- London-wide policies based on unrealistic level of 1 in 5 City workers cycling to the office
- New data reveals 86% of cycle parking bays in new City developments are unused
- Planning requirements if unchanged would equate to additional 42,500 sqm of space that would remain massively under-utilised
- Estimated 21,500 tonne carbon impact would be spectacular eco-own-goal
London Plan requirements for cycle storage could have a significant impact on the development of sustainable office space in the City of London, according to new research from the City Property Association (“CPA”).
Under the current London Plan (2021) the CPA has calculated that the City of London’s target to deliver 1.2 million sqm of new office space by 2040 would come with a requirement for 25,000 additional cycle parking spaces spanning approximately 42,500 sqm – more than the total space delivered by a large modern office building such as 70 Mary Axe, also known as ‘The Can of Ham’. With each space estimated to produce 1.29 tonnes of carbon, the total carbon impact of the 2040 target would be 21,500 tonnes.
Amid concerns that the requirements could impact the viability of some office developments, the CPA undertook four seasonal surveys to understand the utilisation of cycle parking and end of trip facilities. The research, which encompassed eight modern buildings in the City of London spanning 575,000 sqm, found that by applying the 2021 London Plan requirements just 14% of cycle spaces would be utilised.
The report highlights that London Plan requirements have become increasingly misaligned with current and future forecast cycle use, with the latest iteration of the Plan (2021) mandating one cycle parking space per 75 sqm of gross external building area. It is estimated that a typical space with its associated shower and locker provision requires approximately 1.7m sqm. This requirement is based on Transport for London’s target of 19% ‘mode share’ for cycling, which the CPA argues is too high for the City of London given 64% of workers live more than 10km away, and are more likely to use public transport.
Ross Sayers, Chair of the CPA and Head of Development Management at Landsec, said:
“Everyone believes in sustainable transport for London but we need to ensure cycle parking requirements accurately reflect the needs of the City. Providing cycle facilities at the scale required by the London Plan comes with a huge carbon and capital cost, with tall buildings disproportionately impacted.
“We urgently need more flexible policies better suited to actual cycle use, particularly as virtually all excess cycle capacity would require the construction of additional basement space, the most expensive, high risk and carbon intensive part of development. The costs are so high that the financial and environmental impact of unrequired space risks undermining the viability of new schemes.”
The CPA report, Cycling and the City, examines how the next generation of City buildings can support an increase in cycling and how cycle parking requirements can balance the needs of users with the City of London’s economic growth and decarbonisation targets.
Following extensive consultation with its members, the CPA has made a series of recommendations to the GLA on how cycle parking requirements should be updated to support the development of sustainable office buildings needed to meet the City of London’s ambitions to drive economic growth. The recommendations include:
- Cycle parking requirements should be based on a target of 11% ‘mode share’. The CPA’s survey suggests the current level is 6%, with the difference allowing for future growth.
- Requirements should be based on net internal area not gross external area.
- Policy should consider and encourage the quality and specification of facilities provided for cyclists rather than intent focus on quantum of spaces, showers and lockers.
- Monitoring regimes should be put in place, secured through ‘Cycle Promotion Plans’, which would enable cycle parking usage in individual buildings to be reviewed annually based on real time data on occupancy and employee density.
David Hart, CPA Board and Founding Director of Momentum Transport Consultancy, said:
“Cycling is a fantastic way to get around the capital and should be encouraged as London aims to become a leading sustainable city. However, cycle parking standards for London’s office buildings have grown steadily over the past 15 years, and although this has removed one of the primary obstacles for people who wish to cycle to work, CPA research shows that standards have moved too far, with great swathes of unused cycle parking now seen in large basements across the City of London.
“The specific characteristics of the City of London mean that there is little prospect of today’s policy compliant levels of cycle parking ever being achieved. In order to reduce the overall carbon footprint of City buildings, it is clear that we need to support active travel without constructing significant basement space that will be underutilised.”
