Ensure developments are comfortable and secure for users
Conserve and enhance the natural environment, particularly in relation to biodiversity.
Policy 4A.8 indicates that the Mayor will request an assessment of energy demand for
proposed major developments. This assessment should demonstrate the steps taken to apply the Mayor's energy hierarchy. The Mayor expects all strategic commercial and residential schemes to demonstrate that the proposed heating and cooling systems have been selected in
accordance with the following order of preference: passive design; solar water heating;
combined heat and power; for heating and cooling, preferably fuelled by renewables; community
heating for heating and cooling; heat pumps; gas condensing boilers and gas central heating. No detailed information has been provided in relation to the proposed energy performance of the development. Policy 4A.9 requires the applicant to demonstrate how a proportion (10% is specified within the Mayor’s Energy Strategy) of the site’s electricity or heat needs can be generated from renewables, wherever feasible. This information should be submitted.
The London Plan (policy 4B.15) has designated a number of strategically important river
prospect views, including the view from Tower Bridge. In addition this policy also designates a number of strategically important townscape views including the view from City Hall across to the Tower of London. As discussed under the Urban Design section of this report, the proposed
building has been designed and articulated in such a way that it will not harm these views.
The application site is adjacent to the River Thames, a site of Metropolitan Importance
for Nature Conservation. The GLA’s Principal Policy Adviser (Biodiversity) states that it “is
highly unlikely that the proposed development would have any significant adverse impact on the ecology of the river as this is already a very disturbed stretch so birds occurring here are generally those species less sensitive to disturbance. Shading is not an issue as the application
site is on the north bank of the river.” The opportunity for providing additional biodiversity habitat alongside the River Thames (as encouraged by the Biodiversity Strategy and the Blue Ribbon Network, London Plan policies) has not been taken. It is acknowledged that a softer approach to the landscaping of the public areas may not be appropriate in the context of the area.
The site is located in an area of excellent Public Transport Accessibility. It is within
walking catchment of Fenchurch Street national rail station and Tower Hill and Monument
Underground stations. The site is located immediately adjacent to Tower Millennium Pier from which London River Services (LRS) operate. Tower Hill Road and Tower Bridge Road also offer
access to 5 different bus services.
There was no Transport Assessment submitted with the application so TfL has been
unable to accurately predict the number of additional people who will be using the public
transport infrastructure. However, due to the scale of the building and the numerous transport modes available, TfL considers that the development will not have a significant impact on the
public transport network.
TfL is concerned about access to Tower Millennium Pier. Adequate signage needs to be
provided as well as provisions for deliveries to the pier. Noise pollution due to passengers disembarking at unsociable hours also needs to be considered. TfL will also seek a construction