PROPOSED DEVELOPMENT
The current development proposal is a joint venture between Hammerson and Ballymore Group. It takes up 4.2 hectares (11.6 acres i.e. 7.5 international football pitches) of former railway land, between Shoreditch, Spitalfields, Brick Lane and the City of London.

It is within two boroughs, Hackney and Tower Hamlets. The road outside Shoreditch overground station (renamed Braithwaite Street) is the borough boundary.

The latest plans unveiled by the developers in June 2015 consist of 1,356 residential units, over 65,000 sqm of office space and over 17,000 sqm of retail space; two towers 46 and 38 storeys high, five further towers between 17 and 30 storeys high, and a large floorplate office building twice the height of the Tea Building.

A public green space of 7,800sqm is included in the current plans. However, it will be overshadowed by towers in the afternoon and evening during the summer months meaning residents and visitors alike will only see limited benefit from this space.

Not more than 10% affordable housing has been proposed. The developer’s “viability statement” to back up the small amount of affordable housing has been largely redacted.  

It’ll take 13 years to build and has the potential to change Shoreditch and Brick Lane so there’s no going back.

HISTORY and RECENT HISTORY

The Goodsyard is the name of the former Bishopsgate Goods Yard site, the area that surrounds Shoreditch High Street Station, and is owned by Network Rail. It has been a rail transport hub since the 1840s, but in 1964 a fire left the site mostly derelict.  

It is now back on the map since the Overground line opened in 2010.

RECENT CHRONOLOGY

The Bishopgate Goodsyard is a 4.2 hectare / 10.5 acre site. Built in 1840 it is one of the oldest railway viaducts in the country and the 4th oldest in the world. "one of the most extensive and evocative brick railway structures." (origin of quote unknown)

In 1964 a huge fire causes the Goodsyard to close.

It becomes the largest inner-city development site after King’s Cross.

It is within two boroughs, the west side Hackney, the east side Tower Hamlets.

1989 Joint venture partners London and Edinburgh Trust and Grand Met put forward 1.5 million sq ft 25 acre redevelopment scheme for the whole area including Trumans Brewery. Recession stops it. Trumans Brewery site is bought for 17 million.

London Underground is granted a Transport and Works Order for demolition of the entire northern side of the viaduct to construct the East London Line Extension (ELLX).

Renovation of arches under the railway viaduct. Uses will later include Go Karting, Planit Events, swimming pool, football, gym and smaller, older businesses such as furniture retail.

1998 Areas adjacent to the City renamed the ‘City Fringe’ as the City Fringe Partnership is set up by the Corporation of London.

2001

March Developers Hammerson acquire Spitalfields Market from the Corporation of London. 

April Evening Standard reports "Secret multi-million-pound property plan" drawn up by the Corporation of London to assemble land on the edge of the City to rival Canary Wharf. (Evening Standard 27 April). It is revealed that the plan is known as ‘Operation Glasgow’ by City insiders.

October Railtrack plc put into administration, leading to the sell-off of property interests.

November The City Fringe: whose city? Public meeting organised by the Prince’s Foundation with speakers including Nicky Gavron (Mayor Ken Livingstone’s deputy). She says the GLA will carry out a ‘loose-fit masterplan’ for the area. This is never carried out. http://www.propertyweek.com/story.asp?storyCode=3013293

December English Heritage asks for the whole Goodsyard railway viaduct to be given Grade 2 listed status and draws up alternative plans for its re-use. Transport for London claims this will delay the East London Line Extension by 18 months.

2002

February The City Corporation suggests to Secretary of State Tessa Jowell that she lists only part of the Goodsyard (the ‘Braithwaite viaduct’). The City Corporation threatens the Prince of Wales, saying his support for the Bishopsgate arches is delaying the East London Line Extension.

Early Day Motion in House of Commons supports English Heritage plans.

March "Braithwaite Viaduct" granted Grade II listing status.

Mayor Ken Livingstone publicly states that he had an influence on the Secretary of State’s decision not to list the whole Goodsyard. Says GLA’s urban design department is working on a masterplan with Railtrack and the Corporation of London but not with the local councils or the public. Has already decided that the site should hold commercial towers and cleared land is favoured for large-scale office development.

London Underground say they need to demolish the unlisted arches.

Alan Baxter’s engineers’ report for English Heritage says East London Line Extension trains could run on existing viaduct structure. London Underground say they could not.

Local campaign group formed (Bishopsgate Arches Action Group). They say a neighbourhood plan should be prepared, led by the local communities and representative groups, to outline development plans for the area, and that preservation of the arches should be considered and does not have to delay ELLX.

April CABE says: "it is not sensible to consider whether part or all of the viaduct should be retained until there is a proper masterplan to explain how it all works." But there is no such plan.

May Ken Livingstone says anyone opposing demolition of the arches is jeopardising the East London Line Extension.

Building Design says of the arches demolition battle: "It is not a fogey versus progressive debate - it is about money. It is about the values that we want our capital to embody."

June   Mayor Ken Livingstone’s first London Plan published. 

Bishopsgate Arches Action Group writes to Ken Livingstone to ask to meet and discuss future of Goodsyard. No response.

London Underground Ltd, and others, pressing for demolition. The East London Line Group is chaired by the Corporation of London and includes the boroughs of Hackney and Tower Hamlets.

"It’s a property deal hiding under a proposed railway" said Andy Prokopp, local champion of the Goodsyard and of the Brick Lane market, in the New Statesman (June 2003).

Tenants in the Goodsyard arches drop court action concerning compulsory purchase: eviction notices served. Former tenants paid to stay silent. 

July Railtrack (still owners of the site) to appoint Kees Christiaanse as masterplanners. Ricky Burdette (London School of Economics) is on the selection panel.

August Hackney MP Diane Abbott says preservation of the Bishopsgate arches would be "at the expense of the life opportunities of thousands of people in Hackney."

The Environment Trust, a charity based in Tower Hamlets, proposes buying east end of Goodsyard. With local people and community groups it plans a development of 400 homes, the preserved arches carrying the East London Line and a 3.5 acre park. 

Sept  London Underground Ltd’s planned demolition of the non-listed viaducts is legally challenged by English Heritage and the Railway Heritage Society: they say LUL's construction works are not in accordance with planning permission or listed building consent. High Court grants Judicial Review.

October New English Heritage boss Simon Thurley distances English Heritage from the legal action and he is described as "more developer-friendly" (Property Week 4.10.02).

Spitalfields Market demolition approved by Tower Hamlets Council.

November Judge rules that Hackney and Tower Hamlets must determine whether to preserve the Bishopsgate arches. Method statements for demolition are claimed to be illegal but both Councils approve them.

December Hammerson buys Railtrack’s property interests including 20,000 sq ft offices on Norton Folgate, 30,000 sq ft on Shoreditch High Street and Bishopsgate Goodsyard in 50:50 joint venture with Ballymore.

 2003

January Hammerson begins demolition of two thirds of Spitalfields Market. Ballymore leases the ‘saved’ older end of Spitalfields Market, planning more shops and restaurants inside the open space within the Market, with rent rises. Small businesses start to leave.

March   Michael “Mike” Bear, the long-time developer of Spitalfields Market and now a director of Hammerson, is elected to the Corporation of London as a Common Councillor. Sits on planning committee.

April Hammerson buys ‘Northgate’ site (the site containing the Light Bar) from Hackney Council for £4.1 million.

2005   

July   Michael Bear elected Alderman in the Corporation of London.

The Corporation of London’s planning committee gives permission for Broadgate Tower on the City of London’s boundary with Hackney. Skidmore Owings and Merrill architects, 35 storeys 161 metres high. This tower sets a strong precedent for the height of new buildings on the adjacent ‘Northgate’ site and ultimately on the Goodsyard.

2006    Privatisation of East London Line Extension. It will not be part of the tube system, which unions see as a broken promise.

2007                     

Hammerson’s plans for the Goodsyard site revealed in sketch form showing a dense group of very tall towers at the western end (Hackney) and more, lower, high buildings at the eastern end (in Tower Hamlets).

Hammerson submit planning application to Hackney for ‘Northgate’ site now called ‘Bishops Place’ including 50 storey block: this means demolition of the Light Bar building. CABE criticises the scheme saying it should not be passed in its current form.

Telford Homes and Genesis housing submit planning application to Tower Hamlets for 25 storey block on Sclater Street and Bethnal Green Road just north of Goodsyard (32-42 Bethnal Green Road).

2008

The two planning applications are before Hackney and Tower Hamlets councils.

Hackney Council goes against independent advice and does not include the Light Bar in the redrawn South Shoreditch conservation area, meaning the building has no statutory protection.

Tower Hamlets Council planning officers Paul Buckenham and Owen Whalley say in a meeting with local residents that they have no masterplan and are just beginning the process. They say any current applications such as 32-42 Bethnal Green Road will be judged on their own merits. They don’t think that its height is taking a lead from predicted heights on the Goodsyard.

March 13th Tower Hamlets Planning Committee approves 32-42 Bethnal Green Road scheme claiming that the precedent for a tall building in this location comes from a draft GLA document (the City Fringe Opportunity Area Planning Framework). 

Ken Livingstone allows the planning permission for 32-42 Bethnal Green Road in spite of fierce opposition. It is later to be named ‘Avant Garde Tower’ and receives a Carbuncle Award in 2013.

2009 November Hackney Council adopts Bishopsgate Goodsyard Planning and Design Guidance

http://www.hackney.gov.uk/ep-spd-bishopsgate-goodsyard.htm#.UemNIuDiM20

2010 Bishopsgate Goodsyard Interim Planning Guidance (Tower Hamlets, Hackney, GLA) adopted. 

http://th-federation.org.uk/_get_doc/Bishopsgate_Goodsyard_IPG_2010.pd 

2010-2011 Mike Bear Lord Mayor of London

2012 Hammerson sells Bishops Square (Spitalfields Market development) and Bishops Place (now called Principal Place).

2013 The first outline planning application for the Goodsyard is due to be filed at the end of the year.

Sale of “Shoreditch Estate” property by Corporation of London (known as Norton Folgate site)

http://www.building.co.uk/news/british-land-and-ahmm-to-develop-huge-london-scheme/5054367.article

2014 October – Goodsyard planning application filed by Hammerson and Ballymore. Masterplanners Terry Farrell. It involves demolition of some of the listed railway arches.

2015

February  The Mayor of Hackney, Jules Pipe, launches a campaign to oppose the plans and commissions an alternative low-rise scheme.  

June – A revised scheme is submitted. An official public consultation period ends in July.

September  Hammerson and Ballymore ask Boris Johnson to call in the application and he agrees, sending Tower Hamlets and Hackney councils a letter on 23 September. The two boroughs now have no powers to decide the application. 

https://www.london.gov.uk/priorities/planning/public-hearings/bishopsgate-goodsyard 

November 16 The Great Goodsyard Debate