J 

Planning reference number 2010/6688/P

“Submission of reserved matters associated with the erection of a part 7, part 8 storey building within Development Zone J to be used for residential purposes from first to seventh floor (total of 143 units including 29 general needs social rented) with 37 car parking spaces, 143 cycle parking spaces, plant and refuse storage at basement level and mixed commercial (Business and Employment – Class B1, Class D1, and shopping/food and drink uses – Classes A1-A5) at ground floor level, together with adjacent public realm and new road junction as required by conditions 3, 6, 9-10, 14, 16-24, 27-31, 33-39, 42, 42A, 43, 45-46, 48-49, 51, 56, 60-67 of outline planning permission granted 22/12/06 subject to a S106 agreement (Ref: 2004/2307/P) for a comprehensive, phased, mixed-use development of former railway lands within the Kings Cross Opportunity Area.”

Response by the Forum

The King’s Cross Development Forum is concerned with ensuring that development of the King’s Cross area meets the needs of people living or working there now and in the future. It comprises individuals and representatives of member organisations from the local communities.

The Forum does not always comment on planning applications; it often leaves that to member organisations, which may use its observations. In the present case members of the Forum have asked for various concerns to be brought to your attention.

The scheme was described to the Forum by Argent and the architects at a meeting in December, shortly before the date of submission. The Forum is grateful for having had this opportunity to hear about the scheme. An earlier plan for the scheme had been presented to the Forum some years ago.

1.  The Forum welcomes various changes made since the presentation of the earlier plan. In both plans the scheme provides one building, which has four protruding blocks linked by three inset blocks. However, now the protruding blocks and the inset blocks are delineated more sharply, as:

  • The protruding blocks protrude at both the rear, on to Handyside Park, and the front, on to York Way.
  • The protruding blocks have eight storeys (with seven floors of apartments), while the inset blocks have only seven storeys (with six floors of apartments).
  • The protruding blocks are faced with reflective pressed stainless steel, while the inset blocks are faced with grey terracotta.
  • The  protruding blocks are topped with photovoltaic panels (instead of the wind turbines of the earlier plan) and brown planting, while the inset blocks are topped with gardens for the apartments  in the protruding blocks.

2. The southernmost block stands at a major point of entry to the King’s Cross Central area, along the Regent’s Canal towards the University of the Arts.  The block could contribute distinctively to creating a sense of place and marking the way at that point of entry, adding to what King’s Place does.  The Forum is not convinced that, with its current colour and modelling, the building does as much as it could to help the adjoining landscape in steering people visually.

3. The Forum has a general concern that the building, and others in the King’s Cross Central area, are being designed in isolation from one another and from the public spaces. In particular, this scheme is unable to take full account of the plans for Handyside Park and for the East Handyside Canopy, for which different architects are responsible. With each submission the Forum would like to see a 360° view of the surroundings so that people could judge what being there would be like.

4. The building is about 100 metres long. Nonetheless there is no access through it between York Way and Handyside Park, even during daylight hours. This will create a disincentive for children (and their parents) to visit the Park, which is supposed to be a play area.

5. The protruding blocks have rather harsh edges. These could be softened by hanging vegetation on top in ways compatible with the needs of cleaning and maintenance.

6. The building appears grey, despite the reflections that stainless steel can produce (until it gets dirty). Other buildings nearby are also likely to be grey. The use of terracotta is partly a tribute to York Way Underground Station, but extends only to the use of the material not to the introduction of a warm colour accent.

7. There is one bicycle stand per apartment, in the basement alongside the car spaces. The bicycle stands are not very conveniently accessible or secure, so residents will be likely to take bicycles in the lifts to their apartments.

8. Access and parking for service vehicles and visitors could be awkward. However, the Forum is glad to see a reduction in the provision for parking for residents, with 37 car spaces (instead of the 75 of the earlier plans).