As part of our work on the Camley Street neighbourhood plan we have been talking to architects, planners, designers and others about how the future development of our neighbourhood can be shaped by the people who actually live and work here rather than outside property developers buying up the land and then presenting us with their vision for it’s future. As a result of a lot of discussions, meetings and simple hard graft we’ve grown the idea of creating a non-profit community led property development company from the germ of an idea into something that’s now attracting serious interest.
Those of you that have attended past events and meetings will have seen the outline of these ideas about how to provide truly affordable housing and seen how they have grown over the past couple of years into something that’s now mature enough to present to the world. A few weeks ago we made the decision to invite the Camden New Journal to meet with us and they published their report under the headline “Housing move that leaves out profit-hungry developers”
Over the next couple of days you should receive a leaflet and a survey questionnaire from us and we hope you can find the time to fill it in and return it as the answers you give are going to be very important in determining how Camley Street is redeveloped over the next few years.
If you’d prefer to do the survey online rather than on paper then you’ll find an interactive copy here https://planprojects.typeform.com/to/cmVhtt
If you have any questions then email us at: info at CamleyStreet.org.uk or meet us on Sunday 6th September – we’ll on Barker Drive just opposite the Garden Centre – with spare leaflets and brollies if it’s raining!
Camden Council is considering improving pedestrian and cycling facilities in our neighbourhood and is consulting residents and businesses about how best to deliver that objective.
A large part of Camden Council is moving this summer into a new building at 5 Pancras Square, King’s Cross. Apart from Council offices, the new building will also house a leisure centre and library, both of which will be available to the public. This building together with other developments in the vicinity are expected to attract a high volume of employees and visitors.
We want to improve the area for pedestrians, cyclists and those using public transport who will travel to and from the new buildings at Kings Cross. Improvements will also benefit those accessing St Pancras International Station, National Rail and London underground stations at Kings Cross.
Camden Council have published details of their initial proposals on WeAreCamden where you can find details and plan drawings of the proposed changes.
Send your responses to the below address by 29 August 2014 to:
London Borough of Camden,
Culture and Environment Directorate,
Transport Strategy Service,
5 Pancras Square
Invitation to “Getting a fair deal for Camden on HS2” web chats
- Tuesday 15 July 2014, 1-2pm at We Are Camden – with Councillor Phil Jones, Cabinet Member for Regeneration, Transport & Planning, Camden Council
- Thursday 17 July 2014, 7-8pm at We Are Camden – with Councillor Sarah Hayward, Leader, Camden Council
Camden stands to lose the most from HS2 and benefit the least. Yet our residents and businesses have been dealt the worst compensation deal in the country, and will have inadequate protection from more than a decade of disruption on their doorsteps.
Now that Members of Parliament have voted for HS2 to go ahead, it’s more important than ever that Camden Council works on behalf of our residents and businesses to try to improve the Government’s current plans.
Take part in our web chats
If your home or business will be affected by HS2 in Camden you are invited to take part in the web chats we are hosting on Tuesday 15 July 2014 from 1-2pm and on Thursday 17 July from 7-8pm, to talk about the issues that concern you most.
The discussion will form part of Camden Council’s community conversations on HS2, which is a way of making sure we raise the issues that concern you most in our work to improve the deal for the borough.
The web chats will be open for one hour. To join them:
Tuesday, 15 July 2014: Visit We Are Camden between 1-2pm
Thursday, 17 July 2014: Visit We Are Camden between 7-8pm.
If you wish, you can email your questions in advance to firstname.lastname@example.org and we will answer them during the web chats.
We hope that you can make it.
Councillor Sarah Hayward, Councillor Phil Jones
Camden council’s proposed West End project will transform the Tottenham Court Road area, making it safer and more attractive for residents, boosting business and creating new public spaces.
The one-way system will be replaced with two-way tree-lined streets, some protected cycle lanes and new public space. The scheme will reduce congestion and pollution, widen pavements and make bus journeys quicker.
Camden have secured £26 million of investment to improve Camden’s West End. The improvements will unlock the area’s potential, boosting business and creating new public spaces for the community and visitors to enjoy.
Have your say
Camden Council are seeking views on the proposals, a public consultation started on 9 June and will run until 18 July 2014.
- Share your views and find further details on the proposals to improve the West End in Camden online at www.wearecamden.org/westendproject
- Visit a public exhibition about the project at the Building Centre, 26 Store Street, WC1E 7BT until 11 July. On Monday 7 July (5pm to 8pm), council officers will be at the exhibition to answer your questions about the project
- View and fill in hard copies of the consultation documents at Holborn library or St Pancras library.
The first planning application for 101 Camley Street has been submitted by the developers and has been published Camden Council’s website as planning appllication reference 2014/2674/P and as with the recent planning application for 102 Camley Street this asks for a decision as to whether an Environmental Impact Assessment (EIA) is required.
It only took a few days for Camden to decide that, in both cases, an EIA is not required.
The first planning application for 102 Camley Street was published today, Friday 11 April, as application number 2014/2550/P on Camden’s website – click on this to go directly to it.
The exact words on the planning application that it is a “Request for Environmental Impact Assessment (EIA) Screening Opinion for the demolition of existing warehouse building and the construction of a new mixed use building comprising ground plus 12 storeys of accommodation above ground and 2 basement levels providing a total floor space of approximately 17,000 GEA.”
What this means is that the developer is asking Camden to say whether or not it wants it (the developer) to produce an EIA before it demolishes the existing ‘Marigold’ building and replaces it with a 12 storey building.
Putting in a request like this is not a mandatory part of the planning process so for example no EIA request was submitted for 103 Camley Street. But not asking if one will be required runs the risk that it will be asked for some time later in the project, possibly at a much less convenient moment.
The laws governing EIA’s and when they are and are not required are in the town & Country Planning regulations 2011 (I think) but these give the local planning authority considerable discretion. Normally EIA’s are only requested when the site being developed is larger than 0.5 Hectares (5000 square metres) or when the site has some special value such as being a site of special scientific interest or a centre of particular economic activity. So it seems unlikely that Camden would ordinarily request one.
In this case therefore it might seem that Camden would not be likely to request one but there are a few additional factors:
- The site borders the regents Canal and therefore redeveloping it will affect the flora and fauna that inhabit those borders.
- Ditto for the railway sidings it backs onto.
- Although the site is of itself less than 0.5 Hectare it is part of a set of sites have been or are likely to be developed within the short term, and all managed by the same promoter. Those sites are 103 Camley Street (now nearly complete), 102 Camley Street (this proposal), 101 Camley Street (plans and proposals exhibited at the same event on 6 March 2014) and 104 Camley Street (‘coloured in’ on the maps displayed at the same public exhibition). Collectively this is easily more than 0.5 Hectare.
- Additionally, considered as a set of sites, three of the four sites have canal frontages and two border railway sidings so the points about local flora and fauna apply multiply
- Within the context of the Act the work ‘environmental’ also means to include social and economic effects so the fact that this project will reduce jobs in the area is a relevant factor.
I spoke briefly with the case officer in Camden Planning Department and asked what normally happened in response to these requests and he told me that apart from making the request public on the Camden.gov.org website (which is done) they do not normally publicise it beyond that or actively seek comment – but it would be perfectly reasonably to submit comments if that was desired. The closing date for comments is 21 days after the application was made and as that was 4 April the closing date is 21 April.
So do we have opinions to give?
The Localism Act gives us the opportunity to register properties in our neighbourhood called ‘assets of community value’ that are of especial social or ammenity value. Registering these properties means is that if the owner wants to sell it then:
- They have to notify the Local Council and the Neighbourhood Forum
- There is then a six-month pause before the property can be sold to give the Neighbourhood forum or other community group time to raise funds and put together a business case that would enable it make an offer for the property.
- The seller of the property does not have to accept that offer, even if it’s the highest, but of course that might make any subsequent planning applications involving a change of use more difficult to obtain.
Properties within the Camlety Street Neighbourhood Forum that have been suggested as Assets of Community Value are:
- The Constitution Pub
- Jubilee Centre (currently the Frank Barnes School for Deaf Children)
- Camley Street Natural Park
- St Pacras Yaght Basin
- Barker Drive Park
And if you feel there are more please do nominate it.
Thank you to the 60+ people who came along to the meeting on Thursday evening. It was really heartening to see so many neighbours there – and of course local businesses, Councillors and Council officers.
The fact that all three of our ward Councillors (Peter Brayshaw, Sumata Khatoon and Roger Robinson) were there as well as Councillor Theo Blackwell (Camden Cabinet member for Finance) supported by no less than four senior members of Camden’s Planning and Property team shows the seriousness with which we are regarded and the importance they attribute to the Camley Street and Elm Village neighbourhood.
There was a lot of information presented and many topics raised in the Q&A and I’ll not attempt to recap all of that here (watch out for future updates on the website) but I felt it was heartening to see the high level of agreement there was on many subjects and the fact that all parties, especially the Council, reacted positively to some frank exchanges of view.
There’s a lot of work to do but we are now on the move and there’s plenty to build on.
And once again, thank you for your support.
Peter & David