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Committee: Date: Planning and Transportation 17 November 2020 Subject: 150 Aldersgate Street 3-4 Bartholomew Place London EC1A

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Committee: Date: Planning and Transportation 17 November 2020 Subject: 150 Aldersgate Street 3-4 Bartholomew Place London EC1A Committee: Date: Planning and Transportation 17 November 2020 Subject: Public 150 Aldersgate Street 3-4 Bartholomew Place London EC1A (i) Demolition of roof top plant enclosure, rear service ramp and removal of cladding to facilitate the refurbishment, recladding and extension of the existing Office (Class B1(a)) building at 150 Aldersgate Street to create a basement, ground plus nine storey building, including rear and roof top extensions, infill extensions to the rear courtyard (ground plus two storeys) to link with 3-4 Bartholomew Place; (ii) a part change of use at ground floor from Office (Class B1) to Cafe (Class A1). (iii) erection of a new building Office (Class B1(a) at 3-4 Bartholomew Place comprised of basement, ground plus three storeys; (iv) the amalgamation of the two buildings; (v) the creation of new accessible and inaccessible terraces, green roofs, hard and soft landscaping, and creation of external courtyards; (vi) upgrade works to Braidwood Passage, including new lighting; and (vii) reconfiguration of the loading bay and associated works. Ward: Farringdon Within For Decision Registered No: 20/00371/FULMAJ Registered on: 1 May 2020 Conservation Area: Smithfield Listed Building: NO Summary Planning permission is sought for Demolition of roof top plant enclosure, rear service ramp and removal of cladding to facilitate the refurbishment, recladding and extension of the existing Office (Class B1(a) building at 150 Aldersgate Street to create a basement, ground plus nine storey building, including rear and roof top extensions, infill extensions to the rear courtyard (ground plus two storeys) to link with 3-4 Bartholomew Place. New accessible and inaccessible terraces, green roofs, hard and soft landscaping, and creation of external courtyards are proposed. The land at 3-4 Bartholomew Place is currently vacant and the previous building on the site has been demolished. The previous, building comprised a lower ground, ground plus two storey twentieth century light industrial (Class B1(c) building. A part change of use is proposed at ground floor from Office (Class B1) to Cafe (Class A1) The erection of a new building Office (Class B1(a) is proposed at 3-4 Bartholomew Place comprised of basement, ground plus three storeys resulting in the amalgamation of the two buildings. As part of the scheme Section 278 works are proposed to upgrade Braidwood Passage to include new lighting. The proposed development would provide 17,133 sqm of office (Class B1) floorspace and 41 sqm of retail (Class A1) floorspace across two public consultations (26/05/2020 and 28/09/2020) from residents regarding the proposed development. The objections relate to Height bulk and Massing, Design, Construction noise/traffic/air pollution, Daylight & Sunlight, Overlooking, Servicing and waste management, Light pollution, Bartholomew Place Reception and increased footfall. 127 Letters of objection relating to planning matters have been received,126 from residents and one from the Barbican Association, one letter of support has been received. The height and mass of the proposed development has been designed, through revisions, to sufficiently minimise the potential impact on the amenities of nearby occupiers in relation to privacy, overlooking, noise, daylight and sunlight. The scheme offers public benefits in terms of the 1. The scheme offers public benefits in terms of the proposed upgrade works to Braidwood Passage, new paving materials and interface with the junction of Braidwood Passage with Cloth Street and improvements to the resurfacing of the courtyard of Bartholomew Place and Half Moon Court. The provision of greening at roof level offers important benefits contributing to improved visual amenity, well-being and biodiversity. The proposals accord with the principles of the NPPF, the London Plan and Local Plan policies and the emerging London Plan and Local Plan policies. The proposed development is considered to comply with the Development Plan as a whole and to be appropriate subject to conditions, CIL payments and a Section 106 agreement being entered into to cover matters set out in this report. Recommendation It is recommended that planning permission be granted for the above proposal in accordance with the details set out in the attached schedule subject to: Planning obligations and other agreements being entered into under section 106 of the Town & Country Planning Act 1990 and Section 278 of the Highways Act 1980 in respect of those matters set out in the report, the decision notice not to be issued until the Section 106 obligations have been executed. That your Officers be instructed to negotiate and execute obligations in respect of those matters set out in 'Planning Obligations' under Section 106 and any necessary agreements under Section 278 of the Highways Act 1980. Existing Site 3D view facing west Existing Site 3D view facing east Main Report Site 1. The application includes two buildings, 150 Aldersgate Street and the cleared site of 3-4 Bartholomew Place. 150 Aldersgate Street 2. The existing building is bounded by Aldersgate Street to the east, Cloth Street to the north, Half Moon Court to the south, and Bartholomew Place to the west. The building comprises a lower ground, ground plus seven upper storey building which shares party walls with buildings to the north and south; 160 Aldersgate Street which was recently redeveloped and is approximately two and a half storeys taller than the existing building. 3. The Aldersgate Street frontage comprises a postmodernist design and faced in dark red-brown and grey granite with additional set back corrugated metal clad mansard plant floor. The façade is symmetrical with a central raised entrance and is 50 % glazing with, heavy mullions and transoms. There are existing balconies centrally positioned which cantilevered over the existing public highway by 800mm. The rear elevation is comprised of brick with a large glazed atrium within the centre of the elevation. 4. The building scale steps down via a series of terraces and setbacks to the rear and east at the interfaces with the existing townscape of Half Moon Court and Bartholomew Place. Elevations are tiered to 5 storey and include a glazed atrium and are detailed in red brick with stone lintels and parapet and flush formulaic window patterns and are bland in appearance. The existing building includes a large roof terrace to the rear. The use of this terrace is not controlled through conditions. 5. The Cloth Street elevation has a symmetrical post-modernist elevation which terminates the cul-de-sac comprising ground plus 4 storeys (including a mansard set back floor) including a loading bay at ground floor. A vehicle ramp provides access to the lower ground floor of the building to provide office car parking and dominates the sunken rear courtyard space. 6. Braidwood Passage is a public pedestrian route that runs from Aldersgate Street to Cloth Street along the northern boundary of the existing building and is located within the Applicant’s ownership boundary. This a pedestrian connector between Aldersgate Street and Cloth Street and is a part of the City’s Heritage Walk and although well used the existing route is dark and narrow 7. The existing building is comprised of 10,986 sqm GIA of Office (Class B1) floorspace and has been occupied by a single tenant who have vacated the building and current lease expires in December 2020 when Applicant expects to take vacant possession of the site. and stepped The primary entrance to the building is located on Aldersgate Street with the ground floor level raised approximately 1.5m above the footway. There are two platform lifts and stairs which provide access to the building. A secondary staff entrance is located on Cloth Street at the junction with Braidwood Passage which provides access to the existing loading area and is used primarily by cyclists. 8. In the round the existing building is dated in terms of thermal performance, materials and design and quality of office accommodation. The main frontage to Aldersgate Street is unwelcoming with a hard urban edge and lacks activation due to the raised ground floor (1.5m) and recessed and stepped entrance. Currently the building does not positively contribute to the townscape experience of Aldersgate Street, or the setting of surrounding designated heritage assets or in terms of visual amenity from elevated positions looking down onto the 5th elevation and the plant roof scape 9. The building is not listed or located within a conservation area and is not considered to be an undesignated heritage asset. The Smithfield Conservation Area abuts the site boundary to the rear, and the Barbican and Golden Lane Conservation Area boundary is located on the opposite side of Aldersgate Street. The Barbican Estate is a grade II listed building, included in the Barbican and Golden Lane Conservation Area and is designated as a registered historic park and garden listed grade II*. There are several other designated heritage assets in the surrounding streets. 3-4 Bartholomew Place 10. The land at 3-4 Bartholomew Place is currently vacant and the previous building on the site has been demolished. The demolition of the building took place before this Applicant acquired the site. The previous, building comprised a lower ground, ground plus two storey twentieth century light industrial (Class B1(c) building. The building was demolished pursuant to planning permission for the redevelopment of the site which was granted on 08.05.18. The previous building on this site was a white brick warehouse building with Crittall windows 11. Bartholomew Place is a small courtyard which is accessed from Bartholomew Place and forms part of the tight-knit network medieval street pattern within Smithfield. The existing courtyard adjacent to the site is unknown, and currently unregistered land however, the courtyard does not form part of the development site.
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