Bishopsgate Goodsyard public hearing and reserved matters applications
In their role of making strategic planning decisions for London, the Mayor may occasionally take over an application, therefore becoming the local planning authority. They must then hold a public hearing before deciding whether or not to grant planning permission.
In this instance, the former Mayor, Boris Johnson, took over the application for the redevelopment of Bishopsgate Goodsyard.
As the planning authority for this site, the reserved matters applications will be decided by The Mayor of London.
Reserved Matters Application - GLA reference 2023/0836
Application Details
Site Address: Plot 1 at the former Bishopsgate Goodsyard site, Braithwaite Street, London, E1
Proposal: "Application for all Reserved Matters Approval (Access, Appearance, Landscaping, Layout and Scale) in respect of Plot 1, pursuant to LB Tower Hamlets outline planning permission ref PA/14/02011 (GLA ref. GLA/1200cd/12); LB Hackney planning permission ref. 2014/2427 (GLA reference GLA/1200cd/13) dated 25/03/2022, for the erection of a building comprising 51,309 sq m of office floorspace (Class B1), 831 sq m retail uses (Use Class A1-A5), 6,392 sq m plant and ancillary space, landscaping, public realm, and all associated works."
For the purposes of clarity, the part of the RMPA site within LB Hackney, comprises the following mix of uses:
- 38,985 sqm (GIA) of Business Use (Class B1).
- 577 sqm (GIA) of Retail Use (Class A1, A2, A3)
- 5,241 sqm (GIA) of ancillary and plant space.
And the part of the RMA site within LB Tower Hamlets, comprises the following mix of uses:
- 9,243 sqm (GIA) of Business Use (Class B1).
- 134 sqm (GIA) of Retail Use (Class A1, A2, A3)
- 791 sqm (GIA) of ancillary and plant space.
How to comment:
Representations about the revisions to the Application and/or the other information should be submitted in writing by post, email or online by 11 May 2024:
- Email: [email protected]
- By post: The Planning Team, Greater London Authority, City Hall, Kamal Chunchie Way, London, E16 1ZE
Hard copies of the Application detailed above can be inspected by members of the public at all reasonable hours between 8.30am and 4.30pm on Mondays to Fridays between 11 April 2024 and 11 May 2024 at Greater London Authority, City Hall, Kamal Chunchie Way, London E16 1ZE
Consultation period:
The consultation period runs until 11 May 2024. The Application will not be decided before this consultation period ends. Comments received after this date, but before a decision is made, may still be taken into account; but failure to meet this deadline could result in your comments not being considered.
We are undertaking this consultation to ensure that everyone has the opportunity to let the Mayor know their views on the proposal.
All representations will be taken into account.
Reserved Matters 2023/0836 - Important Dates
Reserved Matters Application - GLA reference 2024/01773
Application Details
Site Address: Part of Plot 5 at the former Bishopsgate Goodsyard site, Braithwaite Street, London, E1
Proposal: “Application for all Reserved Matters Approval (Access, Appearance, Landscaping, Layout and Scale) in respect of part of Plot 5 relating to the Sclater Street buildings, pursuant to LB Tower Hamlets outline planning permission ref PA/14/02011 (GLA ref. GLA/1200cd/12) dated 25/03/2022, for works comprising the demolition of the part of the existing wall and extensions to the Mission Hall; refurbishment of the Mission Hall for retail / café use (Class A 1 / A3); demolition of the existing extensions to the Victorian building and refurbishment and use of the existing building for retail use (Class A1) with a new shopfront and 3 residential units (Class C3) on the upper floors; restoration and extension to the Weavers Cottages for use within Class B1, refurbishment of existing arches and provision of new gates and pedestrian access routes, new landscaping and all other works shown on the submitted drawings.”
Applicant: Bishopsgate Goodsyard Regeneration Ltd
Reserved Matters Application 2024/0177 - Important Dates
Final Decision Notice and s106 Legal Agreement
The Final Decision Notices and s106 Legal Agreement can be downloaded below.
Update Report 21 February 2022
Prior to a final decision on this planning application the Mayor will consider any relevant changes to policy, guidance and any other new material considerations which are relevant to the application and which have arisen since the date of the Representation Hearing. It is not the intention to conduct a further public Representation Hearing. A further updating report has been prepared by GLA officers for the Mayor’s consideration. The update report and annexes can be viewed within the links below.
Background to the public hearing
On 15 September 2015, the former Mayor, Boris Johnson, received a request to become the local planning authority for the purpose of determining two planning applications at the Bishopsgate Goodsyard site in the London boroughs of Hackney and Tower Hamlets. This request was made by DP9 on behalf of the applicant of the planning application, pursuant to article 7 of the Town and Country Planning Mayor of London Order.
On 23 September 2015, having considered a report on the case, the former Mayor notified Hackney and Tower Hamlets that he would act as the local planning authority for the purposes of determining the planning applications (under article 7 of the Mayor of London Order and the powers conferred by Section 2A of the 1990 Town and Country Planning Act).
The Local Planning Authority reference assigned to the application is 2014/2425 & PA/14/02011. The GLA reference is D&P/1200c&d.
GLA documents
The former Mayor’s initial Stage 1 report, together with the Stage II report and the Mayor’s decision letters are available on our Planning Search.
Postponed Representation hearing - 2016
A public representation hearing was due to be held in the Chamber at City Hall on Monday 18 April 2016, starting at 1pm for the former Mayor to consider this application in detail and determine whether or not planning permission should be granted.
Following a request from the applicant to defer the Representation Hearing in order to allow time to amend the application to address the concerns raised in the Stage 3 Report, the former Mayor decided to defer the Representation Hearing. A notice of the new date for the Representation Hearing will be given in due course in accordance with the Procedure for Representation Hearings at the Greater London Authority.
The Stage 3 report, Stage 3 errata and draft s106, which were published on Friday 8 April 2016, along with the applicants request to defer the hearing and the Mayor's decision to defer the hearing are available to download below.
Planning application documents
If you wish to view the original planning application documents, please refer to the borough’s planning page:
Please note all representations received by the borough have been sent to the Mayor.
Regulation 22 Consultation, 25/01/2016 to 15/02/2016
Formal notice of Bishopsgate Goodsyard Regulation 22 consultation.
The Mayor consulted on the plans submitted by the applicant on the Bishopsgate Goodsyard scheme. This consultation was carried out under Regulation 22 of the Environment Impact Assessment Regulations 2011. The documents can be downloaded from the London Datastore.
Technical Reports
Technical Reports that have helped inform the officers report and recommendation are now available to download here.
The redacted Financial Viability Review is also available to download below.
In March 2019 the applicant submitted a Scoping Opinion Review Request for consideration. The document is available to download here.
The GLA’s report on the Scoping Opinion Review Request is available to download here.
October 2019 Amended Submission
An OUTLINE application for the comprehensive mixed use redevelopment of the site comprising:
Residential (Class C3) comprising up to 500 residential units; Business Use (Class B1) up to 130,940 sq.m.; Hotel (Class C1) up to 11,013 sq.m.; Retail, financial & professional services, restaurants, cafes & hot food takeaways (Class A1, A2, A3, A5) up to 18,390 sq.m. of which only 3,678 sq.m. can be used as Class A5; Non-residential Institutions (Class D1) / Assembly and Leisure (Class D2) up to 6,363 sq.m.; Public conveniences (sui generis) up to 298 m²; Basement, ancillary and plant up to 21,216 sq.m. Formation of new pedestrian and vehicular access; means of access, circulation and car parking within the site and provision of new public open space and landscaping. The application proposes a total of 10 buildings that range in height, with the highest being 142.4m AOD and the lowest being 29.2m AOD. With all matters reserved save that FULL DETAILS for Plot 2 are submitted for alterations to, and the partial removal of, existing structures on site and the erection of a building for office (Class B1) and retail use (Class A1, A2, A3, A5) comprising a part 17/ part 29 storey building; and Plot 7 comprising the use of the ground level of the Braithwaite Viaduct for retail and food & drink uses (A1, A2, A3, A5) and works to and use of the Oriel and adjoining structures for retail and food & drink uses (A1, A2, A3, A5). (Amended Description)
(LB Hackney Ref: 2014/2425; LB Tower Hamlets Ref: PA/14/02011) (floorspace quoted is Gross Internal Area)
The applicant’s submission includes further environmental information under Regulation 22 of the EIA Regulations in relation to the Environmental Statement which has already been provided.
The Applicant has also submitted amendments to the listed building consent applications which propose the following:
Within the London Borough of Hackney:
Restoration and repair of existing Grade II listed Oriel and gates and adjoining historic structures to provide principal western pedestrian gateway into associated development (2014/2425) and to accommodate proposed Class A1/A2/A3/A5 retail use into a number of the existing arches at ground floor. Part removal of a section of adjoining unlisted structures proposed to provide public realm and pedestrian access into the site. (Amended Description) (London Borough of Hackney Ref: 2014/2427).
Within the London Borough of Tower Hamlets:
Restoration and repair of the existing Grade II listed Braithwaite Viaduct and adjoining structures for proposed Class A1/A2/A3/A5/D1/D2 and sui generis use at ground level. Structural interventions proposed to stabilise London Road structure, removal of sections of London Road roof to create openings over proposed new public squares; formation of new shopfront openings, installation of new means of public access up to park level. Part removal of adjoining unlisted wall on Brick Lane to provide improved public realm and pedestrian access into the site.
(Amended Description) (London Borough of Tower Hamlets Reference Ref: PA/14/02096).
How to view the documents:
You can view the documents on the London Datastore.
July 2020 amendments
The Applicant, Bishopsgate Goodsyard Regeneration Limited, submitted amendments to the original planning and listed building applications in October 2019, which were then subject to public consultation. The applicant has since made further amendments and submitted the following additional information:
- Amended Parameter Plans; Amended Design Guide; Amended Development Specification; Revised Plot 2 drawings; Transport Statement Addendum; Fire Strategy; Design and Access Statement Addendum; Plots 8B & 8C Structural Survey; Circular Economy Statement
- Further environmental information under Regulation 22 of the EIA Regulations in relation to the Environmental Statement already submitted – Response to Environmental Statement Review Report (Temple Group) plus appendices (Appendix A Supporting Figures; B Archaeology GLHER update; C Additional TVIA Views; D Revised Non-Technical Summary); E Bat Hibernation Report; F LBTH SUDs Proforma; H Built Heritage Addendum; I Bat Mitigation Strategy; J Air Quality Sensitivity Test; K Revised Chapter 19 Interactions; L Revised Chapter 20 Residual Effects) & Environmental Statement Volume 3 Addendum Townscape Visual Assessment Addendum
- Revised Listed Building Consent drawings & the listed building consent application (Tower Hamlets Reference: PA/14/02096) description relating to Plots 7 B, C & D to now read:
- Restoration and repair of the existing Grade II listed Braithwaite Viaduct and adjoining structures for proposed Class A1/A2/A3/A5/D1/D2 and sui generis use at ground level. Structural interventions proposed to stabilise London Road structure, removal of sections of London Road roof to create openings over proposed new public squares; formation of new shopfront opening. Part removal of adjoining unlisted wall on Brick Lane to provide improved public realm and pedestrian access into the site. (Amended Description)
How to comment:
Anyone who wishes to make representations about the Applications and/or the information relating to the Environmental Statement should send these by email to the Greater London Authority at [email protected]. Representations by post are discouraged, in line with Town and Country Planning (Coronavirus) Regulations 2020.
Any representations must be received by the GLA by 7th September 2020. The application will not be decided before this consultation period ends. Comments received after that date but before a decision is made, may still be taken into account but failure to meet this deadline could result in your comments not being considered. Any representations previously submitted on this application to either the GLA, the London Borough of Hackney or the London Borough of Tower Hamlets will be taken into account.
How to view the documents:
You can view the documents on the London Datastore.
Representation Hearing - 3 December 2020
An online Public Representation Hearing was held on 3 December 2020 starting at 2pm for the Mayor to consider whether or not to grant planning permission. Following the hearing, the Mayor resolved to grant planning permission for the application subject to the conclusion of a s106 legal agreement.
Below is the GLA officer recommendation to the Mayor and the agenda for the hearing:
Below are the background reports accompanying the officer recommendation:
- Daylight & Sunlight Report
- EIA Review
- Heritage Impact Assessment and Advice
- Design Review Panel 1
- Design Review Panel 2
- Design Review Panel 3
Below are the formal responses from Hackney and Tower Hamlet Councils:
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