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NQ.PA.15. Heritage Assessment – July 2020

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NQ.PA.15. Heritage Assessment – July 2020 NQ.PA.15 NQ.LBC.03 North Quay Heritage Assessment Peter Stewart Consultancy July 2020 North Quay – Heritage Assessment Contents Executive Summary 1 1 Introduction 3 2 Heritage planning policy and guidance 7 3 The Site and its heritage context 15 4 Assessment of effect of proposals 34 5 Conclusion 41 Appendix 1 Abbreviations 43 July 2020 | 1 North Quay – Heritage Assessment Executive Summary This Heritage Assessment has been prepared in support of the application proposals for the Site, which is located in Canary Wharf, in the London Borough of Tower Hamlets (”LBTH”). The assessment considers the effect of the Proposed Development in the context of heritage legislation and policy on a number of designated heritage assets, all of which are less than 500m from the boundary of the Site. These designated heritage assets have been identified as those which could be potentially affected, in terms of their ‘significance’ as defined in the NPPF, as a result of development on the Site. It should be read in conjunction with the Built Heritage Assessment (“BHA”), which assesses the effect of the Proposed Development on the setting of heritage assets in the wider area, and the Townscape and visual impact assessment (“TVIA”), both within the Environmental Statement Volume II (ref NQ.PA.08 Vol. 2), also prepared by Peter Stewart Consultancy. A section of the grade I listed Dock wall runs below ground through the Site. This aspect of the project is assessed in detail in the Archaeological Desk Based Assessment accompanying the outline planning application and LBC (ref. NQ.PA.26/ NQ.LBC.07) and the Outline Sequence of Works for Banana Wall Listed Building Consent report (ref. NQ.LBC.06) accompanying the Listed Building Consent application. The end condition of development would remain as found today - the wall would lie in situ below ground. There would be no harm to the listed wall through any direct effects. In terms of setting, the Proposed Development will have the greatest effect on the heritage assets located closest to the Site. They are considered in this assessment as two groups, each focused on one of the two closest conservation areas to the Site: • West India Docks; and, • St Matthias Church, Poplar. The Proposed Development, located on a site within the Canary Wharf Tall Building Zone as identified in the Local Plan, would be of a form and scale consistent with that already existing in Canary Wharf. It would not harm the setting of any nearby heritage assets. The Proposed Development and public realm enhancements would enhance the setting of listed buildings immediately adjoining or opposite the Site, and of the West India Dock Conservation Area. July 2020 | 2 North Quay – Heritage Assessment 1. Introduction Overview 1.1 Canary Wharf (North Quay) Ltd (‘the Applicant’) are submitting applications for Outline Planning Permission (“OPP”) and Listed Building Consent (“LBC”) to enable the redevelopment of the North Quay site, Aspen Way, London (‘the Site’). 1.2 Two separate applications are being submitted as follows: • Application NQ.1: Outline Planning Application (all matters reserved) (“OPA”) – Application for the mixed-use redevelopment of the Site comprising demolition of existing buildings and structures and the erection of buildings comprising business floorspace, hotel/serviced apartments, residential, co-living, student housing, retail, community and leisure and sui generis uses with associated infrastructure, parking and servicing space, public realm, highways and access works; and • Application NQ.2: Listed Building Consent (“LBCA”) – Application to stabilise listed quay wall and any associated/ necessary remedial works as well as demolition of the false quay in connection with Application NQ.1. 1.3 Together the development proposed under Applications NQ.1 and NQ.2 are referred to as the “Proposed Development”. 1.4 At the time of making the OPA, the Applicant is unable to determine exactly how much of the Proposed Development is likely to come forward in which land use. For this reason, the description of development provides the Applicant with flexibility as to the uses that could be undertaken on the Site. 1.5 However, in order to ensure that the level of flexibility is appropriately restricted, the OPA seeks approval for three Control Documents which describe the principal components of the Proposed Development, define the parameters for the Proposed Development (the “Specified Parameters”) and control how the Proposed Development will come forward in future. They provide the parameters, design principles and controls that will guide future reserved matters applications (“RMAs”). These Control Documents are – (1) the Development Specification; (2) the Parameter Plans; and (3) the Design Guidelines: . The Development Specification sets out the type and quantity of development that could be provided across the Site (including setting a maximum floorspace across the Site); July 2020 | 3 North Quay – Heritage Assessment . The Parameters Plans set the parameters associated with the scale, layout, access and circulation and distribution of uses, classes and public space for the Proposed Development. They also establish the Development Zones and Development Plots across the Site; and . The Design Guidelines set the design principles and controls for future development. 1.6 Together, these documents set out the information required to allow the impacts of the Proposed Development to be identified with sufficient certainty as future RMAs will be required to demonstrate compliance with the Specified Parameters and controls in these Control Documents. Heritage Assessment 1.7 This Heritage Assessment has been prepared in support of the application proposals for the Site, which is located in Canary Wharf, in the London Borough of Tower Hamlets (”LBTH”). 1.8 The purpose of this assessment is to consider the effect of the proposed development of the Site (the “Proposed Development”) on the significance of heritage assets on and in the area close to the Site, in light of heritage legislation, national and local heritage policy and guidance. It should be read in conjunction with the Built Heritage Assessment (“BHA”), which assesses the effect of the Proposed Development on the setting of heritage assets in the wider area, and the Townscape and visual impact assessment (“TVIA”), both within the Environmental Statement Volume II (ref NQ.PA.08 Vol. 2), also prepared by Peter Stewart Consultancy. 1.9 The report sets out the following: • Relevant statutory duties and national and local policy and guidance; • A description of the Site and its heritage context, including statements of significance of heritage assets in the area around the Site; • An assessment of the effect of the Proposed Development on heritage significance in light of the statutory duties of the Planning (Listed Buildings and Conservation Areas) Act 1990 and national and local policy and guidance context, and; • Conclusions. 1.10 The main heritage assets considered comprise: • The quay walls, copings and buttresses to the Import Dock and Export Dock – grade I • The warehouses and general offices at the western end of North Quay – grade I • Church of St Matthias – grade II* July 2020 | 4 North Quay – Heritage Assessment • The grade II buildings in the West India Docks Conservation Area • The grade II buildings in the St Matthias Church Poplar Conservation Area • The West India Conservation Area • The St Matthias Church, Poplar Conservation Area 1.11 Matters relating to the section of the grade I listed ‘The quay walls, copings and buttresses to the Import Dock and Export Dock’ on Site (which lies below the existing concrete slab on Site) are dealt with in detail in the Archaeological Desk Based Assessment supporting the outline planning application and LBC (ref NQ.PA.26/ NQ.LBC.07) and the Outline Sequence of Works Report for Banana Wall Listed Building Consent supporting the LBC (NQ.LBC.06). Listed Building Consent (‘LBC’) was granted for the necessary stabilisation works to protect the wall and demolition of the false quay (application ref: PA/03/00380). In March 2017, demolition works were undertaken to the false quay to implement the LBC. Planning permission exists for the redevelopment of the Site above the wall (application ref: PA/03/00379). This planning permission was implemented in November 2016. In summary, the LBC application accompanying this application is for the same stabilisation and demolition works. The Proposed Development will have no direct effect on the wall through the construction of the new buildings. The listed wall will be made good if and as required following the removal of the existing false quay slab, as secured by condition through an archaeology watching brief. 1.12 This report should be read in conjunction with the Application Drawings (ref: NQ.PA.03) the Design and Access Statement (‘DAS’) (ref: NQ.PA.07), and the ES Volume II Townscape, Visual Impact and Heritage Assessment (ref NQ.PA.08 Vol 2), submitted with this OPA. Relationship with Environmental Statement Volume II, Townscape, Visual Impact and Heritage Assessment (ref NQ.PA.08 Vol 2) 1.13 The BHA within Volume II of the ES considers the effects of the Proposed Development, including identifying ‘significant’ effects for EIA purposes, on all designated heritage assets within a baseline area set at a 1km radius from the boundary of the Site, and non-designated heritage assets (LBTH locally listed buildings) within a 500m radius of the boundary of the Site. A small number of heritage assets beyond the 1km radius, primarily the Maritime Greenwich World Heritage Site and the Tower of London World Heritage Site, are also considered in the BHA. 1.14 This Heritage Assessment considers the effect of the Proposed Development in the context of heritage legislation and policy on a smaller number of designated heritage assets, all of which are less than 500m from the boundary of the Site. These designated heritage assets have been identified as those which could be potentially affected, in terms of their ‘significance’ as defined in the NPPF, as a result of development on the Site.
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