Chelgate Planning Newsletter

CASESTUDY: THE LIGHT BAR & RESTAURANT

Campaign:  Saving The Light from eternal darkness

Introduction:  Built in 1893, the former electricity powerhouse for Liverpool Street station, at 233 Shoreditch High Street, is a historic landmark.  It is the first building within Hackney seen when approaching from the City, and as such it separates two very different areas.  But a 51-storey tower block was proposed by Hammerson plc, in alliance with Network Rail and Hackney Council, both of which are part-owners of the land involved.  The plans for “Bishop’s Place”, designed by Foster & Partners, provided for some 1.5 million sq. ft. of offices, retail space, a hotel and apartments.  The Victorian building was threatened with demolition, forcing the closure of The Light, a popular and thriving bar and restaurant.  Hammerson insisted its development could not be redesigned to preserve the distinctive old building and its buzzing business.

Objectives:  

• To demonstrate that a development could go ahead without the need to demolish The Light, close a good business and dismiss its local staff.
• To emphasise its importance for the street scene and the definition of the edge of the City.
• To recognise its industrial heritage value and that it would benefit a modern scheme by adding variety in scale and design.
• To save The Light (not necessarily to stop the ambitious development).
  

Strategy and implementation:

• Mobilising local opinion against the insensitive and intrusive development, already opposed by CABE, English Heritage, and others – with Prince Charles and Simon Jenkins condemning new skyscrapers in general.
• Cooperation with and participation in OPEN Shoreditch, a local body opposed to Hammerson’s master plan to turn the whole of Bishopsgate Goods Yard into “Bishop’s Quarter” with a string of tower blocks creating an extension of the City and losing Shoreditch’s character and alignments.
• Identifying cash-strapped Hackney Council’s conflict of interests as both a project beneficiary and the planning authority, and its dubious role in obstructing the inclusion of The Light in the adjoining Conservation Area.
• Seeking understanding and support from ward and planning committee councillors, GLA, Mayor (and Boris Johnson), his advisers, and local MPs – George Galloway and Diane Abbott helped by hosting a public meeting.
• Getting news media coverage – Tracey Emin led artists we positioned as opponents, gaining headlines; a 450-year-old by-law suggesting the parish was independent got much uptake, with Madness’ new album named after it and launched at a gig at the bar; Rowan Moore wrote a scathing page.
  

Results:  The planning committee told Hammerson to think again; respect for the Conservation Area became essential; media coverage was influential, even instrumental: the application was withdrawn and re-drawn to keep The Light.

Measurement and evaluation:  The owner of The Light, who had spent £1m restoring and converting it, considered all objectives had been met.  He was delighted with the “very successful campaign” and the “best case” outcome whereby his business could continue to flourish in an important historical building.