Hackney Central Master Plan p102

8/14/2019 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 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 Use: Retail provision at ground fooracing Morning Lane. Residential development

above

Opportunity Site A4302-304 Mare Street

Site Area: 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 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 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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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.


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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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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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.


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.


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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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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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.


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 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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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.


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.


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.


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


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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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.


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.


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


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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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 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 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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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.


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.


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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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.


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.


addressed include:

Close relationship with railway line.

Internal space is limited and required or

residential parking.

Limited access opportunities.


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 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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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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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.


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.


addressed include:

Poor quality buildings or poorly maintained

buildings.

Some unsightly gaps sites/vacant plots.

Some dead rontages.

Low grade streetscape.


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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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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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.


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.


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.


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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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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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


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.


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.


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:


design or

Hackney Central

Theme 2:


Theme 3:


centre or living

working and

shopping

Theme 4:


and attractive

movement

network

Theme 5:


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:


design or

Hackney Central

Theme 2:


Theme 3:


centre or living

working and

shopping

Theme 4:


and attractive

movement

network

Theme 5:


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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Hackney Central Master Plan p102

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Transcript of Hackney Central Master Plan p102