City of London committee approves reduction in museum space at Friary Court for student housing.
The City of London's Planning Applications Sub-Committee has approved a Section 73 application for Friary Court, 65 Crutched Friars, which will see a reduction in museum floorspace to accommodate an increase in student accommodation rooms.
The approved amendments will convert museum floorspace on the second level into 33 additional purpose-built student accommodation (PBSA) rooms, increasing the total number of rooms from 782 to 815. This will result in a reduction of museum floorspace from 3,101 sqm to 2,024 sqm, with the museum consolidated on the ground and first floors.
Despite concerns raised about the reduction in museum space and its impact on public benefit, officers noted that the Migration Museum, the intended occupier, supported the reconfiguration. The museum stated that the reduced floorspace would provide greater certainty of delivery and support its long-term sustainability.
Furthermore, the revised arrangement would enable investment to be focused on delivering a high quality visitor experience, with flexible and multi-use spaces capable of accommodating educational, community and other engagement activities.
The museum confirmed that its core public functions, including exhibitions, learning facilities, and civic engagement activities, would be retained, and it does not anticipate a reduction in visitor numbers or audience reach.
The committee weighed the reduction in museum space against the increase in student housing by considering several factors. The increase in student accommodation rooms contributes to meeting student housing needs while maintaining an appropriate level of student amenity and affordable student accommodation. The amendments were deemed acceptable in planning policy terms. The original museum space was designed to provide a range of facilities including a café/shop, performance spaces, library and archives, community and artist spaces and facilities for education and workshops,
which formed an integral part of the approved mixed-use development, with the Migration Museum as intended occupier, providing a permanent cultural and community destination within the City.
Concerns were also raised about the reduction in long-stay cycle parking. However, the applicant provided evidence demonstrating low utilisation rates at comparable PBSA developments.
Surveys from a number of PBSA operators indicate utilization rates generally ranging between 1% and 8% of student rooms, which is significantly below both the approved and proposed levels of provision. This evidence was considered the principal justification for the reduced cycle parking provision. The site's high accessibility via public transport and nearby cycle facilities were also considered.
The design and heritage assessments concluded that the amendments would not alter the massing, height, or architectural approach of the approved development. The external plant enclosure at Level 3 would be located in an area of low visual sensitivity and screened by a living wall.
Regarding access and inclusivity, the committee was satisfied that the revised development would maintain an equivalent standard of accessibility. The transport assessment indicated that the additional student accommodation would generate a negligible increase in trips.
Sustainability assessments showed a significant reduction in embodied carbon emissions compared to the approved scheme, despite a lower percentage reduction in regulated carbon emissions. Fire safety advice from the Building Safety Regulator indicated that they were content with the fire safety design for planning purposes, with further information required at later regulatory stages.
Public reports pack 30th-Sep-2026 11.30 Planning Applications Sub-Committee.pdf