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Legal challenge to Museum of London and Bastion House demolition plans - February 2025

Barbican Quarter Organisation (BQO) has applied for permission for a judicial review of the City of London Corporation’s decision to approve the demolition and re-development of the site that it owns, now known as London Wall West. Continue reading on our lawyer’s website.

LWW Redevelopment plans granted - December 2024

On Friday 13 December 2024 notice was given that The City of London Corporation formally approved the planning application for London Wall West (LWW). This means that the demolition and redevelopment of the site can now go ahead.

Earlier this year, on 17 April, the City’s Planning Sub-committee voted in favour of the City’s plans for London Wall West. Subsequently the then Secretary of State, Michael Gove, decided to lift the Holding Direction. One of the reasons why the City did not move before is that it was awaiting a Government decision on whether the two buildings should be listed. Disappointingly, and despite representations and evidence from the C20 Society and others, the Government has accepted Historic England’s recommendation that the two buildings should remain unlisted.

The City remains intent on demolition although sustainability and heritage objections remain. Indeed, these objections grow stronger as planning policy shifts towards retrofit solutions and the climate emergency worsens. There is no doubt that the buildings can be successfully retained and adapted. The present use of the former Museum building as an extension of the City of London School for Girls indicates their soundness and potential.

Next steps

We now need to prepare for Judicial Review (JR). Under JR, what will be under scrutiny is how the decision to approve the planning application was reached and, in particular, if it was procedurally correct and in compliance with legislation and planning policy. We believe ThT we have a strong case and should present that case to the Court to enable it to assess all the evidence available.

• 1. The process can only be triggered now because the City has issued the Decision Notice. There is a strictly enforced six week time period from the date of the planning decision until our submission to the Court.

• 2. In the next two weeks our legal team have to write a letter to the City setting out a summary of its grounds of objection.

• 3. On or before January 22ND our legal team will present a detailed and lengthy case file to the Court requesting permission to proceed to a JR.

• 4. If the Court grants permission there would - at a date to be determined by the Court - be a formal hearing of the case, after which the Court would make its final decision and either quash or uphold the original planning decision made by the City.

We have only six weeks to apply for JR. We need sufficient funds to enable us to apply to the Court (steps 2 and 3 above) by 17 January 2025. We cannot proceed without the funds to cover our legal costs.

Additional funds needed

Thank you for your generous donations so far. we would not be here without your continuous support.

Over the course of our campaign, you have helped us raise almost £40,000. This sum has enabled us to commission renowned sustainability and heritage experts and leading planning lawyers and advisors. The evidence they and we have assembled will form a key part of our preparations for JR.

We now urgently need to raise an additional £10,000 to reach the next stage in our fight - that of applying to the Courts.

This is a classic David - versus - Goliath battle. We estimate that the City has so far spent at least £11 million on developing its plans for LWW. We have already delayed implementation  significantly. Our continued opposition sends the City a clear message - it cannot simply ignore some 900 objections, and policy direction at every level, including its own.  Moreover, what we do now has implications for how the City approaches future developments. This is not solely about LWW.

Please donate. Every contribution, whatever its size, will make a difference. Your support will enable us to pursue our legal fight in opposition to this shameful scheme.

This is not the point to give up.

holding direction Lifted - MAy 2024

The Secretary of State, Michael Gove, has lifted the holding direction on London Wall West paving the way for the City to issue its planning permission for redevelopment. The decision by Michael Gove, while disappointing for the future of the London Wall West site, has ramifications beyond the Square Mile.

Just a few weeks ago the High Court ruled that the country's net-zero strategy is in breach of the law, in a fresh legal blow to the Government's efforts in addressing the climate crisis. The London Wall West scheme is in breach of local, London and national policy. The decision now enables the demolition of two significant post-war heritage assets and damage to many listed assets that will be dwarfed by the bloated and bulbous buildings being proposed.

Developers wanted to retain and retrofit the existing buildings by Powell & Moya but their credible offers were ignored. This was and remains an opportunity for the City of London Corporation and the UK Government to lead the way and demonstrate a commitment to tackling the climate emergency. Barbican Quarter Action believes that the fight does not stop here. We will use all remaining avenues available to halt this shameless, rapacious scheme. Watch this space!

Resolution to grant after Article 31 Holding Direction

The City of London’s planning committee has voted on 17 April in favour of a resolution to grant itself planning approval for its LWW scheme. Sixteen councillors voted in support, eight against and one abstained.

We are obviously disappointed by the Committee’s decision, but not surprised given that this came from a local authority whose officials restated at the meeting that the City of London does not recognise the climate emergency. 

The committee’s decision came after Michael Gove, Secretary of State for housing and communities, issued an Article 31 Holding Direction against the proposed development the day before. “The directive does not, of course, prevent your Council from considering the application, forming a view as to the merits or, if they are so minded, refusing permission.”

Michael Gove will now either call in the application for determination or allow the City of London to issue its planning permission. We hope that the SoS will decide that the application should be referred to him. The City is both applicant and the local planning authority and as such this complex and contested scheme must be subject to the highest levels of scrutiny.

decision date on 17 April 2024.

Wednesday, 17 April at 9am, the application for demolition of the Museum of London and Bastion House site will go to the planning committee for determination. The meeting will take place in the Livery Hall of the Guildhall (entrance in Basinghall Street).

• Barbican Quarter Action is urging as many residents as possible to attend – the City is apparently laying on an overspill room.

• The agenda report is herE: https://democracy.cityoflondon.gov.uk/documents/g24560/Agenda%20frontsheet%2017th-Apr-2024%2009.00%20Planning%20Applications%20Sub-Committee.pdf?T=0

• It will also be live streamed online: https://www.youtube.com/live/84KSNvcaB58?si=H2XmS5Wa1tguyfT4.

The objectors to the scheme will be represented by Estelle Dehon KC and David Rees KC, who each have five minutes to make representations. Our councillors Liz King (Cripplegate) and Naresh Sonpar (Aldersgate) will also speak on residents’ behalf.

consultation period Extended to 6 April 2024.

The City’s Planning Department has confirmed that the London Wall West application will be determined on 17 April.

BQA will submit a request to address the committee on heritage, carbon, townspace and residential amenity issues. BQA will also ask the Chair of Planning & Transport to exercise his discretion and afford additional time to objectors. The slot for objectors to address the committee will be very short (approx. 10 mins). Coordinating and collaborating with those who want to speak will be essential for getting the key messages across effectively and efficiently without repetition. You can email BQA here if you wish to discuss this.

A lot of further information has been submitted by the City of London as applicant since the original deadline of 31 January. BQA is reviewing the latest document “dump” with its advisors and will provide guidance on responding soon. Check our website for updates over the coming week. If you have not yet signed up for updates, you can do that here.

The case officer for the application has confirmed in writing there is no need to confirm or re-submit objections.

If you wish to make further objections, you still have the opportunity to do so here until 6 april. You may wish to comment on the impracticality of dealing with new and amended documents which give no detail as to their purpose and what has changed.

The planning officer's report, explaining the material considerations and their relative weight in coming to a recommended decision, should be published a couple of days after the deadline for comments and one week prior to the decision date. The report, which should be available by 10 April, should also include the number, a breakdown and summary of objections.

BQA objected Along with over 700 OBJECTORS to the LWW plans on 31 January 2024.

• read our comprehensive objection

our detailed objection prepared by Planning Consultant Carney Sweeney was submitted by Planning Lawyers Leigh Day Solicitors. it included:

• BQA letters submitted to the CoLC at pre-application stage;

• the Embodied Carbon Review by Simon Sturgis of Targeting Zero;

• the BQA review of the DEsign and access statement and Townscape, visual and built heritage impact Assessment By JM Petroschka (ABR);

• the Heritage Assessment by Alec Forshaw;

• Cathy Ross on Archeology;

• the Assessment of Daylight, Sunlight, Solar Glare and Light Spillage by Anstey Horne;

• and the Planning Policy Review table by Carney Sweeney.

THE CITY OF LONDON CORPORATION HAS NOW SUBMITTED A FULL PLANNING APPLICATION TO DEMOLISH THE FORMER MUSEUM OF LONDON AND BASTION HOUSE AND TO REDEVELOP THE SITE.

The applications (Consisting of One Full Planning Application and two Listed Building Consent Applications) have been validated. All 382 + 135 + 157 Planning Documents can be found on the City’s website. Please click on the application reference numbers below:

• 23/01304/FULEIA

• 23/01277/LBC

• 23/01276/LBC

Should these links not work, please go to City Planning’s Simple Search website and type in the above reference number.

VIEW HARD COPIES OF THE APPLICATION DOCUMENTATION AND A PHYSICAL 3D MODEL OF THE SCHEME:

• LONDON CENTRE (3 ALDERMANBURY, LONDON, EC2V 7HH)

• FROM TUESDAYs to Fridays until 28 march 2024 (CLOSED ON MONDAYS).

IMPORTANT DATES:

• APPLICATION RECEIVED: 20 NOVEMBER 2023

• APPLICATION VALIDATION DATE: 23 NOVEMBER 2023

• SITE NOTICE / PUBLICATION DATE: 07 DECEMBER 2023

• NEIGHBOUR CONSULTATION EXPIRY DATE: Extended to 28 March 2024

• TERMINATION DEADLINE: TBC

22 Nov 2023 | BQA FIGHTS BACK

Responding to the City’s shock decision to press ahead with its demolition plans, the BQA is urgently calling for:

• Proper public consultation as required by National Planning Policy Framework, the City’s own Statement of Community Involvement (SCI) and its promises of November 2022.

• Adoption of the principles of the City’s Carbon Options PAN 2.

You can read our letter here.

20 Oct 2023 | CITY IGNORES CALLS TO RETROFIT

• In defiance of widespread industry and public concerns, the City today submitted a planning application for the demolition of heritage assets Bastion House and the Museum of London.

• The application is awaiting validation. Watch this space for news of when the application becomes available for comment.

• The window for commenting will be just 21 days.

05 Oct 2023 | CITY U-TURNS ON PROMISES

• The City has announced it intends to proceed with a planning application for demolition.

• Previously the City had promised to consult with the public. It had also promised to test the development appetite for retrofit in a ‘soft market appraisal’ – but allowed just 31 days for teams to submit bids.

• Despite the short timescale XX retrofit proposals were submitted. But the City has decided to press ahead with planning permission for demolition regardless.

 Read Chris Hayward’s letter in Full.