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recently completed Tower Place, an office development with A1 and A3 uses at ground level. The riverside walkway runs along the eastern and southern boundaries.

Details of the proposal

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Demolition of existing office building (11,883 sq.m.) and redevelopment to provide an

11 storey (including basement) building accommodating an apart-hotel (77 units), residential (64 units) and retail (Class A1 and/or A3) accommodation (890 sq.m.) together with ancillary plant, servicing and parking areas. The applicant is the Cheval Group of Serviced Apartments

Ltd.

Case history

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In July 1998 the Corporation of London granted planning permission to develop Three

Quays to provide an eleven storey (including basement) hotel building and Class A1 and A3 facilities. The hotel floor space comprised 17,595 sq.m. and the shop and restaurant 1,005 sq.m. The hotel scheme included 240 bedrooms together with ancillary dining facilities, health

club and meeting rooms. An application, yet to be determined, has been made to the Corporation of London for an extension of time for the 1998 planning permission.

Strategic planning issues and relevant policies and guidance

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The relevant issues and corresponding policies are as follows:

Mix of uses

London Plan; London’s Economic Development Strategy (LDA), PPG1

Affordable housing

London Plan; PPG3

Impact on the Tower of London

London Plan; PPG15

Urban design Access Sustainable development Views Biodiversity Transport/parking

London Plan: PPG1 London Plan London Plan: PPG3; PPG13 London Plan, Strategic Views in London (LPAC) London Plan, the Mayor’s Biodiversity Strategy

London Plan; the Mayor’s Transport Strategy; PPG13

Mix of uses

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The proposal provides a total of 64 residential units and a further 77 apart-hotel units,

equating to a density of approximately 361 units per hectare. This density falls midway in the range contained in table 4B.1 of the London Plan and is considered appropriate given the context of the site and its sensitive historic riverside setting. The development relates well to

the scale, form and massing of surrounding development.

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The site is located within an area dominated largely by office development. The

proposed development of residential units on site would be consistent with both the London Plan and national planning policy which seeks to provide additional housing stock to sustain

economic development. The predominance of single-use commercial buildings can detract from the liveability and vitality of central London. Mixed-use development creates greater use of areas throughout the day and night and promotes more sustainable forms of development by reducing the need to travel. It is considered that the mix of residential, commercial (apart-hotel units) and retail within the proposed development is suitably sustainable and represent a more

appropriate and sustainable mix of land uses than the extant consent for purely hotel accommodation (and ancillary retail uses) which exists for this site. Generally, the principle of

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