Remember the consultation and exhibition to be held on 26th and 27th September from 3pm to7pm. Jonathan Alabaster from Land securities will be there, as will the architect, Giles Martin from Wilkinson Eyre.
Land Securities introduced the new development to members of the Willoughby House committee in August, and a note of the meeting is below. At the meeting there the architects presented the new design the main feature of which is four tradibg floors for Deutsche Bank which span the whole of the railway space below, and which has led to some changes in the overall massing. A number of issues were raised by WHG, and these are the main comments.
Main comments/ items of discussion:
- Pre-let – the fact that one main tenant would occupy the building was welcomed from a management and servicing perspective, as this is likely to reduce deliveries and provide for easier management.
- City Walkway – it was noted that the principle of two points of lift access to the Highwalk is maintained.
- Design – it was noted that changes to the facade design would be eastern facing only.
- Retail provision – the reduction in retail floorspace was welcomed.
- Rights of Light – it was queried whether details of properties affected by rights of light claims can be released, what the process is and when Landsec would be writing to affected residents. We said we would come back to you on this once we have spoken to our surveyors and would also provide you with a summary of the difference between a rights of light assessment Vs. a daylight and sunlight assessment for planning purposes.
- Planning conditions – a question was raised about how controls via planning conditions would be secured and how these might vary from the original planning consents in relation to the retail units and terraces. As discussed, Landsec would not be wishing to vary any of the conditions on light spill mitigation measures, hours for the use of terraces and hours of use for the retail unit.
- Light Spillage – concerns with regard to light spillage were raised and are duly noted. The proposed treatments to minimise impacts as shown within the original and amendment application will be maintained.
- Bridge – seating on the bridge may create noise and disturbance and therefore needs to be carefully considered/ managed. The bridge furniture/ hard landscaping should be designed to discourage skateboarders.
- Servicing – it was noted that the servicing entrance is to be located to the north west of the site from Moor Lane, and the reasons why it cannot be located elsewhere were also noted (e.g. it cannot be located at New Union Street as this is a private road and as a result of level changes, would not provide access to the building; it cannot be located at Fore Street Avenue as a result of structural issues arising from the need to provide larger floorplates for the tenant; it cannot be located at Moorfields as this is where the station entrance is located). There was concern about vehicles having to turn around in the street, however it was confirmed by the team that all vehicles would turn around within the building and the servicing area is to be located deep within the building to minimise potential noise impacts. Also, as deliveries will be carefully scheduled over the course of the day, and Deutsche Bank’s number plate recognition system will be in place, queuing on-street is very unlikely.
- Hours of servicing – it was noted that the City of London is likely to require that hours of servicing occur outside of rush hour. It was requested that servicing does not occur before 7am and after 10pm as there are approximately 250 bedrooms facing Moor Lane.
- Access barriers – it was queried whether the restriction/ access barriers would need to be relocated/ opened up, as a result of the proposed servicing arrangements. It was confirmed this would not be required.
- Terraces – the revisions to the terraces was noted including the fact that the nearest terrace will now be further away. The team noted that there are current issues with fire alarms being set off within other buildings around the area including on terraces, and that Landsec would manage the building to ensure testing would not occur at unsociable hours.
- Taxis – it was queried where taxis would be entering and leaving the site; the team confirmed that they would use the eastern entrance to the site.
- Current works on site – this was queried; it is understood that pile probing is currently happening on site but more detail would be covered in the liaison meeting in the evening of 23/08.