A summary November 2018
At a glance The City Plan 2036 is the strategic, Local Plan for the City of London which sets the vision for the Square Mile to 2036. London Boroughs are responsible for preparing Local Plans (previously called Local development Frameworks) which conform with the mayor s strategic vision set out in the London Plan (August 2018). This draft iteration of the Local Plan for the City called City Plan 2036 aims to create a healthy and inclusive environment that gives everyone equal opportunities to access buildings and spaces, amongst other vital services and opportunities within the City. Unlike the last Local Plan, which seemed to focus more on reinforcing the City of London s business credentials, this seems to be a more people-focussed plan. For example, mental health was unmentioned in the 2015 Plan but appears six times in the latest version which looks to ensure that health and wellbeing issues are embedded into the urban environment. This is reinforced by the difference in the strategic objectives, as outlined in the table on the next page. This draft plan states an ambition for the City to become a 24/7 destination, hence greater emphasis on an active ground plane and effective infrastructure into real estate. Alongside this is an opening up of the City, ensuring pedestrian permeability, real public realm provisions and an apparent encouragement of world class tall buildings beyond the Eastern Cluster. A key part of this opening up and pedestrian permeability is a requirement for free, publicly accessible space in buildings, particularly in tall buildings and buildings along the riverside. Summary of the City Plan 2036 Open to new ideas and new ways of working, reflected in a requirement that office floorspace is flexible and adaptable to meet the demands of different types of occupiers. Ensure world-leading digital connectivity (the usage of wired score and fibre optic is encouraged in new developments). Due to more transport capacity with the opening of the Elizabeth Line and the Northern Line / Bank Station Upgrade, there is a need to provide an attractive and safe environment for walking and cycling with more space for pedestrians. Consider climate change as a factor that can influence new infrastructure development. Permit night-time entertainment providing it is effectively managed. The north west of the City will be transformed into a vibrant strategic cultural area. Increase retail, leisure and cultural uses as the City evolves into an evening and 7-day a week destination (by supporting an additional 196,000m 2 gross of retail floorspace). Seven key zones of strategic development across the City. This Draft Local Plan appears to show a subtle change in direction, with a more positive stance towards (the right) tall buildings, a focus on the urban realm and the interface between them. It is encouraging to see that the City recognises the role that a well- designed tall building in an appropriate place can have, and it will be interesting to see how high-rise schemes address demands for more publicly accessible space and greater permeability Steve Watts, Partner, alinea consulting and CTBUH Chairman 1
An overview of the Strategic Objectives Local Plan 2015 Local Plan 2018 City Plan 2036 City of London Local Plan Published in January 2015 City Plan 2036 Published for consultation in November 2018 Once implemented, it will replace the Local Plan 2015 SO1 SO2 SO3 SO4 SO5 Proposed strategic objectives compared to the current Plan To maintain the City s position as the world s leading international financial and business centre To ensure that the challenges facing the five key City Places are met, complementing the core business function of the City, contributing to its unique character and distinguishing it from other global financial districts. To promote a high quality of architecture and street scene appropriate to the City s position at the historic core of London, complementing and integrating the City s heritage assets and supporting the continued development of the City as a cultural destination for its own communities and visitors. To ensure that the City of London remains at the forefront of action in response to climate change and other sustainability challenges that face high density urban environments, aiming to achieve national and international recognition for its sustainability initiatives. To ensure the provision of inclusive facilities and services to meet high expectations of the City s business, resident, student and visitor communities, aiming for continuous improvement in the City s rating in satisfaction and quality of life surveys. To contribute to the development of a flourishing society where people are safe and feel safe, enjoy good health and wellbeing, have access to suitable employment opportunities and housing in cohesive communities and live enriched lives, achieving their full potential. To support a thriving economy, maintaining the City s position as a global hub for innovation in financial and professional services, commerce and culture. To shape the future City, ensuring that it is physically well connected, sustainable and responsive, resilient to natural and man-made threats, and delivers outstanding buildings, streets, public spaces, and heritage assets. To ensure that the challenges facing the Key Areas of Change (see further details on next page) are met, complementing the core business function of the City, supporting the development of its global business offer and world-class cultural, heritage and creative facilities and distinguishing the City from other global centres. The North of the City Cheapside and St Paul s Eastern cluster Aldgate Thames and the Riverside Key Areas of Strategic Development Smithfield and Barbican City Cluster Aldgate and Tower Pool of London Blackfriars Fleet Street Liverpool Street 2
Key Areas of Change These seven areas were identified in the City Plan as areas where the City Corporation is promoting continued sustainable growth. Smithfield & Barbican ( The Culture Mile ) Museum of London to be relocated to Smithfield. Possible development of a Centre for Music alongside the Barbican. Beech Street / Long Lane to focus on shops and restaurants. Evening and night-time activity to expand. Wider area will contain a broad mix of uses. Space suitable for start-ups, digital and creative industries. Elizabeth Line to enhance public transport. Liverpool Street Predominantly office use in this area but more flexible and collaborative space encouraged for start-ups. Opening of Elizabeth Line will create opportunities especially along with the remodelling of Broadgate estate. Pedestrians routes to be enhanced. Active frontages provided at the ground floor to animate and add vibrancy to the area. Retail is encouraged. Tech City and creative industries within the Culture Mile will create an attractive and vibrant business eco-system. City Cluster Tall buildings are encouraged and supported. Businesses focus: finance, professional services, commerce and culture. Retail, leisure, cultural and educational facilities to complement the office space principally through the ground floor spaces. Additional green areas within and on buildings. New tall buildings will be required to enhance permeability and provide the maximum feasible amount of open space at street level and incorporate areas of publicly accessible open space or other facilities at upper levels, available at no charge. Blackfriars Refurbishment and redevelopment of existing buildings (office and commercial) Active ground floors with improved public realm. A new public space at Blackfriars foreshore (through Thames Tideway project) will introduce more greenery. Fleet Street Potential development of a new court building and City of London police station. Through public transport and public realm improvements to enhance the Principal Shopping Centre. Algate and Tower To work with London Borough of Tower Hamlets to redevelop and refurbish the area. Desired spaces include a mix of offices, residential, retail, community and cultural facilities, catering for residents, workers, students, and visitors. Aldgate Square - a focal point of a high-quality public realm. Pool of London Opportunities for greater use of the riverside walk, more leisure, retail and cultural uses at ground level and the provision of publicly accessible roof terraces and spaces. Refurbishment of riverside sites. Aim: to create a continuous riverside park and walkway free of motorised traffic in order to improve the public realm and accessibility. 3
What does it mean for commercial developments? Office development in the City According to the City Plan 2036, office developments should: be of an outstanding design and an exemplar of sustainability; be designed for future flexibility to allow for subdivision and amalgamation provide office floorspace for a range of occupiers. The City Corporation will facilitate significant growth in office development in order to meet projected economic and employment growth by increasing the floorspace stock by a minimum of 2 million m 2 by 2036 in the following way: 2016-2021 - 750,000m 2 2021-2026 - 750,000m 2 2026-2031 - 250,000m 2 2031-2036 - 250,000m 2 At the same time new floorspace should be flexible to allow for adaptation, and be affordable. Here, we pull out the key changes to policy and approach in the City Plan for a commercial development in the City. Pedestrian Permeability (new policy) Good quality, safe and low pollution connections for pedestrians are expected between spaces, including through buildings and development sites. Where possible, this should include publicly accessible ground floors. Pedestrian flow should respect, maintain and, where feasible, restore the City s characteristic network. Developments should not lead to the loss of routes and spaces that enhance the City s function, character, and historic interest. Provision of Visitor Facilities (new policy) As London needs to cater for tourists and visitors, as well as residents, and the workforce, open spaces will be encouraged to include: seating, benches and tables; structures and landscaping to enable children s play and facilities for school groups; suitable shelter from weather conditions including heat and rain; well-designed public convenience provision which is accessible to all users; well-designed signage, way finding and links to visitor facilities and destinations; temporary pop-up art installations in appropriate locations; performance spaces where appropriate. Public realm The City Corporation intends to work in partnership with developers and other stakeholders such as TfL to enhance the spaces in between buildings. Expectations for public realm have increased, it must be designed to a high standard, sustainable, include biodiversity, have regard to the City s heritage, identifying and retaining features that positively contribute to the character and appearance of the City, whilst providing a high-quality, safe and functional public realm that meets the needs and looks after the wellbeing of different users. Terraces and Viewing Galleries An item specific to tall buildings has been added noting that provision of free-to-enter, publicly accessible areas will be required of all tall building developments and this may include public viewing galleries, or other forms of open space provision, or features such as retail, leisure, or educational facilities. Crowded places / designing in security Crowded places are defined as mainline and underground stations, shopping centres, bars and clubs which are all easily accessible. The high density of development, the substantial daytime population and the high-profile of many City buildings and businesses make the area a potential target for terrorism. Crowded places are recommended to restrict or rationalise motor vehicle access where required and ensure that public realm considers the application of Hostile Vehicle Mitigation measures at an early stage rather than later attempts to retrofit such measures. Air Quality The air quality policy as been extended to cover construction and deconstruction as well as transport of construction materials, not just the operation of buildings. It is suggested that these activities are carried out in such a way as to minimise air quality impacts to the fullest extent possible. Impacts from these need to be addressed within submitted Air Quality Impact Assessments. Overall, the City Corporation aims to improve local air quality, particularly 4
What does it mean for commercial developments? nitrogen dioxide and particulates PM10 (dust, pollen etc) and PM2.5 (combustion perticles, organic compounds, metals etc). Design Policy surrounding the design of buildings has been overhauled and made much more detailed and lengthy, now covering form and layout of buildings, experience of communities around the building as well as quality, and character. Once again, there is mention of the new commitment to enhancing pedestrian movement by maximising permeability and encouraging public use of buildings through the inclusion of public space at upper levels of buildings by maximising the amount of accessible and free to enter roof terraces and spaces, including in tall buildings and along the river and around City landmarks. Street level frontages are encouraged to be active, in order to support the City s ambition to become a 24/7 destination as well as delivering suitable levels of passive surveillance. Green infrastructure and amenity space is to be designed as integral to the architecture, enhancing public access to nature and biodiversity. New Development The Plan no longer says that all developments should be of high standard of design...to avoid harm to the townscape and public realm but instead is meant to enhance the townscape and public realm once again providing evidence of the changing tone from maintenance to progress. The policy once again quotes a world-class standard of design and architectural detail and looks to ensure pedestrian permeability. There is now a requirement for new developments to ensure that proposed uses can be accommodated within the curtailage of the development and do not rely on the use of the public realm. Tall Buildings The policy on tall buildings has also had an overhaul and now represents a less negative tone, giving a more detailed policy recommending world class architecture and sustainable and accessible design, permitted on suitable sites whilst giving consideration to existing tall buildings, amenity and environmental considerations (wind, solar glare and assisting with the dispersal of air pollutants). The 2015 Plan talked of refusing planning permission for tall buildings within inappropriate areas but permitting tall buildings...within the City s Eastern Cluster ; the new draft Plan suggests suitable sites whilst understandably protecting conservation areas. This draft Plan recognises that tall buildings are a characteristic and iconic element of the City s skyline [but] they must not adversely impact the City s unique environment or built heritage. The location of future tall buildings is being carefully considered, as reflected by the height referral system - the City Corporation is required to refer applications to the Mayor for buildings that exceed 150m above ground height in the City and 25m AOD in the Thames area policy, with the intention of preserving the open aspect of the river and the riverside public realm. Historic Environment The City Plan encourages improved public access, and enhanced interpretation of the City s heritage and encourages the beneficial, continued use of heritage assets as well as protecting, safeguarding and enhancing heritage assets. This is a step on from the 2015 Plan which was focused on the conservation of heritage assets. The City Cluster Once current permissions are built out, employment in the cluster is set to increase by 85,000 to 200,000. Streets are already crowded so further attention will need to be given to the space between buildings, as well as freight and services. Tall Buildings in the Square Mile 5
What does it mean for commercial developments? The cluster will accommodate further significant growth in office floorspace and employment by increasing the provision of world class buildings, delivering tall buildings on appropriate sites, including regeneration opportunity sites. These should make a positive contribution to the City s skyline, conserving heritage assets and taking account of the effect on the wider London skyline and protected views. Other uses The City is expected to need 4,641 extra hotel rooms by 2041, as businesses expand and the Culture Mile encourages visitors. However, the Plan notes a need to ensure that hotel development does not prejudice the primary business function of the City by displacing sites that are suitable for office accommodation and that hotels can often cause amenity issues for surrounding occupiers through noise nuisance or traffic. Where hotels are acceptable, they should enable the public to access facilities such as co-working space, meeting rooms, restaurants or leisure facilities in order to bring maximum benefit to the City s communities. What happens next? The Local plan is currently out for consultation. This review period ends on 28 February 2019. Following this consultation process, the previous Local Plan, which was issued in 2015, will be replaced in 2020. City of London Transport Strategy Along with the City Plan 2036, the local authority published its first Transport Strategy document that is out for consultation. The document outlines the proposed design and strategic management of the streets to keep the Square Mile a great place to live, work, study and visit. Some of the main proposals in the Draft document are the prioritisation of pedestrians, reducing motor traffic including the number of deliveries and servicing vehicles, creating more conditions for cycling and improving air quality by switching to zero emission capable vehicles. The document is aligned with the City Plan 2036 and it further proves City s priority of enhancing public spaces. Author contacts Rachel Coleman Magdalena Tuta Senior Research Analyst, alinea consulting rachel.coleman@alineaconsulting.com Assistant Research Analyst, alinea consulting magdalena.tuta@alineaconsulting.com 6
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