Camden Goods Yard
Camden Goods Yard (formerly Camden Goods Depot) is located towards the north-western edge of Camden Town in London, England.[1] The area consists of several key development sites along Chalk Farm Road, including the housing estates of Juniper Crescent and Gilbey's Yard, a Morrisons superstore and petrol filling station, and Camden Market.
The Morrisons superstore and petrol filling station site has been fully demolished in July 2021, forming a key part of the Camden Goods Yard Planning Framework adopted by Camden London Borough Council. The framework area covers almost nine hectares, designed as a guide for future mixed-use development in the area using input from the public and local stakeholders.[2]
The former Morrisons site is being redeveloped to accommodate 573 new homes, additional retail space, offices & workshops, and a community centre, including the re-provision of the supermarket and petrol filling station.[3] Planning permission was granted in June 2018 for the 3.26 hectare (8 acre) redevelopment scheme designed by architects Allies and Morrison, Niall McLaughlin Architects and Piercy & Co.
Located next to the Regent's Canal, the framework area is a short distance from both Chalk Farm tube station and Camden Town tube station as well as Primrose Hill.
History
Industrial heritage
Following the development of the Regent's Canal (completed in 1820) and the London and Birmingham Railway (1830s), the Camden Goods Depot was constructed as the original London terminus for railway goods traffic.[2][4]
Gin and wine merchants, Gilbey’s, are strongly associated with the depot. The Gilbey’s distillery and bottling plant occupied buildings between Oval Road and Jamestown Road and at times used the dock basin vaults and the Roundhouse as a bonded store or warehouse.
The workings of the depot relied heavily on horses and road traffic. Built from the 1850s onwards, the stables complex (Grade II/II* Listed), adjacent to the goods depot, comprises a series of spaces and tunnels constructed for haulage and other processes involving working horses.
At the turn of the 20th Century, the current Interchange Building was constructed to enhance a growing transfer capacity from rail to road and canal to rail, replacing a 1860s warehouse.
These layers of development have been adapted and added to with the reuse of the Roundhouse (Grade II* Listed) as a cultural and music venue, the reuse of the stables complex by Camden Market and use of the Interchange (Grade II Listed) building as offices.
Late 20th century
In the 1960s and 1970s the Roundhouse reopened as an arts centre. Dancehall Dingwalls hosted some of the most infamous live music acts of the era and the Camden Markets began as a small Sunday antiques, jewellery and arts and crafts fair. The area hosts an important cluster of cultural and creative industries and has one of the highest numbers of start-up businesses in London.[2]
The housing development comprising Gilbey's Yard to the south, bordering on the canal, and Juniper Crescent to the north, was newly opened in 1997. It took three years to build, with a contract worth £10.5 million.[5]
Safeway Store (now Morrison's supermarket) was built in the 1990s in a post-modern brick construction, with a car park that was spacious and accessible from both Chalk Farm Road and Oval Road. The new store separated the two housing estates of Gilbey's Yard and Juniper Crescent, creating a social centre for the local community.[5]
-
The Interchange Building -
The Roundhouse -
Gilbey's Yard Estate -
Camden Market -
Morrisons (Safeway) Superstore
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Land Ownership
The Morrisons land ownership encompasses the petrol filling station on Chalk Farm Road and the large supermarket store and associated carpark, comprising a total area of 3.26 hectares.[2]
The housing estates at Gilbey's Yard and Juniper Crescent include 202 homes that are primarily owned and managed by One Housing Group. Planning permission was granted in 2015 for the redevelopment of this building to provide housing above commercial uses. In a joint venture with developer Countryside Properties, One Housing held a ballot in June 2020 and it was confirmed that the majority of residents had voted against demolition (91 voted against demolition, while 68 voted in favour and 26 failed to cast their votes).[6]
Regeneration
| Morrisons Superstore and Petrol Filling Station | |
|---|---|
 | |
| Lua error in Module:Infobox_mapframe at line 118: attempt to index field 'wikibase' (a nil value). | |
| General information | |
| Status | Demolition complete; piling works in progress |
| Demolished | April to July 2021 |
| Cost | £120m |
| Client | Morrisons; Barratt London |
| Owner | Berkeley Group Holdings |
| Design and construction | |
| Architect | Allies & Morrison, Niall McLaughlin and Piercy & Co. |
| Main contractor | Shorts Group (demolition); St George West London (redevelopment) |
On 15 June 2018, full planning permission was granted for the redevelopment of the 3.26 hectare Morrisons site known as Camden Goods Yard.[7]
According to Camden Council's planning portal, the redevelopment of the petrol filling station site seeks to provide "a 6-storey building comprising retail and office uses as well as a replacement petrol filling station"; while the redevelopment of the main supermarket site proposes "the erection of seven buildings ranging in height up to 14 storeys accommodating up to 573 residential units together with a supermarket, retail, offices and workshops, and a community centre".[8]
The scheme is being brought forward by Barratt Developments in joint venture with land owner Morrisons supermarket. Allies and Morrison is the overall masterplan architect and designer of five of the eight blocks, with the remaining three blocks by Piercy & Company and.Niall McLaughlin Architects.[9] Shorts Group is the appointed demolition contractor, while St George West London is the principal contractor for the new mixed-use scheme.
In 2020, Berkeley Group Holdings purchased the Morrison's site for £120m, comprising £85m for the land plus the £35m cost of building a replacement for the 40,000 sq ft supermarket.[10]
Demolition of Morrison's Superstore and Petrol Filling Station
The demolition of the petrol filling station site in May 2020 enabled the construction of a single-storey temporary food store on the land parcel to replace the former store as it is being rebuilt.[7] The temporary store, built with associated parking, servicing, access and landscaping, will operate from February 2021 to 2025, facilitating the demolition of the main supermarket site which commenced in April 2021. Works on the 6-storey mixed-use redevelopment and new petrol filling station will begin in 2025 and is anticipated to complete by 2027.[8]
Genesis of demolition
The supermarket sits on the raised land of the former goods yard, above the level of Chalk Farm Road. It is accessed by vehicles via the railway underpass from Chalk Farm Road in the north, and a pedestrian and cycle connection to Oval Road in the south.
The Camden Goods Yard Planning Framework concludes that the raised location creates an 'island site', relating poorly to the local environment and neighbouring uses. Due to the steep level changes, it is thought to be isolated and separate from the town centre, accommodating low-intensity use with large areas of carpark. This, combined with the hard paving and barriers on site, was not designed for pedestrian access, leaving many areas within the site secluded and vulnerable to antisocial behaviour, according to findings from community consultation & engagement sessions.[2][11]
Plans to relocate the existing supermarket below ground will release land to accommodate the new mixed-use development.[12] The proximity of the new store at lower ground level to the main thoroughfare at Chalk Farm Road will activate the street edge that was previously lined with a brick retaining wall, above which the former Morrisons carpark was situated.
Programme
The following programme estimates were referenced from the Construction & Demolition Management Plan for Camden Goods Yard, approved by Camden Council.[13]
- Demolition and carpark removal: April to mid-July 2021
- Enabling works (including high-level pile mat): mid-July to mid-September 2021
- Retaining piling: mid-August 2021 to early January 2022
- Bulk excavation (including retaining wall removal): October 2021 - mid-May 2022
- Structural piling: December to early June 2022
- Substructure: January to late August 2022
- Road realignment works: January to mid-September 2022
- Commencement of first superstructure: July 2022
Waste management
A pre-demolition audit was conducted by C&D Demolition Consultants on the demolition contract conducted by the Shorts Group at the former Morrisons store.[14] The audit outlines the potential for maximum material recovery through demolition; a bill of quantities, which identifies tonnages and potential applications of materials arising from demolition; and a set of recommendations for material segregation, considering the potential impact of contamination and the cost benefits for recovery and reclamation.[14]
The majority of the materials inventoried, including metals, plastics, bricks, timber and concrete, were targeted for 100% recycling. A small proportion of materials, namely fluorescent tubes and asbestos, were hazardous and therefore directed towards landfill.[14]
It is reported by Shorts Group that 98.5% of the overall demolition material from the Morrisons site has been recycled, with 15% going to local transfer stations to be further processed and reused. (See image on the right). Furthermore, the tarmac from the old carpark will be recycled locally for future use on road surfaces.
Reuse on site
A statement by Shorts Group confirms that roughly 4500m2 of crushed material will be reused on site. This may include items such as bricks, concrete and gravel from the previous structure that were broken down by a crusher, and subsequently incorporated as hardcore/aggregate into the edge of the new basement wall line. This forms a piling mat which creates a stable base on which the piling rig and construction equipment can safely operate.[15]
References
- ↑ "Camden Goods Yard" (PDF). London Borough of Camden. 2021. Retrieved 21 October 2021. Unknown parameter
|url-status=ignored (help) - ↑ 2.0 2.1 2.2 2.3 2.4 "Camden Goods Yard Planning Framework". London Borough of Camden. 2021. Retrieved 21 October 2021. Unknown parameter
|url-status=ignored (help) - ↑ "Details Page for Planning Application - 2017/3847/P". Camden Council Planning Records. 2018. Retrieved 4 November 2021. Unknown parameter
|url-status=ignored (help) - ↑ "Camden Goods Depot". Camden Railway Heritage Trust. 2010. Retrieved 21 October 2021. Unknown parameter
|url-status=ignored (help) - ↑ 5.0 5.1 "Camden Goods Yard and the New Access Road". Local History. Retrieved 21 October 2021. Unknown parameter
|url-status=ignored (help) - ↑ "JUNIPER CRESCENT AND GILBEYS YARD ESTATE". Estate Watch. 2020. Retrieved 21 October 2021. Unknown parameter
|url-status=ignored (help) - ↑ 7.0 7.1 "Construction Management Plan pro forma" (PDF). Camden Goods Yard Consultation. 2020. Retrieved 21 October 2021. Unknown parameter
|url-status=ignored (help) - ↑ 8.0 8.1 "Morrisons Superstore and Petrol Filling Station". Mayor of London / London Assembly. 2018. Retrieved 21 October 2021. Unknown parameter
|url-status=ignored (help) - ↑ "£600m London Camden Goods Yard scheme approved". Property Insider London. 2017. Retrieved 21 October 2021. Unknown parameter
|url-status=ignored (help) - ↑ "Property tycoon Tony Pidgley's £120m London deal". The Times. 15 December 2019. Retrieved 21 October 2021. Unknown parameter
|url-status=ignored (help) - ↑ "Camden Goods Yard Planning Framework - Consultation and Engagement Report". London Borough of Camden. 2017. Retrieved 4 November 2021. Unknown parameter
|url-status=ignored (help) - ↑ "Design & Access Statement - 2017/3847/P". Camden Council - Planning Applications. Retrieved 4 November 2021. Unknown parameter
|url-status=ignored (help) - ↑ "Construction/Demolition Management Plan - Camden Goods Yard" (PDF). Camden Goods Yard Consultation. 2020. Retrieved 22 October 2021. Unknown parameter
|url-status=ignored (help) - ↑ 14.0 14.1 14.2 Bardgett, Matthew (2020). "Pre-demolition Audit: Former Morrisons Camden" (PDF). Camden Goods Yard Consultation. Retrieved 22 October 2021. Unknown parameter
|url-status=ignored (help) - ↑ "The Camden Goods Yard Community Newsletter" (PDF). Camden Goods Yard Consultation. October 2021. Retrieved 2 November 2021. Unknown parameter
|url-status=ignored (help)
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