Hammerson is an owner, operator and developer of European retail and leisure destinations. Hammerson has earned its reputation for delivering new jobs and quality environments to stimulate positive local change. Hammerson has a strong track record of successful partnerships with local authorities, landowners and developers. Selected projects include Bullring in Birmingham, Victoria Gate in Leeds, Westquay in Southampton and Bishops Square, Spitalfields.
Developer | JV partner
Ballymore is an international property investment and development company, focused on large scale projects across Europe with a concentration of significant activity in London. They have a proven track record of developing residential led mixed-use schemes and remain fully committed to their buildings, through estate management teams, long after the last unit has been sold.
FaulknerBrowns is an architectural practice that creates buildings and places where people do better. The practice’s human-centric approach to place-making, transforms everyday spaces into settings that inspire lasting memories. Recognised for their work in architectural design, masterplanning and strategic thinking, the creative team of architects, designers and technologists deliver projects of varying scale and complexity for clients internationally.
Spacehub are designing the Goodsyard’s public spaces. The young design studio, local to the site, create public realm and landscape that is specific and memorable. Their design process rigorously explores a site’s complexities in order to reveal and amplify its unique qualities, ultimately delivering simple yet creative design solutions that are engaging of their community and which can endure over time.
Chris Dyson Architects
Weavers Cottages, Victorian Building, Mission Hall & Plot 5
Chris Dyson Architects was founded in 2004 and is based in Spitalfields. The practice is known for historic conservation architecture, applying skills in intelligent conservation and sensitive design to existing buildings, and for grand architecture concerned with cultural and urban scale commissions. We pride ourselves on a high degree of attention to detail and a flair for innovative and modern design.
Eric Parry Architects
Plot 2 Architects
Eric Parry Architects is an established and award-winning practice with a portfolio of notable work, responsible for several highly prestigious commercial projects across London and the UK, and a range of cultural projects. In addition to architectural and urban design, they are also involved in other types of design, including bespoke furniture, ironmongery, carpets and textiles.
Eric Parry Architects have been appointed to design the commercially-focused building on Plot 2 of the Goodsyard site.
Commercial Space Designers
Formed in 1997, BuckleyGrayYeoman is an architecture and design practice based in Shoreditch, London. Directed by Matt Yeoman and Paul White, the firm works across a range of sectors including offices, residential, culture, retail, hotels, schools, and masterplanning.
BuckleyGrayYeoman has been appointed to design the commercial space at The Bishopsgate Goodsyard and will deliver a mixture of co-working, SME and corporate space.
Soundings are community engagement specialists with over 20 years’ experience in the field. They have an impartial voice in the development process to fully and transparently involve communities. Aiming to make the development process accessible, raise awareness and help seed positive change.
Find out about the project, updated proposals and how to get involved.
Delivering Local Benefits
Hammerson and Ballymore have been working with the community since the initial stages of the masterplan, engaging with over 2,500 local people since 2011. Thanks to the significant feedback received, the masterplan has evolved over time and amendments to the existing planning application were submitted to the Greater London Authority (GLA) in October 2019, and further minor amendments in June 2020. For information on the amendments, please see the Submission section of our website.
The refreshed approach to the Goodsyard includes:
Lower building heights and reduced density across the site
Up to 500 homes
50% affordable housing to be delivered on site
More of the site’s heritage is retained, including all listed heritage assets
A highline-style public park
Provision of affordable workspace
A new east-west pedestrian street running from Brick Lane to Shoreditch High Street
A mix of uses across the scheme with a focus on flexible workspace and the creative industries
A new cultural destination for Hackney created within the historic arches of London Road, and a new cultural hub for Tower Hamlets on Brick Lane.
The redevelopment of the Goodsyard will deliver a number of key benefits for the local community:
About The Project
The Goodsyard is the name of the former Bishopsgate Goods Yard site, surrounding Shoreditch High Street Station. It is approximately 4.4 hectares in size which is the same as about 7 international football pitches.
Sitting between Shoreditch, Banglatown, Spitalfields and the City Fringe, this unique site has been derelict since a fire in the 1960s. In April 2010, Shoreditch High Street Station opened in the centre of the site and there are currently two temporary uses on the site; Powerleague football pitches and Boxpark, while the developer, a joint venture between Hammerson and Ballymore, has brought forward its plans for what is one of London’s last major brownfield sites.
The Goodsyard has been identified in planning documents at local and regional levels as a major opportunity for regeneration and has had a long history of development proposals and consultation.
Proposals for the site were most recently brought forward in 2014 when applications for the comprehensive redevelopment of the site were submitted to the London Boroughs of Hackney and Tower Hamlets. In 2015 The Mayor of London called the applications in and directed that he would act as the Local Planning Authority. In April 2016, the Greater London Authority (GLA) Case Officer’s Report recommended the planning permission should be refused. The Mayor agreed to defer the determination to allow Hammerson and Ballymore further time to evolve the design and work with the GLA planning officers to respond to comments.
Since then the team has been carefully considering the feedback on the applications and following constructive conversations with key stakeholders, the Joint Venture has now submitted proposals for the site. This approach includes important amendments to the planning applications.
Between July and December 2018, Soundings carried out community consultation in the local area to share, debate and inform the updated proposals for the Goodsyard site.
Further engagement then took place in March 2019 to share the Updated Masterplan ahead of amended planning applications being submitted to the GLA in October 2019, with further minor amendments submitted in June 2020.
The Project Team
The project team is led by Hammerson and Ballymore, who together are commonly referred to as the ‘Joint Venture’ or ‘JV’. The team includes a wide range of experts in many disciplines and local design partners.
The Goodsyard borders Shoreditch, Banglatown, Spitalfields & the City Fringe
The original Goods Yard boundary wall – Sclater Street / Bethnal Green Road
Within the western end of the site that remains derelict
Grade ll listed Braithwaite Viaduct in the eastern part of the site
‘From then to now’ please click on each topic below to find out more:
1 Site history
2 Heritage remaining
3 Planning policy
4 Site challenges
5 Earlier consultation
6 Evolution of the proposals
01 Site History
Bishopsgate Station opened in 1840 as a passenger terminal providing a route into London from Ipswich, Norwich and Colchester. The station closed to passenger traffic in 1875 and reopened six years later as Bishopsgate Goods Yard, a freight station serving the eastern ports of England. By 1882 the Goods Yard was in full operation catering for 1,600 carts in and out of the station daily and was the focus for receiving imported food from continental Europe.
On December 5th 1964 a fire broke out at the station. The blaze was so intense that 40 fire engines and 235 firefighters were called. Despite best efforts, the Goods Yard was rendered unusable and has remained derelict and vacant for a number of years.
Site History – Aerial view of the Goods Yard – 1881
Site History – Historic London railways map c.1906
Site History – The Goods Yard from the elevated track level
02 Heritage Remaining
From the very start of the development process, the Joint Venture has committed to preserving the unique heritage of the site. The vast majority will be retained, enhanced and opened up for public access, including:
• The Braithwaite Arches, the second oldest railway arches in London. Including historical details like the rails, setts, oculi, turntables and a hydraulic accumulator.
• The historic Oriel Gateway, renovated as an iconic entrance to the site from Shoreditch High Street.
• The Boundary Wall, which still marks the edges of much of the site.
• Locally listed weavers’ cottages on Sclater Street and the nearby Mission Chapel and Victorian building.
Heritage Remaining – The Oriel Gateway – fronting onto Shoreditch High Street
Heritage Remaining – The original Goods Yard boundary wall – Sclater Street / Bethnal Green Road
03 Planning policy
The Goodsyard site straddles the boundary between two London Boroughs – Hackney and Tower Hamlets, each with relevant policy that must be considered when developing the plans, two key documents include:
In Hackney, the adopted Hackney Site Allocations Local Plan (2016) outlines this part of the site for employment-led development, recognising that the site is a major development opportunity within the Central Activities Zone, and the Shoreditch Priority Employment Area.
In Tower Hamlets, the adopted Managing Development DPD (2013) allocates the site as a comprehensive mixed use development opportunity. The emerging ‘Tower Hamlets Local Plan 2031’ published for consultation in October 2017 outlines the land use requirements for the site include housing and employment uses, in addition to a wide range of aspects that the site should respond to including building scale, heritage, integrated route, improved walking and cycling, family homes, open space and ecology.
04 Site Challenges
The Goodsyard is particularly complicated to develop, hemmed in & cut through by the power & transport arteries of London with several significant constraints that influence its development & reduce the total amount of foundable land to around 30% of the site. Constraints include:
1. London Overground line & Shoreditch High Street Station
2. Historic & Listed structures on site
3. Central Line, cutting diagonally underneath the site
4. Six mainline railway lines out of Liverpool Street
5. Reserved space for two potential new railway tracks
6. BT tunnel, running deep underneath the site
05 Earlier consultation
Initial outreach in 2011, followed by extensive consultation between 2013 to 2015 engaged over 1,500 local people on the previous proposals. This included a wide range of public events, regular newsletters, a steering group made up of local residents and a community liaison group. The consultation recorded the areas of most importance locally, setting community aspirations and tracking where the proposals had and hadn’t met these, and why. The 2014 Statement of Community Involvement and 2015 Addendum provide a record of all consultation and feedback.
Earlier consultation – Site Tour, Walk & Talk – 2013
Earlier consultation – Ideas Week – 2013
06 Evolution of the proposals
In 2014 planning applications were submitted to the London Boroughs of Hackney and Tower Hamlets for the comprehensive redevelopment of The Goodsyard. This included, 1,464 new homes, 52,000 m² office space including Small to Medium Enterprise (SMEs), 18,000 m² of retail space including small units, a new elevated public park a range of community benefits and amenities, together with retained and restored heritage features.
In 2015, further amendments were made; 1,356 new homes, 65,000 m² office space including Small to Medium Enterprise (SMEs), 17,000 m² of retail space including small units, a new elevated public park a range of community benefits and amenities, together with retained and restored heritage features.
Read more on the next page…
06 Evolution of the proposals
In September 2015 the applications were called-in by The Mayor of London which confirmed that the Mayor would act as the local planning authority for the purposes of determining the planning applications.
In April 2016 the GLA’s officer report recommended the planning permission should be refused. The Mayor agreed to defer the determination to allow the JV further time to evolve the design and work with the GLA planning officers to respond to comments. Since then, the JV have been looking to amend their proposals for The Goodsyard.
This allows for lower building heights and focuses on workspace and creative industries. Retaining more of the site heritage, with a new approach to routes and public spaces.
Evolution of the proposals – 2015 scheme – London Road
Evolution of the proposals – 2015 scheme – Elevated Park
Evolution of the proposals – 2018 Updated Proposals – New east-west street at ground level
Evolution of the proposals – 2018 Updated Proposals – Highline Level
We would like to thank everyone who has taken part throughout all stages of consultation informing the Goodsyard proposals.
The most recent engagement took place in November 2018 and March 2019 on the updated proposals for the Goodsyard and a report has been produced summarising the feedback received – 2019 Statement of Community Involvement, Addendum. This document is available to view or download here and sits in addition to the 2014 Statement of Community Involvement and 2015 Addendum.
Following review of all feedback received, the Joint Venture submitted revised plans to the Greater London Authority (GLA) in the form of amended planning applications in October 2019, with further minor amendments submitted in June 2020. Details on the applications can be found under Submission.
Concept Masterplan exhibition – 2013
Discussing the Goodsyard site
Pop-up information at Shoreditch High Street – 2013
Canvass Cards – 2011 & 2013
Site visits – 2013
Updated Proposals Exhibition – 2018
Submission of the Amended Applications
In October 2019, the Joint Venture submitted the amended planning applications for the redevelopment of the Goodsyard to the Greater London Authority (GLA) with further minor amendments submitted in June 2020. As with the original submission, the Mayor of London is the decision maker for the applications. For a detailed history of the applications, please see the Evolution of the Proposals section of the website under Project Background.
The Proposed Amendments
The submitted application reflects feedback from two rounds of community engagement on the updated proposals in 2018 and 2019 and further discussions with the London Boroughs of Hackney and Tower Hamlets and the Greater London Authority (GLA).
The updated proposals include:
Lower building heights and reduced density across the site
50% affordable housing on up to 500 homes
The development will contribute over £500m annually to the London economy and over 10,000 jobs in Shoreditch
The Goodsyard will be one of the largest providers of affordable workspace of any new development in London, supporting East London’s businesses and start-ups
A high line-style public park sitting on top of the restored railway arches that will include a series of connected gardens, terraces and walkways, with a wide variety of biodiversity, including trees and planting.
A mix of uses across the scheme with a focus on flexible workspace and the creative industries, as well as cafés, restaurants and a hotel
More of the site’s heritage is retained, with the listed Braithwaite Viaduct arches opened up to the public and the Oriel Gate restored
A fresh approach to routes and public spaces at street level including a new east-west pedestrian street running from Brick Lane to Shoreditch High Street
The provision of a destination building for cultural space on Brick Lane as well as exhibition space along the historic London Road
Additional Amendments Submitted June 2020
Following the initial round of statutory consultation for the amended applications held in December 2019, a request for further information was made to the JV by the GLA. In response to this, the JV has submitted some additional and replacement documentation which include some minor amendmends to the applications. All of the updated documentation will undergo a second round of statutory consultation to be undertaken by the GLA.
These recent minor amendments submitted in June 2020 include:
Minor amendments to the appearance of the external fins projecting from Building 2
Provision of blue badge parking and vehicle charging points to represent up to 3% of the maximum number of residential units proposed
Widening of the service yard off Braithwaite Street to accommodate two-way vehicle movement
Additional design guidance for the future detailed design of Building 1 (Design Guide addendum)
Further information provided in relation to the Environmental Statement regarding Built Heritage and Ecology
Revised drawings and description for the listed building consent for Plot 7
The submitted amended application documents can be viewed on the GLA website here.
The GLA undertook statutory consultation on the amended applications in December 2019. As further amendments were submitted in June 2020, a second round of statutory consultation will be undertaken which will run until 07 September 2020. Comments on the planning applications can be submitted to the GLA:
Via email: Bishopsgate@london.gov.uk
Via post: Bishopsgate Goodsyard Public Hearing, The Planning Team, Greater London Authority, The Queen’s Walk, London, SE1 2AA
Following statutory consultation, the Boroughs of Hackney and Tower Hamlets will hold independent Planning Committee meetings on the amended applications and will then submit recommendations to the GLA. A public hearing will then be held at City Hall where the Mayor of London will preside over the amended planning applications. This is likely to be held in late 2020. For further information on the public hearing process, please visit the GLA website.
Documents & Download
This section provides a record and resource of all materials issued throughout the consultation process. This will continue to grow as the consultation progresses.