DPNF RESPONSE TO DARTMOUTH PARK HEALTHY STREETS PHASE 2 ENGAGEMENT, JULY-AUGUST 2024

Parts of our neighbourhood suffer from too much through traffic. Our Streets for People survey in 2020, which had 401 responses, found that 82% of respondents thought that there was too much traffic in the area. When asked about trialling a Low Traffic Neighbourhood, 81% were either ‘supportive’ or ‘very supportive’ with 9% either ‘not very supportive or ‘not at all supportive’. In this context, we appreciate that Camden Council, with Islington, is exploring a scheme in our area.

Consultants Urban Movement did further engagement work for us in 2021 (report here), which included the creation of a Design Charter that any scheme would be expected to comply with. We have attempted to assess the current proposals against the Charter:

Design Charter elementAssessment of summer 2024 proposals
THROUGH TRAFFIC: Remove the ease at which vehicles can rat-run through the area and limit through-traffic to create a quieter more peaceful neighbourhood.PARTIAL: Opportunities for rat-running are removed from most streets in the area, but the street that suffers from most rat-running – Chetwynd Road – remains a through road in one direction.
AREA-WIDE SCHEME: Improvements should apply to every street. Traffic should not be displaced to other streets in the neighbourhood. The neighbourhood should be kept as one, any scheme should not ‘break it up’.YES/PARTIAL: The proposal is for a very large LTN, including most streets in the DPNF area. However, not all of our streets are included an residents on some of the boundary or neighbouring streets, such as Highgate Road and Gordon House Road, are worried about increases in traffic.
BETTER WALKING: Priority for people walking in the neighbourhood should be introduced. Better crossings where required (particularly around schools), and wider footways where effective width is insufficient or inaccessible for buggies or people with mobility aids. No pavement parking.YES: The proposal is strong in this regard.
INCREASED ROAD SAFETY: Slower speeds on all streets and better defined space for moving, parking, and walking. Make streets into child-friendly spaces.YES/PARTIAL: Road safety should improve for those streets within the LTN that are already reasonably safe. Questions remain about streets with remaining through traffic.
INCREASED CYCLE SAFETY: Cycling in and around the neighbourhood should be safe and inviting for all age groups and abilities. Increase on street cycle parking and secure cycle storage.YES/PARTIAL: Cycle safety should improve for those streets within the LTN that are already reasonably safe. Questions remain about streets with remaining through traffic.
FUTURE PROOF: Make it easier for people to use shared ownership vehicles and car clubs, incorporate EV Charging Points, and prepare for micro-mobility (dockless cycles, e-cycles, and e-scooters) safely.YES: There is good potential to improve these measures.
FAIRNESS: Ensure safe accessibility to streets for all, especially those less able and those with children, buggies, or mobility aids. Ensure a fairness of approach that does not negatively impact people in the neighbourhood or just outside. Ensure fairness of access to parking/ storage for all modes.NO/DON’T KNOW: Residents with mobility needs are worried about the extra driving distances that would result. People outside the neighbourhood are convinced that they will suffer from more traffic. Clearer projections about possible impacts are needed.
SCHOOL STREETS: Explore School Street measures for all schools in the neighbourhood to reduce traffic demand in peaks.PARTIAL: There is good potential to improve these measures, although the largest schools in the area are on boundary roads.
LOCAL BUSINESS HUBS: Ensure access and servicing is maintained for businesses around York Rise, Chester Road, and Swain’s Lane, with short stay bays and loading, with improved crossings. Improve the public realm to increase local footfall, and make hubs into sociable community spaces.YES/DON’T KNOW: The pedestrian environment for our local centres should improve and access will be maintained. However, local business fear loss of car-borne trade and we would like to understand the likely impact of them.
ACCESS TO HOMES: Maintain access to all residential properties by car.YES: All properties will be accessible by car.
PROTECT ACCESS FOR EMERGENCY SERVICES: Schemes should not negatively impact people reaching healthcare.YES: It appears that full access for emergency services will be maintained, although some residents will have a longer drive to the Whittington or Royal Free hospitals.
AIR QUALITY: Any scheme should aim to reduce emissions and improve air quality, particularly around schools and areas with high pedestrian activity.DON’T KNOW: Air quality can be expected to improve on many of our local streets. The largest local schools are on boundary roads, where we would like to better understand how air quality may change.
DATA: As part of the design process collect GPS origin + destination data to identify rat-running.NO: It appears that this useful exercise has not happened.
TIMED RESTRICTIONS: Explore measures to further protect the neighbourhood from rat-running in the morning and evening peaks.NO: It appears that this has not happened.
INCREASE TREES + PLANTING: Increase tree planting, habitat creation and biodiversity on streets. Include sustainable urban drainage and create pockets of green spaces to make walking and cycling more pleasurable.YES: High potential for these interventions.


We feel that we don’t know enough about the likely impacts on traffic flows and businesses inside and outside the LTN and the DPNF to either support or oppose the proposals at this stage.

We would also like to understand what alternatives exist to such a large LTN, which is causing concern to many in our area and adjacent areas.

We request further engagement on these matters before the project progresses to the next stage.

DPNF comments on Chester Road Planning Application

Dartmouth Park Neighbourhood Forum would like to ensure that residents are aware of the forum’s response to the proposed development in Chester Road. Details below:

Comments on Planning Application 2020/3461/P – 2 Chester Road

The proposed development would provide a hostel for the temporary accommodation of homeless families, in some cases women and their children at risk of violence.  The new development would provide 50 new dwellings in three blocks (3 and 4 storeys) arranged around a central communal garden.  The application proposes the demolition of the existing building on the site, until recently used as a hostel for single person temporary accommodation.

The Dartmouth Park Neighbourhood Forum supports the development in principle.  The provision of this facility is consistent with the objective of the Dartmouth Park Neighbourhood Plan to support a variety of housing and community facilities in the area.  However, we do have concerns about the detail of the proposed development.

1          We object to the demolition of the existing building, without proof that this is essential.

(a)        Camden’s Local Plan Policy CC1(e) requires all proposals that involve substantial demolition to demonstrate that it is not possible to retain and improve the existing building. The case has not been made to show that demolition is necessary and that the building cannot be maintained and refurbished for continued use as a hostel (or for some other beneficial purpose).  We also question the assertion that the existing building has reached the end of its life. These issues need to be explored in order to meet the Policy as to demolition.

(b)        In addition, with Covid -19 the likelihood of enduring changed working patterns and reduced need for office space suggests that there may be opportunities to repurpose an existing building in the borough as a hostel instead.  A number of vacant office buildings could, with minimal refurbishment, provide suitable space to house the homeless. This would avoid the need to demolish a building that could still provide years of service.

(c)        The building was designed by Bill Forrest, one of the excellent young architects in Camden’s architecture department in the 1960s and 70s who designed some of the finest social housing in the country, including the Highgate New Town development of which the hostel formed part.  The demolition of such a thoughtful and high quality building in a conservation area is deplorable.

(d)        The demolition of the existing building, with its large embodied carbon, is not consistent with sustainability objectives. 

2          The proposed buildings are too large and domineering for the site in the heart of a residential neighbourhood. 

(a)        Even the three storey block on Chester Road will be significantly (up to a storey) higher than the neighbouring houses.  The four storey block on Dartmouth Park Hill will present a sheer cliff-like appearance to the road.

(b)        We welcome the landscaping of Colva Walk and the provision of ramps in place of steps.  However, we are concerned that the Colva Walk passage would be overwhelmed by the sheer wall of the building, and that the passage would become a wind and noise tunnel.

3          The accommodation provided for residents is poor. The proposed number of residents (up to 200 in 50 units) is too high, resulting in cramped accommodation.  In addition, although there is a central communal garden, there is no provision of private outdoor space such as balconies.  These constraints are a concern, especially in the light of greater known risks in relation to viruses now and in the future, compared with when the design was developed.  We would prefer to see more generous allocations of space for a smaller number of vulnerable families, which would ameliorate over-crowding and avoid any undue impact on local infrastructure such as medical facilities.

4          The design of the façade is poor.

(a)        The development is entirely inward facing, with little engagement with the community. 

(b)        The proposed continuous façade is bleak and monolithic, with no setbacks, balconies or other features to break up the bulk and create a more domestic scale to blend with the neighbourhood.

(c)        It is proposed to clad the buildings in shiny green tiles with a curving and asymmetric profile.  The choice of these tiles is arbitrary and capricious, and has no connection or reference to the materials used in the area; the green of the tiles, in particular, is completely at odds with the warm red, brown and yellow bricks of the surrounding streets.

5          We welcome the use of prefabricated offsite construction methods and the inclusion of underfloor electric heating, air source heat pumps and green roofs.