The Victorian Society objected to plans for a 32-storey tower in Leadenhall Market Conservation Area which will loom over one of the city’s architectural jewels – the 1881 Grade II* listed Leadenhall Market.
Photo: Leadenhall Market. Photo Copyright: Peter Trimming for the The Victorian Society.
The Victorian Society objected to plans for a 32-storey tower in Leadenhall Market Conservation Area which will loom over one of the city’s architectural jewels – the 1881 Grade II* listed Leadenhall Market. The City’s decision to grant permission for the existing building at 85 Gracechurch Street to be demolished for a tower in this sensitive location calls into question the City of London’s protection of its conservation areas and listed buildings. It is also be contrary to the City’s new guidance promoting refurbishing existing buildings rather than knocking them down and replacing them.
The City of London Corporation claims to be the first planning authority in the country to expect a detailed review of new development’s carbon impact. https://bit.ly/3LH1oX1 (1) The guidance asks developers to consider “greener alternatives to demolition.” The Victorian Society asked Hertshten Properties, the developer of the proposed tower, to adhere to this new guidance. The existing handsome 1930s building will be demolished apart from its façade. Refurbishing it would be much less carbon intensive. The scheme’s public benefits, such as a new route into Leadenhall Market, could be provided without demolition or harming the Market and conservation area.
The Victorian Society Conservation Adviser Guy Newton said, “The Leadenhall Market Conservation area is meant to protect the wonderful grade II* Leadenhall Market’s setting. Historic England describe Grade II* buildings as particularly important of more than special interest with only 5.8% of listed buildings being Grade II*. The sheer scale and bulk of the proposed tower will comically dominate Leadenhall Market. Combined with towers outside the conservation area it will plunge the light filled market space into shadow. What is the purpose of the City’s conservation areas if what is special and important about them is not actively protected? Allowing such towers in conservation areas, will, over time, irreversibly harm the City’s historic character that still makes it stand out from its financial rivals worldwide. There is a danger the City will become a monoculture of glass towers, its conservation areas and heritage assets diminished and disrespected.”
The prominent architect Sir Horace Jones designed Leadenhall Market to enclose a sprawling meat market. It follows medieval street patterns in an unusual and irregular form. The building is of remarkable quality in the Queen Anne style. It has a red-brick exterior, cast-iron and glazed roof and is adorned throughout with Corinthian columns which culminate in a central octagonal crossing emblazoned with stars. 85 Gracechurch Street, will overwhelm the existing four to six storey office buildings and enclose the domestically scaled western Leadenhall Market entrance placing much of the market in shadow having towers on either side, impacting on the wonderful glazed roofs. The tower will harm the historic network of streets, lanes and alleys in the Leadenhall Conservation Area as well as views within the Bank Conservation Area. (2)
1) The City of London adopted the policy on 7 March 2023 following wide consultation. Further information about the City of London’s new policy to consider alternatives to demolition at the earliest stage of the planning process can be found on the following two links: Consider green alternatives to demolition, City developers urged (cityoflondon.gov.uk)
Whole Life-Cycle Carbon Optioneering Planning Advice Note (Appendix 2 – WLC PAN Pre-Design Version)Appendix 2 – WLC PAN Pre-Design Version.pdf (cityoflondon.gov.uk)
2) The City of London’s Local Development Framework for the Leadenhall Market Conservation Area 2017 can be found here: Leadenhall Market SPD 1 Conservation Area (cityoflondon.gov.uk)
15/03/2023
