Address: / CentrePointTower, Centre Point Link and Centre Point House
101-103 New Oxford Street and
5-24 St Giles High Street
London
WC1A 1DD
Application Number: / 2012/2895/P / Officer: Amanda Peck
Ward: / Holborn & Covent Garden
Date Received: / 31/05/2012
Proposal: Change of use of Centre Point Tower from office (Class B1) and restaurant/bar (Sui Generis) to residential (Class C3) to provide 82 self contained flats (16 x one bedroom, 37 x two bedroom, 26 x three bedroom, 2 x 4 bedroom and 1 x 4 bedroom duplex) and ancillary residential floorspace (spa, gym, pool and club); change of use of Centre Point Link from office (Class B1) and bar (Class A4) to a flexible retail/restaurant/bar use (Class A1/A3/A4) and the erection of a ground floor extension partially infilling under the bridge link; change of use of Centre Point House at first and second floor levels from office (Class B1) to flexible retail/restaurant/bar use (Class A1, A3, A4); alterations and extensions to the existing building at ground floor level to provide flexible retail/restaurant/bar use (Class A1, A3, A4). Alterations to the external elevations of Centre Point Tower, Centre Point Link and Centre Point House including the relocation internally of the existing external ground and mezzanine eastern and western staircases, replacement and refurbishment of the facades, fenestrations and shopfronts, new pedestrian link through Centre Point House and associated basement car parking, terraces, landscaping, public realm, highway works (including the closure of the northern part of St Giles High Street and the relocation of bus stands to Earnshaw Street), servicing and access arrangements and extract ducts.
Drawing Numbers: Site Location Plans (CPA-19013 A; CPA-1910 PL1; CPA-19000 PL1); RMA-CPA-19400 PL2; -19401 PL2; -19402 PL1; -19403 PL1; -19404 PL1; -12405 PL1; -1406 PL2; -19407 PL2; -19408 PL2; -19409 PL2; -19410 PL2; -19411 PL2; -19412 PL2; -19413 PL2; -19418 PL1; -19424 PL1; -19435 PL1; -19436 PL1; -19437 PL1; -19438 PL1; -19439 PL1; -19500 PL1; -19501 PL1; -19502 PL2; -19503 PL2; -19504 PL2; -19505 PL2; -19506 PL1; -19520 PL1; -19521 PL1; -19522 PL1; -19523 PL2; -19524 PL2; -19550 PL1; -19551 B; -19552 B; -19553 B; -19554 B; -19555 PL1; -19556 PL1; 19557 PL1; -19558 PL1; -19559 PL1; -19560 PL2; -19570 PL1; -19571 B; -19572 PL1; -19573 PL1; -19574 PL1; -19575 PL2; -19576 PL1; -19600 PL2; -19601 PL2; CPT-19602 B; -19603 B; -19604 B; -19606 B; -19607 B-19608 B; -19609 B; -19610 B; -19611 B; -19612 B; -19613 B; -19614 B; -19615 B; -19616 B; -19617 B; -19618 B; -19619 B; -19620 B; -19621 B; -19622 B; -19523 B; CPL-19600 PL2; -19601 PL2; -10602 PL1; -19603 PL1; -19604 PL1; -19606 PL2; -19607 PL2; CPH-19600 PL2; -19601 PL2; -19602 PL1; -19603 PL1 -19604 PL1; -19605 PL1; -19606 PL2; -19607 PL2; -19608 PL2; -19609 PL2; -19610 PL2; -19611 PL2; -19612 PL2; -19613 PL2; CPT-19700 A; -19701 A; -19702 A; 19703 A; -19704
A; -19705 A; -19710 A; -19711 A; -19712 A; -19850 A; -19751 A; -19752 A; 19760 A; -19761 A; - 19762 A; -19763 A; -19764 A; -19765 A; -19765 A; - 19766 A; -19767 A; - 19768 A; -19769 A; - 19770 A; -19771 A; -19772 A; 19773 A; -19774 A; -19775 A; CPL-19780 PL1; - 19781 PL1; -19782 PL1; -19783 PL1; -19784 PL1; CPH-19790 PL1; CPH-19791 PL1; -19792 PL1; -19793 PL1; -19794 PL1; -19800 PL1; -19801 PL1; -19802 PL1; -19803 PL1; -19804 PL1; 19805 PL1; -19806 PL1; 19807 PL1; -19808 PL1; CPA-19011 PL1; -19012 PL1; -19019 PL1; -19020 PL1; 19021 PL1; -19022 PL1; -19023 PL1; -19100 PL1; -19101 PL1; -19102 PL1; -19103 PL1; -10104 PL1; -19105 PL1; -19106 PL1; -19107 PL1; -19108 PL1; -19109 PL1; -19110 PL1; -19111 PL1; -19112 PL1; -19113 PL1; -19118 PL1; -19124 PL1; -19135 PL1; -19136 PL1; -19137 PL1; -19138 PL1; -19139 PL1; -19200 PL1; -19201 PL1; -19202 PL1; -19203 PL1; -19204 PL1; 19205 PL1; -19206 PL1; -19210 PL1; -19211 PL1; -19212 PL1; -19213 PL1; -19214 PL1; -19250 PL1; -19251 B; -19252 B; -19253 B; -19254 B; -19255 PL1; - 19256 PL1; -19257 PL1; -19258 PL1; -19259 PL1; -19260 PL1; - 19270 PL1; -19271 B; -19272 PL1; -19273 PL1; -19274 PL1; -19275 PL1; -19276 PL1; -19280 PL; -192821 B; 19282 B; -19283 B; -19284 B; -19285 PL1; -19286 PL; -19287 PL; -19288 PL1; -19289 PL1; -19290 PL1; -19291 PL1; -19292 B; -19293 PL1; -19294 PL1; -19295 PL1; - 19296 Pl1; -19297 PL1; CPT-19300 PL1; -19301 PL1; -19302 B; -19303 B; -19304 B; -19306 B; -19307 B; -19321 B; -19322 B; -19323; CPL-19300 PL1; - 19301 PL1; -19302 PL1; -19303 PL1; -19304 PL1; -19306 PL1; -19307 PL1; CPH-19300 PL1; -19301 PL1; -19302 PL1; -19303 PL1; -19304 PL1; -19305 PL1; -19306 PL1; -19307 PL1; -19308 PL1; -19309 PL1; -19310 PL1; -19311 PL1; -19312 PL1; -19313 PL1; Design and Access Statement; Transport Statement; Environmental Statement Volume 1; -Volume 2; -Volume 3; -non technical summary; Energy Strategy; Plant Noise and Vibration Report; Management Strategy; Retail Report; Ecological Assessment; Statement of Community Involvement; Basement Impact Assessment; Centre Point Employment Policies ref HJWB/FCW/J6350, 23 August 2012; Centre Point Tower mixed tenure supplementary studies: smoke extract risers and structural limitations on risers; Centre Point Tower mixed tenure supplementary studies: entrance sequence; Centre Point – Amenity Space ref HJWB/FCE/J6350 29 August 2012; Off Site affordable housing preliminary feasibility report August 2012; Centre Point responses to Consultation HJWB/FCW/SGP/J6350 28 August 2012.
RECOMMENDATION SUMMARY: refuse planning permission
Related Application?
Date of Application: / 31/05/2012
Application Number: / 2012/2897/L
Proposal:Internal and external alterations including the relocation internally of the existing external ground and mezzanine eastern and western staircases, the replacement and refurbishment of the facades, fenestration and shopfronts, all associated with the change of use of Centre Point Tower from office (Class B1) and restaurant/bar (Sui Generis) to residential use (Class C3) to provide 82 residential units and ancillary residential floorspace (spa, gym, pool and club) change of use of Centre Point Link from office (Class B1) and bar (Class A4) to a flexible retail/restaurant/bar use (Class A1/A3/A4) and the erection of a ground floor extension partially infilling under the bridge link; change of use of Centre Point House at first and second floor levels from office (Class B1) to flexible retail/restaurant/bar use (Class A1, A3, A4); alterations and extensions to the
existing building at ground floor level to provide flexible retail/restaurant/bar use (Class A1, A3, A4). Alterations to the external elevations of Centre Point Tower, Centre Point Link and Centre Point House including the replacement and refurbishment of the facades, fenestrations and shopfronts, new pedestrian link through Centre Point House and associated basement car parking, terraces, landscaping, public realm, highway works(including the closure of the northern part of St Giles High Street and the relocation of bus stands to Earnshaw Street), servicing and access arrangements and extract ducts.
Drawing Numbers: Site Location Plans (CPA-19013 A; CPA-1910 PL1; CPA-19000 PL1); RMA-CPA-19400 PL2; -19401 PL2; -19402 PL1; -19403 PL1; -19404 PL1; -12405 PL1; -1406 PL2; -19407 PL2; -19408 PL2; -19409 PL2; -19410 PL2; -19411 PL2; -19412 PL2; -19413 PL2; -19418 PL1; -19424 PL1; -19435 PL1; -19436 PL1; -19437 PL1; -19438 PL1; -19439 PL1; -19500 PL1; -19501 PL1; -19502 PL2; -19503 PL2; -19504 PL2; -19505 PL2; -19506 PL1; -19520 PL1; -19521 PL1; -19522 PL1; -19523 PL2; -19524 PL2; -19550 PL1; -19551 B; -19552 B; -19553 B; -19554 B; -19555 PL1; -19556 PL1; 19557 PL1; -19558 PL1; -19559 PL1; -19560 PL2; -19570 PL1; -19571 B; -19572 PL1; -19573 PL1; -19574 PL1; -19575 PL2; -19576 PL1; -19600 PL2; -19601 PL2; CPT-19602 B; -19603 B; -19604 B; -19606 B; -19607 B-19608 B; -19609 B; -19610 B; -19611 B; -19612 B; -19613 B; -19614 B; -19615 B; -19616 B; -19617 B; -19618 B; -19619 B; -19620 B; -19621 B; -19622 B; -19523 B; CPL-19600 PL2; -19601 PL2; -10602 PL1; -19603 PL1; -19604 PL1; -19606 PL2; -19607 PL2; CPH-19600 PL2; -19601 PL2; -19602 PL1; -19603 PL1 -19604 PL1; -19605 PL1; -19606 PL2; -19607 PL2; -19608 PL2; -19609 PL2; -19610 PL2; -19611 PL2; -19612 PL2; -19613 PL2; CPT-19700 A; -19701 A; -19702 A; 19703 A; -19704 A; -19705 A; -19710 A; -19711 A; -19712 A; -19850 A; -19751 A; -19752 A; 19760 A; -19761 A; - 19762 A; -19763 A; -19764 A; -19765 A; -19765 A; - 19766 A; -19767 A; - 19768 A; -19769 A; - 19770 A; -19771 A; -19772 A; 19773 A; -19774 A; -19775 A; CPL-19780 PL1; - 19781 PL1; -19782 PL1; -19783 PL1; -19784 PL1; CPH-19790 PL1; CPH-19791 PL1; -19792 PL1; -19793 PL1; -19794 PL1; -19800 PL1; -19801 PL1; -19802 PL1; -19803 PL1; -19804 PL1; 19805 PL1; -19806 PL1; 19807 PL1; -19808 PL1; CPA-19011 PL1; -19012 PL1; -19019 PL1; -19020 PL1; 19021 PL1; -19022 PL1; -19023 PL1; -19100 PL1; -19101 PL1; -19102 PL1; -19103 PL1; -10104 PL1; -19105 PL1; -19106 PL1; -19107 PL1; -19108 PL1; -19109 PL1; -19110 PL1; -19111 PL1; -19112 PL1; -19113 PL1; -19118 PL1; -19124 PL1; -19135 PL1; -19136 PL1; -19137 PL1; -19138 PL1; -19139 PL1; -19200 PL1; -19201 PL1; -19202 PL1; -19203 PL1; -19204 PL1; 19205 PL1; -19206 PL1; -19210 PL1; -19211 PL1; -19212 PL1; -19213 PL1; -19214 PL1; -19250 PL1; -19251 B; -19252 B; -19253 B; -19254 B; -19255 PL1; - 19256 PL1; -19257 PL1; -19258 PL1; -19259 PL1; -19260 PL1; - 19270 PL1; -19271 B; -19272 PL1; -19273 PL1; -19274 PL1; -19275 PL1; -19276 PL1; -19280 PL; -192821 B; 19282 B; -19283 B; -19284 B; -19285 PL1; -19286 PL; -19287 PL; -19288 PL1; -19289 PL1; -19290 PL1; -19291 PL1; -19292 B; -19293 PL1; -19294 PL1; -19295 PL1; - 19296 Pl1; -19297 PL1; CPT-19300 PL1; -19301 PL1; -19302 B; -19303 B; -19304 B; -19306 B; -19307 B; -19321 B; -19322 B; -19323; CPL-19300 PL1; - 19301 PL1; -19302 PL1; -19303 PL1; -19304 PL1; -19306 PL1; -19307 PL1; CPH-19300 PL1; -19301 PL1; -19302 PL1; -19303 PL1; -19304 PL1; -19305 PL1; -19306 PL1; -19307 PL1; -19308 PL1; -19309 PL1; -19310 PL1; -19311 PL1; -19312 PL1; -19313 PL1; Design and Access Statement; Environmental Statement Volume 1; -Volume 2; -Volume 3; -non technical summary.
RECOMMENDATION SUMMARY: Approve Listed Building Consent
Applicant: / Agent:
Almacantar (Centre Point) Ltd
C/o Agent / Gerald Eve LLP
72 Welbeck Street
London
W1G 0AY

ANALYSIS INFORMATION

Land Use Details:
Use Class / Use Description / Floorspace / Total
Existing / B1 Business
C3 Dwelling House
A3/A4 Sui Generis - Paramount restaurant/Bar
A4 Drinking Establishment -Bar 101
Sui Generis - Crossrail visitor Centre and lighting showroom
A1 shop - Kallkwik
A1/A3 shop and café - Centre Point Food Store / 27,516m²
4,086m²
3,365m²
1,285m²
1,770m²
182m²
385m² / 38,589m²
Proposed /

B1 BusinessC3 Dwelling House

A1 Shop/ A3 Restaurants and Cafes/ A4 Drinking Establishments / 0 m²
31,994m² 7,667m² / 39,661m²

Residential Use Details:

Residential Type / Bedrooms
1 / 2 / 3 / 4 / 5 / 6 / 7 / 8 / 9+
Existing /

Flat/Maisonette

/ 36
Proposed / Flat/Maisonette / 16 / 66 / 33 / 3
Parking Details:
Parking Spaces (General) / Parking Spaces (Disabled)
Existing / 105 / 0
Proposed / 36 / 3

OFFICERS’ REPORT

Reason for Referral to Committee: this application is being reported to the Committee as it entails development of a significant site within the borough, which in the view of the Director of Culture and Environment, should be considered by the Committee (Clause 4).

1.SITE

1.1The Centre Point tower is a major London landmark prominently situated at the junction of New Oxford Street, Charing Cross Road and Tottenham Court Road. The application site relates to the CentrePointTower, Centre Point House and the link building which bridges across St Giles High Street linking the two buildings. All buildings on site are Grade II listed and are within the Denmark Street Conservation Area.

1.2The entire complex was designed by Richard Seifert & Partners in 1960-1966. The tower is 35 storeys with slightly convex sides. One of the most distinctive features of the building is its extensive use of concrete including being an early example of off site pre casting. Over the years a number of alterations have been undertaken to the building such as the infilling of the ground floor under the tower (which was originally the point where the basement car park was accessed) and the removal of the fountain on Charing Cross Road for the construction of the Crossrail station.

1.3The wider area around the site is characterised by many of London’s most popular visitor attractions, including the BritishMuseum, Covent Garden and Oxford Street. Interspersed within the above are residential and other small and large-scale retail uses.

1.4The area around Tottenham Court Road Station and St Giles High Street will experience considerable change over the next ten years. Several projects and major redevelopment proposals in the area are at different stages of preparation. Chief amongst them are:

  • Enlargement of the Tottenham Court Road Underground Station ticket hall and implementation of the Crossrail scheme - Construction is underway and has involved the closure of Andrew Borde Street to create a site for the new main entrance to the station.
  • Redevelopment of the two Tottenham Court Road station over site developments in Westminster at 135-155 Charing Cross Road and 1-23 Oxford Street/157-165 Charing Cross Road – Planning permission granted by Westminster April 2012 subject to referral to Mayor of London and S106 legal agreement
  • Part redevelopment and part refurbishment of the Denmark Place Site to the south of Centre Point – pre application discussions are underway.

1.5The entire site is within the LDF Tottenham Court Road Growth Area, with the Tower being within a designated Central London Frontage. The objectives of the Growth Area are to provide a balanced mix of uses, an excellent public realm, and development of the highest quality and to remedy the lack of open space. The site is also allocated in the submission document of the LDF site allocations (March 2012). Specifically the aspiration for the ‘St Giles Circus’ site is to support high quality development appropriate to this Central London gateway and the creation of new world class public spaces The entire site is also located within an area identified as being susceptible to ground water flooding with potential slope stability issues.

1.6Following approval of the station entrance design at Tottenham Court Road a steering group was established to oversee the development of the urban realm design for St Giles Circus. This steering group consisted of representatives from LUL, Crossrail, London Borough of Camden, City of Westminster, TfL and Design for London. Gillespies developed the designs for the urban realm through to RIBA stage D and these were presented to stakeholders (CABE, Mayor’s Design Advisory Panel, local landowners, local business groups and the Tottenham Court Road Community Liaison Panel, Ward Cllrs and the Cabinet Member for Transport), with a display in the Crossrail Visitor Information Centre on St Giles High Street. A ‘schedule 7’ Crossrail application (see relevant history below) has consequently been approved for the reinstatement of the worksite within the area immediately surrounding the station (to the west of Centre Point tower), which is in effect phase 1 of the implementation of the Gillespies study. The aspiration of the Gillespies study is to close St. Giles High Street and create a new public space in between CentrePointTower and Centre Point House. The provision of this public space is identified in the LDF Draft Site Allocations document with the wider objectives being to provide the space through planning obligations and working with other agencies.These proposals are subject to traffic modelling work and public consultation to determine what the impacts of the road closure would be. The proposals are also dependent on wider proposals in the area including the Tottenham Court Road two way working scheme. The current timetable for this work is as follows:

  • Traffic modelling to be completed and assessed by TfL early 2013
  • Public consultation in June 2013
  • Decision by stakeholders on full implementation of Gillespies study, summer 2013.

2.THE PROPOSAL

Original

2.1The proposal is for the change of use of the tower from office (class B1) and restaurant/Bar (Sui Generis) to residential. The conversion would provide 82 new residential units (16 x 1 bed, 30 x 2 bed, 33 x 3 bed and 3 x 4 bed) in addition to the 36 existing 2 bed residential units in Centre Point House. The provision of ancillary floorspace in the form of a spa, gym, pool and club on the first and second floors of the tower is also proposed. The change of use of the link building and the first and second floors of Centre Point from office (class B1) and bar (class A4) to flexible retail/restaurant/bar use (class A1/A3/A4) is also proposed.

2.2Externally the proposal includes façade and window replacement to all buildings and the relocation internally of the existing external ground and mezzanine eastern and western staircases at the tower. A glazed extension is proposed underneath the link building which would effectively be constructed on St Giles High Street and require the closure of this road. This would require the relocation of bus stands and bus routes via Earnshaw Street. A pedestrian link would be retained underneath the bridge link and a new pedestrian link is proposed underneath Centre Point House. A new public square is proposed between the Tower and Centre Point House.

2.3The buildings would be serviced from Earnshaw Street and the existing vehicular access ramp is proposed to be replaced with two car lifts and a servicing area. The existing basement car park will be used for the location of plant, cycle parking and some car parking (with a reduction of spaces from 105 (of which only 55 are in regular use by commercial occupiers) to 36 (which are proposed to be for the residential occupants of the Tower). New vertical extract ducts are proposed to the northern and southern ends of Centre Point House.

Revision[s]

2.4The enclosures to the northern and southern ends of Centre Point House have been amended with a reduction in depth and the inclusion of glazing. Amended drawings have also been submitted showing revised construction arrangements, revisions to the proposed crossing on Earnshaw Street, changes to the lifts with an extension of the main lift core down to the basement, an increased amount of cycle parking in the basement, the inclusion of electric vehicle charging points. Further information has also been submitted with regard to the Financial Viability Assessment, the search for off site affordable housing locations and the provision of affordable housing within the tower. Further transport information has also been submitted. An amended redline plan has been submitted as the original plan was not clear.

3.RELEVANT HISTORY

Application site

  • 2005/2045/Pand 2006/5040/P - Change of use of floors 31, 32 and 33 from office to mixed restaurant and bar use (Sui Generis);
  • Change of use of ground floor bank to bar/ restaurant use (ref 2005/1553/P, PSX0204812, PS9704250/r2).Various listed building consents for internal alterations,) new lighting, rooftop plant;
  • 2009/4440/L - Removal of existing staircase, erection of temporary external staircases, and erection of new staircase and associated alterations at mezzanine level landing.
  • Various advertisement consents for signage on the building;
  • Various planning applications for rooftop plant;

Crossrail / Tottenham Court Road station

  • Outline planning permission and heritage consents for works required for the construction, maintenance and operation of the Cross London Rail Link (CLRL - Crossrail) were deemed granted by the Crossrail Act 2008.
  • Permission for the proposed works is subject to conditions imposed by Section 10 and the planning regime set out in Schedule 7 of the Act. These require plans and specifications for the operations, and works and construction arrangements to be approved by the relevant local authorities. Various applications have been approved including the following:
  • 2012/1518/P - Submission under Schedule 7 of Crossrail Act 2008 for worksite restoration scheme at Tottenham Court Road Station (East) (CAM/2/4/1).

4.CONSULTATIONS

Statutory Consultees

4.1Transport for London

Summary

Transport for London (TfL) have advised that additional work on the impact of the closure of St Giles High Street needs to be undertaken by the Developer to assess the ‘final state’ proposal and the various stages of construction. Specifically the transport modelling has not been undertaken to confirm if and when St. Giles High Street can be entirely closed to vehicular traffic. This modelling needs to include wider proposals such as the Tottenham Court Road two-way working scheme and the potential for changes to be made to Denmark Street. The relocation of bus stands in the area has also not been modelled or assessed. The current development proposal also includes the closure of St Giles High Street as early as 2013 to create a works site and this should be modelled as well in relation to LUL/Crossrail construction phases (which have not yet been finalised). TfL therefore object to the planning application.

The applicant has proposed an alternative approach to assessing the impact on the highway network as the wider transport models are not available at this time. TfL do not consider this approach is robust enough to assess the impact of the scheme. TfL are unable to advise when the wider models will be available until the end of the Olympic Games, but they are unlikely to be available until early 2013.

TfL’s initial response on 10 July was

  • Formal notifications and approval may be needed for both the permanent highway scheme and any temporary highway works required during the construction phase of the development in accordance with the Traffic Management Act 2004
  • The site is currently subject to, as is the rest of the highway network in the vicinity, a number of temporary changes and diversions associated with Crossrail and London Underground (LU) upgrade works at Tottenham Court Road station, immediately to the west of the site.
  • The A40 (New Oxford Street and St Giles High Street) and A400 (Charing Cross Road) form part of the Strategic Road Network (SRN), with the nearest part of the Transport for London Road Network (TLRN) being the A3211 Victoria Embankment, approximately 1km to the south-east of the site. As well as being the traffic authority for the Strategic Road Network, TfL has an interest in this development due to its proximity to, and potential impact on, Tottenham Court Road station and bus standing facilities in the area. There are also a number of schemes that affect the highway network in the area and which are currently under consideration, including temporary road closures and diversions due to Crossrail construction, the St Giles Circus Urban Realm scheme (and associated submission under Schedule 7 of the Crossrail act), and its associated proposals to introduce two way working for buses on Tottenham Court Road and Gower Street. This application needs therefore to be considered in the context of these other schemes.

Traffic Impact

  • The submitted Transport Assessment states that the closure of the northern end of St Giles High Street has been modelled, and the results presented to TfL’s Network Management Group (NMG). However, it needs to be clarified that this is not the case. Whilst it is intended to model the impact of the closure as part of the ongoing modelling work associated with the Tottenham Court Road two-way scheme, this is currently still not finalised and may not be agreed for some time. The modelling presented to the NMG to date has focussed primarily on improvements to the pedestrian crossing provision at the Charing Cross Road / Oxford Street junction assuming that St Giles High Street remains open to service vehicles and to buses. Likewise, although TfL has previously confirmed that the relocation of bus stands to Earnshaw Street from St Giles High Street could be feasible with or without two-way working in Tottenham Court Road, no such assessment has been carried out using traffic modelling as stated at paragraph 7.2 of the applicant’s transport assessment.
  • There is a need for the impact of the closure of St Giles High Street to be fully modelled. This assessment would need to use the existing models as a baseline and which the transport assessment accepts are not yet finalised (paragraph 7.3). This would also need to consider both the AM and PM peak periods, and assess the impacts of the closure both with and without two-way working scenario on Tottenham Court Road.
  • In order to carry out this assessment it will be necessary to understand any redistribution of traffic caused by the closure of St Giles High Street, which would inform the scope of any modelling required. At present, it appears to have been assumed that all traffic would instead use Earnshaw Street or Denmark Street, which seems to TfL to be overly simplistic. It also does not take into account the potential for Denmark Street to be closed to through traffic as part of the wider public realm improvements and which would need to be taken into account in the future scenarios.
  • The above scenarios are assessed against a baseline year of 2018, assuming completion of Crossrail and LU upgrade works at Tottenham Court Road along with the highway layout reverting to an agreed final state. However, the current timescale for the development involves works commencing in 2013, and the closure of part of St Giles High Street to create a works site. No assessment of the highways impact of this closure has been carried out as part of the application. If the intention is to close St Giles High Street so early in the construction of the proposed development, the impact of this must be modelled to assess its acceptability. This could utilise the existing modelling undertaken by LU as a base, starting with the model produced for Phase D3 of the construction works and also modelling the impacts through phases D4 and onwards. However, models for these phases have not yet been finalised and agreed which might have implications upon the developer’s proposed timescales.
  • Given the likely difficulties associated with this, TfL would suggest that the applicant should consider whether the site can be developed without the need for a full closure of St Giles High Street (north). This may be possible if a reduced road width for this section can be agreed. However, TfL would note that this is likely to require the early relocation of some bus standing and provision of alternative loading facilities for local businesses, which will need to be addressed.
  • Although bus issues are considered in further detail below, following recent discussions with the applicant pre-submission of the application, it is understood that the relocation of a bus stand to the northernmost end of Earnshaw Street is currently being considered as an alternative to offside bus stands on St Giles High Street. Given the potential proximity of the stand to the Earnshaw Street / New Oxford Street junction, the impact of this would also need to be modelled, building on the above scenarios.

Buses