Shaping Canary Wharf I North Quay
North Quay Canary Wharf (North Quay) Limited, part of Canary Wharf Group, submitted applications for Outline Planning Permission and Listed Building Consent for the redevelopment of the North Quay site (the Site), in July 2020. This document provides an overview of the proposed development and information about the content of the applications.
Information for Committee Members Strategic Development Committee 23rd September 2021 Outline Planning Application Ref. No: PA/20/01421 Listed Building Consent Ref. No: PA/20/01412
THE SITE
THE OPPORTUNITY
North Quay is a 3.28 hectare brownfield site which lies immediately to the north of the Canary Wharf Estate. Currently the Site comprises mostly cleared land, being previously used as a construction laydown site for the Canary Wharf Crossrail station. There are some temporary uses currently on site, including the Tower Hamlets employment and training services organisation, WorkPath.
North Quay represents a unique and important opportunity to bridge the gap between Canary Wharf and South Poplar. The ambition is to create a masterplan which guarantees significant public realm and open space and enhanced north-south connectivity but provides flexibility regarding built form and uses which are delivered to allow the site to respond to the volatile post Brexit and COVID market.
In 2007 planning permission (PA/03/00379) was granted for a major office-led mixed use scheme on the Site which provided 372,660 sqm of office and 5,324 sqm of retail floorspace within two towers (221m and 209m high respectively) and a central link building (125m high). This planning application was implemented in 2016. A Certificate of Lawful Development issued by Tower Hamlets in January 2017 confirmed that the planning permission had been lawfully implemented (PA/16/03765).
North Quay benefits from a site allocation within the Local Plan which envisages employment with ancillary supporting uses such as gyms, hotels, restaurants and retail as well as housing. The Site is also identified by the Local Plan as being within the Preferred Office Location, the Tall Building Zone, the Tower Hamlets Activity Area and the Major Town Centre. The Site is also located within the South Poplar Masterplan area which now benefits from an adopted SPD. We have worked closely with officers to ensure that proposals for North Quay align with the SPD.
In 2017 a planning application was submitted which proposed up to 339,243 sqm of office, residential and retail floorspace. A 47 storey headquarters office building for a major prospective tenant was proposed on the eastern side of the Site and three residential buildings (between 30 and 67 storeys) were proposed on the western side sitting above a retail podium. This application was withdrawn in December 2017.
2070
Illustrative image of the 2070 implemented scheme
The GLA identify the Site as falling within the Isle of Dogs Opportunity Area. The London Plan also identifies the Site as being located within the Metropolitan Town Centre and having significant development potential.
2017
Illustrative image of the 2017 proposal
NORTH QUAY
Aerial viw e of the xie sting site taken from the north-west
PUBLIC CONSULTATION Between October 2019 and March 2020 we met with many local stakeholders and held two stages of public consultation to understand local views on the proposals, involving over 250 people. Events were held at St Matthias Community Centre in Poplar, the Marriott Hotel next door to the site and at the Canary Wharf Idea Store. Feedback on the proposals was broadly positive at all stages of consultation. The feedback we received during consultation has helped to shape the priorities for North Quay and how it can benefit the area. Participants told us that the main priorities for the development were access to public space and the waterfront, improved connections between Poplar and Canary Wharf, better pedestrian routes and cycle access, and leisure uses, all of which have been incorporated into the proposals. There were no areas of concern that were shared by a significant proportion of the public or were judged to be problematic to the overall scheme. Canary Wharf Group is committed to continuing engagement throughout the planning process and on future phases and delivery of the masterplan.
Public Exhibition, March 2020
OVER
250
PARTICIPANTS
WITH
88%
SUPPORTING THE APPROACH
A FLEXIBLE APPROACH Canary Wharf is evolving and diversifying. It is now home to a wide range of start-ups and corporates, across a wider sectoral base than its historical focus on financial institutions. This planning application has been developed to provide a flexible framework within which Canary Wharf Group can successfully bring forward future development. This is essential to meet changing market demands and providing a greater range of uses, potentially including life sciences, which is a growing and vitally important sector.
1. Development Specification - sets out the type and quantity of development that could be provided across the Site (including setting an overall maximum floorspace).
If planning permission is granted, key placemaking principles will be secured while providing the necessary controlled flexibility over the amount of development that can be delivered within each use class proposed. In order to ensure that the level of flexibility is appropriately restricted, the planning application seeks approval for three Control Documents which describe the principal components of the proposed development:
3. Design Guidelines - set the design principles and controls for future development and dictate key planning principles such as the relationships between buildings to ensure appropriate spacing and gaps, the quality of architectural design, and public realm and open space.
2. Parameter Plans - set the parameters associated with the scale, layout, access and circulation and distribution of uses classes and public realm and open space for the proposed development. They also establish the Development Zones, open spaces and routes.
OUTLINE APPLICATION APPROACH CASTOR LANE
1. PARAMETER PLAN
2. JELLY MOULD ASPEN WAY PEDESTRIAN BRIDGE
LIMEHOUSE LINK TUNNEL
71 70
73 72 69
74 68
67 75
66 76
65
64
POPLAR DLR STATION
ASPEN WAY
NQ.H2 25m Max AOD
HERTSMERE ROAD
NQ.A1 130m Max AOD
NQ.A2
NQ.B 1
NQ.C1
180m Max AOD
25m Max AOD
25m Max AOD
NQ.D1
NQ.D2
150m Max AOD
150m Max AOD
GAS
NQ.A3 MARRIOTT HOTEL
150m Max AOD
UPPER BANK STREET
WEST INDIA QUAY DLR STATION
8CN 8.22
7CN 8.76
6CN 9.13
NQ.A 4
NQ.G1 8m Max AOD
225m Max AOD
NQ.A5
NQ.E1
37m Max AOD
8m Max AOD
NQ.D3
NQ.D4
85m Max AOD
190m Max AOD
NQ.H1
5CN 9.66
BILLINGSGATE MARKET
12m Max AOD
WEST INDIA QUAY
NQ.F1 8m Max AOD
NQ.F2 25m Max AOD
NQ.F 3
8m Max AOD
CROSSRAIL PLACE
Parameter Plan 009 (Development plots maximum heights) defines Development Plots along with their maximum heights, widths and lengths. LP
REV
N
0
25.0 m
50.0 m
1:500 0
50.0 m
100.0 m
DATE
DESCRIPTION
P0
JULY 2020
P1
APRIL 2021 PLANNING AMENDMENTS
PLANNING SUBMISSION
1:1000 @ A1
LP LP
Figured dimensions are in millimetres unless noted otherwise. All dimensions and levels shall be verified on site before proceeding with works. Detailed site survey to be carried out to verify positions and level relationships with site features and ordnance survey. The Architect must be notified of any discrepancy. Boundaries are indicative only and are to be verified by others. Allies & Morrison LLP is not responsible for any errors caused by the transmission, translation, software or computer systems. Allies & Morrison LLP is not responsible for nor shall be liable for the consequences of any use made of the drawings or models other than that for which they were produced by Allies & Morrison LLP for the Client. All Intellectual Property Rights reserved
NOTES:
KE Y Planning Application Boundary
A
LP
LP
CKD
1:500 @ A1
1:1000
LP
Development Plot
Development Plot Reference
Refer to Design Guide 4.2.3 for Minimum Height Difference Restrictions. Refer to Design Guide 4.4 for Maximum B1 Use Class Height Restriction.
telephone facsimile email
Al l i e s a n d M o r r i s o n L L P
North Quay Masterplan
85 Southwark Street London SE1 OHX 020 7921 0100 020 7921 0101 studio@alliesandmorrison.com
PARAMETER PLAN
S T A T U S : F OR A P P R OV A L
LP
By extruding Parameter Plan 009 a ‘Jelly Mould’ is derived. This represents the places where built form could happen, however, this volume would NEVER be completely filled as the maximum floor area for the whole site is less, as set out in the Development Specification.
DEVELOPMENT PLOTS MAXIMUM HEIGHTS, WIDTHS & LENGTHS
NQMP-PP-009 SCALE 1 : 500 @A1
3. INDICATIVE MASTERPLAN
P1
Revision 1 : 1000 @A3
4. INDICATIVE MASSING Office Retail Residential Serviced apartments
The Indicative Scheme plan has been established to fully comply with the Control Documents. The actual detail of each part of the Proposed Development will come forward when Reserved Matters Applications are made and subsequently approved by Tower Hamlets.
The Indicative Scheme volume represents the maximum amount of floorspace allowed by the Development Specification. This demonstrates the difference between the ‘Jelly Mould’ and the maximum amount of built form which can be delivered.
The maximum amount of floorspace allowed by the planning application is 355,000 sqm GIA The potential range of uses is as follows: Office
between 150,000 and 240,000 sqm
Residential
between 30,000 and 150,000 sqm
Retail / community / leisure
between 10,000 and 60,000 sqm
Hotel / Serviced Apartments
up to 150,000 sqm
Co-living
up to 100,000 sqm
Student Housing
up to 100,000 sqm
Sui Generis Uses (including up to 25,000 sqm laboratories associated with life sciences) NOTE – total combined residential, co-living and student uses must not exceed 150,000 sqm.
3D rendering of the Indicative Scheme from the north
THE APPLICATIONS Application NQ.1: Outline Planning Application (all matters reserved) (“OPA”) - Application for the mixed-use redevelopment of the Site comprising demolition of existing buildings and structures and the erection of buildings comprising business floorspace (which would include life sciences), hotel/serviced apartments, residential, co-living, student housing, retail, community and leisure and sui generis uses with associated infrastructure, parking and servicing space, public realm, highways and access works. Application NQ.2: Listed Building Consent Application (“LBCA”) - to stabilise listed quay wall and any associated/necessary remedial works as well as demolition of the false quay in connection with Application NQ.1.
INDICATIVE SCHEME
1
NORTH QUAY ILLUSTRATIVE MASTERPLAN
In order to help stakeholders to understand what sort of development the planning application might deliver we have developed a Masterplan which is ‘indicative’ of what could be built based on the Control Documents. This is referred to as the ‘Indicative Scheme’ which is illustrative only but represents the maximum amount of floorspace deliverable. The Indicative Scheme has also been used to thoroughly test environmental impacts. The Indicative Scheme represents one way of delivering the OPA. In this instance the scheme would be employment led with Development Plots B1, D1, D2 and D3 developed for commercial use, Development Plots A1 and A4 being delivered for residential, Development Plot D4 coming forward as serviced apartments and Development Plot A5 becoming a retail pavilion potentially also incorporating community and leisure uses. All buildings will have active retail, community and leisure uses at ground level.
The Indicative Scheme also clearly demonstrates the public realm and open space commitments (all of which will be publicly accessible) which will be delivered irrespective of the buildings and uses which come forward, namely: • 0.8 hectares of publicly accessible open space • The north-south pedestrian route from the end of the Aspen Way Footbridge through Poplar Plaza and the North Quay site to the Canary Wharf Elizabeth line station
AS P E N
3
5
View of Quay Square from the south
Quay Square is the main public space with active ground floor frontages overlooking the dock. The space provides an important connection between the Quayside and Poplar Plaza. It is a flexible hard space, incorporating spill out areas adjacent to frontages. Quay Square is envisioned to be used for a variety of urban activities such as markets, community events and seasonal programmed activities such as the Canary Wharf ‘Winter Lights’. An important element of Quay Square will be informal children’s playspace.
NQA1 H E R TS
M ER E
NQB1
RD
MARRIOTT
NOR
2
NQA4
3 WEST INDIA QUAY STATION
• A significant square in the centre of the site (Quay Square) • Delta junction improvements (The Delta) • The east-west boardwalk adjacent to the dock which stretches along the entirety of the southern boundary of the Site (Quayside) • The east-west pedestrian and cycle route running along the northern boundary of the Site adjacent to Aspen Way (Aspen Way Gardens) • Improvements to the Aspen Way Footbridge These key public realm commitments will be secured by the Control Documents and the S106 agreement. The detailed design will come forward through future Reserved Matters Applications.
WAY
View west along the Quayside
Quayside allows people to come in close proximity to the water and receives maximum south facing sun exposure. Quayside incorporates spill out spaces for active frontages, lounge areas, seating steps and pubic artworks influenced by the industrial past.
Indicative ground floor uses masterplan (site boundary shown in red)
NQA5
1
3
4
POPLAR STATION
ASPEN WAY
6 4
NQD1
UPPER BANK STREET
NQD2
RTH QUAY WAY
2
BILLINGSGATE MARKET
View beneath Delta Junction
View across Poplar Plaza from the north
The Delta provides an arrival point from Hertsmere Road and West India Quay DLR station and creates an opportunity for informal dwell space and playable landscape.
Poplar Plaza is an elevated public space overlooking Quay Square towards Crossrail Place. Poplar Plaza provides an arrival point from Poplar via the Aspen Way Footbridge. These terraces include generous spill out spaces adjacent to retail frontages, lawn planting and seating.
5
6
NQD4
NQD3
CROSSRAIL PLACE
KEY OFFICE LOBBY
RESIDENTIAL LOBBY
SERVICED APARTMENTS LOBBY
RETAIL / LEISURE / COMMUNITY
View east along Aspen Way
View from Aspen Way bridge
Aspen Way Gardens consists of clusters of trees, green walls and rain gardens for attenuation and seasonal variations, which will improve air quality, buffer noise and create a significantly improved environment. It gives enclosure to the northern edge of the Site. The space incorporates a shared pedestrian and cycle route connecting Aspen Way to Hertsmere Road and Upper Bank Street.
Aspen Way Footbridge will be enhanced through a s106 contribution. Enhancements could include thorough cleaning, painting of the metal frame, replacement paving and enhanced lighting. The footbridge will be extended to connect directly in to Poplar Plaza.
SCHEME BENEFITS AFFORDABLE HOUSING
AFFORDABLE WORKSPACE
The Council’s viability consultant concluded that the maximum amount of affordable housing that could be viably delivered by the OPA was 22%. However, subsequent negotiations with planning officers, with consideration of the scheme benefits as a whole, has resulted in the quantum of affordable housing proposed being increased to 30% by habitable room.
Detailed discussions with officers from the Council’s Economic Development team have allowed us to develop a bespoke affordable workspace offer which will ensure a practical and deliverable package enabling local SMEs and start-ups to access genuinely affordable workspace, with primacy for those in the life sciences industry.
The affordable housing tenure proposed is 70% low cost rented (of which 50% is London Affordable Rent and 50% is LBTH Living Rent) and 30% Intermediate.
Not less that 4,656sqm NIA (50,000 sqft) will be delivered in three tranches, with one third let at 75% discount, one third at 50% discount and one third at 25% discount for a period of not less than 15 years. This represents a significant amount of affordable workspace and is equivalent to almost two floors of One Canada Square, which could accommodate up to 580 people at typical office densities.
ECONOMIC BENEFITS
POPLAR CONNECTIVITY
The increase in employment would make a significant economic contribution, in terms of Gross Value Added, the net increase in employment represents an impact of up to £1.4 billion per annum. The new jobs accommodated by the commercial floorspace could generate up to £43.8 million per year of spend in the local area around the Site. The business rate revenue could be up to £58 million per year.
A £250,000 upgrade to the Aspen Way Footbridge (including lighting and surface materials), which will connect to a generous and welcoming arrival square (Poplar Plaza), will provide a more direct connection between South Poplar and Canary Wharf.
SUPPORT FOR THE LOCAL ECONOMY The new residential population could bring additional household spending of up to £19 million per year which will include spending locally.
APPRENTICESHIPS The OPA will target a minimum of 280 apprentices during the construction phase and not less than 50 in the end user phase (which will be targeted at Tower Hamlets residents).
TOWN CENTRE Up to 60,000sqm of retail, community and leisure uses to support Canary Wharf’s re-designation as a Metropolitan Town Centre.
LBTH CIL
MAYORAL CIL
c. £50 million payment for LBTH CIL, which will provide monies for local infrastructure.
c. £50 million payment for Mayoral CIL towards Crossrail.
NEW JOBS
NEW HOMES
Up to 18,795 new jobs (of which 20% will be targeted at Tower Hamlets residents) across a range of sectors that will help diversify the employment base at Canary Wharf as well as construction and end-user training initiatives.
Potential to deliver up to 1,264 new homes across a range of tenures, including 30% affordable homes by habitable room, to help address LBTH’s housing targets.
ACCESS TO THE DOCK FRONT
PUBLIC OPEN SPACE
Opening up the previously inaccessible dockside to provide over 200 metres of waterside promenade.
The OPA will deliver a minimum of 0.8 hectares of public realm. This is double the amount required by the Local Plan site allocation.
NEW MULTI-USE GAMES AREA A new multi-use games area (MUGA) will be provided for use by occupiers and the local community.
ECOLOGY The OPA will contribute to the local green infrastructure network by provision of extensive biodiverse roofs, green walls, carefully considered landscaping, bird and bat boxes and a commitment to an Urban Greening Factor of 0.3
PUBLIC REALM IMPROVEMENTS Modifications to Upper Bank Street/Aspen Way junction including enhanced east-west signalled pedestrian crossings; and provision of new eastwest pedestrian and cycle routes between West India Quay DLR station and Upper Bank Street.
SUSTAINABILITY
CYCLE DOCKING HUB
North Quay will be Canary Wharf Group’s first Net Zero Carbon development and achieve BREEAM Excellent.
A 32 point cycle docking station will be introduced to the Delta Junction.
CANARY WHARF GROUP’S ONGOING COMMITMENTS TO THE COMMUNITY SUPPORTING SMEs • East London Business Place (ELBP) is a joint venture with Canary Wharf Group and the East London Business Alliance (ELBA) which focuses on building, supporting and maintaining a strong local supply chain • Since construction commenced at Canary Wharf over £2.2 billion has been spent in the local supply chain by Canary Wharf Group of which £594m was spent with businesses based in Tower Hamlets
SUPPORTING JOBS • Providing rent-free space and support for Workpath job brokerage and skills centre • UCATT Trade Union learning centre • Over 12,000 permanent local jobs for Tower Hamlets residents • New initiatives on hospitality sector and science sector skills
SUPPORTING SKILLS • Focus on reducing barriers to work, e.g. digital exclusion, work ready skills • £50k a year funding and support for Code Club across Tower Hamlets primary schools • At least 50 work experience placements for Tower Hamlets residents every year • £200k per year Higher Education grants programme funded by permanent endowment
COMMUNITY ENGAGEMENT • £15m local community grants in last 10 years for schools, youth projects, sports clubs and community sector • Quarterly update meetings with local stakeholder groups • Support for Tower Hamlets projects including Bangla50 artwork • Canary Wharf Group has a permanent community team
NEXT STEPS Once planning permission is granted, we anticipate bringing forward the design of the first building for the Council’s approval, which we envisage being for life sciences.
https://group.canarywharf.com/planning/north-quay