Comments on the Planning Statement
The 54-page Planning Statement can be found on the Hackney Council website. Most citizens do not have enough free time to plough through the hundreds of pages that make up this planning application so we have provided a few extracts that might motivate a number of people to object without hesitation. These extracts expose the developers' disrepect for the existing buildings, the communities they serve and the public's appreciation for open space, decent views and industrial heritage.
Section 1.3. Other buildings and structures on the Site, which are less important from a heritage perspective, are to be demolished allowing the redevelopment of the Site
When the council added these buildings to its Local Heritage List it did not differentiate between any of the buildings. It emphasised that the protection applied to ALL the buildings on the site. See here for further information.
Section 1.12. The proposed scheme will ensure the retention and restoration of the most significant heritage assets on the Site, as well as their re-use for employment and residential purposes
This would result in a net loss to the community. Currently the buildings can be made open to the public through guided tours and work opportunities. If they are converted to residential use then only a select few will have access to them.
Section 2.6 As noted in LBH's pre-application response, "The Commissary", a bar and restaurant occupying part of the Site is noted within the Regents Canal Conservation Area Appraisal as being "an attractive and sensitive conversion of an industrial building".
So why demolish this facility and replace it with a bland cafe?
Section 3.5. The new space will be contemporary and flexible, meeting the needs of modern office occupiers.
There are too many contemporary buildings along the canal. Holborn Studios is the only site of its age, type and size that is still being put to good use.
Section 3.6. The commercial floorspace will be located at basement, ground, first and second floors across the Site. At basement level, provision has been made for film / photographic studios with the outline design and layout of the floorspace developed in consultation with Holborn Studios in order to meet their specific needs.
When did this consultation take place? Which representatives of Holborn Studios were involved? Did it involve a guided tour of the existing facilities?
Section 3.8. The proposed development involves the delivery of 127 sqm (GIA) of A3 café floorspace, which will generate additional employment and replaces the existing café located on the Site.
Why is it necessary to replace a perfectly adequate facility?
Section 3.13. The provision of sustainable new residential accommodation in this location ... will add to the vibrancy and vitality of the local area by increasing the resident population.
There is no guarantee of this happening, especially if most of the dwellings are unaffordable and if the occupants have no day-to-day connection with the local area.
Section 3.15. The scheme proposals also include the creation of a new destination space fronting Regents Canal, with a widened and more accessible waterfront public realm.
Why is this so necessary? There is already a charming pontoon area and there are plans in progress to improve access from the nearby footbridge.
Section 5.2. The buildings are disjointed with a number of different styles and offer a mix of light industrial and office floorspace
The buildings offer uniqueness and variety that will never be matched by any of the proposed structures.
Section 5.4. The existing buildings offer a basic level of commercial accommodation, comprising a confused arrangement of large and small spaces with concrete floors, high ceilings and very little natural light. In general, the floorspace has a light industrial feel and is set up for studio type use with a small amount of office space. A total reconfiguration and refurbishment of the space would be required in order to bring it up to a modern specification that would appeal to long term occupiers.
The current configuration works perfectly well. The current occupants are here to stay. The high ceilings make this an attractive place to visit or work in.
Section 5.9. In light of the above, and given increasing stringency applied to requirements for disabled access and forthcoming tightening of environmental criteria, it is considered that the existing space comprises an unattractive offer for commercial tenants. This is confirmed by the VREF which states at paragraph 4.5 that: "The current buildings are not well designed to make the most of the site and I feel it would be almost impossible to find an occupier to take occupation of the two buildings for B1 or similar use and hence it currently houses an abundance of different occupiers for mainly studio, filming and more light industrial use. Even if we were to consider letting the space to several smaller companies then I believe the lack of natural light in several parts of both buildings would make some of the space very difficult to let unless for light industrial or filming use".
These statements are valid only if there is an intention to force the current occupiers and their related industries out of Hoxton.
Section 5.10. Although the buildings are occupied at present, there is a high turnover of tenants and the floorspace is offered at sub market rents.
Would these tenants prefer to pay less affordable rents? Would the council prefer to see chain stores here instead?
Reasonable rents have enabled Holborn Studios to create a viable and dynamic community around its studio base. The average commercial let exceeds eight years and this includes two national newspapers and one of Britain's most successful leisure companies. Holborn Studios issues yearly agreements because of restrictions imposed by Galliard Homes but everyone signs year upon year.
Section 8.7. The existing commercial floorspace on the Site is of poor quality and is underutilised.
The existing utilisation is imaginative and inspirational.
Here are some photos that illustrate the state of these buildings before the current occupants began a massive renovation programme.
Appendix 1. Pre-application report from council officer"
It is considered that the existing use of the site as a film location and photographic studios has valuable cultural associations and has made an important contribution to the regeneration of the area. You are strongly encouraged to consider the needs of the existing use in the design and construction of the proposed redevelopment in order to facilitate the retention of that use.
This has not been achieved. See these comments from Vince McCartney that explain why the proposed studio configurations will be unfit for purpose.
The site will lose its appeal as a film location if the disjointed and irregular buildings are replaced by homogenous modern blocks.
It is likely that the heritage significance of the site will result in the Local Authority seeking retention of a larger part than is proposed. Proposals to demolish any parts of the site should be clearly marked on a plan. Reference should be made to the Regent's Canal Conservation Area Appraisal (6MB PDF file) and the impact on the conservation area in any future heritage assessment. Consideration will also be given to the impact of any extension and alteration, including insertion of any balconies, to buildings that are to be retained.
Important note - the applicant seems to be pushing to destroy more buildings than the council is prepared to tolerate.