Sampson House

SAMPSON HOUSE

PLANNING APPLICATION MAY 2018

ENVIRONMENTAL STATEMENT VOLUME II - TOWNSCAPE, CONSERVATION AND VISUAL IMPACT ASSESSMENT

SAMPSON HOUSE LIMITED TEAM

CLIENT STRUCTURE ENGINEER TOWNSCAPE CONSULTANT SAMPSON HOUSE LIMITED AKT II TAVERNOR CONSULTANCY

PLANNING CONSULTANT SERVICES ENGINEER VISUALISATION SERVICE DP9 SWECO MILLER HARE

PROJECT MANAGER FIRE ENGINEER ENVIRONMENTAL CONSULTANT GARDINER & THEOBALD JGA FIRE ENGINEERING TRIUM ENVIRONMENTAL CONSULTING

ARCHITECT FACADE ENGINEER PUBLIC RELATIONS PLP ARCHITECTURE / MAKE ARCHITECTS THORNTON TOMASETTI KANDA CONSULTING

DAYLIGHT & SUNLIGHT CONSULTANT LANDSCAPE ARCHITECTS GORDON INGRAM ASSOCIATES GILLESPIES

RESIDENTIAL AGENT TRANSPORT ENGINEER KNIGHT FRANK LLP WSP GROUP / CLEWLOW CONSULTING

AFFORDABLE HOUSING CONSULTANT ACCESS CONSULTANT DS2 JANE SIMPSON ACCESS

Miller Hare Limited Mappin House 4 Winsley Street London W1W 8HF

+44 20 7691 1000 [email protected] Sampson House Townscape, Conservation and Visual Impact Assessment May 2018

Contents

1 Introduction 3

2 Assessment Methodology and Significance Criteria 4

3 Planning Policy Context 9

4 Baseline Conditions 14

5 Visual Characteristics of the Proposed Development 27

3445_8410 | 2 May 2018 3:40 PM Contents (continued) 20 | Mermaid Events Centre – Puddle Dock | Alternative Position 122 Appendices 249 21 | Blackfriars Bridge: north end 126 A1 Millerhare’s technical notes on the Views 249 22 | Blackfriars Bridge: close to centre | Panorama 130 A2 View Locations 250 22N | Blackfriars Bridge: close to centre | Dusk | Panorama 134 A3 Model Overview 259 23 | Top of steps to Inner Temple Gardens. 138 A4 Details of schemes 260 24 | LVMF 16B.1 | The South Bank: Gabriel’s Wharf viewing platform – centre of north rail 142 A5 Accurate Visual Representations 262 25 | Embankment – at viewing plaque 146 A6 Methodology for the production of Accurate Visual Representations 264 25N | Embankment – at viewing plaque | Dusk 150 26 | LVMF 15B.1 | Waterloo Bridge: downstream – close to the Westminster Embankment 154 27 | LVMF 15B.2 | Waterloo Bridge: downstream – centre of the bridge 158 28 | LVMF 20B.1 | Victoria Embankment: between Waterloo and Hungerford Bridges – at Cleopatra’s Needle 162 29 | LVMF 17B.1 | Golden Jubilee/Hungerford Footbridges: downstream – crossing the Westminster bank 166 30 | LVMF 20A.1 | Victoria Embankment: between Westminster and Hungerford Bridges 170 31 | LVMF 18B.1 | Westminster Bridge: downstream – at the Westminster bank 174 32 | LVMF 19A.1 | Lambeth Bridge: downstream – at the centre of the bridge 178 33 | LVMF 19A.1 | Lambeth bridge | Panorama 182 34 | St George’s Circus 186 35 | Across Redcross Gardens 190 36 | Looking north along Blackfriars Road (just south of Ufford Street) 194 37 | Exton Street 198 38 | Sumner Street and Emerson Street – view to west 202 39 | Looking west along Southwark Street opposite Bankside 206 40 | Aquinas Street 210 41 | Stamford Street – west 214 42 | Southwark Street – near Great Suffolk Street 218 43 | Bear Lane and Great Suffolk Street 222 44 | Stamford Street – near King’s Reach – south pavement 226 45 | Stamford Street – junction with Rennie Street 230 46 | Upper Ground 234 47 | Blackfriars Bridge – south end – seating area 238 This report and all intellectual property rights in it and arising Townscape and Built Heritage Assessments 242 from it are the property of or are under licence to the Tavernor Consultancy Limited. Neither the whole nor any part of this 7 Residual Effects and Conclusions 246 report, nor any drawing, plan, other document or any information contained within it may be reproduced in any form References 248 without the prior written consent of the Tavernor Consultancy Limited. All material in which the intellectual property rights have been licensed to the Tavernor Consultancy Limited and such rights belong to third parties may not be published or reproduced at all in any form, and any request for consent to the use of such material for publication or reproduction should be made directly to the owner of the intellectual property rights therein.

2 Sampson House Townscape, Conservation and Visual Impact Assessment May 2018 1 Introduction

1.1 This Townscape, Conservation and Visual Impact Assessment (TCVIA) is for Sampson House (the ‘Proposed Development’). It forms Volume II of the Environmental Statement (ES). Sampson House previously formed part of a larger site, which included Ludgate House (now demolished), which is subject to extant permissions, 12/AP/3940, granted in 2014 and Section 73 application granted in November 2017. This current application is for the Sampson House site only. To the west, Ludgate House is now undergoing redevelopment in accordance with the S73 permission.

1.2 The purpose of the TCVIA is to assess the likely significant effects of the Proposed Development on the character and quality of the surrounding townscape, distant, mid- distance and local views and on the setting and significance of built heritage assets (both statutory and non-statutory designations) within and close to the Site. This TCVIA has been prepared by the Tavernor Consultancy Ltd (‘Tavernor Consultancy’), who also prepared the TCVIA for the extant permission and 2012 ES, and a subsequent S73. It is based on architectural drawings by PLP Architects and Make Architects, which form part of the application, and accurate visual representations by visualisation firm Miller Hare, which are included in the Views Assessment in Section 6 below.

1.3 The likely significant environmental effects of the Proposed Development are considered through the Views Assessment in section 6 of the TCVIA. This contains a comprehensive selection of views, agreed with the London Borough of Southwark Council (LB Southwark) through scoping for the 2012 ES: the view locations remain relevant for the current application and, apart from the need to update the photographs to include recent development, do not – in our professional opinion – require to be supplemented. The views are also set out in the EIA Scoping Report (Ref: 18/AP/0486) submitted in February 2018. Photographs of the views are overlaid with accurately surveyed, verified outline and detailed representations of the Proposed Development and outline representations of other developments submitted and consented that may have a cumulative impact in relation to the Proposed Development when built. Additionally, unverified illustrative view points within or close to the Site are included in the architects’ Design and Access Statement, which should be read in conjunction with this report.

1.4 In the concluding section of the TCVIA the residual effects of the Proposed Development and Combined Masterplan (Sampson and Ludgate House) have been compared with the residual effects of the 2012 ES.

May 2018 Townscape, Conservation and Visual Impact Assessment Sampson House 3 2 Assessment Methodology and Significance Criteria

Introduction in the View) (Ref 1-8); Conservation Area Designation, Impact Assessments for Cultural World Heritage Properties 2.14 When applying the EIA methodology described above, the Appraisal and Management: Historic England Advice (2011) (Ref 1-27) and the GLA WHS Settings SPG (Ref 1-26). rationale for judgements of existing sensitivity and magni- 2.1 This assessment has taken into account the existing physical Note 1 (2016) (Ref 1-3); Tall Buildings Historic England tude of effect, and of how they combine to inform a judge- fabric of the area, the character and settings of Conservation Advice Note 4 (2015) (Ref 1-9); and Conservation 2.9 The key guidance relevant specifically to assessing heritage ment of overall significance of effect, is explained in narrative Areas (within an approximate 500m radius of the Site) and Principles: Policies and Guidance (2008) (Ref 1-6); significance and impacts on heritage significance arising from descriptions of likely significant effects relating to each view, Listed Buildings (within an approximately 250m radius of the the Proposed Development are: heritage asset and townscape character area, and is catego- Site), along with any within the wider area where it is judged • ICOMOS, Guidance on Heritage Impact Assessments rised according to the levels of significance set out in Table that through their location or setting they may be sensitive for Cultural World Heritage Properties (2011) (Ref 1-27) • Conservation Area Designation, Appraisal and 2-1. It is not considered appropriate to the subject areas of to effects from the Proposed Development. The assessment and relevant WHS Management Plans; Management: Historic England Advice Note 1 (HE, townscape, heritage and views to tabulate that information has also taken into account the appropriateness of the Site 2016) (Ref 1-3) or to standardise a way of ‘adding up’ degrees of sensitivity for the Proposed Development and the character of the • National Planning Policy Framework (NPPF) (2012) (Ref and magnitude. That is due to the potential possible variants proposed design. 1-4) and Planning Practice Guidance (PPG) (initially • Conservation Principles: Policies and Guidance (HE, of sensitivity and magnitude and their potential to combine issued March 2014) (Ref 1-5); and 2008) (Ref 1-6) differently in different situations. This assessment has been 2.2 This assessment considers likely significant effects on the made in a narrative format and as clearly as possible, and is related subjects of townscape character, views and heritage: • GLA policy and guidance including, The London 2.10 Conservation Area Designation, Appraisal and Management: supported by classifications of effects made on a word scale Plan (2016) (Ref 1-10); London View Management Historic England Advice Note 1 (HE, 2016) (Ref 1-3) was (as set out in Table 2-1) that is “not overly complex”, as recom- • Assessment of likely townscape effects describes how the Framework Supplementary Planning Guidance (LVMF published to give guidance to Local Planning Authorities on mended in para 5.49 of the GLVIA (Ref 1-1) and HE Advice Proposed Development would affect the elements that SPG) (2012) (Ref 1-2); London World Heritage Sites – the designation and management of Conservation Areas. It Note 3 on Settings (Ref 1-8, p.10). make up the townscape, the aesthetic and perceptual Guidance on Settings (2012) (Ref 1-26); and Character describes the different types and factors of special interest aspects of the townscape and its distinctive character. and Context SPG (2014) (Ref 1-28). which lead to designation of an area. It defines key unlisted 2.15 The word scale set out in Table 2-1 is based on the guidance buildings that make an important contribution to the char- described above and the EIA methodology set out in ES • Assessment of likely visual effects describes how 2.5 The key guidance for views assessment is set out in the GLVIA acter of a conservation area as “positive contributors” and Volume 1, Chapter 2. These levels of significance comply protected and unprotected views in the local and wider (Ref 1-1), The Setting of Heritage Assets (Ref 1-8) and the sets out a checklist of twelve questions by which such build- with the guidance for assessment methodology set out in area would be affected by the Proposed Development. LVMF SPG (Ref 1-2). Taking these three key guidance docu- ings can be identified (page 16). the GLVIA and have been developed from the Tavernor ments in turn, the GLVIA provides advice on good practice Consultancy’s experience of more than a decade of town- • Assessment of likely heritage effects describes how the in relation to the requirements of the EIA Regulations and is 2.11 HE published Conservation Principles, Polices and Guidance scape and visual impact assessment on more than 450 significance and special character of listed buildings equally applicable to all forms of ‘landscape’, including urban (Ref 1-6) in 2008 to provide guidance on the assessment projects, many of them major schemes within central London, and conservation areas in the surrounding area might townscape. The methodology employed for this assessment is and management of heritage significance. It uses the term including public inquiries. It is applicable to townscape, visual be affected by changes to their settings caused by the based on approaches recommended in the GLVIA. However, ‘heritage value’ in place of ‘heritage interest’ when defining and heritage effects. Proposed Development. the guidance states that its methodology is not prescriptive significance. Conservation Principles sets out four categories in that it does not provide a detailed universal methodology of “heritage value” – “evidential, historical, aesthetic and 2.16 Any effect which is temporary (during construction) or is 2.3 For all aspects of this assessment – townscape, visual and that can be followed in every situation (Ref 1-1, para 1.20); communal” – which are similar but not identical to the four described as having ‘no impact’ or ‘negligible’ would not heritage – structured, informed and reasoned professional the assessment should be tailored to the particular circum- categories of heritage asset “interest” – or “significance” – set give rise to a significant effect. Any permanent effect which judgement has been used to take account of quantitative stances in each case with an approach that is in proportion to out in the NPPF. Conservation Principles is often used by HE is described as being of minor, moderate or major signifi- and qualitative factors, in accordance with the Guidelines for the scale of the project that is being assessed and the nature to compose Listed Building citations and to provide feedback cance (either beneficial, neutral or adverse) would give rise to Landscape and Visual Impact Assessment (GLVIA) (Ref 1-1, of its likely significant effects. The GLVIA recognises that on development schemes. It is also used by LPA Officers when a significant effect in line with the classification of levels of paras. 2.23-2.26). That judgement is based on a proportionate much of the assessment must rely on professional judgement reporting on development schemes. significance set out in Table 2-1. level of research and analysis of the baseline conditions and (Ref 1-1, paras. 2.23-2.26). the proposals, as set out in the NPPF. It is recognised that the 2.12 Elements of the advice contained in all these documents has character of London is one of contrasts, of historic and modern 2.6 The LVMF SPG (Ref 1-2) identifies and protects a number of been used to supplement the GLVIA-based methodology buildings, and that modern buildings of high design quality do strategic views within London and provides guidance on the used for this assessment, where appropriate. not necessarily harm the settings of historic assets. qualitative visual assessment of the designated views, which is also applicable to assessing the likely significant effects on EIA Methodology Key Guidance undesignated views within London more generally. 2.13 The methodology of this assessment of effects on town- 2.4 The key guidance for assessing the likely significant effects on 2.7 The Setting of Heritage Assets (Ref 1-8) advises on the scape, views and heritage draws on relevant aspects of the townscape, the settings of heritage assets and visual amenity management of change within the surroundings of heritage guidance identified in the preceding paragraphs and is also of a development is as follows: assets. It was recently (December 2017) updated to include based on a broad methodology set out for the 2012 ES (in ES guidance on the assessment of impacts on heritage assets in Volume 1, Chapter 2). The EIA methodology applies a core • IEMA & The Landscape Institute, Guidelines for views (replacing the former HE guidance Seeing the History in assessment process to a range of subject areas, including Landscape and Visual Impact Assessment (GLVIA) Third the View). It sets out a number of steps to be followed when townscape, views and heritage, in order to comply with the Edition (April 2013) (Ref 1-1); assessing potential effects on the significance of heritage EIA Regulations. In accordance with the EIA methodology, assets through changes to their setting. the likely significant effects of the Proposed Development • Historic England guidance including The Setting of have been assessed taking into account the sensitivity of the Heritage Assets: Historic Environment Good Practice 2.8 Specific guidance on the assessment of likely significant resource affected, the magnitude of the effect (or change) Advice in Planning Note 3 (2017) (which replaces the effects on WHSs is provided in ICOMOS,Guidance on Heritage and whether the effect is considered to be positive (benefi- 2015 version of the document and Seeing the History cial) or negative (adverse).

4 Sampson House Townscape, Conservation and Visual Impact Assessment May 2018 Table 2-1: Significance description 2.17 The assessment considers ‘the receptors’ or subjects of the negative or positive aspects if relevant, are identified. The Table 2-2: Table of existing townscape sensitivity Effect Significance assessment to be the townscape, built heritage and views, GLVIA sets out possible key aspects of valued landscapes Sensitivity No Where the proposed change would not be visible in relation rather than individuals or types of people. This methodology which are drawn on where relevant (Ref 1-1, Box 5.1). Value Criteria to change Impact to a view, townscape character or designated heritage asset follows the assessment approach set out in the LVMF SPG Exceptional Exceptionally strong townscape or landscape Very high and would not affect the interest or significance of the view, (Ref 1-2) and the HE Guidance Seeing History in the View 2.22 Prediction of the extent and severity of effects on TCAs structure, distinctive features and buildings townscape or designated heritage asset. (Ref 1-3), which are particularly relevant to the assessment depends on the sensitivity of the area to change. Townscape worthy of conservation, exhibiting unity, richness and harmony, no detracting features, and a Negligible Where the proposed change would be imperceptible to a casual of townscapes within London. It is not considered possible or sensitivity is assessed based on a variety of factors, including strong sense of place. Likely to be internationally observer in a view or would cause an imperceptible change to desirable to consider likely significant effects on individuals those aspects of the townscape which are valued (see GLVIA or nationally recognised, e.g. a WHS, a group of the character and quality of a view or townscape or would have (be they residents, workers or tourists). The authors of this Ref 1-1, Box 5.1) and those aspects which might be more Grade I Listed Buildings or a Grade I registered an imperceptible impact on the significance of a designated historic park or garden. heritage asset. report are specialist townscape and heritage consultants, vulnerable to change. The value of the townscape will, to appointed in order to provide an expert interpretation of likely some extent, reflect existing designations: areas of town- High Strong townscape structure, distinctive features High Major, Where the proposed change would form a major and and buildings worthy of conservation, strong adverse immediately apparent part of a view, townscape or setting of significant effects – on the quality, composition and character scape judged to be intact and in good condition, where sense of place, only occasional detracting a designated heritage asset that would substantially adversely of views for example – which forms the assessment and its scenic quality and sense of place is high and with many features. The townscape is likely to be of affect the character and quality of a view or townscape or the conclusions. This expert opinion has been formed through features worthy of conservation are likely to be designated importance at the county, borough or district level significance of a designated heritage asset. extensive experience in the field and knowledge of relevant Conservation Areas. However, that is not always the case and, and contain features of national importance, e.g. Moderate, Where the proposed change would form a recognisable new guidance and planning policy. as the GLVIA states, a highly valued or designated townscape a Grade II* or Grade II Registered historic park or adverse element within a view, townscape or setting of a designated area does not necessarily have a high sensitivity to change garden, a Conservation Area containing a high heritage asset that would cause a noticeable deterioration in 2.18 Whilst the key issues considered within this assessment – (Ref 1-1, para 5.46). For example, an area with a range of proportion of Listed Buildings. the character and quality of a view or townscape noticeable Good Recognisable townscape structure, some features Medium harm to the significance of a designated heritage asset. townscape, heritage and views – are closely inter-related, it building types might be more able to accommodate new can also aid clarity to make distinctions between them within forms and an area with large-scale buildings may be less sensi- and buildings worthy of conservation, some Minor, Where the proposed change would form a minor component the assessment. The following methodology and assessment tive to large-scale change. Areas with a high degree of enclo- detracting features, recognisable sense of place. adverse of a view, townscape or setting of a designated heritage May be a locally valued townscape, Conservation asset that would cause a slight deterioration in the view that distinguishes between these three issues whilst including sure or uniform character are generally less likely to be able to Area or contain groups of Grade II listed or might be missed by a casual observer or would cause a slight cross-references where relevant. accommodate change whatever their value. Furthermore, if locally Listed Buildings. adverse change to the character and quality of a townscape or the enclosure and uniformity of a townscape character was Ordinary Distinguishable townscape structure, some Low significance of a designated heritage asset. Townscape Assessment deemed to be a negative factor, change may be considered features and buildings worthy of conservation, Major, Where the proposed change would form a major and to be a positive factor. prominent detracting features. neutral immediately apparent part of a view, townscape or setting of 2.19 Townscape Character Areas (TCA) have been identified within Poor Weak or disjointed townscape structure, frequent Very low a designated heritage asset but would not affect the positive discordant and detracting features. characteristics and quality of a townscape or view, or the the local area around the Site, up to approximately 500m 2.23 As noted, factors of townscape sensitivity are complicated significance of a designated heritage asset. away, and form part of the baseline assessment in Section 4. and not strictly quantifiable, however classification of the Source: Developed by the Tavernor Consultancy based on GLVIA (Ref 1-1) Moderate, Where the proposed change would form a recognisable new Potential impacts on townscape in the wider area are consid- level of townscape sensitivity is generally accepted to be a neutral element within a view, townscape or setting of a designated ered within relevant views. Conservation Areas in a wider area useful tool for making the assessment process more trans- 2.24 Following consideration of the character and sensitivity of each heritage asset but would not affect the positive characteristics are described in in Section 4 because of the higher status and, parent. It should also be acknowledged that value is usually TCA within the baseline assessment in Section 4, the magni- and quality of a townscape or view, or the significance of a usually, sensitivity of those designated areas of townscape. the dominant factor in the discernment of townscape sensi- tude of change caused to each TCA is determined according designated heritage asset. tivity. Consequently, this assessment includes consideration to the degree of effect and, in particular, the proximity, scale Minor, Where the proposed change would form a minor component 2.20 The extent of each relevant TCA is identified and its character of townscape sensitivity according to the five categories and character of the Proposed Development. All these factors neutral of a view, townscape or setting of a designated heritage asset described in Section 4. It should be noted that townscape listed in Table 2-2. This word scale has been developed by the are considered together: a large scale development close to a but would not affect the positive characteristics and quality of a townscape or view, or the significance of a designated heritage character invariably forms part of a continuum and that the Tavernor Consultancy based on the various guidance docu- TCA which is in keeping with the character of the TCA may not asset. character area boundaries are not necessarily distinct. The ments available. It is used as a guide to inform consideration necessarily have a major effect. In accordance with the GLVIA setting of a TCA may be described (if relevant) in the assess- of the value and sensitivity of TCAs in the baseline assess- (Ref 1-1, para 5.49), judgements of magnitude of townscape Major, Where the proposed change would form a major and beneficial immediately apparent part of a view, townscape or setting of a ment. However, a TCA does not have the same status as a ment which follows in Section 4. change take account of the following: designated heritage asset and that would enhance the quality Conservation Area in planning policy and TCAs are usually a and character of a view or would improve the character and means of describing different areas of townscape character • the extent of change caused to existing townscape quality of a highly sensitive townscape or would enhance the which border or overlap each other, often with indistinct elements and the extent and manner of contribution significance of a designated heritage asset. boundaries and usually adjacent to different TCAs, so setting made by those elements to the existing townscape Moderate, Where the proposed change would form a recognisable new is not usually a relevant consideration. character; beneficial element within a view, townscape or setting of a designated heritage asset that would noticeably enhance the quality and character of the existing view or would improve the character 2.21 The TCAs identified in this assessment are distinguished and • the degree to which the aesthetic or perceptual aspects and quality of the townscape or enhance the significance of a described through consideration of a number of factors, of the townscape would be altered by the removal of designated heritage asset. including urban grain, building typologies, scale and mate- existing townscape elements or the addition of new Minor, Where the proposed change would form a minor component rials, arrangement of built form, types of spaces and land- ones; and beneficial of a view, townscape or setting of a designated heritage asset scape elements, types of streets or roads, trees or planting, that would slightly enhance the view or would cause a slight street furniture and signage, the quality and condition of the • whether the effect changes the key characteristics of the improvement to the character and quality of the townscape or built environment, the number, range and type of heritage townscape which are critical to its distinctive character. enhance the significance of a designated heritage asset. assets and their possible relationships, other relationships of Source: Developed by the Tavernor Consultancy based on GLVIA (Ref 1-1) built form through use, arrangement, scale or architecture. In addition to the scale of change, a judgment on magnitude The baseline character of each TCA is described in Section takes into account the geographical extent of the effects and 4 of this assessment and their key characteristics, and key their duration and reversibility.

May 2018 Townscape, Conservation and Visual Impact Assessment Sampson House 5 2.25 The magnitude of change is described in the assessment negative qualities of the townscape area, or where negative very high sensitivity due to their designated status. Aspects of significance of each heritage asset and to its sensitivity. Due relating to each TCA (and heritage asset and view). The and positive impacts were found to be in equal measure. value and sensitivity are considered where relevant in relation to the close relation of this judgment on magnitude to the magnitude of change is not quantified in this assessment to each heritage asset in the baseline assessment in Section 4 judgment on overall significance of effect, the magnitude of due to the close relation of a judgment on magnitude to a Built Heritage Assessment and assessment of effects in Section 6. Criteria for judging the the effect is not classified but is described in the assessment judgment on overall significance of effect. As noted in the sensitivity of heritage assets is identified at Table 2-3. narrative. The overall significance of effect is judged using the GLVIA paragraph 5.49 concerning judgments on magnitude, 2.28 There are no heritage assets on site. There are a number categories set out above in Table 2-1 and explained in the an understanding of the overall character of a landscape (or of Conservation Areas and Listed Buildings within the Table 2-3: Table of existing sensitivity of heritage assets assessment narrative provided in Section 6. townscape) and its key characteristics (and therefore value surrounding area, the settings of which may be affected by Sensitivity and sensitivities) contributes to a judgement on the magni- the Proposed Development. This assessment considers how Value Criteria to change Visual Assessment tude or scale of change. Therefore, the scale of impact is the potential effect on each heritage asset’s setting might Exceptional Likely to be internationally recognised or of the Very high ascertained partly by anticipating the likely significant effects affect its heritage significance. highest national grade e.g. a WHS, Grade I Listed 2.34 The views assessed in this Volume were selected in consulta- of the impact (how much the Proposed Development is likely Building or a Grade I registered historic park or tion with LB Southwark for the 2012 ES: the view locations garden. Distinctive features such as a skyline to affect the character of the townscape and how it does so, 2.29 The existing character, significance and setting of all poten- remain relevant for the current planning application for silhouette, or particular uniformity or consistency whatever the degree of physical change that is caused). In tially affected heritage assets in the locality of the Site are of character, or delicacy of scale or design detail Sampson House and, apart from the need to update the the subject area of townscape (and views and heritage) the set out in Section 4 of this report. Designated heritage assets might also result in a very high level of sensitivity photographs to include recent development, do not – in our “distinctive character” of an area is bound up with its value further away from the Site and undesignated heritage assets to change for a Grade II or II* listed building or professional opinion – require to be supplemented. 47 views and sensitivity, so that a judgment on magnitude of change are described, where appropriate, in the description of the registered historic park or garden or Conservation have been included for assessment. 10 views are included Area. A particularly important and positive is not easily distinguished from a judgment on the level of the relevant Conservation Area, TCA or baseline view. in an appendix in modelled format to show that they have relationship to the existing setting could also significance of that change. Therefore, the approach taken in result in a very high level of sensitivity to change. been tested and that the Proposed Development would not this assessment is to describe the interplay of these factors 2.30 The heritage significance of relevant heritage assets is deter- be seen in them. The views are relevant designated views and High The structure or space is likely to be of national High where relevant within the body of the narrative assessment. mined with reference to guidance on listing building selec- importance, e.g. a Grade II* or Grade II registered a selection of representative views from publicly accessible tion and conservation area designation (primarily, Principles historic park or garden or Conservation Area. All locations around the Site. Public views are generally attrib- 2.26 Judgement on the significance of the likely overall effect on of Selection for Listed Buildings (DCMS, March 2010) (Ref such designated heritage assets are considered uted greater value than views from private property because each TCA (and heritage asset and view) is based on consid- 1-7), and Conservation Area Designation, Appraisal and to be of high sensitivity to change regardless of they are experienced by a greater number of people and can the character and quality of their existing setting. eration of both the sensitivity of the TCA and the magni- Management: Historic England Advice Note 1 (HE, 2016) be more accurately assessed with surveyed viewing points. All Particularly distinctive or fine design features tude of change, as described above. This consideration is set (Ref 1-3). It is also made with reference to the four heritage and/or an important and positive relationship views have therefore been taken from publicly accessible land. out in the assessment relating to each TCA, heritage asset values (evidential value, historic value, communal value and to the existing setting might also result in an The likely visual effects on views from inside buildings that are and view. A matrix of the order “x sensitivity = x magnitude aesthetic value) and sub-values defined in the HE Guidance, undesignated heritage asset having a high level not publicly accessible or from private gardens have not been = x effect” is not supplied due to the range and nuances of Conservation Principles (2008, Ref 1-6), which sets out an of sensitivity to change. considered in this assessment, as is standard practice. The factors under consideration and in order to recognise the approach to assessing heritage value and significance and Good The structure or space might be an unlisted Medium views selected allow a methodical 360-degree view analysis of fact that the judgment is generalised and subjective and managing change within the historic environment. This building of note within a conservation area, near, middle and distant views of the Proposed Development. a locally listed building or other building cannot be objectively calculated. This professional judge- assessment is also based on HE Advice Note 3 (Ref 1-8), recognised by the Local Planning Authority as ment is carefully made in relation to the unique constraints which describes how setting can partly inform or detract from having dome degree of heritage value. It is also 2.35 The Proposed Development would appear in a number of of the site and its context and the nature of the Proposed the significance of a heritage asset. likely to have a positive relationship to some views designated in the LVMF SPG. It would also be visible in Development. The rationale for assessments of significance aspects of its setting. some views designated by LB Southwark. Where it would be of effect is based on the categories set out in Table 2-1 and is 2.31 Understanding the sensitivity of a heritage asset and its Ordinary The structure or space might be an unlisted Low visible, the view appears in the main body of the assessment explained in the assessment narrative. setting to change is also important to predicting the likely building of note within a conservation area, a in Section 6. Where invisible, the tested views are included in extent and severity of effects on the asset’s significance. As locally listed building or other building recognised an appendix. by the Local Planning Authority as having dome 2.27 As set out in Table 2-1 – which relates to the assessment of noted in relation to TCAs above, not all heritage assets or their degree of heritage value. If situated within an TCAs, heritage assets and views – the significance of likely settings have the same capacity to accommodate change, ordinary or poor quality existing townscape or 2.36 The baseline characteristics of each view, including the attrib- effects on TCAs has been categorised. Where negligible or no whatever their designation status. This capacity for change landscape, it is likely to have a reduced sensitivity utes described in the GLVIA (Ref 1-1, para 6.24) and the LVMF effect, the Proposed Development has been deemed likely to will depend on the character of the existing building and its to change. SPG (Ref 1-2, p.8), and the contributions of the townscape cause little or no change to the townscape quality. For effects setting, how intact or uniform it is for example. Some aspects Source: Developed by the Tavernor Consultancy based on GLVIA (Ref 1-1) character and heritage assets to the view (as considered judged to be minor, moderate or major, the significance of of the setting contribute more than others to the significance above) are described in the text relating to each Existing View that effect has been further categorised as beneficial, adverse of the asset and therefore there may be variation across the 2.33 Consideration of the likely significant effects of the Proposed in Section 6. The detailed attributes listed in para 6.24 of the or neutral. Adverse effects are those that detract from the setting in its capacity to accommodate change. In accord- Development on above ground designated heritage assets GLVIA (Ref 1-1) are drawn on and referred to where relevant value of the townscape. This may be through a reduction ance with the NPPF’s requirement for a proportionate assess- is informed by national policy set out in the NPPF (Ref 1-4) within the assessment of each view. in, or disruption of, valuable characterising components or ment, the baseline assessment considers each asset in turn and related PPG (Ref 1-5), as described above at para- patterns. Beneficial effects are those that contribute to the and focuses on “those elements of the setting that make a graphs 2.1-2.11. The NPPF requires an assessment of effects 2.37 The sensitivity to change and the level of value attached value of the townscape. This may be through the introduction positive contribution to or better reveal the significance of the on heritage assets that is in proportion to the likely level of to each view are noted in relation to each Existing View in of new, positive attributes; for example, through improved asset” (Ref 1-1, para 137). effects and that distinguishes between levels of likely harm Section 6 where appropriate. Sensitivity to change within a legibility or setting. Where the effect is minor, moderate or only (substantial harm or less than substantial harm). In view stems from its composition, the value and character of substantial, good design may reduce or remove potential 2.32 The sensitivity of a heritage asset to change is closely related this assessment, the terms of the NPPF are deployed along- the townscape and heritage assets in view (see paragraphs harm or provide enhancement, and design quality may be the to its value. Designated heritage assets all hold some degree side those of the EIA methodology set out in ES Volume 1 above) and the value of the view itself (whether of historical main consideration in determining the balance of harm and of sensitivity and the higher the grade, the more likely it will be Main Text: Chapter 2. As for TCAs, the magnitude of impact or social importance or protected through planning policy). benefit. Neutral effects are where the Proposed Development more sensitive to change. In this methodology, all listed build- on each heritage asset is considered in relation to the scale, The sensitivity of each view has been considered based on would have no impact, maintaining existing positive and ings and conservation areas are considered to be of high or geographic, permanence and reversibility of effect on the the following criteria (based on GLVIA (Ref 1-1), para 6.24,

6 Sampson House Townscape, Conservation and Visual Impact Assessment May 2018 LVMF SPG (Ref 1-2) p.8 and The Setting of Heritage Assets Table 2-5: Table of existing view sensitivity or render added to show One Blackfriars as it will be their design proposals before the Tavernor Consultancy have (Ref 1-8): Sensitivity completed; assessed them. Value Criteria to change • The relative numbers of people likely to be affected; Exceptional A view which contains exceptionally strong Very high 2. Proposed Sampson House – the Baseline view with the 2.42 In accordance with the GLVIA (para 6.39), judgements on townscape or landscape structure, distinctive Development inserted with a blue wireline of render; the magnitude of impact on the views take account of the • The composition and characteristics of the view, features and buildings worthy of conservation, following: exhibiting unity, richness and harmony, no including the nature and extent of the skyline, distinc- 3. Proposed Combined Masterplan (Sampson and detracting features, and a strong sense of place. tiveness or characteristic qualities, elements of aesthetic The view is likely to be well composed and the Ludgate House) – the Proposed view with Ludgate • “The scale of the change in the view with respect to the or cultural importance including the contribution made best (or only) place to appreciate internationally House inserted with a green wireline or render; and loss or addition of features in the view and changes in by any key features or designated heritage assets visible; or nationally recognised buildings (e.g. a WHS, its composition, including the proportion of the view a group of Grade I Listed Buildings or a Grade I 4. Cumulative – the Proposed view, with consented occupied by the proposed development; • Elements that contribute to or detract from the char- registered historic park or garden). Likely to be schemes inserted as orange wirelines and the consented a view designated at London wide level and of acter and quality of the view; notable historic and/or social importance. 18 Blackfriars scheme rendered in some views. • The degree of contrast or integration of any new features or changes in the landscape with the existing High A view which contains strong townscape High • Elements which interrupt, filter or otherwise influence structure, distinctive features and buildings Baseline or remaining landscape elements and characteristics in the view; worthy of conservation, strong sense of place, terms of form, scale and mass, line, height, colour and only occasional detracting features. The 2.40 The photographs for the views were taken across several texture; • Conditions relevant to the assessment of the view townscape in view and/or around the viewpoint years, between 2016 and early 2018, and include recent including the effect of atmospheric conditions, distance, is likely to be of importance at the county, development: see MillerHare Appendix A1. The views there- • The nature of the view of the proposed development, in borough or district level and contain features of weather, seasonal change, temporary building works national importance, e.g. a Grade II* or Grade II fore take account of seasonal changes and the construction terms of the relative amount of time over which it will and night time appearance; and Registered historic park or garden, a Conservation and part-construction of significant, large-scale developments be experienced and whether views will be full, partial or Area containing a high proportion of Listed in the close area around the Site. Ludgate House is regarded glimpses” with the existing townscape character of the • The contributions heritage assets make to a view Buildings. Likely to be a view designated at as a cleared site in the Baseline views (it either appears under view; and including: London or borough wide level with historic and/or scaffolding in a state of demolition or has been removed, social importance. depending on the date of the photograph). As One Blackfriars In addition to the scale of change, a judgment on magnitude • Their designation or importance in a local context; Good A view which contains recognisable townscape Medium is nearing completion (and is likely to be complete by the time takes into account the geographical extent of the effects and structure, some features and buildings worthy of conservation, some detracting features, the planning application is determined), and the views have their duration and reversibility. • The degree to which their heritage significance can be recognisable sense of place. The view may be to been taken over a period of months, it has been represented appreciated from the viewing position selected; or from a locally valued townscape, Conservation in the existing views either with a yellow wireline or – when 2.43 The magnitude of change is described in the assessment Area or contain groups of Grade II listed or locally the Proposed Development as rendered – as a completed relating to each Proposed View. As for TCAs and built heritage, • Whether this may be the best (or only) place to view the Listed Buildings. It may be a view designated render. The assessment describes how likely significant effects the magnitude of change is not quantified in this assessment locally or within a Conservation Area appraisal. historic significance of the heritage asset; would vary with seasonal change and changes in atmos- due to the close relation of a judgment on magnitude to a Ordinary A view to distinguishable townscape structure Low pheric conditions where applicable. Views are often kinetic, judgment on overall significance of effect. The distinctive with some features and buildings worthy • Whether their significance is enhanced or diminished as of conservation. There may be prominent therefore where appropriate, consideration and explanation character and nature of each view is bound up with its value a result of being seen in combination with other heritage detracting features in view. The view is unlikely of how a view may change as the observer moves around and sensitivity, so that a judgment on magnitude of change assets in the view. to be designated but will be from a publicly the viewing position is included in the assessment of views is not easily distinguished from a judgment on the level of the frequented point selected to enable assessment in Section 6. significance of that change. Therefore, the approach taken in of the scheme in the round and to understand 2.38 The sensitivity and value of each view is usually related and this assessment is to describe the interplay of these factors the likely extent of its visibility and its impact on this relationship is set out in Table 2-5 below. The terms of the townscape and general visual amenity. Proposed Sampson House where relevant within the body of the narrative assessment. Table 2-5 relate to those of Table 2-2 (Table of existing town- The overall significance of effect is judged using the catego- Poor A view to weak or disjointed townscape structure, Very low scape sensitivity) and Table 2-3 (Table of existing sensitivity frequent discordant and detracting features. The 2.41 The Proposed Development has been shown with either ries set out above in Table 2-1 and explained in the assess- of heritage assets), since townscape and heritage form an view is not designated but will be from a publicly a blue wireline outline, or rendered where the Proposed ment narrative provided in Section 6. integral part of all selected views. Due to the inter-relation frequented point selected to enable assessment Development is particularly visible (though not every promi- of subject matter, classification of each view – which may of the scheme in the round and to understand nent view is rendered where its possible to deduce the Proposed Combined Masterplan contain a mixture of sensitive and non-sensitive aspects – is the likely extent of its visibility and its impact on likely overall effect of the completed development from the townscape and general visual amenity. not always considered to be helpful. Issues of sensitivity and similar views in the sequence of views). Where the Proposed 2.44 The third view in the sequence is the same as the Proposed value, as described in paragraph 2.37 and Table 2-5 below, Source: Developed by the Tavernor Consultancy based on GLVIA (Ref 1-1) Development would not be visible, its position relative to the view – including the Proposed Development (blue wireline or are instead considered in the narrative assessment relating existing view is indicated with a dotted blue outline. As in the render), 1 Blackfriars completed and the consented scheme to each view. Baseline view, Ludgate House is shown as a cleared site (or on the Ludgate House site inserted with a green line or render. 2.39 In order to assess the full range of likely significant visual under demolition) and One Blackfriars is shown as completed. effects of the Proposed Development, four separate verified The methodology employed by the visualisation firm Miller Cumulative Assessment images have been prepared from each viewing location Hare to create the verified views is provided in Appendix B. selected: The Visual Assessment in Section 6 of this Volume is based 2.45 The assessment of likely significant effects on the townscape, on the images prepared by Miller Hare which are, in turn, built heritage and views all place the Proposed Development 1. Baseline – the view as it exists currently, including based on the computer-generated model of the Proposed in its emerging urban context and in relation to other Ludgate House removed and with a yellow wireline Development prepared by the architects, who have confirmed consented schemes in addition to the Combined Masterplan. the accuracy of the Miller Hare visualisations in relation to

May 2018 Townscape, Conservation and Visual Impact Assessment Sampson House 7 2.46 The cumulative assessment includes consented schemes in with the new construction works being sought for approval the local and wider area that are likely to have a perceptible beginning in 2020 (year 04). Ludgate House is due to be effect on the townscape, heritage and views in conjunction completed and fully operational by mid-2022, and Sampson with the Proposed Development. These cumulative develop- House by the end of 2023. ments are listed in Appendix A4 below, where their locations and massing is also indicated.

2.47 In relation to townscape and heritage assets, the likely cumulative effects of the Proposed Development in conjunction with other relevant consented schemes are considered within the assessment narrative. In relation to the views, a cumulative version of each view is provided to show the likely effect, which is accompanied by a textual assessment. The consented schemes are indicated with an orange wireline in the Cumulative View. A visual aerial view and key is provided at the end of the TCVIA which locates and names each scheme and shows the form of its massing. Schemes are not labelled within the views themselves to avoid potential confu- sion, due to the large number of the schemes pictured, and to avoid possible deterioration of the reader’s appreciation of the composition and appearance of the view.

2.48 The cumulative assessment is an assessment of the likely combined effect of the cumulative schemes in combination with the Proposed Development. It assumes that all the cumulative schemes are of high quality as they have all been through the planning process and have gained consent or a resolution to grant consent or are under construction, as indicated in Table 2-5.

Construction Assessment

2.49 Construction effects are considered within this assessment to a much lesser degree than the effects of the final operational Development. However, the level of detail provided is considered to be proportionate to the duration of the likely significant effects and their temporary nature. Assessment of construction effects is also considered to have limited validity due to the varied nature of the effects (construction works change on a day to day basis) which make visual depiction inappropriate and assessment overly generalised. Considerably greater weight is therefore attached to the effects of the completed Development.

2.50 Given the scale and size of the Proposed Development, it is anticipated that the construction would take approximately 3 years and 8 months. For the purposes of the ES, it has been assumed that the construction works would commence in early 2020. The Proposed Development is due to be completed and fully operational by the end of 2023.

2.51 Given the scale and size of the two sites, it is anticipated that the demolition / construction of the Combined Masterplan would take approximately 8 years. Works to the Ludgate House site area began in 2017, and it is anticipated that demolition works to the Sampson House site area would begin in mid 2018 (approved under the extant permission)

8 Sampson House Townscape, Conservation and Visual Impact Assessment May 2018 3 Planning Policy Context

National Planning Policy and Guidance setting” (p. 56). The significance of relevant heritage assets is 3.11 The following assessment has been formed to accord with • be attractive; and described in Section 4. these policies. The relevant records have been consulted as National Planning Policy Framework (NPPF) (March 2012) part of the design process and the significance of poten- • encourage ease of movement. (Ref. 1-4) 3.7 When determining applications, the NPPF requires Local tially affected heritage assets has been assessed in propor- 3.1 A National Planning Policy Framework (NPPF) was introduced Planning Authorities to account for: tion to the potential impacts of the proposals. The Site does 3.15 The PPG on Conserving and Enhancing the Historic in March 2012 and sets out the Government’s overarching not contain any Listed Buildings and is not situated within Environment supports Section 12 of the NPPF. Heritage assets planning policies on the delivery of sustainable develop- • “the desirability of sustaining and enhancing the signifi- a Conservation Area. However, there are Listed Buildings may be affected by direct physical change or by change in ment through the planning system. It replaces the previous cance of heritage assets and putting them to viable adjacent and close to the Site and there are also Listed their setting. Being able to properly assess the nature, extent Planning Policy Statements (PPS) and remains current: a Draft uses consistent with their conservation; Buildings and Conservation Areas in the wider surrounding and importance of the significance of a heritage asset, and revised NPPF is currently out for consultation until May 2018. area. Opportunities to enhance or preserve positive aspects the contribution of its setting, is very important to under- • The positive contribution that conservation of heritage of the setting of heritage assets has informed the design standing the potential effect and acceptability of develop- 3.2 The NPPF identifies three dimensions to sustainable devel- assets can make to sustainable communities including process and any potential harm has been weighed against ment proposals. Significance derives not only from a heritage opment: economic, social and environmental (paragraph 7). their economic vitality; and other heritage and public benefits brought by the Proposed asset’s physical presence, but also from its setting. Therefore, It notes the key role of planning in the creation of sustain- Development. An assessment of the likely significant effects a thorough assessment of the effect on setting needs to take able communities: communities that will stand the test • The desirability of new development making a positive of the Proposed Development on the setting of relevant into account, and be proportionate to, the significance of the of time, where people want to live, and which will enable contribution to local character and distinctiveness.” heritage assets is undertaken within the Visual Assessment in heritage asset under consideration and the degree to which people to meet their aspirations and potential. It identi- (paragraph 131). Section 6 below. proposed changes enhance or detract from that significance fies “a presumption in favour of sustainable development, and the ability to appreciate it. which should be seen as a golden thread running through 3.8 When assessing potential impacts, “great weight should be Planning Practice Guidance (PPG) (March 2014) (Ref 1-5) both plan making and decision taking” (paragraph 14). This given to the asset’s conservation. The more important the 3.12 The PPG is an online resource providing guidance on imple- 3.16 In considering assessment of substantial harm, Paragraph presumption entails “seeking positive improvements in the asset, the greater the weight should be. Significance can be menting the policies of the NPPF (Ref 1-4). The web resource 017 of the guidance states: “In general terms, substantial quality of the built, natural and historic environment, a well harmed or lost through alteration or destruction of the heritage replaces various guidance documents, including By Design harm is a high test, so it may not arise in many cases. For as in people’s quality of life” (paragraph 9). Planning policies asset or development within its setting” (paragraph 132). The (2000) and the Circular on the Protection of World Heritage example, in determining whether works to a listed building should promote high quality inclusive design in the layout substantial harm or loss of significance to Grade I and II* Sites (Circular 07/2009). There are two sections of the PPG constitute substantial harm, an important consideration of new developments and individual buildings in terms of Listed Buildings and WHSs should be wholly exceptional. that are of particular relevance to this assessment: would be whether the adverse impact seriously affects a key function and impact, not just for the short term but also over element of its special architectural or historic interest. It is the lifetime of the development. 3.9 Less than substantial harm “should be weighed against the • Design; and the degree of harm to the asset’s significance rather than public benefits of the proposal” (paragraph 134). Substantial the scale of the development that is to be assessed. The 3.3 Policy and guidance relating to conservation and enhance- harm to significance will be permitted only when the harm • Conserving and enhancing the historic environment. harm may arise from works to the asset or from development of the historic environment is set out in Chapter 12 of enables the development to provide “substantial public ment within its setting. While the impact of total destruction the NPPF. benefits that outweigh that harm or loss” or when all of the 3.13 The PPG on Design, which supports section 7 of the NPPF, is obvious, partial destruction is likely to have a considerable following criteria are met: states that local planning authorities are required to take impact but, depending on the circumstances, it may still be 3.4 The NPPF sets out the Government’s overarching planning design into consideration and should give great weight to less than substantial harm or conceivably not harmful at all, policies put in place to conserve the historic environment • “the nature of the heritage asset prevents all reasonable outstanding or innovative designs which help to raise the for example, when removing later inappropriate additions and its heritage assets so that they may be enjoyed by future uses of the site; and standard of design more generally in the area: “Planning to historic buildings which harm their significance. Similarly, generations. It gives guidance relating to designated heritage permission should not be refused for buildings and infrastruc- works that are moderate or minor in scale are likely to cause assets – listed buildings, conservation areas, World Heritage • no viable use of the heritage asset itself can be found in ture that promote high levels of sustainability because of less than substantial harm or no harm at all. However, even Sites (WHS) and Parks and Gardens – and undesignated the medium term through appropriate marketing that concerns about incompatibility with an existing townscape, if minor works have the potential to cause substantial harm.” heritage assets, buildings positively identified as having a will enable its conservation; and those concerns have been mitigated by good design (unless degree of heritage significance meriting consideration during the concern relates to a designated heritage asset and the 3.17 Considering potential harm in relation to Conservation Areas, the planning process. • conservation by grant-funding or some form of chari- impact would cause material harm to the asset or its setting Paragraph 018 of the guidance states: “An unlisted building table or public ownership is demonstrably not possible; which is not outweighed by the proposal’s economic, social that makes a positive contribution to a conservation area is 3.5 In order to assess the nature and degree of potential effects and and environmental benefits” (para 004). individually of lesser importance than a listed building (para- on the significance of heritage assets, the NPPF requires“an graph 132 of the National Planning Policy Framework). If the applicant to describe the significance of any heritage assets • the harm or loss is outweighed by the benefit of bringing 3.14 The guidance states (para 015) that new or changing places building is important or integral to the character or appear- affected, including any contribution made by their setting. the site back into use.” should have the following qualities commonly exhibited by ance of the conservation area then its demolition is more The level of detail should be proportionate to the assets’ successful, well-designed places: likely to amount to substantial harm to the conservation importance and no more than is sufficient to understand the 3.10 When considering proposals for development within a conser- area, engaging the tests in paragraph 133 of the National potential impact of the proposal on their significance” (para- vation area, World Heritage Site or setting of a heritage asset, • be functional; Planning Policy Framework. However, the justification for its graph 128). Local Planning Authorities are required to seek opportunities demolition will still be proportionate to the relative signifi- for enhancement and to treat favourably proposals which • support mixed uses and tenures; cance of the building and its contribution to the significance 3.6 As the Glossary (Annex 2) defines it, ‘significance’ is“the value “preserve those elements of the setting that make a positive of the conservation area as a whole.” of a heritage asset to this and future generations because contribution to or better reveal the significance of the asset” • include successful public spaces; of its heritage interest. That interest may be archaeological, (paragraph 137). Additional guidance is given in relation to Tall Buildings: Historic England Advice Note 4 (December architectural, artistic or historic. Significance derives not only changes in settings in in the Historic England publication: The • be adaptable and resilient; 2015) (Ref 1-9) from a heritage asset’s physical presence, but also from its Setting of Heritage Assets (Ref. 1-8). 3.18 This guidance supersedes Guidance on Tall Buildings • have a distinctive character; published by CABE (now Design Council CABE) and English

May 2018 Townscape, Conservation and Visual Impact Assessment Sampson House 9 Heritage (now Historic England) in 2007. Historic England’s h. Impact on cityscape and distant views in July 2011. Minor amendments were made to the Plan g. Contribute to improving the permeability of the site and advice “focuses on how the value of heritage assets may be in October 2013 and further alterations were published in wider area, where possible; affected, and how the heritage conservation objectives within i. Impact on the skyline”. March 2015 and March 2016. The London Plan is the overall legislation and national policy can best be achieved” (p 1). strategic plan for London, which sets out the economic, envi- h. Incorporate publicly accessible areas on the upper floors, This document provides guidance on the assessment of the 3.21 Point F of the application checklist provided on page 8 states ronmental, transport and social framework for development. where appropriate; and potential effects of tall buildings on the historic environment. that tall building proposals must satisfy “the following design A Draft new London Plan is likely to be published later in While it recognises that “Towns and cities evolve, as do their criteria: 2018 to cover the next 20-25 years of London’s development. i. Make a significant contribution to local regeneration. skylines […]. In the right place well-designed tall buildings The current Plan continues the GLA’s support of high quality can make a positive contribution to urban life” […]. It also • Architectural quality design which relates successfully to its context. The London 3.28 Policy 7.8C states that “Development affecting heritage notes that “if the building is not in the right place and well Plan contains policies that must be considered in relation to assets and their settings should conserve their significance, designed a tall building, by virtue of its size and widespread • Sustainable design and construction the Development, these are outlined below. by being sympathetic to their form, scale, materials and archi- visibility, can also seriously harm the qualities that people tectural detail” (Ref 1-10, p. 219). Paragraph 7.30 expands on value about a place […]. One of the principal failings in the • Credibility of the design 3.26 Chapter 7 focuses on policies relating to the built environ- this Policy 7.8, stating that: design of certain tall buildings was a lack of understanding ment, both the historic built environment and new develop- of the nature of the area around them, and the impact they • Contribution to public space and facilities ment. Of particular relevance to the Proposed Development “Heritage assets such as conservation areas make a would have on both specific features of the historic environ- are Policy 7.1 on Lifetime neighbourhoods, Policy 7, which significant contribution to local character and should ment and its general character.” (p.2) • Consideration of the impact on the local environment promotes the highest standards of accessible and inclusive be protected from inappropriate development that is (and particularly at ground level) design, Policies 7.4 and 7.5, which protect local character and not sympathetic in terms of scale, materials, details and 3.19 Paragraph 4.5 of Advice Note 4 states that “a high quality public realm, Policy 7.6, which makes provision for the highest form. Development that affects the setting of heritage scheme will have a positive relationship with: • Provision of a well-designed inclusive environment”. architectural quality (7.6Ba) and requires that architecture assets should be of the highest quality of architecture should make a positive contribution to the city (7.6A) and and design, and respond positively to local context and a. Topography 3.22 The Proposed Development includes tall buildings and the Policies 7.8 to 7.10 relating to the historic environment. character.” criteria identified in this guidance has informed consideration b. Character of place of design iterations of the Proposed Development as well as 3.27 Policy 7.7, on the location and design of tall and large build- 3.29 Policy 7.10 World Heritage Sites requires that “Development the assessment to follow. ings, emphasises that tall and large buildings should not have should not cause adverse impacts on World Heritage Sites c. Heritage assets and their settings an unacceptably harmful effect on their surroundings and or their settings (including any buffer zone). In particular, it The Setting of Heritage Assets: Historic Environment Good should not adversely affect local or strategic views. Urban should not compromise a viewer’s ability to appreciate its d. Height and scale of development (immediate, interme- Practice Advice in Planning Note 3 (December 2017) (Ref design analysis should demonstrate that the proposal is part Outstanding Universal Value, integrity, authenticity or signifi- diate and town – or city-wide) 1-8) of a strategy that will meet the criteria below: cance” (7.10B). 3.23 The Setting of Heritage Assets is a guidance document e. Urban grain and streetscape published by Historic England in 2017. It supersedes the a. Generally be limited to sites in the Central Activity Zone, 3.30 Policy 7.11 and 7.12 acknowledge the London View previous Historic England Guidance publications, The Setting opportunity areas, areas of intensification or town Management Framework Supplementary Planning Guidance f. Open spaces of Heritage Assets, published in October 2011 and March centres that have good access to public transport; (LVMF SPG) (Ref 1-2) and the requirement that any devel- 2015. It condenses that document and updates it to relate to opment must be considered against the list of designated g. Rivers and waterways the terminology and objectives of the NPPF. It identifies the b. Only be considered in areas whose character would not strategic views to assess the level of effect the development ways in which the setting of a heritage asset can contribute to be affected adversely by the scale, mass or bulk of a tall would have on these views. The LVMF SPG is outlined in h. Important views including prospects and panoramas its significance and sets out means of assessing the impacts or large building; greater detail below. of a development on the setting of a heritage asset. i. The impact on the skyline.” c. Relate well to the form, proportion, composition, scale London View Management Framework Supplementary 3.24 The HE Guidance advises on the management of change and character of surrounding buildings, urban grain and Planning Guidance (LVMF SPG) (March 2012) (Ref. 1-2) 3.20 Key aspects of the development identified for consideration within the surroundings of heritage assets. It sets out the steps public realm (including landscape features), particularly 3.31 The London View Management Framework SPG (LVMF SPG) in an assessment are listed at paragraph 4.8: to be followed when assessing potential effects on the signifi- at street level; was created to provide additional clarity and detail to the cance of heritage assets through changes to their setting. sections of The London Plan that deal with management of “a. Scale Elements of the advice contained in this document have been d. Individually, or as a group, improve the legibility of an important London views. The LVMF SPG includes 27 desig- used to supplement the GLVIA-based methodology used for area by emphasising a point of civic or visual signifi- nated views identified in the LVMF SPG under the categories b. Form and massing this assessment where appropriate. The narrative set out in cance, where appropriate, and enhance the skyline and ‘London Panoramas’, ‘River Prospects’, ‘Townscape Views’ and the HE Guidance informs the way in which visual impacts on image of London; ‘Linear Views’. The LVMF SPG requires that each view desig- c. Proportion and silhouette heritage assets are assessed in the views and in relation to nated within the LVMF SPG that could be affected by devel- each relevant heritage asset in the TCVIA. e. Incorporate the highest standards of architecture and opment proposals should be accompanied by analysis that d. Facing materials materials, including sustainable design and construction explains, evaluates and justifies any visual effect on that view Regional Planning Policy and Guidance practices; and demonstrates that the proposal is consistent with the e. Detailed surface design relevant London Plan policies in accordance with section 3 of The London Plan: Spatial Development Strategy for Greater f. Have ground floor activities that provide a positive rela- the SPG. f. Relationship to other structures London: Consolidated with Alterations since 2011 (March tionship to the surrounding streets; 2016) (Ref 1-10) 3.32 The Proposed Development will affect a number of views g. Impact on streetscape and near views 3.25 The London Plan: Spatial Development Strategy for Greater designated in the LVMF SPG. These are identified and London was adopted by the Greater London Authority (GLA) assessed in the views assessment in Section 6.

10 Sampson House Townscape, Conservation and Visual Impact Assessment May 2018 London’s World Heritage Sites (WHS) – Guidance on Settings places aims to conserve and enhance Southwark’s heritage achieve in order to enhance the built environment and “to iii. The setting of the Conservation Area; or SPG (2012) (Ref 1-26) assets and the wider historic environment. The Site is on create attractive, high amenity environments people will 3.33 The SPG supports London Plan Policy 7.10 World Heritage the west edge of the Bankside, Borough and London Bridge choose to live in, work in and visit.” (p.49) Whether the devel- iv. Views into or out of a Conservation Area.” (p.54) Sites (WHS) by providing guidance on the elements of Opportunity Area shown on Figure 12 (p.41) and is identified opment is a new building or forms alterations to an existing setting that contribute to the appreciation of Outstanding as a place suitable for a tall building and as a main focus for one, the design approach should be creative and respectful 3.46 Policy 3.20 relates to the development of tall buildings stating Universal Value (OUV) and a framework for the assessment development, with increased capacity at Blackfriars station to of the site’s shape, size, location, development opportunities, that: of the likely effects of development proposals. Understanding the north. and historic environment. and appreciation of the OUVs of the WHS is essential in the “Planning permission may be granted for buildings that management of the sites and their settings. Summaries of 3.39 Strategic Policy 12: Design and Conservation will ensure that 3.43 Policy 3.13: Urban Design sets out the requirement for all are significantly taller than their surroundings or have the draft Statements of OUV for each of the London WHSs development will “achieve the highest possible standards of developments to respect the principles of good urban design a significant impact on the skyline on sites, which have are included in the document (p. 21). Elements of setting design for buildings and public spaces to help create attrac- and to relate to the existing built environment, including excellent accessibility to public transport facilities and may make a positive, negative or neutral contribution to the tive and distinctive places which are safe, easy to get around streets, squares, parks, waterways, and other spaces consti- are located in the central activities zone (particularly in significance of a WHS. and a pleasure to be in.” (p.104) This will be achieved by: tuting the public realm. It requires that specific consideration opportunity areas) outside landmark viewing corridors. is given to: Proposals for tall buildings should ensure that there are 3.34 The SPG states that the likely effect of development proposals “Expecting development to preserve or enhance excellent links between the building(s) and public trans- on identified strategic and local views should be assessed. Southwark’s historic environment, including conservation “i. Height, scale and massing of buildings – Designing a port services. Any building over 30 metres tall (or 25 “The ability to see clearly buildings and features which are areas, archaeological priority zones and sites, listed and building that is appropriate to the local context and which metres in the Thames Policy Area) should ensure that it: important aspects of OUV is often fundamental to the visual locally listed buildings, registered parks and gardens and does not dominate its surrounding inappropriately; integrity of the World Heritage Site.” (para 2.28) “Some of scheduled monuments; i. Makes a positive contribution to the landscape; and the Opportunity Areas also have the potential to affect the ii. Urban structure, space and movement – Proposals setting of World Heritage Sites in terms of the identification […] should have regard to the existing urban grain, develop- ii. Is located at a point of landmark significance; and of locations for tall buildings that can be visible from World ment patterns and density in the layout of development Heritage Sites. The London Plan states that World Heritage Making sure that the height and design of development sites; iii. Is of the highest architectural standard; and Sites and their settings are considered to be sensitive to the conserves and enhances strategic views and is appro- impact of tall buildings; therefore detailed consideration priate to its context, the historic environment and impor- iii. Townscape, local context and character – Proposals iv. Relates well to its surroundings, particularly at street of potential impacts should be undertaken through urban tant local view; and should be designed with regard to their local context, level; and design analysis and other analytical techniques.” (para 4.32) making a positive contribution to the character of the Requiring tall buildings to have an exemplary standard area and provide active frontages; v. Contributes positively to the London skyline as a whole, 3.35 The assessment framework in Chapter 5 is designed to of design and make a positive contribution to regener- consolidating a cluster within that skyline or providing provide the evidence upon which clear and transparent deci- ating areas and creating unique places. Locations where iv. Site layout – Building location, public spaces, microcli- key focus within views. (pp.55-56) sions can be made. The level of detail of the assessment will tall buildings could go are in London Bridge, the northern mate, and outlook, site access and servicing, permea- depend on the WHS and nature of proposed changes. “…in end of Blackfriars Road, Elephant and Castle and action bility, safety and ease of movement including vehicular, 3.47 Policy 3.21: Strategic Views states that: “the LPA will seek to the assessment of development proposals, the assessment area cores.” (pp.104-5) pedestrians and cyclists; protect and enhance the Strategic Views of St. Paul’s Cathedral should clearly focus on an analysis of the contribution the illustrated on the Proposals Map”. Relevant Strategic Views setting makes to the World Heritage Site’s OUV, and use this 3.40 The policy defines tall buildings as follows: v. Streetscape – A high quality of design and materials will have been tested and included in the Views Assessment. understanding to assess any potential adverse impacts or be required for the street environment including street opportunities for enhancement on the World Heritage Site’s “Tall buildings are those which are higher than 30 metres furniture, planting and public art. This should be coor- 3.48 Policy 3.22: Important Local Views states that “the LPA will OUV.” (para 5.6) (or 25 metres in the Thames Policy Area) and/or which dinated wherever possible, to avoid unnecessary clutter, seek to protect and enhance identified views, panoramas, significantly change the skyline. 30 metres is approxi- and ensure a safe, informative and attractive environ- prospects and their settings that contribute to the image 3.36 The taller parts of the proposals may be seen in distant views mately the height of a 10 storey block of flats or a 7-10 ment…” (p.50) and built environment of the borough and wider London”. from the Maritime Greenwich WHS, Tower of London WHS storey office building. In areas which have a low scale Relevant local views have been identified in consultation with and Palace of Westminster WHS. Potential impacts on their character, any building that is significantly higher than 3.44 Policy 3.15 (Conservation of the Historic Environment) LB Southwark and are assessed in Section 6. OUV through changes to their setting are considered within surrounding buildings will be regarded as a tall building states that any new development within the Borough should the assessment in Section 6. even if it is lower than 30 metres.” (p.107) preserve and enhance the “special interest or historic char- New Southwark Plan: Proposed Submission Version acter or appearance of buildings or areas of historical or (December 2017) (Ref 1-14) Local Planning Policy and Guidance The Southwark Plan (policies saved 2013) (Ref 1-13) architectural significance.” 3.49 The NSP will be a new borough-wide planning and regenera- 3.41 The Southwark Plan was adopted by the LB Southwark in tion strategy up to 2033 (Ref 1-14). Formal consultation on Southwark Core Strategy (2011) (Ref 1-12) July 2007 and was partly superseded by the Core Strategy 3.45 Policy 3.18: Setting of Listed Buildings, Conservation Areas the document closed in February this year. Once finalised and 3.37 The Core Strategy, adopted in April 2011, is part of the (Ref 1-12) in April 2011. Some policies in the Southwark and World Heritage Sites details local policy in relation adopted (it is expected to go to public examination in Spring Development Plan along with the saved Southwark Plan and Plan remain in use; those of relevance are outlined below. to conservation areas and listed buildings. It states that: 2018) it will replace the current local plan, which comprises London Plan. These are the main documents used to make Consultation on the Proposed Submission Version of the New “Permission will not be granted for developments that would the saved Southwark Plan policies and the Core Strategy planning decisions and set the strategy for development in Southwark Plan concluded on the 27 February 2018. The not preserve or enhance: (Ref 1-13; Ref 1-12). While the draft New Southwark Plan Southwark. council is in the process of reviewing representations and the document has been subject to initial public consultation it 2013 saved version remains valid. i. The immediate or wider setting of a Listed Building; or has not yet been independently examined or adopted and so 3.38 The Core Strategy sets out the vision for Southwark until only limited weight is attributable to these emerging policies. 2026 by identifying a series of Strategic Objectives. Strategic 3.42 Policy 3.12: Quality in Design stresses the high quality of ii. An important view(s) of a Listed Building; or Objective 2F – Conserve and protect historic and natural architectural and urban design that developments should

May 2018 Townscape, Conservation and Visual Impact Assessment Sampson House 11 3.50 The NSP contains five types of policies: implementation 2.2. Respond positively to local character and townscape; 3.57 Policy P18 – Conservation of the historic environment and 3.61 The Site is located in Bankside adjacent to the Blackfriars Road policies, strategic polices, development management policies, and natural heritage aims to conserve and enhance the signifi- North sub-area identified as suitable for tall buildings (Figure area visions and site allocations. cance and setting of scheduled monuments, protected 9, p.16). The Draft SPD envisages that “Major mixed use devel- 2.3. Be of exemplary architectural design and residential London squares, registered parks and gardens and protected opment will line the northern half of Blackfriars Road, which 3.51 The NSP sets out six strategic policies, of relevance is SP2 – quality; and trees (Ref 1-14, p.37). will be a major focus for high quality offices and a comple- Social regeneration to revitalising neighbourhoods in order mentary mix of uses bringing new life to the area. This will to “enhance local distinctiveness and heritage-led regenera- 2.4. Make a positive contribution to the London skyline 3.58 Through Policy P19 – Borough views, Southwark will protect include hotels, new retail space and housing. Development tion by requiring the highest possible standards of design, and landscape, taking into account the cumula- and positively enhance 5 important Borough views (Ref 1-14, will help bring new activity and life to Blackfriars Road, which creating attractive, healthy and distinctive buildings and tive effect of existing tall buildings and emerging p.46 – 47). Details of these are expanded in Annex 4. The will be complemented by major public realm improvements” places” (Ref 1-14 p.17). proposals for tall buildings; and only Borough view potentially relevant to the Site is View 5: (p.18). The townscape view south from the centre of the Millennium Of the 69 development polices, the following are directly 2.5. Not cause a harmful impact on strategic views, as set Bridge. However, the purpose of protecting this view is to 3.62 In Blackfriars Road North “There will be a cluster of tall build- relevant; P11: Design of places, P12: Design quality, P14: out in the London View Management Framework, or “Ensure that the silhouette and skyline of Tate Modern from ings around the northern end of Blackfriars Road. These build- Tall buildings P16: Listed buildings and structures P17: to our Borough Views; and the viewing location is maintained” – the Site is located to the ings will be of exceptional design and will enhance the look Conservation Areas and P19: Borough views west of Tate Modern and will not affect the silhouette of Tate of the area and provide new public spaces” (p.18). The Draft 2.6. Avoid unacceptable harm to the significance of Modern from this viewpoint (Ref 1-14, p.46). SPD identifies the following unique opportunities afforded by 3.52 Policy P11 – Design of places, seeks to ensure that develop- designated heritage assets or their settings; and tall buildings: ment responds positively to the existing townscape, char- 3.59 The area visions and site allocations in the NSP set out a acter and context in terms of height, scale, massing and 2.7. Avoid harmful and uncomfortable environmental spatial development strategy for the borough. The borough’s • “a landmark for Southwark better reveals local distinctiveness. Existing urban grain, street impacts including wind shear, overshadowing and key development sites are identified to show the areas that patterns and permeability should be considered, and public solar glare. Detailed modelling and analysis will be will undergo the greatest change over the plan period. Area • Focus for regeneration realm should be of high design quality (Ref 1-14, p.37). required to assess these impacts; and visions set out the aspirations of the borough’s distinctive neighbourhoods and show how the sites allocated for devel- • Benefits of investment in the area 3.53 Policy P12 – Design quality, states that development must 2.8. Maximise energy efficiency and prioritise the use of opment should be developed. The Site is included in the provide: sustainable materials; and Blackfriars Road area vision and forms the eastern part of • Provide new and improved public realm opportunities” site NSP17, Ludgate House and Sampson House, 64 Hopton (p.32). “1. High standards of design with appropriate fabric, 2.9. Have a positive relationship with the public realm, Street (Ref 1-14, p.136). It states on page 152 that: function and composition; provide opportunities for new street trees, and design 3.63 General guidance for the Site is given at para 5.9.1 and lower floors to successfully relate to and create a “The site can accommodate a substantial uplift in Figure 35 (p.70). Key issues identified are: the design in such 2. Innovative design solution that are specific to the site’s positive pedestrian experience; and new employment space and potentially new homes. a prominent location, the Thames Policy Area and the view historic context, topography and constraints; … Redevelopment will improve the town centre offer at from St James’s Park (p.69). The following guidance is given in 2.10. Provide a new, functional public space that is ground floor facing Blackfriars Road and The Cut. […] relation to built form: 4. Responds positively to the context using durable, commensurate to the height and size of the proposed quality materials; … building when above a height of 30m, or 25m in the Southwark needs to accommodate significant growth • “Development will need to be sensitive to its riverside Thames Policy Area, and widened footways and for offices and other workspaces which are growing in location and take into account important views. 7. Active frontages and entrances that promote activity routes to accommodate increased footfall; and demand contributing to the central London economy and successfully engage with the public realm; … and status as a world city. […] • The site is identified as having potential for a tall 2.11. Provide a new publicly accessible space at or near to building element, subject to the guidance set out in 9. Accessibility and inclusive design for all; the top of the building and communal facilities for Development should be of an appropriate density sections 4.3.4 and 4.3.13. users and residents when above a height of 60m” and design that responds positively to its context. 10. a positive pedestrian experience” (Ref 1-14, p.38). (Ref 1-14, p 42). Comprehensive mixed-use redevelopment of the site • Development should provide definition to the corner. could include taller buildings subject to consideration of 3.54 Policy P14 – Tall buildings notes that “Tall buildings are signifi- 3.55 Policy P16 – Listed buildings and structures, states that devel- impacts on existing character, heritage and townscape. • The building line along Blackfriars Road should provide cantly higher than surrounding buildings or their context. The opment will only be permitted where it avoids unjustifiable The site is within the setting of Grade II listed buildings strong enclosure to the street and a continuation of the highest tall buildings will be located in areas that benefit harm to the special significance of listed buildings and struc- on Blackfriars Road and abuts the undesignated heritage established building line of the street. from the highest levels of public transport access and where ture and their setting by conserving and enhancing the fabric, asset of the railway viaduct to the north. […]” there is the greatest opportunity for regeneration. Typically, setting and views that contribute positively to their signifi- • Along Stamford Street the building line should help this will be in our major town centres, Opportunity Areas and cance. Any harm to the significance of the listed building Bankside, Borough and London Bridge Draft Supplementary enclose the street. the Central Activities Zone.” must be robustly justified (Ref 1-14, p 44). Document and Opportunity Area Planning Framework (February 2010) (Ref. 1-11) • Residential accommodation will be expected to be of The policy goes on to state that new tall building must: 3.56 Policy P17 – Conservation areas, states that development 3.60 The Bankside, Borough and London Bridge Draft SPD and the highest standard and provide a good internal living will only be permitted where the development conserves and OAPF sets out the LB Southwark’s overall plan for develop- environment. “2.1. Be located at a point of townscape significance and enhances the significance of the conservation areas including ment in the area and provides detailed guidance in relation to have a height that is proportionate to the signifi- their settings, including views to and from the conservation uses, local heritage assets, tall buildings, public spaces, traffic • The form of the building must be appropriate to accom- cance of the proposed location and the size of the area (Ref 1-14, p.44). and transport, opportunities to respond to climate change modate substantial amounts of publicly accessible site; and and the development potential of specific sites. active uses.”

12 Sampson House Townscape, Conservation and Visual Impact Assessment May 2018 3.64 Appendix A (p.120) outlines the contents of the background • Reinforce the civic scale along the main routes of • Views and their contribution to an understanding of 3.75 Appendix 2 sets out townscape views identified for testing tall buildings study prepared to inform the guidance provide Blackfriars Road, Stamford Street and Southwark Street, character, including the identification of landmarks.” the likely impact of development within the SPD area. Where in the Draft SPD. Map A6.2 shows relevant strategic views by: (para 5.1.2) relevant to the application site, these have been included in protected by the LVMF SPG. Map A6.3 shows the locations the views assessment in Section 6. of important local views which were identified as part of the • Enhancing the setting of public realm and public spaces 3.72 Section 6 sets out the strategy for tall development in the study of development potential in the area; the Draft SPG by helping generate activity around them. area, including the establishment of greater height at the notes that “It is not the intention to protect these views as north end of Blackfriars Road. The urban design strategy they currently are. Instead the important features of these • Providing clear entrances that address the street with notes that “The status of Blackfriars Road as a primary route views should be taken into account at the design stage to generous windows. and its distinctive boulevard character should be reinforced. ensure that development makes the right contribution” to the […] Buildings which front the primary routes should be of area (p.122). • Incorporating flexibility in the design of non-residential an exceptional architectural standard and respond to the buildings which permits adaptability for multiple uses. building line and context” (para 6.2.7). Blackfriars Road Supplementary Planning Document (SPD) (2014) (Ref 1-15) • Resisting the use of solid external shutters” (p. 22). 3.73 The urban design strategy notes that “Development on large 3.65 The Blackfriars Road SPD was adopted by LB Southwark in sites should create the opportunity for additional permea- January 2014. The SPD is designed to guide and manage 3.70 Policy SPD 5 – Building heights, aims to ensure that “devel- bility thus creating new public space within the larger oppor- development in the Blackfriars Road area. The area covered opment contributes positively and helps to regenerate and tunity sites adjacent to Blackfriars Road. This would greatly by the SPD has seen a large amount of new development in transform Blackfriars Road by requiring development to be of enhance the public realm in the neighbourhood. Breaking up the past few years, with more being planned. The SPD aims to an appropriate scale of height and by encouraging tall build- large facades along this main axis whilst encouraging a diver- co-ordinate this further growth and change so that Blackfriars ings at the key gateways and junctions” (p. 25). The policy sity of uses and tenures will allow a rich variety of buildings to Road can fulfil its potential as a characterful destination with states that “the tallest buildings should be at the north end emerge” (para 6.2.7). its own identity. of Blackfriars Road” and that “Buildings which are significantly higher than 50 metres must demonstrate that they 3.74 The SPD provides analysis of the various sites along Blackfriars 3.66 The policies in the SPD should be read alongside the Core contribute positively to London’s skyline, when viewed locally Road and the potential height of development at different Strategy, Southwark and London Plans and the draft Bankside, and in more distant views, particularly on the river front and sections. The northern section of Blackfriars Road is identified Borough and London Bridge OAPF and SPD. that they make exceptional contribution to the regeneration as being the focus of tall building development (para 6.7.5). of the area” (p.25). It states that “Tall buildings in this location could also poten- 3.67 The vision set out for the area includes “a range of building tially have a minor to moderate adverse impact in views and heights along Blackfriars Road, with the tallest buildings at Blackfriars Road (SPD) Urban Design Study (January 2014) new development on the site will need to consider: the north end of the road, signifying the gateway to Central (Ref 1-16) London and the gateway to Southwark. There will also be 3.71 The Blackfriars Road SPD Urban Design Study forms part • The potential impact on the significance of heritage taller buildings at the important locations of Southwark tube of the evidence base for the Blackfriars Road SPD. The assets and their settings within the local context station and at the southern end of Blackfriars Road towards document sets out the analysis of the Blackfriars Road SPD including the Old Barge House Street, Waterloo, and St George’s Circus. Development will be of exceptional area to inform the Council’s approach to urban design. The Roupell Street conservation areas. Proposals should aim design and will enhance the local character, sustaining and Site is in the Blackfriars Road North Character Area. The urban to better reveal the significance or enhance the setting enhancing the historic environment” (p.9). design strategy for the area is informed by the following of heritage assets. characteristics: 3.68 Additional principles for Blackfriars Road relate to the public • Consider the London View Management Framework realm, which “should make a key contribution to the historic • “Historical development – including street pattern, land and the potential impact on any strategic and also local wide boulevard” (p.18). use, conservation areas and heritage assets; views.

3.69 Policy SPD 4 – Built form and heritage, provides guidance that • Movement – including physical boundaries such as • Demonstrate an exemplary standard of design. aims to ensure that new development will have high quality railway viaducts, roads and the River Thames and design and architecture and make a positive contribution gateways, nodes and linkages; • Potential provision of new routes and creation of new to the local historic character of Blackfriars Road. The policy public spaces to break up larger sites. states that new development should: • Urban structure and built development – including density and building height, enclosure, architectural • The design of massing along main street frontages and • “Help to create a sense of place and identifiable char- style and detailing; along any new routes proposed on the site. acter, improving the townscape in areas where its quality is poor and conserving and enhancing heritage • Land use and levels of activity; • The design of any tall building, in particular the upper assets and their settings; floors where these appear above the roofline of existing • Public realm and open space – including those with buildings in local, wider and strategic views. • Ensure that materials and features consider the identity planning policy and statutory protection, and how this of the surroundings, taking the local historic environ- relates to buildings and spaces; and • Loss of amenity and environmental impacts such as ment into account. overshadowing” (para. 6.7.6).

May 2018 Townscape, Conservation and Visual Impact Assessment Sampson House 13 4 Baseline Conditions

4.1 In this section, the existing character and quality of the town- south bridge head at London Bridge. Those significant works Policy E.2.2 in the adopted UDP which states that “Southwark scape, both in terms of the Site itself and the surrounding area, extend eastwards and will improve connections further east is not considered to be an appropriate area for high build- and designated heritage assets in the vicinity of the Site, have towards City Hall, the focus of large scale riverfront devel- ings” there are significant material considerations which been assessed having regard to the planning policies outlined opment opposite the Tower of London World Heritage Site. indicate that he should determine the application other than above. The baseline assessment of the views is in Section 6. The new commercial offices of More London cluster around in accordance with the development plan.” Built in 2012, a linear approach route to City Hall from London Bridge, the the Shard has already become a symbol for London as well Introduction axis of which is defined by the Shard at one end and City as a landmark tower which locates the important transport Hall and Tower Bridge at the other. The Grade I listed Tower interchange of London Bridge and balances the commercial 4.2 The urban development of London has resulted from a Bridge (Sir John Wolfe Barry, eng., and Sir Horace Jones, arch., Eastern Cluster across the Thames. combination of careful foresight and planning, and a prag- 1886-1894) has, since the 1890s, bridged a major traffic matic, sometimes expedient response to opportunities and artery north-to-south, passing immediately to the east of 4.9 To the south of London Bridge and at the heart of Southwark, events. It is not the result of a comprehensive unified vision. the Tower of London on the north bank. It provides an excel- Elephant and Castle is also a major opportunity area in the Consequently, it is a city of many distinctive parts. These lent vantage point for views up and down the river: upstream borough and is undergoing a significant transformation. The have combined to create a rich urban environment. Through towards City Hall and the Shard on the South Bank, and the gyratory around the station has recently been reworked to complex interactions London’s fabric has become highly Tower of London to the north; and downstream to the former remove the underground walkways and provide more public stratified and is represented by a great variety of architectural warehouses and new residential developments that stretch space. These public realm improvements are ongoing, and styles and building types. These have been built over many out between the City and north Southwark to Canary Wharf. above ground, a number of tall buildings are now built, under centuries in response to changing opportunities, and to the construction and consented as part of an area wide master- expectations and demands of London’s citizens. 4.6 In the other, westwards, direction from the Tate Modern, plan. The first tall building to be built was the Strata tower, the southern entrance of Blackfriars Station brings a major at 147m (43 storeys). More recently, One The Elephant (37 Rocque’s map 1746 with site 4.3 Successive eras – Georgian, Victorian, Edwardian and Modern rail connection to the South Bank and, from its platforms, storeys) is now constructed, opposite the Station complex, and – have all added to London’s building stock within the existing set along the river itself, affords some of the best views east 360 London (44 storeys) is under construction on Newington framework of streets. Therefore, London has not been defined and west along the River. Just west of the Blackfriars Road Butts. To the west of the station, Oakmayne Plaza is now physically by any single overriding architectural idea or stylistic bridgehead and the Site, the One Blackfriars Road tower largely built and Elephant Road Phase 1 is well underway. To era: its buildings and places are a multi-layered palimpsest, is now well under construction. The former King’s Reach the south, 89-93 Newington Causeway (The Signal building) having been constructed across the ages. As a vital, living city it Tower (now the South Bank Tower) has been extended and (22 storeys) and 251 Southwark Bridge Road (Eileen House) is continually evolving. This is key to appreciating the qualities remodelled to become a visible marker on the horizon of the (41 storeys) are now complete. of London’s urban character, and herein lies its potential for significant regeneration works now in progress here. Across developmental flexibility and regeneration. It is arguable that Stamford Street to the south of One Blackfriars Road, the site 4.10 Likewise, the north end of Blackfriars of Road has been desig- London has successfully maintained its position as a world city of 18 Blackfriars Road is currently undergoing changes with nated in recent LB Southwark Policy as an important transport through an appropriate balance of history and modernity. the demolition of some existing buildings in anticipation of interchange and suitable location for tall buildings. This was planning consent for a major new mixed commercial and resi- tested in 2009 at the conjoined public inquiry relating to tall Modern development on the South Bank dential development incorporating two tall buildings. buildings proposals for the One Blackfriars and 20 Blackfriars Road sites. A revised scheme for the One Blackfriars Road site 4.4 The South Bank became a major public venue during and Tall Buildings in Southwark was approved in 2012, including a tower of 52 storeys which after the Festival of Britain held in 1951, one legacy of which is now under construction. The 20 Blackfriars Road approval was the Festival Hall. During the 1960s and ‘70s the South 4.7 Tall buildings in Southwark have not always been perceived comprised a 23 and 42 storey tower and is now superseded Bank Arts complex of theatres, concert halls and galleries was positively. Historically, they were built predominantly in the by a planning approval granted in July 2017, and renamed 18 constructed. More recently the Globe Theatre was added. 1960s, and represent the first phase of tall building in London. Blackfriars Road, which includes a 53 storey residential tower; Tate Modern at Bankside is the most recent addition to the They were generally not of a high design quality. They clus- and see the site NSP20 description in the New Southwark Plan: Horwood’s map 1819 with site South Bank’s public cultural venues. As with the South Bank tered around the major transport interchanges at London Proposed Submission Version (December 2017) (Ref 1-14). Arts complex, it was designed for mass public enjoyment of Bridge Station (Guy’s Hospital Tower and Southwark Towers), A 44 storey tower on the South Bank (the Doon Street Tower) History of the Site and its context culture and the arts and is one of the most significant recent and at the Elephant and Castle (Castle House). Other tall was also approved at Inquiry in 2008. The South Bank Tower public buildings in London. It has a scale and urban presence buildings were peppered throughout the Borough, such as (34 storeys) has increased the height and reclad the existing 4.11 Historically, the construction of Blackfriars Bridge transformed almost rivalling St Paul’s Cathedral, across the Thames. King’s Reach (now the South Bank Tower). Kings Reach Tower (30 storeys). A 20 storey office building at the character of the area. Prior to that, in the Middle Ages, Improved eastward transportation, with the opening of the 240 Blackfriars Road has also now been built. The consented the riverside to the east of Lambeth was occupied by Paris London Underground Jubilee line extension, and the construc- 4.8 The low quality of these tall buildings prompted a reaction plans for the sites of Ludgate House and Sampson House will (or Parish) Garden Manor, a monastic-owned estate of about tion of the pedestrian Millennium Bridge from Bankside to against the construction of further tall buildings in Southwark, create an entire new neighbourhood, including new spaces 100 acres of marshland. This had been drained and settled the City, has supported Tate Modern’s ambition to become a and the previous Southwark Unitary Development Plan and routes and a number of buildings, rising up to the tallest at an early date, and was protected from the river by an world-class museum of art. More recently, the opening of the (adopted 1995) stated at Policy E.2.2 (p. 44) that “Southwark element in the northwest which will be the same height as embankment (where Upper Ground is today) and divided new Blackfriars Station entrance nearby and the completion is not considered to be an appropriate area for high build- One Blackfriars Road. It has been designed in height and from Lambeth by Broad Wall. The beginnings of urban settle- of Neo Bankside and the Tate Modern Extension itself has ings.” This policy was challenged at public inquiry in 2003 with character specifically to be read together with One Blackfriars, ment locally are recorded when Paris Garden Manor became consolidated that new identity. the proposal for the Shard, the Inspector concluding that this together having a sentinel character either side of the north a parish: Christ Church was built in 1671. The next seventy tower was appropriately located and of the highest design end of Blackfriars Road. years saw the development of typical edge-of-city uses – 4.5 Further east along the Riverfront, the construction of the quality. The Secretary of State agreed with his Inspector, almshouses, terraced houses, a spa in St George’s Fields – and Shard and associated buildings and continued redevelop- and his decision of 18 November 2003 concluded (at para a small community began to develop around Christ Church, ment of the rail infrastructure is transforming the area at the 23) that “although the proposed development conflicts with and Bennett (now Rennie) Street.

14 Sampson House Townscape, Conservation and Visual Impact Assessment May 2018 back from the original corner of Stamford Street, presum- ably to allow for the roundabout proposed by the County of London Plan. In the 1970s more of the surviving 18th and 19th century buildings townscape to the west of the Site was cleared for construction of the King’s Reach development to the west of United Africa House.

The character of the locality around the Application Site

4.16 Culturally, the Site is close to the South Bank arts development at Waterloo to the west, as well as Tate Modern at Bankside to the east. There is pedestrian movement along the Riverwalk connecting these two areas, and a commercial wedge of land lies between them. For reasons of location – as a gateway into the City and within easy reach by foot with several major stations – and because of its – largely – nondescript, non- precious architectural and townscape character, this wedge of land has great potential for redevelopment. It includes the One Blackfriars Road site, now under construction, and the 18 Ordnance Survey 1872-73 with site Blackfriars Road Site (which has a resolution to grant for a large scale development, including two tall buildings, gained in July 2017 and demolition has been completed).

4.17 The principal physical routes that frame the locality today are:

• the River Thames flowing west-east at the top of Blackfriars Road;

• Blackfriars Road, a busy arterial north-south route into the City from Elephant and Castle, which crosses the Thames at Blackfriars Bridge, the widest traffic bridge in London;

• Stamford Street and Southwark Street running west-east roughly parallel to the Thames, with Southwark Street to the south of the Site;

• the raised railway viaducts, arches and lines that separate the western and eastern halves of the larger Ordnance Survey 1914 with site WWII Bomb Damage Map site, and which run across the river to Blackfriars Station, and which forms the western edge of the Application 4.12 The major spur to development came with the opening of 4.13 In the 1860s, the northern end of Blackfriars Road developed and Paris Garden and Bennett (now Rennie) Street redevel- Site; and Blackfriars Bridge in 1769 and the creation of Blackfriars Road into a transportation node for road and rail. in 1862 Southwark oped with large consolidated warehouses. The southern end (or “Great Surrey Street” as it was then known). Albion Mills was a Street was opened to the east (combining with Stamford of Blackfriars Road (towards Elephant & Castle) was badly • the raised railway arches and lines running to Waterloo notable (and controversial) attempt to industrialise flour milling Street to create a major east-west route); two years later the bombed during WWII, although at the north end of the road and Charing Cross south of the site, which divide the by using steam engines. Designed by Thomas Wyatt and John railway tracks were laid, and in 1869 the rebuilt Blackfriars the only major loss was the destruction of Christ Church. length of Blackfriars Road just north of Southwark Rennie, and with barge access at high tide, it was destroyed by Bridge was opened to traffic. A second railway bridge was built Underground Station. fire just five years after it opened. The burnt-out shell was not in the 1880s, taking a wide swathe of land east of Blackfriars 4.15 In 1943 the County of London Plan proposed wholesale rebuilt as a mill, although the frontage to Blackfriars Road was Road, to serve what became Blackfriars Station. redevelopment along the river and upgrading of Stamford 4.18 Physically and architecturally, the Site is situated towards the rebuilt as a terrace facing “Albion Place”. A large “Rotunda” to Street and Southwark Street to a major arterial route with the centre of a wedge of modern development, which has the the rear of No. 3 Blackfriars Road was occupied as a private 4.14 Blackfriars Bridge was widened on the upstream side in creation of a large roundabout at the junction with Blackfriars Oxo Tower to the northwest, the Daily Express building to the museum of natural history in 1788; it then housed the Surrey the early 20th century, (1907-10). Premises were rebuilt Road. The urban block between Upper Ground and Stamford northeast. Southwark’s boundary with the London Borough Institution (a literary society) from 1807-20, and was later used in Bennett and Brunswick Streets (now Rennie Street and Street was one of the first in the area to be redeveloped in the of Lambeth (LB Lambeth) forms the western boundary variously as a concert room, an auction room; and finally for Paris Garden), with major rebuilding of the warehouses and post-war period. Properties were cleared in 1959 – including of this wedge. Within this zone the vast majority of build- light industrial and warehouse uses. It survived until 1959 when wharves of Upper Ground. The redevelopment and displace- the surviving late 18th-century Rotunda– and were replaced ings were constructed after the 1950s. The quality of the United Africa House (later UAC House and Drury House) was ment of existing residential properties continued up until by United Africa House in 1960 (later known as Drury House existing buildings locally is not high. The only notable excep- built at 1-16 Blackfriars Road. World War II (WWII): Dorset House was built (1931-33), and demolished in 2003). United Africa House was set tion being the mixed-use building adjoining the Oxo Tower,

May 2018 Townscape, Conservation and Visual Impact Assessment Sampson House 15 designed by Lifschutz Davidson (they also designed a nearby primarily as a result of the road infrastructure and limited narrow footpath, linear at this point, is set slightly lower, closer residential and commercial blocks. Due to levels and access housing development at Coin Street) and the refurbished and access to the riverfront further east. On this west side, the to the water’s edge and away from the complex roadways routes, the area is very much contained by Southwark Bridge extended Kings Reach Tower renamed the South Bank Tower. riverfront is dominated by the promenade at the River’s edge and large buildings to the north. From the opposite South Road in the east and Blackfriars Road in the west, however and the breadth of the road along Victoria Embankment. Bank, this part of the North Bank presents itself as a clump the consented plans for Ludgate House and Sampson House 4.19 There is a predominance of office buildings along the northern Trees line this boulevard which largely obscure the buildings of mainly broad, slab-like buildings, with the Faraday building along its western edge will bring further transformation stretch of Blackfriars Road. It can be readily agreed that the beyond, especially in summer. They merge with the greenery alone rising slightly above them, adjacent to the west towers to the, presently, enclosed character of the area, with new immediate surroundings of the Site are not attractive, yet of the Middle Temple and Inner Temple Gardens and filter of St Paul’s Cathedral. This form of development evolved routes and spaces and new high quality buildings with activi- this particular zone centring on Blackfriars Road north of the views to the upper terrace of Somerset House, further west. during the 20th century as a result of the St Paul’s Height’s ties at street level. The east-west thoroughfare of Southwark Waterloo railway line provides an important southern gateway The tops of tall buildings on the South Bank are currently Policy instigated as a result of the emergence of the Faraday Street defines the area’s southern edge, with its mix of recent into the City of London. It is an area in need of high quality glimpsed through the trees from the Somerset House Terrace building in views of St Paul’s. commercial buildings and Victorian former warehouses and design initiatives. This is beginning to be achieved with the and Temple Gardens. The River frontage affords much clearer factories. Whilst a strong sense of place is emerging in this completion of 240 Blackfriars Road and One Blackfriars Road. views of development on and beyond the South Bank and for 4.26 The overall quality of the townscape is judged to be ordinary TCA, there are presently prominent detracting features and a some distance to the east and west. to good with a high sensitivity to change because of its generally robust scale of development which results in a low The Site immediate setting to St Paul’s Cathedral. sensitivity to change. 4.24 The overall quality of the townscape is judged to be high with 4.20 The larger site was formerly home to the goods depot of a high sensitivity to change. Character Area 3: Tate Modern 4.28 The overall quality of the townscape is judged to be ordinary the London, Chatham & Dover Railway. The railway tracks 4.27 The conversion of the Bankside Power Station into a world to good with a low sensitivity to change. terminated here, south of the river, until 1864 when a bridge Character Area 2: North Bank: Upper Thames Street renowned gallery for Modern Art has, and continues, to carrying trains across the Thames was opened. This bridge was 4.25 Victoria Embankment circles inland further east, at the north transform the character of this area immediately east of Character Area 4: Southwark dismantled in the 1980s, leaving just the piers visible between end of Blackfriars Bridge, and large, mainly commercial, build- Blackfriars Bridge. The Tate Modern and its extension are 4.29 The area to the south of Southwark Street is characterised by Blackfriars Bridge and Blackfriars Railway Bridge (whose new ings (but also the red brick City of London School) bridge over at its heart and look north to the River front. Around those a network of narrow, non-linear streets and passageways, with roof is under construction). The former passenger station Upper Thames Street and come close to the River’s Edge. A massive structures are late 20th century and more recent a mix of former industrial buildings, warehouses and apart- at the southern end of Blackfriars Railway Bridge became a ment blocks, densely built to the back of pavement edges. goods depot in 1885. It was closed in 1964 and demolished Large brick rail viaducts and rail routes dominate the area and in 1968 and redeveloped from 1976 onwards. Ludgate House restrict views within it. The predominant building material is to the west of the railway viaduct has now been demolished, brick, although there are a number of late 20th century addi- with Sampson House remaining on the Application Site. tions which are more glazed. Buildings tend to be broad and cover a number of historic plots. The tight streetscape and 4.21 Sampson House is a bulky and austere deep-plan office former industrial character of the area remains, despite a building (described by Pevsner as a “monster” (Ref 1-25)) on significant shift in building uses to offices and residences, and the eastern part of the Site, bounded to the east, by Hopton this character covers a large area, extending south across the Street and to the west by the railway line. Sampson House, main route of Union Street. There are a number of exceptions designed by the Fitzroy Robinson Partnership, was completed to this character, such as the mid-20th century housing estate in 1979 as the Lloyds Computer Centre, a data and cheque set around Nelson Square, however these pockets of alterna- processing centre for Lloyd’s Bank. Sampson House has narrow tive urban form, and the pedestrian’s unexpected arrival upon mirrored slot windows within the channelled concrete bays them, is also very much a part of the street experience within at street level along Hopton Street; to the west its footprint Southwark’s heartland. closely follows the alignment of the elevated railway. Above, the eight storey building has stepped back upper floors with a 4.30 The overall quality of the townscape is judged to be good strong horizontal emphasis. Concrete clad lift towers are clus- with a medium sensitivity to change. tered at the southern end of the building. The building has the benefit of a Certificate of Immunity from Listing. Character Area 5: Waterloo East 4.31 This area directly southwest of the site is characterised by Townscape Character Areas narrow streets of low scale, terraced Victorian houses, with pubs and shops at street corners. Although very close to 4.22 The townscape in the locality of the Site can be very broadly Waterloo Station and the rail viaduct, this area has a very separated into a number of areas, however, it should be noted secluded environment and the houses tend to be high quality that townscape character often forms part of a continuum historic brick buildings which have been little altered over the across boundaries. In the following paragraphs, TCAs are years and most of which are now listed. The area contains the identified and assessed, up to a distance of about 500m from Roupell Street and Waterloo Conservation Areas (see below) the Site, as to the quality and distinctive character of their and is situated within LB Lambeth. The area to the south, townscape and landscape and their sensitivity to change closer to The Cut, has a number of 20th century housing according to the criteria set out in Table 2-1. blocks of a mixed architectural character, and more trees and spaces which maintain the secluded and tranquil character of Character Area 1: North Bank: Victoria Embankment the area, off the main routes of The Cut and Waterloo Road. 4.23 To the north of the Site across the River, the character of the North Bank changes east and west of Blackfriars Station, Figure 4-1: Townscape Character Areas map

16 Sampson House Townscape, Conservation and Visual Impact Assessment May 2018 4.32 The overall quality of the townscape is judged to be high with that period of development on the main thoroughfares in this • Kings Bench Conservation Area (LB Southwark); railways came with Waterloo Station dating from 1848. The a high sensitivity to change. Character Area. Although the area as a whole is not consid- Albert Embankment was constructed in 1866-9 as part of ered generally to be of high quality or sensitivity, these key • Valentine Place Conservation Area (LB Southwark); Bazalgette’s sewerage system. Despite being a major gateway Character Area 6: Waterloo heritage assets within it confer a higher value and sensitivity into London from the south, this area did not become a fash- 4.33 East of Waterloo Bridge and Waterloo Road, the area is joined to the area overall. • St George’s Circus Conservation Area. (LB Southwark); ionable location in which to either live or work and was largely by main routes but disparate in character. It is dominated and and occupied by timber yards, mills, other light industries and a divided by the massive structure of Waterloo Station itself 4.38 The overall quality of the townscape is judged to be good brewery. Streets of small terraced houses were erected to and the rail lines which lead south of there. To the southeast with a medium sensitivity to change. • Mitre Road and Ufford Street Conservation Area (LB accommodate workers; none of these survive. is the historic route of Lower Marsh with 20th century housing Lambeth). blocks just south of it, towards Lambeth North. To the north- Designated heritage assets near to the Site 4.43 During the first half of the 20th century, County Hall west is Jubilee Gardens and adjacent stretch of the Thames, Conservation areas to the west (constructed between 1912-1974) was constructed and including the London Eye, and the Shell Centre complex. The 4.39 The Sampson House Site is not situated in a conservation Waterloo Bridge (1937-42) rebuilt to designs by Sir Giles character of this area is very mixed and dominated by the area and there are no listed buildings on Site. There are a South Bank Conservation Area (London Borough of Gilbert Scott. The outbreak of war interrupted development main routes. Large scale redevelopment of the Shell Centre number of listed buildings and conservation areas in the Lambeth) at this time however the Festival of Britain in 1951 provided will bring significant change to the area. vicinity of the Site, the setting of which could be affected by 4.41 The South Bank Conservation Area lies between Westminster a major catalyst for post-war development. More recently the Proposed Development. The locations of the conservation and Waterloo Bridges on the southern side of the Thames, the London Eye has stimulated the public potential of the 4.34 The overall quality of the townscape is judged to be good areas are identified on maps on pages 17 and 19, and listed and extends northeast between Upper Ground and the South Bank and the Golden Jubilee footbridges either side of with a medium sensitivity to change. buildings on page 21. In accordance with the requirements Thames as far as the boundary with Southwark at Broad Wall. Hungerford Bridge now link Trafalgar Square with the Jubilee of the NPPF (Ref 1.4), the following paragraphs describe the Gardens and the South Bank. Character Area 7: South Bank significance of designated heritage assets in the surrounding 4.42 There were wharves and timber-yards along the river’s edge 4.35 The character of this area derives largely from the cultural area to enable an assessment of potential impacts on their in the 17th and 18th centuries, with wasteland behind. 4.44 The north-eastern part of the South Bank Conservation activities and Brutalist architectural character of the South significance within the views assessment in Section 6. The construction of Waterloo Bridge, between 1811- Area closest to Southwark extends along a riverside strip of Bank Centre, Queen Elizabeth Hall and National Theatre. The 1817, provided the catalyst for local change. York Road land between Waterloo Bridge and Broad Wall. It includes east part of the area has a very different character around Local Conservation Areas was laid out around 1820, and in the mid-19th century the the National Theatre, LWT Tower, and the Oxo Tower – all Gabriel’s Wharf and the Coin Street housing and gardens, with lower scale houses, restaurants and green spaces. However 4.40 As stated in the methodology, all conservation areas are the Riverfront walk strongly connects the two parts of the considered to be of high sensitivity due to their designated area and focuses activity away from the streets just south of status. The There are four conservation areas to the west of Upper Ground and Upper Ground itself, which have a much the Site, located in the LB Southwark and LB Lambeth (the quieter feel and are enclosed by the busy east-west route of borough boundary with runs roughly south-north along Southwark Street to the south. The LWT Tower and Oxo Tower Hatfields and Broad Walls to the Oxo Tower): are prominent visual markers in the area, especially in views from the opposite Riverbank. The scale and quality of devel- • South Bank Conservation Area (LB Lambeth); opment and spaces in the area is mixed, and the nature and degree of sensitivity of the area is therefore also varied. • Waterloo Conservation Area (LB Lambeth);

4.36 The overall quality of the townscape is judged to be generally • Roupell Street Conservation Area (LB Lambeth); and good to high with a medium sensitivity to change. • Old Barge House Alley Conservation Area (LB Southwark). Character Area 8: Blackfriars 4.37 The part of this area immediately north of Stamford Street To the north across the River Thames, in the City of London: has been characterised by predominately large scale residential and commercial buildings of a predominantly undis- • Temples Conservation Area; tinguished, mid-20th century architectural character. This includes the large Ludgate House and Sampson House • Whitefriars Conservation Area; and buildings on Site: the Site straddles the Blackfriars TCA and the Tate Modern TCA, due to the physical route of the rail • St Paul’s Cathedral Conservation Area. line and taking into account the emerging character locally. Large scale commercial development predominates both To the east within the LB Southwark: sides of Blackfriars Road moving north from the Southwark Underground Station. Some of these are recent developments • Thrale Street Conservation Area; and a number are development sites, with plans consented and emerging. There are few exceptions to this character: • Bankside and Bear Gardens Conservation Area; and Christ Church (now Grade II Listed), and surrounding gardens south of Stamford Street, and the Victorian remnants of 1 • Union Street Conservation Area (LB Southwark). and 3 Stamford Street (also Grade II Listed). Apart from some rail infrastructure, they are the only buildings to survive from And to the south within the LB Southwark and LB Lambeth: Conservation Areas map

May 2018 Townscape, Conservation and Visual Impact Assessment Sampson House 17 prominent landmarks along the South Bank. Just across the of the conservation area, its modern urban setting has a Wharf looks across this conservation area and is assessed in Creed Lane – suggest its diverse heritage, but the area was Borough boundary in Southwark, the 30-storey King’s Reach visual presence in the tower tops, of Kings Reach and the LWT Section 6 below (view 24). largely destroyed by fire in 1666 and subsequently redevel- Tower (now the taller South Bank Tower) is visible in relation Tower in particular, that can be seen at certain points above oped. St. Paul’s Cathedral was the most notable new addition, to LWT Tower and the National Theatre, and they read as a the roofline. Conservation areas to the north and St. Martin’s Ludgate and St. Andrew’s-by-the-Wardrobe cluster in views from Waterloo Bridge (see views 25 and 26 in were re-built by Wren. Section 6). The Riverside Walk along the South Bank provides 4.50 The Views Assessment in Section 6 below includes a view Temples Conservation Area (City of London) pedestrians with a range of River Prospects: one from Gabriel’s from Exton Street (view 37) and Aquinas Street (view 40), 4.56 Temples Conservation Area is bounded by Fleet Street to the 4.61 By the late 19th century the area had become a centre for Wharf is included in the Views Assessment below (see view 24 both located within the Waterloo Conservation Area. north, and focuses on Middle Temple Lane in the west, and commerce, with a declining residential population. Much of in Section 6). King’s Bench Walk in the east. This is the most south-westerly the area’s historic fabric stems from this era, whilst contained Roupell Street Conservation Area (London Borough of of the City of London’s Conservation Areas and is dominated within the medieval streetscape and building plots. Networks 4.45 Lambeth’s Statement for the South Bank Conservation Area Lambeth) (Ref 1-20) by the lawyers’ chambers of Inner Temple. The eastern part of narrow alleys and closes feed off of Ludgate Hill, the main (Ref 1-18) notes its role in the wider cityscape and that “It is a 4.51 Roupell Street Conservation Area lies immediately south of of the Inner Temple was destroyed by the Great Fire of 1666 processional route to St. Paul’s Cathedral. The buildings along very important part of, and a positive contributor to, the char- the Waterloo Conservation Area. It is untypically small scale and the remainder by fires in the late 17th century. Rebuilding Ludgate Hill tend to be grander than those squeezed onto the acter of the Thames in central London and is highly visible and uniform for this part of London: predominantly two- followed in the 18th and 19th centuries, however, it retains a alley-side plots, and a range of materials is employed. Today across the river from the N, from the river and from the E and storey, early 19th century workers’ terraced housing in brick medieval character set by the ancient Temple Church at its these historic buildings are largely used as office space with S” (paragraph 2.2, p.11). Views 24 and 26 are located in the lines three main streets, Roupell Street, Whittlesey Street core. Rebuilding following extensive damage during WWII retail at ground level. South Bank Conservation Area. and Theed Street. They are linked centrally by Windmill Walk, also retained the arrangement and character of the 17th which is partly pedestrianised. The development formed part century design. 4.62 The conservation area covers townscape of international Waterloo Conservation Area (London Borough of Lambeth) of the Lambeth Estate developed by John Palmer Roupell significance, the ecclesiastical focus of the City of London, 4.46 The Waterloo Conservation Area is a small area situated from 1820. While no individual building has particular merit, 4.57 Construction of the Embankment in the 19th century part of a major processional route and a focus of national immediately south of the South Bank Conservation Area: it is the preservation of their modest scale in largely complete extended the Inner and Middle Temple Gardens. Inner celebration. St Paul’s Cathedral is a building of international Roupell Street Conservation Area adjoins its southern terraces that is remarkable: over one hundred of these houses Temple Gardens provide the southern frontage of the area, architectural and cultural significance and a seminal building boundary and separates it from the rail line and Waterloo East in the conservation area are Grade II Listed. and these extend to Victoria Embankment, which is heavily in the history of English architecture. The conservation area station further south. Although small, its character is mixed, screened by trees. View 23 in the assessment in Section 6 is as a whole is an area of great architectural significance, containing 19th and 20th century terraces and housing 4.52 As with many historic sites in central London, the modern city taken from the top of the steps to Inner Temple Garden. including one of the largest concentrations in the City of estates blocks as well as commercial buildings on Stamford makes its presence felt. In every direction taller, modern build- London of Grade I, Grade II* and Grade II listed buildings, as Street and, what Lambeth’s Conservation Area Statement ings are clearly visible over the roofs of the two-storey terraces. Whitefriars Conservation Area (City of London) (Ref 1-22) well as numerous non-designated buildings of high architec- terms “the architectural gem of the area” (p. 17, Ref.1-19), For example, looking north, the 30-storey Kings Reach Tower 4.58 This lies immediately east and adjoining Temples tural quality from different periods. The enclosed and winding the Church of St John the Evangelist (Francis Bedford, 1824) (Richard Seifert) dominates the setting of the Roupell Street Conservation Area. It is an area that was transformed from character of the medieval streetscape restricts views out of the fronting Waterloo Road. Conservation Area. From Theed Street, the LWT Tower (Elsom riverside wharves to the City of London Gas Works in the 19th area and large scale buildings to the south of Queen Victoria and Partners, 1970-2) rises above the terraces. Looking west, century. This area was restructured in the 1860s, with a more Street further restrict views south towards the river from the 4.47 From the 16th century, the area formed part of Prince’s Roupell Street is terminated by the Union Jack Club (Fitzroy rectilinear street layout than elsewhere in the City, which western part of the conservation Area. Long views from the Meadow and was not occupied by industrial buildings until Robinson 1976) and the broad, solid principal tower of the incorporated the bend in Victoria Embankment as it changed immediate setting of the Cathedral, for example along Peter’s the 18th century. When built, the storehouses, wharves, facto- 26-storey Shell Centre (Sir Howard Robertson, et al., 1953-63). direction at the end of Blackfriars Bridge north-eastward Hill, are focused due southwards towards the river, east of ries and working yards required access to the riverfront which towards the heart of the City. Consequently, all the buildings the Site. The Proposed Development would have little if any left the gardens and orchards of Prince’s Meadows largely 4.53 The entire southern edge of the Roupell Street Conservation are Victorian and Edwardian, and attain a cohesive character impact on the setting of the area and consequently no views undeveloped until the 19th century. Area is bounded by late 19th century railway arches, which and consistent height of 4 to 5 storeys. The conservation area from within it are included in Section 6. run west to Waterloo East, Waterloo, and ultimately Charing includes the full length of Blackfriars Bridge. 4.48 The construction of Waterloo Bridge marked the turning Cross. These brick arches, and the timber enclosures of Conservation areas to the east point in the area’s character, with streets laid out in anticipa- Waterloo East, rise higher than the artisans’ terraces. 4.59 The City’s Conservation Area Character Summary notes that tion of its opening lined with terraced workers’ houses, and “the grid form enables many views east/west, north/south, Bankside and Bear Gardens Conservation Area (LB schools and churches constructed to serve the new commu- 4.54 Roupell Conservation Area covers a small area and there are into, out of, within and through the area; of note are those Southwark) nity. The construction of Waterloo Station followed in 1848 no views from within the conservation area; however view 37 across the River and west to the Temples. The river frontage 4.63 Historically, Bankside would have been marshland, with and Waterloo Junction (now Waterloo East) in 1869. The area from Exton Street is taken on the edge of the conservation forms a valuable and distinctive part of the City skyline in isolated islands prone to flooding at high tide. In Elizabethan comprised a mix of buildings accommodating light industries, area and provides a view into it. views across the River, and from a significant distance along times, Bankside became known as a place of entertainment worker’s houses and community services. Blocks of social the River to eat and west” (p.9, Ref 1-21). A view from the where activities not permitted by the City of London could housing followed in the late 19th and early 20th centuries, off Old Barge House Alley Conservation Area (LB Southwark) north end of Blackfriars Bridge is assessed in Section 6 below take place; the name of Bear Gardens stems from the bear Duchy Street and on Cornwall Road and Coin Street. 4.55 This small conservation area lies in the northwest corner of (view 21). and bull baiting activities that took place during the 17th Southwark, adjacent to the Thames, and Lambeth’s South century. By the middle of the 18th century river trade on the 4.49 Unlike the surrounding area, the conservation area largely Bank Conservation Area. It incorporates the Oxo Tower devel- St Paul’s Cathedral Conservation Area (City of London) Thames resulted in the river’s edge becoming lined with ware- escaped WWII bomb damage. Many of the 19th century opment, a former warehouse that was converted to commer- 4.60 St Paul’s Cathedral Conservation Area was designated in houses. The relocation of warehouse activity to the mouth terraced houses, social housing blocks, warehouses and cial and residential uses. South Bank Tower dominates its 2007 to encompass the Cathedral and its immediate setting of the Thames in the 1970s saw much of the area fall into public buildings survive today. Away from Waterloo Road southern edge. The Old Barge House Alley Conservation Area and the former Ludgate Hill Conservation Area to the west decline. and Stamford Street the conservation area consists largely is uniquely small and close to existing tall buildings: viewpoints of the Cathedral. The area is steeped in history and can be of terraced development of varied scale built at the back of from within it are largely restricted to the stretch of riverside traced back to Roman times when Ludgate Hill formed part 4.64 This small conservation area largely comprises 19th and narrow pavements, giving an enclosed character to the area. path in front of the Oxo Tower, providing views across the of the main east-west route through the Roman city. Its street 20th century warehouses, commercial buildings and residen- As with Roupell Street Conservation Area, even at the heart river to the opposite north bank. The view east from Gabriel’s names – Blackfriars Lane, Playhouse Yard; Wardrobe Yard; and tial buildings. The tight and dense urban grain of the area,

18 Sampson House Townscape, Conservation and Visual Impact Assessment May 2018 particularly around Bear Gardens, stems from the intensifica- Proposed Development would have little if any impact on the from the Site mean that the Proposed Development would 4.75 The obelisk is in Portland stone, with a tapering shaft rising tion of waterside industry during the 18th and 19th centuries. setting of the area and consequently no views from within it have little if any impact on the setting of the area and conse- from a square plinth. Inscriptions on the four faces of the Development during this period was characterised by densely are included in Section 6. quently no views from within it are included in Section 6. plinth record the date of its erection; the name of Brass packed buildings, which lined the river edge and linked back Crosby Esquire, who was the Lord Mayor at the time and the to its hinterland through narrow lanes and alleys. A proposed Conservation areas to the south St George’s Circus Conservation Area (LB Southwark) distances from Fleet Street, London Bridge and Palace Yard, extension of the conservation area would extend westwards 4.74 The site of the St George’s Circus was originally part of an Westminster. The present Georgian buildings in the conser- to include the New Globe Theatre and 49-52 Bankside, and Kings Bench Conservation Area (LB Southwark) area of common marshland known as Southwark Fields. After vation area were erected 1820-28 to provide a suitable eastwards to the eastern side of Southwark Bridge. 4.70 The Kings Bench Conservation Area is a small conservation the 15th century, it became known as St. George’s Fields after backdrop for the obelisk. The obelisk was replaced in 1905 area located to the north-west of the Site. Until the middle the nearby church of St. George the Martyr. It remained in use with an ornate clock tower but the obelisk was returned to the 4.65 Views within the area are largely directed north towards the of the 18th century the site of the conservation area formed as a place of communal gathering until the end of the 18th Circus in 1998; it is now Grade II* listed. river and the north bank and City beyond. Views towards the part of St. George’s Fields. Horwood’s map of 1799 shows century. The residential development of St. George’s Circus Site from Southwark Bridge look southwest past this conser- the area already largely built up, with Glasshill Street, King’s followed the opening of Blackfriars Bridge in 1769. The bridge 4.76 St George’s Circus is historically important as an example vation area and are assessed in Section 6 (views 15, 15N and Bench Street and Rushworth Street (then Providence Row) was built to the designs of Robert Mylne, who also laid out of Georgian town planning on the grand scale. The layout 16). King’s Bench Walk and Green Walk, occupying their present Blackfriars Road; St George’s Circus was designed to provide of St. George’s Circus was an ambitious formal composi- alignments. Although the 18th century street pattern remains a formal termination to the broad, straight boulevard. George tion designed to provide a road layout to link the new river Thrale Street (LB Southwark) intact, only one of the original buildings remains, the Grade II Dance the younger was responsible for laying out the arterial crossings and the growing urban development of south 4.66 Thrale Street Conservation Area is bound by Southwark Bridge listed Drapers’ Almshouses at the north end of Glasshill Street, roads, which led off the circus towards Borough, Lambeth, London. Although much of the early 19th century develop- Road on the west, Park Street on the north, Porter Street on dating from 1820. The majority of the existing buildings date Westminster and Newington. In the centre of the circus an ment around the Circus itself no longer survives, its planned, the west and the rail line just beyond Southwark Street to the from the late 19th and early 20th centuries. The area did not obelisk was erected in 1771 to Mylne’s design forming a Georgian origins are still apparent in the terraces in London south. Its importance derives from the location of the original suffer much bomb damage during WWII and there has been landmark and visual focus for travellers approaching the Road and on the south side of Borough Road, in the layout Globe Theatre and its central role for brewing industries in little post war redevelopment with the result that the 19th Circus from all directions. of the roads around the obelisk, and in the curved façade the 18th and 19th centuries. The area underwent redevelop- and early 20th century character and intimate scale have of the Duke of Clarence public house. The obelisk provides ment with the construction of Blackfriars Bridge in 1819 and survived largely intact. important focal point at the end of terminating views into the Southwark Street, linking London Bridge to Blackfriars Road, circus from the radiating roads. View 34 from the south side and the railway extension in the 1860s. The area is domi- 4.71 The character of the area is of a tight 18th century street of the Circus looking north along Blackfriars Road is assessed nated by the grand-scale industrial and commercial build- pattern overlaid first by the mid-19th century brick railway in Section 6. ings, primarily on Southwark Street, that were constructed viaduct and then by later 19th and earlier 20th century resi- during the 19th century. Social housing recently replaced the dential, religious and industrial development, mostly of two or Mitre Road and Ufford Street Conservation Area (LB brewery, reinstating the area’s residential character. three storeys and principally brick faced. The railway viaduct Lambeth) forms a strong eastern boundary to the conservation area. 4.77 The conservation area forms a compact estate laid out by the 4.67 Due to the enclosure, orientation and scale of development None of the streets in the conservation area align with views Church Commissioners in the mid 1900’s. During the 18th within the area, views west towards the Site are restricted. The towards the Site and the tightness of the grain and distance century the site was occupied by a garden and was part of the Proposed Development will not be visible, as demonstrated by from the Site mean that the Proposed Development would Lambeth Manor called Chalcroft meadow. The site was built Appendix View A6 which follows the assessment views. have little if any impact on the setting of the area and conse- over by Samuel Short, whose name is still commemorated by quently no views from within it are included in Section 6. Short Street, but by 1900 these properties were in need of Union Street Conservation Area (LB Southwark) rebuilding and the Ecclesiastical Commissioners, who owned 4.68 The conservation area lies south of the railway viaduct that Valentine Place Conservation Area (LB Southwark) the land decided to redevelop the area. During the next few runs east-west to Waterloo. It is a mixed area of predominantly 4.72 Valentine Place Conservation area is a small, recently desig- years this small estate was laid out and has changed little to nineteenth century commercial, industrial warehousing, nated, conservation area centred around Valentine Place, to this day, even down to details such as the universal survival social housing and ecclesiastical development. The area was the west of Blackfriars Road. The conservation area remained of the original painted timber sash windows and doors and developed from the 17th century onwards, when Union Street open fields until the late 18th century when it was devel- street railings. The conservation area is important as a good was a significant east west route parallel to the river, initially oped with terraces of small workers’ houses. By the late 19th example of the major change in estate planning theory and following a gridiron street pattern, much of which remains century the area had become a mixture of industrial and architectural trends which gathered momentum in the early today. The 19th century saw changes to the area through the residential uses, and between 1896 and 1916 the remaining 1900’s with the move away from the more densely developed building of Southwark Bridge and Southwark Bridge Road in terraced houses were cleared and replaced by large footprint artisan flats – exemplified by the continuous three storey 1819. The railway was added in the 1860’s and Marshalsea industrial buildings The conservation area now presents a terraces of Mitre Road, to the lower density garden suburb Road laid out at the close of the century completing the cohesive townscape comprising mainly of industrial and style cottages on Ufford Street, built soon after Mitre Road. evolution of the street pattern that remains today. A dense warehouse developments from the late 19th and early 20th These two parallel streets are therefore an interesting example grain of workers houses, yards, and warehouses connected centuries. The historic street layout remains, creating a legible of the revolution in town planning and social housing advo- with surrounding industry built up during the 19th century. and permeable environment. The intimate scale and high cated by Edwardian reformers such as Raymond Unwin who quality Victorian and Edwardian frontage developments of was developing Letchworth Garden City at the same time. 4.69 Redevelopment took place after WW II, which eroded the two to four storeys, have survived largely intact, with little St George’s Circus Conservation Area dense grain. Larger, single-use blocks replaced the Georgian damage suffered during WWII of as a result of post-war 4.78 Streets in the conservation area do not align with views and Victorian houses, shops and warehouses in some areas, redevelopment. towards the Site and the tightness of the grain and distance which has tended to reduce the sense of enclosure to the from the Site mean that the Proposed Development would streets. The viaduct, which defines the northern edge of 4.73 Streets in the conservation area do not align with views have little if any impact on the setting of the area and conse- the conservation area obscures views towards the Site: the towards the Site and the tightness of the grain and distance quently no views from within it are included in Section 6.

May 2018 Townscape, Conservation and Visual Impact Assessment Sampson House 19 Conservation Areas in Westminster half of Waterloo Bridge is also included in the area. Views east Horse Guards Road, to the west. The area defined today as Much of this conservation area is also designated as a World downstream are assessed in Section 6 (views 26-7). Whitehall, the political heart of the UK, has its origins as a royal Heritage Site. 4.79 Due to the scale of the Proposed Development, the distant residence, the Palace of Whitehall. The Banqueting House setting of five conservation areas within Westminster, which Savoy Conservation Area (City of Westminster) (1617) is the only complete building of the original palace 4.92 View 11 is taken from the Westminster Abbey and Parliament may potentially be impacted by the Proposed Development, 4.84 The Savoy Conservation Area is defined by Thames to the remaining, along with some traces of the underground vaults Square Conservation Area. have also been considered: south, the Strand to the north, Waterloo Bridge to the east and cellars, cockpit and tennis courts. Following a devastating and Hungerford Bridge to the west. Due to its location fire in 1698, plans by Inigo Jones to rebuild the palace were Royal Parks Conservation Area (City of Westminster) • Strand Conservation Area; between the City of London and Westminster, the area was abandoned in favour of alterations to other royal residences. 4.93 The Royal Parks Conservation Area includes within its developed in the early part of the 13th century: grand houses The Whitehall site began to develop as a collection of govern- boundary St James’s Park, Hyde Park, Green Park, Buckingham • Savoy Conservation Area; faced the river across large gardens, and their gate houses ment offices, the first being the Admiralty (1722-26), Horse Palace Gardens and Kensington Gardens, all of which are on and walls fronted The Strand. One of these was the Savoy, the Guards (1750-60) and the Treasury Building (1733-36). By the Register of Historic Parks and Gardens. The conservation • Whitehall Conservation Area; house and grounds occupied by Peter of Savoy in 1246. By the end of the 19th century the scale of development along area also includes a significant number of important Grade I the 17th century, the Strand was almost completely lined with Whitehall had grown considerably. New and enlarged govern- listed buildings, most notably the Buckingham Palace (built • Westminster Abbey and Parliament Square Conservation shops, tenements and inns, with wharves and timber yards ment offices included the Foreign Office (now the Foreign & originally as a ‘house’ in 1705, extended by John Nash to Area; and along the river’s edge. Commonwealth Office) (1860-73) and Government Offices become a palace in 1825-1830 and by Sir Aston Webb in (now the Treasury) (1898-1912). More recent additions have 1913). Other Grade I Listed buildings include: the Royal Mews • Royal Parks Conservation Area. 4.85 Late 19th century and early 20th century developments gave included the Ministry of Defence (1938-1959) and Richmond building along Buckingham Palace Road and the Queen the conservation area the character that defines it today. House (late 1980s). Many of the buildings along Whitehall Victoria Memorial in front of Buckingham Palace. The Strand Conservation Area (City of Westminster) Waterloo Bridge was built in 1817 and Hungerford Bridge are listed and of national and historic importance. Despite 4.80 The Strand Conservation Area is characterised by sloping in 1845. The Victoria Embankment, designed by Sir Joseph the variations in age of the buildings lining Whitehall, their 4.94 The Royal Parks are often referred to as the lungs of London. topography from the Strand towards the River Thames and Bazalgette, was constructed from 1864-1870. It provided governmental function has led to a uniformly grand char- Each park has its own landscape character derived from tradi- medium to large plot sizes. It comprises a number of areas London’s first formal public space fronting the Thames. acter, classical style and predominance of stone. tions of the mid-18th to mid-19th century. The urban backdrops of distinct character, which are unified by the main thor- Cleopatra’s needle was erected in 1874. The construction of of these historic parks visible beyond their edges contribute to oughfares of the Strand and Victoria Embankment. These the Savoy Theatre in 1881 was followed by Cecil Hotel, the 4.89 Whitehall is in effect a processional route lined with grand their settings. The tip of the Proposed Development will be main streets act as arteries linking the sub-areas: the large Institution of Electrical Engineers and, in 1889, the first part buildings of State, most of which are of important historic visible from the footbridge in St James’s Park. The view from Edwardian redevelopment around Aldwych and Kingsway; of The Savoy Hotel. The Savoy Court was built in 1903-4 on and architectural significance. The routes off Whitehall are LVMF Assessment Point 26A.1 is assessed in Section 6, in Somerset House; the Royal Courts of Justice; and remaining the Savoy Palace site. It was the first hotel to have en-suite markedly less grand, especially those to the east which join summer, winter and at night (views 7A, 7B and 7N). areas of finer scale and urban grain which lie in between bathrooms and became renowned for its association with Victoria Embankment. The north-south axis of Whitehall these. Two Grade I listed churches are located on island sites Edwardian high society. channels vistas of Nelson’s Column in Trafalgar Square to within the Strand: St. Mary-le-Strand and St. Clement Danes. the north, and the Clock Tower and the Victoria Tower of the Both landmark buildings sit on island sites surrounded by 4.86 Views within the Conservation Area are dominated by the Palace of Westminster to the south. Whitehall Conservation traffic. Australia House also forms a prominent landmark in Savoy Hotel and the Shell-Mex building, which extended the Area includes part of the Victoria Embankment which affords the views west along the Strand. Cecil Hotel in 1930-1. They are both Grade II listed and iden- views across to the South Bank. The Proposed Development tified as Landmark Buildings in Westminster’s Conservation will not be visible from Westminster Pier as demonstrated 4.81 The street pattern was largely established by the end of the Area Appraisal. Constructed during the same period on the by view A4. Section 6 includes views from the Victoria 18th century. At the end of the 19th century the Strand was site of one of the few remaining terraces, was Brettenham Embankment (view 30) and Westminster Bridge (view 31). renowned as an area for restaurants, public houses, music House (1930-2). Waterloo Bridge was redesigned by Sir Giles halls and theatres. As a result of traffic congestion and slum Gilbert Scott in 1939-45. Following WWII, the area remained Westminster Abbey and Parliament Square Conservation clearance a bold programme of redevelopment was under- largely unchanged until Terry Farrell’s redevelopment of Area (City of Westminster) taken by London County Council in the early 20th century, Charing Cross Station and, more recently, Lifschutz Davidson’s 4.90 The conservation area has two key historic features which including the laying out of the modern alignments of Hungerford footbridges. inform its designation: the first is the Palace of Westminster Kingsway and Aldwych. and the second is Westminster Abbey and its related ecclesi- 4.87 The Grade II Listed Waterloo Bridge and Hungerford Bridge are astical buildings. There are, however, several other buildings 4.82 The Strand Conservation Area is dominated by the Royal important river crossings. The river frontage forms a key role and townscape features which contribute to the character Courts of Justice and Somerset House, both dominant set in views from these bridges. Views identified by Westminster’s of the conservation area, including: Westminster Bridge, the pieces of distinct character, and both listed Grade I. Although Conservation Area Appraisal focus on points in the Victoria cluster of original palace buildings on Abingdon Street, the they are both civic buildings, the courtyard of Somerset House Embankment Gardens, along the Victoria Embankment and grand 19th century Central Methodist Hall and Middlesex provides an important public space, whereas the green space on the bridges. These views are characterised by mature trees Guildhall; and the open spaces of the Victoria Tower Gardens, associated with the Royal Courts fronting the Strand is private. the busy highway of the Victoria Embankment, and the river- Dean’s Yard and Parliament Square. The Proposed Development will not be seen from within the side promenade. Views 26-27, 29, 28 and 30 from Waterloo courtyard of Somerset House (see view A1). It would be seen Bridge, Hungerford Bridge, and the Victoria Embankment 4.91 The character of the built form varies considerably due to from the elevated viewpoint of its southern terrace however respectively are assessed in Section 6. the length of time over which it has developed. The over- and this view is assessed as view 10 in Section 6. riding character is a series of individually grand architectural Whitehall Conservation Area (City of Westminster) statements reflecting the national importance of the build- 4.83 The southern edge of the conservation area includes the River 4.88 Whitehall Conservation Area is defined by Trafalgar Square ings. The key open spaces within the conservation area afford and views from the Embankment along and across the river and Charing Cross, to the north; Victoria Embankment and views of these buildings and glimpses of the citys beyond. are therefore an important part of its setting. The northern the river, to the east; Parliament Square, to the south; and

20 Sampson House Townscape, Conservation and Visual Impact Assessment May 2018 Listed buildings locally

4.95 As indicated on the adjacent map, there are Grade II and II* listed buildings in the vicinity of the Site, but no Grade I listed buildings. The significance of the listed buildings identified on the map and their existing settings are described in Table 3-1. Listed buildings in the wider surrounding area are described where relevant within the views in section 6. All of the listed buildings are considered to be of high sensitivity due to their statutory status. There are no undesignated locally listed buildings in the vicinity of the Site.

Listed buildings map

Map key: Grade Map key: Grade Map key: Grade 1 1A) Hopton’s Almshouses, Hopton Gardens 10 10A) Christ Church 20 Numbers 1-18 Aquinas Street with linking arch 1B) Hopton’s Almshouses, Hopton Gardens 10B) Christ Church Gardens Drinking Fountain II between numbers 10 and 11 II 1C) Hopton’s Almshouses, Hopton Gardens II* 11 Rochester House (43 and 44, Dolben Street) II 21 1-9, Theed Street II 2 Kirkaldy’s Testing Works and Testing Machine 12 Union Works II 22 37, Whittlesey Street II (99, Southwark Street) II* 13 Cardinal’s Wharf and railings at door II 23 23, Whittlesey Street II 3 Former Fire Station (97, Southwark Street) II 14 51 and 52, Bankside II 24 25-1, Whittlesey Street II 4 89, Southwark Street II 15 Former Clay’s Printing Works II 25 20-30, Whittlesey Street II 5 Number 61 Hopton Street and attached railings and 16 15, 16 and 17, Hatfields II overthrow to gate II 26 St Andrew’s and St John’s Church of England Primary School II 17 Portico of Unitarian Chapel II 6 Southern Abutment to Former West Blackfriars and 27 27A) St Andrew’s House St Paul’s Rail Bridge II 18 The London Nautical School II 27B) Front Railings to St Andrew’s House II 7 Blackfriars Bridge II 19 19A) 63, Stamford Street 28 Numbers 124 and 126 Southwark Street and 19B) 65-87, Stamford Street attached ironwork II 8 Number 1, Stamford Street and attached railings II 19C) 89, Stamford Street 9 Number 3, Stamford Street and attached railings 19D) 91, Stamford Street II (The Mad Hatter) II

May 2018 Townscape, Conservation and Visual Impact Assessment Sampson House 21 Table 3-1 Schedule of Listed Buildings Ref Structure Grade Listing description Significance Setting and contribution of setting to significance Listed Structures 1 1A) Hopton’s Almshouses, Hopton Gardens II* “Almshouses. 1746-9, partly rebuilt and modernised C20. Built by Thomas Ellis and William Cooley Architectural and Historic Interest: The almshouses are set in a U-shape around attractive, soft landscaped gardens and lawn. These to designs of Mr Batterson, trustee of Charles Hopton's will and a builder. MATERIALS: brick with central gardens form an important part of the setting of the listed buildings. The inward looking plan 1B) Hopton’s Almshouses, Hopton Gardens The almshouses have special architectural and historic rusticated stone quoins; tiled roofs with overhanging eaves, hipped at ends; some roofs renewed. PLAN: form and railing alongside the gardens means that a sheltered atmosphere has been retained there interest for their age, interesting design and composition, 1C) Hopton’s Almshouses, Hopton Gardens 2 linked blocks, forming the northern range of originally 28 almshouses, grouped around 3 sides of a despite the substantial change in the typology and scale of development which has occurred around and the charitable residential function for which they were garden. Western end of range, originally Nos 1-3, is a C-shaped block, rebuilt after war damage, now the almshouses since they were built in the mid-18th century. There is now high quality residential and designed (and for which, unusually, they remain in use). adapted as 6 dwellings; linked by a brick arch to a range, originally of 4 (now Nos 7-9); all buildings commercial development within its close setting – most notably in the Neo Bankside development – modernised and re-opened 1988. EXTERIOR: 2 storeys, 2 bays each; some doors now replaced with that neither contributes to or diminishes the significance of the listed buildings. The existing building windows. Ground-floor openings with segmental, gauged red brick arches; sash windows with glazing on the Site, Sampson House, also does not contribute to the listed buildings’ special interest and causes bars in plain reveals to both floors. INTERIOR: not inspected.” some detraction from the townscape quality of their setting through the bulkiness of its appearance and impermeability at street level. 2 Kirkaldy’s Testing Works and Testing Machine II* “Former materials testing works. Designed by Thomas Roger Smith for David Kirkaldy in 1873. The Architectural, Historic and Group Interest: The more ornate, main frontage of the listed building is on Southwark Street, which has a mixed urban (99, Southwark Street) building contains his hydraulic testing machine of 1863-4 for which it was purpose built. The C20 character. Its secondary elevation is on Price’s Street to the south. On both sides the building directly The listing description states the following reasons for the fittings of the upper floors converted to commercial office space are not of special architectural or abuts No 97 Southwark Street located to the east, and across on the other side of Southwark Street significance of the asset: historic interest”. are Nos 124 and 126 Southwark Street, both also Grade II listed. These buildings, and other similar “Historic interest: as the world’s earliest purpose-built buildings in the locality, are predominantly brick and have similar design details which date them to the independent commercial materials testing laboratory, same late 19th century period and commercial use. These buildings of the same typology contribute founded by David Kirkaldy to house his patented testing positively to the setting of the Kirkaldy’s Testing Works. Otherwise, development in the area is generally machine, which is of great importance in the history of modern (20th and 21st century), large scale and mixed in quality. A tall buildings cluster is presently materials testing and in the development of materials emerging around the Blackfriars bridgehead and forms a visible new aspect of the setting of these science; Victorian buildings on Southwark Street, however they do not contribute to their heritage significance. The Site is located to the west and has no discernible visual or other relationship with the listed building * Historic association: David Kirkaldy was important for at present. establishing standardised testing of structural materials in the late-C19. Elements of many important structures and investigations into failed structures such as the Tay Bridge were carried out here; * Architectural interest: designed by a notable Victorian architect and theorist, T R Smith, in a fashionable and striking Italian Romanesque style; * Rarity: the testing machine is the only survivor of two built and is amongst the earliest testing machines in the world still in working order; * Degree of survival: the exterior, ground floor and basement of the building and the testing machine remain largely unaltered.” In addition to this it forms a group with No 97 Southwark Street. 3 Former Fire Station (97, Southwark Street) II “Fire station, now offices. 1867-8. By Edward Creasy the Younger. For the Metropolitan Fire Brigade. Red Architectural, Historic and Group Interest: The Former Fire Station is located on the corner of Great Suffolk Street and Southwark Street, with brick front, stock brick to rear. Contrasting black and white brick with stone dressings used decoratively Price’s Street separating it to the south from the rest of the block. This creates two different settings for The building has special architectural interest for its main in the main facade. The building has a flat-iron plan and 4 storeys. The roof obscured by brick cornice. the asset, the busy thoroughfare of Southwark Street to the north with a mixed urban character, and brick frontage, historic interest as the earliest surviving 9-window range: 3rd floor with 2x2 sashes under polychromatic, flat brick arches; 2nd floor with 2x4 the much quieter backstreet of Price’s Street. The bullnose eastern end of the building is prominent in inner-city London fire station and group interest with sashes with rounded heads under pointed brick arches, the tympana filled with faceted red brick; views west along Southwark Street. It is one of a number of late Victorian brick buildings of a similar No.99 Southwark Street (adjacent and also Grade II). ground-floor with 2x4 sashes with round heads under pointed brick arches. Most of the glazing is design on and close to Southwark Street. These buildings of the same typology contribute positively to authentic but doors in the 3rd and 7th bays are C20 replacements. Scattered fenestration to rear the setting of the Former Fire Station. Otherwise, development in the area is generally modern (20th elevation. INTERIOR: not inspected. This is the earliest surviving inner-city London fire station and was and 21st century), large scale and mixed in quality. A tall buildings cluster is presently emerging around used as such until 1877, when it was superseded by the one in Southwark Bridge Road, No.94 (qv). the Blackfriars bridgehead and forms a visible new aspect of the setting of these Victorian buildings on Forms a good group with No.99 Southwark Street (qv)”. Southwark Street, however they do not contribute to their heritage significance. The Site is located to the west and has no discernible visual or other relationship with the listed building at present. 4 89, Southwark Street II “Warehouse and offices, now offices. c1880. Grey brick relieved by courses of red brick with fine stone Architectural and Historic Interest: 89 Southwark Street is located on Southwark Street, which has a mixed urban character. Its immediate detail. Roof obscured by brick parapet. 4 storeys, 8-window range. Elevation has round-arched base, setting consists of high quality modern development, which does not contribute to its special interest. The building is listed primarily for the high quality design with upper floors set back behind giant piers with cornice at roof level. All upper-floor windows are Buildings in the wider local area, mainly along Southwark Street, of the same late 19th century period, and polychrome brickwork of its main elevation and flat-arched and bisected by colonnettes. The top floor windows are surmounted by a great stone lintel design character and materials contribute positively to its setting. The Site is located to the west and for its historic warehouse and office use which is typical carried by main piers. Windows of 1st and 2nd floors have their own stone lintels under decorative has no visual or other relationship with the listed building at present. of commercial development in the locality in the late relieving arches in red and grey brick. The arches above the 1st-floor windows have the additional Victorian period. feature of stone rosettes in square frames offset by red tiled surrounds. Similar rosettes decorate the piers on the ground floor. All the glazing is authentic but the doors at either end of the building are C20 replacements. A large hoist bracket between the 6th and 7th bays of the 1st floor. INTERIOR: not inspected. The most distinctive feature of the building, apart from its "stripped" Classical style, is the subtle use of contrasting textures and colours, all of which makes for a most refined commercial design. Built subsequent to the laying out of Southwark Street in 1863-5”.

22 Sampson House Townscape, Conservation and Visual Impact Assessment May 2018 Ref Structure Grade Listing description Significance Setting and contribution of setting to significance 5 Number 61 Hopton Street and attached II “House. c1702. Brown brick with plain tiled roof. Square plan set back from street with later single- Architectural and Historic Interest: The building is set back from the pavement edge and has substantial modern blocks adjacent, none of railings and overthrow to gate storey extension to street at left hand bay. 2 storeys, basement and attic, 4 bays. Overhanging eaves which contribute to its special interest. The almshouses to the south are similar in scale and brickwork No 61 Hopton Street has special architectural historic with moulded timber cornice. Brick string at 1st floor. 6-panelled door with square-headed light but are separated from the older house by a large modern commercial building. It appears as an interest primarily for its significant age. It is the oldest above in pilastered timber doorcase with consoles and moulded cornice continuing across front. Sash anomaly within the streetscape, compounded by the enormous scale and concrete and metal exterior building in the area. windows with glazing bars in flush frames, the 2 left openings to 1st floor bricked up. Central 5-light of the existing building on the Site which is situated opposite: it presently detracts from the townscape dormer with hipped roof. INTERIOR: not inspected. SUBSIDIARY FEATURES: contemporary wrought- quality of the setting of the listed building and makes no contribution to its special interest. iron railings and overthrow to gate above low wall in front of house.” 6 Southern Abutment to Former West II “Abutment. 1862-64. By Joseph Cubitt. For the London, Chatham and Dover Railway Company. Architectural, Historic and Group Interest: The rail and bridge structures within the close setting of the Abutment contribute to its setting and Blackfriars and St Paul’s Rail Bridge Abutments of stone faced with Portland stone from Charles Labelye's Westminster Bridge of 1738-49. significance, in particular Blackfriars Bridge. The River Thames itself is an important aspect of its setting: The abutment has high quality cast-iron work, historic HISTORICAL NOTE: built for the London, Chatham and Dover Railway Company to support the line it can be seen when walking along the Thames Path and in views looking east from Blackfriars Bridge, interest as part of the former West Blackfriars and St Paul’s on the Beckenham to Ludgate Hill route. As the bridge was to form part of the company's Blackfriars and at low tide it can be inspected from the river bank. The development within the locality, and in Bridge and group interest with Blackfriars Bridge. Station it was given good cast-iron ornament; the large shields flanking the way on the Southwark side particular at the Blackfriars Bridgehead, is of a substantial urban scale. The Site has no visual or other bear the company's crest and title in full. These were restored c1990. The abutment to the south shore relationship with the listed Abutment. falls within the London Borough of Southwark. Joseph Cubitt designed Blackfriars Road Bridge to the west (see City of London), and with it this forms a group”. 7 Blackfriars Bridge II “1869, by James Cubitt (?) 5 shallow, segmental arches of cast iron with abutments of grey granite and Architectural, Historic and Group Interest: The River Thames and cross-borough position of Blackfriars Bridge, connecting Southwark with the City, piers with squat engaged columns, the caps and bases of carved Portland stone. Gothic balustrade of forms an important part of its setting. It is a prominent structure in views up and down the River. Whilst Blackfriars Bridge has architectural and historic interest gray granite.” the building presently on Site is also visible in long River views, it does not contribute to the significance for the high quality of its design and engineering. It has of the listed Bridge and has a negative impact on the townscape quality around the southern end of group interest with the Southern Abutment to Former the listed Bridge. West Blackfriars and St Paul’s Rail Bridge (Grade II). 8 Number 1, Stamford Street and attached II 1, Stamford Street Architectural, Historic and Group Interest: No 1 and 3 Stamford Street are adjacent and share the same setting. The buildings occupy a ailings The listing description is extensive and includes the following summary introduction: “Commercial prominent corner position, looking towards Blackfriars Bridge and the River, which form an important 1 and 3 Stamford Street are listed for the special interest building, now offices. c1870. Red brick with stone dressings, further colour added by black and white part of their setting (albeit now with the 1 Blackfriars tower in between). They are situated on the of their designs, primarily their front elevations, which are brick detail. High slate mansard roof. Corner block with canted entrance bay on the angle”. corner of an urban block, a substantial part of which forms the 18 Blackfriars Road site and is presently typical of late 19th century development in the locality under development. No 1 and 3 Stamford Street are of the same period and typology of other late The following summary is given in conclusion: “A handsome building designed to make the most of its and both are by Edwin Nash & W. Hilton Nash. 19th century buildings in the wider area, and those buildings contribute positively to their wider setting, prominent position looking toward Blackfriars Bridge. Forms a group with No.3 Stamford Street (qv)”. however none are visible in relation to them. Their immediate setting is formed by large scale late 20th 9 Number 3, Stamford Street and attached II 3, Stamford Street century and 21st century development which has been conceived to improve the local townscape railings (The Mad Hatter) “Commercial building. c1875. Stock brick with stone dressings and roof hidden behind parapet. 4 quality but which makes no contribution to the special architectural and historic interest of these two storeys over basement, 9-window range, articulated into 3 bays by giant pilasters to 1st and 2nd floors; listed buildings. Part of the existing Sampson House is visible from within their setting but it does not top floor treated as an attic. Rusticated ground floor, with segmental-arched entrance in 3rd-window contribute to their significance. range; the rest of the openings on this floor are flat-arched, with keyed lintels; the entrance with bracketed cornice. Segmental-arched openings to 1st floor and round-arched to 2nd, separated by colonnettes. Heavy cornice to attic. Attic windows have stepped brick arches. 2x2 sashes to upper- floor windows, those to ground floor are tripartite with 1x1 sashes. Robustly detailed and constructed from contrasting materials; much of the ornament of cut brick. INTERIOR: not inspected. SUBSIDIARY FEATURES: area railings. Forms a group with No.1 Stamford Street (qv).” 10 10A) Christ Church II Christ Church was listed in 2010 and has an extensive listing description. In summary: it is situated on Architectural and Historic Interest: The primary setting of Christ Church and the Drinking Fountain is the Churchyard and the mature the Blackfriars Road and dates from 1958-59. Designed by R. Paxton Watson, the church is in the Neo- trees which provide a secluded environment set off the main thoroughfare of Blackfriars Road. The 10B) Christ Church Gardens Drinking Fountain The Neo-Georgian exterior of the Church has some Georgian style with unique early stained glass by K.G. Bunton and others depicting some of London's development around the Churchyard and on Blackfriars Road itself is entirely modern and has no architectural interest. Its significance primarily derives most famous buildings. The church is very well preserved, with its leaded windows unaltered and all its relationship with the Church or fountain. The adjacent 18 Blackfriars Road site is presently under from the aesthetic and historic interest of the stained internal fixtures and fittings intact. substantial redevelopment, which will include two towers when complete. There is no visual or other glass inside. relationship between the Church and Churchyard and the existing Sampson House on Site, mainly due II “Drinking fountain. 1900. Erected by the Metropolitan Public Gardens association at the expense of to the substantial scale of 240 Blackfriars Road, a new office building which sits between them. John Passmore Edwards the philanthropist, who also provided 3 other drinking fountains in different parts of London. Chamfered square stone base on plinth with sculptured bowl to one side and metal bowl to the other. Central chamfered square stone feature with pyramidal roof has copper inscription. 4 bracketed wooden corner posts support conical tiled roof with elaborate copper finial. The whole structure is set on an octagonal step. The other drinking fountains which Passmore Edwards provided were at Hoxton Square, Duncan Terrace, Islington and Leyton Square, Camberwell, and were all completely different.” 11 Rochester House (43 and 44, Dolben Street) “2 houses, now one unified office building with No.42 (rebuilt and not included). Stock brick with Architectural and Historic Interest: The houses are situated on a quiet side street with the railway viaduct adjacent to the east: there is very rendered ground floor and slate mansard addition with dormers. 3 storeys and attic, 3 bays (3 windows little of their original – likely late 18th or early 19th century – setting remaining. In the locality there is These former houses have attractive, typically Georgian each). Gauged, flat brick arches to recessed sash windows with glazing bars (replaced) on 1st and 2nd substantial 20th century residential and commercial development, none of which contributes to the frontages, which have architectural and historic interest floors. Ground floor is late C20, with imitation timber shop front to centre of composition (No.43). special interest of these buildings and which has mixed architectural and townscape quality. The listed for their age and design. INTERIOR: completely remodelled as one.” building has no visual or other relationship with the Site at present.

May 2018 Townscape, Conservation and Visual Impact Assessment Sampson House 23 Ref Structure Grade Listing description Significance Setting and contribution of setting to significance 12 Union Works, Park Street II “Workshop and engineering premises. c1867-68. For David and Andrew Derrin. Brick in Flemish bond Architectural and Historic Interest: The listed building occupies the south end of an urban block. It is visibly related to the building at the with header bond to curved corner ranges. EXTERIOR: 2 storeys and 5-window range to Park Street and south end of the block immediately east, which is also in brick, small scale and with arched windows. The primary interest of the building stems from the Emerson Street; 4-window range to Bear Gardens and 2 bays to rear elevation. Brick plinth. The elevation Otherwise, development in the area is generally 20th century commercial with little or no architectural design of the east, west and south elevations and from articulated into ranges by 5 round-arched window recesses; windows to ground floor camber-arched; interest. The most important aspect of its setting is the historic streetscape and tight urban grain the historic interest of the former workshop use which round-arched above. Brick entablature band and dentil cornice over centre forming a pedimented in which most developments are situated at the back edge of narrow pavements. This aspect of its characterised development in the area in the 19th attic. Wall projecting to either side of centre range as giant pilaster strips. Flat-arched entrances set in setting restricts views out of the area. The existing building on Site is not presently visible from within century. stucco-faced aediculates consisting of Tuscan pilasters and entablature with massive dentil cornice. the setting of the listed building and has no visual or other relationship with it. The listed building has a This treatment repeated to Bear Gardens elevation with segmental-arched windows, the rest rebuilt substantial modern extension at roof level which does not form part of its special interest. along with the wall. Dentil cornice intact, however. Plinth stops at corner bay. One Diocletian window to rear. The gable facing elevation of red brick, 2 storeys and 4-window range, to the rear is not of special architectural interest. INTERIOR: not inspected. A refined essay in the "engineer's classical" manner. “ 13 Cardinal’s Wharf and railings at door II “House. Late C17 or early C18 with earlier C19 alterations. Stucco front with high tiled roof with dormer Architectural, Historic and Group Interest: There are a number of important aspects of the setting of this group of listed buildings, most notably (No 49, Bankside) behind parapet. 3 storeys and attic, 2 bays. Door to right with decorative square-headed light, moulded the cobbled street to their north (with views to St Paul’s), the late 20th century river walkway, the River The special interest of these buildings derives from their stucco architrave, and cornice on consoles with male and female coats of arms and crown above. Sash beyond, the Globe Theatre to the east and the Tate Modern to the west. The original setting of the significant age, design quality and historic interest as windows with glazing bars in moulded stucco architraves to all floors, those at ground and 1st floors listed buildings has changed substantially but the landmark developments in close context enhance the a surviving fragment of historic riverside residential with console bracketed cornices, and ground window with ornate wrought-iron grille. Plaque: "Here lived quality of their setting and appreciation of their significance. The position of the river has changed but development. There is additional historic interest Sir Christopher Wren during the building of St Paul's Cathedral. Here also in 1502 Catherine Infanta of the River setting itself remains. There are presently no views from the Site within their setting, however through associations with important historical figures, Castille and Aragon, afterwards first Queen of Henry VIII, took shelter on her first landing in London". the Site is seen in long River views which include these listed buildings. The existing Sampson House Shakespeare, Christopher Wren and Catherine of Aragon. INTERIOR: not inspected. SUBSIDIARY FEATURES: short wrought-iron railing to right of door. There is makes no contribution to their significance or positive contribution to the appearance of the Southbank no historical evidence to support the legend on the plaque, though a previous building on the site may in River views. have been referred to.” 14 51 and 52, Bankside II “Terrace of 3, now 2 houses, dated 1712. Brown brick with red brick dressings and timber details. Slate mansard with dormers behind rendered parapet. 2 storeys and attic; 1st floor has 3 bays, each of 2 windows. Altered ground floor has two 6-panelled doors in timber doorcases with moulded pilasters and continuous moulded timber cornice extending out over doors to form canopy, supported on carved brackets. Ground floor has sash windows with glazing bars and stucco sills, the 2 right-hand ones tripartite. First-floor sash windows with glazing bars have gauged, flat brick arches and stucco sills with moulded brick cornice above. 1st floor of No.51, with wrought-iron lamp holder, extends over adjacent Cardinal's Cap Alley. Rainwater head bears crown and initials: "BHS 1712". INTERIOR: not inspected.” 15 Former Clay’s Printing Works, Paris Gardens II The listing description includes an extensive description of the exterior. It provides the following Architectural and Historic Interest: The listed building is situated on a narrow side street, opposite the 18 Blackfriars Road site and close to summary introduction: “Printing works, now offices. 1909. By GF Collinson, architect, and Alexander the 1 Blackfriars Road site and other new and emerging developments. There are no buildings within The building has special interest for its architecture and Drew, engineer. Reinforced concrete, utilising the Khan system.” The building has five storeys (over the close area which contribute to its special interest. There will be little or no visual relationship with engineering, as an early example of use of the Kahn a semi-basement) with the top floor set back and a symmetrical façade consisting of 13 bays. In the Site when the 18 Blackfriars Road development is complete. System and with a main elevation of high aesthetic merit. conclusion the listing description states: “The style is eclectic, with references both to Chicago School commercial design, and the work of WR Lethaby; a hint of Tudor detailing intermingled with the Arts and Crafts touches. An early example of the Khan system of reinforced concrete construction, invented in the United States and introduced to Britain in the Edwardian period. […] Quite apart from this technical interest, the structure has considerable architectural merit; the designer has endowed a straightforward and utilitarian pier and spandrel system with grandeur and powerful scale.” 16 15, 16 and 17, Hatfields II “Former printing works, now flats, 1905, by Frank Matcham. Later alterations including conversion to flats. Architectural and Historic Interest: Together, 15, 16 and 17, Hatfields form a long elevation obeside the street, and their close proximity to the street and consistent building line with their neighbours forms an important aspect of their setting. MATERIALS: Reinforced concrete frame on Hennebique (Mouchel) system with brick facade and stone The Listing Description gives the following reasons for In other respects, the typology, scale, uses and quality of buildings in the locality is very mixed and none dressings. designation: makes a particular contribution to, or enhancement of, the special interest of these buildings. There is EXTERIOR: Two storeys, semi-basement and full attic storey, 16 bays wide with giant pilasters rising to “Historic interest: an early example of reinforced concrete no visual or other relationship with the Site at present. round-headed windows at 1st-floor level except at end pairs of bays where ground-floor openings have construction; Architectural interest: a vast frontage, round-headed arches with keystones and impost capitals; 1st-floor windows above treated similarly but articulated by a giant order of classical pilasters in good with round opening in spandrel. Above 1st-floor cornice, parapet (with decorative line over end pairs of quality brickwork.” bays) containing square-headed attic windows with subsidiary cornice over all but those in end pairs of bays. One pair is blocked up. Windows have small panes and metal glazing bars. Alternate bays separated by rusticated brick pilaster strips breaking through string course above 1st-floor windows. Second bay from each end has monogrammed iron gates to entrance.” 17 Portico of Unitarian Chapel II “Large portico and part of ground floor. 1821. Doric hexastyle portico with triglyph frieze and pediment Architectural and Historic Interest: Only the portico of the Chapel survives, and its setting therefore has substantially altered. The new over. Central door with shouldered architrave and iron gates. Remaining ground floor walls at either development beyond it does not contribute to its significance or enhance its setting. Development in The last remaining part of the Unitarian Chapel built in side, each with 3 blank windows with shouldered architraves. Remainder of Unitarian Chapel now the locality is mixed in type and quality and does not contribute to the interest of the listed portico. 1821. A classical portico in a Doric hextastyle. demolished.” The church was demolished in 1965 to make way for a playground for the neighbouring There is presently no relationship with the Site, which has very little visibility from within its setting due school. The portico now functions as the entrance to a modern residential development behind. to the distance and scale of development between the buildings.

24 Sampson House Townscape, Conservation and Visual Impact Assessment May 2018 Ref Structure Grade Listing description Significance Setting and contribution of setting to significance 18 The London Nautical School II “Early C19 building with a central block of three storeys and basement, three windows; one storey, Architectural and Historic Interest: On Stamford Street, there are terraced houses to the west of the former orphanage which date to the three-window side wings. In mid C19 an extra storey two bays wide, with a mansard roof and dormers, same early 19th century period and are stylistically and materially similar: these buildings contribute The building has architectural and historic interest for its was added; there are subsequent rear additions. Stock brick with stone dressings including basement to the significance of the listed building through its setting. Otherwise, the streetscape is very varied in early 19th century age, interesting design and its original plinth, first and second floor cill bands, first floor window architraves, top cornice and blocking course periods, types and quality of buildings, and makes no evident contribution to, or enhancement of, this use as an orphanage. peaked in centre in main block; in side wings a wide first floor band and a parapet ramped up to listed building. There is presently no visual or other relationship with the Site. entablature which rests on flat pilasters. Replaced sash windows with glazing bars under gauged brick arches, round headed in arcaded ground floor of wings. Three steps to central Doric porch in antis with eight-panel double door. Spade-headed wrought iron area railings.” 19 19A) 63, Stamford Street II These summary descriptions are based on the listing citations: Architectural, Historic and Group Interest: The rebuilt parts of these terraces are complementary in style and materials and enhance the setting of the listed buildings. The listed former orphanage, to the east, dates to the same early 18th century 19B) 65-87, Stamford Street 63, Stamford Street Nos 63, 65-87, 89 and 91 form consistent, high period and shares stylistic qualities and materials which also contribute positively to the setting of the This building dates from the early 19th century and stands at four storeys, with a return to Duchy quality, early 19th century terraces (with some modern 19C) 89, Stamford Street listed terraced houses. Otherwise, the streetscape is very varied in periods, types and quality of buildings Street, blank above ground floor. The building is constructed in stock brick with a stone coped parapet, interventions, not listed) and have interest on account of and makes no evident contribution to, or enhancement of, these listed buildings. There is presently no 19D) 91, Stamford Street and bands at the second and third floors. The building has a three bay mid-19th century shop front, their age, aesthetic merit and group value. visual or other relationship with the Site. above which sits a cornice. The façade has engaged fluted columns with leafy capitals resting on projecting plinths and a support fascia and cornice. 65-87, Stamford Street This terrace has a large-scale early-mid 19th century composition in three parts, of eight, ten and eight bays. The buildings are each four storeys with a basement, with the central section siting higher. The buildings are constructed in stock brick with stone dressings. The wings have ornamental entablature at third floor level, and simple frieze cornices and a blocking course at the top. The centre section of the terrace has a giant Corinthian Order, with paired engaged columns and pilasters, resting on second floor bands. The first floor of the central piece and the whole ground floor of the terrace is stuccoed with banded rustications. 89, Stamford Street This early 19th century house constructed from stock brick stands at three storeys with a basement, and is three windows wide. The first-floor windows are long casements in round arched recesses and open to a full width cast iron balcony. The door has ten shaped panels with fluted pilasters, a cornice head and a plain fanlight. 91, Stamford Street This early 19th house is four storeys and two windows wide. It is constructed in stock brick with a parapet. On the first floor are long casements to a full width wrought iron balcony. The rusticated stucco ground floor has a mid-19th century shop front which has been altered. On the right return, there is another small shop front and a house entrance. 20 Numbers 1-18 Aquinas Street with linking II “1911. Two linked rows of 2-storey houses treated mostly as pairs. Each house 2 windows wide. Red Architectural and Historic Interest: The listed terraces on Aquinas Street, Theed Street, Whittlesey Street and Roupell Street differ in design arch between numbers 10 and 11 brick with first floor band, terra-cotta modillion cornice. Brick quoins between pairs. Tiled roofs with and period but result in a consistent and coherent small scale streetscape, the character of which is The listed houses have special interest for their aesthetic dividing walls, ridge stacks between pairs. The first, third and fifth pairs are pedimented and the central reinforced by the variety and substantial scale of development within the close setting of the area. merit and group value, with each other and in relation to pediment has terra-cotta panel with Prince of Wales's feathers and motto. These 3 pairs also have There is presently no visual or other relationship with the Site. the terracing along adjacent streets. stone keys to ground floor windows; and the central pair has ground floor rusticated. Sash windows with glazing bars in flush moulded wood architraves under flat ganged brick arches. Between Nos 10 and 11 a wall with tall, rusticated entrance arch. Beyond this the central pediment (over Nos 14 and 15) is dated 1911. Built by Duchy of Cornwall estate.” 21 1-9, Theed Street II “Row of early-mid C19 cottages, each 2 storeys, 3 windows. Stock brick with tall, stone-coped parapet Architectural and Historic Interest: The listed terraces on Aquinas Street, Theed Street, Whittlesey Street and Roupell Street differ in design having 3 blank panels above windows. Gauged flat brick arches to these and to sash windows with and period but result in a consistent and coherent small scale streetscape, the character of which is The listed cottages have special interest for their age, glazing bars. Six-panel doors with cornice head and plain fanlight under round gauged brick arch.” reinforced by the variety and substantial scale of development within the close setting of the area. aesthetic merit and group value, with each other and in There is presently no visual or other relationship with the Site. relation to the terracing along adjacent streets. 22 37, Whittlesey Street II The terraced cottages on both sides of Whittlesey Street are listed separately but have the same Architectural and Historic Interest: The listed terraces on Aquinas Street, Theed Street, Whittlesey Street and Roupell Street differ in design appearance and are the same as 1-9 Theed Street (see above) except that almost all are heavily and period but result in a consistent and coherent small scale streetscape, the character of which is 23 23, Whittlesey Street Like the terraces on Theed Street, they have special repaired or rebuilt in the same style. Together they create a highly linear streetscape with their flat, back reinforced by the variety and substantial scale of development within the close setting of the area. interest for their age, aesthetic merit and group value. 24 25-1, Whittlesey Street of pavement main elevations and flat parapet line. Only the restored brickwork is varied in appearance. There is presently no visual or other relationship with the Site. 25 20-30, Whittlesey Street 26 St Andrew’s and St John’s Church of England II “Circa 1868 by S S Teulon. U-shaped three-storey building with six-window centre, three and five Architectural Interest: The listed school has an important relationship with the adjacent former vicarage (which is also listed Primary School windows on inner returns. Stock brick with dressings of red brick and stone. High pitched slated and by the same architect and in the same materials and design). The main block is set back from The school building’s primary interest derives from its roofs. Plain inner facades relieved only by flush red brick bands and arches to paired windows with the street, with a courtyard, which also forms an important aspect of its setting. Whilst of a different high quality design and group value with the adjacent St four-centred heads and sloping stone cills. Outer gable ends have grouped pointed windows above, style and period than the terraces of houses on the streets to the west, their small scale, brickwork and Andrew’s House, designed by the same architect. four-centred below with stone hoodmoulds dividing wide red brick extrados; stone gable kneelers and residential character enhance the setting of the listed school. More modern apartment blocks to the nailhaid impost string to top windows”. west are also in brick and form a neutral aspect of the school’s setting. There is no evident relationship with development beyond the immediate area or with the existing building on Site, which is presently not visible from the setting of the listed school.

May 2018 Townscape, Conservation and Visual Impact Assessment Sampson House 25 Ref Structure Grade Listing description Significance Setting and contribution of setting to significance 27 27A) St Andrew’s House II “1868 by S S Teulon. Former vicarage. Symmetrical three storey, three bay building, the wider gabled Architectural and Historic Interest: St Andrew’s House is the former vicarage built by the same architect as the adjacent school. It has close outer bays having paired windows in top storey, tripled below. Stock brick with red brick and stone group value with the school and they positively contribute to each other’s setting. St Andrew’s House is 27B) Front Railings to St Andrew’s House The former vicarage’s primary interest derives from its dressings. High pitched slated roof. Narrow centre bay has moulded brick cornice above date panel. Top set back from the pavement by iron railings. Like the school, the terraced houses within its immediate high quality design and group value with the adjacent windows pointed, others four-centred under gauged brick arches with stone hoodmoulds. Heavy stone vicinity enhance its setting and the brick apartment blocks form a neutral aspect of its setting. There is listed school, designed by the same architect. and brick dentiled first floor string”. no evident relationship with development beyond the immediate area or with the existing building on Site, which is presently not visible from the setting of the former vicarage and listed school. 28 Numbers 124 and 126 Southwark Street and II “Warehouses, now offices. c1870. Stock brick with stone dressings and stone cornice; mansard roof of Architectural and Group Interest: As for Nos 97 and 99 Southwark Street, this is one of a number of late Victorian brick buildings of attached ironwork slate. 4 storeys with 9 roof dormers. 13-window range, the first 10 of which, going from west to east, this type on Southwark Street and they contribute positively to each other’s settings. Otherwise, The building is primarily listed for its stonework and are symmetrically arranged. Main entrance is centrally placed, in the 4th and 5th ranges, both of development on Southwark Street, and in the locality generally, is generally modern (late 20th century elaborate style of its main elevation generally. It has some which project from the facade; there are secondary doors in the 1st and 10th bays. There is a further and 21st century), large scale and of mixed quality. A tall buildings cluster is presently emerging around group value with Nos 99 and 97 Southwark Street to the 3-window range to the east. Most of the openings to the upper floors remain unchanged: plate-glass the Blackfriars bridgehead and forms a visible new aspect of the setting of these Victorian buildings on south (from the same period and also listed Grade II). sashes separated by iron colonnettes. On the 3rd floor the colonnettes support the main cornice Southwark Street, however they do not contribute to their heritage significance. The Site is located to while, at 1st – and 2nd-floor levels, they carry brick segmental arches. But the openings of the 1st and the northwest and has no discernible visual or other relationship with the listed building at present. 10th bays, which may originally have been hoist bays, have all been altered, as have the doors and windows at ground floor. Despite this the framework of piers, colonnettes and attached columns which articulate the openings of this floor are intact. INTERIOR: not inspected. It is the elaborate stone detail, including the hoods to the piers (those at 1st-floor level still retain their iron cresting), the "Lombardic" frieze to the cornice, and the wealth of Corinthian capitals, which give the building its distinctive quality. Noted in the "South London" volume of the Buildings of England series for having a handsome "Venetian Gothic" elevation”.

26 Sampson House Townscape, Conservation and Visual Impact Assessment May 2018 5 Visual Characteristics of the Proposed Development

Introduction 5.7 LH-2 will provide the apex of the cluster of tall buildings inform the coloration of the proposed Sampson House build- (existing) and in relation to the family of forms that comprise ings, the taller buildings on the Ludgate House side of the 5.1 The Proposed Development at Sampson House has been the Proposed Development which will rise from Tate Modern viaduct will be lighter and more silver in colour to correspond designed by PLP Architects and Make Architects and is and Neo Bankside to the east, while One Blackfriars will be a with the tall buildings nearby on Blackfriars Road. described in detail in the DAS. The comments that follow distinctive and unique form across the busy vehicular access will highlight only those issues that have a bearing on the to its west, and the disparate towers that are emerging and 5.12 Being closest to the river frontage of the Combined Townscape and Views Assessment below (section 6), which exist close to the boundary with Lambeth (18 Blackfriars Masterplan, and to assist in local way-finding in relation to considers the scale, mass and composition of the Proposed Road) and the recently completed South Bank Tower. LH-2 will Blackfriars Station southern entrance, the river walk, and Development and also the Combined Development in be more visible than One Blackfriars in views up-river from the Upper Ground to Tate Modern route, the mid-height LH-1 relation to key views. east, including from Southwark Bridge and the Millennium and SH-4 buildings will have their own distinctive external Bridge beyond and to the right of Tate Modern, and One characters, with more pronounced surface articulation than Massing and Spatial Character of the Proposed Sampson Blackfriars will be prominent in views down-river, particularly the other buildings. The upper portions of the tallest build- Development from Waterloo Bridge across the River Thames from St Paul’s ings will have simpler, sheerer profiles to emphasise their Cathedral and the City cluster of tall buildings. verticality and skyline character. The spacings between the 5.2 The Proposed Development will accommodate five build- upper parts of the taller buildings are a direct consequence ings of various sizes and heights: with four residential build- 5.8 At a mid-height of 34 and 30 storeys, respectively, SH-5 and of the iterative process of composing the cluster in relation ings (SH-4, SH-7 and SH-8), and a hotel/residential building SH-7 will step up to the greater height of LH-2 (48 storeys) to key views, and the location of well-proportioned spaces at between (SH-5); and with an office building at the southern particularly in views from the north and east. A lower group of the buildings’ bases. edge of the Site (SH-9) close to existing office developments buildings, ranging from 5 to 16 storeys in height, will relate to along Southwark Street. There will be extensive new hard and the existing streets and spaces that will articulate the public 5.13 At street level, the barrier presented by the heavy traffic on soft landscaping at ground level realm of the Combined Masterplan. LH-1 and SH-4 (12 and Blackfriars Road, the railway viaduct and the large build- 16 storeys respectively) will provide the tallest buildings with ings (Ludgate and Sampson) that flanked it, will be eased 5.3 SH-8 (7 storeys) will run parallel to Hopton Street, reinforcing a mid-height foreground in cross-river views and will punc- by improved east-west pedestrian crossings and new routes the line of the street when approaching from Southwark tuate the new pedestrian route from Lower Ground to Tate through the arches of the viaduct. The River walk will be Street. To their west SH-7 (30 storeys) will step up in height Modern. LH-3 (18 storeys) will line Blackfriars Road to the enhanced by a reconfigured space adjacent to and LH-1. A towards SH-5 (34 storeys) to the north, and down to SH-9 south of LH-2, close to the junction with Southwark Street, new north-south pedestrian route, the Viaduct colonnade, will (8 storeys), an office building that defines the street junction and will frame a new pedestrian route eastwards through run between the viaduct and SH-5 to Southwark Street, and between Hopton Street and Southwark Street. The external the railway viaduct leading towards Hopton Street and the will be set parallel to Hopton Street. These routes will be artic- coloration of the proposed buildings will be varied, with color- Sampson House Development, whilst also sheltering a new ulated by broad hard landscaped publicly accessible spaces ations relating to the brown and yellow tones of the existing public space below part of the building in the foreground of supported by retail units, cafes and restaurants, and soft land- masonry buildings clustering around Tate Modern to the east the viaduct. LH-3 will be a commercial building relating to the scaped gardens for residents. of the railway viaduct. Figure 5-1: Layout of the Proposed Combined Masterplan emerging scale of Blackfriars Road, including 240 Blackfriars Road immediately to the south. 5.14 The visual impact of these compositional characteristics of the 5.4 A ‘Cultural Square’ will be located between SH-4 and the Massing Principles of the Proposed Sampson Proposed Sampson House Development and the Combined viaduct: SH-5 will be located immediately to its south. The Development in relation to the Combined Development 5.9 The taller buildings will have simple rectangular profiles at Masterplan will now be assessed in relation to the relevant key Cultural Square will have pedestrian connections to the their summit to achieve well defined skyline silhouettes, views, and then in relation to the current cumulative schemes. riverside wide enough to allow views into the Proposed 5.5 The massing of the Combined Development (Sampson supported by wider lower storeys which will step out to relate Development from the riverside walk. A newly landscaped House to the east of the railway viaduct, and Ludgate House to the mid-height buildings proposed adjacent to them. Each Hopton Yard will be located between SH-5 and SH-7 and will to the left) has been structured through an iterative process of of the taller and mid-height buildings will therefore be made link west under the Viaduct. Hopton Gardens will be planted testing in relation to relevant LVMF views, existing local land- up of a cluster of rectilinear forms that will create a denser with trees and this space will line Hopton Street in front of marks, particularly the former chimney of Tate Modern, and urban grouping lower down, and from which the more slender SH-5. Together they will provide new public amenity spaces the existing cluster of buildings ranging from Neo Bankside to tower tops emerge. at street level, encouraging a more vital experience for the the east and One Blackfriars Road, under construction to the locality and the residents, hotel guests, office workers and west. The scale and massing of the Sampson House buildings 5.10 The predominant north-south alignment of the taller build- the many visitors who will pass through the area close to Tate have been conceived in relation to the Ludgate House buildings and the fall in height across the proposed Sampson Modern and the Millennium Bridge. ings under construction to the west of the railway viaduct. House Development towards Neo Bankside and Tate Modern will mean that in views from the north and northeast the 5.6 At 48 storeys, LH-2 has been designed as the tallest building overall cluster will appear to slope down from Blackfriars Road in the Combined Development to form a visual pairing with (and the emerging cluster to the west) towards the hinterland One Blackfriars to its west across the north-south extent of of Tate Modern. The Combined Development has therefore Blackfriars Road, a principal vehicular northern gateway to been composed to read as part of – to augment and enhance Southwark from the City of London. The slender rectilinear – the existing urban framework. and articulated surface form of LH-2 will contrast with the sculptural and smoothly defined curves of One Blackfriars 5.11 The external coloration of the proposed buildings will be Road. They will frame views north and south along Blackfriars varied across the Combined Masterplan: while the brown and Road, and will have a sentinel quality. yellow tones of the existing masonry buildings to the east of the railway viaduct and clustering around Tate Modern will

May 2018 Townscape, Conservation and Visual Impact Assessment Sampson House 27 6 Views Assessment

Table 6-1: Table of Views 6.1 Viewing positions have been selected according to relevant Draft Wireline/ Draft Wireline/ guidance, including the LVMF SPG (Ref 1-2), and through View no. View title LVMF BBLB SPD render View no. View title LVMF BBLB SPD render consultation with LBS officers and the scoping process. Forty- Distant Views 24 The South Bank: Gabriel's Wharf viewing platform – centre of 16B.1 Wireline seven views have been identified to enable the Proposed north rail 1 Alexandra Palace: viewing terrace – south western section 1A.1 Wireline Development to be assessed in the round. They illustrate 25 Embankment – at viewing plaque Render the impact of the Proposed Development on existing views 2 Parliament Hill: the summit – looking towards St Paul’s Cathedral 2A.1 Wireline 25N Embankment – at viewing plaque | Dusk Render (distant and local) and in varying lighting conditions (from 3 Kenwood: the viewing gazebo – in front of the orientation board 3A.1 Wireline 26 Waterloo Bridge: downstream – close to the 15B.1 Render day through to dusk), and in relation to its varied urban and 4 Primrose Hill: the summit – looking toward St Paul's Cathedral 4A.1 Wireline Westminster Embankment riverine contexts. In addition, six views are provided in an 5 Greenwich Park: the General Wolfe statue – north east of the statue 5A.2 Wireline 27 Waterloo Bridge: downstream – centre of the bridge 15B.2 Wireline appendix which illustrate that the Proposed Development will 6 Blackheath Point – near the orientation board 6A.1 Wireline not be visible from relevant sensitive viewing locations. The 28 Victoria Embankment: between Waterloo and Hungerford Bridges – 20B.1 Wireline 7A St James' Park Footbridge, centre of the bridge | Summer 26A.1 Render views assessed are listed in Table 6-1. at Cleopatra's Needle 7B St James' Park Footbridge, centre of the bridge | Winter | Day 26A.1 Render 29 Golden Jubilee/Hungerford Footbridges: downstream – crossing the 17B.1 Wireline Westminster bank 6.2 The view numbers that follow correspond with the view 7N St James' Park Footbridge, centre of the bridge | Dusk 26A.1 Render numbers of the consented scheme for the Site. The photo- 8 Monument viewing gallery Wireline 30 Victoria Embankment: between Westminster and Hungerford Bridges 20A.1 Wireline graphs for the views were taken across several years, between 9 St Paul’s Cathedral – viewing gallery looking south west Render 31 Westminster Bridge: downstream – at the Westminster bank 18B.1 Wireline 2016 and early 2018, and include recent development: see 10 Somerset House terrace Render 32 Lambeth Bridge: downstream – at the centre of the bridge 19A.1 Wireline Miller Hare Appendix A1 for the date of each photographic 33 Lambeth bridge | Panorama 19A.1 Wireline view. The views take account of seasonal changes and the 11 Parliament Square: south side viewing north-east | Spring Wireline construction and part-construction of significant, large-scale 12 Mansell Street – junction with East Smithfield Wireline Local Views developments in the close area around the Site. As stated Bridges and riverside locations 34 St George's Circus IL28 Wireline earlier, as One Blackfriars is nearing completion (and is likely 13 Tower Bridge: north bastion 10A.1 Wireline 35 Across Redcross Gardens Wireline to be complete by the time the planning application is deter- 14 Tower Bridge: north bastion | Panorama 10A.1 Wireline 36 Looking north along Blackfriars Road (just south of Ufford Street) Wireline mined), and the views have been taken over a period of 15N Southwark Bridge – at the City of London bank | Dusk 12A.2 Render 37 Exton Street Wireline months, it has been represented in the existing views either 38 Sumner Street and Emerson Street – view to west Wireline with a yellow wireline or – when the Proposed Development 15 Southwark Bridge – at the City of London bank 12A.2 Wireline as rendered – as a completed render: this is stated in the text 16 Southwark Bridge – centre 12A.1 Render 39 Looking west along Southwark Street opposite Bankside Render for each of the existing views that follow. 17 Millennium Bridge: south Render 40 Aquinas Street IL32 Render 18N Millennium Bridge: south | Dusk | Panorama Render 41 Stamford Street – west Wireline 19 Millennium Bridge: north | Panorama Render 42 Southwark Street – near Great Suffolk Street Render 20 Mermaid Events Centre – Puddle Dock | Alternative Position Render 43 Bear Lane and Great Suffolk Street Render 21 Blackfriars Bridge: north end IL22 Render 44 Stamford Street – near King’s Reach – south pavement Wireline 22 Blackfriars Bridge: close to centre | Panorama Render 45 Stamford Street – junction with Rennie Street Render 22N Blackfriars Bridge: close to centre | Dusk | Panorama Render 46 Upper Ground Render 23 Top of steps to Inner Temple Gardens. Render 47 Blackfriars Bridge – south end – seating area Render

28 Sampson House Townscape, Conservation and Visual Impact Assessment May 2018 The Views

30 Sampson House Townscape, Conservation and Visual Impact Assessment May 2018 44 | Stamford Street – near King’s Reach – south 45 | Stamford Street – junction with Rennie Street 46 | Upper Ground 47 | Blackfriars Bridge – south end – seating area pavement

May 2018 Townscape, Conservation and Visual Impact Assessment Sampson House 31 Camera Location HFOV View Description MH Reference Type Method Easting Northing Height Camera Lens Photo Image Photo date/time Bearing distance (km)

1 LVMF 1A.1 | Alexandra Palace: viewing terrace – south western section 2510 AVR1 Verified 529611.2 189963.8 94.60 Canon EOS 5D Mark III DSLR 35mm 54.5 54.5 23/08/2016 18:21 167.4 9.8

2 LVMF 2A.1 | Parliament Hill: the summit – looking towards St Paul’s Cathedral 2610 AVR1 Verified 527665.4 186131.5 98.10 Canon EOS 5D Mark III DSLR 35mm 54.4 54.4 17/08/2016 18:26 144.4 7.0

3 LVMF 3A.1 | Kenwood: the viewing gazebo – in front of the orientation board 2710 AVR1 Verified 527270.1 187486.2 114.10 Canon EOS 5D Mark III DSLR 35mm 54.4 54.4 07/08/2016 19:16 147.6 8.4

4 LVMF 4A.1 | Primrose Hill: the summit – looking toward St Paul's Cathedral 2810 AVR1 Verified 527657.3 183893.0 68.29 Canon EOS 5D Mark III DSLR 35mm 54.4 54.4 26/08/2016 18:59 130.2 5.4

5 LVMF 5A.2 | Greenwich Park: the General Wolfe statue – north east of the statue 2910 AVR1 Verified 538936.1 177334.5 48.80 Canon EOS 5D Mark III DSLR 35mm 54.5 54.5 24/02/2017 09:42 293.3 7.8

6 LVMF 6A.1 | Blackheath Point – near the orientation board 3010 AVR1 Verified 538238.2 176823.1 47.61 Canon EOS 5D Mark III DSLR 35mm 54.4 54.4 13/03/2017 10:27 299.1 7.4

7A LVMF 26A.1 | St James' Park Footbridge, centre of the bridge | Summer 4310 AVR3 Verified 529529.4 179798.8 4.70 Canon EOS 5D Mark III DSLR 24mm 74.0 73.0 07/09/2016 16:18 74.1 2.3

7B LVMF 26A.1 | St James' Park Footbridge, centre of the bridge | Winter | Day 4210 AVR3 Verified 529529.4 179798.8 4.67 Canon EOS 5D Mark III DSLR 24mm 74.1 73.1 02/03/2017 15:37 74.1 2.3

7N LVMF 26A.1 | St James' Park Footbridge, centre of the bridge | Dusk 6120 AVR3 Verified 529529.4 179798.8 4.70 Canon EOS 5D Mark II DSLR 24mm 73.9 73.0 12/09/2016 20:02 74.1 2.3

8 Monument viewing gallery 4530 AVR1 Verified 532919.8 180758.6 60.34 Canon EOS 5D Mark II DSLR 24mm 74.3 73.2 27/02/2018 09:54 254.3 1.2

9 St Paul’s Cathedral – viewing gallery looking south west 1130 AVR3 Verified 532051.7 181139.2 103.99 Canon EOS 5D Mark II DSLR 24mm 74.2 73.2 28/02/2018 10:19 203.0 0.8

10 Somerset House terrace 2010 AVR3 Verified 530779.8 180739.2 14.97 Canon EOS 5D Mark II DSLR 24mm 73.5 73.0 11/09/2016 17:28 107.7 1.0

11 Parliament Square: south side viewing north-east | Spring 4410 AVR1 Verified 530131.4 179576.3 6.05 Canon EOS 5D Mark II DSLR 24mm 73.6 73.3 07/05/2017 15:36 62.2 1.8

12 Mansell Street – junction with East Smithfield 6410 AVR1 Verified 533794.8 180690.1 13.65 Canon EOS 5D Mark II DSLR 24mm 73.7 73.0 29/04/2017 08:02 262.8 2.1

13 LVMF 10A.1 | Tower Bridge: north bastion 3110 AVR1 Verified 533665.0 180311.4 14.82 Canon EOS 5D Mark III DSLR 24mm 74.2 73.2 06/04/2017 09:44 273.5 1.9

14 LVMF 10A.1 | Tower Bridge: north bastion | Panorama: centre 6650 AVR1 Verified 533665.0 180311.4 14.82 Canon EOS 5D Mark III DSLR 24mm 74.1 73.1 06/04/2017 09:43 273.5 1.9

15N LVMF 12A.2 | Southwark Bridge – at the City of London bank | Dusk 3320 AVR3 Verified 532387.0 180700.6 12.80 Canon EOS 5D Mark II DSLR 24mm 73.2 73.1 28/04/2017 20:46 247.0 0.7

15 LVMF 12A.2 | Southwark Bridge – at the City of London bank 3310 AVR1 Verified 532387.0 180700.6 12.80 Canon EOS 5D Mark III DSLR 24mm 73.9 73.1 08/09/2016 10:25 247.0 0.7

16 LVMF 12A.1 | Southwark Bridge – centre 3210 AVR3 Verified 532357.5 180612.7 14.70 Canon EOS 5D Mark III DSLR 24mm 73.9 73.1 08/09/2016 10:11 253.3 0.6

17 Millennium Bridge: south 6310 AVR3 Verified 532048.9 180578.2 12.42 Canon EOS 5D Mark II DSLR 24mm 73.7 73.0 11/09/2016 09:11 243.6 0.3

18N Millennium Bridge: south | Dusk | Panorama: right 5940 AVR3 Verified 532050.5 180648.4 14.83 Canon EOS 5D Mark II DSLR 24mm 73.3 73.1 10/05/2017 21:17 234.0 0.4

19 Millennium Bridge: north | Panorama: right 1240 AVR3 Verified 532053.1 180814.5 13.86 Canon EOS 5D Mark III DSLR 24mm 74.1 73.1 08/09/2016 07:59 218.2 0.5

20 Mermaid Events Centre – Puddle Dock | Alternative Position 6530 AVR3 Verified 531792.5 180795.5 7.17 Canon EOS 5D Mark II DSLR 24mm 73.6 73.1 29/04/2017 08:39 186.6 0.4

21 Blackfriars Bridge: north end 1310 AVR3 Verified 531653.6 180900.9 9.87 Canon EOS 5D Mark II DSLR 24mm 73.8 73.2 07/05/2017 18:59 168.4 0.5

22 Blackfriars Bridge: close to centre | Panorama: right 1440 AVR3 Verified 531633.4 180729.4 14.21 Canon EOS 5D Mark II DSLR 24mm 74.1 73.0 na 158.7 0.3

22N Blackfriars Bridge: close to centre | Dusk | Panorama: right 6040 AVR3 Verified 531633.5 180729.2 14.04 Canon EOS 5D Mark II DSLR 24mm 73.7 73.4 29/04/2017 21:07 158.7 0.3

23 Top of steps to Inner Temple Gardens. 2310 AVR3 Verified 531232.8 180970.0 8.56 Canon EOS 5D Mark II DSLR 24mm 73.1 73.1 07/05/2017 16:32 136.2 0.8

24 LVMF 16B.1 | The South Bank: Gabriel's Wharf viewing platform – centre of north rail 3610 AVR1 Verified 531193.8 180530.4 6.93 Canon EOS 5D Mark III DSLR 24mm 74.2 73.2 09/03/2017 15:09 100.2 0.6

25 Embankment – at viewing plaque 2410 AVR3 Verified 530842.1 180728.6 6.31 Canon EOS 5D Mark II DSLR 24mm 73.5 73.2 07/05/2017 15:57 108.2 1.0

25N Embankment – at viewing plaque | Dusk 2420 AVR3 Verified 530842.1 180728.6 6.36 Canon EOS 5D Mark II DSLR 24mm 74.2 73.1 13/09/2016 19:59 108.2 1.0

26 LVMF 15B.1 | Waterloo Bridge: downstream – close to the Westminster Embankment 3410 AVR3 Verified 530723.6 180651.2 16.44 Canon EOS 5D Mark III DSLR 24mm 74.3 73.1 17/08/2016 16:36 102.2 1.1

27 LVMF 15B.2 | Waterloo Bridge: downstream – centre of the bridge 3510 AVR1 Verified 530792.2 180535.6 16.61 Canon EOS 5D Mark III DSLR 24mm 74.3 73.2 17/08/2016 16:58 96.3 1.0

28 LVMF 20B.1 | Victoria Embankment: between Waterloo and Hungerford Bridges – at Cleopatra's Needle 4110 AVR1 Verified 530548.3 180509.9 5.50 Canon EOS 5D Mark III DSLR 24mm 74.2 73.1 03/04/2017 16:37 93.8 1.2

29 LVMF 17B.1 | Golden Jubilee/Hungerford Footbridges: downstream – crossing the Westminster bank 3710 AVR1 Verified 530470.6 180325.7 13.58 Canon EOS 5D Mark III DSLR 24mm 74.3 73.1 07/03/2017 14:45 85.3 1.3

30 LVMF 20A.1 | Victoria Embankment: between Westminster and Hungerford Bridges 4030 AVR1 Verified 530332.4 179824.7 7.40 Canon EOS 5D Mark II DSLR 24mm 74.3 73.2 25/02/2018 15:28 66.9 1.5

31 LVMF 18B.1 | Westminster Bridge: downstream – at the Westminster bank 3810 AVR1 Verified 530339.0 179677.9 10.36 Canon EOS 5D Mark III DSLR 24mm 74.2 73.2 03/04/2017 14:50 61.9 1.6

32 LVMF 19A.1 | Lambeth Bridge: downstream – at the centre of the bridge 3910 AVR1 Verified 530395.8 178968.0 13.32 Canon EOS 5D Mark III DSLR 24mm 74.5 73.1 28/02/2017 10:58 42.8 2.0

33 LVMF 19A.1 | Lambeth bridge | Panorama: right 6770 AVR1 Verified 530395.8 178968.0 13.32 Canon EOS 5D Mark III DSLR 24mm 74.5 73.1 28/02/2017 10:58 42.8 2.0

34 St George's Circus 1630 AVR1 Verified 531645.8 179428.3 5.93 Canon EOS 5D Mark II DSLR 24mm 74.4 72.9 25/02/2018 09:45 5.9 1.0

35 Across Redcross Gardens 1510 AVR1 Verified 532354.7 179950.4 5.93 Canon EOS 5D Mark II DSLR 24mm 73.7 73.1 29/04/2017 09:15 308.4 0.8

36 Looking north along Blackfriars Road (just south of Ufford Street) 2220 AVR1 Verified 531642.1 179868.5 5.37 Canon EOS 5D Mark II DSLR 24mm 73.4 73.2 02/05/2017 11:45 10.9 0.6

37 Exton Street 1710 AVR1 Verified 531211.4 180063.7 4.60 Canon EOS 5D Mark II DSLR 24mm 73.4 73.1 05/05/2017 14:46 55.8 0.7

38 Sumner Street and Emerson Street – view to west 2110 AVR1 Verified 532183.2 180336.4 5.29 Canon EOS 5D Mark II DSLR 24mm 73.7 73.0 29/04/2017 09:39 282.2 0.4

39 Looking west along Southwark Street opposite Bankside 5010 AVR3 Verified 531968.6 180229.3 5.13 Canon EOS 5D Mark II DSLR 24mm 73.7 72.6 02/05/2017 10:11 312.5 0.3

40 Aquinas Street 1810 AVR3 Verified 531308.3 180228.5 5.26 Canon EOS 5D Mark II DSLR 24mm 73.7 73.1 05/05/2017 15:06 65.5 0.5

41 Stamford Street – west 1910 AVR1 Verified 531231.3 180267.1 6.39 Canon EOS 5D Mark II DSLR 24mm 73.4 72.6 05/05/2017 15:19 72.6 0.5

42 Southwark Street – near Great Suffolk Street 4710 AVR3 Verified 531931.7 180244.2 5.00 Canon EOS 5D Mark II DSLR 24mm 73.7 73.0 02/05/2017 10:22 315.6 0.3

43 Bear Lane and Great Suffolk Street 4810 AVR3 Verified 531797.6 180296.5 5.38 Canon EOS 5D Mark II DSLR 24mm 73.1 73.1 02/05/2017 10:36 340.4 0.1

44 Stamford Street – near King’s Reach – south pavement 4610 AVR1 Verified 531422.1 180367.1 6.07 Canon EOS 5D Mark II DSLR 24mm 73.6 72.9 05/05/2017 15:46 79.1 0.3

45 Stamford Street – junction with Rennie Street 5110 AVR3 Verified 531555.5 180385.1 6.83 Canon EOS 5D Mark II DSLR 24mm 73.6 73.0 10/05/2017 16:02 77.0 0.2

46 Upper Ground 5210 AVR3 Verified 531589.6 180504.9 6.43 Canon EOS 5D Mark II DSLR 24mm 73.6 73.0 07/05/2017 17:10 115.0 0.2

47 Blackfriars Bridge – south end – seating area 6210 AVR3 Verified 531664.4 180554.8 11.69 Canon EOS 5D Mark II DSLR 24mm 73.7 73.1 07/05/2017 18:43 145.6 0.2

32 Sampson House Townscape, Conservation and Visual Impact Assessment May 2018