One Blackfriars - Planning Statement FINAL VERSION - Southwark ...

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CBRE | ST GEORGE SOUTH LONDON LTD8.0 Planning Policy Assessmentlocation and offering fantastic views of London from a significant and meaningfulheight.8.72 The status of the Viewing Lounge as a non-commercial operation means that its ongoingfuture viability would be safeguarded and would not be at risk from marketpressures that a commercial Visitor Attraction would be vulnerable to.8.73 The Viewing Lounge provides a significant public benefit and visitor experience formembers of the local community. The proposals therefore accord with London Planand LB Southwark Policy.Enhanced Public Realm8.74 London Plan policies 7.5 and 7.6 require that new development provides a‘comprehensible’ public realm and provides high quality spaces. The draft BBLB SPDspecifically identifies Blackfriars North and the area immediately surrounding the Siteproviding poor connectivity and legibility. It places a particular emphasis on thescope and opportunity that redevelopment including the provision of tall buildingsin the area, and specifically on the Site, offer for significant improvements to thepublic realm including: Providing and improving access to the riverside and attractions such as the TateModern and Bankside; Improving the streetscape of Blackfriars Road and Stamford Street; and Improving pedestrian movement within and across the area; Encouraging people to visit and linger along key routes such as Blackfriars Roadand Stamford Street. Create more space for pedestrians and new points of activity and interest toencourage movement away from crowded areas.8.75 The Site Allocation specifically requires that “development should provide newpedestrian links through the Site which relate and link to nearby open spaces,including those on the adjoining Kings Reach and 20 Blackfriars Road sites and helpimprove the pedestrian and cycling environment on Blackfriars Road and StamfordStreet including through provision of improved road crossing”.8.76 The New Application includes significant public realm improvements, increasing theamount of public realm on site from 2,958 sq m in the Implemented Permission to3,100 sq m in the Proposed Development. The following key improvements areaddressed below:i. The creation of a new central public square known as ‘BlackfriarsPlace’;ii.Significant improvements to the public realm and general environmentof Rennie Street;iii. The straightening of the junction of Stamford Street with Blackfriars Roadto create an area of new public realm and provide well-defined edge tothe corner; andiv. Enhancements to Blackfriars Road and Upper Ground pedestrian routesincluding use of high quality granite and planting.Page 32PLANNING POLICY ASSESSMENT
CBRE | ST GEORGE SOUTH LONDON LTD8.0 Planning Policy Assessmenti. Blackfriars Place8.77 The Implemented Permission included a raised plaza at podium level. The mainchallenges stemmed from its limited accessibility and its separation from the publicfootway. Elevated one floor above the pavement level, it required lift access or along flight of stairs for the public.8.78 The New Application removes the elevated podium of the Implemented Permissionand creates a new square which would be known as ‘Blackfriars Place’ at groundlevel.8.79 Details of Blackfriars Place are included in the Landscape Strategy Section of theDesign and Access Statement submitted in support of the application.8.80 The removal of the podium level and the creation of a public space at grade isconsidered to be a highly beneficial change. Through the pre-applicationconsultation process, a new route has been added through to Blackfriars Road andfurther improves connections, whilst also adding interest to the Blackfriars Roadstreetscene.8.81 Blackfriars Place would significantly increase the permeability of the area, throughthe removal of stepped access and would provide new connections to the area’swider townscape creating new routes through the Site to Upper Ground, BlackfriarsRoad and south to Stamford Street and beyond.8.82 As demonstrated in the Landscape section of the Design and Access Statement,Blackfriars Place has several key functions: It is a point of destination worthy of the tallest building in the Blackfriars area. It provides several pedestrian routes connecting the Site to the wider areaincluding Upper Ground, Stamford Street and beyond. Legible pedestrian routeswould link Blackfriars Place to surrounding areas and routes along the riverside. Blackfriars Place would be enhanced through extensive soft and hardlandscaping incorporating greening of the area through tree and shrub plantingand a new area of public seating. The Applicant is in discussion with stakeholders to explore opportunities for theinclusion of public art. This would enhance the character of the area providingvisual interest and a focal point within Blackfriars Place. It would be a place where the public can linger and enjoy the calm away fromthe busy roads and take advantage of spill out space from neighbouring retailuses. At the heart of Blackfriars Place would be a central area which provides amore soft and intimate space including planted trees, soft landscaping andbenches, which is surrounded by raised water features. The outer edges of Blackfriars Place would be bounded by active frontages of theproposed ground floor retail and hotel uses within the Podium and Rennie Streetbuildings, including retail and food and drink uses with opportunities for outdoorseating creating a lively and engaging public space. Opportunities are currently being explored for the development to contributetowards the ‘legible London’ initiative as part of the public realm strategythrough wayfinding initiatives and signage.Page 33PLANNING POLICY ASSESSMENT
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