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Application to vary Conditions 2 (Approved Drawings and Documents), 9 (Cycle Parking), and 11 (Public Realm) of planning permission ref: P2023/1070/FUL, dated 13/06/2024 (as amended by P2024/3464/NMA, P2025/2332/NMA, P2025/3108/NMA, and P2026/0873/NMA) for: ''Partial demolition and redevelopment to erect a building (plus basement), comprising increased office floor space (Class E[g]); commercial floorspace (Class E); a multi-purpose flexible space (Sui Generis); flexible Commercial / Community Uses (Class E/ F1); alterations to and formation of new landscaping, public realm, plant, cycle storage, servicing and delivery space and other associated works.'' The application seeks changes to the consented layouts, elevational design, building height, and MEP strategy.

99, City Road, London, EC1Y 1AX

FINAL DECISIONReference: P2026/0923/S73London Borough of Islington

Last published check: 3 Oct 2026, 19:24. Check the council record for more recent changes.

Application location

99, City Road, London, EC1Y 1AX

This record has no verified map location.

Application summary

Status
FINAL DECISION
Application type
Removal/Variation of Condition (Section 73)
Received
7 Apr 2026
Validated
9 Apr 2026
Determination deadline
1 Jun 2026
Local authority
London Borough of Islington

Application overview

Application to vary Conditions 2 (Approved Drawings and Documents), 9 (Cycle Parking), and 11 (Public Realm) of planning permission ref: P2023/1070/FUL, dated 13/06/2024 (as amended by P2024/3464/NMA, P2025/2332/NMA, P2025/3108/NMA, and P2026/0873/NMA) for: ''Partial demolition and redevelopment to erect a building (plus basement), comprising increased office floor space (Class E[g]); commercial floorspace (Class E); a multi-purpose flexible space (Sui Generis); flexible Commercial / Community Uses (Class E/ F1); alterations to and formation of new landscaping, public realm, plant, cycle storage, servicing and delivery space and other associated works.'' The application seeks changes to the consented layouts, elevational design, building height, and MEP strategy.

Proposal details

Reference
P2026/0923/S73
Alternative references
PP-14775978
Ward
Bunhill
Agent
Robjant
UPRN
5300019902

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Documents 148 of 148

DocumentPublishedAction
Application Form - Without Personal DataApplication Form7 Apr 2026View
0254_99CR-PUBL-L-0000 - Existing GADrawings - Proposed - Landscaping7 Apr 2026View
0254-99CR-PUBL-L-2001 - City Road SectionsDrawings - Proposed - Landscaping7 Apr 2026View
0254-99CR-PUBL-L-2002 - Cowper Street SectionsDrawings - Proposed - Landscaping7 Apr 2026View
0254-99CR-PUBL-L-2003 - Old Street SectionsDrawings - Proposed - Landscaping7 Apr 2026View
PA-001 - Site Location PlanDrawings - Existing7 Apr 2026View
PA-020 - Existing Plans Ground FloorDrawings - Existing7 Apr 2026View
PA-002 - Existing Site PlanDrawings - Existing7 Apr 2026View
PA-003 - Proposed Site PlanDrawings - Proposed7 Apr 2026View
PA-019 - Existing Plans BasementDrawings - Existing7 Apr 2026View
PA-050 - Demolition Plans Ground FloorDrawings - Proposed7 Apr 2026View
PA-021 - Existing Plans Levels 01 02 03 04Drawings - Existing7 Apr 2026View
PA-025 - Existing Plans Levels 05 06 07 08Drawings - Existing7 Apr 2026View
PA-029 - Existing Plans Roof LevelDrawings - Existing7 Apr 2026View
PA-030 - Existing Elevations in ContextDrawings - Existing7 Apr 2026View
PA-031 - Existing Elevations in ContextDrawings - Existing7 Apr 2026View
PA-035 - Existing Elevations in ContextDrawings - Existing7 Apr 2026View
PA-036 - Existing Elevations in ContextDrawings - Existing7 Apr 2026View
PA-049 - Demolition Plans BasementDrawings - Proposed7 Apr 2026View
PA-135 - Proposed Plans Roof LevelDrawings - Proposed7 Apr 2026View
PA-051 - Demolition Plans Levels 01 02 03 04Drawings - Proposed7 Apr 2026View
PA-055 - Demolition Plans Levels 05 06 07 08Drawings - Proposed7 Apr 2026View
PA-059 - Demolition Plans Roof LevelDrawings - Proposed7 Apr 2026View
PA-109 - Proposed Plans 09 10 11 12Drawings - Proposed7 Apr 2026View
PA-113 - Proposed Plans 13 14 15 16Drawings - Proposed7 Apr 2026View
PA-121 - Proposed Plans 21 22 23 24Drawings - Proposed7 Apr 2026View
PA-125 - Proposed Plans 25 26 27 28Drawings - Proposed7 Apr 2026View
PA-129 - Proposed Plans 29 30 31 32Drawings - Proposed7 Apr 2026View
PA-133 - Proposed Plans 33 34 35 36Drawings - Proposed7 Apr 2026View
PA-134 - Proposed Plans 37Drawings - Proposed7 Apr 2026View
PA-200 - Proposed North Elevation in ContextDrawings - Proposed7 Apr 2026View
PA-202 - Proposed East Elevation in ContextDrawings - Proposed7 Apr 2026View
PA-203 - Proposed West Elevation in ContextDrawings - Proposed7 Apr 2026View
PA-301 - Facade Details Wall Type 1Drawings - Proposed7 Apr 2026View
PA-302 - Facade Details Wall Type 2.1Drawings - Proposed7 Apr 2026View
PA-303 - Facade Details Wall Type 2.2Drawings - Proposed7 Apr 2026View
PA-304 - Facade Details Wall Type 3Drawings - Proposed7 Apr 2026View
PA-305 - Facade Details Wall Type 4Drawings - Proposed7 Apr 2026View
Daylight, Sunlight and Overshadowing ReportApplication Supporting Documents7 Apr 2026View
Fire StatementDefault7 Apr 2026View
Sustainable Design and Construction StatementApplication Supporting Documents7 Apr 2026View
Addendum Transport AssessmentApplication Supporting Documents7 Apr 2026View
Wind Assessment - Statement of ConformityApplication Supporting Documents7 Apr 2026View
Energy Statement Addendum Part 1 of 9Application Supporting Documents7 Apr 2026View
Energy Statement Addendum Part 2 of 9Application Supporting Documents7 Apr 2026View
Energy Statement Addendum Part 3 of 9Application Supporting Documents7 Apr 2026View
Energy Statement Addendum Part 4 of 9Application Supporting Documents7 Apr 2026View
Energy Statement Addendum Part 5 of 9Application Supporting Documents7 Apr 2026View
Energy Statement Addendum Part 6 of 9Application Supporting Documents7 Apr 2026View
Energy Statement Addendum Part 7 of 9Application Supporting Documents7 Apr 2026View
Energy Statement Addendum Part 8 of 9Application Supporting Documents7 Apr 2026View
Energy Statement Addendum Part 9 of 9Application Supporting Documents7 Apr 2026View
Addendum Heritage, Townscape, and Visual Impact AssessmentApplication Supporting Documents7 Apr 2026View
CIL FormApplication Form7 Apr 2026View
Covering letterApplication Supporting Documents7 Apr 2026View
Planning StatementApplication Supporting Documents7 Apr 2026View
PA-210 - Proposed North ElevationDrawings - Proposed7 Apr 2026View
PA-212 - Proposed East ElevationDrawings - Proposed7 Apr 2026View
PA-213 - Proposed West ElevationDrawings - Proposed7 Apr 2026View
PA-250 - Proposed Section 01Drawings - Proposed7 Apr 2026View
PA-251 - Proposed Section 02Drawings - Proposed7 Apr 2026View
PA-306 - Facade Details Wall Type 5Drawings - Proposed7 Apr 2026View
Addendum HTVIA Appendices - Part 1 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 10 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 11 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 12 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 13 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 14 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 15 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 16 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 17 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 18 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 19 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 2 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 20 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 21 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 22 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 23 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 24 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 25 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 26 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 27 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 28 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 29 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 3 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 30 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 31 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 32 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 33 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 34 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 35 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 36 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 37 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 38 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 39 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 4 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 40 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 41 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 5 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 6 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 7 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 8 of 41Application Supporting Documents9 Apr 2026View
Addendum HTVIA Appendices - Part 9 of 41Application Supporting Documents9 Apr 2026View
PA-098 - Proposed Plans Basement 01 02Drawings - Proposed9 Jun 2026View
PA-101 - Proposed Plans 01 02 03 04Drawings - Proposed9 Jun 2026View
PA-105 - Proposed Plans 05 06 07 08Drawings - Proposed9 Jun 2026View
PA-117 - Proposed Plans 17 18 19 20Drawings - Proposed9 Jun 2026View
PA-201 - Proposed South Elevation in ContextDrawings - Proposed9 Jun 2026View
PA-211 - Proposed South ElevationDrawings - Proposed9 Jun 2026View
0254-99CR-PUBL-L-1000 - Proposed General ArrangementDrawings - Proposed - Landscaping11 Jun 2026View
0254-99CR-PUBL-L-1001 - Public Realm and Landscape 1 of 4Drawings - Proposed - Landscaping11 Jun 2026View
0254-99CR-PUBL-L-1002 - Public Realm and Landscape 2 of 4Drawings - Proposed - Landscaping11 Jun 2026View
0254-99CR-PUBL-L-1003 - Public Realm and Landscape 3 of 4Drawings - Proposed - Landscaping11 Jun 2026View
0254-99CR-PUBL-L-1004 - Public Realm and Landscape 4 of 4Drawings - Proposed - Landscaping11 Jun 2026View
0254-99CR-PUBL-L-2001 - City Road SectionsDrawings - Proposed - Landscaping11 Jun 2026View
0254-99CR-PUBL-L-ARR - Public Realm and Landscape Sheet ArrangementDrawings - Proposed - Landscaping11 Jun 2026View
99C-SPD-XX-01-DR-L-94101 - GA Plan Level 01Drawings - Proposed - Landscaping11 Jun 2026View
99C-SPD-XX-03-DR-L-94102 - GA Plan Level 03Drawings - Proposed - Landscaping11 Jun 2026View
99C-SPD-XX-05-DR-L-94103 - GA Plan Level 05 - Sheet 01Drawings - Proposed - Landscaping11 Jun 2026View
99C-SPD-XX-05-DR-L-94104 - GA Plan Level 05 - Sheet 02Drawings - Proposed - Landscaping11 Jun 2026View
99C-SPD-XX-05-DR-L-94105 - GA Plan Level 05 - Sheet 03Drawings - Proposed - Landscaping11 Jun 2026View
99C-SPD-XX-07-DR-L-94106 - GA Plan Level 07 - Sheet 01Drawings - Proposed - Landscaping11 Jun 2026View
99C-SPD-XX-07-DR-L-94107 - GA Plan Level 07 - Sheet 01Drawings - Proposed - Landscaping11 Jun 2026View
99C-SPD-XX-09-DR-L-94108 - GA Plan Level 09Drawings - Proposed - Landscaping11 Jun 2026View
99C-SPD-XX-14-DR-L-94109 - GA Plan Level 14Drawings - Proposed - Landscaping11 Jun 2026View
99C-SPD-XX-20-DR-L-94110- GA Plan Level 20Drawings - Proposed - Landscaping11 Jun 2026View
99C-SPD-XX-25-DR-L-94111 - GA Plan Level 25Drawings - Proposed - Landscaping11 Jun 2026View
99C-SPD-XX-31-DR-L-94112 - GA Plan Level 31Drawings - Proposed - Landscaping11 Jun 2026View
99C-SPD-XX-34-DR-L-94113 - GA Plan Level 34Drawings - Proposed - Landscaping11 Jun 2026View
99C-SPD-XX-35-DR-L-94114 - GA Plan Level 35Drawings - Proposed - Landscaping11 Jun 2026View
99C-SPD-XX-37-DR-L-94115 - GA Plan Level 37Drawings - Proposed - Landscaping11 Jun 2026View
99C-SPD-XX-RF-DR-L-94116 - GA Plan Roof LevelDrawings - Proposed - Landscaping11 Jun 2026View
99C-SPD-XX-ZZ-DR-L-94201 - Terrace Landscaping SectionDrawings - Proposed - Landscaping11 Jun 2026View
Addendum Design and Access Statement Part 1 of 10Application Supporting Documents11 Jun 2026View
Addendum Design and Access Statement Part 10 of 10Application Supporting Documents11 Jun 2026View
Addendum Design and Access Statement Part 2 of 10Application Supporting Documents11 Jun 2026View
Addendum Design and Access Statement Part 3 of 10Application Supporting Documents11 Jun 2026View
Addendum Design and Access Statement Part 4 of 10Application Supporting Documents11 Jun 2026View
Addendum Design and Access Statement Part 5 of 10Application Supporting Documents11 Jun 2026View
Addendum Design and Access Statement Part 6 of 10Application Supporting Documents11 Jun 2026View
Addendum Design and Access Statement Part 7 of 10Application Supporting Documents11 Jun 2026View
Addendum Design and Access Statement Part 8 of 10Application Supporting Documents11 Jun 2026View
Addendum Design and Access Statement Part 9 of 10Application Supporting Documents11 Jun 2026View
PA-100 - Proposed Plans Ground FloorDrawings - Proposed15 Jun 2026View
S106 AgreementLegal Agreement3 Aug 2026View
Committee ReportOfficer Report3 Aug 2026View
Completed S106Legal Agreement6 Aug 2026View
Decision Notice P2026/0923/S73Decision Notice7 Aug 2026View

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Application timeline

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  2. Received date

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  3. Registration date

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  4. Valid date

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  5. Press notice start date

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  6. Site notice date

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  8. Site notice end date

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  11. Consultation expiry date

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  13. Extension date

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  14. Dispatch date

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  15. Decision date

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Decision & conditions

Approve with conditions and legal agreement
Decision Notice P2026/0923/S73
Planning conditions
  1. CONDITION: The development hereby permitted shall be begun not later than 13th June 2027. REASON: To comply with the provisions of Section 91(1)(a) of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004 (Chapter 5).
  2. CONDITION: The development hereby approved shall be carried out in accordance with the following approved plans: PA-001; PA-002; PA-003 Rev.02; PA-019; PA-020; PA-021; PA-025; PA-025; PA-029; PA030; PA 031; PA-035; PA-036; PA-049 Rev.01; PA-050; PA-051 Rev.01; PA-055 Rev.01; PA-059 Rev.01; PA 098 Rev.04; PA-100 Rev.03; PA-101 Rev.03; PA-105 Rev.03; PA-109 Rev.02; PA-113 Rev.02; PA 117 Rev.03 PA-121 Rev.02; PA-125 Rev.02; PA129 Rev.02; PA-133 Rev.02; PA-134; PA-137 Rev.02; PA 200 Rev.02; PA-201 Rev.03; PA-202 Rev.02; PA-203 Rev.02; PA-210 Rev.02; PA-211 Rev.03; PA 212 Rev.02; PA-213 Rev.02; PA-250 Rev.02; PA-251 Rev.02; PA-301 Rev.02; PA-302 Rev.02; PA 303 Rev.02; PA-304 Rev.02; PA-305 Rev.02; PA-306 Rev.02; 99CR-Publ-L-0000 rev B; 99CR-Publ L-1000 rev C; 99CR-Publ-L-ARR rev C; 99CRPubl-L-1001 rev C; 99CR-Publ-L-1002 rev C; 99CR Publ-L-1003 rev C; 99CR-Publ-L-1004 rev C; 99C-SPD-XX-01-DR-L-94101 Rev.P02; 99C-SPD-XX-03-DR-L-94102 Rev.P02; 99C-SPD-XX-05-DR-L-94103 Rev.P02; 99C-SPD-XX-05-DR-L-94104 Rev.P02; 99C-SPD-XX-05-DR-L-94105 Rev.P02; 99C-SPD-XX-07-DR-L-94106 Rev.P02; 99C-SPD-XX-07-DR-L-94107 Rev.P02; 99C-SPD-XX-09-DR-L-94108 Rev.P02; 99C-SPD-XX-14-DR-L-94109 Rev.P02; 99C-SPD-XX-20-DR-L-94110 Rev.P02; 99C-SPD-XX-25-DR-L-94111 Rev.P02; 99C-SPD-XX-31-DR-L-94112 Rev.P02; 99C-SPD-XX-34-DR-L-94113 Rev.P02; 99C-SPD-XX-35-DR-L-94114 Rev.P02; 99C-SPD-XX-37-DR-L-94115 Rev.P02; 99C-SPD-XX-RF-DR-L-94116 Rev.P02; 99CR-Publ-L-2001 rev C; 99CR-Publ-L-2002 rev B; 99CR-Publ-L-2003 rev B; 99C-SPD-XX-ZZ-DR-L-94201 Rev.P02; 99CR-Publ-L-3001 rev A; 99CR-PublStage2Report; Design and Access Statement (KPF); Design and Access Statement addendum (KPF, November 2025); S73 Design and Access Statement (KPF, April 2026); Air Quality Assessment (Watermans, March 2023); Archaeological Desk Based Assessment (Watermans, May 2023); Building Management Strategy (Helix, March 2023); Circular Economy Statement (Twin and Earth Ltd, March 2023); Construction and Environmental Management Plan (Avison Young, March 2023); Daylight and Sunlight, Overshadowing and Solar Glare Report (Point 2, March 2023); Supplementary Daylight, Sunlight, Overshadowing and Solar Glare Report V.3 (Point2, 29/10/2024); S73 Daylight and Sunlight, Overshadowing and Solar Glare Report (Point 2, March 2026); Delivery and Servicing Plan (Steer, April 2023); Drainage Strategy Report (AKT II Ltd, March 2022); Energy Statement (Atelier Ten, April 2023); S73 Addendum Energy Statement (Arup, March 2026); Equalities Statement (Volterra, April 2023); 241021DN1F3 – Fire Statement (The Fire Surgery, 21/10/2024); S73 Fire Statement (The Fire Surgery, April 2026); Flood Risk Assessment (Watermans, March 2023); Framework Travel Plan (Steer, April 2023); Health Impact Assessment (Volterra, April 2023); Heritage, Townscape and Visual Impact Assessment (Montagu Evans, March 2023); S73 Addendum Heritage, Townscape and Visual Impact Assessment (Montagu Evans, April 2026); Townscape Views (Miller Hare, 29/10/2024); Noise and Vibration Impact Assessment (Watermans, March 2023); Planning Statement (DP9, April 2023); S73 Planning Statement (DP9, April 2026); Socio-Economic Statement (Volterra, March 2023); Statement of Community Involvement (Kanda Consulting, March 2023); Sustainability Statement (Twin and Earth Limited, March 2023); Sustainable Design and Construction Statement (Arup, April 2026); Telecommunications Impact Assessment (Gtech Surveys, March 2023); Transport Assessment (Steer, April 2023); Transport Assessment Addendum (Steer, October 2025); S73 Transport Assessment Addendum (Steer, March 2026); Utilities and Foul Sewage Assessment (Atelier Ten, March 2023); Ventilation and Extraction Statement (Atelier Ten, March 2023); Whole Life Carbon Assessment (Twin and Earth Limited, March 2023); Pedestrian Level Wind Microclimate Assessment Rev.B (RWDI, 20/11/2024); Wind Microclimate Statement of Conformity (RWDI, March 2026); Biodiversity Net Gain Assessment (Watermans, March 2023). REASON: To comply with Section 70(1)(a) of the Town and Country Act 1990 as amended and the Reason for Grant and also for the avoidance of doubt and in the interest of proper planning.
  3. CONDITION: Detailed drawings and samples of all facing materials shall be submitted to and approved in writing by the Local Planning Authority in conjunction with the Islington Design Review Panel prior to the commencement of relevant works. The details and samples shall include: a. Plan, elevation and section drawings of each external window and door typology at a scale of 1:10 b. Samples and manufacturer's details at a scale of 1:10, of all main facing materials including each type and colour of terracotta tile, external facing columns, copings, soffits, ground floor sills and entrance signage; c. Samples and manufacturer's details of all metalwork including to window systems, sills, canopies, ventilation grilles, soffits, rainwater goods, balustrades, gates, shutters, and roof terrace railings; d. Samples, including a sample panel, and manufacturer's details of all facing materials to the walls and flooring to the pedestrian walkway connecting Old Street with Cowper Street; e. Full scale sample bay panels should be erected on-site to show the various typical window and/or bay details - the exact ones to be modelled are to be agreed with the local planning authority prior to their fabrication Once agreed, these should be approved by the Council before the relevant parts of the work are commenced. This should demonstrate the exact materiality and profiling and demonstrating the proposed colours, texture, face-bond and pointing and include junctions with typical window openings. The development shall be carried out in accordance with the approval given; f. Any other materials to be used. g. Green Procurement Plan The development shall be carried out strictly in accordance with the details and samples so approved, shall be maintained as such thereafter and no change therefrom shall take place without the prior written consent of the Local Planning Authority. REASON: In the interest of securing sustainable development and to ensure that the resulting appearance and construction of the development is of a high standard
  4. CONDITION: The design and installation of new items of fixed plant shall be such that when operating the cumulative noise level LAeq Tr arising from the proposed plant, measured or predicted at 1m from the facade of the nearest noise sensitive premises, shall be a rating level of 5dB(A) below the background noise level LAF90 Tbg. The measurement and/or prediction of the noise should be carried out in accordance with the methodology contained within BS 4142: 1997. REASON: To ensure that the operation of fixed plant does not impact on residential amenity.
  5. CONDITION: This approval is subject to the prior written approval by the Local Planning Authority of a written code for the management of noise from emergency plant and equipment, the subject of this consent. The code shall be submitted to and approved prior to the commencement of the use of the emergency plant and equipment to which this consent relates. The code shall be fully implemented and operated at all times in accordance with the approved details. The management code shall identify measures to reduce the impact of the noise on the community. REASON: To ensure that the operation of the generator does not impact on residential amenity.
  6. CONDITION: Notwithstanding the provisions of Schedule 2, Part 3, Class MA the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modifications), no change of use from Class E (commercial, business and service) to a use falling within Class C3 (dwellinghouses) shall take place. REASON: For the avoidance of doubt and to ensure that the Local Planning Authority can restrict the use of the building to this specific use only, in order to protect the supply of office floorspace in this location and retains control over the change of use of the building in the future
  7. CONDITION: Operation of Section 55(2)(f) of the Town and Country Planning Act 1990 is precluded with regard to permitted office use. With the exception of the ground and first floor units and associated basement spaces the building hereby approved shall only be used for office use and for no other purpose (including any other purpose within Class E of the Schedule 2 of the Town and Country Planning (Use Classes) Order 1987 and subsequent Town and Country Planning (Use Classes) (Amendment) (England) Regulations 2020) or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification. REASON: For the avoidance of doubt and to ensure that the Local Planning Authority can restrict the use of the building to this specific use only, in order to protect the supply of office floorspace in this location and retains control over the change of use of the building in the future
  8. CONDITION: The dedicated refuse / recycling enclosure(s) shown on the approved plans shall be provided prior to the first occupation of the development hereby approved and shall be maintained as such thereafter. REASON: To secure the necessary physical waste enclosures to support the development and to ensure that responsible waste management practices are adhered to.
  9. CONDITION: Notwithstanding the approved proposed basement floor plan (PA-098 rev 04) and the approved proposed ground floor plan (PA-100 rev 03) details of the proposed long stay cycle parking shall be provided to and approved by the local planning authority prior to the commencement of super structure works. The details shall demonstrate the provision of 574 cycle storage units, the layout and location of accessible bike storage, mobility scooter storage and charging locations as well as standard and accessible toilets, showers and lockers. The facilities submitted and approved through this condition should be provided prior to the first occupation of any part of the building REASON: To ensure adequate cycle parking is available and easily accessible on site and to promote sustainable modes of transport
  10. CONDITION: Prior to the commencement of demolition AND prior to the commencement of construction, a Construction and Environmental Management Plan shall be submitted to and approved in writing by the Local Planning Authority and shall include details of the a. The notification of neighbours with regard to specific works; b. Advance notification of any access way, pavement, or road closures; c. Details regarding parking, deliveries and storage including details of the routing, loading, off loading, parking and turning of delivery and construction vehicles and the accommodation of all site operatives', visitors' and construction vehicles during the construction period; d. Details regarding dust mitigation and measures to prevent the deposit of mud and debris on the public highway. No vehicles shall leave the site until their wheels, chassis and external bodywork have been effectively cleaned and washed free of earth, mud, clay, gravel, stones or any other similar substance; e. Details of waste storage within the site to prevent debris on the surrounding highway and a scheme for recycling/disposing of waste resulting from construction works; f. The proposed hours and days of work (with reference to the limitations of noisy work which shall not take place outside the hours of 08.00-18.00 Monday to Friday, 08.00-13.00 on Saturdays, and none on Sundays or Bank Holidays.) g. Details of any proposed external illumination and/or floodlighting during construction; h. Details of measures taken to prevent noise disturbance to surrounding residents; i. Information on access and security measures proposed to prevent security breaches at the existing entrances to the site, to prevent danger or harm to the neighbouring residents, and to avoid harm to neighbouring amenity caused by site workers at the entrances to the site; j. Details addressing environmental and amenity impacts (including (but not limited to) noise, air quality, smoke and odour, vibration and TV reception) k. Details of any further measures taken to limit and mitigate the impact of construction upon the operation of the highway and the amenity of the area. The reports shall assess the impacts during the preparation demolition and construction phases of the development, together with means of mitigating any identified impacts. The report shall also identify other local developments and highways works, and demonstrate how vehicle movements would be planned to avoid clashes and/or highway obstruction on the surrounding roads. The CEMPs must refer to the new LBI Code of Practice for Construction Sites. The CEMP shall specify the hours of construction, vehicle movements are restricted to take place outside of the peak times of 8am-10am and 4pm and 6pm. It should also provide details on method of demolition, quiet periods and noise mitigation. No demolition or construction shall begin until provision has been made to accommodate all site operatives', visitors' and construction vehicles loading, offloading, parking and turning during the construction period in accordance with the approved details. The demolition and construction shall thereafter be carried out in accordance with the details and measures approved in the Construction and Environmental Management Plan. The development shall be carried out strictly in accordance with the details so approved and no change therefrom shall take place without the prior written consent of the Local Planning Authority. REASON: In order to secure the safe and efficient operation of the highway network, local residential amenity and to mitigate the impacts of the development. REASON (2): The condition is required prior to commencement given the importance of routing and movements as well as the environmental and amenity implications of construction being considered and agreed prior to the first works dependent on such movements. The details submitted in support of application ref: P2025/0697/AOD, approved 04/09/2025, are considered to satisfy this condition. Any amendment to these details must be submitted to, and approved in writing by, the Local Planning Authority via the re-discharge of this condition.
  11. CONDITION: Notwithstanding the approval of the proposed ground floor plan (P100-rev 03) details of the proposed shared surface within Cowper Street, which shall include appropriate measures to delineate and demarcate areas for pedestrian and vehicular usage, shall be submitted to and approved by the Local Planning Authority prior to the commencement of construction of above ground works and shall be completed prior to the first occupation of the development hereby approved. REASON: To enhance the quality of the public realm and to safeguard for pedestrians and other users of Cowper Street.
  12. CONDITION: Prior to completion or first occupation of the development hereby approved, whichever is the sooner; details of treatment of all parts on the site not covered by buildings (and within the red line site area) shall be submitted to and approved in writing by the Local Planning Authority. The site shall be landscaped strictly in accordance with the approved details in the first planting season after completion or first occupation of the development, whichever is the sooner. Details shall include: 1. a scaled plan showing all existing vegetation and landscape features to be retained and trees and plants to be planted; 2. location, type and materials to be used for hard landscaping including specifications, where applicable for: a. permeable paving b. tree pit design c. underground modular systems d. sustainable urban drainage integration e. use within tree Root Protection Areas (RPAs); 3. a schedule detailing sizes and numbers/densities of all proposed trees/plants; 4. specifications for operations associated with plant establishment and maintenance that are compliant with best practise; and 5. types and dimensions of all boundary treatments There shall be no excavation or raising or lowering of levels within the prescribed root protection area of retained trees unless agreed in writing by the Local Planning Authority. Unless required by a separate landscape management condition, all soft landscaping shall have a written five-year maintenance programme following planting. Any new tree(s) that die(s), are/is removed or become(s) severely damaged or diseased shall be replaced and any new planting (other than trees) which dies, is removed, becomes severely damaged or diseased within five years of planting shall be replaced. Unless further specific permission has been given by the Local Planning Authority, replacement planting shall be in accordance with the approved details. REASON: Required to safeguard and enhance the character and amenity of the area, to provide ecological, environmental and bio-diversity benefits and to maximise the quality and usability of open spaces within the development, and to enhance its setting within the immediate locality.
  13. CONDITION: Prior to completion or first occupation of the development hereby approved, whichever is the sooner; full details of all proposed tree planting shall be submitted to and approved in writing by the Local Planning Authority. This will include planting and maintenance specifications, including cross-section drawings, use of guards or other protective measures and confirmation of location, species and sizes, nursery stock type, supplier and defect period. All tree planting shall be carried out in accordance with those details and at those times. Any trees that are found to be dead, dying, severely damaged or diseased within five years of the completion of the building works OR five years of the carrying out of the landscaping scheme (whichever is later), shall be replaced in the next planting season by specimens of similar size and species in the first suitable planting season. REASON: To comply with the duties indicated in Section 197 of the Town and Country Planning Act 1990 to safeguard and enhance the amenity of the area, to maximise the quality and usability of open spaces within the development, and to enhance its setting within the immediate locality.
  14. CONDITION: Details of measures to adequately mitigate light pollution affecting neighbouring residential properties and character/appearance of the area shall be submitted to and approved in writing by the Local Planning Authority prior to superstructure works commencing on site and subsequently implemented prior to first occupation of the development hereby permitted. These measures might include: - Automated roller blinds; - Lighting strategies that reduce the output of luminaires closer to the façades; - Light fittings controlled through the use of sensors. The approved mitigation measures shall be implemented strictly in accordance with the approved details and shall be permanently maintained thereafter. REASON: In the interests of the residential amenities of the occupants of adjacent residential dwellings.
  15. CONDITION: All lifts hereby approved shall be installed and operational prior to the first occupation of the floorspace hereby approved. The lifts should be maintained throughout the lifetime of the development. REASON: To ensure that inclusive and accessible routes are provided throughout the floorspace at all floors and also accessible routes through the site are provided to ensure no one is excluded from full use and enjoyment of the site.
  16. CONDITION: No plumbing, down pipes, rainwater pipes or foul pipes shall be located/fixed to the northern external elevation of the building hereby approved. REASON: To ensure that such plumbing and pipes would not detract from the appearance of the building, the character and historic significance of the area.
  17. CONDITION: No obscure films/glazing or vinyl graphics shall be applied on the street facing elevations unless otherwise agreed in writing by the Local Planning Authority. REASON: To ensure that the approved elevation would provide clear views onto the street from inside, and to ensure the building would provide an active frontage and natural surveillance to the area.
  18. CONDITION: Prior to occupation of the development hereby approved, details of how the development achieves Secured by Design (2015 commercial guide) accreditation shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out strictly in accordance with the details so approved and shall be maintained as such thereafter. REASON: In the interests of safety and security.
  19. CONDTION: Details of any general / security external lighting measures shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the relevant works. The details shall include the location and full specification of: all lamps; light levels/spill lamps and support structures where appropriate and hours of operation. The general lighting and security measures shall be carried out strictly in accordance with the details so approved, shall be installed prior to occupation of the development and shall be maintained as such thereafter. REASON: To ensure that any resulting general or security lighting is appropriately located, designed to not adversely impact neighbouring residential amenity and is appropriate to the overall design of the building.
  20. CONDITION: The commercial element of the development shall achieve a BREEAM rating of no less than 'Excellent'. REASON: In the interest of addressing climate change and to secure sustainable development.
  21. CONDITION: The development hereby permitted shall achieve an Urban Greening Factor of 0.3. Alternatively, a report shall be submitted to an approved in writing by the Local Planning Authority prior to first occupation of the development hereby permitted which satisfactorily demonstrates that an Urban Greening Factor of 0.3 cannot be achieved. The report shall give consideration to additional planting, intensive or semi-intensive green roofs, the addition of raingardens and planting. REASON: In the interest of biodiversity, sustainability and to ensure that green infrastructure is maximised on the site.
  22. CONDITION: Details of swift nesting boxes/bricks shall be submitted to and approved in writing by the Local Planning Authority prior to superstructure works commencing on site. The details shall include the exact location, specification and design of the habitats. The nesting boxes/bricks shall be provided strictly in accordance with the details so approved, installed prior to the first occupation of the building to which they form part or the first use of the space in which they are contained and shall be maintained as such thereafter. REASON: To ensure the development provides the maximum possible provision towards creation of habitats and valuable areas for biodiversity.
  23. CONDITION: Details including floorplans, sections and elevations at a scale of 1:50 shall be submitted to and approved in writing by the Local Planning Authority prior to any superstructure works commencing on any of the part of the development hereby approved. The details shall include: - accessible WC provision; - public entrances including sections showing level access, door furniture, door opening weights and manifestations to glazing; - space for the storage and charging of mobility scooters; - details of accessible changing facilities for staff; - details of evacuation arrangements for people with disabilities; - details of a second means of access between the entrance lobby and ground floor when the lift is out of service; - details of inclusive design measures incorporated within the landscaping scheme; and - details of how the development would comply with the relevant parts of the Inclusive Design in Islington SPD. The development shall be carried out strictly in accordance with the details so approved and no change therefrom shall take place without the prior written consent of the Local Planning Authority. REASON: To ensure that the proposed development facilitates inclusive design and access.
  24. CONDITION: On-site plant and machinery must comply with the London non-road mobile machinery (NRMM) Low Emission Zone standards for the Central activities Zone. REASON: To safeguard street level air quality.
  25. CONDITION: An updated Whole Life Carbon Assessment shall be submitted to, and approved in writing by, the Local Planning Authority no later than 3 months prior to completion of sub-structure works. The updated assessment shall replace the contingency factors included in the Whole Life Carbon Assessment Addendum, prepared by Arup dated 01/08/2025, with actual material and specification data reflective of detailed design stage using verified environmental product declarations (EPDs) where these are available at this stage of procurement. The updated assessment shall also include/address: - Further carbon reduction quantification through the detailed design stage material selection and specification; - Completed Updated GLA Whole Life-Cycle Carbon Assessment - Details of life cycle of embodied carbon and finite resources relating to the enabling works stage and end of life approach; - Details of the applicant's Principals of Sustainable Procurement and details of specific measures being taken on the site for specification and sourcing of materials; - Cost premiums, supply chain limits and structural constraints for the proposal and Implications of Key Performance Indicators not being met; and - Updated targets for Bill of Materials. REASON: The revised and updated details and designs will ensure that the embodied carbon emissions associated with the proposed development, taking into account the materials quantities and loads, operational energy consumption of the built scheme, with total emissions estimated and compared to the GLA benchmarks are reduced to their lowest possible levels, having regard to GLA benchmarks in accordance with policy S4 of the London Plan.
  26. CONDITION: Within 3 months of practical completion of the development hereby approved, a whole life carbon post-construction assessment report shall be submitted to approved by the Local Planning Authority. REASON: In the interest of sustainable development and to ensure that the Local Planning Authority may be satisfied that C02 emission reduction targets by energy efficient measures/features and renewable energy are met.
  27. CONDITION: An updated Circular Economy Statement shall be submitted to, and approved in writing by, the Local Planning Authority as follows: a. Prior to demolition works and relating to the demolition phase; and b. Prior to construction works. The updated statement shall include outstanding information including the reporting of key metrics and commitments to achieve London Plan policy targets. The information and specific commitments shall demonstrate how the development will achieve Circular Economy actions and principles identified. The development shall be carried out strictly in accordance with the details so approved for stages a) and b) and no change therefrom unless otherwise specified in writing by the Local Planning Authority. REASON: The revised and updated details and designs will ensure that the embodied carbon emissions associated with the proposed development, taking into account the materials quantities and loads, operational energy consumption of the built scheme, with total emissions estimated and compared to the GLA benchmarks are reduced to their lowest possible levels, having regard to GLA benchmarks in accordance with policy S4 of the London Plan. The details submitted in support of application ref: P2025/1566/AOD, approved 08/09/2025, are considered to satisfy part a) of this condition. Any amendment to these details must be submitted to, and approved in writing by, the Local Planning Authority via the re-discharge of this condition.
  28. CONDITION: Within 3 months of practical completion of the development hereby approved, a post construction circular economy report shall be submitted to the Local Planning Authority for approval in writing. REASON: In the interest of sustainable development and to ensure that the Local Planning Authority may be satisfied that circular economy principles have been incorporated into the design, construction and management of the approved development in accordance with London Plan Policy SI7.
  29. CONDITION: Prior to occupation of the development hereby approved, details of all external site wayfinding signage shall be submitted to, and approved in writing by, the Local Planning Authority. The agreed details shall be installed prior to the occupation of the development and shall be maintained as such permanently thereafter, unless otherwise approved in writing by the Local Planning Authority. REASON: In the interests of visual amenity and to ensure that the entrance approach is both welcoming and inviting.
  30. CONDITION: No amplified music shall be played either internally or externally until a Noise Report which assesses the cumulative impact of music and crowd noise has been submitted and approved by the Local Planning Authority. REASON: To ensure that an appropriate standard of neighbouring residential accommodation is provided.
  31. CONDITION: An Operational Management Plan providing details of how access to and management of the roof-top amenity spaces and terraces are to be achieved shall be submitted to and agreed in writing by the Local Planning Authority prior to the occupation of the development hereby approved. REASON: To ensure the protection of neighbouring amenity in respect to noise and disturbance.
  32. CONDITION: Details of any roof terrace/balcony furniture or structures (including seating, planters, fencing, wind breaks, umbrellas and heaters) shall be submitted to and approved in writing by the Local Planning Authority prior to occupation. The details shall include the location, height above roof level, specifications and cladding. The development shall be carried out strictly in accordance with the details so approved and shall be maintained as such thereafter. REASON: In the interest of good design and also to ensure that the Authority may be satisfied that any roof top plant ancillary enclosure/structure and/or the lift overruns do not have a harmful impact on the surrounding streetscene.
  33. CONDITION: The development shall achieve Air Quality Positive status as a minimum. Following completion of measures identified in the Air Quality Positive Statement within the Waterman air quality assessment, a verification report, that confirms the measures implemented, must be produced which is subject to the approval in writing of the Local Planning Authority. REASON: To ensure that the development does not result in unacceptable impacts to air quality, in accordance with Development Management Policy DM6.1 and London Plan Policy SI1.
  34. CONDITION: 1. Before the Demolition stage begins, no works shall be carried out until the following, in consultation with TfL Infrastructure Protection, have been submitted to and approved in writing by the local planning authority. a. provide an overview of the overall development including both design on temporary and permanent works. b. provide detailed design and Risk Assessment Method Statement (RAMS) for the demolition works c. accommodate the location of the existing London Underground structures d. accommodate ground movement arising from the proposed demolition and construction works e. mitigate the effects of noise and vibration arising from the adjoining railway operations within the structures f. provide details on the use of tall plant/scaffolding for the demolition phase g. demonstrate that any EMC emissions from any plant or equipment to be used on the site or in the finished structure will not adversely affect LU equipment or signalling h. demonstrate that the design allows for any emissions from London Underground's tunnel, tracks and ventilation shafts or emissions from the proposed development 2. Before the sub-structure construction stage begins, no works shall be carried out until the following, in consultation with TfL Infrastructure Protection, have been submitted to and approved in writing by the local planning authority. a. Provide detailed design and Risk Assessment Method Statement (RAMS) for all substructure works (temporary and permanent) including foundations, basement and ground floor structures, or any other structures below ground level, including piling. b. Ground movement analysis if requested 3. Before the super-structure construction stage begins, no works shall be carried out until the following, in consultation with TfL Infrastructure Protection, have been submitted to and approved in writing by the local planning authority. a. Provide detailed design and Risk Assessment Method Statement (RAMS) for all superstructure works (temporary and permanent) b. Provide details on the use of tall plant/scaffolding for the superstructure construction phase c. Ground movement analysis if requested REASON: To ensure that the development does not impact on existing London Underground transport infrastructure, in accordance with London Plan 2021, draft London Plan policy T3 and 'Land for Industry and Transport' Supplementary Planning Guidance 2012. REASON (2): This condition is required prior to commencement due to the proximal relationship to strategic infrastructure. The details submitted in support of application ref: P2025/2080/AOD, approved 18/09/2025, are considered to satisfy part 1. of this condition. Any amendment to these details must be submitted to, and approved in writing by, the Local Planning Authority via the re-discharge of this condition. The details submitted in support of application ref: P2025/2644/AOD, approved 30/10/2025, are considered to satisfy part 2. of this condition. Any amendment to these details must be submitted to, and approved in writing by, the Local Planning Authority via the re-discharge of this condition.
  35. CONDITION: Development shall not commence until demolition and construction methodologies has been submitted to and approved in writing by the Local Authority. The construction methodology shall demonstrate consultation with the Asset Protection Project Manager at Network Rail. The development shall thereafter be carried out in accordance with the approved construction methodology unless otherwise agreed in writing by the Local Planning Authority. REASON: To safeguard the safety and operational needs and integrity of the railway REASON (2): This condition is required prior to commencement due to the proximal relationship to strategic infrastructure. The details submitted in support of application ref: P2025/2080/AOD, approved 18/09/2025, are considered to satisfy this condition. Any amendment to these details must be submitted to, and approved in writing by, the Local Planning Authority via the re-discharge of this condition.
  36. CONDITION: A fire evacuation lift should be located in each core. An updated fire strategy should be submitted prior to the commencement of above ground works which should detail the outcome of the Qualitative Design Review and the Capacity Review. REASON: To facilitate effective evacuation in the event of a fire and to comply with policy D5 of the London Plan (2021)
  37. CONDITION: Prior to the commencement of development a detailed Construction Logistics Plan has been submitted to and approved by the local planning authority (in consultation with Transport for London). The logistics plan shall include details of site access, journey planning, access routes, hours of delivery, temporary traffic arrangements or restrictions, site operation times, loading and unloading locations and material storage. All works shall be carried out in accordance with the approved details throughout all demolition and construction works. REASON: In order to secure highway safety and free flow of traffic, local residential amenity and mitigate the impacts of the development. REASON (2): The condition is required prior to commencement given the importance of routing and movements being considered and agreed prior to the first works dependent on such movements. The details submitted in support of application ref: P2025/1148/AOD, approved 04/09/2025, are considered to satisfy this condition. Any amendment to these details must be submitted to, and approved in writing by, the Local Planning Authority via the re-discharge of this condition.
  38. CONDITION: Prior to commencement of above ground works detailed plans shall be submitted to and approved in writing by the local planning authority demonstrating the provision of sufficient ducting space for full fibre connectivity infrastructure within the development. The development shall be carried out in accordance with these plans and maintained as such in perpetuity. REASON: To provide high quality digital connectivity infrastructure to contribute to London's global competitiveness.
  39. CONDITION: No piling shall take place until a PILING METHOD STATEMENT (detailing the depth and type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface water and sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the local planning authority in consultation with Thames Water. Any piling must be undertaken in accordance with the terms of the approved piling method statement. REASON: The proposed works will be in close proximity to underground sewerage and water utility infrastructure. Piling has the potential to significantly impact / cause failure of local underground sewerage utility infrastructure. The details submitted in support of application ref: P2025/2645/AOD, approved 20/01/2025, are considered to satisfy this condition. Any amendment to these details must be submitted to, and approved in writing by, the Local Planning Authority via the re-discharge of this condition.
  40. CONDITION: No construction shall take place within 5m of the water main. Information detailing how the developer intends to divert the asset / align the development, so as to prevent the potential for damage to subsurface potable water infrastructure, must be submitted to and approved in writing by the local planning authority in consultation with Thames Water. Any construction must be undertaken in accordance with the terms of the approved information. Unrestricted access must be available at all times for the maintenance and repair of the asset during and after the construction works. REASON: The proposed works will be in close proximity to underground strategic water main, utility infrastructure. The works has the potential to impact on local underground water utility infrastructure.
  41. CONDITION: The Development hereby approved shall be delivered in the following two Phases. 1. Phase 1 is Demolition works; (a) temporary diversion of highways; (b) noise attenuation works; (c) demolition works including excavation, removal of redundant utilities, removal of underground structures including foundations and ancillary activities; (d) remediation works; (e) evacuation works to adjust ground levels on site; (f) temporary display of advertisements (g) works to support retained / existing perimeter walls, foundations and basement box (h) piling and foundations at substructure level. No floorspace will be created by Phase 1. 2. Phase 2 is Construction Works and comprises all other material operations not within Phase 1, including all works resulting in the creation of new floorspace. REASON: In order to enable the Development to be carried out in Phases and to be treated as a Phased Planning Permission in accordance with Regulation 9(4) of the Community Infrastructure
  42. CONDITION: The development shall be carried out in accordance with the approved drainage strategy prepared by AKT II ltd (March 2022). Notwithstanding the measures set out therein, reasonable endeavours should be undertaken to demonstrate the adoption of rainwater/greywater harvesting within the development. REASON: To ensure that surface water drainage corresponds with the sustainable drainage strategy and safeguards against surface water flooding in the surrounding environment.
  43. CONDITION: Prior to first occupation updated Energy information shall be submitted to the Local Planning Authority and approved in writing: a) Potential improvements to energy efficiency specifications; b) Details regarding solar PVs: - Location; - Area of panels; - Design (including elevation plans); - PV specification / efficiency; and - How the design of the PVs would not adversely affect the provisions of green roofs on site. The solar photovoltaic panels as approved shall be installed prior to the first occupation of the development and retained as such permanently thereafter. The development shall be constructed in accordance with the updated energy information and retained as such permanently thereafter. REASON: In the interest of sustainable development and to ensure that the Local Planning Authority may be satisfied that C02 emission reduction targets by energy efficient measures/features are met.
  44. CONDITION: Notwithstanding the approved plans, details of all proposed green/blue/brown roofs across the approved development shall be submitted and approved by the Local Planning Authority prior the commencement of superstructure works on site. The proposed green/blue/brown roofs shall be designed, installed and maintained in a manner that meets the following criteria: a) green roofs shall be biodiversity based with extensive substrate base (depth 80 - 150mm); b) laid out in accordance with plans hereby approved; and c) planted/seeded with a mix of species within the first planting season following the practical completion of the building works (the seed mix shall be focused on wildflower planting, and shall contain no more than a maximum of 25% sedum). d) Details of Blue Roof. e) Submission of a maintenance plan demonstrating how it will be maintained. The The biodiversity (green/brown) roof shall not be used as an amenity or sitting out space of any kind whatsoever and shall only be accessed for the purpose of essential maintenance or repair, or escape in case of emergency. green/blue roofs hereby shall not be used as an amenity or sitting out spaces of any kind whatsoever and shall not be used other than for essential maintenance or repair, or escape in case of emergency. The biodiversity roofs shall be installed strictly in accordance with the details as approved, shall be laid out within 3 months or the next available appropriate planting season after completion of the external development works / first occupation, and shall be maintained as such thereafter. REASON: In order to ensure the development maximises opportunities to improve the green 45. infrastructure on site and help boost biodiversity and minimise run-off.
  45. CONDITION: No demolition or development shall take place until a stage 1 written scheme of investigation (WSI) has been submitted to and approved by the local planning authority in writing. For land that is included within the WSI, no demolition or development shall take place other than in accordance with the agreed WSI, and the programme and methodology of site evaluation and the nomination of a competent person(s) or organisation to undertake the agreed works. If heritage assets of archaeological interest are identified by stage 1 then for those parts of the site which have archaeological interest a stage 2 WSI shall be submitted to and approved by the local planning authority in writing. For land that is included within the stage 2 WSI, no demolition/development shall take place other than in accordance with the agreed stage 2 WSI which shall include: A. The statement of significance and research objectives, the programme and methodology of site investigation and recording and the nomination of a competent person(s) or organisation to undertake the agreed works B. Where appropriate, details of a programme for delivering related positive public benefits C. The programme for post-investigation assessment and subsequent analysis, publication & dissemination and deposition of resulting material. This part of the condition shall not be discharged until these elements have been fulfilled in accordance with the programme set out in the stage 2 WSI. REASON: To safeguard, protect and record potential deposits that may be located within the Moorfields Archaeological Priority Area. The details submitted in support of application ref: P2025/1572/AOD, approved 31/07/2025, are considered to satisfy part A. of this condition. Any amendment to these details must be submitted to, and approved in writing by, the Local Planning Authority via the re-discharge of this condition.
  46. CONDITION: Prior to the commencement of development (excluding demolition) the following assessment in response to the NPPF and in accordance with Land Contamination Risk Management (LCRM) guidance (Environment Agency as updated 2021) and BS10175:2011+A2:2017 shall be submitted to and approved in writing by the Local Planning Authority a) A land contamination investigation. The investigation shall be based upon and target the risks identified in the approved preliminary risk assessment and shall provide provisions for, where relevant, the sampling of soil, soil vapour, ground gas, surface and groundwater. All works must be carried out in compliance with and by a competent person who conforms to Land Contamination Risk Management (LCRM) guidance (Environment Agency as updated 2021) or the current UK requirements for sampling and testing. Following the agreement to details relating to point a); details of the following works shall be submitted to and approved in writing by the Local Planning Authority prior to any superstructure works commencing on site. b) A remediation method statement of any necessary land contamination remediation works arising from the land contamination investigation. This statement shall detail any required remediation works and shall be designed to mitigate any remaining risks identified in the approved site investigation. The development shall be carried out strictly in accordance with the investigation and any scheme of remedial works so approved and no change therefrom shall take place without the prior written approval of the Local Planning Authority. If, during development, contamination not previously identified is found to be present at the site, the Council is to be informed immediately and no further development (unless otherwise agreed in writing by the Council) shall be carried out until a report indicating the nature of the contamination and how it is to be dealt with is submitted to, and agreed in writing by, the Council. All works must be carried out in compliance with and by a competent person who conforms to Land Contamination Risk Management (LCRM) guidance (Environment Agency as updated 2021) or the current UK requirements for sampling and testing c) Following completion of measures identified in the approved remediation scheme a verification report, that demonstrates the effectiveness of the remediation carried out, must be produced which is subject to the approval in writing of the Local Planning Authority in accordance with part b). This report shall include: details of the remediation works carried out; results of any verification sampling, testing or monitoring including the analysis of any imported soil; all waste management documentation showing the classification of waste, its treatment, movement and disposal; and the validation of gas membrane placement. All works must be carried out in compliance with and by a competent person who conforms to Land Contamination Risk Management (LCRM) guidance (Environment Agency as updated 2021) or the current UK requirements for sampling and testing. d) A detailed risk assessment for Unexploded Ordinance shall be carried out and submitted to the Local Planning Authority for approval prior to the commencement of substructure work REASON: Given the history of the site the land may be contaminated investigation and potential remediation is necessary to safeguard the health and safety of future occupants. The details submitted in support of application ref: P2025/2408/AOD, approved 15/09/2025, are considered to satisfy parts a) and d) of this condition. Any amendment to these details must be submitted to, and approved in writing by, the Local Planning Authority via the re-discharge of this condition.
  47. CONDITION: Details of the window cleaning strategy including any apparatus and associated goods, their operation and housing shall be submitted to and approved in writing by the Local Planning Authority prior to any superstructure works commencing on-site. Any apparatus and associated goods associated with the window cleaning strategy shall be installed strictly in accordance with the approved plans and shall be maintained as such thereafter. When not in operation/use any associated window cleaning apparatus and any associated goods shall be returned to, and housed entirely within the dedicated roof-top enclosure. REASON: To ensure that the resulting window cleaning apparatus and any associated equipment are appropriately housed and out of view in the interest of maintaining an appropriate appearance of the building.
  48. CONDITION: A Delivery and Servicing Plan (DSP) detailing servicing arrangements including the location, times and frequency shall be submitted to and approved in writing by the Local Planning Authority (in consultation with TfL) prior to the first occupation of the development hereby approved. The submitted details shall confirm how the delivery and servicing arrangements would ensure that the Cowper Street entrance to the servicing yard can be safely used as a turning head at all times. The development shall be constructed and operated strictly in accordance with the details so approved, shall be maintained as such thereafter and no change therefrom shall take place without the prior written consent of the Local Planning Authority. REASON: To ensure that the resulting servicing arrangements are satisfactory in terms of their impact on highway safety and the free-flow of traffic.
  49. CONDITION: Notwithstanding the hereby approved proposed ground floor plan (PA-100 Rev.02), details of the measures taken to ensure appropriate separation between the pedestrian link and the servicing bay shall be submitted to and approved by the local planning authority prior to the servicing bay coming in to use. The submitted details shall include, but shall not be limited to, details of bollards or fencing and shall confirm that pedestrian safety shall be prioritised. The submitted details shall also provide details of all doors to be installed along the pedestrian route and shall provide details of how the pedestrian route will be signposted. REASON: In the interest of pedestrian safety and to ensure that a good level of visual amenity is provided.
  50. CONDITION: Notwithstanding the hereby approved ground floor plan (PA-100 Rev.03), detailed floorplans of the Maker Space shall be submitted to, and approved in writing by, the Local Planning Authority in consultation with the Council’s Inclusive Economy Team prior to any fit out works associated with the Maker Space being carried out. The submitted details shall confirm how the layout has been designed to facilitate the intended use of the space and shall confirm the location of the toilets. The Maker Space shall be delivered in accordance with the details so approved prior to first occupation of the development and shall be maintained as such thereafter. REASON: In the interest of securing optimised layouts for the Maker Space.
  51. INFORMATIVE: You are advised that this permission has been granted subject to a legal agreement under Section 106 of the Town and Country Planning Act 1990.
  52. INFORMATIVE: A number of conditions attached to this permission have the time restrictions 'prior to superstructure works commencing on site' and/or 'following practical completion'. The council considers the definition of 'superstructure' as having its normal or dictionary meaning, which is: the part of a building above its foundations. The council considers the definition of 'practical completion' to be: when the work reaches a state of readiness for use or occupation even though there may be outstanding works/matters to be carried out.
  53. INFORMATIVE: All new developments are car free. This means that no parking provision will be allowed on site and occupiers will have no ability to obtain car parking permits, except for parking needed to meet the needs of disabled people.
  54. INFORMATIVE: The scheme hereby approved does not suggest the installation of external roller shutters to any entrances or ground floor elevations. The applicant is advised that the Council would consider the installation of external roller shutters to be a material alteration to the scheme and therefore constitute development. Should external roller shutters be proposed a new planning application must be submitted for the Council's formal consideration.
  55. Cover Letter (DP9, April 2026); Planning Statement (DP9, 02/04/2026); Addendum Design and Access Statement (KPF, 02/04/2026); Heritage, Townscape and Visual Impact Addendum (Montague Evans, 02/04/2026); Addendum Energy Statement (Arup, 27/03/2026); Sustainable Design and Construction Statement (Arup, 02/04/2026); Transport Assessment Addendum (Steer, 25/03/2026); Wind Microclimate Statement of Conformity (RWDI, 19/03/2026); Daylight, Sunlight Overshadowing Report (Point2, 27/03/2026); Planning Fire Statement (The Fire Surgery, 01/04/2026); PA-003 Rev.02 – Proposed Site Plan (KPF, 01/04/2026); PA-098 Rev.04 – Proposed Plans – Basement 01 and 02 (KPF, 01/04/2026); PA-100 Rev.03 – Proposed Plans – Ground Floor (KPF, 05/06/2026); PA-101 Rev.03 – Proposed Plans – Levels 01, 02, 03, 04 (KPF, 05/06/2026); PA-105 Rev.03 – Proposed Plans – Levels 05, 06, 07, 08 (KPF, 05/06/2026); PA-109 Rev.02 – Proposed Plans – Levels 09, 10, 11, 12 (KPF, 01/04/2026); PA-113 Rev.02 – Proposed Plans – Levels 13, 14, 15, 16 (KPF, 01/04/2026); PA-117 Rev.03 – Proposed Plans – Levels 17, 18, 19, 20 (KPF, 05/06/2026); PA-121 Rev.02 – Proposed Plans – Levels 21, 22, 23, 24 (KPF, 01/04/2026); PA-125 Rev.02 – Proposed Plans – Levels 25, 26, 27, 28 (KPF, 01/04/2026); PA-129 Rev.02 – Proposed Plans – Levels 29, 30, 31, 32 (KPF, 01/04/2026); PA-133 Rev.02 – Proposed Plans – Levels 33, 34, 35, 36 (KPF, 01/04/2026); PA-134 Rev.00 – Proposed Plans – Levels 37 (KPF, 01/04/2026); PA-137 Rev.02 – Proposed Plans – Roof (KPF, 01/04/2026); PA-200 Rev.02 – Proposed North Elevation in Context (KPF, 01/04/2026); PA-201 Rev.03 – Proposed South Elevation in Context (KPF, 05/06/2026); PA-202 Rev.02 – Proposed East Elevation in Context (KPF, 01/04/2026); PA-203 Rev.02 – Proposed West Elevation in Context (KPF, 01/04/2026); PA-210 Rev.02 – Proposed North Elevation (KPF, 01/04/2026); PA-211 Rev.03 – Proposed South Elevation (KPF, 05/06/2026); PA-212 Rev.02 – Proposed East Elevation (KPF, 01/04/2026); PA-213 Rev.02 – Proposed West Elevation (KPF, 01/04/2026); PA-250 Rev.02 – Proposed Section 01 (KPF, 01/04/2026); PA-251 Rev.02 – Proposed Section 02 (KPF, 01/04/2026); PA-301 Rev.02 – Façade Details – Wall Type 1 (KPF, 01/04/2026); PA-302 Rev.02 – Façade Details – Wall Type 2.1 (KPF, 01/04/2026); PA-303 Rev.02 – Façade Details – Wall Type 2.2 (KPF, 01/04/2026); PA-304 Rev.02 – Façade Details – Wall Type 3 (KPF, 01/04/2026); PA-305 Rev.02 – Façade Details – Wall Type 4 (KPF, 01/04/2026); PA-306 Rev.02 – Façade Details – Wall Type 5 (KPF, 01/04/2026); 99CR-PUBL-L-ARR Rev.C – Sheet Arrangement Issued for Planning (Publica, 09/06/2026); 99CR-PUBL-L-1000 Rev.C – Proposed General Arrangement Plan (Publica, 09/06/2026); 99CR-PUBL-L-1001 Rev.C – Enlarged GA Plan 1 of 4 (Publica, 09/06/2026); 99CR-PUBL-L-1002 Rev.C – Enlarged GA Plan 2 of 4 (Publica, 09/06/2026); 99CR-PUBL-L-1003 Rev.C – Enlarged GA Plan 1 of 4 (Publica, 09/06/2026); 99CR-PUBL-L-1004 Rev.C – Enlarged GA Plan 1 of 4 (Publica, 09/06/2026); 99CR-PUBL-L-2001 Rev.C – City Road Sections (Publica, 03/06/2026); 99CR-PUBL-L-2002 Rev.B – Cowper Street Sections (Publica, 23/03/2026); 99CR-PUBL-L-2003 Rev.B – Old Street Sections (Publica, 23/03/2026); 99C-SPD-XX-01-DR-L-94101 Rev.P02 – General Arrangement Plan Level 01 (Spacehub, 02/06/2026); 99C-SPD-XX-03-DR-L-94102 Rev.P02 – General Arrangement Plan Level 03 (Spacehub, 02/06/2026); 99C-SPD-XX-05-DR-L-94103 Rev.P02 – General Arrangement Plan Level 05 – Sheet 01 (Spacehub, 02/06/2026); 99C-SPD-XX-05-DR-L-94104 Rev.P02 – General Arrangement Plan Level 05 – Sheet 02 (Spacehub, 02/06/2026); 99C-SPD-XX-05-DR-L-94105 Rev.P02 – General Arrangement Plan Level 01 – Sheet 05 (Spacehub, 02/06/2026); 99C-SPD-XX-07-DR-L-94106 Rev.P02 – General Arrangement Plan Level 07 – Sheet 01 (Spacehub, 02/06/2026); 99C-SPD-XX-07-DR-L-94107 Rev.P02 – General Arrangement Plan Level 07 – Sheet 02 (Spacehub, 02/06/2026); 99C-SPD-XX-09-DR-L-94108 Rev.P02 – General Arrangement Plan Level 09 (Spacehub, 02/06/2026); 99C-SPD-XX-14-DR-L-94109 Rev.P02 – General Arrangement Plan Level 14 (Spacehub, 02/06/2026); 99C-SPD-XX-20-DR-L-94110 Rev.P02 – General Arrangement Plan Level 20 (Spacehub, 02/06/2026); 99C-SPD-XX-25-DR-L-94111 Rev.P02 – General Arrangement Plan Level 25 (Spacehub, 02/06/2026); 99C-SPD-XX-31-DR-L-94112 Rev.P02 – General Arrangement Plan Level 31 (Spacehub, 02/06/2026); 99C-SPD-XX-34-DR-L-94113 Rev.P02 – General Arrangement Plan Level 34 (Spacehub, 02/06/2026); 99C-SPD-XX-35-DR-L-94114 Rev.P02 – General Arrangement Plan Level 35 (Spacehub, 02/06/2026); 99C-SPD-XX-37-DR-L-94115 Rev.P02 – General Arrangement Plan Level 37 (Spacehub, 02/06/2026); 99C-SPD-XX-RF-DR-L-94116 Rev.P02 – General Arrangement Plan Rooftop (Spacehub, 02/06/2026); 99C-SPD-XX-ZZ-DR-L-94201 Rev.P02 – Terrace Landscape Sections (Spacehub, 02/06/2026).
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