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King's Cross Central (KXC) is a multi-billion pound mixed-use property development in central London. The site is owned and controlled by London and Continental Railways (LCR) and Exel, which selected Argent St George to be the developer for King's Cross Central, after an extensive selection process. The site consists of approximately 65 acres (25 hectares) of former railway lands, mostly to the north of King's Cross and St Pancras mainline railway stations. The site is largely determined by three boundaries: the existing East Coast Main Line railway leading out of King's Cross; York Way, a road marking the division between Camden and Islington; and the new railway line, High Speed 1 (HS1), formerly known as the Channel Tunnel Rail Link, which curves around the site to the north and west.
A small section of the project, known as the "Triangle Site", falls within the boundaries of Islington. Camden Council granted outline planning permission for the main part of the site in early 2006. This has now been approved by the national government and the Mayor of London, although separate planning permission for the Triangle Site is still required from Islington Council.
The majority of the land at King's Cross Central was used for HS1 construction purposes from July 2001 until autumn 2007. Following the opening of HS1 on 14 November 2007, and with outline planning permission, GLA and GOL approval, developer Argent Group PLC is now beginning initial development work at King's Cross Central.
The masterplanners for the proposed development are Allies and Morrison, Demetri Porphyrios and Townshend Landscape Architects.
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Organisations within or immediately adjacent to the area
Many organisations are affected by the decisions that will be taken by the developers. A partial list includes:
A separate development, Kings Place, lies across the road on the East side of York Way. Network Rail and The Guardian newspaper are based in there and it also includes a concert hall.
Key Facts
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- In 1989 the London Regeneration Consortium (LRC) submitted proposals to develop the railway lands. The London Borough of Camden was "minded to grant" planning proposals for these proposals in 1994; however, the proposals were subsequently withdrawn.
- The majority of the site falls within two conservation areas. There are a number of buildings and structures of heritage value, some of which "listed".
- King's Cross/St Pancras is already served by 6 Underground lines (the Northern, Piccadilly, Victoria, Circle, Metropolitan and Hammersmith and City), by Thameslink, Midland Main Line, East Coast Main Line and by Eurostar. These services, coupled with the ability to access each of the four main airports in the South East (Heathrow, Gatwick, Stansted and Luton Airport), makes King's Cross the most accessible transport interchange in London.
- There are HS1-related works to the London Underground system, in particular works to construct a new Northern Ticket Hall, which is due to open in early 2010. A new Western Ticket Hall was opened to the public on 28 May 2006.
- Network Rail is formulating plans to redevelop King's Cross Station. It aims to relocate the ticket hall and other functions from the 'temporary' structure fronting the Euston Road.
- KXC has been identified in national, regional and local policies as a high density development which should seek to optimise the full potential of this brownfield development opportunity benefiting from an excellent and improving public transport network in the heart of central London.
- Density will average 3:1 across the site.
- Buildings will range in height across the site from one storey to up to 19 storeys.
- Protected views of St Paul's from Parliament Hill and Kenwood House will not be affected.
- At least a third of the site (25 acres/10 hectares) will be dedicated to new public routes and open spaces.
- Argent proposes to create 20 new major routes and 10 new public spaces. 5 of these public spaces are major new squares - Granary Square, Station Square, Pancras Square, Cubitt Square and North Square, which together total 8 acres (3.2 hectares).
- In addition, the proposals include 6.5 acres (2.6 hectares) of new public realm along the Regent's Canal (the Gas Holders Zone and Coal Drop Yard) and within a new 'Cubitt Park'.
- Argent plans to invest in improvements to the Regent's Canal corridor on lighting and access to the canal, especially from Granary Square. The towpath connects the site to local attractions such as Camden Market, Regent's Park, London Zoo and the shops along Upper Street.
- Camley Street Natural Park and areas of Camden to the west will be connected to the site via a footbridge crossing over the canal, one of three new crossings over the Regent's Canal.
- In March 2006, London Borough of Camden granted outline planning permission to the framework scheme as submitted by Argent and amended in 2005.
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