Proposal:

Demolition of existing building and structures and construction of a building to a height of 305.3m AOD for a mixed-use visitor attraction, including viewing areas [2,597sq.m GEA], an education facility [567sq.m GEA] (Sui Generis) and restaurant/bar use (Class A3/A4) [1,535sq.m GEA]; together with a retail unit at ground floor (Class A1); a new two-storey pavilion building [1,093sq.m GEA] (Sui Generis) comprising the principal visitor attraction entrance with retail at ground floor level (Class A1/A3) [11sq.m GEA] and a public roof garden; provision of ancillary cycle parking, servicing and plant and alterations to the public realm.

[Total Scheme Area: 17,441sq.m GEA].

Recommendation:

That the Committee resolve that Tower Hamlets Council raises objection to the proposed development for the reasons set out in the report

Paul Buckenham introduced the application for the demolition of existing building and structures and the construction of a building to a height of 305.3m AOD for a mixed-use visitor attraction. Due to the strategic importance of the application, it has been presented to the Strategic Development Committee for observations to the decision making authority – the City of London. 

Daria Halip (Planning Officer) presented the report highlighting the key features of the application site and its surrounds including its proximity to the Tower of London. The proposal comprised two elements: the pavilion and the Tulip.  The main structure of the Tulip extends to 305.3m AOD and would be the tallest building in London providing a number of uses.  Three Statutory consultees had recommended refusal of the application: the Greater London Authority, Historic England and the Historic Royal Palaces. The application was referable to the GLA.

In summary, Officers considered that the Committee should recommend refusal of the application for the three reasons set out in report regarding: the harm to the setting of the Tower of London, the impact on the LBTH transport network and the environmental issues given the lack of information about these two issues .

In response to the Committee questions, Officers confirmed that, according to the travel assessment, the development was likely to generate a significant number of additional transport trips a proportion of which most likely would be absorbed by the Borough’s transport network. Information on such potential impact had not been provided by the applicant to date. In terms of public benefits of the scheme, whist it was noted that the proposal sought to deliver community and education facilities, insufficient information was made available to identify exactly what this would consist of..

The Committee also sought clarity about the harmful impact on the Tower of London, and why this was considered to be greater than the harm from the other developments in the nearby tall buildings cluster. Officers advised that due to the position of the development in relation to the Tower of London, as shown in the images, and the  separation distance to the Eastern Tall Building Cluster coupled with the proposed materiality of the development, the proposal  would encroach on protected views and would compete rather than contrast with the Tower of London. The distinctive design, particularly the concrete stem which rises from ground level up to the base of the bulb structure would contrast with the crystalline context of the cluster drawing significant attention to the building’s form. The development would constitute a departure from the form and materiality of the cluster, competing with the established strategic views and the historic environment.

On a vote of 7 in favour of the Officer recommendation and 1 against, the Committee RESOLVED:

That Tower Hamlets Council raises an objection to the proposed development for Demolition of existing building and structures and construction of a building to a height of 305.3m AOD for a mixed-use visitor attraction for the following three key reasons:

1. Design and heritage: the proposal would cause unacceptable less than substantial harm to the significance and setting of the Grade I listed Tower of London World Heritage without significant public benefit to justify such harm. The proposed development would conflict with paragraph 193 and 196 of the NPPF and policies 7.7, 7.8, 7.10, 7.11 and 7.12 of the London Plan, including policies D8, HC1, HC2, HC3 and HC4 of the draft London Plan.

2. Transport: the proposal is likely to impact onto the LBTH local public transport infrastructure which would have to absorb a proportion of the forecasted visitors to site annually. Insufficient information has been submitted with the application to allow officers to fully understand the likely impacts on to the transport network. LBTH reserve the right to provide comments when such information is made available.

3. Environment: the Environmental Statement does not contain sufficient information to fully assess the proposals.