Tower Hamlets Council and Friends of St Katharine Docks defeat
"harmful" redevelopment proposals (early decision on new PPS5)

In one of the first appeal decisions made under newly published PPS5, the Secretary of State has dismissed appeals against refusals of planning permission, listed building and conservation area consent for proposals to redevelop St Katharine Docks.  The historic docks forms part of the Tower of London Conservation Area, described in the Tower Hamlets Council's Conservation Area Character Appraisal as "an area of exceptional architectural and historic interest, with a character and appearance worthy of protection and enhancement."  The docks also contain several listed buildings of "considerable" heritage significance including the Ivory House (the last remaining warehouse in the Docks) and the Dockmaster's House, as well as the dock quay walls.

The proposals for the redevelopment included the replacement of the former London Commodity Exchange, known as Commodity Quay, on the north side of the western dock and next to the Ivory House; alterations to International House on the east side of the western dock; the redevelopment and extension of Tradewinds Restaurant on the south side of the dock, next to the Dockmaster's House; and the securing of wide wooden pedestrian boardwalks to the listed quay walls.

The Secretary of State's Inspector, Mr Clive Hughes, agreed with Tower Hamlets Council and the Friends of St Katharine Docks, who opposed the redevelopment proposals, that the redevelopment would be harmful to the setting of the listed buildings, including to an extent the Tower of London itself, and would fail to preserve the character of the Conservation Area.

In relation to the impacts on listed buildings in particular, he concluded:  "Individually and collectively this amounts to a significant degree of harm and weighs against the development".

Applying the new PPS5, he said: "Taking account of Policy HE10.1 of PPS5 and paragraphs 76-79 of its Practice Guide, it is necessary to balance the identified harm with the benefits that would arise [including improvements to the permeability of the docks increased retail and food and drink provision]... However, I do not consider that, either individually or taken together, they outweigh the harm that would arise from the development proposed".

Meyric Lewis, together with his pupil Rebecca Clutten, appeared for Tower Hamlets Borough Council, instructed by Bridget Burt, and Keith Lindblom QC, together with pupil Ned Westaway, appeared for the Friends of St Katharine Docks, instructed by Paul Winter of Paul Winter and Co.