B2, B4 and B6

Planning reference number 2010/0864/P Building B2

Planning reference number 2010/0868/P Building B4

Planning reference number 2010/0870/P Building B6

Planning reference number 2010/0872/P Public Realm

Planning reference number 2010/0862/P The Basement

Response by the Forum

The Forum has been invited to comment on a daunting assembly of documents dealing with the ‘reserved matters’ of the outline planning approvals for blocks B2, B4, B6, and the areas surrounding and beneath them. The blocks run parallel with King’s Cross Station and back onto the new Pancras Square. All ground floors provide commercial units. It appears that the designers of each block were required to coordinate with each other – this shows in the handling of the ground plane and underground facilities.

The package presents: worked up plans and elevations for each block; evidence on ground conditions – soil, services, contamination etc; accessibility; energy; landscaping; and much more. It details the background needed to be assured that the buildings will stand up as designed and that their users will enjoy 21st century conditions.

A well attended subsequent presentation gave a clear picture of the proposals in the context of King’s Cross Central and offered an opportunity to voice matters of concern.

Bearing in mind how earlier observations have been received, the Forum is limiting comment to issues that it believes, with minimal adjustment, could improve the urban feel of the project and users’ amenity.

The way the Turnhalle and Pancras Squares are shaping up was very much liked. They promise to be something special, being pleasant spaces to be in and hopefully becoming focusses for a range of ‘happenings’. The Forum awaits early consultation on the remaining blocks bounding the Squares. Their modelling and over-shading of the public spaces will particularly be scrutinised. It was difficult to perceive the handling of changes in level and how these will break down what appear to be large hard places. The Forum urges Camden to ensure (through conditions) that seating in the streets and squares is actually provided and actually retained.

The soft handling of the Squares is in contrast to the rigidity of the alignment of the three blocks to the Boulevard. Opinion varied on whether the buildings ought to be lined up or staggered on this side. Some strongly felt that a subtle shift away from the alignment as shown would heighten the contrast between the distinctive facades of each block – as indeed is already proposed on the Pancras Square side. Further a shift would, in urban terms, more happily reflect the asymmetric alignment of the Boulevard to the blocks. It was observed that these issues will come more into focus when the opposite blocks (by the side of King’s Cross station) come up for consideration.

The fact that two of the blocks have access from both their Boulevard and Square sides and the third only has access from one side seems to underscore an indecisiveness about how preferred pedestrian routes will evolve around the buildings.