Committee:
Date:
Planning and Transportation
13 December 2011
Item no.
Subject:
Roman House Wood Street London EC2V 7JB
(i) Change of use from offices (Class B1) to residential at Basement, Ground
and 1st -6th floor levels (8621sq.m). (ii) External alterations to the building
including the installation of new metal framed windows and refurbishment of
the exterior (iii) A part one and part two storey extension at roof level
(807sq.m). The development would provide 90 dwellings.
Ward: Bassishaw
Public
Registered No: 11/00295/FULMAJ
Registered on: 9 June 2011
Conservation Area:
Listed Building: No
No
For Decision
Summary
Planning permission is sought for:
i)
the change of use of the existing building from offices (class B1) to
residential (class C3). The change of use involves 8621sq.m of
floorspace.
ii)
Extensions at 8th floor level on the Wood Street element and a two
storey extension at 6th floor level on the Fore Street element of the
building. These extensions provide 807sq.m of floorspace. The
development would provide 90 dwellings.10 letters of objection have
been received from nearby residents. One letter of objection has been
received from the Salters' Company.
Recommendation
I Recommend that:
(i) planning permission be granted in accordance with the attached schedule.
(ii) That your Officers be instructed to negotiate and execute obligations in
respect of those matters set out in "Planning Obligations" under Section 106 and
any necessary agreements under Section 278 of the Highway Act 1980.
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SITE LOCATION APPLICATION PLAN
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Site
1. Roman House is located at the junction of Fore Street and Wood Street, north
of London Wall. The building is not listed and not located within a
conservation area, though it is adjacent to the Grade II listed Barbican Estate
which faces it across Wood Street and Fore Street.
2. Roman House, built in the 1950‟s comprises an eight storey block facing
Wood Street and a six storey block onto Fore Street. The two blocks form the
two halves of an “L” shaped plan form. Significant remains, partly Roman, of
the ancient City wall survive in the gardens behind the building and area of
Scheduled Ancient Monument.
3. Two plaques on the building‟s southern flank wall record the nearby location
of the former Cripplegate. On the north flank wall is an inscription recording
the site of the first bomb to fall on the City in the Second World War.
4. The building is adjacent to Salters' Hall which is listed Grade II.
5. The proposed development at St. Alphage House would be in close proximity
to this building.
History
6. Planning permission was granted on 13.09.2009 (08/00335/FULL) for external
alterations to include re-glazing of the elevations, erection of a canopy at the
ground floor entrance, the creation of brown roofs and new air intake grilles at
ground floor level. Two extensions were approved; one at eighth floor level on
the Wood Street elevation and a two storey extension at sixth & seventh floor
levels on the Fore Street elevation. This was to continue the use of the building
for offices.
Proposal
7. Planning permission is sought for i) the change of use of the existing building
from offices (class B1) to residential (class C3). The change of use involves
8621sq.m of floorspace and a single storey extension at 8th floor level on the
Wood Street block and a two storey extension at 6th floor level on the Fore
Street block. These extensions provide 807sq.m of floorspace. The
development would result in the provision of 90 dwellings (43 one bedroom,
32 two bedroom and 7 three bedroom apartments).
8. 97 cycle parking spaces are proposed within the basement together with space
for recharging the batteries of mobility scooters. No car parking spaces or
motorcycle parking spaces are proposed.
Consultations
9. The application has been advertised on site, in the Evening Standard
newspaper and neighbouring residents have been consulted.
10. 10 letters of objection have been received from nearby residents. One letter of
objection has been received from the Salters‟ Company. The letters of
objection relate to:
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a. The impact of the proposed extensions on Andrews House in terms of
the loss of daylight and sunlight. Loss of privacy (overlooking) and the
effect of the proposed reflective window finish.
b. The impact of plant equipment at roof level.
c. The impact of the building on Salter’s Hall.
11. Copies of the letters of objection are attached to this report
12. The Department of Environmental Services has been consulted and raise no
objections to the proposals in terms of refuse storage and collection or other
environmental health issues.
Policies
13. The development plan consists of the London Plan (adopted July 2011), the
saved policies of the Unitary Development Plan and the Core Strategy adopted
in September 2011. The London Plan, UDP and Core Strategy policies that are
most relevant to the consideration of this case are set out in Appendix A to this
report.
14. There is relevant City of London and GLA supplementary planning guidance
in respect of Planning Obligations, Sustainable Design and Construction.
15. The most relevant Government Guidance includes:

The Draft National Planning Policy Framework (NPPF)

The Ministerial Statement dated 23rd March 2011 introducing a strong
presumption in favour of sustainable development in the NPPF,
expecting local planning authorities to plan positively for new
development and to deal promptly and favorably with applications that
comply with up-to-date plans and national planning policies.

PPS 1: Delivering Sustainable Development

PPS 4: Planning for Sustainable Economic Growth

PPS 22: Renewable Energy
Considerations
16. The relevant considerations in determining this application are:
(i)
The impact of the proposed extensions on the building.
(ii)
The impact of the proposal on the setting of the listed Barbican Estate.
(iii)
The impact of the proposals on the amenity of residents in the Barbican
Estate in particular the Postern.
(iv)
The setting of the adjacent listed Salters' Hall.
(v)
The change from office to residential use.
Assessment of Heritage Value
17. Roman House dates from 1957 and is the work of Campbell Jones & Sons
architects. The building has some local significance in that it stands on the site
where the first bomb fell on the City during the second world war, an event
recorded in stone lettering on the building‟s Fore Street frontage. Additionally
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Roman House was the first building completed in the planned post-war
London Wall and Barbican reconstruction plans.
18. In architectural terms, Roman House is a good example of the modernist
commercial architecture built in the City in the 1950s. Externally, its flank
walls, columns, and horizontal structural members between floors are clad
with Portland stone. On the principal elevations stone clad vertical and
horizontals bands form a repeating square grid pattern, the spaces between
being filled by steel framed sash windows to waist level with grey glass
spandrel panels below. The top storey on the Wood Street block is slightly
recessed to form a loggia fronted by a line of metal handrails between
columns. The building was constructed of high quality materials, has worn
well and is little altered. The principal external change has been the
replacement of the original entrance canopy and the installation of a new
arrangement of entrance steps and ramps.
19. Roman House was recently considered for listing. On 28 February 2008 the
Secretary of State for Culture, Media and Sport confirmed that the building
would not be listed.
Detailed Proposals
20. The building is to be extended by one storey on the Wood Street block and
two storeys on the Fore Street block. The Wood Street extension would be
recessed behind the existing parapet. In appearance this extension would be of
a simple appearance with extensive glazing framed in non-ferrous metal. The
extension to the Fore Street block would comprise a full extra storey,
integrated into the framework of the facade at sixth floor and a half storey at
seventh floor. The southern facade of the seventh floor level would be set
back from the line existing facade and clad in Portland stone and the northern
facade, out of site from street level would be clad in non-ferrous metal.
21. The building‟s existing single glazed Critall windows would be replaced.
Window openings would be enlarged to incorporate a bay design with large
contemporary windows. The basic design of the bays would be modified to
suite different apartment layouts whilst allowing it to be repeated across the
faced so retaining the uniform appearance of the current fenestration. Each
bay within the stone grid has been developed to incorporate a large window
which would fill most of the bay. A door would give access to a Juliette
balcony. A perforated metal fanlight above the main window would be
utilised for natural ventilation. Glazing would be partially reflective to reduce
winter heat loss and summer overheating and increase the sense of privacy for
residents. Framing to windows, doors and fanlights would be in bronze
anodised aluminium. The full height windows of the protruding ground floor
on the Wood Street frontage are to be adapted with the glazing moved back
from the street to provide new balcony space with fritted glass balustrades.
22. The main entrance to the building would be updated. The existing Portland
stone clad canopy would be retained. The existing entrance and ground level
accommodation would be remodelled to provide improved disabled access to
the building. The existing steps to the main entrance would be retained but a
new marble clad enclose would be formed at the junction of Wood Street and
fore street that would house an internal platform lift.
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23. The existing loggia to the seventh floor on the Wood Street block would be
infilled by extending the verticals of the stone grid and incorporating the
standard infill bay to be used on the building's other facades.
24. The existing plant would be removed from the roof of the building. Low lift
overruns from the extended cores would be replaced and photovoltaic cells
would be installed, laid flat on the roof of the Wood Street block.
25. Existing openings at basement level on the building‟s rear elevations to St
Alphage Gardens are currently covered by decorative metal screens. The
screens would be retained on the Wood Street block. The screened opening on
the Fore Street block would be would be greatly enlarged and replaced by
glazing for the proposed lower ground level flats. . These windows would be
partially obscured behind hedging within the garden.
Impact of the proposals on local townscape views and the setting of Listed
Buildings
26. Images provided by the applicants indicate that the impact of the alterations to
the building in local views would generally be positive and much of the
existing structure and the overall form of the building would be retained. The
revised pattern of fenestration within enlarged bays is considered to be
appropriate in terms of design and materials and would sit comfortably within
the adapted stonework grid. The new storeys would be well proportioned and
sit comfortably on the existing structure.
27. In views along Wood Street and Fore Street the alterations would not have a
detrimental impact on the setting of the Postern and Andrews House blocks of
the Barbican due to the subtle nature of the alterations. In views from the
higher levels of neighbouring buildings, although the height of the building
would be raised, the extensions are well proportioned and the roofscape would
be visually improved by the removal of the existing plant.
28. The proposals would have a minor impact on the setting of the Grade II listed
Salter's Hall. On both sides of the Fore Street block Roman House's stone grid
is extended one floor higher, up to sixth floor level. The new set-back seventh
floor would not be visible. On the Fore Street frontage the sixth floor
extension would result in views of the uppermost parts of Salters' Hall being
partially obscured in views looking eastwards from the Barbican's Andrewes
House Highwalk. Views from pavement level in Fore Street are essentially
unchanged. Views from the St Alphage Garden side of the building would be
altered to a greater degree as both the new sixth and seventh floors would be
visible. The applicants have reviewed the proposed appearance of the building
and set the seventh floor further back than originally proposed. This has
resulted in a more comfortable relationship between the extended Roman Hose
and the Salters' Hall. The set-back seventh floor allows the Salters' Hall to
retain its current presence without detriment to the more elaborate expression
of the livery hall at its upper levels.
Change from Office to Residential Use
29. The building is located in an area that is considered appropriate for residential
use and residents would benefit from the existing amenities offered by the
Barbican. 90 units are proposed; 43 1 bed apartments, 32 2 bed apartments
and 7 3 bed apartments. The proposed apartments would be built in
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accordance with the Lifetime Homes Criteria 2010. Nine of the units would be
accessible for disabled persons.
30. It is considered that the loss of the existing courtrooms and associated offices
would not have a detrimental impact on the provision for office development
and the demand from long term employment growth.
31. The proposed use is supported by policy CS21 of the City of London Core
Strategy 2011.
Affordable Housing Contribution
32. The London Plan 2011 seeks to maximise affordable housing provision and
ensure an average of at least 13,200 more affordable homes per year in
London over the term of the Plan (Policy 3.11 Affordable Housing Targets).
Policy 3.12 (Negotiating Affordable Housing on Individual Private Residential
and Mixed Use Schemes) states that the maximum reasonable amount of
affordable housing should be sought when negotiating on individual private
residential and mixed use schemes taking into account the specific
circumstances of individual sites, including development viability.
33. Paragraph 3.74 of the London Plan states that affordable housing is normally
required on-site but in exceptional circumstances it may be provided off-site or
through a ring fenced cash-in-lieu contribution, and if appropriate „pooled‟ to
secure efficient delivery of new affordable housing on identified sites
elsewhere. Policy 3.13 (Affordable Housing Thresholds) states that boroughs
should normally require affordable housing provision on a site which has
capacity to provide 10 or more homes.
34. Policy CS21 of the City of London Core Strategy 2011 seeks to ensure that
sufficient affordable housing is provided to meet the City‟s housing need and
contribute towards London‟s wider housing needs, by requiring residential
developments with the potential for 10 or more units to provide 30%
affordable housing on-site or 60% equivalent affordable housing units off-site.
These targets should be applied flexibly, taking account of individual site and
scheme viability. Housing developers in the City need to provide 30%
affordable housing on-site or demonstrate why this is not feasible or viable,
with reference to a financial appraisal.
35. Where cash-in-lieu is being considered instead of actual off-site provision a
figure of £151,584 per unit is used, based on the former Housing
Corporation‟s advice.
36. The applicants have satisfactorily demonstrated that on-site provision of
affordable housing is not viable due to the values of the units being too high
for those wishing to access low cost home ownership and the practical
difficulty of separating social rented housing from other tenures on this site.
The applicants have proposed a cash-in-lieu payment that would be pooled in
an account held by the Corporation of London‟s Community and Children‟s
Services Department and used to enable affordable housing on another site in
or outside of the City.
37. The applicants have provided a financial appraisal using the Argus Toolkit
which concluded that the maximum off-site affordable housing contribution
that the scheme can support is £4.0 million. The City Corporation engaged
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independent consultants (BNP Paribas Real Estate) to assess the applicant‟s
financial appraisal and it was verified as being based on sound assumptions.
The findings of the appraisal, which included sensitivity testing of potential
future development costs and housing revenues, suggest that the proposed
development is unlikely to be able to sustain a higher payment in-lieu of
affordable housing than indicated (£4.0 million).
38. The contribution of £4.0 million would provide the equivalent of 26 affordable
units, which represents a contribution equivalent to 29% of the total proposed
on-site units as opposed to the 60% required by Policy CS21 of the City of
London Core Strategy. Whilst below the policy requirement in the Core
Strategy, the proposed level of contribution is supported by a robust financial
appraisal and is acceptable and will enable additional affordable housing to be
provided in accordance with London Plan and City of London Core Strategy
policies.
Section 106 obligations
39. Under Section 106 of the Town & Country Planning Act 1990 an agreement
can be made between two parties, usually the developer and the local
authority, or a unilateral undertaking can be submitted by a prospective
developer:
a) restricting the development or use of land in any specified way;
b) requiring specified operations or activities to be carried out in, on,
under or over the land;
c) requiring the land to be used in any specified way; or
d) requiring a sum or sums to be paid to the authority on a specified date
or dates or periodically.
40. There have been recent modifications to planning obligation arrangements by
virtue of the Community Infrastructure Levy Regulations 2010 (“the CIL
Regulations”). The Regulations introduce statutory restrictions on the use of
planning obligations to clarify their proper purpose, and make provision for
planning obligations to work alongside any Community Infrastructure Levy
(“CIL”) arrangements which local planning authorities may elect to adopt.
41. The main modification currently in force is that the tests as to the lawfulness
of planning obligations contained in Circular 5/05 have largely been placed
into law. Regulation 222 states that it is unlawful for a planning obligation to
constitute a reason to grant planning permission when determining a planning
application if the obligation does not meet all the following tests:

necessary to make the development acceptable in planning terms;

directly related to the development;

and fairly and reasonably related in scale and kind to the development
42. Government Guidance on the correct use of Section 106 is set out in Circular
5/05. which reinforces the premise that planning obligations are intended to
make acceptable development that would otherwise be unacceptable in
planning terms. The Circular states that „The use of planning obligations must
be governed by the fundamental principle that planning permission may not be
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bought or sold. It is therefore not legitimate for unacceptable development to
be permitted because of benefits or inducements offered by a developer which
are not necessary to make the development acceptable in planning terms‟. In
March 2010 the former government issued a consultation draft “New Policy
Document for planning obligations”. Although this remains in draft form at
the time of writing it should be noted that the key premise in Circular 5/05
outlined above is reinforced.
43. The Government has introduced a Community Infrastructure Levy (CIL) to be
paid by developers to help fund infrastructure required to support the
development of its area. Subject to the legal process, the Mayor of London
intends to start charging on 1st April 2012. Any development that receives
planning permission after that date will be affected including:

Planning applications submitted before 1st April 2012 but not approved
by that date;

Cases where a local planning authority makes a resolution to grant
planning permission before 1st April 2012 but does not issue the
planning permission until after that date (for example, where the
decision is subject to a section 106 agreement being entered into); and

Applications where a planning appeal is decided after 1st April 2012,
regardless of when the appeal was made.
44. The CIL charge will be calculated according to the amount of additional
floorspace a new development would create. The amount to be paid would be
calculated when planning permission is granted and is paid when development
starts.
45. On 8th September 2011 the Local Development Framework Core Strategy
Development Plan Document was adopted which seeks to provide additional
housing in the City and secure suitable, accessible and affordable housing. The
development incorporates the refurbishment and extension of a commercial
office building and would result in 90 residential units. As a result of this the
applicant is proposing to provide £4,000,000 for the provision of affordable
housing off-site.
46. It is now the City‟s practice that all financial contributions should be indexlinked with reference to the appropriate index from the date of the Committee
resolution.
47. I have set out below the details that I am recommending concerning the
planning obligations. I would also request that I be given delegated authority
to continue to negotiate and agree the terms of the proposed obligations as
necessary.
48. The applicant has agreed a breakdown which accords with the Core Strategy
Policies and Supplementary Planning Guidance as follows:
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Category
Contribution £
Total Contribution to the City
Allowance for Monitoring of
Agreement by City (1%)
Balance Available for Allocation
Percentage share %
4,000,000
40,000
3,960,000
Proposed Allocations:
Affordable Housing
Total
Total Contribution to Crossrail
(payable to the Mayor for London)
3,960,000
3,960,000
100
0
Employment Charter for Construction
49. The Developer has agreed to commit to the City Corporation‟s Employment
Charter for Construction and submit a training and skills job brokerage
strategy in relation to the construction process. This will maximise job
opportunities in the City for residents of the City fringes and offer
employment and training opportunities to local people wishing to begin a
career in construction.
50. The Economic Development Office is able to introduce the Developer or its
Contractor and Sub-Contractors to local training providers and brokerage
agencies to discuss their site-specific skills needs and to identify suitable local
people to fill opportunities on site. The Developer is encouraged to liaise with
the Economic Development Office at the earliest stage in the development
process in order that the strategy can be submitted prior to commencement.
Local Procurement
51. The developer has agreed to submit for approval a Local Procurement Strategy
prior to carrying out any preparatory operations. The Local Procurement
Strategy shall include details of:

initiatives to identify local procurement opportunities relating to the
construction of the Development, such initiatives to include identifying
opportunities for small and medium sized enterprises in the City of London
and the fringe London Boroughs of Camden, Hackney, Islington, Lambeth,
Southwark, Tower Hamlets and the City of Westminster (“Local SMEs”) to
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tender for goods and services and using Local SMEs for the provision of
goods and services whether or not those goods and services are tendered for;

initiatives that ensure that a target of 10% averaged across the entire
construction procurement spend on all goods and services by the Owner and
all contractors and sub-contractors are spent with Local SMEs;

initiatives to overcome barriers to Local SMEs in accessing the supply chain
in respect of the construction phase of the Development;

the timings and arrangements for the implementation of such initiatives at
various identified stages pre-demolition, demolition and construction up to
Occupation;

suitable mechanisms for the monitoring of the effectiveness of such initiatives
such mechanisms to include timings for the submission of periodic monitoring
reports and a final monitoring report which assess the performance of the
Owner and all contractors and sub-contractors to achieve the 10% Local SME
procurement spend target identified in the Local Procurement Charter and
benchmark that performance against the approved Local Procurement Strategy
and the estimated or total (as the case may be) construction procurement
spend.
52. The Economic Development Officer is able to provide information and
guidance to the Developer and all contractors and sub-contractors. The
Developer is encouraged to liaise with the Economic Development Officer at
the earliest stage in the development process in order that the strategy can be
submitted prior to implementation.
Legal and Administrative Costs
53. The applicant will pay the City of London‟s legal costs incurred in the
negotiation and execution of the legal agreement and the City Planning
Officer‟s administration costs in respect of the same. Also 1% of the total
contributions will be allocated to the monitoring of the agreement.
54. The Government has introduced a Community Infrastructure Levy (CIL) to be
paid by developers to help fund infrastructure required to support the
development of its area. Subject to the legal process, the Mayor of London
intends to start charging on 1st April 2012. Any development that receives
planning permission after that date will be affected including:




planning applications submitted before 1st April 2012 but not approved by that
date;
cases where a local planning authority makes a resolution to grant planning
permission before 1 April 2012 but does not issue the planning permission
until after that date (for example, where the decision is subject to a section 106
agreement being entered into); and
applications where a planning appeal is decided after 1st April 2012,
regardless of when the appeal was made.
The CIL charge will be calculated according to the amount of additional
floorspace a new development would create. The amount to be paid would be
calculated when planning permission is granted and is paid when development
starts.
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Sunlight and daylight issues
55. Concerns have been raised by residents of Andrew‟s House with regards to the
potential loss of daylight and sunlight. A sunlight and daylight study has been
submitted by the applicant to assess the impact of the proposed extensions to
Roman House.
56. The 2002 UDP addresses daylight and sunlight considerations in policy ENV
35. The policy seeks “to resist development which would reduce noticeably
the daylight and sunlight available to nearby dwellings and open spaces to
levels which would be contrary to the Building Research Establishment‟s
guidelines”.
57. The study submitted by the applicant confirms that with regard to both
daylight and sunlight good conditions are generally maintained for an urban
location such as the City of London. The BRE guidelines would be satisfied
both in terms of daylight and sunlight with many rooms and windows
experiencing little or no loss as a result of the proposed development. In these
circumstances it is considered that the proposal is in accordance with Policy
ENV35.
58. The applicant is aware of the approved redevelopment of St Alphage House
and the detrimental impact that this proposal would have on the levels of
daylight and sunlight reaching residential accommodation within Roman
House should both schemes be implemented.
Sustainability
59. It is proposed to retain as much of the existing building material where
possible, with the existing structural frame remaining intact. It is intended that
building services and fabric would be upgraded to meet current regulations
and market standards. The new elements of the façade and extensions would
be manufactured offsite from locally sourced suppliers. All materials would be
demountable for future recycling/reuse. The development would meet the
requirements of Policy CS1 of the LDF core strategy.
60. The proposed scheme would achieve a 29% reduction in carbon and has a
predicted sustainable homes rating of level 4 and complies with the relevant
policies of the London Plan
Transport and Servicing
61. Refuse would be stored at basement level and would be accessed from St.
Alphage Gardens via Wood Street using the ground floor entrance to the
basement facilities via a ramp.
62. The existing basement currently provides 12 car parking spaces at basement
level. No car parking spaces are included in the proposed scheme however
storage for 97 cycles at basement level would be provided and accessed from
St. Alphage gardens via the ramp.
63. The proposed refuse storage and cycle storage are accordance with Policy
TRANS 15 and TRANS 22 of the Unitary Development Plan 2002.
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Archaelogy
64. The site is in an area of archaeological potential, located to the north of the
city wall and defensive structures, and in an area where remains from all
periods may be expected to survive. There has been some previous
archaeological work on the site when remains of the city ditches, and post
medieval remains were recorded. The proposed scheme has a limited below
ground impact and groundworks would be required for a lift pit. Site
investigation indicates that the excavation required would affect modern
disturbance below the slab, and not affect archaeological levels. As the site is
in a sensitive archaeological area, a condition is recommended to record the
proposed work, the ground conditions and any surviving archaeology which
may be revealed.
Conclusion
65. The proposed change of use and extensions to the building are considered to
be acceptable. The proposals respect the architectural interest of the building
by retaining as much of the existing structure of the building as possible, by
the sensitively design of the extensions, and the upgraded fenestration and
entrance area.
66. The proposals would not be detrimental to the setting of the adjoining listed
Barbican estate and Salters‟ Hall. It has been demonstrated that there would be
no significant loss of amenity to nearby residents caused by of a loss of
daylight and sunlight into their premises.
Background Papers
Internal
Memo 11.07.11
Environmental Health
Letter 06.07.11
Access Officer
Letter 03.08.11
Cleansing
External
Letter 06.05.11, 19.08.11
Rolfe Judd
Email 24.06.11
Francesco Caselli
Letter 03.07.11
Keith Clarke
Email 12.07.11
Gerald Hine
Email 12.07.11
Trevor Johnston
Letter 13.07.11
Kevin Geary & Lisa Hesling
Letter 15.07.11
C Haviland
Email 15.07.11
Thames Water
Letter 19.07.11
Ronald E Smith
Letter 20.07.11
The Salters‟ Company
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Email 23.07.11
Ian Collins
Email 25.07.11
Sylvia Turtle
Email 02.08.11
Peter Fergusson
Letter 15.08.11
Berkeley
Daylight & Sunlight Report June 2011
Acoustic Report April 2011
Environmental Noise Survey March 2011
Ecological Appraisal April 2011
Energy Strategy April 2011
Demolition/structural Alterations Strategy July 2011
Historic Environmental Assessment March 2011
Sustainability Statement April 2011
Financial Assessment May 2011
Supplementary Planning Information August 2011
Planning Statement June 2011
Assessment of Economic Viability September 2011
BNP Paribas
Appendix A
London Plan Policies
1. The London Plan is part of the development plan for the City. As such the
London Plan is a material consideration to which the City of London Corporation
must have regard in exercising its development control powers.
2. The London Plan policies which are most relevant to this application are set out
below:





Policy 2.12 Identify, protect and enhance predominantly residential
neighbourhoods within CAZ and develop sensitive mixed use policies to
ensure that housing does not compromise CAZ strategic functions elsewhere
in the zone.
Policy 3.5
Housing developments should be of the highest quality
internally, externally and in relation to their context and to the wider
environment, taking account of strategic policies in this Plan to protect and
enhance London‟s residential environment and attractiveness as a place to live.
Policy 3.12 The maximum reasonable amount of affordable housing should
be sought when negotiating on individual private residential and mixed use
schemes; negotiations on sites should take account of their individual
circumstances including development viability, the availability of public
subsidy, the implications of phased development.
Policy 3.13 Boroughs should normally require affordable housing provision
on a site which has capacity to provide 10 or more homes.
Policy 4.1
Promote and enable the continued development of a strong,
sustainable and increasingly diverse economy;
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Support the distinctive and crucial contribution to London‟s economic success
made by central London and its specialist clusters of economic activity;
Promote London as a suitable location for European and other international
agencies and businesses.
Policy 5.3
Development proposals should demonstrate that sustainable
design standards are integral to the proposal, including its construction and
operation.
Major development proposals should meet the minimum standards outlined in
supplementary planning guidance.
Policy 5.6
Development proposals should evaluate the feasibility of
Combined Heat and Power (CHP) systems, and where a new CHP system is
appropriate also examine opportunities to extend the system beyond the site
boundary to adjacent sites.
Policy 5.10 Promote and support urban greening, such as new planting in
the public realm (including streets, squares and plazas) and multifunctional
green infrastructure, to contribute to the adaptation to, and reduction of, the
effects of climate change.
Policy 5.13 Development should utilise sustainable urban drainage systems
(SUDS) unless there are practical reasons for not doing so.
Policy 6.9
Developments should provide secure, integrated and accessible
cycle parking facilities and provide on-site changing facilities and showers for
cyclists, facilitate the Cycle Super Highways and facilitate the central London
cycle hire scheme.
Policy 7.2
All new development in London to achieve the highest
standards of accessible and inclusive design.
Policy 7.3
Creation of safe, secure and appropriately accessible
environments.
Policy 7.4
Development should have regard to the form, function, and
structure of an area, place or street and the scale, mass and orientation of
surrounding buildings. It should improve an area‟s visual or physical
connection with natural features. In areas of poor or ill-defined character,
development should build on the positive elements that can contribute to
establishing an enhanced character for the future function of the area.
Policy 7.6
Buildings and structures should:
a be of the highest architectural quality
b be of a proportion, composition, scale and orientation that enhances,
activates and appropriately defines the public realm
c comprise details and materials that complement, not necessarily
replicate, the local architectural character
d not cause unacceptable harm to the amenity of surrounding land and
buildings, particularly residential buildings, in relation to privacy,
overshadowing, wind and microclimate. This is particularly important
for tall buildings
e incorporate best practice in resource management and climate change
mitigation and adaptation
f provide high quality indoor and outdoor spaces and integrate well with
the surrounding streets and open spaces
g be adaptable to different activities and land uses, particularly at ground
level
h meet the principles of inclusive design
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i optimise the potential of sites.
Policy 7.8
Development should identify, value, conserve, restore, re-use
and incorporate heritage assets, conserve the significance of heritage assets
and their settings and make provision for the protection of archaeological
resources, landscapes and significant memorials.
Policy 7.13 Development proposals should contribute to the minimisation
of potential physical risks, including those arising as a result of fire, flood and
related hazards.
Policy 7.14
Implement Air Quality and Transport strategies to achieve
reductions in pollutant emissions and minimise public exposure to pollution.
Policy 7.15 Minimise existing and potential adverse impacts of noise on,
from, within, or in the vicinity of, development proposals and separate new
noise sensitive development from major noise sources.
Policy 7.19 Development proposals should, wherever possible, make a
positive contribution to the protection, enhancement, creation and
management of biodiversity.
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Unitary Development Plan and Core Strategy Policies
ENV6 Design of alterations to buildings
To ensure that all alterations or extensions to an existing building take account
of its scale, proportions, architectural character, materials and setting.
ENV35 To protect daylight and sunlight
To resist development which would reduce noticeably the daylight and sunlight
available to nearby dwellings and open spaces to levels which would be
contrary to the Building Research Establishment's guidelines.
ENV28 Design of building services
To ensure that building services are satisfactorily integrated into the
architectural design of the building (with particular reference to its roof profile)
and to resist installations which would adversely affect the character,
appearance or amenities of the buildings or area concerned.
TRANS22 Require cycle parking
To provide cycle parking facilities by:
i. requiring the provision of private parking space for cycles in development
schemes;
ii.
maintaining an adequate overall number of spaces for cycles in public
off-street car parks; and
iii.
providing an adequate supply of cycle parking facilities on-street.
CS10 Promote high quality environment
To promote a high standard and sustainable design of buildings, streets and
spaces, having regard to their surroundings and the character of the City and
creating an inclusive and attractive environment.
CS21 Protect and provide housing
To protect existing housing and amenity and provide additional housing in the
City, concentrated in or near existing residential communities, to meet the City's
needs, securing suitable, accessible and affordable housing and supported
housing.
CS18 Minimise flood risk
To ensure that the City remains at low risk from all types of flooding.
CS19 Improve open space and biodiversity
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To encourage healthy lifestyles for all the City's communities through improved
access to open space and facilities, increasing the amount and quality of open
spaces and green infrastructure, while enhancing biodiversity.
CS15 Creation of sustainable development
To enable City businesses and residents to make sustainable choices in their
daily activities creating a more sustainable City, adapted to the changing
climate.
UTIL6 Provision for waste collection
To require adequate provision within all developments for the storage,
presentation for collection, and removal of waste, unless exceptional
circumstances make it impractical; to encourage provision to allow for the
separate storage of recyclable waste where appropriate.
HOUS4 Housing space and amenities
To require that all dwellings, where practicable, should be self-contained and
provide adequate space and amenities.
HOUS10 Respect residential privacy, etc
To require where practicable that the privacy, outlook and daylighting levels of
residential accommodation is respected by the form of adjacent development.
CS4 Seek planning contributions
To manage the impact of development, seeking appropriate contributions having
regard to the impact of the contributions on the viability of development.
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SCHEDULE
APPLICATION: 11/00295/FULMAJ
Roman House Wood Street London
(i) Change of use from offices (Class B1) to residential at Basement, Ground and
1st -6th floor levels (8621sq.m). (ii) External alterations to the building including
the installation of new metal framed windows and refurbishment of the exterior
(iii) A part one and part two storey extension at roof level (807sq.m). The
development would provide 90 dwellings.
CONDITIONS
1
The development hereby permitted shall be begun before the expiration of
three years from the date of this permission.
REASON: To ensure compliance with the terms of Section 91 of the Town
and Country Planning Act 1990.
2
Before any works thereby affected are begun the following details shall be
submitted to and approved in writing by the Local Planning Authority and all
development pursuant to this permission shall be carried out in accordance
with the approved details:
(a) particulars and samples of the materials to be used on all external faces of
the building including external ground and upper level surfaces;
(b) details of the ground floor entrance
(c) details of the proposed louvres at basement level
(d) details of a typical bay of the development
(e) details of ground floor elevations
(f) details of proposed windows
(g) details of soffits, handrails and balustrades
(h) details of junctions with adjoining premises
(i) details of plant equipment and other excrescences at roof level
REASON: To ensure that the Local Planning Authority may be satisfied with
the detail of the proposed development and to ensure a satisfactory external
appearance in accordance with the following polices of the Unitary
Development Plan 2002 and Core Strategy: ENV6, CS12
3
The refuse collection and storage facilities shown on the drawings hereby
approved shall be provided and maintained throughout the life of the building
for the use of all the occupiers.
REASON: To ensure the satisfactory servicing of the building in accordance
with the following policies of the Unitary Development Plan and Core
Strategy: UTIL 6, CS10, CS17.
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4
The plant enclosure shown in the drawings hereby approved shall be
constructed and completed within a period of three months from the date of
the plant equipment being installed on the roof and shall be retained thereafter
as approved for the life of the plant it encloses.
REASON: To ensure a satisfactory external appearance in accordance with the
following policies of the Unitary Development Plan and Core Strategy: ENV6,
ENV28, CS10.
5
All Parish Markers and commemorative plaques on the existing building shall
be carefully removed prior to demolition commencing, stored for the duration
of building works, reinstated and retained for the life of the building on the
new building in accordance with detailed specifications including fixing
details which shall be submitted to and approved in writing by the Local
Planning Authority prior to commencement of the works affected thereby.
REASON: In the interest of visual amenity and to maintain the historic and
cultural interest of the site.
6
No servicing of the premises shall be carried out between the hours of 23:00
on one day and 07:00 on the following day from Monday to Saturday and
between 23:00 on Saturday and 07:00 on the following Monday and on Bank
Holidays. Servicing includes the loading and unloading of goods from vehicles
and putting rubbish outside the building.
REASON: To avoid obstruction of the surrounding streets and to safeguard the
amenity of the occupiers of adjacent premises, in accordance with the
following policies of the Core Strategy: CS15, CS16, CS21.
7
Before any mechanical plant is used on the premises it shall be mounted in a
way which will minimise transmission of structure borne sound or vibration to
any other part of the building in accordance with a scheme to be submitted to
and approved in writing by the Local Planning Authority.
REASON: In order to protect the amenities of commercial occupiers in the
building in accordance following policy of the Core Strategy: CS15.
8
Unless otherwise agreed in writing by the Local Planning Authority the level
of noise emitted from any new plant shall be lower than the existing
background level by at least 10 LpA. Noise levels shall be determined at one
metre from the window of the nearest noise sensitive premises. The
measurements and assessments shall be made in accordance with B.S. 4142.
The background noise level shall be expressed as the lowest LA90 (10
minutes) during which plant is or may be in operation. A report demonstrating
compliance with this condition must be submitted to and approved in writing
by the Local Planning Authority before the plant hereby approved comes into
operation.
REASON: To protect the amenities of neighbouring residential/commercial
occupiers in accordance with the following policies of the Core Strategy:
CS15, CS21.
9
A Demolition Method Statement shall be submitted to and approved in writing
by the Local Planning Authority prior to any demolition taking place on the
site. A staged scheme of protective works may be submitted in respect of
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individual stages of the demolition process but no works in any individual
stage shall be commenced until the related scheme of protective works has
been submitted to and approved in writing by the Local Planning Authority.
The demolition shall not be carried out other than in accordance with the
approved scheme.
REASON: In the interests of public safety and to ensure a minimal effect on
the amenities of neighbouring premises and the transport network in
accordance with the following policy of the Core Strategy: CS15.
10
A Construction Method Statement shall be submitted to and approved in
writing by the Local Planning Authority prior to any construction work taking
place on the site. A staged scheme of protective works may be submitted in
respect of individual stages of the construction process but no works in any
individual stage shall be commenced until the related scheme of protective
works has been submitted to and approved in writing by the Local Planning
Authority. The development shall not be carried out other than in accordance
with the approved scheme.
REASON: In the interests of public safety and to ensure a minimal effect on
the amenities of neighbouring premises and the transport network in
accordance with the following policy of the Core Strategy: CS15.
11
Permanently installed pedal cycle racks shall be provided and maintained on
the site throughout the life of the building sufficient to accommodate a
minimum of one pedal cycle per 250sq.m. of floorspace (minimum 97 spaces).
The cycle parking provided on the site must remain ancillary to the use of the
building and must be available at all times throughout the life of the building
for the sole use of the occupiers thereof and their visitors without charge to the
individual end users of the parking.
REASON: To ensure provision is made for cycle parking and that the cycle
parking remains ancillary to the use of the building and to assist in reducing
demand for public cycle parking in accordance with the following policy of
the Unitary Development Plan: TRANS22.
12
Details of the proposed photvoltaics shall be submitted to and approved in
writing by the Local Planning Authority prior to any works thereby affected
being begun. The areas shown on the approved drawings as zones for
photvoltaics shall be maintained as approved for the life of the building.
REASON: To provide a habitat that will encourage biodiversity and to assist
the environmental sustainability of the development in accordance with the
following policies of the Core Strategy: CS10, CS15, CS18, CS19.
13
No works except demolition to basement slab level shall take place until the
developer has secured the implementation of a programme of archaeological
work to be carried out in accordance with a written scheme of investigation
which has been submitted to and approved in writing by the Local Planning
Authority. This shall include all on site work, including details of any
temporary works which may have an impact on the archaeology of the site and
all off site work such as the analysis, publication and archiving of the results.
All works shall be carried out and completed as approved, unless otherwise
agreed in writing by the Local Planning Authority.
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REASON: In order to allow an opportunity for investigations to be made in an
area where remains of archaeological interest are understood to exist in
accordance with the following policies of the Unitary Development Plan:
ARC2, ARC3
14
The development shall not be carried out other than in accordance with the
following approved drawings and particulars or as approved under conditions
of this planning permission: Site Plan, PL_099/P4, PL_100/P2, PL_101/P1,
PL_106/P1, PL_107/P2, PL_108/P2, PL_109/P4, PL_250/P4, PL_251/P2,
PL_252/P3, PL_253/P4, PL_254/P4, PL_255/P2
REASON: To ensure that the development of this site is in compliance with
details and particulars which have been approved by the Local Planning
Authority.
INFORMATIVES
1
This permission must in no way be deemed to prejudice any rights of light
which may be enjoyed by the adjoining owners or occupiers under Common
Law.
2
The correct street number or number and name must be displayed prominently
on the premises in accordance with regulations made under Section 12 of the
London Building Acts (Amendment) Act 1939. Names and numbers must be
agreed with the Department of the Built Environment prior to their use
including use for marketing.
3
The Department of the Built Environment (Highways and Streetworks Team)
must be consulted on the following matters which require specific approval:
(a) Hoardings, scaffolding and their respective licences, temporary road
closures and any other activity on the public highway in connection with the
proposed building works. In this regard the City of London Corporation
operates the Considerate Contractors Scheme.
(b) The incorporation of street lighting and/or walkway lighting into the new
development. Section 53 of the City of London (Various Powers) Act 1900
allows the City to affix to the exterior of any building fronting any street
within the City brackets, wires, pipes and apparatus as may be necessary or
convenient for the public lighting of streets within the City.
(c) Connections to the local sewerage and surface water system.
(d) Carriageway crossovers.
(e) Means of escape and constructional details under the Building Regulations
and London Building Acts (District Surveyor).
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(f) The provision of City Walkway drainage facilities and maintenance
arrangements thereof.
4
No on-street residents' parking facilities are available for the occupiers of
these premises.
5
Prospective occupiers are advised that various activities are undertaken in the
City throughout the night which include refuse collection, servicing,
maintenance, street cleaning and highway works. In addition, on some sites
there may be need for occasional night-time construction work.
6
Reason for Grant of Planning Permission - The decision to grant this planning
permission has been taken having regard to the policies in the Unitary
Development Plan and Core Strategies set out below, the London Plan,
relevant government guidance and supplementary planning guidance,
representations received and all other relevant material considerations.
Objections were made to the application. These were taken into account by the
Local Planning Authority but were not considered to outweigh the reasons for
granting planning permission.
London Plan Policies
* Policy 2.12 Identify, protect and enhance predominantly residential
neighbourhoods within CAZ.
* Policy 3.1 Protect and enhance facilities and services that meet the needs
of particular groups and communities.
* Policy 3.5 Housing developments should be of the highest quality.
* Policy 3.12 The maximum reasonable amount of affordable housing should
be sought.
* Policy 3.13 Require affordable housing provision on a site which has
capacity to provide 10 or more homes.
* Policy 4.1 Promote and enable the continued development of a strong,
sustainable and increasingly diverse economy.
* Policy 5.3 Development proposals should demonstrate that sustainable
design standards are integral to the proposal.
* Policy 5.6 Development proposals should evaluate the feasibility of
Combined Heat and Power (CHP) systems.
* Policy 5.10 Promote and support urban greening.
* Policy 5.13 Development should utilise sustainable urban drainage systems
(SUDS) unless there are practical reasons for not doing so.
* Policy 6.9 To provide cycle facilities.
* Policy 7.2 All new development in London to achieve the highest
standards of accessible and inclusive design.
* Policy 7.3 Creation of safe, secure and appropriately accessible
environments.
* Policy 7.4 Development should have regard to the form, function, and
structure of an area, place or street and the scale, mass and orientation of
surrounding buildings.
* Policy 7.6 Policy 7.6
To obtain inclusive, flexible, spaces and
buildings of high architectural quality.
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* Policy 7.8 Development should identify, value, conserve, restore, re-use
and incorporate heritage assets.
* Policy 7.13 Development proposals should contribute to the minimisation of
potential physical risks.
* Policy 7.14 Implement Air Quality and Transport strategies.
* Policy 7.15 Minimise existing and potential adverse impacts of noise.
* Policy 7.19 Development proposals should, wherever possible, make a
positive contribution to the protection, enhancement, creation and
management of biodiversity.
Unitary Development Plan and Core Strategy Policies
ENV6 Design of alterations to buildings
ENV35 To protect daylight and sunlight
ENV28 Design of building services
TRANS22 Require cycle parking
CS10 Promote high quality environment
CS21 Protect and provide housing
CS18 Minimise flood risk
CS19 Improve open space and biodiversity
CS15 Creation of sustainable development
UTIL6 Provision for waste collection
HOUS4 Housing space and amenities
HOUS10 Respect residential privacy, etc
CS4 Seek planning contributions
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