The City Plan 2040 was halted by the Government due to concerns about how planned tall buildings would impact the famous landmark
The City of London Corporation’s draft local plan will be allowed to proceed because the Government is now satisfied that the blueprint for tall buildings won’t significantly harm the Tower of London.
Independent Planning Inspectors have written to the Corporation after concluding its City Plan 2040 adequately protects the heritage of the historic site. A wrangle over the contours of proposed buildings saw the Plan halted by the Government after UNESCO said the famous landmark could end up on its List of World Heritage in Danger.
An additional hearing into the Plan was held on September 2 after Housing Minister Matthew Pennycook issued a direction delaying its adoption. Mr Pennycook instructed Inspectors Alastair Phillips and Jameson Bridgwater to consider alternative contours proposed by Historic England, outlining where new skyscrapers may be permitted by the Tower, almost a year after the original run of sessions had ended.
These alternative contours allow for more space between the Tower and the so-called City Cluster of tall buildings. The Corporation argued the new contours would have a minimal impact on the site’s heritage while affecting economic growth.
Following the hearing the Inspectors were due to write to the City outlining their conclusions.
In their letter, dated September 23, they wrote they were not persuaded Historic England’s proposal “would result in a materially different heritage outcome from that achieved by the City Plan contours”.
Mr Pennycook backed the Inspectors’ findings, telling the Corporation he is “reassured” the Plan protects the Tower of London “whilst not unduly restricting economic growth”.
Deputy Chris Hayward, Policy Chair and de facto political leader at the Corporation, said the outcome is “an outstanding result for the City, for London and for the wider UK economy”.
The friction between the Corporation’s targets for new office space and its protection of local heritage assets dominated last year’s City Plan hearings. Stakeholders including Historic England and Historic Royal Palaces, which manages the Tower, repeatedly raised concerns about the skyscraper proposals for the Square Mile.
This led to the City Plan’s delay and further scrutiny after UNESCO’s World Heritage Committee expressed concern about the risks posed to the Tower. The committee has requested a report from the UK Government by February 2027 and warned the site could be added to the List of World Heritage in Danger.
During the hearing Ben Du Feu, a barrister representing Historic England, drew attention to the UNESCO publication.
“We say that the decision is therefore clear that the Tower of London is at risk of being listed on the List of World Heritage in Danger,” he said, adding there is “serious concern” over the potential designation.
The impact was contested by the Corporation while support also came from Tower Hamlets Council, which said it believes the Corporation’s contours are sufficient when considering other safeguards in the draft Plan.
On the economic considerations, the Inspectors wrote they “are satisfied” that changing to Historic England’s design contours would reduce the capacity for development, suggesting this could affect how deliverable and financially viable the developments are.
Mr Phillips and Mr Bridgwater concluded the heritage benefits of Historic England’s contours “would be limited and localised”, and that the risks to economic and office development “are more clearly evidenced and more substantial than the additional heritage benefits”.
Deputy Tom Sleigh, Chair of the Planning and Transportation Committee at the Corporation, said: “This was never a choice between the Tower of London and jobs. The City was here first. William the Conqueror started his tower in 1078 in the corner of a city already a thousand years old, and the two have grown side by side ever since.
“Independent Inspectors have now tested the plan and agreed: the Tower is protected and the City has room to grow. Credit to our planning, design and heritage officers, whose work this was. Now we adopt the plan and get on with building.”
A Historic Royal Palaces spokesperson said the decision has been noted, and that it “will continue to work with partners to strengthen understanding of the Tower’s setting, improve approaches to assessing cumulative impact and explore how future development can be accommodated while protecting the Tower’s Outstanding Universal Value”.
A Historic England spokesperson said: “We have worked closely with partners through the City Plan 2040 process to identify ways of reducing potential harm to the Tower of London and help safeguard its World Heritage status, including minimising the risk of it being placed on the UNESCO List of World Heritage in Danger, whilst still achieving major economic growth.”
The spokesperson added they “acknowledge” the decision, and “remain committed to working constructively with all partners to achieve an appropriate balance between supporting economic growth and protecting London’s internationally significant historic environment”.
A spokesperson for the Ministry of Housing, Communities and Local Government said: “Our World Heritage Sites are an irreplaceable part of this country’s history which is why we asked Inspectors to consider proposals for tall buildings in the City Plan.
“Following further scrutiny undertaken by Inspectors we’re reassured the proposed City Plan does everything it can to adequately protect the Tower of London against unsuitable development without restricting economic growth.”
The Inspectors will now look to publish their final report, expected in the coming weeks. The Plan will then move through the Corporation’s internal committees, with the hope it can be adopted before the end of the year.
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