Denton Wilde Sapte - Offices Development - London EC2, Liverpool Street
Date: 02 Nov 2001
Tall buildings and strategic intervention
Despite the Mayor's endorsement of the Corporation of London's grant of planning consent for Heron's 222m high Heron Tower; the application was called-in for determination by the Secretary of State earlier this year due to the impact on views of the city's skyline and the setting of St Paul's Cathedral and strong opposition from various parties including English Heritage. Meanwhile the Mayor has directed Lambeth to refuse planning consent for Frogmore's redevelopment of a 1960s office block next to Westminster Bridge on the basis that the development would have been contrary to good strategic planning "because of the standard of architecture and design". This has resulted in criticism of the Mayor's intervention in planning decisions on grounds which appear to have little strategic justification.
The latest tall building proposed is Minerva's 36 floor (92900 sq m) office building near Liverpool Street Station. The proposed St Botolph's Tower would be 159 metres high.
The tall buildings debate continues to be controversial, particularly in the light of the World Trade Centre atrocities.
Focus of Thwards the London Plan
Towards the London Plan was published on 8 May 2001 and sets out the Mayor's initial proposals for his Spatial Development Strategy (SDS). The document sets out policy directions for discussion prior to the publication of the deposit draft plan next year.
The proposals seek to maintain London's status as Europe's premier world city by pursuing a policy of improved and extended public transport links across London providing a framework for higher derisity mixed-use developments at accessible locations.
The proposals recognise the need to build on the strengths of central London and existing town centres. Significantly, there is also a clear strategic development focus on East London for new commercial and housing developments, where both the need and opportunities for regeneration are greatest.
Towards the London Plan's policy objectives address the full range of issues affecting London's development including economic and demographic growth, as a city of learning, its communications, as a city of culture, provision of housing, integration of land use and transport policies, the urban environment, the open environment, its natural resources, the Thames and London's waterways and creating a city for people. It focuses on five key areas which should be the foci for change. These are:
- Central London
- Inner East London and the Thames Gateway
- The Lee Valley
- The Western Wedge (between the A401M40 and the M3)
- The Wandle Valley
Other town centres and urban villages are also purported to be crucial to the future development of the capital.
While the policy directions of Towards the London Plan seek to achieve sustainable growth, concern has been expressed from all sectors that the current approach places too great an emphasis on economic growth which could prejudice important quality of life factors which are equally important in making London a successful world city. This view has also been expressed by the GLA's SDS Investigative Committee
(July 2001).
Towards the London Plan discusses briefly how policy objectives will be achieved. It does, however; fall short on deliverables. A key part of the development of the Plan's proposals over the coming year will be the formulation of realistic implementation mechanisms in order to find practical solutions to difficult problems.
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