“Mixed use development comprising buildings ranging between 7 and 41 storeys in height to a maximum of 181,260 sqm GIA floorspace, including up to 59,061 sqm GIA of residential floorspace (Use Class C3), up to 37,013 sqm GIA of purpose built student accommodation (Sui Generis), up to 79,748 sqm GIA of office floorspace (Use Class Bl(a)), up to 443 sqm GIA of incubator floorspace (Use Class B1a) and/or B l(c)) and up to 5,250 sqm GIA of retail floorspace (Use Classes Al-A5), up to 30,000 sqm GIA of educational floorspace, up to 11,148 sqm of hotel space together with up to 20,909 sqm GIA of basement and surface level car parking as well as public realm improvements and associated works.”
‘A full archaeological evaluation of the site should be undertaken both above and below ground. There appear to be the remains of early railway buildings on the Curzon Street frontage and there [is] also a likelihood that substantial underground remains may exist. Upstanding remains should be retained in situ whilst below ground remains may also be worthy of retention.’
“it is important that archaeological remains are appropriately recorded prior to their damage or destruction by the development”
“The circular Engine House of 1837-8 should also be mentioned. Successful excavations of engine sheds at York and Westbourne Park, Paddington have recently been carried out; the Curzon Street example pre-dates them by many years and would be one of the earliest such structures anywhere in the world to be investigated. The Engine House appears to have been in an area not subsequently concreted over and there is a good possibility that there may be substantial below-ground remains.”
“Of particular significance is the round house and engine shed which is amongst the earliest known examples in the world. Previous engine shed investigations at York and Paddington have provided a considerable amount of information about their construction and use and, as the round house at Curzon Street is known to pre-date these examples, it has very high research potential.”
“The early closure of the original passenger stations and their immediate change of use to a goods station, with relatively little subsequent change, means that the station yard largely comprises two phases of development, whereas other early stations were frequently upgraded and rebuilt. Unlike its sister station at Euston, Curzon Street has been minimally redeveloped since its demolition in the 1960s and as such represents a unique opportunity to investigate a major early railway terminus in its entirety.”
“There are many areas of the law in which an amount is to be ascertained by postulating a hypothetical transaction of one kind or another. Rating is perhaps the oldest example, for which purpose rateable value was measured by postulating the hypothetical grant of a tenancy from year to year. But hypothetical transactions abound in other areas of the law: for example compulsory acquisition, taxation and rent review clauses. Sometimes the hypothesis is statutory and sometimes it is contractual. The courts have developed a well-established set of principles that apply to both kinds of case. The most important of these is that things are to be taken as they are in reality on the valuation date, except to the extent that the instrument postulating the hypothetical transaction requires a departure from reality. In the old cases this is summarised in the Latin phrase rebus sic stantibus. In the more modern cases it has been described as the principle of reality: Hoare v National Trust(1998) 77 P & CR 366 .”
“(a) […] development, on the relevant land alone or on the relevant land together with other land, other than development for which planning permission is in force at the relevant valuation date, and (b) on the assumptions set out in subsection (5) but otherwise in the circumstances known to the market at the relevant valuation date, planning permission for the development could at that date reasonably have been expected to be granted on an application decided— (i) on that date, or (ii) at a time after that date.” (i) on that date, or (ii) at a time after that date.”
“… Where a site on which development is proposed includes, or has the potential to include, heritage assets with archaeological interest, local planning authorities should require developers to submit an appropriate desk-based assessment and, where necessary, a field evaluation.”
"… when considering under s.14(4)(b) whether planning permission for the appellant's scheme could reasonably have been expected to be granted at the valuation date, or later, the Tribunal is not required to ask itself how Northumberland County Council is likely to have determined the notional application for consent. The Tribunal must put itself in the position of a reasonable decision maker, properly applying the law. It follows that, if at the statutory valuation date the County Council's officers and members had a particular understanding of the meaning of a relevant planning policy, the Tribunal is not required to adopt that understanding or to interpret the policy in the same way, but must decide for itself what the policy means, and apply it correctly."