planning report D&P/4170/01 9 October 2017 Ropemaker Street in the London Borough of Islington planning application no. P2017/3103/FUL Strategic planning application stage 1 referral Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008. The proposal Demolition of the existing buildings and erection of a 27-storey building to provide for 63,520 sq.m. of office floorspace and 1,222 sq.m. of flexible retail/professional services/restaurant/cafe floorspace, cycle parking, refuse storage and landscaping works. The applicant The applicant is Manford Properties (BVI) Ltd and Great Elm Assets Ltd and the architect is Make. Strategic issues summary Principle of development: The principle of development is supported in accordance with London Plan policy and will deliver a qualitative and quantitative improvements to office provision within the City Fringe, as well as space for small and micro businesses. (Paras 18-23). Urban design: The application is supported in line with London Plan policy on urban design (Paras 24-27). Heritage and views: The proposals would not negatively impact the settings of nearby heritage assets or strategic views. The application complies with London Plan policy on heritage and the LVMF (Paras 28-38). Climate change: The scheme is broadly supported in strategic terms. Further commitment and information is required with regard to the on-site communal heating network and the scheme’s potential to connect to future district heat networks (Paras 39-41). Transport: Planning obligations to address the impact on the Underground network, local cycling routes as well as a Deliveries and Servicing Plan and Travel Plan should be secured by s106 agreement. Conditions relating to a two-stage Construction Logistics Plan should also be secured (Paras 42-46). Recommendation That Islington Council be advised that while the application is broadly acceptable in strategic planning terms, it does not fully comply with the London Plan; but that the possible remedies set out in paragraph 50 of this report could address those deficiencies. page 1 Context 1 On 8 September 2017 the Mayor of London received documents from Islington Council 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 12 October 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 Categories 1B and 1C of the Schedule to the Order 2008: • “The building comprises floorspace of more than 20,000 sq.m. in Central London.” • “The building is more than 30 metres high and is outside the City of London.” 3 Once Islington Council 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 Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 5 This 3,500 sq.m. site comprises Arbuthnot House, 15-24 Ropemaker Street, Finsbury Court, 101-117 Finsbury Pavement and 10-12 Finsbury Street. It contains two office buildings of nine and seven storeys which collectively contain 19,636 sq.m. of floor space, with retail units at ground floor level. It fronts Ropemaker Street to the south (the borough boundary between Islington and the City), Finsbury Street to the west, and Finsbury Pavement to the east. 6 The surrounding area is largely made of office buildings, also with retail uses at ground floor. The tallest building in the area, City Point, is directly opposite the site to the south of Ropemaker Place. It has a large area of open space and public realm fronting the site. To the west is another large office block, recently constructed - Ropemaker Place. Beyond that is a The Heron, a new residential tower. 7 Moorgate Station is a short walk away to the south via Moorfields, which is directly opposite the site. This contains the nearest cycle hire docking station (42 points). Finsbury Pavement forms part of the Strategic Road Network. The site is well served by public transport and has a PTAL rating of 6b, which is excellent. The site will also be served by the Elizabeth Line with the nearest connections at Moorgate and Liverpool Street Crossrail station. 8 The site is within the Central Activities Zone (CAZ) and City Fringe Opportunity Area. Details of the proposal 9 The applicant proposes to demolish all existing buildings on site and replace them with a new building of 27 storeys and two basement levels, containing 63,520 sq.m. of new office floorspace in the upper floors and 1,222 sq.m. of retail floorspace at ground floor. Within the office space, there would be provision of 955 sq.m. of workspace specifically for small and micro businesses provided within a ground floor mezzanine level. Cycle storage, changing and shower facilities would be provided at basement level along with storage space for the retail units. page 2 10 The main entrance to the office lobby would be off Ropemaker Street. Ground floor retail units would front on to Finsbury Pavement and Ropemaker Street. The small and micro business accommodation would have its own separate entrance from Finsbury Pavement. Figure 1: Proposed ground floor plan. 11 The building would be stepped in form, with landscaped roof terraces provided for office occupiers. There are five terraces in total- three on the east and two on the west of the building. There would also be 14 large balcony spaces which could be used for meetings or amenity space for office workers. 12 The ground floor of the building has been set back to provide increased public realm on Ropemaker Street and the building is designed to create a new public space at the junction of Ropemaker street and Finsbury Pavement. Improvements to the hard landscaping along Finsbury street, Ropemaker Street and Finsbury Pavement are also proposed. The building would be serviced via an internal service bay at ground floor, accessed via Finsbury Street. Case history 13 On 17 January 2017 pre-application discussions were held with the applicant with regards to a similar proposal of 27 storeys, approximately 61,000 sq.m. of office floorspace and retail uses at part basement, ground and first floor level. 14 The principle of an office-led development was supported, as was the provision of SME workspace. The broad design principles are also acceptable, including the increased height, massing and townscape impact, subject to further details and architectural visualisations coming forward at application stage. page 3 Figure 2: GCI of proposals from above Finsbury Pavement. page 4 Strategic planning issues and relevant policies and guidance 15 The relevant issues and corresponding policies are as follows: • Principle of development London Plan; City Fringe OAPF • Urban design London Plan; Shaping Neighbourhoods: Character and Context SPG; • Heritage/ strategic views London Plan; London View Management Framework SPG; • Climate change London Plan; Sustainable Design and Construction SPG; Mayor’s Climate Change Adaptation Strategy; Mayor’s Climate Change Mitigation and Energy Strategy; • Transport London Plan; the Mayor’s Transport Strategy; Mayoral Community Infrastructure Levy; Use of planning obligations in the funding of Crossrail and the Mayoral Community infrastructure levy SPG. 16 For the purposes of Section 38(6) of the Planning and Compulsory Purchase Act 2004, the development plan in force for the area is Islington Council’s Core Strategy (2011) and Development Management Policies (2013), the Finsbury Local Plan – AAP for Bunhill and Clerkenwell (2013) and Site Allocations DPD (2013) and the London Plan 2016 (Consolidated with Alterations since 2011). 17 The Islington Local Plan: Scope of the Review (2016), the City Fringe Opportunity Area Planning Framework (2015) and National Planning Policy Framework (NPPF) are also relevant material considerations. Principle of development 18 The site is located within the Central Activities Zone (CAZ) and within the City Fringe Opportunity Area. The City Fringe Opportunity Area Planning Framework (OAPF) indicates the potential for the area to deliver 53,000 new jobs and 15,000 new homes. 19 London Plan Policies 4.2 and 2.10 encourage the renewal and modernisation of existing office stock in viable locations to improve its quality and flexibility, seeking increases in current stock where there is evidence of sustained demand for office based activities. 20 The City Fringe Opportunity Area Planning Framework (OAPF) identifies the site as being in the “inner core” of the City Fringe, where demand for office space has been increasing. The City Fringe OAPF envisages the continued expansion of employment floorspace in the inner core area to support London’s critical mass of financial and business services and the growth of the digital- creative sector in Tech City. Furthermore the OAPF recognises the important role that affordable workspace plays in facilitating the continued presence of start-ups and small businesses. 21 The existing building consists of 18,054 sq.m. of office floorspace and 1,298 sq.m. of banking floorspace. The applicant’s proposal to provide 63,520 sq.m. of new office floorspace and 1,222 sq.m. of retail floorspace represents an uplift of 45,390 sq.m. of employment generating floorspace and is supported in line with London Plan Policies 4.2 and 2.10 and the City Fringe OAPF.