Agenda item

Demolition of the existing buildings and construction of a ground plus 72 storey building for office use (Class B1), retail (Class A1-A3) at lower ground floor, a publicly accessible viewing gallery at level 71-72 and a restaurant (Class A3) at level 70.  Public Realm improvement works, ancillary basement cycle parking, servicing and plant.

The Committee considered a report of the Chief Planning Officer concerning the proposed development of 1 Undershaft, London EC3P 3DQ.

The Committee noted that the proposed development, which would be the tallest building in the City and the focal point of the Eastern Cluster, would provide a significant increase in flexible office accommodation and help satisfy the increasing demand and thus support the strategic objective of the City of London Corporation to promote the City as the leading international financial and business centre.

The Chief Planning Officer advised Members that whilst an objection had been submitted by St. Helen Bishopsgate Church and the Parochial Church Council in relation to the impact on the setting of the church, its structural stability and potential noise disturbance; a number of amendments to the proposals were now suggested and, in the event that these were agreed, the church would retract its request to speak in objection to the application.  The Chief Planning Officer then outlined a number of amendments (as tabled to the Committee) and the developer’s agreement to:

(i) provide noise mitigation measures within the church;

(ii) undertake a noise Attenuation Survey prior to commencement;

(iii) implement necessary noise mitigation measures in the event that the Noise Attenuation Survey reveals an anticipated increase in noise levels resulting from or attributable to the development;

(iv) undertake a Noise Audit and further Noise Attenuation Survey post-completion; and

(vi) undertake to implement further necessary mitigation measures in the event that the post-completion report reveals that internal noise levels exceed the agreed pre-commencement internal noise levels.

Following the Chief Planning Officer’s presentation setting out the key aspects of the planning application and the proposal that noise mitigation measures for the church be included in a section 106 covenant, the Chairman sought and received confirmation from the representative of the church and also the architect that they no longer wished to address the Committee. 

A number of questions were raised around the vehicle lifts, access to the sunken public space, future deterioration of the building structure, long term usability of the public space and increased congestion on both the roads and the footways, impacts and adequacy of the transport infrastructure and air quality. A Member expressed concern about the location of the scheme, its design and the implications in terms of the significantly increased pedestrian footfall in the area.  He referred to concerns about the sunken area and suggested that the area should instead be used to create a genuine public space that would help improve air quality conditions in the area.  

Officers explained that a lot of work had been done during the pre-application stage to assess the long term viability of the public realm aspects of the design, the impact on pedestrian footfall and increased traffic congestion and assurances were given that the scheme, which accords with both the Local Plan and the London Plan, would deliver a substantial public space; that consolidated access arrangements would be in place through the S.106 agreement; and increased footfall in the area could be accommodated, albeit with reduced comfort in some areas. In respect of increased congestion on the road/tube networks, Officers referred to Crossrail and other enhancements.  Officers also confirmed that public transport capacity matters were being explored with Transport for London (TfL) and undertook to report back directly.

Whilst Members were advised that access to the sunken space and the viewing gallery would be set down in agreements to ensure that public access was guaranteed, it was suggested that the current access arrangements within the viewing gallery should be extended and a restriction set down to prevent a future change of use.  Officers undertook to explore additional public access hours and confirmed that restrictions on use would be in place.

The Committee noted that Officers and Members had worked hard with the developer to ensure that various objections had been addressed but, in respect of the Historic Royal Palace’s objection to the scheme on the grounds of its impact on the Tower of London, Members acknowledged that whilst the scheme would be visible from certain points within the World Heritage Site, overall its impact was minimal and the location and design was appropriate. 

The application was put to the vote, the result of which was as follows:-

19 votes in favour of the application

2 votes against the application.

Resolved:- That –

(1) planning permission be granted for the above proposal in accordance with the  

     details set out in the attached schedule subject to:

(a) the Mayor of London being given 14 days to decide whether to allow the

Corporation to grant planning permission as recommended, or to direct

refusal, or to determine the application himself (Article 5(1)(a) of the Town &

Country Planning (Mayor of London) Order 2008);

(b) planning obligations and other agreements being entered into under

Section 106 of the Town & Country Planning Act 1990 and Section 278 of the Highway Act 1980 in respect of those matters set out in the report, the decision notice not to be issued until the Section 106 obligations have been

executed;

(2) the Committee agrees in principle that the land affected by the building, which are currently public highway and land over which the public have right of access,

may be stopped up to enable the development to proceed and, upon receipt

of the formal application, officers be instructed to proceed with arrangements

for advertising and making of a Stopping-up Order for the various areas under

the delegation arrangements approved by the Court of Common Council; and

(3) conditions in respect of accessibility to the viewing gallery and a consolidated approach to delivery and management of the scheme within an area-wide context be determined by Officers in consultation with the Town Clerk and the Chairman and Deputy Chairman of the Planning & Transportation Committee.