Boots Ltd Western Mall (Inc Broadgate Link), Liverpool Street Station, EC2M 7PY

What was argued and what the tribunal found

The appellant (Boots UK Limited) argued that a 15% allowance should apply to reflect the impact of major redevelopment works at 100 Liverpool Street, which had commenced in late December 2016 and continued through to practical completion on 12 January 2021. The Valuation Officer initially opposed any allowance, then offered 5%. The tribunal found that while substantial redevelopment works were ongoing and affected the subject hereditament, trading account data showing an average decline of 6.99% (excluding January 2020) and consideration of allowances granted to nearby comparable properties (2.9%-5%) supported an allowance, but the evidence did not justify the full 15% claimed. A temporary 7.5% allowance was awarded for the period 1 April 2017 to 12 January 2021, reducing the RV from £3,850,000 to £3,564,000.

Summary generated from the decision text and checked against it. The appellant was Boots UK Limited, represented.

Grounds argued

• Building works or disturbance nearby · decisive
• Quantum or end allowance

Change of circumstances

construction works

Evidence

Trading accounts, Photographs, Expert report

Cases cited

Lotus and Delta v Culverwell; Berrill v Hill; GPS (Great Britain) Ltd and others v Bird; Burroughs Machines Ltd v Mooney; Clegg v H & J Cutlack Ltd; Dawkins v Ash Brothers & Heaton Ltd; Greenwood (Men's Wear) Ltd v Harrison; Gardiner & Theobald LLP v David Jackson

Hearing

16 July 2025

Similar decisions

• Bst-gnd Flrs 56-58, Cheapside, EC2V 6AR — Allowed in part, 20 Jun 2024
• Pt Gnd Flr, 95-100 Gracechurch Street, EC3V 0DQ — Dismissed, 6 Nov 2023
• Boots, 1 Queen's Head Passage, EC4M 7DZ — Dismissed, 3 Oct 2023
• Lipman & Sons, 4 Holborn, EC1N 2LL — Allowed in part, 13 Jul 2022

All decisions in City of London Corporation · Shops nationally