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Stone House, Bishopsgate, EC2 in the City of London Planning Application No

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Stone House, Bishopsgate, EC2 in the City of London Planning Application No planning report PDU/2406/01 19 July 2010 Stone House, Bishopsgate, EC2 in the City of London Planning application no. 10/00152/FULEIA Strategic planning application stage 1 referral (new powers) Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008. The proposal A full planning application for a mixed-use development comprising a luxury hotel, residential accommodation, and retail uses in a combination of refurbished and new buildings including a 44 storey tower together with a new public square on Bishopsgate. The applicant The applicant is Heron Plaza Property Unit Trust, and the architect is PLP Architecture. Strategic issues The proposed mix of uses is acceptable in principle and would support London’s world city role. The affordable housing proposals are not consistent with the London Plan. The design is consistent with the London Plan. Further information is required to confirm the compliance of the children’s play space, inclusive access and climate change mitigation and adaptation elements of the proposal. The transport package is consistent with the London Plan. Recommendation That the City of London Corporation be advised that the application does not comply with the London Plan, for the reasons set out in paragraph 90 of this report; but that the possible remedies set out in paragraph 92 of this report could address these deficiencies. Context 1 On 8 June 2010 the Mayor of London received documents from the City of London Corporation notifying him of a planning application of potential strategic importance to develop the above site for the above uses. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008 the Mayor has until 19 July 2010 to provide the Corporation with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. The Mayor may also provide other comments. This report sets out information for the Mayor’s use in deciding what decision to make. 2 The application is referable under Category 3E of the Schedule of the Order 2008: page 1 3E “Development which does not accord with one or more provisions of the development plan in force in the area in which the application site is situated; and comprises or includes the provision of more than 2,500 square metres of floorspace for a use falling within any of the following classes in the Use Classes Order…class B1; class D1; class D2”. 3 Once City of London Corporation has resolved to determine the application, it is required to refer it back to the Mayor for his decision as to whether to direct refusal; take it over for his own determination; or allow the Corporation to determine it itself. 4 The environmental information for the purposes of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 has been taken into account in the consideration of this case. 5 The Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 6 The 0.5 hectare site is located on the east side of Bishopsgate at the junction with Houndsditch and is bounded by Devonshire Row to the north and Cavendish Court to the east. The site is level and is principally occupied by Stone House and Staple Hall (to be demolished), 1, 3-5 Stone House Court (listed Grade II) and buildings at 142-150 Bishopsgate and 1-17 Devonshire Row (odd numbers) together with the northern end of Houndsditch. In the vicinity of the site to the east lies Devonshire Square, a four storey electricity sub-station and Jubilee Gardens, to the south is Heron Tower (currently under construction), to the west on the opposite side of Bishopsgate is St Botolph without Bishopsgate Church (listed Grade II*) and it’s churchyard and to the north west lies Liverpool Street Station (listed Grade II). The site lies almost entirely within the Bishopsgate Conservation Area. 7 Bishopsgate (A10) forms part of the Transport for London Road Network (TLRN). The Houndsditch/Bevis Marks/Outwich Street one-way system is part of the Strategic Road Network (SRN). The site lies within 150 metres of Liverpool Street Station, providing access to the Central, Metropolitan, Circle and Hammersmith & City Underground lines and national rail services. Numerous bus services run along Bishopsgate, Houndsditch and from the Liverpool Street bus station. Crossrail services will also be available from Liverpool Street station from 2017 onwards. The site has a public transport accessibility level (PTAL) of 6, out of a range of 1 to 6 where 6 is the most accessible. Details of the proposal 8 A full planning application seeking alterations to 142- 150 Bishopsgate and 1-17 Devonshire Row (odd numbers), relocation of 1 Stone House Court and redevelopment of Stone House (128-140 Bishopsgate and 77-84 Houndsditch) and Staple Hall (87-90 Houndsditch), 1,3 and 5 Stone House Court. The alterations to the retained buildings and the new 44 storey (150.92 metres AOD) tower would accommodate a mixed use development comprising a luxury hotel, residential accommodation and retail uses totalling 55,286 sq.m. (GEA): 19,809 square metres of residential floorspace (use class C3) comprising 120 one, two, three, four and five bed units. 34,394 square metres of hotel floorspace comprising a 190 bed luxury hotel and associated facilities (use class C1). page 2 1,083 square metres of retail floorspace (use classes A1 - A4). 9 In addition to the above the proposal would also include hard and soft landscaping works including provision of a new public plaza, alterations to vehicular and pedestrian access and highways layout together with ancillary plant, servicing and associated works. Case history 10 The application site covers land that has most recently received planning and conservation area consent in December 2004 for an office and retail development proposed by the applicant. The former Mayor and the City of London Corporation were broadly supportive of this proposal, which entailed alterations to buildings on Devonshire Row, the retention of the Stone House facade, relocation of the listed shop front at 1 Stone House Court and the redevelopment of Staple Hall for a 24-storey office tower. 11 The Mayor received a presentation on the current proposal on 4 March 2009. The applicant has sought two formal GLA pre-planning application meetings on the current proposal and advice reports were subsequently issued on 31 March 2009 and 22 December 2009. Strategic planning issues and relevant policies and guidance 12 The relevant issues and corresponding policies are as follows: Land use principle London Plan World city role London Plan Tourism London Plan; Good Practice Guide on Planning for Tourism (DCLG) Housing London Plan; PPS3; Housing SPG and Interim Housing SPG; The Mayor’s Housing Strategy Children’s playspace London Plan; Providing for Children and Young People’s Play and Informal Recreation SPG Urban design & heritage London Plan; PPS1; PPS5 Tall buildings & views London Plan; View Management Framework SPG; draft Revised View Management Framework SPG Access London Plan; PPS1; Accessible London: achieving an inclusive environment SPG; Planning and Access for Disabled People: a good practice guide (ODPM) Equal opportunities London Plan; Planning for Equality and Diversity in Meeting the spatial needs of London’s diverse communities SPG; Diversity and Equality in Planning: A good practice guide (ODPM) Climate change London Plan; PPS1, Planning and Climate Change Supplement to PPS1; PPS3; PPG13; PPS22; the Mayor’s Energy Strategy; Sustainable Design and Construction SPG Transport & parking London Plan; the Mayor’s Transport Strategy; PPG13; Crossrail London Plan Alteration; Crossrail SPG 13 For the purposes of Section 38(6) of the Planning and Compulsory Purchase Act 2004, the development plan in force for the area comprises the saved policies of the City of London Unitary Development Plan (2002) and the London Plan (Consolidated with Alterations since 2004). 14 The following are also relevant material considerations: page 3 The draft replacement London Plan (October 2009). The draft City Fringe Opportunity Area Planning Framework (February 2008). The City of London Draft Core Strategy (November 2009). Land use principle 15 The site lies in the Central Activities Zone (Policy 2A.4, Policies 5G.1-5), the North East sub-region (Policies 5C.1-3), and the City Fringe Opportunity Area (2A.5) in the London Plan. Table 5C.1 of the London Plan identifies that the City Fringe opportunity area has an indicative employment capacity of 80,000 jobs and the potential to deliver a minimum of 5,000 homes (both these figures assume commensurate investment in transport capacity enhancements). The draft City Fringe Opportunity Area Planning Framework provides further strategic policy guidance for development in the area and, in particular, for tall buildings. 16 In the draft replacement London Plan the site lies in the Central sub-region (Policy 2.5), in the Central Activities Zone (Policy 2.10-2.11) and is identified as an Opportunity Area (Policy 2A.13). Table A1.1 of the draft replacement London Plan identifies that the City Fringe opportunity area has an indicative employment capacity of 40,000 jobs and the potential to deliver a minimum of 7,000 homes in the plan period. 17 The London Plan and draft replacement London Plan recognise and support London’s role as a world city and identify the importance of the Central Activities Zone to this, both in terms of London’s continued attractiveness to international business activities and as a premier visitor destination. 18 London Plan Policy 3D.7 supports the provision of visitor accommodation and facilities, particularly in opportunity areas in the Central Activities Zone, and seeks an additional 40,000 new hotel rooms in London by 2026.
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