Suite 2506 Level 25 The Shard 31, St Thomas Street, SE1 9RY
Serviced office suites Decided 1 April 2025 CHG101088285 Avison Young (UK) Ltd
Figures are as stated in the decision; a dash means the document does not state that figure. This decision covers 50 properties; the figures shown are for the first listed.
What was argued and what the tribunal found
The appellant, a serviced office provider, challenged the rateable values of 50 office suites at The Shard on Levels 24 and 25, arguing for a reduction from £550/m² to £500/m² and contending that a 'Tower uplift' should not apply to 17 south-facing suites lacking Thames views. The appellant also sought a 5% material change of circumstances allowance for disruption from adjacent building demolition and reconstruction (1 April 2017 to 31 January 2022). The tribunal, guided by Bunyan v Acenden on rent amortisation principles, found the £550/m² base reasonable and rejected the uplift removal due to lack of evidence of diminished desirability. The tribunal allowed 48 appeals in part, granting the 5% MCC allowance conceded by the Valuation Officer for the specified period; two appeals (Suites 2511 and 2512, which had already received the 5% allowance) were dismissed.
Summary generated from the decision text and checked against it. The appellant was The Office Group Holdings Ltd, represented.
Grounds argued
- Rental evidence
- Comparable assessments (tone)
- Change of circumstances
- Change of circumstances
- demolition and reconstruction of adjacent building (Fielden House)
- Evidence
- Rents, Expert report
- Cases cited
- Lotus and Delta v Culverwell; Bunyan (VO) v Acenden Limited; Specialeyes Plc v Felgate
- Hearing
- 5 March 2025
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