I have to say that I have had several sleepless nights this week because of Kings Cross. I know it’s fantastic news for Camden, and that the area is already benefiting in terms of reduced crime, prostitution and drug dealing, and will clearly benefit further as rundown areas are developed, but, as Camden Eco Champion, and as an environmentally conscious member of this planning committee (DC), I believe that Kings Cross is an opportunity in danger of being missed in terms of the battle against climate change.
Of course the opportunity was mainly missed by the previous administration and the previous planning committee. Since the election this committee has been much tougher in its interpretation of our UDP (Unitary Development Plan) from a sustainability point of view than its predecessor. And I believe we would have been much tougher on this application had it come after the election.
Nevertheless I still believe the current s106 agreement (planning gain) could and should be strengthened, both because of the more stringent environmental interpretation DC members have made of our own UDP since the May 2006 election, and because of the increased concern generally of the need for drastic action on Climate Change. This is perhaps best exemplified by the recent Stern Report which suggested that the price of combating climate change now will be many orders of magnitude cheaper now than it will be later.
There are of course some good things in the application and the associated s106 as far as the environment is concerned, not least the very laudable ambition to achieve energy efficiency ratings for buildings far in excess of what is legally required. But I believe that under our present UDP we could also argue for the following points:
- For a major development our UDP says that “at least 10%” of energy used on the site should come from renewables. That should be at least 10% not 10% at most, and it should be a condition to be hit as soon as is practicable and not an aspiration to be reached by the end.
- There should be no use of biomass for the Kings Cross CHP (Combined Heat & Power) system where it can be shown to be environmentally unfriendly. At the moment that means if it comes from more than 40 miles away because conventional farming uses so much fossil fuel and trucks use even more.
- A request to use waste wood from within London for the Kings Cross CHP system wherever possible (as has been done extremely successfully in Barnsley).
- A much tougher requirement to install re-use of rainwater and grey water systems on all buildings.
- Rail and water transport to be used for all deliveries in and out of the site wherever possible.
- Accessible green roofs wherever possible to increase public space.
- Segregated cycle lanes in York Way, Goods Way and Pancras Road.
I would hope that we, the members of DC, can all agree on those items although I don’t suppose we will. And I would hope that officers would accept that they are reasonable conditions under our current UDP.
However I believe Kings Cross is both bigger than our UDP – it is a special case in its own right - and should reflect the changing climate as far as Climate Change is concerned if you’ll pardon the expression. Our UDP will soon be overtaken by the Mayor’s new London Plan. One of the provisions in that is 20% renewable energy generation for major developments. The new London Plan will then be superseded by our Local Development Framework and I’m sure the renewable quota will go up again judging by the desire of this Council to put sustainability at the heart of everything it does. So it’s perfectly possible that within 18 months our planning rules will be dramatically different as far as sustainability is concerned. And this development will run for at least 10 years.
If we could start again I would be seeking much more than our current UDP. I will give just three examples:
- A renewable energy generation escalator to oblige Argent to increase the amount of energy produced on site from renewable sources in line with changing planning rules.
- An annual review of renewable energy technology, carbon emission reduction targets and sustainable building practices with recommendations to be brought to this committee or to Camden Council’s Sustainability Task Force and then the Executive.
- A waste to gas facility to handle the estimated 21,500 tonnes pa of commercial waste the site is expected to generate to help power the main Kings Cross CHP system.
I don’t think any of these are unacceptable when you think of the context. This is probably the biggest development Camden will see in my lifetime. And in my lifetime, nay in the next ten years, the battle against climate change will be won or lost. As you all know I believe we have to fight that battle now, and this application and the associated s106 is almost certainly our greatest chance to do that.
I would conclude by asking members to agree the changes I have suggested under our current UDP. I would ask the environmentally conscious amongst us here tonight to lament with me that an opportunity to do far more has been missed.
Cllr Alexis Rowell, 16 November 2006
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