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Home , 122 Leadenhall Street, 1 Undershaft, 22 Bishopsgate, Heron Tower, Leadenhall Street, Tower 42

planning report D&P/3469a/01 19 July 2017 6-8 /150 in the City of planning application no.17/00447/FULEIA

Strategic planning application stage 1 referral Town & Country Planning Act 1990 (as amended); Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008.

The proposal The demolition of existing buildings and redevelopment to provide a part 10, 25 and 51 storey building (rising to 220 metres AOD), to provide offices (Class B1), flexible shop/ cafe and restaurant uses (Class A1/ A3) and roof top pavilion (sui generis) with public access to a viewing gallery at level 50 from a ground floor entrance; the provision of hard and soft landscaping; and other incidental works.

The applicant The applicant is MEC London Property (General Partner)/MEC London Property/ MEC London Property 2, and the Architect is Wilkinson Eyre.

Strategic issues Principle of development: The principle of an office-led development with ancillary retail use is strongly supported. Urban design: The proposed scheme is of the highest design quality and has been carefully considered. LVMF/WHS: The applicant has undertaken a full analysis of impact on LVMF viewpoints and the minor/moderate impacts are acceptable. Sufficient analysis of heritage impacts and on the of London WHS has been provided to accept the assessed minor/moderate impact. Energy: The applicant should ensure the short fall in carbon dioxide reductions, equivalent to 109 tonnes of carbon dioxide per annum, is met off-site. Transport: The applicant should fully respond to issues raised in relation to trip generation/transport impact and highways works. A construction management plan (CMP), deliver service plan (DSP) should be secured by condition and a travel plan should be secured in the s106 agreement.

Recommendation That the Corporation be advised that while the application is generally acceptable in strategic planning terms the application does not comply with the London Plan, for the reasons set out in paragraph 55 of this report; but the possible remedies set out in that paragraph could address these deficiencies.

6-8 Bishopsgate/ 150 Leadenhall Street page 1 Context

1 On 7 June 2017 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 17 July 2017 to provide the Council with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. The Mayor may also provide other comments. This report sets out information for the Mayor’s use in deciding what decision to make.

2 The application is referable under Category 1c of the Schedule to the Order 2008:

“Development which comprises or includes the erection of a building of one or more of the following descriptions: (b) the building is more than 150 metres high and is in the City of London.”

3 Once the City 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 Council to determine it itself.

4 The environmental information for the purposes of the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 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 development site is approximately 0.34 hectares and is currently occupied by two office buildings on the corner of Bishopsgate and Leadenhall Street. The first building is 150 Leadenhall Street which was completed in the 1970s and comprises 5,296 sq.m of office floorspace within an 8 storey building that has frontage to both Leadenhall Street and Bishopsgate. It is currently under multiple occupancy. The second building is 6-8 Bishopsgate completed in 1980 and is 20 storeys with a frontage to Bishopsgate and has been vacant since March 2017.

7 The site is bounded to the south by Leadenhall Street, to the west by Bishopsgate, to the north by the site, to the east by existing commercial uses and the development site (‘The Cheesegrater’).

8 Bishopsgate forms part of the A10 and is part of the Transport for London Road Network (TLRN), for which TfL is the highway authority. The site is highly accessible by public transport, with underground services on the Central, District, Circle, Metropolitan and Hammersmith & City lines available at Bank, Monument and Street stations, all within a five minute walk from the site. National rail services are also available at Liverpool Street as well as Moorgate, and stations which are within a 12 minute walk from the site. Within 640 metres of the site (an eight minute walk), 28 bus services are also available. As such, the site records the highest possible public transport accessibility level (PTAL) of 6b. There are no cycle hire docking stations immediately adjacent to the site, the nearest being available approximately 300 metres away to the north, east and west, and all are oversubscribed at peak times.

6-8 Bishopsgate/ 150 Leadenhall Street page 2 Details of the proposal

9 The proposal involves the demolition of existing buildings at 150 Leadenhall Street and 6-8 Bishopsgate and redevelopment to provide a new building comprising lower ground and basement levels (including part basement mezzanine), ground and mezzanine levels plus part 10, part 25 and part 51 storeys plus plant to a height of 221.2 metres AOD. In comparison the heights of the completed buildings in the eastern tall buildings cluster are 122 Leadenhall Street ‘Cheesegrater’ (239.4 meters metres AOD), 30 St Mary’s Axe ‘Gherkin’ (195 metres), (217 metres AOD), (199.9 metres AOD) and Walkie Talkie (177 metres AOD). Recently consented schemes are 22 Bishopsgate (proposed 270.9 metres AOD), (304.9 metres AOD) and 1 Leadenhall (182.7 metres AOD).

10 The development will provide office (Class B1) use (70,053 sq.m. GEA), flexible shop/cafe and restaurant (Class A1/ A3) uses (418 sq.m. GEA) at part ground floor and mezzanine levels and flexible shop/cafe/restaurant/office (A1/ A3/B1) uses (644 sq.m. GEA) at part ground floor and mezzanine levels; and a publicly accessible roof top pavilion at level 50 (sui generis) (819 sq.m. GEA); and the provision of hard and soft landscaping. Key features of the development design are as follows:

• A floorplan that fits the full extent of the site with tallest portion of the building located on the northern boundary as it steps down to the southern edge;

• Four overlapping volumes of different character;

• A building that reinforces the overall composition of the Eastern tall building cluster where the rectilinear appearance balances with buildings of similar height and form either side of the Leadenhall building and planned 22 Bishopsgate;

• Cantilevering blocks on the west elevation with the facades of each volume are orientated so as not to be parallel or align with those to the blocks either directly above or directly below;

• A pavilion located above the upper level block set back on the southern side;

• A lower corner on the southern block that in height, scale and appearance aims to fit with the context of existing surrounding buildings; and

• A stepping form that incorporates roof terraces at levels 11 and 26. Case history

11 The application proposals were subject to the GLA pre-application meeting and a report (D&P/3469a/JA pre-app) was issued on 14 April 2017.

12 The site is subject to an extant consent which was considered by the former Mayor of London at Stage 2 (D&P/3469) on 1 September 2015 for office (Class B1) use (70,053 sq.m. GEA), flexible shop/cafe and restaurant (Class A1/ A3) uses (418 sq.m. GEA) at part ground floor and mezzanine levels and flexible shop/cafe/restaurant/office (A1/ A3/B1) uses (235 sq.m. GEA) at part of the ground floor and mezzanine levels; and a publicly accessible roof top pavilion at level 40 (sui generis) (795 sq.m. GEA); and the provision of hard and soft landscaping (totalling 71,501 sq.m. GEA).’

6-8 Bishopsgate/ 150 Leadenhall Street page 3 Strategic planning issues and relevant policies and guidance

13 The relevant issues and corresponding policies are as follows:

• Mix of uses London Plan • Employment London Plan; Land for Industry and Transport SPG • Economic development London Plan; the Mayor’s Economic Development Strategy; Employment Action Plan • World city role London Plan; London Planning Statement • Urban design London Plan; • Tall buildings/views London Plan, London View Management Framework SPG • Historic Environment London Plan; World Heritage Sites SPG; • Access London Plan; Accessible London: achieving an inclusive environment SPG; • Regeneration London Plan; the Mayor’s Economic Development Strategy • Transport London Plan; the Mayor’s Transport Strategy • London Plan; Mayoral Community Infrastructure Levy; Crossrail SPG • Parking London Plan; the Mayor’s Transport Strategy • Sustainable development London Plan; Sustainable Design and Construction SPG; Mayor’s Climate Change Adaptation Strategy; Mayor’s Climate Change Mitigation and Energy Strategy; Mayor’s Water Strategy

14 For the purposes of Section 38(6) of the Planning and Compulsory Purchase Act 2004, the development plan in force for the area is The City of London Local Plan (January 2015) and The 2016 London Plan.

15 The following are also relevant material considerations:

• The National Planning Policy Framework and Technical Guide to the National Planning Policy Framework

Principle of development

16 The two office buildings which currently occupy the development site have a total floorspace of 31,809 sq.m. (GIA) of B1a office and ancillary floorspace. The proposed scheme will substantially increase the office floorspace by 51,000 sq.m to 81,084 sq.m. (GIA) with additional ancillary ground floor retail floorspace and a top floor viewing deck. In comparison with the 2015 consented scheme (D&P/3469) the new application will provide an additional 15,813 sq.m. of office floorspace.

17 London Plan policies 4.2 and 2.11 support office rejuvenation within the Central Activities Zone to improve the quality and flexibility of office stock so that it meets the distinct needs of the central London office market, and to promote the Capital’s role as a “World City ”. London Plan Policy 2.10 seeks to support and improve the retail offer of the Central Activities Zone.

6-8 Bishopsgate/ 150 Leadenhall Street page 4 Table 1: Floorspace use mix existing and proposed

Existing Total GIA Net additional GIA (sq.m.) proposed GIA Office (B1a) 31,809 82,893 51,084 Class A1/A3 0 421 421 Class A1/A3/B1 0 179 179 Sui Generis 0 766 766 31,809 84,259 52,450

Table 2: Consented and proposed

Consented Total GIA Net additional GIA (sq.m.) proposed GIA Office (B1a) 67,080 82,893 15,813 Class A1/A3 399 421 22 Class A1/A3/B1 227 179 -48 Sui Generis 746 766 20 68,452 84,259 15,807

18 City of London Corporation Core Strategy policy CS1 seeks to strengthen the City of London through additional office development of the highest quality to meet demand from long term employment growth and strengthen the beneficial cluster found in and near the City that contributes to London’s role as the world’s leading international and business centre. The plan seeks to increase office floorspace by 1,150,000 sq.m. gross during the period 2011-2026. A pipeline of at least 750,000 sq.m. gross floorspace with planning permission but not yet commenced will be maintained to provide office occupier choice and this proposal will contribute towards meeting this floorspace need.

19 The site location falls under Local Plan policy CS7 Eastern Cluster (which is identified as one of five key City places) which states that ‘the Eastern Cluster can accommodate a significant growth in office floorspace and employment, while balancing the accommodation of tall buildings, transport, public realm and security and spread the benefits to surrounding area of the City.’ The policy has seven aims which include “Increasing the provision of sustainable, energy-efficient, attractive, high quality office floorspace in a range of accommodation types, that meet the varied needs of office occupiers and achieve modernisation of office stock.”

20 Local policy also aims to promote the Eastern Cluster for inward investment; deliver tall buildings on appropriate sites that enhance the appearance of the cluster on the skyline; and enhance streets spaces and the public realm for pedestrians.

21 The principle of an office-led development with ancillary retail use and a public viewing deck is therefore strongly supported in line with local and strategic policy aspirations.

22 The applicant is proposing to provide a commuted sum of £1,049,000 (as set out in the applicant’s draft s106 obligations Heads of Terms) towards affordable housing (equivalent of 60% on site) in accordance with the City Planning obligations SPD 2014. This is an uplift from £732, 860 for the consented scheme, reflecting the increase in floorspace.

6-8 Bishopsgate/ 150 Leadenhall Street page 5 Urban design

23 The proposed scheme is of the highest design quality and has been carefully considered in context of its site location.

Floorplan layout and public realm

24 The ground floor has been revised from the consented scheme. Beneficial changes include a larger public access foyer to the viewing gallery - increasing its presence on Bishopsgate - and a split in the retail floorspace between two units either side of the Leadenhall Street which provides a widened office entrance and increased active frontage. There have also been improvements to the public realm around the base of the building which enhance the public setting of the entrance to the building. The inclusion of trees is welcome but assurance is required in relation to the tolerance of trees to withstand the challenges of the location, notwithstanding this they will provide a contribution to mitigate wind impacts and thorough analysis should be provided on the micro-climate of the public realm area.

25 The proposals for a publicly accessible roof top viewing deck have been retained and an increased size of the ground floor entrance foyer is particularly welcome. The illustrations provided demonstrate that without the increase in height, the view south from the public viewing deck would be severely compromised by the consented One Leadenhall building.

Height, massing and scale

26 The height and massing have been substantially revised and the building height increased from 165 metres to 190 metres. There has also been adjustment of massing of the angular offset blocks which step-up the building height from 10 to 25 to 47 storeys up to the viewing deck level. This has the benefit of creating an improved scaling of the building form while the introduction of an additional overhang to the Bishopgate/Leadenhall Street corner continues to be a strong defining feature of the building and enhances the ground floor base. However, further consideration should be given to the form of the roof level public viewing gallery as it appears to sit heavily compared to the more lightweight form on the approved scheme.

Appearance and articulation

27 The building facade and articulation place a strong emphasis on defining the different volumes of the building, which is supported, and the overall architectural quality is very high.

Viewing deck

28 The proposals include a publically accessible rooftop-viewing pavilion on level 50. This will consist of ground floor entrance lobby accessed from Bishopsgate, two dedicated lifts to the pavilion and the pavilion/viewing gallery itself which includes back of house facilities, toilet, restroom and three bookable meeting rooms for the building tenants.

29 A viewing gallery management plan was secured as part of the consented scheme including hours during which public access will be free of charge; outside the hours when the gallery is open to the public, it will be available for private hire. An updated management plan should be agreed with GLA and Corporation officers, and secured through the s106 agreement.

6-8 Bishopsgate/ 150 Leadenhall Street page 6 Retention of architect

30 Given the high profile and prominent location the architect should be retained or consulted throughout building delivery to ensure quality of the building is maintained. This is especially important in the case of this building where the finished quality is highly reliant on the appearance of the reflective characteristics of the outer skin. The retention of the architect should be through s106 agreement or condition.

Tall buildings / views/ heritage assets

LVMF

31 The site is considered appropriate for a tall building and the high quality design has responded to specific strategic and local historic views constraints, however the development has the potential to impact strategic panoramic views, 1A.1 – Alexander Palace: viewing terrace, 2A.1 - Parliament Hill, 3A.1 – Kenwood: the viewing gazebo and 4A.1 - Primrose Hill.

32 In each case the building is located within the City of London tall building cluster with a minimal impact on the existing views as it contributes to the recognisable and evolving cluster. Accurate Visual Representations (AVRs) of the proposals as seen from each of these views have been submitted which demonstrate that, in each instance the building is assimilated into the skyline of the existing cluster (and future evolving cluster) of tall buildings in the City of London. Compared to the consented scheme there is no significant change of magnitude with the taller building producing a more balanced city skyline panorama.

33 The impact of the proposals on riverside and Royal Parks viewpoints have also been assessed and view as having the following impacts :

• LVMF Point 26A.1 – St James Park Footbridge: No impact.

• LVMF Point 15B.1 and LVMF Point 15B.2 - Waterloo : The building is discernible as it overlaps/obscures the 30 (The Gherkin) and the 122 Leadenhall Street ‘Cheesegrater’. In the accumulative view with 22 Bishopsgate (proposed 270.9 metres AOD), 1 Undershaft (304.9 metres AOD) and 1 Leadenhall (182.7 metres AOD) the development will fit within a clearly defined cluster.

• LVMF Point 16B.2 – The South Bank: The proposed building will sit centrally on the River Thames forming part of the City tall buildings cluster well to the east of St Pauls Cathedral with minor impact.

Historic environment- designated heritage assets/World Heritage Sites OSUV

34 London Plan Policy 7.8 ‘Heritage Assets and Archaeology’ states that development should identify, value, conserve, restore, re-use and incorporate heritage assets where appropriate. The proposal in its immediate vicinity will have a potential impact on designated assets in the form of the Grade I listed Church, St Helen’s Bishopsgate Church (St Helen’s Place Conservation Area), Lloyds of London and Grade II listed 139 Leadenhall Street and 144 Leadenhall Street and the Leadenhall Conservation Area.

35 The Planning (Listed Buildings and Conservation Areas) Act 1990 sets out the tests for dealing with heritage assets in planning decisions. In relation to listed buildings, all planning decisions should “have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses” and in relation to

6-8 Bishopsgate/ 150 Leadenhall Street page 7 conservation areas, special attention must be paid to “the desirability of preserving or enhancing the character or appearance of that area”.

36 The NPPF states that when considering the impact of a proposal on the significance of a designated heritage asset, great weight should be given to the asset’s conservation, and the more important the asset, the greater the weight should be. Significance is the value of the heritage asset because of its heritage interest, which may be archaeological, architectural, artistic or historic, and may derive from a heritage asset’s physical presence or its setting. Where a proposed development will lead to ‘substantial harm’ to or total loss of the significance of a designated heritage asset, local planning authorities should refuse consent, unless it can be demonstrated that the substantial harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss. Where a development will lead to ‘less than substantial harm’, the harm should be weighed against the public benefits of the proposal, including securing its optimum viable use. In this instance the public benefits outweigh the minor harm to the heritage assets.

The WHS

37 In the wider area the development will have an impact the Tower of London World Heritage Site (WHS)/Outstanding Universal Value (OUV). London’s World Heritage Sites SPG accepts that ‘New development in the backdrop of the Tower of London reflects its location in the heart of the Capital’ and the SPG goes on to state ‘The presence of the City Skyline and more recently, the growth of offices at in the Opportunity Area have changed the relationship so that visitors to the Tower are very aware of a rapidly evolving skyline.’

38 The applicant has provided in its Environmental Statement Townscape and Visual Impact Assessment (TVIA), including wirelines and fully rendered views of views relating to Tower of London WHS. These are riverside panoramic LVMF Point 10A.1 – (upstream) and views from with the WHS: Inner Ward -Byward Tower entrance and Inner Ward –Inner Wall east of Devereux Tower.

39 The riverside view from Tower Bridge shows the building at the western edge of the tall building cluster located away from the WHS with a minimal/moderate impact. The views from within the WHS show the building adjacent to the Leadenhall Building (The Cheese Grater) forming a lower denser part of the City Tower cluster. LVMF Point 25A.1 –The Queen’s Walk to City Hall shows the building appearing to the left of the Leadenhall building obscuring Tower 42, located well to the left (west) of the WHS and has a minor impact as it consolidates the distinctive and evolving tall building cluster with a new high quality addition. Whilst in LVMF Point 11B.2 – London Bridge: the proposed development will appear between the Leadenhall building and Tower 42 well to the west of the WHS with minimal impact.

40 The identified impacts fit within the definition in the WHS SPG relating to The Tower of London and the dynamic that has evolved between the historic building and evolving City of London, and as such the overall impact of the proposal is moderate/minor in context of the established and evolving tall building cluster. The proposed building is taller than the previous consented scheme but this has not change the degree of magnitude of impact compared to the smaller tower as the building has the benefit of creating a more balanced cluster of buildings and is well to the west of the WHS.

Conclusion

41 The applicant has provided sufficient analysis of LVMF views, heritage impacts and impact on the Tower of London WHS to enable an assessment and acceptability of the impact of the proposals as being reasonable. It is clear that there are substantial benefits associated with these proposals, including the delivery of an outstanding high quality design that contributes to the

6-8 Bishopsgate/ 150 Leadenhall Street page 8 public realm through increased pedestrian realm, provides for an enhanced and more generous free public viewing facility and an active frontage with office and retail uses. The applicant has responded to the challenges of the site with the increased height and massing of the simplified offset box form (which was proposed for the consented scheme) where each element effectively contributes to resolving complex challenges. The benefits of the proposal outweigh minor or moderate less than substantial harm caused to historic assets. Inclusive design

42 The applicant has responded positively to London Plan policies relating to inclusive design. Measures proposed include accessible parking provision and drop-off, accessible cycle parking provision and provision of level thresholds. Energy

43 The on-site carbon dioxide savings fall short of the targets within Policy 5.2 of the London Plan. While it is accepted that there is little further potential for carbon dioxide reductions onsite, in liaison with the borough the applicant should ensure the short fall in carbon dioxide reductions, equivalent to 109 tonnes of carbon dioxide per annum, is met off-site. The applicant should fully respond to the forwarded detailed energy note and provide the requested verification information before stage 2 referral.

Transport

Cycle parking

44 Cycle parking does not adhere to London Plan standards; however, it is acknowledged that the applicant has exhausted all other means and, given the site constraints, the mix of folding bikes and standard parking meets the numerical standard and is therefore accepted. In terms of short stay cycle parking it is accept on this occasion that there is no room in the public realm for further short stay cycle parking.

Deliveries, servicing and construction

45 The hours of construction operations should be reviewed in order to avoid peak times given the constraints in the area. A construction management plan (CMP) should be provided in accordance with TfL guidance and this should be secured by condition, with the CMP being submitted for approval by the City of London in consultation with TfL.

46 The applicant should produce a delivery and servicing plan (DSP) in accordance with TfL guidance, for approval by the City of London, and this should be secured by condition. It is welcomed that the applicant is considering consolidation of deliveries in conjunction with the City of London.

Trip generation and transport impact

47 Clarification is sought on the trip numbers as they appear to underestimate the uplift in overall trips due to the additional floor space proposed. Once these have been received further assessment of the impacts on pedestrian movements will be needed as all final mode trips will be made to the site on foot.

48 The site is within walking distance of , so will benefit directly from the opening of the Elizabeth line in 2019. A contribution to this public transport capacity mitigation will be provided via the Mayoral CIL. The site is located within the central London

6-8 Bishopsgate/ 150 Leadenhall Street page 9 Crossrail contributions area and therefore the appropriate amount of funding should be secured in the S106 agreement, in accordance with the Crossrail Funding SPG (March 2016), should planning permission be granted.

Highway works

49 The previous permission on this site had an obligation for the applicant to pay for highways improvements, including on the TLRN, at no cost to the public. This obligation, along with an obligation to enter into a s278 agreement with the appropriate highway authority, should be carried forward should the development be granted planning permission. The principle of the proposed highway improvements and changes to highway boundaries, such as the removal of the ‘left turn’ lane into Leadenhall Street, was agreed through the extant planning permission for this site; however the detail, materials, future maintenance arrangements will need to be agreed with TfL as Highway Authority for Bishopsgate. This should be done through the s278 process and associated highways agreements.

Travel plan

50 A travel plan has been produced by applicant which is supported by TfL and should be secured through the S106 agreement. Community Infrastructure Levy/obligations

51 The City Corporation adopted its Community Infrastructure Levy (CIL) charging schedule in July 2014. A full charging schedule is available from the Council, but both office and retail uses are charged at £75 per square metre. In accordance with London Plan policy 8.3 the Mayor CIL (1st April 2012) the charging rate for developments will also be required within the City of London it is £50 per square metre.

Local planning authority’s position

52 Unknown at time of drafting report. Legal considerations

53 Under the arrangements set out in Article 4 of the Town and Country Planning (Mayor of London) Order 2008 the Mayor is required to provide the local planning authority with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. Unless notified otherwise by the Mayor, the Council must consult the Mayor again under Article 5 of the Order if it subsequently resolves to make a draft decision on the application, in order that the Mayor may decide whether to allow the draft decision to proceed unchanged, or direct the Council under Article 6 of the Order to refuse the application, or issue a direction under Article 7 of the Order that he is to act as the local planning authority for the purpose of determining the application (the next bit is optional) and any connected application. There is no obligation at this present stage for the Mayor to indicate his intentions regarding a possible direction, and no such decision should be inferred from the Mayor’s statement and comments. Financial considerations

54 There are financial considerations to be resolved in relation to payment in lieu affordable housing contributions.

6-8 Bishopsgate/ 150 Leadenhall Street page 10 Conclusion

55 London Plan policies on CAZ, mixed use development and offices, urban design, LVMF & World Heritage Sites, access, sustainable energy and transport are relevant to this application. The application complies with some of these policies but not with others, for the following reasons:

• Principle of development: The principle of an office floorspace led development with ancillary retail use is strongly supported. • Urban design: The proposed scheme is of the highest design quality and has been carefully considered. • LVMF/WHS: The applicant has undertaken a full analysis of impact on LVMF viewpoints and the minor/moderate impacts are acceptable. The applicant has provided sufficient analysis of heritage impacts and on the Tower of London WHS to accept the assessed minor/moderate impact of the proposals as reasonable. • Energy: The applicant should ensure the short fall in carbon dioxide reductions, equivalent to 109 tonnes of carbon dioxide per annum, is met off-site. • Transport: The applicant should fully respond to issues raised in relation to trip generation/transport impact and highways works. A construction management plan, delivery and servicing plan should be secured by condition and a travel plan should be secured in the s106 agreement.

for further information, contact GLA Planning Unit (Development & Projects Team): Juliemma McLoughlin, Assistant Director -Planning 020 7983 4271 email [email protected] Sarah Considine, Senior Manager (Development & Projects) 020 7983 5751 email [email protected] Jonathan Aubrey, Case Officer 020 7983 5823 email [email protected]

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