-food such as clothing)

and Hackney Central is largely a convenience

shopping centre (i.e. food). At present too much

spending power leaves the borough. It is therefore

necessary to encourage the provision of more and

higher quality shopping and services to encourage

local residents to shop more locally for a wider range

of goods and services. However, there is a finite

quantum of such development that can be spreadin market economic terms between the two

centres (and to a much lesser extent smaller

centres) and so it is important that a complementary

retail strategy is pursued in each location.

Each centre has much in common in terms of

future planning provision but also it is important

to recognise the unique selling points that sets

each place apart and gives its special character. In

Dalston, there are three fundamental influences that

shape the dynamic of the area:

Kingsland High Street, a lively thoroughfare that

is in parts somewhat run-down characterised by

small, independent shops and services, many

catering to the areas ethnically diverse population

in terms of food and other specialist products;

Ridley Road Market, a bustling street market thatdraws from a wide catchment area; and

the prevalence of creative industries and

organisations that are located in the area,

including a lively evening economy of clubs

and bars.

Although there are overlapping characteristics,

Hackney Central is notable for:

the Town Hall, Hackney Empire Theatre and other

related facilities establishing this as the civic heart

of the borough; the intimate qualities of the Narrow Way, flanked

by St Johns-at-Hackney Church and churchyard,

an area with a distinctive feel, though undermined

at present by all day traffic congestion; and

like Dalston, the area is increasingly becoming

a focus for cultural and creative activities, some

transferring from Shoreditch.

The strategic intention is to ensure a well-balanced

offer, with two complementary poles of regeneration

activity, each specified to strengthen localdistinctiveness and character.


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Figure 2.1 Hackney Central and Dalston town centres context


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2.2 The Hackney Central Masterplan Study Area

The Hackney Central Masterplan Area comprises

and area of 36.7 hectares and is situated centrally

within the London Borough of Hackney and east

of Dalston town centre. The Masterplan site area

was identified to incorporate what is commonly

identified as the town centre area, including the

principal shopping length of Mare Street and the

Narrow Way, the Town Hall, Amhurst Road and the

stretch of Morning Lane that includes the Tesco site.

The Marcon and Trelawney Estates are also included

along with St John-at-Hackney church and gardens.

Figure 2.2 illustrates the study boundary.

2.3 Masterplan Development

The draft Hackney Central Masterplan has evolved

through various meetings and consultation events

with key stakeholders and the local community. In

December 2007 the London Borough of Hackney

organised a steering group for the Masterplan,

which included members from the Council, TfL,

the GLA and the LDA. Throughout the project

there have been informal and formal meetings with

(amongst others): the Masterplan Steering Group;

the local community (see Section 2.4); Crossrail;

Network Rail; LBH Streetscene; St John-at Hackney

church; Tesco; and, Arriva.

2.4 Hackney Central Consultation

As part of Stage I: Masterplan Scoping (Baseline), an

informal community consultation event was held on

Wednesday 9th April between 11 a.m. and 7 p.m.

outside the Old Town Hall. The aim of the consultation

was to get a snapshot of what

issues are most important to those who use the

town centre and how they would like to see

development of the Masterplan move forward. The

consultation/exhibition did not put forward any

proposals for development but rather stressed the

fact that future change could take many forms,

from public realm improvement to new buildings.

Feedback from the consultation was provided onquestionnaires filled out during the consultation event

or returned in the following weeks. A total of 85

responses were received.

Analysis of the consultation feedback reveals

the following:

The majority of people liked the public open spaces

and local amenities Hackney Central had to offer;

Being part of a diverse and multi-cultural

community is important to the local people;

Respondents were keen to see bus and trafficcongestion resolved, most notably along the

Narrow Way;

75% of respondents like the streets and spaces in

Hackney Central with the majority of people using

them for shopping;

51% of respondents do not find it easy to move

around Hackney Central. Road safety is the

primary reason;

85% agreed with the opportunity sites identified.

Most respondents would like to see traditionaland affordable housing and tended to prefer

development to retain and foster existing

local character;

74% of respondents thought Hackney Central

would benefit from a more diverse retail offer. The

feedback suggests that there is no clear desire by

the local people for new, large supermarkets; and,

Generally, respondents are keen to refurbish

rather than demolish.


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Figure 2.2 The Masterplan boundary


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2.5 The Local Context

This masterplan has been informed by the Hackney

Central Scoping Report (February 2008). The

scoping study was commenced as the initial stage

in the preparation of the Masterplan. Its purpose

was to undertake an audit and analysis of the town

centre to provide a comprehensive environmental

baseline. The report forms a background document

to accompany the Masterplan.

The Scoping Report considered a wide range of

issues and identified both the strengths of the area

as well as the challenges it faces. In particular the

scoping study examined:

Character Areas;

Site and Context Analysis e.g. land use, open

space etc.;

Access and Movement;

Energy;

Planning Policy and Initiatives;

Constraints and Opportunities; and,

Opportunity Sites.

A summary of the key physical constraints is

provided in Figure 2.5. These identify some of the

key aspects of the baseline analysis, including issues

of legibility, frontage, tall buildings, character settings

and open space/public realm quality.

The following is a summary of the issues identified:

Barriers to movement - The presence of high

level railway lines restricts the ability of people to

move around Hackney Central, especially north-

south movement through the railway bridge which

forms both a physical and psychological barrier.

Hostile pedestrian/cycle environment -

Congested roads, narrow pavements and some

poorly overlooked locations create a difficult

environment to get round for some people. These

can also, in effect, act as a barrier to getting

around.

Conservation Areas and listed buildings -

Large parts of the Masterplan area are designatedas conservation areas in recognition of their

historic and architectural importance.

A number of listed buildings are also present.

They provide areas of positive character and

will need to be respected by future

development proposals.

Improve legibility - e.g. Strategic views and local

views to well-known landmarks provide important

signals to help people find their way around.

Where possible these views should be preserved.

Fig. 2.3 above identifies the listed buildings and conservation

area to be taken into account in the masterplan.

Fig. 2.4 above identifies the constraints presented by the CTRL

and safeguarded land and the proposed Chelsea-Hackney Line

(Cross Rail2)


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Figure 2.5 Constraints summary


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Important Settings - Key public buildings and

streets are viewed within a wider setting or

particularly well-defined area. Hackney

Town Hall Square and St John-at-Hackney

churchyard and gardens are notable set piece

spaces that emphasise the importance of

these public buildings.

Gateways and nodes - These denote important

points of entry into the Masterplan area, such as

Town Hall Square, signaling that you have arrived

in the town centre. Minor nodes also indicate

other places of activity or locations of significance

such as secondary junctions or crossings. Many

would benefit from improvements to reinforce their

function.

CTRL and Proposed Chelsea Hackney line(Crossrail 2 - CR2) safeguarded land - Large

parts of the area are safeguarded for the future

CR2 project. This means that proposals for

development within this area will need to

consult with Crossrail to ensure they do not

compromise the project.

The Narrow Way and Amhurst Road junction -

The Narrow Way is a distinctive meandering street

but the quality of the environment is compromised

by heavy bus congestion. The junction with

Amhurst Road and Mare Street would benefit

from significant improvements

of its public spaces.

Public Transport - Hackney Central is well served

by two railway stations and numerous bus routes.

Development in this area should maximise its

relationship with these public transport assets,

improving their viability.

Areas for tall buildings - The Hackney Tall

Buildings Strategy (2005) has previously identified

several areas where taller buildings might be able

to be accommodated. The tower blocks on the

Trelawney Estate are already visually prominent

structures in one of these areas.

Opportunity Sites - A range of opportunity sites

have been identified where there may be scope

for change or refurbishment of existing buildings.

The two single largest areas are the Tescos and

Bus Garage sites and these potentially offer the

greatest scope for change.

Edges - Many streets are well-defined by strong

building lines, creating clear edges to the street.

Other areas contain weakly-defined edges,

particularly on Morning Lane.

Frontages - Many building frontages include

positive lively facades, such as along Mare Street,

with shops and businesses generating activity.

Others are inactive or dead frontages and create

poor streets that can feel unsafe. Where possible

these should be addressed.

As part of the baseline analysis, a group of

opportunity sites within the Masterplan area

were identified where development and/or

improvements are most likely. Some of these

sites present opportunities for new development

and others are more suited for refurbishment or

other site improvements. Some of the sites

included have been granted planning permission

and the schemes planned for these sites are

included within the Masterplan for the purposes

of completeness and providing the development

context for the Masterplan.

The opportunity sites are listed in Table 2.1 and

shown on Figure 2.6 over leaf.


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Figure 2.6 Opportunity sites


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2.6 Summary SWOT Analysis

The issues and considerations emerging from

the Hackney Central Scoping Report reveal that

the area has many positive attributes, as well

as challenges. These also present potential

opportunities for improvement, although certain

issues pose potential threats to change. The

Strengths, Weaknesses, Opportunities and Threats

(SWOT) are summarised in Table 2.2 [overleaf].

Table 2.1 Scoping Report Opportunity Sites

Hackney Central Masterplan

Scoping Report Opportunity Sites

Site NameSite

1 Amhurst Triangle

2 Clapton Bus garage

3 2-20 Morning Lane

4 356 Mare Street, The Rectory

5 Land rear of 392-396 Mare Street

6 23-25 Sutton Place

7 Land adj. 1 Sutton Place

8 Trelawney Estate

9 Hackney Central and Hackney Downs

Station upgrading

10 Service First Centre11 280 Mare Street

12 Florfield Road Depot

13 199-205 Richmond Road

14 Tesco site Morning Lane

15 250-352a Bohemia PLace

16 298-300 Mare Street

17 Ocean Venue, Mare Street

18 5-13 Morning Lane

19 302 Mare Street

20 Car Sales Yard between 229 and 239Graham Road

21 224-238 Mare Street

22 354 Mare Street (Old Town Hall)

23 117 Wilton Way

24 70 Sylvester Road

25 1-10 Great Eastern Buildings, Reading Lane

26 3-13 Lower Clapton Road

27 Marcon Estate and Aspland Estate


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Strengths

Historic buildings

Cultural diversity

Strong local landmarks

Good open spaces and trees Excellent public transport links

A clear High Street character

A clear focus for civic activities

A good mix of uses in the town centre

Areas of positive historic and architectural character

A variety of independent traders and national chains

Weaknesses

Traffic congestion i.e. bus and car congestion, especially bus congestion on the Narrow Way

Poor connections to railway stations Low quality of pedestrian environment

Limited uses within existing public open spaces

Inactive frontages and weakly defined streets in some areas

Restricted north-south connections

Limited connections east of Mare Street

Railways divide the area

Areas of poor architectural quality / townscape

Low perception of safety

Limited retail offer

Opportunities

A range of locations and potential for change / improvement, including sites within the heart of

the town centre

Potential improvements to connections through the area, both east-west and north-south

More improved shopping facilities

Enhanced pedestrian environment / streetscape

Reduced traffic dominance

New and improved public open spaces

Opportunities to improve connections to and enhance existing stations

Enhance areas of weak townscape / character

Potential to address the perceived safety of some areas

Good potential for sustainable forms of development

Threats

Ad hoc piecemeal development

Missed opportunities through uncoordinated development of key opportunities sites

Continued traffic congestion

Inappropriate/poorly designed development could harm existing character

Low perceptions of safety

Table 2.2 SWOT (Audit and Analysis Summary)


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2.7 Key Issues

Key issues and themes emerging from the Scoping

Report study were:

Retention and enhancement of the Conservation

areas with specific attention to those areas that

exhibit clear character settings

(e.g. the Narrow Way);

Opportunities for taller buildings are influenced by:

areas along rail alignments where the CTRL and

Crossrail will constrain development potential;

backland areas within existing housing estates;

and

areas where sensitivity to existing traditionalhousing will be required and character;

Key local and strategic view corridors;

Reinforcing of a number of major nodes across

the area and attention to more local gateways as

shown;

Areas requiring significant public realm

enhancement, especially aligned with key routes

into the town centre (e.g. Amhurst Road,

Mare Street);

Reinforcing of connections into the open green

spaces to the northeast of the area around St

John-at-Hackney church and improvements to

the grounds themselves;

Addressing the key intersection at Mare Street,

Amhurst Road and the Narrow Way including the

intersecting rail infrastructure; and,

Addressing comprehensively the Tesco and busgarage locations.

2.8 Options Development and Summary

Four preliminary options were developed based on

the key issues arising out of the Masterplan Scoping

Report. They represented a holistic response to

the over-arching issues of the current lack of a

high quality public realm, open space, accessibility,

economic vitality, and active frontage.

Each option was developed in sufficient detail to

indicate block layouts and building footprints. The

options were also tested in terms of site needs,

transportation and energy implications. The options

were illustrated in plan form to convey the massing

and form.

The four options have been prepared as the basis of

discussion and a comprehensive evaluation has yet

to be applied. They seek to convey a sliding scale -

from the do minimum to the do maximum. Option

1 - the minimum option - represents a way forward

with no planning-led intervention, whilst Option 4

seeks more significant redevelopment to re-integrate

parts of the town centre with the existing fabric. With

greater levels of change comes a greater ability to

create a shift in overall character and introduce new

uses into the area.

Clearly at the lower end of the scale, policy

objectives relating to such issues as open space and

play facilities, for example, will fail to be met. There

will also be fewer planning obligations generated

to invest in community infrastructure. However,

the upper end of the scale raises major delivery

questions - both from a policy perspectives (e.g. the

quantum of retail floor space and the impact of this)

and in terms of funding and logistics. Comprehensive

change will require significant land assembly and

establishing co-ordinated solutions such as anintegrated town centre - wide energy solution will be

far from easy.

Understanding the Place


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The SA assisted in the assessment of Options and

led to the propositions for the site scenarios set out

in Part III.

A combination of Options 2 and 3b was selected,

subject to further refinement, modifications and

more detailed proposals. This combination puts

forward the most significant positive change for the

town centre whilst maintaining and strengthening

the existing character and providing a new and

improved public realm network.

2.8.1 Option 1 Overview

Option 1 sets out a development scenario that

could emerge where there to be no significant

planning-led intervention. Design development is

predominantly based on a sites-led approach

where sites likely to come forward through themarket are the key drivers.

This option does not therefore capture the potential

of Hackney Central as would a comprehensive

approach. It does, never the less, allow for known

sites to be brought forward and, where possible,

seeks to recycle value for wider public realm

improvements (e.g. along Morning Lane).

The key development proposals include:

Development of the Tesco site south of the

railway and fronting onto Morning Lane in

accord with current Tesco proposals tabled

at pre-application discussions. Development

includes new 80,000 sq.ft (7,400sq.m) store

with 100 residential flat units above. Localised

improvements to the streetscape and highways

along Morning Lane.

Redevelopment of a number of mixed use

sites along the southern and northern edges

of Morning Lane towards the junction with

Mare Street.

Sites granted planning permission or under

construction that include Sutton Place,

Richmond Road and 239-257 Graham Road.

Option 1 was discarded because it does notfacilitate significant positive change for the town

centre. By not proposing any significant new

public open space or enhancements to major

road arteries. As such, it does not redress the

inadequacies of the public realm quality

identified in the Scoping Report.

Furthermore, the residential development capacity

is low, significantly less than that identified if London

Plan density recommendations were applied

(see Masterplan Scoping Report).


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Figure 2.7 Option 1 Vision


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Option 2 examines the development scenario

that could result from a moderate amount of

intervention. The proposal therefore identifies a

greater number of peripheral sites that could

come forward (e.g. the site west of the railway

off Richmond Road) as well as considering a

reconfigured Tesco development south of the

railway along Morning Lane. A key proposal is

also the proposition to relocate the bus garage

to a basement facility, allowing a new residential

development at grade with high quality public realm.


Development of the Tesco site south of the

railway and fronting onto Morning Lane.

Development includes a new 9,300sq.m store

over 2 levels, delivery/storage of 2,600sq.m. with180 residential flat units above.

Redevelopment of the bus garage site to

basement facility to allow for new at-grade

residential-led development with an element of

office use.

Additional smaller scale retail units (with residential

units above) addressing the new link between

Morning Lane and Mare Street/the railway.

These screen the unsightly backs of the existing

buildings along Mare Street.

Refurbished Town Hall to include environmental

technologies as exemplar for retro-fitting existing

buildings.

The Rectory site, adjacent Learning Trust

buildings and yard are comprehensively

addressed.

3-13 Lower Clapton Road and 2-20 Morning

Lane are comprehensively developed with mixed

retail and residential development.

Sites on Wilton Road/Sylvester Street are

comprehensively developed around existing

buildings to be retained.

Sites on Reading Lane developed for mixed

residential/commercial uses.

Option 2 was considered in part because there would

a better provision of public realm improvements

throughout the town centre and the new public link

proposed off Morning Lane connecting through to the

arches would facilitate greater pedestrian permeability.

In addition, the residential development capacity in

Option 2 is a significant increase on Option 1. The

retail floor space delivers over the amount of provision

in the Hackney Retail and Leisure Capacity Study

(9,200sqm net additional in the Borough).


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Figure 2.8 Option 2 Vision

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2.8.3 Option 3a Overview

Option 3a envisages significant change around

the area of major potential - focusing on the

Tesco and Bus Garage sites with an improved

Hackney Central station entrance. Under this

scenario, there will be major public open space

improvements along the southern edge of

St John-at-Hackney gardens and much

greater east-west permeability.

This option builds upon the development sites likely

to come forward under Option 2 which are also

envisaged to occur under this option. The south-

eastern end of Amhurst Road is redeveloped to

provide higher quality and higher density residential

development, greatly improving the streetscene of

this street.

Public realm enhancements are more significant

but focused primarily on improvements to the areas

surrounding the core area and associated junctions

to assist pedestrian movement.


Tescos is relocated to the north side of the railway

above a newly constructed bus garage located

beneath the store.

The existing Tesco site is redeveloped.

New residential development south of the railway

and fronting Morning Lane.

A new public space is created in front of the

Trelawney Estate with enhanced pedestrian

connections and links south to Paragon Road.

The public space adjacent to the Old TownHall is

remodelled.


buildings and yard are comprehensively

addressed.


Lane are comprehensively developed.


comprehensively developed around existing

buildings.

Sites on Reading Lane developed.

Option 3a was dismissed because of the

complexities of the land swap between Tesco and

the bus garage, but also because of the scale of

the development. It was not felt to be appropriate to

introduce a large format retail development adjacent

to the sensitive setting of the church gardens.

This option however delivers a major residential-led

mixed-use offer along Morning Lane.

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Figure 2.9 Option 3a Vision


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2.8.4 Option 3b Overview

Option 3b focuses on a variation to the major

opportunity area east of Mare Street and focusing

on the Tesco and Bus Garage sites. Under this

scenario development is re-organised to resolve

access constraints currently impacting on the bus

garage (bottle neck with single access in/out).

The bus garage is located south of the railway

under a land swap arrangement with Tesco. The

Garage benefits from better access off Morning

Lane, better internal circulation and a new exemplar

town centre facility.

The benefits to Tesco include a much more visible

frontage onto the primary shopping route (Mare

Street / the Narrow Way) and frontage onto what will

become a new high quality public open space at the

Old Town Hall.

This option also builds upon the development sites

likely to come forward under Option 2 which are also

envisaged to occur under this option.

Public realm enhancements are more significant

but focused primarily on improvements to the areas

surrounding the core area and associated junctions

to assist pedestrian movement.


Tesco relocated to the north side of the railway

with a new 8,400sq.m store.

The bus garage moves south of the railway.

A new high quality public route is provided to

connect Trelawney Estate to the bottom of

narrow Way.

A new public space is created in front of the

Trelawney Estate with active ground floor uses.

The public space adjacent to the Old Town Hall is

enhanced.

Key peripheral sites are developed.


buildings and yard are addressed.

Elements of Option 3b were dismissed (as with

Option 3a) because of the complexities of the land

swap between Tesco and the bus garage. Similarly

it was not felt to be appropriate to introduce a large

format retail development adjacent to the sensitive

setting of the church gardens.

Option 3b was, however, partly selected for

the treatment to the backs of Mare Street and

the design of the new pedestrian routes through

the arches.


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Figure 2.10 Option 3b Vision


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Option 4 seeks to radically transform the character

of retail and public realm offer. At present the centre

has a well established civic quarter but no clearly

defined retail heart. This lack of retail centrality

results in a dispersed rather than consolidated

retail-focus. A new large retail developmentco-located with a new high quality urban piazza

at the junction of Narrow Way, Mare Street and

Amhurst Road is proposed. Existing retailers (e.g.

M&S) would be re-provided in the new retail centre

with the bus garage located in basement.


Redevelopment of the bus garage site

Significant new retail accommodation (19,000sq.m) that would provide for 2 new anchor stores.

Development of the Tesco site south of the railway

to allow for new north-south pedestrian route.

New mixed use retail/residential addressing the

new north-south link between Morning Lane and

the Old Town Hall open space.

New public piazza at junctions of Narrow Way/

Mare Street/Amhurst Road.

New Hackney Central station.


buildings and yard are addressed.


Lane are comprehensively developed.


comprehensively developed.

Sites on Reading Lane developed.

Option 4 was discarded primarily because of the

scale of the proposed new piazza described above.

It was felt that the character of the area - that of

tight-knitted development should be retained. It was

also not deemed appropriate to introduce a large

quantum of new retail (new anchor stores) adjacent

to the church gardens.

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Hackney Central Master Plan p1-30

Documents

Transcript of Hackney Central Master Plan p1-30