OBJECTION TO REDEVELOPMENT PROPOSALS AT STURT'S YARD (2021/0680)
Dear Nick Bovaird,
I am writing on behalf of the Friends of Regent's Canal to object to planning application 2021/0680.
This application contains misleading information; it misses opportunities to bring the waterway back to life; it will interfere with the functioning of the lock; and the scale of the buildings will ruin the character of this stretch of the canal.
MISLEADING INFORMATION
Many of the documents are out of date and hence they are difficult for the average reader to interpret. Although the planning statement (para 2.11) concedes that the Holborn Studios redevelopment plan was quashed twice by Judicial Review, there are numerous images and references to that plan throughout the documents and drawings. That plan cannot be described as consented; it was unpopular with the community and hostile towards the occupants and brought disgrace to the council. Many of the drawings are now worthless to anyone trying to judge the Access Storage proposals.
Para 3.10 of the Planning Statement asserts that landscaping and tree replacement will be secured under a s106 agreement with the CRT. This is misleading because nothing has been agreed yet and the proposals might prove to be unacceptable to the CRT.
There are no visualisations to illustrate how the scheme would look from the canal. If the councillors are not made aware of the true impact of the tall buildings on this green corridor then they should not be put in a position to vote on it.
MISSED OPPORTUNITIES
PLP Policy SI17 states that development proposals should contribute towards their accessibility and waterway uses. However, there are no proposals to boost waterway use either during construction or during the operational life of this site.
The Construction Management Plan (dated August 2018) makes no reference to opportunities to use the canal for transporting building materials or waste, even though there is a suitable weir alongside the site. This suggests that hundreds or even thousands of avoidable lorries could be imposed on the neighbouring streets.
In May 2017 the GLA stated that the site should consult with the Canal and River Trust in regards to using the canal for construction servicing (See Design and Access para 5.3). There are no signs that this was ever followed up.
The servicing plans assume that the only way to access this site is via the road. The plans for deliveries and refuse collection need to be much more flexible to allow for the canal to be used at a future date. There are already direct routes to recycling centres via the canal and the canal is an ideal environmentally friendly transport mode for last mile delivery. (See PLP Policy D3, LP33 Policy LP45)
INTERFERENCE WITH THE LOCK
The Design and Access statement (para 3.3) includes some disturbing comments about the use of the lock and the interaction of the lock with the development site.
It states that 'Locals and pedestrians often sit and climb amongst the lock, and we encourage their informal social interactions by placing an architecture and use that will add to the playfulness of this point'. This is highly irresponsible because working locks comprise heavy, hazardous pieces of equipment and they must be kept clear to give priority to boaters. If the locks are not respected then ultimately they could be fenced off.
It also states that 'the proposed development site will directly abut this locally listed structure'. It is imperative that the development does not encroach the operational area surrounding the second lock chamber. Whilst the second chamber is currently configured as a weir, the developers and the councillors must understand that it could one day be converted back to a working lock and hence the space around the lock beams must be protected.
SCALE OF THE BUILDINGS
The height and mass of the proposed buildings are unacceptable and the buildings are back to front.
Para 6.52 of the Planning Statement describes how they step up in height towards the canal to create greater architectural interest and mark the siting of Sturt's Lock. This in defiance of the Blue Ribbon Policies of the London Plan which encourage developments to open up and respect the canal rather than hem it in.
This is a unique stretch of the canal. The wild, overgrown greenery and the low height of the warehouses provide a welcome contrast to the intensive, homogenous developments elsewhere in Hackney. These features will be lost forever if this application is permitted.
CONCLUSION
This planning application is not in a fit state to be progressed to a committee as it contains too many inconsistencies and unresolved issues. I urge you to reject it in its current form.
Regards,
Ian Shacklock
Chair, Friends of Regent's Canal.
21st May 2021