Welcome Welcome to our exhibition on 21 Moorfields. The purpose of this exhibition is to update residents, local businesses and others on the delivery of this important project, including: — The design development process and the pre-let opportunity. — To update you on our latest project milestones. — Our construction progress. — To ask for your opinions on our latest amended proposals. Members of the Landsec Team and the Design Team are on hand to answer any questions you may have. The team includes our architects Wilkinson Eyre, our structural engineers Robert Bird and our planning consultants GVA.
Introduction to the pre-let opportunity We are pleased that Deutsche Bank have chosen 21 Moorfields as their new London HQ. Securing their position within the City of London, 21 Moorfields is the only site capable of meeting their needs and timescales, consolidating their existing staff members based at Winchester House and other offices in the vicinity to 21 Moorfields.
21 Moorfields masterplan
Deutsche Bank see an opportunity to create an exciting environment and provide the facilities necessary to meet their requirements, such as a building of exceptional quality within a highly accessible location, trading floors and high quality client and executive spaces that are required by a modern international bank.
City of London view showing 21 Moorfileds and Winchester House
Landsec Who we are and what we do Landsec is the UK’s largest commercial property company and a member of the FTSE 100. Founded in 1944, we own and manage more than 26 million sq ft of property from shopping centres to offices. Our London Portfolio development and management team is made up of people who know London inside-out and have a real enthusiasm for forging its future as a great world city. In London we own and manage over 6.5 million sq ft of office, residential and retail space and our portfolio includes some of London’s most recognizable landmarks, such as Piccadilly Lights and One New Change, as well as large-scale mixed-use developments including Nova and The Zig-Zag Building in SW1.
The Zig Zag Building
Nova Victoria
1 New Ludgate
One New Change
Creating jobs and opportunities Stronger Communities The 21 Moorfields project will regenerate an underutilised site, bringing enhanced opportunities for local workers and residents. Landsec supports communities through its Sustainability Programme to affect social and economic change. Our focus areas include: Community Employment Programme
Education
Charity Partnerships
Our priority is to create job opportunities in construction, customer service and facilities management, as well as provide training and apprenticeships for local people marginalised from employment, including long-term unemployed, ex-offenders and young people. We also mobilise businesses within our developments to make job opportunities fully accessible to local people. Over the last six years, we have successfully helped over 1000 people back into employment.
Landsec engages with schools, universities and colleges in the community to offer enriching experiences to young people.
Landsec partners with local charities to achieve social and economic objectives and address local challenges aligned with our values, including homelessness, enhanced employment and education. Furthermore, our national charity partner is Barnardo’s. We also support organisations by offering volunteer opportunities to staff and others in the property industry.
Through our education programmes we: — Inspire young people about career opportunities in our industry. — Give young people the skills they need to succeed. — Enable our employees and our partners to volunteer their expertise and energy.
Sustainability Great design creates the best experience for our customers. It increases efficiency and encourages people to spend time in our spaces. This is good for our customers, communities and partners. The right design also allows buildings to be flexible across their lifespan, enabling them to adapt to changing customer needs. This is why innovation in design is critical – it means our developments can be fit for the future from the moment they open their doors.
Our approach Our focus for the past ten years has been on building strong foundations: achieving energy and water efficiency, green building certification and low carbon emissions. However, climate change is affecting the way buildings and businesses operate. As these factors converge, we need to up our game – which is why we’ve been exploring how we can make our developments even better. In 2016/17 we worked with people inside and outside our business to explore how we can create great, sustainable developments. We heard what’s working well – for example, that our base design standards are usually high enough to meet WELL certification*. We also heard where we need to improve, such as in tackling the carbon emissions caused by the suppliers and partners we work with. This allowed us to set new sustainability metrics for our developments, and a new development brief. Our Development Directors will each hold sustainability plans for their sites too – a change that will strengthen our governance and improve our results.
Efficient use of natural resources: We are committed to minimising our effect on the environment. To do this we focus on four areas: carbon, renewable energy, energy management and waste. — Carbon – at all our managed properties we are committed to meeting our science based carbon target of a 40% carbon reduction intensity (kgCO2/m2) by 2030. We do this buy using less energy and supporting decarbonisation of the UK grid through uptake of greater renewable energy sources. — Renewable energy – for our managed portfolio we are committed to procure 100% renewable electricity and from 1st April 2016, 15% of our gas is now procured from green sources. — Energy management – managing energy well is important in reducing our carbon and meeting our target to reduce energy intensity (kWh/m2) by 40% by 2030. — Waste management – we are committed to sending zero waste to landfill and recycling at least 75% of waste produce at our properties. Last year across our London business we recycled 77% of our used materials and diverted 100% from landfill. We work with our occupiers by offering to audit their activities and training their teams, partnering with our waste service provider to deliver customer driven solutions.
* The WELL Building Standard is the standard for buildings seeking to implement, validate and measure features that support and advance human health and wellness.
Nova Victoria
Site history The site was last developed in the early 1970’s and has remained largely vacant since the principal occupier, Lazards, vacated in 2003. Landsec is committed to delivering a new, high quality, office-led development at 21 Moorfields. The site is one of the most complex in London as a result of its location above and around the Moorgate ticket hall for Liverpool Street Crossrail Station, over London Underground Lines, within a strategic viewing corridor. In November 2015, Landsec obtained planning consent for redevelopment of the site including 64,683sqm gross external area of office floor space and also retail across two buildings of up to 16 storeys. Since the original planning consent was granted, work has commenced on site. As a result of difficulties identified in the course of site investigation works, amendments were required to enable delivery through a new substructure. A minor material amendment (MMA) application was submitted in August 2016 to capture these changes. In order to meet the requirements of Deutsche Bank and secure their position in the City of London, we have sought to enhance the proposal. The following presentation details how we have addressed their requirements.
Pre-demolition and historical images of the site
Progress to date Detailed information relating to hazardous materials under west building & London Underground services
Dec 2014 Full survey commence on-site
27 Oct 2014 Submission of application
2014
2015
25 Nov 2014 Planning application lodged > CoL
Consented MMA Current proposals
Mar 2015 Dev agreement signed > Allowing full intrusive access to site
17 Mar 2015 Resolution to grant > CoL committee
Amended design TO IMPROVE DELIVERABILITY
DB approaches Landsec for an alternative design to meet their brief
Jan 2016 Work on site starts
Nov 2016 Feasibility study to meet DB brief
2016
25 Nov 2015 Deed of agreement S106 - completed
10 Mar 2016 S237 approved by committee
Mar 2017 Heads of terms with tenant subject to CoL approval
Jul 2017 Agreement of lease
Oct 2017 Planning submission target date
2017
22 Aug 2016 S73 MMA submission Summer 2016 Proposed amendment to consented design
2018
22 Feb 2017 S73 MMA Draft Decision Notice
Sep 2017 You are here
21 Moorfields | Timelines and images of the demolition works
Deutsche Bank design brief Site suitability 21 Moorfields is ideal for Deutsche Bank due to its size; the complex constraints below ground have resulted in very long spans and perimeter cores, both of which are beneficial to large trading floorplates. Deutsche Bank also welcomes being part of the regeneration that Crossrail brings to the area, including the increased pedestrianisation to the surrounding area. The design team have met the Barbican Association, Members and Officers at the City of London to discuss the necessary changes to the massing to accommodate larger floorplates to allow for large trading spaces, a key requirement for Deutsche Bank. As a result, a new application will be submitted, although the scheme is broadly similar to the consented proposals.
Proposed section
Proposed masterplan
Winchester House
21 Moorfields proposed floorplate dimensions
Site constraints The 21 Moorfields site is unique in that it is constrained both below and above ground. These images explain the constraints.
Station located below site, leaving very limited space for foundations
Metropolitan & Circle Line Crossrail Mail Rail Northern Line Developers’ Area
Finsbury Circus axis
London view management framework
View from Finsbury Circus
Barbican sunlight and daylight
Above ground constraints, limiting mass of the building
Design narrative Having to erect a building the size of a football pitch on top of an existing station, without disrupting its service for a single day, presents a series of challenges. The design team provided a solution directly influenced by the heritage of railway architecture. The proposal consists of a series of varying trusses that will span over 60m to each side of the station (similar to the wingspan of a Boeing 747).
Structural model of 21 Moorfields from the east
The result is a structure with twice the quantity of steel in the Eiffel Tower.
Night view of the east façade to 21 Moorfields
Forth Bridge
St Pancras Station
Cannon Place
Diagram reflecting the structure span
How the schemes compare In order, to meet the requirements of a modern international bank, Landsec have updated the plans to allow for the following; — Re-balancing the east and west buildings to incorporate bigger floorplates. — A smaller urban square with a retail unit. — A reduction in the number of floors overall (but typically higher floor to ceiling heights). — A reconfigured atrium and a new second atrium. — Access to the loading bay has been relocated off of Moor Lane, as with the demolished Lazards building, as a result of the site constraints associated with bigger floorplates.
Diagram showing MMA scheme (red line) and current proposal (blue line) in section
— An increase in cycle parking spaces. All of these changes are necessary to meet Deutsche Bank’s requirements. Despite the east building becoming bigger and the west building smaller the ‘two buildings around a square’ concept remains, as well as the terracing form to the west. The diagram to the right shows a section comparing the most recently submitted MMA scheme to the current proposals to graphically explain how the proposals are broadly similar.
Original consented proposal
MMA proposal
Current proposal
Moorfields Consented scheme
MMA scheme
Current scheme
Consented scheme
MMA scheme
Current scheme
Moor Lane
What has changed? Before and after
The scheme benefits The Consented and subsequent MMA scheme, sought to provide the regeneration of a significantly underutilised site which will provide a new accessible direct route from the Barbican through to Moorfields Station, a new urban square, piazza and the provision of Grade A office. The proposed alternative design seeks to maintain the same high quality of development on site. To do that, the design team has identified the key planning benefits to be safeguarded in the delivery of the amended proposals: 1. A wider highwalk compared with the consented and MMA scheme. 2. Maintains direct sightline from the Barbican to the new Crossrail escalator as with the consented and MMA applications.
Concept sketch of MMA scheme
MMA scheme
Concept sketch of design development
Proposed scheme
3. The urban square concept is maintained. Although the space will be smaller when compared to the consented and MMA scheme, it will be greener and more tranquil, with less retail around it. 4. The raised piazza is maintained. 5. A more extensive greening strategy is now proposed as part of the masterplan. 6. Grade A office space maintained. 7. A more legible/accessible lift arrangement is proposed compared with the consented and MMA scheme.
Architecture & attention to detail
Aerial view of the proposals in context
View of the building looking west from Moorfields
Façade design: attention to detail
Early view of the urban square context
Early model of the soffit for the covered piazza
View of the proposed building from London Wall
Frontal view of the main entrance from Moorfields
View of the building looking north from Moorfields
Servicing The servicing for 21 Moorfields has been reconsidered, taking into account the local area, site constraints, residents and City of London’s servicing standards and related guidance. — Servicing is to be primarily from Moor Lane, at the north west of the building, as per the demolished Lazard buildings. — A single tenanted building allows for better control over servicing. — All vehicles to enter and leave in a forward gear. — The loading bay has been designed to be located deep within the building to mitigate any potential amenity impacts. — Number plate recognition technology will ensure that no vehicles queue to enter. — Servicing hours to be agreed with the City of London, but we would seek to ensure that deliveries are carried out largely outside of unsociable hours.
Proposed servicing plan
Relationship with the Barbican The team has sought to minimise impacts to the Barbican, as can be seen from the comparative images to the right. This includes maintaining the strategy proposed to the west building to minimise light spillage and ensuring the terraces are further away than the consented and MMA schemes. Glare and sunlight studies will also be completed, and initial studies show there will be a very similar impact to the consented and MMA scheme.
Consented Scheme
MMA Scheme
Proposed Scheme
New urban square reference spaces Hanging Sword Alley
Spatial Comparison With retail, building entrances and interesting design features, the new urban square would be an attractive addition to the City of London’s pocket parks and tranquil hidden spaces, comparable in size to New Court (Rothschild’s) in London or Paley Park in New York.
City Gardens Examples of such gardens are all around the City of London, some hidden and some very public. We have approached the landscape designer Andy Sturgeon (RHS Chelsea award winning designer) to draw up proposals for an urban square for 21 Moorfields.
St Michaels Alley
21 Moorfields
32m 16m
New Court, London
30m 15m
Paley Park, New York
Example garden spaces in the City of London
35m
14m
21 Moorfields, London
Concept view of the urban square from the south
Bengal Court
Lovat Lane
Landscaping and public realm strategy Plant/trees in square
Seating planter around tripod
Potential light feature (precedent example: Art Light wall by Speirs + Major built by the Light Lab at King’s Cross tube entrance)
‘green wall’ along base of building Planted ‘Zen’ garden Planting on bridge (growing up mesh balustrade)
Planters in piazza and kiosk Lighting at base of tripod Planting ‘spilling’ over wall
Light feature under bridge
Seating on bridge
Planter with trained creepers and wire cables
Planter with trained creepers and wire cables
Potential planting in pedestrianised street
Landscaping and public realm strategy
Images of covered piazza
Images of ‘Zen’ garden
Images of highwalk
Images of restored bridge link
Thank you for visiting the exhibition today Next Steps — We intend to submit a planning application to City of London by the end of October 2017. — If we are successful with our planning application, construction will begin in Spring 2018. — We expect the office will be completed by late 2021; following which Deutsche Bank will commence their fit-out works.
Feedback Landsec is committed to consultation with residents and the wider community. It is important for us to hear your feedback. We would be grateful if you could take a few moments to complete a feedback form so we are able to consider your views. If you would like any further information on 21 Moorfields, please ask a member of the consultancy team or email any query to
[email protected]
