Planning report
The officer's full report (25MB PDF file) can be found here and some relevant extracts are provided below.
Extracts from officer's report
2. Site description
2.3 Camden Lock Place forms the boundary of Camden Lock Market and Stables Market to the north and is occupied by retail market stalls. The Market Hall and East Yard are predominantly retail market with offices above. The Middle Yard has retail and food stalls. The West Yard and Building A comprise a food market with some retail/café space around the perimeter. The East Vaults are currently used for general storage and waste storage. Dead Dog Basin is located under the Interchange Building and is currently unused.
3. The Proposal
3.1 The application is for...ˇ Erection of deck area over Dead Dog Basin; east and double pitched roof structure over East Yard.
5. Consultation Summary
5.8 Regent's Canal CAAC
- Concerns regarding treatment of walkway from New Market Building across Middle Yard; this creates a very strong east-west feature that challenges northsouth orientation of market
- Impact on Roving Bridge (grade II listed) - architectural and visual impact (obscures views), proposed raised walkway is too dominant
- 'Mechanical looking' southern elevation
- Height and bulk of buildings fronting Camden Lock Place; will destroy present harmony of street, impact on views of Interchange Building
- Large openings into market on canal are alien and intrusive, lock-side too narrow for these
- Crowding and bottleneck
- New bridge route is not addressed in Design and Access Statement
- No room for trees if market expands, loss of Maple Tree, loss of greenery in West Yard, lack of greenery proposed
- Insufficient dining facilities for visitors, amenity for diners should be on-site and not off-site
- Any development must not encroach on towpath or restrict movement here
- Market should not be named Camden Lock
- Banners and flags are regularly displayed without planning consent Disregard for heritage setting, proliferation of signage
- Noise from broadcast music, not complying with terms of Entertainment Licence
- Commercialism dominates
- Impact on views and heritage
- Freight could be carried on canal, proposal will restrict future use of Dead Dog Basin, future use of basin not explored
- Scale of the development
- Number of partitions in the treatment of the Western Range of the West Yard at ground floor level
- There should be an archaeological exploration
Officer's response: 'Impact on usability of canal'.
5.9 Friends of Regent's Canal- Basin should not be covered by overhanging structures, capacity should not be reduced
- Welcome dredging of Dead Dogs' Basin
Officer's response: 'Impact on usability of canal'.
5.10 The Regent's Network
- Development must respect conservation and heritage
- Overdevelopment, market already overcrowded
- More craft-based stalls should be provided, not food stalls, should be hub of creativity
- Locks would be enclosed and side-lined by increase in height and bulk
- Loss of views of grade II listed Interchange Building
Officer's response: 'Design and conservation'
5.11 Councillor Sian Berry (Camden Green Party)
- No strong objection
- More attention should be paid to creative industries
- Should be wider range of food and entertainment
- Fully support Regent's Network and Friends of Regent's Canal objections regarding impact on Dead Dogs Basin
- Proposal should be refused given impact on industrial heritage and character and removal of potential of basin to be used for freight purposes
Officer's response: 'Impact on usability of canal'
5.13 Representation Summary
Impact on canal/use of canal (including comments from Commercial Boat Operators Association - CBOA, Inland Waterways Association and the Regent's Network)
- Proposed restaurant extension would reduce capacity of Dead Dogs' Basin, its use as a water resource - should be brought back into use, this would help reduce road traffic, air pollution and accidents, basin should be used for freight, should be a water transport dock as it was built for
- Visual impact of proposed restaurant extension on Dead Dogs Basin
- Canal should be used for construction traffic, canal traffic would create less pollution, canal should be used for removing waste and recycling
- Basin should not be covered
- History and importance of canal should be recognised
- Market should not overspill on to towpath
Officer's response: addressed in 'Impact on usability of canal'.
5.14 comments in support...
- Welcome dredging of Dead Dogs' Basin, welcome re-use of basin, utilising unused space
8 Land use principles
Restaurant use
8.16 As well as the food markets on the site, predominantly in the West Yard, 2 new restaurants are proposed overlooking the West Yard and a new restaurant is proposed in the East Vaults, built out on to Dead Dog Basin.
8.17 Officers consider that restaurant uses support the vitality, viability and character of the market and the town centre and are therefore acceptable. The amenity implications of the restaurant uses (as well as entertainment uses) are considered in the Amenity section below.
10. Design and conservation
Proposed alterations to basement of Interchange Building and adjacent properties
10.20 The grade II listed Interchange Building, lying immediately to the west of the site, is central to the history of the railway and canal operations in Camden Town. The eastern section of the basement, which has the characteristics of a bonded warehouse, has for many years been used for storage. The central section of the basement contains Dead Dog Basin, a significant offshoot of the canal in historic terms, albeit currently little known to the public and scarcely visible from the main stretch of the canal.
10.21 It is proposed to insert a large restaurant space at its northern end, which will take advantage of existing and proposed openings in the west wall which borders the basin, to give access to a new platform suspended over the basin which would be implemented in conjunction with a lighting scheme and other measures to sensitively enhance this unique space, which currently is out of bounds to the public. Access to the restaurant space will be through the enlargement of an existing opening from Camden Lock Place and will involve minimum intervention in historic building terms. The southern section of the basement will be converted to a flexible space for various functions associated with the market, including exhibitions. Further apertures will be punctured into the western wall, offering visual permeability with Dead Dog Basin. These new openings will work within the existing loadbearing structure of the building. Access to the space will be gained through a new opening in the eastern wall of the listed building, which abuts the rear wall of the western range of West Yard. The opening will be formed within the existing structure and will involve a minor loss of historic fabric. However, the benefits of reusing the space are considered to outweigh this harm, in accordance with paragraph 134 of the NPPF. The works will involve minimal intervention to this positive contributor, namely the loss of one bay and a retail unit to create a new and permeable entrance from West Yard. Sensitive upgrade works are also proposed for this range, in the form of a first-floor gallery access, which will relieve the yard at ground level whilst providing better access at upper level. The walkway will be constructed from steel and timber using traditional construction techniques and detailing which will be in keeping with the 19th century architectural treatment of the range.
10.22 The reuse of the basement of the grade II listed Interchange Building and Dead Dog Basin is welcomed, subject to detailed design (see conditions). The space has a robust industrial feel, with structural columns spaced at regular intervals. The insertion of partitioning, a new floor level and limited new openings, designed to respect the listed building, is acceptable in principle. The proposal to enhance Dead Dog Basin through lighting and other measures is welcomed subject to detailed design (see conditions) and agreement from those responsible for the maintenance of the waterway. The proposed restaurant platform, suspended from the existing iron beam structure, is considered to be an exciting but reversible concept; with minimal impact on the canal's heritage and the setting of the grade II listed building.
12. Impact on usability of canal
12.1 A number of objections have been received to the use of Dead Dog Basin for nonfreight purposes, including from the Regent's Canal CAAC, Friends of Regent's Canal, Commercial Boat Operators Association - CBOA, Inland Waterways Association and the Regent's Network. These objections state that the use of the basin for restaurant/exhibition space would prejudice the future use of the basin for commercial/freight purposes. The Canal and River Trust (the statutory consultee for works affecting canals) support the principle of breaking through into Dead Dog Basin, subject to more information.
12.2 Dead Dog Basin is currently unused and is generally in a poor state with rubbish collecting in it. Under the proposals, the basin would be dredged and cleaned up and brought into use. Given that the basin is not in freight use and has not been for decades, officers consider that it would be unreasonable to require the applicant to bring the basin back into freight use. Officers therefore support the opening up of the basin and its use, rather than continuing as a derelict and unused space. The proposal would utilise a redundant space of a listed building and the redundant canal basin.
23 Freight by water
Prior to the commencement of any demolition works on site, a feasibility study shall be carried out to assess the potential for moving freight by water during the construction cycle (waste and bulk materials) and following occupation of the development (waste and recyclables). The use of waterborne transport shall be maximised during the construction of the development unless the above assessment demonstrates that such use of the waterways is not physically or economically feasible.
Reason: To encourage the use of the waterways for transporting waste and bulk materials in accordance with the London Plan.