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King's Cross Railway Lands Group (KXRLG)

Land use, jobs and residential mix

Note by the King's Cross Railway Lands Group July 2004

 

 

total applied for

(square metres)

percentage of total

      (roughly)

actual space

(square metres)

business

486,280

          57

409,000+

residential

176,875

(2,300 homes)

          20

143,000+

(1818 homes)

hotel

47,225

           4.5

35,000+

shops/food & drink

45,925

           4

28,000+

community facilities

75,765

           8.5

55,000+

leisure (inc. cinema)

40,020

           4

28,000+

multi storey car park

23,850

           3

21,000+

other (tube entry etc)

525

      minimal

 

total

820,700

<124                  100>

718,275

 

Argent St George have applied to develop 24% more than the total land that is available. This does not mean that they will do so. They have applied for the maximum they would like to be able to develop in each category of use knowing that they will not do so because they have to  be able to respond to changing market forces in different ways so they need options: the figures are therefore "up to" figures. These are the figures in the left hand column.

 

Although they have applied to develop 820,700 square metres it will only be possible for them to develop a maximum of 718,275 square metres above ground, i.e. that is the upper limit they propose in their application for the total amount of building.

 

The middle column above gives a percentage for each use of the total figure they have applied for.

 

The right hand column applies those percentages to the actual space available to be developed and gives (roughly) the figures that would result.

 

The floorspace figure of 718,275 square metres  include the re-erected gasholder triplet; the Great Northern Hotel, the German Gymnasium, the southern Stanley Building, the Fish and Coal Offices and Wharf Road arches, the Granary Building with its east and west transit sheds, the Midland Goods Shed and Handyside canopies, Regeneration House, the eastern and western coal drops.

 

Argent St George has also applied to develop 83,500 sq metres of new basement space which would be used for plant such as power supplies, for storage and for parking. This is over and above the 718,275 square metres above ground.

 

 

BUSINESS USES AND JOBS/EMPLOYMENT

 

The first figures are those quoted by Argent St George; in those that follow KXRLG take these as a baseline to work out comparative numbers of jobs relative to the space that would be required to accommodate them. It works out at 16.2 square metres per job.

 

486,280 square metres (applied for)

30,000 jobs

400,000 square metres (called for in adopted planning brief)

24,677 jobs

320,944 square metres (illustrative)

20,000 jobs

184,786 square metres

11,400 jobs (called for in the London Plan)

 

RESIDENTIAL MIX in Argent St George's Development Specification

 

First 1,600 units:

 

studio/one bed

40%

640 units

2 bed

37%

592

3 bed

18%

288

4 bed

05%

80

 

Additional units:

 

studio/one bed

45%

2 bed

40%

3/4 bed

15%

 

Camden and Islington's Joint Planning Brief for the site calls for 1,800 residential units. An additional 200 units after Argent's initial 1,600 gives figures of:

 

studio/one bedroom

90

(total: 730 units)

2 bed

 80

(total: 672 units)

3/4 bed

30 

(total: 398 units).

 

If the maximum figure of homes Argent St George propose were built the total mix would be:

 

studio/one bed

955 units

2 bed

872

3/4 bed

473

posted 30 07 04

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