DRAFT EUSTON PLANNING BRIEF - EUSTON
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DRAFT EUSTON
PLANNING BRIEF
JANUARY 2020
EUSTON
1
KINGS CROSS
BLOOMSBURY
EUSTON PLANNING
SOMERS TOWN
BRIEF BOUNDARY
REGENT’S PARK ESTATE
2 3
C ON TE N TS
ABO U T T H E E U S TO N AREA PL ANNING BRIEF 1. UNDERSTANDING THE CONTEXT 6
• Planning Brief values 8
• Demographic profile 16
Euston is changing, with HS2 Ltd preparing for construction, and Network • Status of the Planning Brief 18
Rail, Crossrail 2 and Transport for London also thinking about their future • Document structure 20
plans. A fully redeveloped, comprehensively designed Euston station would
create a once in a lifetime opportunity to provide a new piece of city, delivering
new homes, creating new jobs and open space and new routes through and 2. LAND USE 22
around the station.
In planning for the future, Camden Council working with TfL and the GLA 3. URBAN DESIGN 40
produced and adopted the Euston Area Plan (EAP), a long-term strategic
planning framework to guide transformational change in the area up until
2031. 4. TRANSPORT 56
Since the adoption of the EAP in 2015, the High Speed Rail Act 2017 has
authorised construction of the first phase of HS2. Several stakeholder 5. ENVIRONMENT & OPEN SPACE 64
organisations have continued to be involved in emerging plans for Euston,
including HS2, Network Rail, Crossrail 2, Transport for London and the
development partner, Lendlease (who were appointed by the landowners in 6. SUB-AREAS 78
January 2018).
• Euston Road and Euston Square Gardens 82
This Supplementary Planning Document (SPD) has been prepared to provide • Cobourg Street and Drummond Street 88
further guidance to the policies in the EAP and help communities, businesses • Eversholt Street and Somers Town 94
and developers understand how those policies might be implemented. The • Hampstead Road and Northern Station Entrance 100
Planning Brief is being developed alongside work by HS2 Ltd to progress • The Cutting 106
their station design, work by Network Rail to consider the redevelopment of • Above the station 112
the existing Euston station, evolving Crossrail 2 plans for the Euston area
and work by Lendlease to consider how over station development (OSD) will
be delivered. It will provide more detailed guidance for the delivery of homes, 7. IMPLEMENTATION AND DELIVERY 116
jobs, open space and other facilities.
4 5
1
U N D E R S TA N D IN G TH E C ON TEXT
6 7
P L A N N I NG BRIEF VAL UES
In preparation of the Planning Brief, three for development at Euston should be able to
core values have emerged through continued demonstrate how they contribute to the delivery of
engagement with the community, coordination with the core values.
CAMDEN TOWN
stakeholder organisations and discussion among CONSERVATION
Camden officers. Community is intrinsic in the three values and AREA
central to the Brief; Euston’s community comprises MORNINGTON
These values are not a replacement of any existing and new residents, businesses, visitors CRESCENT
of the objectives or principles that have come and station users. Euston’s places, buildings
before, but further the 2017 Key Principles and and activities must support the entirety of the
unify the guidance of the Brief. Any proposals community.
REGENT’S VILLAGE
CONSERVATION KING’S CROSS
AREA
CO NNE CTI ON S X
RO
AD
NI
OE
PH
Euston must foster connections on ST PANCRAS
INTERNATIONAL
three levels: its function as a world-
EV
ER
class transport interchange, linking
SH
AY
OL
W
neighbourhoods through new routes and
T
IC
ST
R
DO
RE
improved public realm, and connecting ROBERT STREET
ET
AD
communities through investment in social RO
HAMPSTEAD ROAD
CO
REGENTS ON
ST
BO
infrastructure. PARK EU
UR
G
ST
RE
ET
EET
O VE R TI ME UMM
OND
STR
DR
GO
BLOOMSBURY
RD
CONSERVATION
ON
EUSTON SQUARE
Development at Euston will emerge in AREA
ST
R
stages over a long time period and will
EE
T
continue to evolve once structures are WARREN STREET
in place. Development must ensure that
people are made part of Euston’s growth
and meanwhile uses create places.
RUSSELL SQUARE
Euston Planning Brief indicative overall strategy
G RE E N
KEY
Robert Street to Phoenix Road Station entrance
Euston should be a place that is
New/ improved pedestrian crossing
perceptibly green in all respects and which Drummond Street to Doric Way
integrates high environmental standards, North-south route between NR and HS2 stations New/ improved green space
active and sustainable travel, planting, North-south route through HS2 Station Trees within Euston Square Gardens
biodiversity, an integral network of open Cobourg Street route Listed buildings within EAP area
spaces and green infrastructure. New routes within the Cutting Conservation areas
Development plots Euston Planning Brief boundary
CR2 work sites Station area / footprint
8 9
2 0 1 5 EUSTON AREA PL AN IN FR A STR U C TU R E P R OJE C TS
AT EU S TON
The Euston Area Plan sets a shared vision for Euston in The EAP was developed through information Plans for development will need to respond
2031, it was developed with key stakeholders (HS2 Ltd., gathered from background research, consultation positively to the transport function of the site. The
Network Rail, TfL and the GLA). The EAP also includes results, and stakeholder liaison, and guided by the infrastructure works proposed are set out below.
eleven objectives which are included in Appendix 1. The findings of the sustainability appraisal process.
Taking all of this into account it was considered that
Planning Brief embeds the vision and objectives into its
the area could support the delivery of: NETWORK RAIL
guidance.
Network Rail are considering options to regenerate
the existing Euston Station, which provides
commuter and long distance rail services to
the north. Work is underway to look at what the
Between 2,800 and approximately best approach would be to ensure the station
3,800 additional homes along with is refurbished to meet the needs of users and
THE VISION FOR THE EUSTON AREA IN 2031 Euston’s role as a medical research, knowledge,
appropriate replacement homes regenerated to contribute towards the provision of
innovation and creative industry base will be
maximising the provision of affordable new homes and jobs above and around the station.
The Euston area will be rejuvenated as both a enhanced and thrive around the cluster of world
housing and family housing;
local hub of activity and a gateway to London class education and research institutions in
through new high quality comprehensive and the area, helping to achieve Camden Council’s
Between 180,000 sqm and
transformational development above and around Knowledge Quarter aspiration for the area which CROSSRAIL 2
approximately 280,000 sqm of new
a world class transport interchange at Euston could include medical uses as promoted in the
employment/economic floorspace,
Station. Mayor’s “Med City” vision for the Euston Road Crossrail 2 is a proposed high speed south-west to
providing between 7,700 and
corridor. north-east rail link connecting central London and
approximately 14,100 jobs
New homes, businesses, shops, community the wider South East. The scheme will alleviate
facilities, schools, new and improved public A network of clear and convenient streets will pressure on the underground network, with trains
Encouraging knowledge based,
realm and open space will transform the area. connect key attractions and green spaces in the providing capacity for approximately 100,000 more
research and creative uses to
The redeveloped station will help to reconnect area. Critical to this will be new and improved people to access Central London in each direction
strengthen Euston’s existing role as a
the communities to the north, south, east and links through, above and around a redeveloped in a typical morning peak period.
knowledge and research hub
west. Existing businesses, such as those at station and an improved greener environment
Drummond Street, and surrounding residential along Euston Road. Euston Road will no longer The proposed Euston St Pancras station will have
In the region of 20,000sqm of retail
communities at Regent’s Park, Somers Town and be a barrier to pedestrian and cycle movement entrances at both Euston and King’s Cross St
floorspace focused around the station
Mornington Crescent will flourish with investment and onward journeys from the station. Euston Pancras providing an interchange at both Euston
Education, health and other
in reprovided and new homes, businesses, open has long been too polluted - the proposals in this and King’s Cross stations. The scheme is subject
community facilities to support new
space and facilities where necessary, and their plan will help to make it less so. to government decision and would require approval
development
important role in the future of Euston celebrated by Parliament through a similar process to the HS2
and enhanced. The redevelopment of Euston Station is central hybrid bill.
Activation of routes, increased
to the vision and objectives of this plan. A
permeability and new and
comprehensive redevelopment of Euston Station
replacement open spaces are also
will best help to achieve this vision and the plan
key
objectives.
10 11
I N F R A S T R U C T U R E PROJ ECT S AT EUSTON D ELIVE RY PH A S IN G
The Council has consistently highlighted and Planning Act. This includes development above the
HIGH SPEED 2 Detailed approval under the HS2 Act continues to push for the comprehensive station and over the railway tracks.
& Schedule 17 redevelopment of Euston stations. With a holistic
Since the adoption of the EAP in 2015, the High approach taken to designing the new stations at VIABILITY
Speed Rail Act 2017 has authorised construction of As overall planning permission for the HS2 works Euston, seeking to integrate the station with the
the first phase of HS2. This includes authorising the has been granted by the approval of the HS2 Act, the surrounding area and break down the barrier the As the EAP highlights, development above new
construction of a terminus station at Euston to be Council cannot consider the principle of development current station creates, opportunities to deliver the and existing station facilities will face challenges
built alongside the existing Network Rail station. as this has already been approved by Parliament but objectives of the EAP are greatly improved. that are distinct from those more typical at grade
it can consider certain details of development and sites. The cost of providing a deck to support
Several stakeholder organisations have continued to these are set out in Schedule 17 of the HS2 Act.
The delivery of such significant transport development above the HS2 station and tracks will
be involved in emerging plans for Euston, including
infrastructure in such a small space needs close be significant and were considered as part of high
HS2, Network Rail, Crossrail 2, Transport for London When HS2 submits detailed plans for approval of
and the development partner, Lendlease. a building or structure (a schedule 17 application), co-ordination and careful phasing. All the projects level viability testing for the EAP. This is the most
there are limited grounds that the Council can are currently at a different stage of development. significant individual cost in developing in over
The HS2 Act grants overall (known as “deemed”) consider the plans against. The Council’s Local Plan, The current proposals for delivery of the various stations and tracks. Camden’s planning policies
planning permission for the construction of the including the Euston Area Plan and this document, projects are set out below. apply flexibility in setting out planning requirements,
railway (which includes the HS2 station and are only relevant to a decision made under the in order to take into account viability and other
associated buildings such as vent shafts) but some Schedule 17 process if they relate to the grounds Any application for development will be considered constraints that affect the ability of development to
of the detailed design and construction are subject that the Council are considering. In the case of a by the Council under the usual planning regime meet policy targets. Development proposals will be
to further approval by Camden as the local planning schedule 17 submission for the detailed design of and considered in line with the Town and Country considered in this context.
authority (see note on Schedule 17 below). More a building or structure, the grounds that the Council
information can be found in HS2’s information can request a modification relate to:
papers https://www.gov.uk/government/publications/ KEY
• The local environment or local amenity; Stage A: 1st phase of HS2 - 2028
information-papers-understanding-the-hybrid-bill.
• Road safety or free flow of traffic; or Stage B1: 2nd phase of HS2 - 2031
Stage B2: Redevelopment of Network Rail from
Mitigating the impacts of HS2 • Archaeological or historic interest or nature approx. 2033 (under consideration)
conservation. Cross rail 2 (CR2) - delivery estimated 2033
Over site development (OSD) - estimated
HS2 works are subject to the High Speed Rail Phase
More information on the detail of these grounds is construction start 2028
One Environmental Minimum Requirements (EMRs). MORNINGTON
These set out the high-level environmental and set out in Schedule 17 of the HS2 Act and in the CRESCENT
sustainability commitments to be implemented during Government’s statutory guidance accompanying
the planning and implementation of works along the the Act https://assets.publishing.service.gov.uk/
Phase One line of route. government/uploads/system/uploads/attachment_
data/file/592755/hs2-schedule-17-statutory-guidance.
There are a number of Undertakings and Assurances pdf. I X
EN KINGS
in place which are the commitments made by the O CROSS
There are some circumstances where legislation PH D
Secretary of State in relation to the High Speed Rail A
RO
(London to West Midlands) Act 2017. They form part does not require HS2 to provide information that is
of the EMRs and include measures that will help to requested in this document. Notwithstanding this, ST
this document seeks the provision of appropriate PANCRAS
EV
mitigate the impacts in Camden.
ER
information from HS2 where necessary to understand
SH
A full list of these commitments is available on the compatibility with wider regeneration objectives
OL
gov.uk website here https://www.gov.uk/government/ for the station site and in recognition that HS2 is AD
TS
HAMPSTEAD ROAD
the first of the infrastructure projects that will be RO
TR
publications/high-speed-rail-london-west-midlands- N
ROBERT STREET TO
EE
bill-register-of-undertakings-and-assurances you can delivered at Euston and therefore will set constraints S
EU
T
find out more about the undertakings and assurances for later projects. This information will allow the
that the Council received here https://news.camden. Council to make fully informed decisions and ensure
gov.uk/hs2-camden-council-secures-over-100- that stakeholders are working together to deliver a
assurances-from-the-secretary-of-state/. The Act comprehensive whole, which the Euston Boards are
does not allow the Council to require additional working to deliver (more information available here
https://www.eustonareaplan.info/governing-boards/. EUSTON
mitigations. SQUARE
Estimated Euston Station delivery phases (as at October 2019)
12 13
THE E U S TO N S TAT I O N AND T RACKS PL ANNING BRIEF P U B LIC E N GA GE MEN T IN EU S TON ’S POP U LATION
PR E PA R ATION OF TH E D R A FT
EU S TON PLA N N IN G B R IE F
The aim of the Planning Brief is to set out more guidance is set out in this document. The Camden has undertaken two key public The Euston Planning Brief area has a diverse,
detailed guidance for the delivery of homes, jobs, geographic extent of the Planning Brief also takes consultation programmes to inform the Euston youthful population. The area is unique in terms
community facilities, open space, public realm and in Public Realm Wider Zones of Influence, which Planning Brief. These took place among of its communities, location, connectivity and
other facilities for Euston Station, tracks and key identify key streets in the highway network around communication with local stakeholder groups and concentration of knowledge and creative uses.
adjoining areas. Euston that are integral to delivering development participation at community meetings.
and where public realm improvements need to be Despite the disadvantages that the local population
The boundary of the Planning Brief includes the considered comprehensively. Euston Station Area Planning Brief Draft face (four of the seven LSOAs closest to Euston
area above the station and tracks and associated Principles Station are included in the 10-20% most deprived
land take required for the construction of Euston The Euston Station Area Planning Brief is being LSOAs in England), there is a strong local
Station for the HS2, Network Rail and Crossrail developed from the principles of the Euston Area From 22nd May to 3rd July 2017, the Council community, which is diverse and youthful, ready to
2 projects. This area is identified in the EAP and Plan (EAP) and draws on the background work of carried out a six-week consultation on the Euston contribute to and seize the opportunities that HS2
Growth Strategy as capable of accommodating the EAP, developing this with up-to-date insights Station Area Planning Brief Draft Principles, which and development at Euston could unlock.
significant development, for which additional from community conversations and further technical were developed to underpin work on the Planning
work by the station design teams. Brief as well as inform conversations and inputs Development will need to directly improve health,
into the detailed station design work of HS2, relieve overcrowding and provide economic
Network Rail, Crossrail 2 and TfL. opportunity for the existing population.
The key principles build on and develop the eleven More information about the demographic profile of
objectives set out in the EAP. They are included in the local community can be found on page 16.
Appendix 2 and form the basis for the guidance.
Additional information is available in www.
eustonareaplan.info/planning-in-euston.
MORNINGTON
CRESCENT
Euston Resident’s Assembly
EV
ER
AMPTHILL
SH
From 19th September to 14th November 2018, the
ESTATE
OL
Council hosted the Euston Residents’ Assembly
TS
KINGS
with the goal of engaging a representative group
TR
A D CROSS
EE
RO of area residents who had not been involved in the
IX
T
EN
CH
O process to date to help shape the future of Euston
PH
AL
ST
and inform the Euston Planning Brief.
TO
PANCRAS
N
ST
The Assembly consisted of a core group of 25
RE
AD
ET
RO residents from the Regent’s Park, and St. Pancras
N
HAMPSTEAD ROAD
TO
ROBERT STREET CHURCHWAY
EU
S and Somers Town wards. A programme of five
ESTATE
deliberative sessions was held: introduction with
walking tour, transport, open space, best use of
space and a session to sharpen priorities. All of the
REGENT’S PARK
ESTATE
meetings were led by an independent consultant
and designed in conjunction with stakeholder
organisations, the Department for Transport, HS2,
Network Rail, TfL, Crossrail 2 and Lendlease.
KEY The report of the Euston Residents’ Assembly is
EUSTON
SQUARE Euston Planning Brief boundary
available here: https://www.eustonareaplan.info/
Euston planning brief public documents/.
WARREN
STREET realm wider zone of influence
Euston Area Plan boundary
HS2 safeguarding area
14 15
D E M O GRAPHIC PROF IL E
AG E D EPR IVAT ION A N D IN C OM E
The Euston Planning Brief area* has a slightly 30.1
Deprivation
younger population than Camden as a whole, which 26.6 Four of the seven LSOAs in the Euston Planning
itself has a relatively young age profile compared to Brief area* are included in the 10-20% most deprived
the national average. (Source: Census 2011) LSOAs in England. (Source: Indices of deprivation,
19.1 2015)
*LSOAs E01000945, E01000947, E01000948, E01000950, E01000954, E01000955,
E01000956 16.1
10-20% most deprived LSOAs in England
Age of residents (% of total population)
Euston Planning Brief area
Camden UNDER 16 16-29 YEARS Median income
Median household incomes for many of the LSOAs
within the Euston Planning Brief area fall below the
value for Camden as a whole. (Source: Paycheck
Household Income 2018).
HO U SI N G , D E N S IT Y A N D O V E R CROW DING
LSOA north of The Cutting, bordering
Social rented accommodation
Regent’s Park (E01000948)
A higher proportion of households live in social
£20,533 -
LSOA including Somers Town, Ampthill
£39,326
£38,770
rented accommodation in the Euston Planning
£22,149
Brief area* compared to the rest of Camden. There 33% Estate and Regent’s Park Estate
are concentrations of social rented households in 56%
(E01000950, E01000954, E01000955)
Somers Town, Regent’s Park Estate and Ampthill
Estate. (Source: Census 2011) Camden
PLANNING BRIEF CAMDEN
AREA H EA LT H
Significant parts of the Euston area perform poorly LSOA E01000945 that
Population density People per hectare in relation to health deprivation and disability. covers Euston Station, the
The population densities of St Pancras and Somers 98.7 St Pancras and Somers Town ward (Source: Indices of Deprivation 2015) Drummond Street area
Town ward and Regents Park ward are close to the and parts of Regent’s Park
Estate is within the 10% to
borough average. 100.2 Regents Park ward 20% most health deprived
LSOAs in the country.
Looking at smaller geographies (Lower Layer Super 101.1 Camden
Output Areas or LSOAs), it should be noted that
areas nearest Euston Station are over twice the Regent’s Park Estate
211
density of Camden’s average. (Source: Census LSOA E01000950
2011) Somers Town ED U C AT ION 50.5
250
LSOA E01000955
Educational attainment across the Euston Planning
Brief area* is lower than the borough average, with
a higher proportion or people with no qualifications
Overcrowding and a lower proportion of people with level 4 32.7
Households in LSOAs nearest Euston Station** qualifications and above.
report higher rates of overcrowding than Camden (Source: Census 2011)
as a whole. This includes with an occupancy rating 32.5%
of -1 or less, meaning that these households have 20.3
42.6%
at least one fewer rooms than is required by the Educational attainment (% of total population)
household. (Source: Census 2011).
12.7
Euston Planning Brief area
**LSOAs E01000945, E01000950, E01000954, E01000955, E01000956
Camden
LSOAs NEAREST CAMDEN
EUSTON STATION NO QUALIFICATIONS LEVEL 4 AND ABOVE
16 17
STATUS OF T H E P L A N N I NG
BRIEF
Proposals for development will be considered Similarly, standards, policy and best practice may
against the policies in the development plan. change over time and applications will be expected CAMDEN DEVELOPMENT PLAN
Camden’s existing development plan is comprised to address those that are most relevant at the time
of a series of documents including the London of submission.
Plan, Camden’s Local Plan which sets out the
CAMDEN DEVELOPMENT
Council’s planning policies covering the period It should be noted that SPD’s cannot make new
PLAN DOCUMENTS
from 2017-2031, and the Euston Area Plan (EAP) policy. The policies are contained only within the
adopted in 2015. An illustration of the planning Local Plan (of which the Euston Area Plan is part).
policy framework is provided in figure 1.1. These will only be reviewed when the Local Plan
itself is reviewed.
There are two Neighbourhood Forums in the area DEVELOPMENT
OUR NATIONAL
covered by the Planning Brief, Drummond Street In line with the requirement in the National Planning POLICIES
CAMDEN PLANNING
to the West and Somers Town to the east. Both are Policy Framework, the Council will be undertaking PLAN GUIDANCE
in the process of developing neighbourhood plans a review of the Euston Area Plan (EAP) later
which when adopted will form part of the Council’s this year to ensure that it is up to date. The SPD
Development Plan. You can find out more at does, however, draw on much of the evidence
SITE
https://www.camden.gov.uk/about-neighbourhood- and background information for the EAP and the
ALLOCATIONS
planning. process of developing the brief will help inform
the extent of any updates to the EAP. Comments SUPPLEMENTARY CAMDEN
The Euston Planning Brief updates the underlying provided should be specifically about the contents PLANNING LOCAL
policy references in the EAP to the adopted policies of the SPD. DOCUMENTS PLAN
of the Camden Local Plan and provides further
detailed guidance to the EAP. The Planning Brief is Consultation on the draft brief is intended to run NORTH LONDON
intended to be an adopted Supplementary Planning for 6 weeks, where comments on the brief will be WASTE PLAN
Document (SPD). It is a ‘material consideration’ welcomed.
when assessing planning applications and in
decision making. More information about the
development plan, neighbourhood planning and
supplementary planning documents can be found NEIGHBOURHOOD
on the Council website at www.camden.gov.uk/ PLANS
planningpolicy.
As all the projects are at different stages of maturity EUSTON
the information included in this document is based STATION EUSTON AREA OPPORTUNITY MAYOR’S
on the best information available at the time AREA PLAN & OTHER AREA PLANNING LONDON
of writing. It is acknowledged that designs and PLANNING AREA ACTIONS FRAMEWORKS PLAN
constraints may change over time and that it may BRIEF
be necessary to consider alternative responses.
The information set out in this planning brief
sets out the Council’s aspiration based on the
best information available at the time of writing.
Figure 1.1: Planning policy framework
The aspirations included in the brief should be
considered as the starting point for all designs
and if alternative proposals are progressed, the
applicant will need to demonstrate why it is not
possible to achieve the aspirations outlined or
demonstrate that there is a better solution to meet
the policy objectives of the EAP.
18 19D O C U M ENT ST RUCT URE
PREVIOUSLY ADOPTED VISION PLANNING BRIEF VALUES
2015 E U S TO N A R E A P LA N
- Vi si on CONNE CT I ONS
VISION FOR
EUSTON - O bj ect i ves
OV E R T I M E
2017 P LA N N I N G B R I E F
K E Y P R I N C I P LE S GRE E N
STRATEGIC 1. LAND USE 2. URBAN DESIGN 3. TRANSPORT 4. ENVIRONMENT & 5. IMPLEMENTATION
CHAPTERS OPEN SPACE & DELIVERY
Overarching
requirements O B JE C T I V E S O B JE C T I V E S OB J E CT I V E S OB J E CT I V E S OB J E C T I V E S
(1, 2, 3. . . ) (1, 2, 3. . . ) (1,2,3...) (1,2,3...) (1,2,3...)
Explanatory G ui del i nes G ui del i n e s Gu i d e l i n e s Gu i d e l i n e s Gu i d e l i n e s
guidance (1. 1, 1. 2, 1. 3. . . ) (1. 1, 1. 2, 1 . 3 . . . ) (1.1,1.2,1.3...) (1.1,1.2,1.3...) (1.1,1.2,1.3...)
D IA GR A MS / D IA GR AM S/ DI AG RAM S/ DI AG RAM S/ DI AG RA MS /
Illustrations P R E C E D E N TS P R E C E D ENTS PRECEDENTS PRECEDENTS PRECE DE NTS
indicative
only
AREA CHAPTERS
Illustrative
guidance for each E US TON RO A D
geographic area CO B O URG / E V E R S H O LT
A ND E U S TO N HA M P S T E A D ABOVE THE
stemming from DRUMMO ND STREET/ THE CUTTING
S QUARE ROAD S TAT I O N
strategic guidance S T RE E T S O M E R S TO W N
GA RDE NS
20 212
LA N D U S E
22 23S U M M A RY OF POL ICIES OB JE C TIVE LU 1
PR OM OT E EU STON AS A PLAC E F OR PEOPLE T H R OU G H I N C L U S I V E
H OU SIN G, A R IC H M IX OF U SES AN D AC T IVIT IES T H AT B R I N G L I FE A N D
IN T ER EST TO IT S SPAC ES AN D BU ILD IN G S
This Chapter supports the following Euston The following Camden Local Plan Polices: GUIDELINE LU 1.1: USES MUST BE DIVERSE Careful consideration should be given to how the
Area Plan Policies: • Camden Local Plan Policies H1, H2, H3, H4, AND LOCATED TO ENSURE OPPORTUNITIES design of the significant transport infrastructure
H5, H6, H7, H8, H9, H10 FOR EVERYONE TO FEEL A PART OF EUSTON (HS2 and Network Rail stations, Cross Rail 2
• EAP Strategic Principle EAP 1
• Camden Local Plan Policy E1; stations, bus provision etc.) should support this
• Camden Local Plan Policies TC1, TC2, TC3, Given the scale of the area within the Planning aim.
Covers headline objectives for
TC4, TC5 Brief boundary, and the larger Euston area, a
A: Overall Mix
• Camden Local Plan Policy C1, C2, C3, C5 comprehensive approach should be taken to Key to this will be by:
B: Homes
C: Economy and employment identifying and distributing uses to encourage • Providing active uses as the ground floor of
And should be read in conjunction with: places around the site to draw a diversity of people
D: Retail and leisure building; and
• CPG: Housing at all times of day. This should be achieved by:
E: Social infrastructure
• CPG: Design • Creating a positive relationship with neighbouring
F: Meanwhile uses • Designing distinct and characterful
• CPG: Employment sites and business premises communities and - considering the ‘passenger
• CPG: Planning for health and wellbeing neighbourhoods which are informed by their experience’ beyond the internal station building.
• Strategic Principle EAP 2: Design context, respond to their users and contribute to
the vision for the wider site;
Seeks the delivery of:
A: development of the highest urban design • Interspersing uses, particularly those that bring GUIDELINE LU 1.2: DELIVER HOUSING
quality, which builds on existing character. visual interest at ground floor, and making WHICH SUPPORTS MIXED, INCLUSIVE AND
B: Key Urban design Principles to be addressed buildings and spaces multi-functional over the SUSTAINABLE COMMUNITIES
C: Recognises opportunities for taller buildings course of the day and night, during construction
subject to design, heritage and policy and operational stages;
considerations. • Homes and affordable accommodation are
• Locating civic, community and cultural uses essential components of Euston’s infrastructure,
where they will best contribute to vibrancy, public not only to enable generations of families to stay
Development Principle EAP 1: Euston Station and life and quality of place;
tracks in the area, but to meet Camden’s housing need
• Making spaces welcoming for a wide range of and to support the growth of the local economy.
Supports the delivery of: groups, including existing and new residents It is expected that a range of affordable housing
products, including intermediate housing, will be
• A comprehensive station redevelopment to • Providing a variety of open spaces; and
delivered and for a wide range of groups. Priority
transform Euston’s image and potential for • Making the above the station a central feature will be given to on-site affordable housing;
between 1,000 and approximately 1,900 new of Euston, providing connections, spaces and
homes and between 7,200 and approximately • Homes should be delivered to help alleviate
activities for all.
13,600 additional jobs depending on station documented issues of overcrowding and the
design and footprint, railway constraints and cost undersupply of family-sized units; and
Any application for a major scheme will be
of decking. expected to submit a robust Mixed Use Strategy • Housing should be located to mix uses and
• A comprehensive approach to station design establishing how development across the site will complement adjacent residential communities.
based around lowered tracks and platforms is meet the above guidance and be appropriately Providing housing over the north of the station
more likely to allow for greater development and and integrally mixed use, with reference to relevant north of Phoenix Road, along Hampstead
a transformational high quality development planning policy and any supporting strategies Road and over tracks up through the Camden
here. required as part of the application. The statement Cutting (shown in EAP Figure 3.2 Overall land
should detail the quantity, distribution and long-term use strategy) supports a transition from the
support of the mix of uses. concentration of commercial development and
the station to residential areas that sit alongside
As the station works enables much of the and to the north of the station. As providing
development, recognising the constraints that this residential properties for private sale above the
places on the release of plots, a staged approach station is challenging, alternative tenures should
to delivery will be necessary. be included to contribute towards the mixed use
aspirations.
24 25O B J ECT IVE L U 2 OB JEC TIVE LU 2
F O ST E R A S U S TA IN A B L E, INCLUSIVE AND M IXED ECONOM Y F OST ER A SU STAIN ABLE, IN C LU SIVE AN D M IXED E C O N O MY
GUIDELINE LU 2.1: BOLSTER THE In order to ensure the needs of the knowledge
KNOWLEDGE SECTOR AND ENSURE THAT IT economy are met, development should:
GENERATES WIDER BENEFITS • Incorporate suitable layout and design of
buildings including, for example, large, flexible
Within a one-mile radius of the station floor-plates, high floor-to-ceiling heights
(approximately a 10-12 minute walk) the (particularly to allow incorporation of wet labs)
Knowledge Quarter is a remarkable cluster of and energy systems with inherent redundancy
organisations spanning research, higher education, and resilience. Simultaneously, buildings should
science art, culture and media. It brings together be designed to be future-proofed, maintaining
85 institutions including the Francis Crick Institute, flexibility and adaptability to occupation by other
The Wellcome Trust, Google, University College commercial uses, such as conventional office
London, The British Museum, The British Library space, according to changing market conditions;
and Central Saint Martins alongside a growing
• Enable firms to cluster within a building and
ecosystem of small businesses and start-up
within the neighbourhood. Development should
companies.
include a wide range of commercial space types
and flexible configurations to allow organisations
The Government’s Science and Innovation Audit
of varying specialisms, sizes and ages to locate
for the Knowledge Quarter area identified that this
within proximity to one another;
exceptional concentration of scientific research
and other organisations is having a positive role on • Provide space for complementary uses and
driving innovation and economic growth both locally facilities which require flexible and serviced
and elsewhere in the UK including in other leading office space. Assembly and conferencing space
clusters of knowledge in places like Milton Keynes, is also needed to support information-sharing
Cambridge and Oxford. and engagement among organisations. Any
assembly/conferencing space should be part
Since the publication of the EAP, pressure has of a strategically-conceived cultural proposal
grown for an intensification of knowledge-based and have a dynamic, public-facing, all-day and
uses. There is documented shortage of space all-week function serving multiple audiences,
and prohibitive costs that hamper the life sciences including Euston area residents;
and data sciences sectors. They contend with low • Include well-designed and cohesive open space
availability and high costs of suitable commercial and public realm to attract businesses and
accommodation, a lack of innovation space, create a healthy and convivial environment for
especially wet labs, for new and small businesses, employees; and
and a scarcity of sites for entities seeking to
expand. Interaction and collaboration among • Development should ensure it is easy for people
knowledge-based firms are fundamental to the to walk and cycle between key knowledge
success of individual organisations and the cluster quarter buildings.
as a whole.1
Knowledge Quarter uses within London Borough of Camden
KEY
Euston Planning Brief boundary
Euston Area Plan boundary
Knowledge Quarter uses
1
Department for Business, Energy and Industrial Strategy, Knowledge Quarter Science and Innovation Audit, June 2018 Neighbourhood Centre
2
Department for Business, Energy and Industrial Strategy, Knowledge Quarter Science and Innovation Audit, June 2018 Town Centre
3
New London Architecture, Knowledge Capital: Making places for education, innovation and health, May 2018 Central Activity Zone
4
Greater London Authority, Supporting Places of Work: incubators, accelerators and co-working spaces, September 2014
26 27O BJ ECT IVE L U 2 OB JEC TIVE LU 2
F O ST E R A S U S TA IN A B LE, INCLUSIVE AND M IXED ECONOM Y F OST ER A SU STAIN ABLE, IN C LU SIVE AN D M IXED E C O N O MY
GUIDELINE LU 2.2: PROVIDE OPPORTUNITIES • Provide space for small and micro SMEs, with GUIDELINE LU 2.3: HARNESS THE RICH During the operational and construction stage, it is
FOR A RANGE OF BUSINESSES, OF VARYING fewer than 50 employees, where there is the OPPORTUNITY THAT EUSTON PROVIDES TO expected that long-term commitments will be made
SIZES, FROM START-UPS TO MATURE greatest shortage of accommodation. Provision DELIVER INCLUSIVE GROWTH to the following:
ORGANISATIONS should include grow-on space to allow small
• Capital and revenue funding to support the
firms to incrementally expand;2,3 In order to ensure that investment at Euston provision of an employment brokerage service
The Euston area is likely to deliver a substantial • Ensure provision of suitable accelerator and delivers benefits where they are most needed, in Euston. Capital funding would finance
proportion of large floorplate, corporate floorspace incubator space, of which there is a shortage proposals will be expected to be supported by a suitable space from which the service would
that will be out of reach for small and medium- in the King’s Cross and Euston areas. Space comprehensive Employment and Training Strategy operate; revenue funding would support ongoing
sized enterprises (SMEs). To create opportunities should include common areas and shared that is agreed to the Council’s satisfaction. The recruitment activity on behalf of local employers,
for a range of businesses, and encourage the meeting spaces. Small firms in specialist sectors following should be included as part of the Strategy: the Development Partner and the Council. The
establishment and retention of SMEs and local benefit from shared lab space and equipment • Clear and measurable employment targets with service would also provide appropriate training
businesses, development in Euston should: alongside office space; and5,6 regular monitoring; and career progression support. A strategy for
the service’s continued sustainability should be
• Provide commercial space of a range of sizes, • Offer shorter leases with flexible terms to • The Council plans to establish a Construction agreed with officers;
with layouts that can adapt to occupant needs accommodate start-ups and small enterprises Skills Centre in Euston. It is expected that
and growth; and include affordable workspace.4 development will provide capital and revenue • Provision of job and training opportunities in the
contributions to support the operation of the creative, digital and scientific sectors for young
facility and that the developer and its contractors people from underrepresented backgrounds; and
will use the centre to support their learning and • Provision of apprenticeships, ideally through the
development and encourage lifelong learning; network of knowledge-based organisations, to be
and recruited through Camden Apprenticeships.
• A programme of apprenticeships in line with best
practice and agreed with the Council. In order to promote inclusive growth during
construction and operational stages, additional
measures will be considered for incorporation in
the Employment and Training Strategy, including
commitment to payment of the London Living
Wage, work experience for people of all ages,
support of local Business Improvement Districts,
scholarships for Camden residents and pathways
to employment for those with Special Educational
Needs and Disability (SEND) and long-term health
conditions.
28 29O B J ECT IVE L U 3 OB JE C TIVE LU 3
R E TA I L A N D F O O D S H O U L D ENRICH THE EXPERIENCE OF VISITING R ETAIL AN D F OOD SH OU LD EN R IC H T H E EXPER IEN CE O F V I S I TI N G
E U STO N , W IT H AT T R A C T IV E OPTIONS FOR EVERYONE, AN OFFER TH AT EU STON , W IT H AT T R AC T IVE OPT ION S F OR EVERYON E, A N O FFE R TH AT
COM P L EM E N T S E X IS T IN G C E NTRES AND SUPPORTS ENGAGING SPA C ES C OM PLEM EN T S EXIST IN G C EN T R ES AN D SU PPORT S EN G A G I N G S PA C E S
GUIDELINE LU 3.1: CREATE A DIVERSE AND It will be important to understand retail provision on GUIDELINE LU 3.2: CREATE DYNAMIC AND
BALANCED RETAIL, FOOD AND SERVICE a site wide basis. In line with Camden’s policies, ENGAGING STREET ENVIRONMENTS ON ALL
ENVIRONMENT which strive to protect existing centres, it will be STATION FRONTAGES AND IN SURROUNDING
important to understand the level of retail proposed CORRIDORS
Retail at Euston is expected to: as a coherent whole. As retail will be delivered in
stages across the site by different stakeholders, we Shops, restaurants and other types of street-level
• Ensure a diverse mix of A1 to A5 establishments, will be seeking to understand how parties will be businesses should provide visual interest, natural
ranging in size and type, including independent working together to ensure that the delivery of retail surveillance, draw footfall, create a sense of
businesses, services, and food and drink venues; is coordinated. safety, reduce the need for short vehicle trips and
• Include local establishments that serve and help keep a neighbourhood’s economy healthy.
are located near existing residents as well as We will be seeking an overarching strategic As set out in the Urban Design section, retail is
new homes. Residents have cited a need for approach to the amount of retail delivered and a one of several means of achieving activation,
local convenience provision including a large staged approach to assessing retail impact. Ideally, and the Council expects that a combination of Drummond Street
supermarket in an accessible location with a an overarching retail strategy would be produced the measures outlined in this document will be
wide-ranging offer; the need for a supermarket jointly as early as possible in the development of appropriately implemented to create a vibrant
should be further assessed; any retail proposals here. This should demonstrate public realm.
how partners are working together to consider retail
• Complement the scale and character of the provision across the whole site and throughout all
Euston Growth Area, nearby centres and not Retail and other ground floor uses that successfully
the development stages and which sets out the activate the street should be:
cause harm. Particular consideration should high level impact of all potential retail provision
be given to the protection and enhancement of scenarios across the station and cutting site. • Of a scale and character that is appropriate to
Euston’s neighbourhood centres; the local context;
• Support the provision of affordable small shops While it is recognised that it will be difficult to have • Use attractive and varying treatments;
and other commercial units. Further discussion a definitive and detailed picture of later proposals
• Include uses that promote interest and animation
with the Council about how this is best provided to assess at early stages, it will be important for all
visible from the street; and
will be needed; and submissions to demonstrate that they are working
with partners and not considering retail provision in • Have a scale and fine-grained rhythm of
• Support delivery consolidation and ensuring retail
isolation. shopfronts that create diversity and make the
is convenient for people who want to walk, cycle
street a desirable place to visit.
and take public transport.
Retail, food and some service uses are traditional
occupants of shopfronts – but proposals should
REQUIREMENT FOR A RETAIL IMPACT ASSESSMENT include other types of businesses that can
occupy ground floors and contribute to vibrancy
Proposals for retail in Euston that exceed the amount how the retail that is being proposed is supported such as galleries, work studios and small scale
set out in the EAP should be supported by a Retail by the findings of the assessment, including manufacturers. Although servicing and back-of-
Impact Assessment to ensure that the provision of impacts on existing retail centres;
house functions are needed at Euston, every effort
retail, food, drink and service uses over all phases • How the proposal is consistent with relevant should be made to locate them away from the
of Euston’s development is consistent with relevant planning policy, including the Camden Local Plan
planning policy, including the Camden Plan and EAP.
street. Where this is not possible, this will need
At a minimum, the Retail Strategy must include:
and EAP; and to be justified and every effort should be made to
• How the proposal appropriately meets the needs minimise the extent of inactive frontage (including
• The quantity, location and type of retail to of all of local residents, station users, visitors and changes to the internal layout and arrangement of
be provided during each phase of Euston’s the local working population. facilities).
development;
• An assessment of the retail market to demonstrate
retail trends and viability in the Euston area, and
30 31O B J ECT IVE L U 3 OB JE C TIVE LU 4
R E TA I L A N D F O O D S H O U L D ENRICH THE EXPERIENCE OF VISITING T H E C OU N C IL W ILL EXPEC T A R AN GE OF SOC IAL IN F R A S TR U C TU R E TO
E U STO N , W IT H AT T R A C T IV E OPTIONS FOR EVERYONE, AN OFFER TH AT SU PPORT A C OH ESIVE AN D SU C C ESSF U L D EVEL O P ME N T
COM P L EM E N T S E X IS T IN G C E NTRES AND SUPPORTS ENGAGING SPA C ES
GUIDELINE LU 3.3: COMPLEMENT AND • Support existing businesses to remain, including Euston is a vibrant area, rich with community resources, knowledge-based institutions, a diversity of small
ENHANCE THE CHARACTER AND VITALITY those in neighbourhood centres within proximity businesses and an established residential population. The redevelopment of the station and adjacent sites
OF EXISTING TOWN AND NEIGHBOURHOOD of the development site, provide small business brings unique opportunity to enhance and strengthen these assets.
CENTRES IN THE EUSTON AREA consultation and public realm expertise during
and post-construction; and
The Planning Brief boundary and wider zones • Implement a comprehensive approach to GUIDELINE LU 4.1: ALL ASPECTS OF DESIGN, and social spaces for all of Euston’s communities.
of influence include two neighbourhood centres: meanwhile uses, as set out in Objective LU 5. CONSTRUCTION, OPEN SPACE AND PUBLIC The successful delivery of all of these elements
the east side of Eversholt Street and Drummond REALM DELIVERY, AND PROVISION OF is essential to making Euston a thriving place
Street. The two centres, although different in COMMUNITY RESOURCES, MUST PROMOTE and should be planned for in all construction
character, are currently occupied by small and HEALTH AND WELLBEING stages. When proposing works to the highway,
independent businesses ranging from retail shops TfL’s guidance on healthy streets should be
to restaurants and services. The quantity, type and In combination with the development plan and fully considered and a ‘healthy streets check’ for
location of all new retail that is provided as part other planning guidance, this document aims designers should be undertaken.
of new development must be appropriate in scale to engender a positive approach to a healthy
and character to all existing nearby town centres. environment, active travel, open space, fitness Applications for development at Euston will also be
Development should: opportunities, safety and security, animated required to include a Health Impact Assessment.
The Council’s Public Health Strategist should be
• Locate smaller, independent shops nearest street life, connectivity and accessibility across
Euston, the delivery of integrated community consulted in its preparation.
neighbourhood centres and residential areas,
and be sensitive to the character and function of facilities and programmes, cultural opportunities
the centre in evaluating the appropriate scale of
premises;
• Include small units with shopfronts that are
contextual to their settings. The Council may
attach conditions to planning permissions
precluding the ability to amalgamate units into
larger premises;
• Any development along Cobourg Street should
complement and reinforce the character and
function of Drummond Street. Drummond Street
is characterised by a fine-grained scale, specialty
shops and restaurants, varying shopfronts, a
historic building stock, and planting and product
displays that animate the pavement. It is a
unique asset in the Euston area that should be
protected and enhanced. Proposals for uses or
scale of development that compromise or conflict
with its role will not be supported;
• For new small and independent businesses,
provide targeted support through local marketing,
affordable retail space and up-front capital
assistance, flexible lease terms, assistance from
a small business consultant, and opportunities to
transition from meanwhile to end-state tenancies;
Skip Garden, King’s Cross
(Image: John Sturrock)
32 33O B J ECT IVE L U 4 OB JE C TIVE LU 4
T H E C O U N C IL WIL L E X P E C T A RANGE OF SOCIAL INFRASTRUCTURE TO T H E C OU N C IL W ILL EXPEC T A R AN GE OF SOC IAL IN F R A S TR U C TU R E TO
S U P P O RT A C OH E S IV E AND SUCCESSFUL DEVELOPM ENT SU PPORT A C OH ESIVE AN D SU C C ESSF U L D EVEL O P ME N T
GUIDELINE LU 4.2: COMMUNITY FACILITIES and ensure sustained provision of community
AND SERVICES MUST INTEGRALLY LINK facilities and services. A community fund
NEW DEVELOPMENT WITH EUSTON’S structure that has been successful is Regent’s
S O C I AL I N F R A S T R U C T U R E COMMUNITIES, MOST NOTABLY, ITS CHILDREN Place.
AND YOUNG PEOPLE
In order to help address lower-than-average
The delivery of successful community facilities educational attainment in Euston5 and concerns
Although too-often associated with the currently While Euston has a relatively young population,
and services at Euston is fundamental to creating about youth safety, Euston development must
uninviting character of the rail station, Euston is educational attainment is lower than the
meaningful links between the changes at Euston establish links with children and young people as a
a vibrant area, rich with community resources, a Camden average, with high proportions of
diversity of small businesses and an established residents with no qualifications concentrated in and all of its communities. core part of community facility and service delivery.
residential population. The redevelopment of areas surrounding the station. Fewer Camden • Employers who establish in Euston will
the station and adjacent sites brings unique students go onto Russell Group universities in Removing transport barriers between the be expected to take guidance from the
opportunity to enhance and strengthen these comparison to inner London and that students community and development, to ensure these are recommendations of the report of the Camden
assets. Boosting Euston’s positive qualities from disadvantaged backgrounds underperform convenient for people who want to walk, cycle and STEAM (Science, Technology, Engineering, Arts
means recognising and addressing Euston’s in university admissions. Given the concentration take public transport will be essential.
well-documented challenges, as set out in the of valuable jobs opportunities in Euston, these and Maths) Commission to provide meaningful
Demographics section. statistics underscore the urgency to give school- skills development and work opportunities for
aged young people the resources and impetus In the delivery of community facilities, it is expected young people. Development should deliver a
Camden 2025, the community-led vision for to remain in school, pursue higher education and that development will: coordinated programme of creative, digital and
the borough, promotes affordable and high- graduate into skilled professions. • Make appropriate contributions towards new and scientific learning specifically drawing on the
quality housing, access to jobs, safe and improved community facilities and services; organisations in Euston and the needs of area
strong communities, a healthy environment and Euston residents have cited crime among young children and youth. Consideration should be
opportunities for general wellbeing. Camden people as a growing concern. Factors that have • Develop a robust Community Engagement given to providing support to ensure school
2025 reflects many of the issues and priorities been recognised as contributing to youth violence Plan, as set out in Guideline ID 1.5, to identify staff have the resources to administer student
discussed by the Euston community during include: a lack of “things to do” to occupy young local priorities for community facilities and involvement in any programme, collaborating
engagement. Residents in the area expressed people in an enriching way and the absence of agree with the Council community groups with
concerns about antisocial behaviour and crime, a accessible opportunities. The Camden Council with existing area child and youth services,
whom to collaborate and support financially on creating bespoke programming that caters to
lack of activities and resources for young people, Youth Safety Task Force recommends solutions
engagement. The Engagement Plan should local needs and providing dedicated space for
and an observed increase in rough sleeping. to counter these underlying issues: youth services
that include “fun things to do” close to schools,
be developed in conjunction with the local programme activities;
Thinking about the future, the community employment and training that are genuinely community;
• Proposals should take guidance from the
underscored the need for educational initiatives available to local youth, matching opportunities • Provide new facilities that are purposely recommendations of the Youth Safety
by local businesses and institutions with school with role models to form trusted relationships, and designed and configured to optimally meet their Task Force6 to develop youth facilities and
children of all ages, programmes specifically channels to create mutually respectful connection
community function. Spaces should be flexible programmes that reach young people during and
targeted at young people, truly accessible training with communities.
and managed to promote shared ownership and outside of school hours; and
and work experience opportunities for local
residents, initiatives to promote cross-generational The area’s demographics further highlight rotated use among a diversity of local groups;
• Just as children need positive ways to spend
interaction and flexible community space close to challenges such as high rates of domestic • Encourage opportunities for commercial tenants
residents. These aims for Euston are in keeping overcrowding, concentrations of deprivation and
their time, they urgently need places to go.
to engage in volunteering and community-based Development should provide space that meets
with Camden 2025, which encourages community poorer health in relation to other parts of Camden. activities;
spaces and programmes of all types to provide the needs of children and young people of all
occasions for interaction among people with • Provide support to local community organisations ages – play areas for younger children and safe,
different experiences and backgrounds, and to promote financial self-sufficiency and training functional social spaces for young men and
counter isolation or stratification. The changes at to include a social enterprise element of their women. Development should deliver space for
Euston and the neighbourhood benefits that come programmes to generate income; and young people that they know is their own and
with them must be unifying agents. engenders a sense of belonging. In order to
• Set up a bespoke community fund with
achieve this, proposals must set out a plan for
appropriate management to meet the above aims
co-designing spaces with local young people.
5
Camden STEAM (Science, Technology, Engineering, Arts and Maths) Commission, Creating Camden’s 21st Century Talent, 2017
6
Camden Youth Safety Task Force, Youth Safety Task Force Report, 2018
34 35O B J ECT IVE L U 4 OB JE C TIVE LU 4
T H E C O U N C IL WIL L E X P E C T A RANGE OF SOCIAL INFRASTRUCTURE TO T H E C OU N C IL W ILL EXPEC T A R AN GE OF SOC IAL IN F R A S TR U C TU R E TO
S U P P O RT A C OH E S IV E AND SUCCESSFUL DEVELOPM ENT SU PPORT A C OH ESIVE AN D SU C C ESSF U L D EVEL O P ME N T
Older members of the Euston community face Applications for large schemes are expected to In order to inform the appropriate type and scale of There should be no barriers to taking part in cultural
challenges of social isolation and physical barriers. include a Community Facility and Service Strategy facilities, an application for development at Euston opportunities: they should be fully accessible,
In order to address this, development must: that demonstrates how the proposed development will be expected to submit a Culture Strategy that welcoming to participants of all ages and
will meet Objective LU 4. The Council should be sets out how the cultural offer at Euston will be backgrounds, and include a programme of minimal
• Create an environment with convenient and
consulted in the preparation of such a strategy, conceived and allowed to develop over time. It is or no cost events.
legible connections with accessible routes to
which will be secured via a S106 agreement. expected that the applicant will work with Camden
shops, open spaces, schools, social spaces,
officers to determine what would be an acceptable
support services and other community facilities.
Strategy, secured via a S106 agreement.
Connections through and across the station are
GUIDELINE LU 4.4: ALL DEVELOPMENT WILL
essential to achieving this; GUIDELINE LU 4.3: EUSTON SHOULD BRING
At minimum, the Culture Strategy should NEED TO INCORPORATE MEASURES WHICH
OPPORTUNITIES FOR CULTURE THAT ARE
• Deliver homes that are designed and fitted out to demonstrate: SUPPORT EUSTON AS A PLACE THAT IS SAFE,
RICH, INTERACTIVE AND ACCESSIBLE TO THE
support independent living and close access to SECURE AND INCLUSIVE
WHOLE COMMUNITY • Accordance with the Camden Cultural
amenities;
Framework, its mission, vision and themes;
• Support links to cultural opportunities, including The closure of St James Gardens and Euston
Culture is a connecting force that should be rooted • How residents, businesses and institutions will Square Gardens has led to the displacement of
those by knowledge-based organisations; and in all aspects of Euston’s growth. It should be be continuously engaged in developing a cultural some anti social behaviour into the surrounding
• Based on the availability of funding for open to evolution and change, and draw from all vision and programme through an equitable and residential areas. We will expect a robust approach
community programming and a further of Euston’s communities and functions. Euston inclusive process; to both design of development to minimise future
assessment of need, support existing will not be defined by a single culture, but an array
of identities that should all have an opportunity • How initiatives (whether facilities or programmes) potential for anti-social behaviour, and in terms of
organisations serving older adults in Camden
will promote and provide channels for creating the construction method, ensuring overlooking,
and consider promoting intergenerational to express themselves on their own terms. The
links across Euston’s communities; rights of way, adequate lighting and ease of
programming. On the success of existing support of existing and creation of new cultural,
wayfinding are considered.
initiatives in Camden, the Council is seeking leisure, learning and play facilities will be an • How the cultural opportunities will be available to
opportunities to connect children to older integral part of development, and the experience of local communities;
community members. living and working in, and visiting Euston. Development must demonstrate:
• The appropriate location of cultural facilities
and programmes, with priority for location in • The highest quality design and delivery of
commercially-focused areas to add dynamism buildings, open space and public realm;
and draw various groups; • Active frontages and good street lighting;
• Provision for integrated site specific public art, • Clear sightlines and unobscured routes and
this can add to the sense of place, character buildings access;
of the area, legibility/aid orientation and help
communities develop a sense of belonging and • Maximisation of natural surveillance;
ownership of an area; • Pedestrian-centred street network and public
• Provision of affordable spaces for artists, realm;
creatives and cultural organisations both through • Security measures for HS2 and TfL assets
meanwhile use of redundant spaces and should be minimised within the public realm
also permanent spaces provided through the and integrated into building design as a first
development; preference; and
• How the cultural offer will inspire and create • Security measures that are obtrusive or
opportunities for sharing, integral participation overwhelm the public realm will not be accepted.
and interaction; and Any security structures or monitoring must not
• How the culture strategy will complement and detract from the public’s ability to access or enjoy
support existing cultural uses in the local area. the space.
New affordable homes and community play facilities as part of Central Somers Town, Adam Khan Architects
(Image: David Grandorge)
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