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Morley House and City Temple, 26-30 Holborn Viaduct in the City of London Planning Application No

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Morley House and City Temple, 26-30 Holborn Viaduct in the City of London Planning Application No planning report D&P/3257a/01 28 September 2017 Morley House and City Temple, 26-30 Holborn Viaduct in the City of London planning application no. 17/00165/FULMAJ Strategic planning application stage 1 referral Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008. The proposal Redevelopment of the site including change of use of listed building to provide a seven and nine storey building comprising a 191-bedroom hotel and 1,646 sq.m. of flexible office workspace use. The applicant The applicant is Morley GPCO Ltd and the architect is Eric Parry Architects. Strategic issues summary Principle of development: The provision of a hotel and flexible workspace within the CAZ is strongly supported (paragraphs 13-17). Sustainable development: The carbon dioxide savings fall short of the target set within Policy 5.2 of the London Plan, and as such additional energy efficiency measures should be considered. (paragraphs 23-24). Transport: A contribution to cycle hire and a taxi rank should be secured. Cycle access, construction and servicing arrangements should also be clarified (paragraphs 25-30). Recommendation That the City of London be advised that while the principle of development is strongly supported in strategic planning terms, the application does not yet comply with the London Plan for the reasons set out in paragraph 34 of this report; but that the possible remedies set out in that paragraph could address these deficiencies. page 1 Context 1 On 10 May 2017, the Mayor of London received documents from the City of London notifying him of a planning application of potential strategic importance to develop the above site for the above uses. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008 the Mayor must provide the Council with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. The Mayor may also provide other comments. This report sets out information for the Mayor’s use in deciding what decision to make. 2 The application is referable under Category 3E of the Schedule to the Mayor of London Order 2008: • Category 3E: Development — (a) which does not accord with one or more provisions of the development plan in force in the area in which the application site is situated; and (b) comprises or includes the provision of more than 2,500 square metres of floorspace for a use falling within the following class in the Use Classes Order— (ix) class C1 (hotels). 3 Once the City of London has resolved to determine the application, it is required to refer it back to the Mayor for his decision as to whether to direct refusal or allow the Council to determine it itself. 4 The Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 5 The 0.2-hectare application site is bounded to the north by Holborn Viaduct, to the east by Farringdon Street, to the south by Plumtree Court and to the west by Shoe Lane. The site is currently occupied by a 1980s-mixed use building referred to as Morley House and the Grade II listed City Temple Church. Morley House is vacant, apart from a charity organisation on a peppercorn lease. The building was predominantly in office use with some retail and temporary education uses. The City Temple church is currently used as a place of worship and has a suite of meeting rooms for hire. 6 The site is located within the Central Activities Zone. It is bound by several listed buildings, notably the viaduct’s Southwest Stair Pavilion (Grade II) immediately adjacent to Morley House and the Church of St Andrew Holborn (Grade I) that lies to the west of the site. The site is not located in a conservation area. The building also falls within the Protected Vistas from Assessment Points 4A.1 (Primrose Hill to St Paul’s Cathedral), 2A.1 (Parliament Hill to St Paul’s), 5A.2 (Greenwich Park to St Paul’s) and 6A.1 (Blackheath Point to St Paul’s). 7 Regarding transport, Holborn Viaduct is part of the Strategic Road Network (SRN) and Farringdon Street is part of the Transport for London Road Network (TLRN). It is also the route of the North-South Cycle Superhighway (CS6), which extends from Elephant and Castle to Stonecutter Street, approximately 150 metres to the south of the site. National rail (NR) services on Thameslink services are accessible from City Thameslink station 180 metres away. Chancery Lane London Underground (LU) station and Farringdon and Blackfriars LU and NR stations are also within reasonable walking distance. From 2018, Farringdon Station will be served by the Elizabeth Line. Eight bus services stop adjacent or close to the site, and a further 10 are within walking distance. As such, the site records a public transport access level (PTAL) of 6b, representing excellent access to public transport. There are three cycle hire docking stations within 150 metres of the site. page 2 Details of the proposal 8 Full planning and listed building consent is sought for the redevelopment of the site to deliver a part ground plus 9-storey and part ground plus 7-storey building for a hotel with 191 bedrooms to be operated by Shiva Hotels; and the change of use of the City Temple lower ground and mezzanine floors from non-residential institution to create additional floorspace at mezzanine level and provide 1,646 sq.m. of flexible office workspace, with associated new entrances, doors, canopies, plant and alterations to windows. The City Temple will continue to be used as a place of worship. Case history 9 A planning application for the demolition of 26-30 Holborn Viaduct (Morley House) and the erection of a part 9 and part 14-storey building for hotel (Class C1) use at levels 0-13 (226 bedrooms) (10,180 sq.m.) and retail/private leisure (Classes A3/D2) use (437 sq.m.) at levels 0-2 (GLA reference D&P/3257 and LPA reference.13/00747/FULMAJ) was submitted to the Council on 13 August 2013 and subsequently referred to the previous Mayor. Whilst the application was broadly acceptable in strategic planning terms, the application did not fully comply with some policies of the London Plan and the previous Mayor raised concerns over the relationship between the proposed development and the neighbouring listed buildings and the Goldman Sachs Headquarter building. This application was withdrawn on 16 December 2014 at the Corporation’s request following the sale of the building to enable the appointment of a new internationally renowned architect to address the earlier design issues. Strategic planning issues and relevant policies and guidance 10 The relevant issues and corresponding policies are as follows: • Central Activities Zone London Plan; CAZ SPG; • Offices London Plan; • Social infrastructure London Plan; Social Infrastructure SPG; • Urban design and heritage London Plan; Shaping Neighbourhoods: Character and Context SPG; Housing SPG; Shaping Neighbourhoods: Play and Informal Recreation SPG; Character and Context SPG; • Access London Plan; Accessible London: achieving an inclusive environment SPG; • Sustainable development London Plan; Sustainable Design and Construction SPG; Mayor’s Climate Change Adaptation Strategy; Mayor’s Climate Change Mitigation and Energy Strategy; Mayor’s Water Strategy; • Transport London Plan; Mayor’s Transport Strategy. 11 For the purposes of Section 38(6) of the Planning and Compulsory Purchase Act 2004, the development plan in force for the area is the City of London Local Plan (January 2015), and the 2016 London Plan (Consolidated with Alterations since 2011). 12 The National Planning Policy Framework (NPPF) and the National Planning Policy Guidance; the draft Mayor’s Transport Strategy; the draft City of London Corporation Local Plan Issues and Options: City Plan 2036 (September 2016); and, the City’s supplementary planning documents on Office Use (2015) and Protected Views (2012) are also material considerations. page 3 Principle of development 13 London Plan Policies 2.10 and 2.11 aim to sustain and enhance the City of London as the iconic core of a strategically important, globally-oriented financial and business centre. The policies look to sustain and manage the Central Activities Zone’s varied strategic functions, especially its attraction as one of the world’s leading visitor destinations. Policy 2.11 further affirms the Mayor’s commitment and stakeholders’ obligation to seek solutions to the constraints on office provision and other commercial development imposed by heritage designations, without compromising local environmental quality. Moreover, achieving 40,000 net additional hotel rooms by 2036 is an objective of the London Plan as stated in Policy 4.5 ‘London’s visitor infrastructure’, with the Central Activities Zone (CAZ) identified as one of the preferred locations for the provision of hotels. Locally, Policies CS1 and DM 11.3 of the City Core Strategy promote inward investment by encouraging developers and businesses to invest and locate in the City. The scheme will deliver 191 hotel bedrooms and 1,646 sq.m. of flexible workspace, and is therefore strongly supported. 14 The proposal will result in a net loss of 2,374 sq.m. of office space and 2,262 sq.m. of community use, comprised of 783 sq.m. of educational use from Morley House and 1,479 sq.m. of church use from City Temple. Whilst the London Plan does not specifically protect office uses, Policy 4.2 ‘Offices’ supports the rejuvenation of office stock within the Central Activities Zone (CAZ), and states that any losses of office space in the CAZ should be considered in the context of local policies and evidence.
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