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AHMM reveals first images of Broadgate plans

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The first images have been released of British Land’s plans for Broadgate, which include a 14-storey building designed by Allford Hall Monaghan Morris

The contentious proposals, which went out to public consultation last week, include visions for the surrounding area and a major new shopping arcade linking the site to the neighbouring 100 Liverpool Street development and Liverpool Street Station.

During the summer, landowner British Land applied for a new certificate of immunity (COI) for the existing buildings in the south-west corner of the 1980s London office complex, following the expiry of a previous certificate earlier this year.  

Historic England (then English Heritage) had recommended Broadgate Square, including the surrounding Arup Associates’ structures, for Grade II* listing in 2011 when the developer asked for immunity certificates for numbers 3,4 and 6 Broadgate.

However, the heritage organisation’s pleas were ignored and British Land was handed COIs for all three buildings, paving the way for both Make’s £460 million Five Broadgate (which replaced 4 and 6 Broadgate) and Orms’ soon-to-complete overhaul of 3 Broadgate – an unusual cylindrical building in the heart of the estate.  

The developer subsequently asked for certificates for numbers 1-2 and 8-12 Broadgate, 100 Liverpool Street and the Octagon Arcade. Immunity from listing for those blocks was granted in early 2013 but expired in January 2018.

It is understood Historic England’s latest advice on the whether to grant a second immunity from listing certificate will land on the culture minister’s desk this week.

1 2 broadgate richard waite august 2018

1 2 broadgate richard waite august 2018

The Twentieth Century Society has already registered opposition to the COI and says it supports listing ‘as we have done consistently since this first came up as a possible listing case’.

It added: ‘We again hope that Historic England’s advice will be to recommend listing, and we will be very disappointed if Department for Digital, Culture, Media & Sport (DCMS) again chooses to ignore this advice, especially in light of the considerable losses that have occurred since the last COI was issued.

Historic England said it would not comment on what its latest advice to government had been until the DCMS had made its final decision.

British Land is working with the Government of Singapore Investment Corporation (GIC) on the 65,000m² proposal, which is expected to be submitted for planning this summer.

Explaining its plans, a spokesperson from British Land said the team had asked AHMM to look at options for how ‘to create new connections through the campus, improving permeability and activating the public realm’.

A spokesperson said: ‘Our proposals, which have been the subject of a recent public consultation, provide flexibility to redevelop the existing buildings, as Broadgate continues to respond to changing customer requirements and the significant investment in Crossrail, which will bring more people to the neighbourhood.

‘[We have] a long-term plan to invest in Broadgate and its distinctive public spaces, building on the strengths of the original masterplan, to create a world-class, seven-day, mixed-use, central London destination.’

Extract from 1-2 Broadgate EIA Scoping Report

The proposed redevelopment of the site will involve the demolition of the existing building and construction of a ground plus 13-storey building (reaching approximately 74.5m above ordnance datum (AOD) to deliver a new mixed-use building, comprising a mixture of retail, leisure and ‘competitive socialising’ uses (use classes A1/A3/A4/D2/sui generis) uses at lower levels (LG-2nd floor) with office (Use Class B1) on the upper floor levels (3rd-12th Floor). The existing basement level on site will be expanded to cover the same footprint of the proposed building and will be deepened.

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Readers' comments (3)

  • Are 'competitive socialising' uses a variety of urban rituals? a bit like those private restaurants down at Canary Wharf designed to oil the wheels of - among others - the people who helped the 2008 financial melt-down on its way? - or is it just developer-speak for a 10-pin bowling alley?
    Whatever, it looks as if Broadgate will become a monument to the facile lip-service being paid to sustainability in some quarters.
    Can someone explain why the high quality existing buildings are so useless that it's imperative to tear them down?

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  • Neo Westfield. About as enriching and uplifting as a shopping mall. We'll regret trashing this beautiful 80s development. But at least British Land can relax, safe in the knowledge that there will never be any risk of this getting listed in future.

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  • It was ground breaking in the 80s, and a breath of fresh air in the fusty old city. But you only have to go to Liverpool St Station, particularly at night, to see it’s not working for tenants or travellers.

    British Land and others must be allowed to make the changes needed to sort it out. It won’t be Westfield, there isn’t the space, or demand for mega retail? People need to work?! AHMM can be trusted to make it work for all? Including foreign investors.

    Bollocks to Brexit and Boris?! And just do it.

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