14-21 Holborn Viaduct 32-33 & 34-35 Farringdon Street London EC1A 2AT Data via plota.co.uk

PA25/3075 - Consultation Other Decided

Proposal

- Application under Section 73 to vary condition 22(p) (further details) and condition 63 (approved drawings) to facilitate amendments to the approved scheme including but not limited to: (i) alterations to ground floor facades on Holborn Viaduct and FArringdon Street to omit digital art screens and incorporate a vitrine to display archaeological artefacts, a historic interpretation plaque and ceramic printed glass artwork; (ii) omission of green wall to north-east corner of Holborn Viaduct facade and replacement with new artwork panel; (iii) alterations to Farringdon Street public realm; and (iv) alterations to the roof plan to omit louvres. Data via plota.co.uk

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View original council record ↗Last checked 5 Nov 2026, 10:17

Street View

Application progress

✓

Received

3 Sept 2025

✓

Validated

8 Sept 2025

Decision

Target date was 29 Oct 2025

Under consideration

No decision has been issued yet. Plota predicted a decision around 9 Nov 2026; it is now day 427.

Documents

View the documents on the council's website ↗

Site constraints 10

SSSI: Bushy Park and Home Park SSSI

Natural England must be consulted on work that may affect it.

Sites of special scientific interest are the best wildlife and geological sites in the country. Development likely to harm one is rarely permitted.

Flood zone 3, rivers and sea

High chance: a 1 in 100 or greater annual chance from rivers, or 1 in 200 from the sea. Any development here needs a flood risk assessment. Defences are not counted.

The Environment Agency flood map for planning. Homes in zone 3 must also pass the sequential test. Surface water flooding is a separate map.

Flood map ↗

Metropolitan Open Land

Green belt level protection inside London.

The London Plan gives Metropolitan Open Land the same protection as green belt: inappropriate development needs very special circumstances.

Registered park or garden: Hampton Court

Nationally designated heritage. Its significance and setting carry great weight.

Registered parks and gardens, battlefields, world heritage sites and protected wrecks are designated heritage assets: harm needs clear and convincing justification.

Historic England ↗

Hampton Court Park conservation area

Demolition needs planning permission and permitted development is restricted.

The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.

Council document ↗

Agricultural land, grade 3a

Best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. A site survey can differ.

Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.

Archaeological priority area

An assessment or field evaluation may be asked for before ground works.

The council or Historic England considers archaeology likely here. A desk-based assessment, and sometimes trial trenching, can be asked for with the application.

Air quality management area: Richmond AQMA

The council has declared the area as failing an air quality objective.

Schemes that add traffic, parking or combustion plant are assessed against the area's action plan and may need an air quality assessment.

Council record ↗

Habitat network: Wood pasture and parkland

Where habitat is joined up enough to work as a network. Context, not a constraint on its own.

Also on the record

Public transport access: PTAL 0 (very poor), TfL 2023, for the 100 m square.

Not affected

Not green belt · No listed building at the site · No scheduled monument at the site

Checked on 2 November 2026. Historic England, the Environment Agency, Natural England, Transport for London (public transport access levels, Powered by TfL Open Data, OGL v3.0, contains OS data © Crown copyright and database right 2025) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Important details

Council: Richmond upon Thames
Application type: Consultation Other
Postcode: EC1A 2AT
Received: 3 Sept 2025
Validated: 8 Sept 2025
Ward: Out of Borough
Case officer: Show
Target decision: 29 Oct 2025
Decision level: Delegated Decision
Applicant: Show

Decision outlook

Day 427, past the statutory target. 86% of other in Richmond upon Thames are decided within thirteen weeks; extensions of time are common, and the council need not decide on the day. Last seen undecided on 5 Nov 2026.

target

predicted

Day 427371 days past the 56-day target

67%decided within 8 weeks

95%approved

2,316decided in the last year

Plota live figures for other decided across the UK in the last twelve months, from validation; too few recent other in Richmond upon Thames to go on. Richmond upon Thames decision record →