Agenda item

Report of the Planning and Development Director.

The Sub-Committee considered a report of the Planning and Development Director, which set out proposed amendments to City Plan policy on tall buildings, including where they might be appropriate and inappropriate; permissible heights within areas appropriate for tall buildings; and approaches to ensure development would conserve the special historic and architectural interest of Bevis Marks Synagogue.

An Officer stated that in 2021, a Regulation 19 consultation was undertaken on the City Plan. The Mayor of London and the Greater London Authority raised an issue of non-conformity with the City plan stating that there was a need to identify appropriate areas for tall buildings within the Plan and there was a need to consider impacts on the Tower of London world heritage site. Concerns were raised by historic England about tall buildings coming forward in areas that could be harmful. Historic Places requested that specific strategic views be taken into account as well as strategic views set out in the London view management framework. There were also responses from the London Sephardi Trust and the Spanish and Portuguese Farsi community raising concerns particularly over the impact of tall buildings on historic buildings and their setting and in particular in relation to Bevis Marks synagogue in the City.

Members were informed that in order to address these issues, an extensive piece of work had been undertaken. A three-step process had been undertaken. The first step involved identifying appropriate locations for tall buildings, determining suitable building heights within those locations and evaluating potential developments impacts. The second step used three-dimensional modelling to undertake a complex sieving exercise to identify and analyse the character areas to assess their sensitivity to tall buildings. A range of criteria was considered including character and form of those areas, the strategic townscape, heritage and views and the heritage significance of the areas. The City Cluster and Holborn and Fleet Valley were identified through the process as being sensitive rather than very sensitive to tall buildings. The work had been expert peer reviewed by Dr Nigel Barker Mills. The third step was a detailed assessment of tall building areas looking at potential impacts on strategic views working with expert consultants. This involved complex three-dimensional mapping of constraints including the London view management framework, St Paul’s heights viewing points, Monument views, views from the Tower of London. Many other constraints were also taken into consideration. More localised constraints and heritage considerations would be carried out when assessing specific applications.

Officers were proposing that modifications be made to policies within the City Plan. It was proposed to designate the City Cluster and the Fleet Valley area as tall building areas, with it being considered that other areas in the City were inappropriate for tall buildings. The definition of a tall building in the City was 75m or above so substantial developments were not precluded elsewhere in the City. It was also be proposed that maximum heights be set within the tall buildings’ areas. A two dimensional map and three dimensional digital model would be made available to the public and to developers. Members were informed that tall buildings would still be subject to very detailed policy assessment looking at a whole range of local impacts and design considerations.

The Officer stated that special consideration would be given to Bevis Marks Synagogue due to its proximity to the tall building cluster. Conversations had taken place with the Rabbi and other stakeholders within the area and there were a number of recommendations for policy proposals within the City Plan. It was proposed that an immediate setting area be put in place for the synagogue. This would require any development within the area to respect the synagogue. This was considered to be an appropriate route to take for this special building given its unique setting and its courtyard setting within the City Cluster and within its historic environment. A policy approach was also being proposed to state that development within the City Cluster should not have an unacceptable impact on daylight levels within historic places of worship including the synagogue. An assessment of a potential conservation area covering the wider Creechurch area was being undertaken and would be considered by the Planning and Transportation Committee in July. Work on conservation areas was covered by separate legislation and whilst, not part of the work of the City Plan, it was complementary to this.

RESOLVED - That Officers continue to progress work on the City Plan based on Members’ views on the proposed policy direction in relation to the policies on tall buildings.