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Application for Full Planning & Conservation Area Consent

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Application for Full Planning & Conservation Area Consent Application for Full Planning & Conservation Area Consent On Behalf of 3&10 Finsbury Square Ltd October 2010 Planning, Design and Access Statement Statement prepared by Tibbalds Planning & Urban Design With: 3 & 10 Finsbury Square Ltd Applicant Sheppard Robson Architect Waterman Group Mechanical & Electrical Engineering Consultant, Energy and Environmental, BREEAM, Traffic Expedition Structural Engineers Gardiner & Theobald Cost consultants Peter Stewart Consultancy Townscape Arborsphere Ltd Trees Jennifer Ross, Director Tibbalds Planning & Urban Design 19 Maltings Place 169 Tower Bridge Road Museum of London Archaeology London SE1 3JB Telephone 020 7089 2121 Facsimile 020 7089 2120 Thomson Ecology Ecology [email protected] www.tibbalds.co.uk ❚ Contents 1 Introduction 3 4 Analysis, Concept & Design Evolution 33 Appendices 101 1.1 Introduction to the project 4 4.1 The original design brief 34 Appendix 1 Email from David Fowler, London Borough of Islington 1.2 Content of the application 4 4.2 The evolution of the design response 35 (24th March 2009) 102 1.3 Project team 5 4.3 Design development 42 Appendix 2 1.4 Document structure 4 CABE Correspondence 103 5 Development Proposals 49 ■■ Response to Design Review Panel Meeting 2 Site Background 7 5.1 The development 50 (12th August 2009) ■■ Letter dated 18th December 2009 2.1 Site location 8 5.2 The facade 52 Appendix 3 2.2 Site description 9 5.3 Palette & materials 54 English Heritage letter (29th April 2009) 106 2.3 Recent planning history 10 5.4 Structural design 55 Appendix 4 2.4 Policy status of the site 10 5.5 Refuse & servicing 56 GLA letter (5th June 2009) 107 2.5 Relevant planning policy 11 5.6 Energy & sustainability 57 Appendix 5 Expedition structural and civil engineering 3 Townscape & Heritage Appraisal 13 6 Access, Social Inclusion & Safety 65 Relevant extracts from: Stage C Report (March 2010) 110 3.1 Introduction 14 6.1 Introduction 66 3.2 Basis & method of appraisal 14 6.2 Legislative & planning context 66 3.3 Specific townscape & heritage policy context 15 6.3 Inclusive design 66 3.4 History of the site and its context 19 6.4 Safety & security 66 3.5 Townscape & spatial analysis 23 7 Planning Policy Consideration 67 3.6 Assessing heritage values and significance of 7.1 Introduction 68 heritage assets 28 7.2 Assessment of development proposals 68 3.7 Assessment of the Conservation Area as a whole 29 7.3 Urban design 73 3.8 Assessment of Finsbury Square 8 Key Benefits 77 and the application site 30 8.1 Summary of key benefits 78 3.9 Design opportunities for a replacement building 31 9 Application Drawings 3 & 10 Finsbury Square Planning, Design & Access Statement ©TIBBALDS OCTOBER 2010 2 1 IntroductionIntroduction Planning, Design and Access Statement 3 & 10 Finsbury Square 3 ■■ Reason for Refusal 3: The height, scale and 1.1 Introduction to the project 1.1.8 The first of these processes will involve the 1.1.14 It is, however acknowledged that despite the moves design of the building would detract from submission of planning appeals in respect of the made by Pembroke to try and reach a compromise important views of Triton Court (as a designated 1.1.1 In March 2010 planning and conservation area refused applications P100555 and P100680. position that it may not be feasible to negotiate local landmark) on the north side of Finsbury applications were submitted to the London Borough an appropriate consent with LBI. Given this Square, and would be contrary to policy D18 of 1.1.9 The second process has involved the preparation of of Islington by 3&10 Finsbury Square Ltd (referred situation Pembroke has instructed their legal and the Islington Unitary Development Plan 2002, a revised set proposals, which seek to address the to as Pembroke Real Estate) to construct a new planning advisors to ensure that should this revised policies 4B.11 and 4B.12 of the London Plan (as reasons for refusal advanced by LB Islington. landmark headquarters office building on a key site application be refused that sufficient time is built amended 2008), and Strategic Policy 9 of the within Finsbury Square in the London Borough of 1.1.10 We confirm that these revised proposals have into the programme to enable this revised planning Islington Core Strategy Submission Draft 2010. Isington. been presented to both Ashley Nyman, the LBI submission to be co-joined with the appeals to be 1.1.4 The report also recommended that conservation case officer and GLA officers. Whilst we still await submitted in respect of the original planning and 1.1.2 The application (LBI ref: P100555 and P100680) area consent be refused on the basis that the feedback from LBI, the GLA has confirmed that the conservation applications such that they can all be which involved the demolition of the existing poor demolition, in the absence of an appropriate revised proposals overcome concerns raised in heard together at the same public inquiry. qualiy buildings at 3 &10 Finsbury Square and the scheme for redevelopment would fail to preserve respect of the previous application proposals and construction of a new ground plus nine-storey 1.1.15 Based on discussions with the Inspectorate and enhance the Conservation Area. that as a result they are now in a position to fully building and two basement levels to provide therefore our intention is that the registration of endorse the scheme. some 20,280sqm (GEA) of commercial (Class B1) 1.1.5 The Committee upheld the officer’s this planning submission will be followed by the floorspace were considered by members of the recommendation and the applications were refused. 1.1.11 Given the positive response from the GLA and in submission of appeals in relation to the previous Planning Committee on 29th July 2010. Decision notices were subsequently issued by LBI the context of the stated programme objectives refused application. on 1st September 2010. Pembroke has instructed the team to prepare and 1.1.3 The case officer’s report to this Committee 1.1.16 Having explained the background to this revised submit revised planning and conservation area recommended that the application be refused 1.1.6 Following these reasons for refusal Pembroke and submission we now go onto to describe the consent applications to LBI. planning permission for the following reasons: their investors have been considering their position. proposed development and the content of this We confirm that they remain committed to the site 1.1.12 In pursuit of this instruction this Planning Design application. ■■ Reason for Refusal 1: The height, scale and and to the delivery of an office building of the highest and Access Statement is one of a number of design of the building, is considered to be over quality. A key driver for the project is, however documents that have been prepared and submitted dominant within the established framework programme and the wish to deliver a completed in support of this revised planning submission. It is, of Finsbury Square and to break the overall building to the market by 2013. This programme however the key document as it provides a detailed harmony and consistency of scale within objective necessitates a start on site in early to mid explanation in terms of the history of the project; the the square. The proposal is contrary to the 2011. content of the revised applications; the actions that Conservation Area Design Guidelines for Bunhill have influenced the revisions to both the design and Fields/Finsbury Square (policy 22.8), policies 1.1.7 The applicant is anxious to achieve a delivery the mix of uses; the component parts of the revised D1, D4, D5 D18 and D22 of the Islington Unitary target of 2013 in order to arrest the decline of proposals and how they relate to the prevailing Development Plan 2002, policies 4B.1, 4B.2, Finsbury Square, which is, gathering momentum planning policy framework. 4B.10, 4B.11 and 4B.12 of the London Plan (as as occupiers leave obsolete buildings; in particular amended 2008), and Strategic Policy 9 of the the decision by Bloomberg to vacate all of its 1.1.13 It is Pembroke’s hope that the changes to scheme Islington Core Strategy Submission Draft 2010; accommodation on the south side is a major blow will be sufficient to secure a negotiated planning to the prosperity of Finsbury Square. Given this consent and that their design team can work with ■■ Reason for Refusal 2: The proposal fails to situation a key priority for the project is to secure an officers and members to reach a consensus as provide for a mix of land uses, in particular acceptable planning consent as quickly as possible. quickly as possible such that they can get into a residential use, either integral to the development Based on internal discussions with Pembroke’s position whereby they can deliver their building or nearby to the site in order to help establish legal and planning team we confirm that it has been within the projected timescales. mixed-use neighbourhoods. The proposal is decided to pursue two parallel processes in order contrary to policies E3, Imp14 and Imp16 of the to maximise the potential to secure a planning Islington Unitary Development Plan 2002 and permission within the timescales set. policies 3B.3 and 5G.3 of the London Plan (as amended 2008); and 3 & 10 Finsbury Square Planning, Design & Access Statement ©TIBBALDS OCTOBER 2010 4 A1 and/ or Class A3 and/ or A4) at lower 1.2 Content of the application The original reports submitted with the previous ground and ground floor levels.
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