CONTENTS 1 INTRODUCTION

W here is the Queen El izabeth Si te? 1 W ho owns the Queen El izabeth Si te? 1 W hy is a Development Br ief needed? 1 W hat does the Development Br ief conta in? 1

2 THE DEVELOPMENT FRAMEWORK

Object ives - W hat do we want to achieve? 3 How can these object ives be achieved? 3 W hat are the key des ign pr inc ip les? 6

3 CURRENT PLANNING POLICIES APPLYING TO THE SITE

W hat are the key nat ional p lanning pol ic ies? 9 W hat are the re levant local pol ic ies in the Tower Hamlets Unitary Development Plan (UDP)? 10 Other Pol ic ies 14

4 CONTACTS AND REFERENCES

W ho can I contact? 15 MAPS

1 Ownership 2 Development Framework

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1 INTRODUCTION

Where is the Queen Elizabeth Hospital Site?

1.1 The s ite of the former Queen

El izabeth Hospita l for Chi ldren (QEH) is located on the upper-most boundary of Tower Hamlets in Bethnal Green. The hospi ta l s i te was dec lared surp lus to the requirements Nat ional Health Service (NHS) and has not been in use s ince 1996.

1.2 The QEH s i te has an area of 0.64

hectares and is occupied by a range and scale of bui ld ings.

1.3 The land and bui ld ings that make up

the s i te , and i ts locat ion, represent an excel lent oppor tuni ty to re introduce the land and key bui ld ings back into the community and economic use.

Who owns the QEH site?

1.4 The s ite has a number of owners.

The NHS owns the major port ion of the s i te . The northern parcel is owned by Telford Homes PLC and the terrace housing on Hackney Road is in mult ip le ownership (see Map 1 Ownership) .

Public Consultation 1.5 Counci l carr ied out publ ic

consultat ion on a draft development br ief in May 2002. The current landowners, a range of stakeholders , and the local community were invi ted to comment on the draft document.

1.6 A number of submissions were

received and cons idered to inform the preparat ion of th is br ief .

Why is a Development Brief needed? 1.7 The s ite is in mul t ip le ownership. I t

is impor tant that the p lanning and future redevelopment of the s ite be undertaken in a co-ord inated and order ly way. I t is also important that the Counc i l ar t icu late i ts v is ion for the s i te wi th in the context of the ex ist ing UDP pol ic ies , community

aspirat ions for the s i te and what can real is t ica l ly be negot iated wi th appl icants . This br ief establ ishes c lear pr inc iples for the future development of the s i te.

1.8 This Development Br ief has also

been prepared in response to communi ty concern about the future development of th is s i te. Issues such as i ts use, the provis ion of health or community fac i l i t ies and traff ic /access issues are major concerns local ly.

1.9 I t is a lso important that the

redevelopment of the s ite takes fu l l advantage of i ts locat ion ( ie transpor t , open space etc) , specif ies development outcomes regarding the s i te , and ensures that i t is fu l ly integrated with the local community.

What does the Development Brief contain? 1.10 The Development Br ief comprises:

Sect ion 1 The Introduction conta in ing the background context th is document Sect ion 2 The Development

Framework conta in ing proposals for how the s ite can be developed Sect ion 3 Planning Policies rev iewing of the re levant p lanning pol icy applying to the s ite Sect ion 4 Who can I contact? Provid ing contact deta i ls for key Counci l of f icers and stakeholders

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Site owned by NHS

MAP 1 Queen Elizabeth Hospital Site Ow

Telford Homes Site

Reproduced from the Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office © Cro

Multiple owners

nership

wn Copyright LBTH LA086568

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2 THE DEVELOPMENT FRAMEWORK

Re-development Objectives 2.1 The Counc i l wi l l seek to encourage

a redevelopment of the former Queen El izabeth Hospita l s i te that :

• is p lanned and undertaken in an

order ly and hol is t ic way that takes advantage of i ts locat ion

• develops a mix of appropr iate uses that compl iments those ex ist ing uses in the surrounding area

• produces a h igh qual i ty envi ronment where the des ign and landscape creates a coherent character for the area

• creates a development that t ies the s ite in to the surrounding area

• contr ibutes to achiev ing a susta inable development

• mainta ins a sense of local d ist inct iveness and character

• balances the landowners and developers needs and aspirat ions for commercia l ly at tract ive forms of development wi th the wider aspirat ions of the Counc i l and the community; and

• cons iders employment oppor tuni t ies for local people dur ing and after i ts development.

How can these objectives be achieved? 2.2 A number of strategic act ions taken

and negot iated to ensure the QEH site is developed to meet the above mentioned object ives.

Encourage appropriate uses on the site

2.3 Mixed-use development is to be

encouraged. The preferred uses on the s i te would inc lude res ident ia l , communi ty fac i l i t ies , commercial and le isure (see sect ions 3.18-3.19 and 3.43-3.44). Other land uses are anc i l lary or compl imentary to the development proposals and ex ist ing uses in the surrounding area may a lso be appropr iate.

Af fordable Housing and Key Worker Housing

2.4 Effor ts should be made to maximise

the e lement of af fordable hous ing and key worker hous ing wi th in the scheme/s cons is tent with the current UDP pol ic ies (see sect ion 3.20-3.27 of th is br ief ) . The development should provide a range of house types and a mix of tenure wi th in the res ident ia l e lement of the scheme.

2.5 The Counc i l seeks to encourage the

provis ion of key worker accommodat ion. This s i te is seen as an appropr iate s i te for the provis ion of some level of key worker accommodat ion.

2.6 Future appl icat ions should cons ider

a propor t ion of key worker accommodat ion. An appropr iate quantum can be cons idered in negot iat ion wi th the Counc i l .

Primary Health Care Faci l it ies

2.7 Submiss ions f rom the Nat ional Health Service expressed a c lear and evident just i f icat ion for Pr imary Health Care (PHC) fac i l i t ies on the s ite (see sect ion 3.45) . The opportunity to provide a PHC fac i l i t y as par t of the redevelopment of the QEH s ite should not be missed. There is a demand for a min imum of 4 General Pract i t ioners with pat ient l is t of 1700-1800 persons. Based on current requirements, a min imum space of around 500m 2 is est imated to be required (with min imum of 4 car spaces) .

Employment uses

2.8 Employment uses are to be

cons idered for the s i te. The preferred locat ion for workspace uni ts is in the bui ld ing fac ing Hackney Road. Oppor tunit ies should be invest igated to consider the provis ion of l ivework accommodat ion to the Kay Street f rontage.

2.9 The provis ion of workspace should

be based on: • local market research and • contact wi th local 'not for prof i t '

agenc ies who could manage the work space components in a scheme.

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Car parking

2.10 Counci l wi l l be seek ing to minimise the impacts of traff ic and on-s i te car park ing. Counc i l 's car park ing standards wi l l apply. Oppor tunit ies to reduce car-park ing numbers wi l l be supported, as wi l l any proposals for 'car- f ree developments ' (see sect ions 3.30-3.33).

Conservation and reuse

2.11 The terraces house at 337-373

Hackney Road are Grade I I l is ted. The main hospi ta l bui ld ing at 335 Hackney Road is not l is ted. However, th is bui ld ing is cons idered worthy of retent ion and convers ion to other uses. Other bui ld ings on the s ite are a lso interest ing but not wor thy of retent ion.

2.12 The Counc i l wi l l support proposals

that cons ider adapt ive reuse of the ex ist ing hospital bui ld ing at 335 Hackney Road. Counc i l wi l l res ist proposals to demol ish th is bui ld ing.

Ensure good Site Planning 2.13 The s ite p lanning should:

• reta in and reuse l is ted bui ld ings and contr ibut ing bui ldings on the s ite

• ensure the Hospi ta l bui ld ing to Hackney Road is reta ined and reused for a mix of commercia l and res ident ia l uses

• create pr ivate communal open space at rear of res ident ia l bui ld ings

• incorporate two through routes - the northern most route shal l be pedestr ian only and the Coates Street route wi l l resemble and funct ion as an internal s treet wi th pedestr ian pr ior i t y, vehic le only access f rom Kaye Street to the respect ive s ite entr ies

• locate a PHC fac i l i t y on the NHS por t ion of the s ite wi th f rontage to e i ther Goldsmith's Row or Kay Street - preferred locat ion is Kay Street to complement the Donald W innicot Centre and

enhance the entrance and corner of the through route

• l im it vehic le entry points to the s ite - pr imary vehic le access f rom Kay Street at intersect ion wi th Coates Street - separate s ite access to Telford Home s ite

• have secondary access (e i ther entry or ex i t only) at Goldsmiths Row

• the s treet wal l to Goldsmith Row should be art icu lated and i ts scale impact reduced by gaps or breaks in the façade and by creat ing an interest ing skyl ine

• ensure res ident car park ing is l im ited, provided underground, and des igned for secur i ty and safety.

Achieve appropriate built form 2.14 The ex ist ing scale of the Vic tor ian

bui ld ings to Goldsmiths Row set the context for height . I f the exis t ing bui ld ings are reta ined and converted ( including Tower) , addit ional height maybe cons idered but only i f i t can be demonstrated that so lar access is not compromised to the res ident ia l b locks east of the s i te.

2.15 I f the edge to Goldsmiths Row is

redeveloped, bui ld ings may be developed to a height no greater than the parapet height of the Hospita l Bui ld ing fac ing Hackney Road (approx imately datum +31m to +34m).

2.16 Addi t ional height and massing

maybe cons idered i f i t can be demonstrated the bui ld ing form wi l l ar t icu late the bui ld ing (create a local landmark or bui ld ing feature) , add interest to the skyl ine, or create a rhythm to the s treet wal l a long Goldsmiths Row.

2.17 The height and bulk of any proposal

wi l l need to demonstrate that the solar access to proper t ies on Kay Street , on and off the s ite , can mainta in SPG standards.

2.18 The scale of bui ld ings to Kay Street

should complement the scale of the ex ist ing bui ld ings d irect ly opposi te the s i te .

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Create new pedestrian route through site between park and residential areas

Create new focus at the northern extent of site and, if possible maintain mature tree

Map 2 Queen Elizabeth Hospital Site Development Framework

Maintain building line to the street and encourage entries to the street

Refurbish existing buildings for mix of uses

Possible entry or exit (one movement only)

Maintain existing buildings to Hackney Road

Location of Primary Health Care facility with housing above

Reproduced from the Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office © Crown Copyright LBTH LA086568

VEHICLE ACCESS

VEHICLE ACCESS

Maintain pedestrian access for residents only & possible servicing

Private communal open space

Private communal open space

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2.19 The northern t ip should provide

amenity and space that could form the focal point of th is junct ion. The retent ion of the mature tree is important but not cr i t ica l should a better scheme be poss ible without i t . The int roduct ion of an act ive use, such as a café, should be encouraged to complement the ex ist ing shops and provide act iv i t y to th is space.

Good bui lding design

2.20 The dayl ight and pr ivacy of ex ist ing

propert ies in the area should be protected. Future developments should a lso comply wi th pol ic ies set in UDP pol ic ies DEV 1 and DEV 2 (see sect ions 3.34-3.36).

Density

2.21 Dens ity should not determine the

urban form. The proposed dens it ies maybe in excess of the maximum 247 habi table rooms per hectare in the UDP. The need for h igher dens i t ies c lose to publ ic transpor t and serv ices is c lear ly ar t icu lated in a l l levels of p lanning guidance. However, i t is cr i t ica l to ensure that the overal l compos i t ion and character of the development is balanced to meet hous ing demand and be in scale wi th s t reet environments created (see sect ion 3.39 - 3.40) .

Landscaping

2.22 The Counc i l wi l l require h igh qual i t y

landscaping on the s i te as wel l as in any publ ic areas. Landscaping is cons idered an integral part of the des ign. I f introduced proper ly, i t wi l l add s ignif icant ly to the qual i t y, va lue and character of a development. Hard and soft landscaping can re inforce the theme of a des ign, help def ine routes and spaces, re inforce edges, f rame v iews, and provide landmarks (see sect ion 3.37-3.38 and Supplementary Planning Guidance - Landscaping Requirements).

2.23 The landscape des ign should be

cons is tent wi th the Counc i l ’s Supplementary Planning Guidance “Des igning out Cr ime – Creat ing a Safe Environment” .

What are the key design principles? 2.24 The Des ign Pr incip les provide a set

of urban des ign cr i ter ia that: • art icu lates how Counc i l wishes to

see the s i te developed • allows the evaluat ion of deta i led

des igns as they are prepared 2.25 The des ign pr inc ip les deal wi th

spec if ic issues, however they are often inter-re lated and need to be cons idered hol is t ical ly. Somet imes dec is ions need to be made to weight or pr ior i t ise des ign cr i ter ia.

2.26 The s ite shal l be developed to:

• Produce a cohes ive development wi th a c lear urban character

• Def ine and re inforce publ ic streets and access ways by bui ld ing to the s treet

• Produce a layout where the f ront of the bui ld ings over look publ ic s treets and the backs of bui ld ings are pr ivate and secure.

Per imeter Blocks and Edges

2.27 The development f ramework is

based on the concept of creat ing per imeter b lock hous ing for the s i te .

2.28 The opportunity to create new

blocks wi th pr ivate communal cour tyards wi l l add a f iner gra in to the development pat tern and enhance safety as ac t ive or over looked edges are to be provided.

2.29 The bui ld ing and the bui l t form

should c lear ly def ine the street /block edge to create p leasant and safe in ternal s treets and ways.

2.30 The new bui ld ings should have a

c lear and wel l-def ined ident i t y (see Bui ld ing Des ign and Qual i t y) . The need to provide some family homes wi l l inf luence much of the bui l t form on some parts of the s ite .

Pr ivate Communal Open Space

2.31 Al l pr ivate communal open spaces

should have a c lear funct ion and there should be no confus ion as to who owns or controls that space.

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2.32 Cons iderable benef i ts can be achieved by provid ing res idents wi th the space for ac t iv i t y and pass ive recreat ion. I t should incorporate environmental benef i ts in to landscaped areas and provide micro-c l imat ic advantages and water recyc l ing. I t should also be des igned wi th d if ferent qual i t ies and funct ions that are att ract ive and appeal ing.

2.33 The re lat ionship between the

res ident ia l bui ld ings and pr ivate communal open space needs to be careful ly cons idered at ground level . A balance between pr ivacy and secur i ty and good v isual supervis ion is to be achieved. Ways of achiev ing th is may inc lude:

• having the ground f loor level

s l ight ly h igher than the surrounding adjo in ing open space

• creat ing semi pr ivate terraces and pat ios or rear yards

• creat ing act iv i t ies at the ground f loor level such as community rooms, shops or other faci l i t ies over look ing the open space.

2.34 The communal pr ivate open space

shal l : • be c lear ly def ined • be comfortable, safe and

p leasant to use and universal ly access ib le

• be over looked by bui ld ings • be at trac t ive and des igned for

secur i ty

Building Design and Quality 2.35 There wi l l be a range of hous ing

types and styles developed. Some context and des ign c lues can be drawn f rom the col lec t ion of 19th century bui ld ings on the s ite.

However, the opportunity ex is ts to create a new character for the area and the des ign and style of new bui ld ings wi l l be crucia l.

2.36 The des ign of bui ldings shal l :

• ensure the use of h igh qual i t y mater ia ls to produce a modern, forward look ing des ign with strong ident i t y

• create a cohes ive theme for the development

• cons ider the redevelopment of the s i te as a whole rather than separate development opportunit ies wi th contrast ing hous ing styles

2.37 There are a lso very basic funct ional

requirements that the new bui ld ings should perform. The fo l lowing provides a set of cr i ter ia by which to cons ider the des ign of the new bui ld ings.

Addressing the Street

2.38 The bui ld ings should address the

street to provide survei l lance to: the street and the through s i te l inks, and be des igned to encourage pedestr ian access and use.

Ent ranc es to the s t reet

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Landmarks

2.39 Bui ld ings can become landmarks by the mass ing of a bui ld ing or the deta i l ing of a bui ld ing. Us ing bui ld ings as landmarks can present a s trong ident i t y to the area and enhance i ts image. Appearance

2.40 The bui ld ing des ign and detai l ing should be at an appropr iate scale to the s treet, add interest and enable the d if ferent iat ion between blocks when v iewed f rom the street .

2.41 The f ronts of bui ld ings and their

entr ies are to be readi ly apparent f rom the street and convey a sense of address.

2.42 Front fences and wal ls should ass is t

in h ighl ight ing entrances, enable the creat ion of usable pr ivate open space.

2.43 Tradi t ional hous ing forms should

embody th is concept of the ‘defens ible ’ space, which is obviously pr ivate at the f ront and secure at the rear. This wi l l be an important factor in the des ign of the proposal . Energy Eff ic iency

2.44 The or ientat ion, in ternal layout and landscaping of the new bui ld ings on the s i te should contr ibute to reduced energy use and make the best use of natura l vent i lat ion and sunl ight.

2.45 Dwell ings should be des igned to

ensure that the l iv ing areas receive adequate dayl ight for carrying out normal domestic tasks.

2.46 Bui ld ing mater ia ls and insulat ion

should be selec ted to ass ist thermal performance and mainta in internal comfort levels.

2.47 Landscaping should assist in micro-

c l imatic management to reduce energy use.

2.48 Bui ld ing des ign should ass is t a ir

movement wi th in dwel l ings to provide acceptable thermal condit ions.

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3 CURRENT PLANNING POLICIES APPLYING TO THE SITE

3.1 There are no expl ic i t UDP pol ic ies

applying to the s i te. In th is context there is a presumpt ion to the broader issues. Other uses are of course not prec luded f rom the s i te. The des ire to provide addi t ional ac t iv i t ies and uses on the s i te must be made in agreement wi th the proponents and based on a demonstrated need and appropr iateness as d iscussed in Sect ion 2 of the Development Br ief .

What are the key national planning policies?

Planning Policy Guidance Note 1: General Policy and Principles (PPG1)

3.2 PPG addresses a number of key

issues. The need for susta inabi l i t y in development is paramount. The p lanning system, in regulat ing the use and development of land, is p ivota l.

3.3 The establ ishment of mixed-use

development is advocated as a means of creat ing ‘v i ta l i t y and divers i ty and reduc ing the need to t ravel ’ , thereby pos i t ive ly contr ibut ing to the a im of susta inable development.

3.4 PPG1 suggests that the gradual

introduct ion of some of the character is t ics assoc iated wi th mixed-use development may improve ex ist ing res ident ia l areas of poor qual i t y. Final ly, the ro le of des ign cons iderat ions with in the planning process is a lso h ighl ighted. Good des ign ‘should be the a im of a l l those involved in the development process and should be encouraged everywhere’.

Planning Policy Guidance Note 3: Housing (PPG3)

3.5 PPG3 offers guidance on res ident ial

developments. The government’s object ives are presented wi th regard to the ro le of the p lanning system in widening hous ing opportuni ty and choice, mainta in ing a supply of hous ing and creat ing a susta inable res ident ia l environment. The emphasis is on provid ing hous ing to meet the

requirements of the whole community. This is to inc lude affordable hous ing and housing suitable for those wi th spec ia l needs.

3.6 Planning for mixed-use developments

is a fur ther means of achiev ing susta inabi l i t y in re lat ion to an overarching a im of reduc ing car dependency. The pol icy targets restr ic t ing the pre-eminence of the car in favour of the promotion of more susta inable opt ions, inc luding walk ing and cycl ing. More recent rev is ions to PPG3 have focused greater at tent ion in the ro le of des ign and layout in improving the qual i t y and at trac t iveness of res ident ia l areas.

3.7 PPG3 establ ishes that affordable

hous ing is a “mater ial p lanning cons iderat ion” and acknowledges the importance of the community’s need for affordable hous ing. This is fur ther supported by Circular 6\98 on “Planning and Affordable Housing” which ampl i f ies the Government 's preferred approach to p lanning and affordable hous ing.

Planning Policy Guidance Note 13: Transport (PPG13)

3.8 A major objec t ive set out in PPG13 is

‘ to promote more susta inable pat terns of development and make better use of previous ly-developed land’. I t is s tated that new development , and adaptat ions to ex is t ing development , should cons ider the needs and safety of a l l in the community f rom the outset, and be expl ic i t ly addressed in the Transport Impact Assessment (TIA) accompanying development proposals .

3.9 A fur ther objec t ive set out in PPG13 is

that new development should help to create p laces that connect wi th each other in a susta inable way. Essent ia l ly, ‘people should come before traff ic ’ and design should encourage walk ing, cyc l ing and the use of publ ic transpor t . I t h ighl ights that places that work wel l are des igned to be used safe ly and securely by a l l in the communi ty.

3.10 The needs of d isabled people should

be cons idered at a l l s tages of the development ensur ing that resident ial areas have safe access arrangements for d isabled pedestr ians, d isabled

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publ ic transport users and d isabled motor ists, inc luding those who are b l ind or part ia l ly s ighted.

What are the relevant local policies in the Tower Hamlets Unitary Development Plan (UDP)?

3.11 The p lanning pol icy re levant to th is s i te is conta ined in the London Borough of Tower Hamlets Uni tary Development Plan. The Uni tary Development Plan was adopted in December 1998. Decis ions wi l l be made in accordance with the Unitary Development Plan unless other mater ia l cons iderat ions d ictate otherwise.

3.12 The preferred use on the s ite would

inc lude res ident ial , small communi ty faci l i t ies or le isure and recreat ion. Mixed Use developments wi l l general ly be encouraged.

3.13 The core object ives (ST1-3) of the

Tower Hamlets UDP are to del iver a fair and effect ive p lanning serv ice through the development of pol ic ies and proposals that address the var ied needs of the community. A fur ther object ive re lates to the encouragement of pr ivate/publ ic sector partnerships, where these are in accordance wi th the strategy of the UDP. This is encouraged to fac i l i ta te improvements to the Borough’s environment and for i ts res idents . Final ly the promot ion of susta inable development is s trongly advocated.

Environment

3.14 The UDP provides a f ramework to protect and improve the environmental qual i t y and amenity of the Borough (ST4-7). I t is a requirement the new development ‘ respects ’ the bui l t environment in addit ion to contr ibut ing to the creat ion of a safe, welcoming, at trac t ive and access ib le environment. I t bas ical ly s t ipulates that des ign proposals submit ted should cons ider and be sens it ive to the character of the surrounding area wi th regard to bulk scale and use of mater ia ls .

Sustainable development

3.15 The incorporat ion of the pr inc ip le of

susta inable development is a core and strategic objec t ive of the UDP (ST3

and ST7, respect ively) . Energy eff ic iency in des ign is strongly encouraged by the Counc i l , which require energy eff ic iency in the des ign and mater ia ls used in development.

3.16 Developers wi l l be expected to adopt

a susta inable approach in the mix and re lat ionship of d if ferent uses, the overal l layout of the scheme – inc luding access ib i l i t y to publ ic transpor t and provis ion for walk ing and cycl ing, the des ign and or ientat ion of bui ldings and the use of energy eff ic ient mater ia ls in their construct ion.

3.17 The need to achieve a susta inable

development is incorporated in Pol icy DEV2(4), Pol icy ST3 and ST7. These pr inc ip les are reinforced by Centra l Government Guidance on the subject conta ined in Planning Pol icy Guidance Note 1.

Mixed Use Development

3.18 Pol icy DEV3 embodies the recent

dr ive by the Counc i l to encourage mixed use developments. This is subject to a number of cr i ter ia deta i led in the UDP inc luding for example i ts su itabi l i t y in terms of the ex ist ing character and funct ion of the area. Paral le l ing PPG1, mixed-use development is cons idered important in ‘mainta in ing local character, v i tal i t y and d ivers ity’ (UDP 4.13) . I t is a lso valued for i ts potent ia l in contr ibut ing to the generat ion of var ied employment and i ts potent ia l in faci l i tat ing environmental and energy eff ic iency object ives, as wel l as provid ing substant ia l economic benef i ts .

3.19 The combinat ion of locat ional,

environmental and mixed-use pol ic ies, can, by reduc ing the need to travel, help promote environmental and energy eff ic ient objec t ives and provide substant ia l economic benef i ts .

Housing

3.20 Several of the s trategic pol ic ies have

par t icu lar re levance including ST20-22, ST24-25, ST37-29. Essent ia l ly the UDP out l ines pol icy on the necess ity to provide suff ic ient hous ing of a high qual i t y to meet the var ied needs of the Borough’s res idents .

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3.21 The Counc i l has a housing target of 15,000 between 1987 and 2006 e laborated on in HSG1 and HSG2, the lat ter pol icy indicat ing potent ia l s i tes . A key object ive deta i led in HSG3 is to achieve an average of 25 per cent affordable hous ing in new developments. Planning powers wi l l be used to improve the qual i t y of the res ident ia l environment. Addit ional ly, new households need to be adequate ly serv iced by soc ia l and phys ical inf ras truc ture and transpor t provis ion.

3.22 Ref lec t ing a widespread concern

addressed at both nat ional and regional pol icy levels , HSG3 out l ines pol icy d irect ion wi th regard to the provis ion of af fordable housing. New hous ing developments are expected to incorporate a mix of unit s izes, inc luding a substant ia l propor t ion of family homes.

3.23 Al l new housing development

compris ing 30 units or more should normal ly a im to provide a s ignif icant proport ion of these uni ts as fami ly hous ing wi th three or more bedrooms (Pol icy HSG7). Developers should a lso seek to achieve a mix of uni t s izes throughout the development . This pol icy appl ies equal ly to market hous ing and to soc ia l hous ing.

3.24 In terms of dens ity, pol icy HSG9

advocates a maximum of 247 habitable rooms per hectare and a maximum of 210 per hectare when development schemes inc lude or are predominant ly homes for fami l ies (HSG10) . These f igures represent an approx imate guide wi th h igher dens it ies permitted i f certa in cr i ter ia are fu lf i l led. The cr i ter ia are out l ined in HSG9.

3.25 Provis ion for res idents with spec ia l

needs is s trongly encouraged by the Counci l (HSG14).

3.26 The Counc i l wi l l encourage the

provis ion of hous ing to meet the needs of res idents wi th specia l needs (Pol icy HSG14).This inc ludes:

• f rai l and e lder ly • people wi th mental and physical

d isabi l i t ies • homeless people in need of short

stay accommodat ion • vulnerable women

• students • key workers ident i f ied by the

counc i l as requir ing short- term accommodat ion ( i .e . teachers, nurses) .

3.27 These should be appropr iate ly

des igned and in suitable locat ions. W here appropr iate the Counc i l may seek to negot iate some provis ion for dwel l ings to wheel chair s tandards and provis ion to mobi l i ty s tandards (Planning Standard No. 5: Access for People wi th Disabi l i t ies) . The main thrust of the pol icy attempts to address the lack of hous ing choice and issues of qual i t y and access.

Residential Impacts

3.28 HSG18 and HSG19 deta i l pol icy a imed

at improvements in the qual i t y of Counci l and pr ivate dwel l ings. Measures a imed at the protec t ion and provis ion of ameni ty space are a lso deta i led in pol ic ies HSG16 and HSG17 respect ively. The Counc i l s t ipulates that ameni ty space and landscape proposals should be intr ins ic to the overal l des ign of the development and sat is f y access ib i l i t y requirements . Supplementary Planning Guidance on ‘Res ident ia l Space’ should be referred to for more spec if ic d irect ion.

Controll ing the Impacts

3.29 DEV2 sets out pol icy concerned wi th

mit igat ing negat ive impacts on the amenity of res idents and the environment more broadly, ensur ing their protect ion at a l l s tages of development. The pol icy requires that res idents be protected f rom the negat ive external i t ies of development inc luding var ious forms of pol lut ion, inc luding noise, see Planning Standard No. 2: Noise. Further the pol icy a lso s t ipulates that occupiers in adjacent bui ld ings should not be adversely affected by the impacts of the development e.g. through loss of pr ivacy or dayl ight.

Transport

3.30 The need for adequate transport

provis ion is p ivotal wi th in the s trategic pol icy of the UDP. The pol icy at tempts to min imise detr iment to the environment by restra in ing the unnecessary use of pr ivate cars and ensur ing development is located to

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allow transpor t needs to be eff ic ient ly and safe ly accommodated wi thin the ex ist ing and proposed transpor t sys tem. (ST27-29) . This is a key concern of the Counc i l and is re i terated in Pol icy T9 which presents the Counc i l ’s a ims to d iscourage non essent ia l car journeys and T15 which d irec ts new development to locat ions near adequate transport sys tems.

3.31 The UDP makes expl ic i t that

proposals for traff ic management should improve the road safety of a l l road users (T10) . The requirements for the appl icat ion of comprehens ive transpor t management sys tems are deta i led (T14). Furthermore, the impacts on safety, convenience and congest ion require assessment . Planning Standard No. 3: Park ing Requirements a lso need to be accommodated as out l ined in T17.

3.32 Pol ic ies T18 and T21 indicate that

pr ior i t y is g iven to the pedestr ian. The promotion of cyc l ing as an a lternat ive susta inable mode of t ranspor t is a key e lement of the Counci l ’s t ransport s trategy.

3.33 This area is considered to be

re lat ive ly good in terms of publ ic transpor t access ib i l i t y, however, at tent ion should be paid to maximizing the potent ial of publ ic transpor t by provid ing good qual i t y of design for pedestr ians in par t icu lar.

Design Considerations

3.34 Pol icy DEV1, states that a l l proposals

for development should take into account , and be sens it ive to the character of the surrounding area in terms of the des ign, bulk , scale, and use of mater ia ls. The development should be v isual ly appropr iate to the s ite and i ts sett ing take account of street f rontages, ex ist ing bui lding l ines and s treet patterns.

3.35 The above pol icy is suppor ted by

Nat ional Guidance conta ined in Planning Pol icy Guidance Note 1 – “General Pol icy and Pr inc ip les”. In th is document , par t icu lar at tent ion is drawn to the references made to susta inable development mixed use, local ident i t y and des ign.

3.36 A h igh s tandard of des ign is required

wi th any new development carefu l ly

re lat ing to i ts surroundings and contr ibut ing pos it ively to the area. I t should be v isual ly coherent, interest ing and human in scale, tak ing into account the needs of pedestr ians i .e. access for the mobil i t y impaired, the sens it ive des ign and s it ing of street furn iture and l ight ing of a l l publ ic p laces.

Landscaping

3.37 Pol icy DEV1 advocates that

development proposals need to inc lude provis ion for the des ign of ‘external t reatments ’ and landscaping. This is a pol icy issue fur ther detai led in DEV12 – DEV13. Landscaping provis ion is a requirement of redevelopment schemes. Furthermore, the p lant ing of nat ive t rees wi l l a lso be sought . These measures are to avoid poor qual i t y landscapes.

3.38 Draft Supplementary P lanning

Guidance on ‘Des igning out Cr ime - Secur ing a Safe Environment ’ , proposals and Supplementary Planning Guidance on ‘Landscape Requirements’ should a lso be taken into account . L inked to th is , ATR6 (4) sets out the Counc i l ’s a ims for enhanc ing the qual i t y of the local environment through the use of contemporary art or craft works.

Plot Ratio

3.39 The p lot rat io s tandard is used to

assess the maximum amount of non-res ident ia l development cons idered appropr iate for a s i te. I t is used to gauge the intensi ty of land use proposed, enabl ing assumptions to be made about the effect of development upon employment densit ies; demand for local serv ices; park ing and traff ic generat ion on the s ite and the surrounding area. I t also serves as an indicat ion of the bulk of a development proposal, a l though other pol icy cons iderat ions wi l l be necessary when judging an acceptable bulk , notably townscape and des ign cons iderat ions (Pol icy DEV1(2) .

3.40 The maximum permissible p lot rat io

for the s ite is 2:1. However, the p lot rat io is not an exact control , the Counci l ’s s tandard g ives a general ind icat ion of the maximum development appropr iate to d if ferent par ts of the Borough, rather than

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provide a r ig id f igure (see Planning Standard No 1 - Plot Rat io and Planning Pol icy Guidance Note 13 - Transpor t) .

Equal Opportunit ies

3.41 Pol ic ies DEV 1(4), and HSG8 s tate

that the Counc i l wi l l expect adequate access for people wi th d isabi l i t ies to be provided in respects of the layout of s i tes and the provis ion of access to publ ic bui ld ings. Ground f loor uni ts should be fu l ly wheelchair access ib le and the outdoor layout should be wel l l i t and safe. The Counci l wi l l seek to negot iate some provis ion of dwel l ings to mobil i t y s tandards. (see Planning Standard No 5 - Access for People wi th Disabi l i t ies) .

Contaminated Land

3.42 Pol icy DEV5 of the UDP refers to the

development of s i tes where the land may be contaminated. The pol icy requires that proposals on such land must be accompanied by a deta i led soi l survey wi th a program of remedia l works. Development wi l l not normal ly be al lowed to star t before the agreed remedia l t reatment has commenced.

Community Facil it ies

3.43 In l ine wi th the pol icy requirements of

DEV1-2 and DEV4, new meeting p laces wi l l be encouraged in assoc iat ion wi th appropr iate redevelopment schemes. Any proposals for meet ing p laces are required to take fu l l account of issues of locat ion, noise, des ign, car park ing and access. In addi t ion to th is reference a lso needs to be made to Supplementary Planning Guidance on ‘Secur ing a Safer Environment ’ , ‘F lex ib le Des ign’ and ‘Landscape Requirements’ .

3.44 The Counc i l recognises local need for

community bui ld ing fac i l i t ies and accepts that there is a need for community provis ion that should be met, This is ref lected in s trategic Pol icy ST49 where the Counc i l supports the provis ion of community faci l i t ies in suitable locat ions to meet the needs of local residents .

3.45 Pr imary Health care fac i l i t ies wi l l be

favorably cons idered in res ident ia l areas providing that the amenity of

the area is not adversely affected. These types of fac i l i t ies are welcome and should be wel l located for easy access to res idents.

Planning Obligat ions

3.46 Under Pol icy DEV4 - Planning

Obl igat ions, and in accordance wi th Government Strategic Guidance provided in Circular 1\97 (Planning and Compensat ion Act 1990 - Planning Obl igat ions) . Obl igat ions are employed to ass ist in the best use of land and to achieve a proper ly p lanned environment. The Counc i l wi l l seek to enter in to legal agreements wi th a developer and/or landowner to achieve amongst other th ings:

• affordable hous ing • le isure and recreat ion fac i l i t ies • community faci l i t ies • environmental improvements

3.47 The Counc i l wi l l not accept that the

provis ion of a community benef i t is in i tse lf a reason for grant ing planning permiss ion.

3.48 W hen grant ing planning permiss ion, or

in negot iat ion wi th appl icants , the Counci l may seek modif icat ions or improvements to the submit ted on the scheme to achieve an acceptable development. W here appropr iate, condit ions wi l l be attached to the p lanning consent. However, the Counci l wi l l seek to enter in to a p lanning obl igat ion, by S106 agreement wi th the appl icant .

3.49 The extent of p lanning obl igat ions

sought wi l l be reasonably re lated to the scale and k ind of proposed development. The Counc i l wi l l apply a tes t of reasonableness which wi l l depend on whether what is required is :

• needed to enable the

development to go ahead (such as the provis ion of access and street improvements) ;

• in the case of f inanc ia l payment , wi l l contr ibute to meet ing the cost of provid ing such faci l i t ies in the future;

• otherwise so d irect ly re lated to the proposed development and to the use of land after i ts complet ion, that the development

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ought not to be permit ted wi thout i t (such as the provis ion of open space, socia l, educat ional, recreat ional , sport ing or other communi ty provis ion the need for which ar ises f rom the development) ;

• to secure an acceptable balance of uses;

• or to secure the implementat ion of Plan pol ic ies for a part icu lar area or type of development .

3.50 Examples here could inc lude

achieving the pol icy objec t ives behind the dec larat ion of increas ing the supply of 'af fordable hous ing' ; or intended needs to offset the loss or impact on any ameni ty or resource present on the s ite pr ior to the development.

3.51 W here the Counci l proposes to use

p lanning obl igat ions to secure the implementat ion of Plan pol ic ies on a regular basis in connect ion wi th par t icu lar types of development th is is made c lear in the topic chapters of the UDP. This sect ion has, h ighl ighted the means by which the Counc i l hopes to ensure the use of p lanning obl igat ions; the types of fac i l i t ies which the Counc i l wi l l seek to achieve through planning obl igat ions. However, the exis tence of pol ic ies wi l l not prec lude the negot iat ion of agreements on an ad hoc bas is where these are thought to be necessary.

Supplementary Planning Guidance

3.52 The Planning Standards and

Supplementary Planning Guidance Notes referred to in th is SPG and which are of par t icu lar reference to the development of this s i te inc lude:

• Planning Standard No.1 – Plot

Rat io • Planning Standard No.2 – Noise • Planning Standard No.3 – On-

Site Vehic le Park ing, Loading, Circulat ion and Access

• Planning Standard No.5 – Access for People wi th Disabi l i t ies

• Supplementary Planning Guidance – Landscape Requirements

• Supplementary Planning Guidance – Secur ing a Safe Environment (Draft)

• Supplementary Planning Guidance - Res ident ia l Space

3.53 The importance of safety and secur i ty

in des ign are a lso addressed in pol icy DEV1. Counci l ’s Supplementary Planning Guidance (SPG) on ‘Secur ing a Safe Environment ’ and the Government Circular 5/94 ‘Planning Out Cr ime’ is usefu l points of reference. DEV1 (3) addresses issues of maintain ing cont inui ty e.g. s treet f rontages. DEV1 (2) requires development is sens it ive to the capac ity of a s i te.

3.54 Access for d isabled people is a lso a

major concern of the Counci l . This is ref lected in Planning Standard No. 5: Access for People wi th Disabi l i t ies , which inc ludes d irec t ion on requirements for d isabi l i t y access.

Other Policy

Regeneration Init iat ives – Corporate Aims of the Counci l

3.55 The Counc i l has a wider ro le than

s imply that of Local Planning Author i ty in promot ing and ensur ing the implementat ion of development on th is s i te. The Author i ty is pursuing a number of Regenerat ion in i t ia t ives in the development s i te area, these ini t ia t ives should be taken into cons iderat ion into the proposals for the area.

Single Regenerat ion Bid (SRB5)

3.56 The s ite fa l ls wi thin the SRB 5 area

that covers Shadwel l , Bethnal Green and W hitechapel. The pr inc ip les of these demonstrat ion programs should be borne in mind in the development of res ident ia l area.

3.57 I t is poss ib le that resources may be

avai lable f rom SRB5 to ass ist wi th the inclus ion of employment \tra in ing uses but the SRB5 may a lso be able to ass is t with other e lements of any re-development proposals. This would need match funding and resource avai labi l i t y f rom Citys ide Regenerat ion at the appropr iate t ime.

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4 Contacts and References 4.1 Planning permiss ion wi l l be required

and future appl icants should be guided by th is SPG. Al l appl icat ions for p lanning permiss ion wi l l be subject to fur ther consultat ion wi th the local community.

Who can I contact? 4.2 For more informat ion on planning

appl icat ions for the QEH s ite, p lease contact Kathy Phi l l ipson, Pr inc ipal Planning Off icer - Bethnal Green and Bow, on te lephone 020 736 5356 or Kathy.Phi l l ipson@towerhamlets .gov.uk.

Urban Design

4.3 Fur ther informat ion on the

Development Framework can be obta ined f rom Rodney Keg, Urban Des ign Planner on te lephone 0207 364 5414 or rodney.keg@towerhamlets.gov.uk

Regeneration

4.4 For regenerat ion inquires, p lease

contact Tim Chudle igh, Act ing Head of Regenerat ion and Tour ism on 020 7364 4247 or t im.chudle igh@towerhamlets .gov.uk.

4.5 For other regenerat ion inquires ,

p lease contact Andrew Bramidge, Direc tor, Ci tys ide Regenerat ion on 020 73775277.

Traff ic and Transport

4.6 For traf f ic and transport inquir ies ,

p lease contact Adr ian Smith, pr inc ipal Traff ic Planner, Highways on 020 7364 6940.

Community Services and Health Faci l it ies

4.7 For inquir ies regarding community

serv ice and heal th serv ices, p lease contact John Mitchel l , Services Manager, on 0207 364 2113.

References The Community plan to 2010 , London Borough of Tower Hamlets Tower Hamlets Unitary Development Plan , Adopted 1998 Urban Design Compendium , L lewelyn-Davies ( for Engl ish Partnerships and the Hous ing Corporat ion), August 2000 By Design - Urban design in the planning system: towards better pract ice , Commission for Architecture and the Bui l t Environment and Depar tment of the Environment, Transpor t and the Regions, May 2000 By Design - Better places to l ive , Commission for Architecture and the Bui l t Environment and Department of the Environment, Transpor t and the Regions, September 2001 Better Urban Living , Depar tment of Urban Affai rs and Planning and the NSW Government Archi tect , Sydney, 1999