CABE reaffirms support for 20 Fenchurch Street plans at public enquiry

CABE welcomes Land Securities' investment in a world class design team and commitment to replace an undistinguished tall building with a groundbreaking new design.

CABE has presented evidence at a public inquiry into the proposed redevelopment plans for 20 Fenchurch Street which was ordered by Communities Secretary Ruth Kelly in November 2006. CABE believes that the building should be given consent, subject to conditions related to detailed design and public access.

20 Fenchurch Street is a mixed use development, comprising offices, retail and public space. It is towards the edge of the Eastern Cluster of tall buildings in the City of London.

The inquiry has heard objectors' concerns that the design will negatively effect the historic environment and compromise the World Heritage Site. But CABE believes the quality of this application outweighs the limited harm to the local conservation areas.

CABE welcomes Land Securities' investment in a world class design team and commitment to replace an undistinguished tall building with a new, groundbreaking design. The top of the building will provide an extraordinary public space which will give unrivalled views of London and the Tower of London World Heritage Site.

Free access to the spectacular sky garden, as well as the architect's innovative design, gives the project enormous potential to capture the public's imagination like other contemporary landmark buildings such as the London Eye and St Mary's Axe.

As the London Eye demonstrates, this can greatly improve a project's sustainability. Success with the public could extend the development's lifespan beyond what would normally be expected of an office-led tall building.

\"We don't believe that change automatically equals harm\", says Selina Mason, Director of architecture and design review at CABE. \"Quite the contrary, in a dynamic and changing city like London, a new, high quality building can have a positive effect on views from a conservation area. Indeed one of the strengths of the architectural experience in the City comes from the excitement of dramatic contrasts and changes in scale. We believe this design would enhance the experience of a world city, driven by the character and dynamism of a thriving commercial economy.

"It is essential though that Rafael Vinoly Architects are retained by the client throughout the process: their continued involvement will play a crucial part in the success of the scheme."

One of the important characteristics of the Tower of London as a World Heritage Site is that it has always been part of a changing context, because the City constantly adapts to meet the needs of its economy and society.

CABE was consulted on the proposed development at application and pre-application stage, and as part of the Corporation of London's consideration of the planning application. CABE's final response to the amended planning application, now called in by the secretary of state, welcomed the reduced height of the building, the expanded public room at the top and the remodelling of the design.

Critically, the proposals comply with all current building and planning policies issued by the Mayor of London, the City of London and central government.

CABE's view is that the proposed building responds well to its surroundings at street level, and the design creates new incidental views, with surprising juxtapositions of building types, and excellent public access across the site. This all helps to enhance the unique character of the City's street network.

In its final comments on the scheme last August, CABE pointed out that the City of London has to satisfy itself that any planning consent will guarantee the highest standards, through the use of conditions relating, for example, to the environmental strategy, detailed design of the fins and both the design and public accessibility of the sky room.

CABE was represented at the enquiry by Paul Finch, a CABE commissioner.

Notes

The British Airways London Eye was initially planned as a temporary structure, with planning permission granted for five years. The Eye became on of London most visited tourist attractions, and in 2002 Lambeth Council extended planning permission to 25 years with a view to consider permanent status after 20 years.