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Hoi Hup’s Holborn development debut up for approval

News

Dominic Plaskota

13 June 2025

Offices

London

The plans seek to redevelop a 1.4-acre island site made up of three building next to Chancery Lane station: Holborn Gate, a 10-storey building at 326-332 High Holborn; Heron House, an eight-storey building at 319-325 High Holborn; and 44 Southampton Buildings.

The buildings are mostly used as offices, with some ground floor retail and seven residential units.

The plans would look to deliver a 10-storey, 602,746 sq ft building with roughly 567,000 sq ft of office space – an office space uplift of around 314,500 sq ft.

The plans also include the provision of 12,884 sq ft of retail space, reduced from 32,765 sq ft, and a new 20,699 sq ft cultural space with a 300-person auditorium and a complimentary exhibition space.

The developer expects that, subject to planning permission being granted, works would be complete by Q4 2030.

This would provide much-needed office space into a market for which development is limited after 2026 – just 159,365 sq ft is under construction and due to complete in 2027 and none is for 2028, according to Farebrother’s Centre of London research for Q1.

The site, however, also includes seven residential units, which the plans propose to relocate to 1-2 Andrew’s Hill, EC4, currently an office building, through a separate change of use application which is still yet to be approved.

At the time of writing, this second application has received 223 public comments objecting to the proposals and none supporting.

Many highlighted the potential negative impact the plans could have on nearby historic pubs, particularly the Grade II-listed The Rising Sun at 61 Carter Lane, EC4, and The Cockpit at 7 St Andrew’s Hill, EC4, also Grade II-listed.

Sheila Dixon, the owner of The Rising Sun, wrote that the proposals would undermine the pub’s longstanding licensing ours and pavement licence for customers standing outside the pub.

She wrote that the proposals were a “dumping of 7 flats on our SME community” and “only benefits a developer who needs to reallocate these in order to create larger office and retail space in Holborn.”

She added: “Carter Lane is [a] microcosm for all that is best in the City… I plead with you to save our SME Carter Lane Community.”

Another respondent wrote: “The Rising Sun is a jewel in the crown that is the Square Mile. We do not throw away such things, we treasure and preserve them for future generations.”

Another added: “Resi next to a pub? I can already hear the pub closing.”

Michael Fairmaner, head of placemaking for the Fleet Street Quarter Business Improvement District (BID), also contributed as a neutral observer on behalf of the BID.

Although he noted the local plan identified Carter Lane as appropriate for housing, he wrote that “this must not be at the expense of affecting the day to day operations of local businesses”.

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City of London

Singaporean developer Hoi Hup Realty’s plans for its maiden development in London, which would deliver 567,000 sq ft of office space, are recommended for approval at the City of London’s planning sub-committee meeting on 17 June. The plans seek to redevelop a 1.4-acre island site made up of three building next to Chancery Lane station: Holborn Gate, a 10-storey building at 326-332 High Holborn; Heron House, an eight-storey building at 319-325 High Holborn; and 44 Southampton Buildings. The buildings are mostly used as offices, with some ground floor retail and seven residential units. The plans would look to deliver a 10-storey, 602,746 sq ft building with roughly 567,000 sq ft of office space – an office space uplift of around 314,500 sq ft. The plans also include the provision of 12,884 sq ft of retail space, reduced from 32,765 sq ft, and a new 20,699 sq ft cultural space with a 300-person auditorium and a complimentary exhibition space. The developer expects that, subject to planning permission being granted, works would be complete by Q4 2030. This would provide much-needed office space into a market for which development is limited after 2026 – just 159,365 sq ft is under construction and due to complete in 2027 and none is for 2028, according to Farebrother’s Centre of London research for Q1. The site, however, also includes seven residential units, which the plans propose to relocate to 1-2 Andrew’s Hill, EC4, currently an office building, through a separate change of use application which is still yet to be approved. At the time of writing, this second application has received 223 public comments objecting to the proposals and none supporting. Many highlighted the potential negative impact the plans could have on nearby historic pubs, particularly the Grade II-listed The Rising Sun at 61 Carter Lane, EC4, and The Cockpit at 7 St Andrew’s Hill, EC4, also Grade II-listed. Sheila Dixon, the owner of The Rising Sun, wrote that the proposals would undermine the pub’s longstanding licensing ours and pavement licence for customers standing outside the pub. She wrote that the proposals were a “dumping of 7 flats on our SME community” and “only benefits a developer who needs to reallocate these in order to create larger office and retail space in Holborn.” She added: “Carter Lane is [a] microcosm for all that is best in the City… I plead with you to save our SME Carter Lane Community.” Another respondent wrote: “The Rising Sun is a jewel in the crown that is the Square Mile. We do not throw away such things, we treasure and preserve them for future generations.” Another added: “Resi next to a pub? I can already hear the pub closing.” Michael Fairmaner, head of placemaking for the Fleet Street Quarter Business Improvement District (BID), also contributed as a neutral observer on behalf of the BID. Although he noted the local plan identified Carter Lane as appropriate for housing, he wrote that “this must not be at the expense of affecting the day to day operations of local businesses”.