Planning, Design and Access Statement 3 & 10 Finsbury Square

Ordnance Survey® Ordnance Survey® Historical Mapping Extract Historical Mapping Extract www.centremapslive.com www.centremapslive.com

Site Details: Site Details:

Client Ref: 9744 Report Ref: CMAPS-CM-33204-9744-140809 Client Ref: Grid Ref: 532798, 181979 9744 Report Ref: CMAPS-CM-33204-9744-140809 Grid Ref: Map Name: National Grid 532798, 181979

Map date: 1951-1954 Worship Street Map Name: National Grid

Scale: 1:1,250 Map date: 1989-1991

Printed at: 1:2,500 Scale: 1:1,250

Printed at: 1:2,500

FinsburySquare

FinsburyPavement

Wilson Street

Generated from GroundSure Ltd’s Figure 3.9: This map shows the area in 1951. The scale of buildings Figure 3.10: This map shows the area in 1970. The Site had been Figure 3.11: This map shows the area in 1991. There are few variations Figure 3.12: This map show the area in 2008. Again there are few high resolution historical mapping around Finsbury Square had increased considerably by this date. Both developed by this time to provide the building that exists today. Other on plan from the 1970 layout. 15-18 Finsbury Square (including Royal variations on plan, but as set out later in this section a number of archive. www.groundsure.com City Gate House and Royal London House (Triton Court) had been built. buildings around the Square had been redeveloped to provide larger London House) have been consolidated internally to provide the Triton buildings around the square where redeveloped around 2002-2005.

Half of the Site was vacant at this time. commercial buildings. The central part of the Square had also been Court development. Generated from GroundSure Ltd’s Supplied by: reconfigured to provide bowling greens. high resolution historical mapping www.centremapslive.com archive. www.groundsure.com

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Production date: 14 August 2009

©TIBBALDS OCTOBER 2010 Planning, Design and Access Statement 3 & 10 Finsbury Square 21 History of the current building at 1-3 Finsbury 3.4.14 50 Finsbury Square: Square Foster and Partners designed the building for 3.4.10 As already stated 3 & 10 Finsbury Square is two Bloomburg, who occupy the adjacent City Gate adjacent 9-storey office buildings totalling around House, for the purpose of creating the Bloomburg 11,160 sqm. The building was originally developed Space headquarters. Construction was completed in the 1950s, and refurbished in 1985 when it was in May 2002, and the building extends to 8 storeys divided in to two sperate buildings. fronting Finsbury Pavement, and 6 storeys with 3.4.11 Over recent years the occupation of the building has the top 2 storeys set back within a frame fronting fallen into multiple tenancies and only a few small Finsbury Square. The frame is bold and the building companies remain in No.10 until their leases expire is still read as a height of 8 storeys. towards the end of 2010 and No.3 is completely 3.4.15 1&2 Finsbury Square: vacant. The building was completed in 2004, it was Recent developments designed by Horden Cherry Lee Architects for RBS Ltd. The building is also 8 storeys (again 6 storeys 3.4.12 33 Finsbury Square: with 2 storey set-back in frame, so read as 8 storeys Figure 3.13: 38 Finsbury Square Designed by Eric Parry Architects, the 7, plus 1.5 in height) setback storey office development was completed 3.4.16 Finsbury Square Public Space: in 2002. The redevelopment undertaken by Scottish Widows Plc involved the loss of a 1920s locally listed Planning permission was granted in April 2006 for building, and now comprises 16,660sqm of B1 the redevelopment of the central space of Finsbury office accommodation. The building has won a RIBA Square, to include; demolition of above ground award and was on the short-list for the Stirling Prize structures and redevelopment below the surface 2003. The 1.5 storey setback is clearly visible from of the Square to provide a reconfigured car park the square but is distinctively more lightweight than and a new events space extending to 7,340sqm Figure 3.15: 33 Finsbury Square the main part of the building. and the provision of new above ground structures including access to the events space, two cafe/ 3.4.13 38 Finsbury Square: bar/restaurants, and a 14 metre high structural arch The refurbishment of this 4,500sqm building was which will significantly enhance the quality of the completed in January 2007 by Henderson Global space. Investors. It didn’t involve changes to the external envelop (and remains at 6 storeys) of the building but it underwent a significant upgrade of internal office accommodation and external appearance of the building. Thompson Capital Limited now occupies the building.

Figure 3.14: 50 Finsbury Square Figure 3.16: 1 & 2 Finsbury Square

3 & 10 Finsbury Square Planning, Design & Access Statement ©TIBBALDS OCTOBER 2010 22 3.5 Townscape & spatial analysis ■■ This urban form closely reflects the historic pattern and structure of routes, field boundaries, open grounds, streets and later building plots Urban form that has been the DNA of the area in the 16th, 3.5.1 The following points summarise the character of the 17th and 18th centuries. urban form of the Conservation Area: Built form in the wider area ■■ The principal urban structure of connected streets and spaces is one of the strongest 3.5.2 The following points summarise the built form features of the area within which the characteristics of the wider Conservation Area: Conservation Area and application site lie. ■■ As has happened in most urban areas, the ■■ The north-south road link from the heart of grain of built form has coarsened with the the City to the Old Street roundabout is the amalgamation of plots as narrow frontage main activity spine and historic thoroughfare buildings have been replaced by increasingly (Moorgate, Finsbury Pavement, City Road). wider ones. There are few remnants of narrow frontage plots, eg along parts of City Road, ■■ The bifurcation of Tabernacle Street, and the Tabernacle Street and Mallow Street. principal grid of east-west secondary routes (Chiswell Street, Featherstone street, Worship ■■ Residential buildings have by and large been Street, Leonard Street) and north-south ones replaced by commercial ones of a variety of ages (Wilson Street, Paul Street, Bunhill Road) provide and forms (Victorian & Edwardian, inter-war and a legible, well connected network of urban post war warehouses, office, and mixed-use streets. commercial buildings).

■■ Finsbury Square sits as an integral element of ■■ There is an eclectic mix of architectural styles, this grid at a key intersection, hanging off, and with many of the buildings being utilitarian, part defining the City Road artery to/from the banal and devoid of character or aesthetic City. appeal. The listed and locally listed buildings are an exception, rather than typical of urban ■■ The open space at its centre occupies the best architectural quality in the conservation area. part of a street block, and is highly visible and accessible. ■■ Building heights have progressively been increasing over the years as the commercial ■■ The HAC Artillery Ground form an extensive area activities in the City have spread into its northern of private playing fields, enclosed by the rears of fringe. Buildings in the area are of varying heights buildings, not visible from adjacent streets. from around 6 storeys to 12 or more. ■■ Bunhill Fields with its tree-lined paths through ■■ The setting of the Conservation Area is the historic burial ground is very attractive and characterised by the presence of larger scale tall accessible to pedestrians for both amenity and buildings, some right on its boundary. east-west movement.

■■ Most of the principal streets and spaces are clearly defined by buildings springing from back edge of pavement, brick walls and in places railings.

Figure 3.17: Figure Ground of Application Site in context ©TIBBALDS OCTOBER 2010 Planning, Design and Access Statement 3 & 10 Finsbury Square 23 ■■ Built Form around Finsbury Square

3.5.3 The following points summarise the built form characteristics of Finsbury Square and the application site:

■■ All of the buildings around the Square are in commercial use and character, and their scale reflects this entirely commercial character.

■■ The wide frontage buildings are of variable heights and the degree of height and frontage consistency sought by the Conservation Area guidelines has not been achieved visually.

■■ Townscape coherence is provided by strongly defined, clear frontage to consistent building lines, and vertical front facades up to a strong Figure 3.20: View across Finsbury Square towards Ropemaker horizontal parapet line, that define the urban and City point space.

■■ Parapet lines of adjoining buildings vary significantly in places, as does the nature of upper floor set-backs and their treatment. Some of the more recent developments strive to accentuate the verticality of the front façade by concealing their set-backs behind a framed

“false façade” (figures 3.21 and 3.24). Figure 3.22: View west across Finsbury Square towards 12 Finsbury Square ■■ The detailing of facades varies from building to building, reflecting the patination of different periods and architectural styles. Figure 3.25 Figure 3.18:View from north-west corner of City buildings behind City illustrates this variation in solid to void ratios seen Gate house around the square.

■■ There are a variety of built form elements that project above the tops of the roofs of some buildings. There are positive features such as towers and cupolas (Trition Court) and negative ones caused by the proliferation of plant and lift over-runs (3&10 Finsbury Square and Trition Court) (figure 3.23).

Figure 3.19: 30 and 33-37 Finsbury Square Figure 3.21: City Gate House and 50 Finsbury Square Figure 3.23: View east across Finsbury Square towards the City

3 & 10 Finsbury Square Planning, Design & Access Statement ©TIBBALDS OCTOBER 2010 24 Positive feature/ Landmark elements above parapet Negative feature above parapet Set back zone Main section Base/ entrance

Figure 3.24: Finsbury Square building heights

Figure 3.25: Finsbury Square building types Figure 3.26: Finsbury Square heritage assets

©TIBBALDS OCTOBER 2010 Planning, Design and Access Statement 3 & 10 Finsbury Square 25 Views, landmarks and other townscape features ■■ Moving north along City Road, Finsbury Barracks highlights the beginning of Bunhill 3.5.4 There are a number of landmarks, which are not Fields and this is terminated by the tower of the necessarily positive in townscape terms but they Lexington Building. The Wesley Chapel complex are prominent buildings in the vicinity of the site and is hidden from view until directly opposite, and include; at this point of City Road the views north are ■■ BT Building on Old Street Roundabout; terminated by Old Street Roundabout and its central structure. ■■ The Lexington Building on City Road; ■■ Views south across Finsbury Square from the ■■ Braithwaite House on Bunhill Row; corner of City Road the City is visible, 30 St. ■■ Ropemaker Place. Marys Axe and Tower 42 rise behind City Gate House, likewise in views east tall buildings 3.5.5 There are also some more local landmarks, not for at Aldgate East are visible in views along their sheer height but for how they form part of and Christopher Street. terminate local views. These include; ■■ Views west across the square are principally of 3 ■■ Lowndes House; & 10 Finsbury Square and 1-2 Finsbury Square ■■ Triton Court; with Ropemaker Place rising up behind them signifying the close proximity of the City. ■■ Finsbury Barracks; and

■■ Old Street Roundabout.

3.5.6 There are no statutory listed building next to the site, there are a number of locally listed buildings around Finsbury Square, which are buildings considered to positively contribute to the character and appearance of the Conservation Area.

3.5.7 There are a number of important townscape features around the site, including landmarks and local views.

■■ The approach north along City Road experiences a dynamic view unfolding to reveal firstly the open space of Finsbury Square, surrounded by large-scale City buildings and most significantly the local landmark feature of Triton Court. Immediately after this the prominent corner building of Lowndes House appears and the frontages of buildings on the west of the road become narrower with active uses at ground level. From outside Lowndes House glimpse views are possible north along Tabernacle Street.

Figure 3.27: Views, Landmarks and other Townscape Features

3 & 10 Finsbury Square Planning, Design & Access Statement ©TIBBALDS OCTOBER 2010 26 Character areas ■■ Tabernacle Street character area: Tabernacle Street has a finer urban grain than City Road, 3.5.8 Within the Conservation Area there are a number of plots are narrower and there is more continuity overlapping character areas: in the styles of architecture with numerous ■■ The City Road character area: City Road is Victorian warehouse buildings. a main artery out of the City of London into ■■ Northern enclave and Old Street roundabout Islington, its linear form is punctuated by Old character area: This section of the Conservation Street Roundabout. Along this section of City Area to the west of City Road was added as Road there are dynamic and unfolding views and part of an extension in 2002. Whilst there are a constant stream of activity and energy with a number of Victorian warehouse buildings on active ground floor uses, bus stops and open Mallow Street, the commonalities with the rest of spaces of Finsbury Square and Bunhill Fields. the Conservation Area end there. This part of the The City Road character area overlaps with all of Conservation Area experiences glimpse views the other character areas as they intersect with of Old Street Roundabout and taller mixed-use this principal route through the area. buildings that front it. ■■ Finsbury Square character area: The square is formal in plan, but dynamic in elevation with a varied roof line in terms of height and character. The character of the square is overtly commercial with large scale city buildings enclosing the space. There is however a sense of an unfulfilled potential as an extension of the City, the former success of the Square is fading and the central space appears cluttered and poorly maintained.

■■ HAC Grounds character area: The HAC is clearly a private space with glimpse views in from City Road and Bunhill Row, and a formal vista from Ropemaker Place showcasing Armoury House. The buildings around the perimeter enclose the space and there is an obvious contrast between their public facades and those which overlook onto the space, with many of the commercial buildings along City Road ‘turning their back’ on the grounds.

■■ Bunhill Fields character area: Bunhill Fields, although a planned graveyard is essential less formal than the green spaces of Finsbury Square and the HAC. The tree coverage is dense and it is a shady tranquil space with limited views out to the city beyond.

Figure 3.28: Character areas ©TIBBALDS OCTOBER 2010 Planning, Design and Access Statement 3 & 10 Finsbury Square 27 3.6 Assessing heritage values and ■■ Communal value: This derives from the Armoury House significance of heritage assets meanings of a place or building for the people who relate to it, and for whom it figures in their collective experience or memory. Such values 3.6.1 The historic and townscape appraisal information may be symbolic associated with particular set out in the preceding sections provides events or periods (eg wars, riots, festivals) the evidence base for assessing the heritage or social associated with community usage significance of the conservation area as a whole, and interaction (eg cultural activity, religious its southern portion focused on Finsbury Square congregation, entertainment, sport and and the Honourable Artillery Company ground, and recreation). the application site at 3 & 10 Finsbury Square. The heritage value of these can be described in terms of the four categories of values set out in PPS5 Planning for the Historic Environment: Planning Practice Guide, and in Conservation Principles – policies and guidance for the sustainable management of the historic environment. These may overlap and can be summarised as:

■■ Evidential value: This derives from the potential of a place or site to yield evidence about past human activity. Such evidence is primarily physical, providing a record through remaining historic buildings, structures and landscapes of the evolution of places. Its significance is Wesley’s Chapel John Wesley’s House proportionate to its potential to contribute to people’s understanding of the past, and diminishes in proportion to the extent of its removal or replacement.

■■ Historical value: This derives from the ways in which people, events and aspects of life can be connected historically through a place or site to the present. It tends to be illustrative or associative with historic events, past communities and the activities they pursued. Historical values tend to be diminished or harmed by the extent of adaptation that has obliterated them.

■■ Aesthetic value: This derives from the ways in which people draw sensory and intellectual stimulation from a place or site. It can be the result of the conscious design of a place or building, or from the fortuitously pleasing architectural and artistic juxtaposition that has arisen over time. Figure 3.29: Images of listed buildings within the Conservation Area

3 & 10 Finsbury Square Planning, Design & Access Statement ©TIBBALDS OCTOBER 2010 28 3.7 Assessment of the the Chapel Keeper’s House (1890s), The Manse 3.7.7 The evidential value of the Conservation Area as a change and infill redevelopment that detract from Conservation Area as a whole (1898), the gates to the chapel and Wesley’s house, whole is somewhat limited as the surviving historic the character and significance of the Conservation and memorials to John and Susannah Wesley, these fabric exemplified by listed buildings is sparse and Area. 3.7.1 The Bunhill Fields/Finsbury Square Conservation form the most significant, publicly visible, historic scattered. The three major open spaces are very 3.7.10 There are few clear or consistent aspects of Area is difficult to assess in terms of the above buildings group in the area. significant elements, chiefly because of their location communal value in the Conservation Area. The heritage values, because of its lack of coherence, and configuration rather than their own intrinsic 3.7.4 The oldest listed building in the Conservation Area, activities of the HAC continue from their historic distinctiveness and identity across the extent of quality. None of them are on the Register of Historic and the third Grade II * listed one, is Armoury House, premises and on the HAC Ground, but these its coverage. As described in paragraphs 3.3.12 Parks and Gardens, although the Bunhill Fields built in 1734 as the headquarters of the Honourable are private and generally secluded from public -3.3.13, the Conservation Area is irregular in shape Burial Ground provides the context and setting for Artillery Company and facing the HAC Grounds on scrutiny City Road and other adjoining streets. The with a boundary that is circuitous and ragged as it the Grade II listed tombs, boundary walls, gates their northern side. The building is screened from Wesleyan Chapel complex retains its substantial encloses certain groups of buildings, spaces and and railings within and around the space. The urban public view, however, by the Grade II listed Finsbury religious significance, as well as now being an sections of street while deliberately omitting others. morphology of the surviving street pattern is the Barracks built in 1857 between Armoury House important element of visitor and tourist attraction. Islington Council has not produced a Conservation other area-extensive feature of significant evidential and City Road. A third group of listed buildings Bunhill Fields’ communal significance has become Area Assessment and there is no Conservation value. associated with the HAC, is the terrace of cottages associated with its function as an attractive and Statement, so there is no systematic appraisal of the built for the HAC in 1830-31 in Bunhill Row and 3.7.8 Historic value is connected with the evidential value tranquil, landscaped enclave within the built-up city historic and architectural significance and special adjacent to the HAC Ground. described above and little remains to connect where people, notably workers in the area, can relax interest of the Conservation Area and it constituent historic events and people to the surviving buildings for a while, whether walking through the space or parts. 3.7.5 There are two other Grade II listed buildings in the and spaces. The most significant is the Wesleyan sitting and eating their lunch. Finsbury Square has area. Lowndes House, at the confluence of City 3.7.2 Islington Council’s UDP Supplement “Conservation chapel complex on City Road together with the had most of its communal significance as a place Road, Tabernacle Street and Worship Street, is an Area Design Guidelines” Section 22 identifies Bunhill Fields Burial Ground on the opposite side of recreation and gathering diminished by the poor early 20th century office building that acts as an three sub areas (Finsbury Square, City Road and of City Road, which are directly connected to the and incoherent quality of the elements within it. important landmark on the north-south arterial route Tabernacle Street, Epworth Street and other side life of John Wesley and the Methodist movement. More recent communal value of the Conservation from Moorgate to the Old Street roundabout. The streets). The townscape and spatial analysis in The other significant elements of historical value Area derives from its perceptions as a north-south other is at the northern end of the area, in Leonard Section 3.5 above indicates a substantially greater are the listed buildings around the HAC Ground transitional area and route between the heart of Street where the Shoreditch County Court building degree of differentiation and variety in the area. and the Ground itself with their direct and unbroken the City and Shoreditch, its now predominantly of 1881 is flanked by other Victorian buildings that There are at least five different character area within connection to the history and evolution of the commercial character, and its southern portion are locally listed by Islington Council. the Conservation Area, as the open spaces of the Honourable Artillery Company and the use of the acting as an extension of the City of London, with HAC Grounds and the Bunhill Fields Burial Ground 3.7.6 Locally listed buildings in the area are also generally open space for archery before then. high-rise office developments to the east, south and are distinctive features of considerable historic and scattered. There are three clusters of them, south west of the Conservation Area providing an 3.7.9 The aesthetic value of the Conservation Area townscape significance. These various character however, which provide some degree of coherence, important aspect of its context. is patchy and fragmented, following closely the areas are all quite different from one another, and albeit very localised. The first is in Leonard Street distribution of historic and townscape assets most contain a varied mix of buildings and features described above. The second is around the corner that define its evidential and historic value. The of different ages and styles. in Tabernacle Street, where there are subsequently Wesleyan Complex and Bunhill Fields, together with adapted late Victorian warehouse style building. 3.7.3 There is also a relative paucity of buildings of the Armoury House and Finsbury Barracks, form The third is along City Road, where some narrow- significant historic and architectural merit worthy a concentration of historic buildings and spaces fronted mixed use commercial buildings from of statutory designation. These are scattered of very high aesthetic value to either side of the Victorian/Edwardian times are interspersed by more predominantly around the central portion of the central part of City Road. Elsewhere the aesthetic recent developments of less historic interest and area, north of Worship Street and the HAC Grounds. value is provided by the juxtaposition of the urban quality. The few remaining locally listed buildings are The Wesley Chapel and John Wesley’s House morphology of streets and spaces and the buildings dispersed around the area. (1777 – 1779) off City Road are Grade I listed, and of various ages and styles that line them. As Wesley’s tomb in the burial ground of the chapel is described in Sections 3.5 and 3.6, this of variable Grade II* listed. Together with the Victorian Grade quality with little of particularly high aesthetic II listed chapel annexe (the Benson Building, 1880), significance and numerous examples of post-war

©TIBBALDS OCTOBER 2010 Planning, Design and Access Statement 3 & 10 Finsbury Square 29 3.8 Assessment of Finsbury landmark features such as the tower and cupola on 3.4, little progress has been made in implementing 3.8.7 Its aesthetic value is strictly limited to defining the Square and the application site Triton Court, which add to aesthetic value, and by proposals for the Square’s redevelopment and edge of Finsbury Square to the east and the HAC to unsightly plant and plant enclosures which detract environmental enhancement. Compared with other the west. On the Finsbury Square side its building 3.8.1 There is little of evidential or historic value remaining from the aesthetic value of the Square. London Squares of a similar size, and covered line does not correspond to the historic building in Finsbury Square. Only the size and configuration also by the London Squares Preservation Act (eg line of the original 18th century Square and it does 3.8.3 The quality of architectural composition, detailing of the original Square as designed and built by Bedford Square, Gordon Square, Bloomsbury not quite relate to the building lines of its immediate and use of materials in the buildings around the George Dance and James Peacock in the late 18th Square, Tavistock Square), Finsbury Square is of neighbours. It is also separated from the public Square is also very varied. In addition to the locally century remains. The original circular layout of the very low aesthetic value (and evidential and historic realm by a lightwell running along its frontage. Its listed buildings, notably Triton Court and City Gate central garden area has disappeared. All of the value). height is appropriate but its roofline is marred by House, the most recent buildings developed or original residential terraces have gone, replaced the plant and plant enclosures visible on top of its refurbished all make a positive contribution to 3.8.5 Finsbury Square has very limited communal value. It by successive waves of commercial development. top, 9th floor. Its uninspiring bland facade is of no the Square, yet all are different from one another. is not associated with any particular social, cultural, Only Triton Court and City Gate House remain as aesthetic value as a local landmark or even a typical These are the award-winning 33 Finsbury Square spiritual or political events or movements that are reminders of the extravagant commercial buildings example of 1950’s speculative office architecture. (2002) by Eric Parry, 50 Finsbury Square (2002 by memorable to people. Its principal communal that were built around the Square in the 1920’s and Its rear elevation in red brick has the dubious merit Foster and Partners, 1-2 Finsbury Square (2004) value derives from its perception as an open space 1930’s. These, however, are of limited historic and of being in a similar material to the listed buildings by Horden Cherry Lee and 38 Finsbury Square, a interlude on the north-south route from the City to architectural value and do not merit statutory listed that are alongside the HAC Ground, but the overall high quality refurbishment in 2007. The treatment Shoreditch, as a place for nearby office workers to building designation, although they are locally listed effect over its 9 storeys is somewhat oppressive and of all these is varied and is described and illustrated relax in the open at lunchtime, and as a City fringe and make a positive contribution to the character obtrusive. in Section 3.4. They have all replaced or improved car park. It has recently been caught in a perception and appearance of Conservation Area. earlier 1920’s or later office buildings that were struggle between it becoming a part of the City 3.8.8 It does not have any communal value either. While 3.8.2 The aesthetic value of Finsbury Square is patchy a feature of the Square when the Conservation proper, as exemplified by the development of overall our assessment is that it has a neutral and limited. It is largely derived from its urban Area was first designated in 1987, and even when prestigious new office buildings between 2002 and effect on the character and appearance of the morphology as a clearly defined and visually the Conservation Area Guidelines were drawn up 2007, and it remaining marginalised as a second Conservation Area, it was certainly perceived as significant urban square hanging off Finsbury for adoption in January 2002. At least one of the rate City-fringe location for back offices, as some being of no historic or architectural value to Islington Pavement and City Road, on the north-south buildings replaced was locally listed and presumably of its more prestigious financial services tenants officers when they first drew up the Conservation route from the City of London to Old Street and the others displayed some of the characteristics and vacate outdated buildings and move into new stock Area boundary in the late 1980’s, as the excluded it Shoreditch. As such it is flanked by a variety of features set out as requirements in the Guidelines. within the City or Canary Wharf. in the initial draft. wide-fronted office buildings of eight to nine storeys These new buildings, with their varied rooflines, 3.8.6 The application site, 3 & 10 Finsbury Square, is in height above pavement level, with a basement facade treatments, fenestration patterns and a substantial but nondescript 1950’s speculative storey below. As the elevational drawing of the significant glass to solid ratios, have all added to office building of no evidential or historic interest. It Finsbury Square frontage buildings shows there the aesthetic value of Finsbury Square. They have is not statutorily listed or on Islington’s local list and is a very significant range of storey heights rising also demonstrated that Finsbury Square is robust has no fabric of evidential value. While it occupies vertically from pavement level to parapet level, enough to accommodate modernity and change a unique site on the interface between Finsbury and a significant variety in the treatment of upper on a significant scale without detriment to the Square and the HAC Ground, it acts as a complete floors, with one and two storey setbacks, setbacks Conservation Area, or that part of it within which it physical, visual and psychological barrier between set behind frames in the same plane as the main lies. these two important and historically contiguous elevation, and setbacks in the form of a double 3.8.4 The aesthetic value of the gardens at the centre open spaces. There is no vestige left of the western height mansard roof. There is also significant variety of the Square is unfortunately low. The Square’s range of the late 18th century Finsbury Square in the composition and attention given to entrances, character and appearance has been spoilt by the development that for the first time separated these ground floors, and the pediment bases within entrances to the underground carpark beneath it, spaces. The 1950’s office building is not the work of which these sit. The varied skyline of the principal and the clutter of structures, plant elements and any known architect, and is not associated with any building forms is punctuated in places by significant air extracts, and signs and street furniture items person or event of historic significance. that is scattered over it. As summarised in Section

3 & 10 Finsbury Square Planning, Design & Access Statement ©TIBBALDS OCTOBER 2010 30 3.9 Design opportunities for a 3.9.4 There are opportunities to reinforce the frontage sensitivities of potential viewing locations from have been refreshed in 2002, this has been in replacement building and historic building line along this section of the Finsbury Square on one side and the HAC terms of encompassing them within the 2002 north-south route from Moorgate to Old Street Ground on the other, the opportunity exists to UDP policy umbrella. The guidelines themselves 3.9.1 The policy presumptions in favour of a high quality and to connect a replacement building better to put plant beneath the building at sub-basement have not changed since they were first adopted design for the replacement building that would the adjoining public realm of Finsbury Square. A level, and having an upper section that makes in 1996. Even at that time they did not emanate enhance Finsbury Square and preserve or enhance new building could try to reconcile the existing a positive contribution to the skyline and adds from any systematic appraisal of the Conservation the character or appearance the Conservation Area, discontinuities of the current building’s frontage to those positive upper elements of some of the Area. They may well have served their purpose in and reflect the next stage of the transformation building lines with those of its neighbouring other buildings around the Square that contribute preventing inappropriate development that might of the area to form an integral part of the City at buildings, at both ground level and on the upper positively in a variety of ways. have detracted from the character or appearance the heart of London as a World City, are set out in storeys. There is also the opportunity to remove of the Conservation Area in the second half of 3.9.7 The existing character and the appearance of Section 3.2 (particularly PPS1, By Design, PPS5, the the barrier effect of the existing basement lightwell the 1990s. However, the fact remains that much Finsbury Square and the wider Conservation London Plan 2008 and the Islington UDP 2002. alongside the building frontage and to bring the of the assumed coherence and uniformity of Area have been considerably enhanced by the back edge of the pavement cleanly up to the facade parapet heights, set back treatments, fenestration 3.9.2 The issue arising from all the above townscape replacement buildings of the last decade. These of the replacement building. patterns, solid to void ratios, ground floor and and heritage appraisal is not whether but how have added a diversity and richness to the entrance treatments, and building materials with a replacement building on the application site 3.9.5 The replacement building needs to respond commercial townscape and architecture around the a predominance of Portland Stone, has now been could significantly enhance both the character positively to the prevailing heights of buildings Square, which complements rather than diminishes replaced by a much richer and varied design and appearance of the Conservation Area. Are currently around the Square, while having regard to the historic and architectural value of the remaining response in the buildings of the last decade. there any specific opportunities in townscape and the immediate and wider context. A replacement elements of 1920’s and 1930’s office development. heritage terms to reintroduce, reinterpret, reinforce building of the same AOD height as the existing The opportunity exists to continue this recent 3.9.9 The new high quality buildings constructed since or enhance some of the heritage values, set out office block would be safely appropriate, but the legacy of adding further variety and quality with 2001 have interpreted some of the guidelines very in Section 3.6, that are so noticeably missing in appraisal suggests that the western part of the thoughtful facade treatment, fenestration and use creatively, while wholly not conforming to others, the existing building and so weak in the wider Square, in the overlap between the linear Moorgate- of materials. On the Finsbury Square frontage the and they are atypical rather than typical of the Conservation Area? The appraisal undertaken Finsbury Pavement-City Road character area opportunity exists to try to capture some of the building typologies that existed before them and suggests that there are, as set out below. and the Finsbury Square character area, could dynamic quality of the north-south arterial route, that the guidelines were attempting to encourage. benefit from some greater prominence than exists while contributing to an appropriate landmark Their development has involved the replacement 3.9.3 Although the existing building has no evidential or at present. An element of increased height would presence at an important juncture along the route of a very substantial proportion of the frontages historic value in its own right, and heritage fabric be one way in which the landmark quality at this and within the Square itself. The western side if the onto the Square to the benefit rather than detriment cannot realistically be re-introduced on the site, important location could be expressed, as long as replacement building may functionally represent of the Conservation Area. Yet they have not there is an opportunity to reinforce and re-interpret it did not detract from the landmark qualities of the the rear of building, but it will address and overlook been revised in the light of those changes or of the unique location of the site within the urban adjacent Triton Court or of Lowndes House in views the HAC Ground. It will need to do so positively any Conservation Area appraisal. It is generally morphology of the area. As the site physically from the south. This would also reflect the wider and the opportunity exists to lighten and enliven the acknowledged that any design guidelines should separates the two adjoining historic spaces of City context of Finsbury Square, with the strong somewhat drab and austere facade that the brick- be used sensitively to avoid stifling imaginative and Finsbury Square and the HAC Ground, there is visual presence of nearby tall buildings in views to built rear of the existing building presents to the high quality design that does not conform, yet is an opportunity to provide some element of visual the east, south and south-west forming part of the HAC Ground. appropriate, exciting and enhances its Conservation connectivity between the two areas, something that context of the Conservation Area. Area setting. Ultimately the acid test should be not has been absent since the late 1700s. 3.9.8 Strict adherence to the Islington Conservation Area strict adherence to outdated design guidelines, but 3.9.6 In achieving an appropriate height and sense Guidelines, 1996, Revised 2002 would prevent whether they comply with the relevant national and of presence, the replacement building could many of the above opportunities being incorporated development plan policies for land-use, design and avoid having unsightly plant and plant enclosure in a new design for the replacement building on conservation of heritage assets outlined in Section structures visible on its roof. Given the linear, the application site. While the design guidelines 3.2. The townscape and heritage appraisal of the relatively narrow, nature of the site, and the

©TIBBALDS OCTOBER 2010 Planning, Design and Access Statement 3 & 10 Finsbury Square 31 site in its Conservation Area context undertaken and described above clearly suggests that a replacement building for 3-10 Finsbury Square could make a major positive contribution to both preserving and enhancing the character and appearance of the Bunhill Fields/Finsbury Square Conservation Area and comply with all substantive design and conservation policies, without strict adherence to Islington’s Conservation Area Design Guidelines of 2002. Indeed strict adherence to them would mean that many of the design opportunities described above could not be achieved.

3.9.10 Having established an appropriate context within which to consider a proposed replacement building at 3 & 10 Finsbury Square the next section goes on to consider the development response to the site and the factors that influenced and shaped the final design.

Figure 3.30: View East across Finsbury Square

3 & 10 Finsbury Square Planning, Design & Access Statement ©TIBBALDS OCTOBER 2010 32 4 Analysis, concept & design evolution

Planning, Design and Access Statement 3 & 10 Finsbury Square 33 4.1 The original design brief in order to create the conditions whereby a major 4.1.9 Having explained the context of the project we go headquarter tenant might be attracted to what onto explain the key factors that influenced the 4.1.1 Finsbury Square occupies an important position is effectively an edge of city location Pembroke siting, massing and form and detailed design of the between the City Core and Islington’s City Fringe Real Estate acknowledge that in order to realise its proposals that comprised the previous submission (figure 4.1). It provides a significant punctuation ambitions it would need to deliver a very special and the evolution of the revised proposals that point in the sequence of spaces and places building - a building which maximises the potential comprise this new planning submission. that exist between Moorgate and Old Street of its unique location; a building which is flexible roundabout. The Square is enclosed by a variety enough to accommodate the working practices of grand City buildings, which date from the late of a range of City tenants; a building of the highest 1920s to the present day. These buildings provide architectural quality and a building that is the accommodation for a number of significant City forefront of the sustainability agenda. occupiers including Bloomberg and Invesco, which 4.1.6 Pembroke Real Estate selected a design team who together help to sustain the City core function of this they felt had the depth of experience and creativity part of the Central Activities Zone. to deliver on the brief requirements. A limited design 4.1.2 Given its proximity to the City and its character the competition was run and Sheppard Robson were Square should be well placed to accommodate appointed. future predicted office growth and help contribute 4.1.7 This appointment was followed by an 18 month to sustaining London’s position as a global business design exercise which sought to develop a proposal centre. for the site that was contextually appropriate; was 4.1.3 There are, however a number of emerging commercially viable and which had the potential to: factors, which have the potential to undermine ■■ Significantly enhance the character and the competitiveness of the location. Such factors appearance of the Bunhill Fields & Finsbury include the rising number of vacancies in the Square Square Conservation Area and the local and the potential for such vacancies to increase as streetscape and townscape; existing occupiers confirm their wish to relocate; the quality of the environment and the lack of ■■ Realise the potential of the site in terms of its investment in the public realm of the Square; the position situated between two historic green uncertainty that exists in relation to the regeneration spaces. proposals for the Square and the lack of site specific ■■ Deliver a building of the highest design quality. opportunities to deliver the next generation of new commercial buildings. ■■ Deliver a building that is at the forefront of the environmental agenda in terms of its design, 4.1.4 Pembroke Real Estate through their investment construction and future operation. plans hope to address some of these concerns and uncertainties and as a result maintain confidence ■■ Provide modern, flexible and efficient office in the Square and help to secure its long-term accommodation of the highest quality that is commercial future. capable of meeting the requirements of major City and global occupiers. 4.1.5 Pembroke Real Estate’s ambition for 3 & 10 Finsbury Square is to deliver a replacement commercial 4.1.8 As part of this design process the London Borough building that is capable of attracting a range of of Islington, English Heritage, the GLA, CABE and headquarter commercial office functions. The site’s adjacent landowners were consulted. location situated between two historic greenspaces represents a fairly unique situation in the City and Figure 4.1: Finsbury Square’s strategic location in Central London

3 & 10 Finsbury Square Planning, Design & Access Statement ©TIBBALDS OCTOBER 2010 34 ❚ A Existing Building ❚ -- Exiting building is G+8+Plant -- Narrow floor plates -- Low floor to floor heights -- Inefficient plan

4.2 The evolution of the design 4.2.2 In the context of the client objectives for the site Modern Requirements response and the above issues and influences figure 4.2 ❚❚B Increased floor to floor provides an explanation of the key principles or ‘key -- heights 4.2.1 In the context of the Client Brief there are a number moves’ that have shaped the design response. The of site conditions and considerations that have evolution of these key principles are described in -- Larger, more efficient impacted upon the evolution of the revised design detail on the following pages. floor plates solution. These factors include: -- Efficient flexible floor Move 1: The need to provide a replacement plates ■■ The role and character of Finsbury Square, building that meets contemporary office ❚❚C situated on the edge of the City core. standards. ■■ The relevant character and appearance of Lifting the Ground Floor ■■ Figure 4.2A provides a simple diagrammatic Bunhill Fields/ Finsbury Square Conservation section of the existing building sitting within -- Introduce double height Area. its site. It comprises a lower ground floor, nine setback to street level ■■ The requirements of the members of the commercial storeys above ground and a roof-top Honourable Artillery Company, whose grounds plant zone. The existing building does not utilise lie adjacent to the site. all of the existing site and as already mentioned the floor plates are extremely narrow and ■■ The scale and configuration of the existing site. inefficient, when compared to modern standards ❚❚D ■■ The orientation of the site and its immediate and the existing floor to ceiling heights are also Liberating the Top environmental context i.e. busy trafficked street below what is expected of a contemporary Make better use of upper to the east and playing fields to the west. Grade A office building. -- levels by relocating plant ■■ The site’s position between two historic green ■■ Given this situation the key starting point for the into second basement spaces. scheme was that the replacement building must level and creating an deliver commercial floorspace that is capable office suite and terrace ■■ The siting, character and form of the existing of meeting modern office space standards i.e. at upper level buildings situated immediately to the north and the provision of larger scale, highly efficient and -- Optimise views out south of the site. flexible floorplates and the provision of higher ■■ The site’s position, occupying almost the entire floor to ceiling heights (figure 4.2B). ❚❚E western side of Finsbury Square and its location Response to the Context ■■ Regardless of the building’s surroundings, this adjacent to a key north south pedestrian and key requirement informed the initial envelope -- Mediating between the vehicular movement corridor. and provided the starting point from which the neighbouring buildings ■■ The form and character of the other grand city building’s form and mass should be derived. buildings that surround the square.

■■ Other existing and approved developments in the vicinity of the site that are visible in the ❚❚F Response to reasons for backdrop of the square i.e. Ropemaker Place. refusal Removing top storey ■■ The concerns expressed by the GLA in relation -- and redesign of to the inclusion of a second floor roof pavilion. retained eighth storey ■■ The reasons for refusal set out in LBI decision -- Potential to introduce letter of 1st September 2010. mixed use at ground and lower ground floors Figure 4.2: Design Development Considerations

©TIBBALDS OCTOBER 2010 Planning, Design and Access Statement 3 & 10 Finsbury Square 35 Move 2: The re-establishment of a visual link and connection between the two historic green spaces, by:

■■ Raising the proposed ground floor area and creating a transparent double height space (Figure 4.4).

■■ Introducing setbacks at street level and a lightwell to the lower ground floor.

■■ Replacement of the lightwell by an uninterrupted floor surface which provides continuity between inside and outside allowing a smooth transition from the existing pavement into the building at ground floor (Figure 4.4).

■■ Introducing a curve into the ground floor façade in order to accentuate and reinforce the proposed entrance to the building and to establish a positive and responsive dialogue between the two green spaces (Figure 4.4).

Figure 4.3: Historic, current and proposed - Re-establish the linkage between the two spaces

Figure 4.4: Lifting the building, introducing a lightwell and reinforcing the building’s entrance

3 & 10 Finsbury Square Planning, Design & Access Statement ©TIBBALDS OCTOBER 2010 36 Move 3: The establishment of an appropriate and dynamic relationship with the adjacent buildings to the north (No 12 Finsbury Square) and south (No 1 Finsbury Square), by:

■■ Reinforcing the principal horizontal lines such as cornices, set backs and horizontal lines projected across the site from adjacent buildings (figure 4.5).

■■ Establishing an appropriate and cohesive relationship between the stepping building and A B cornice lines of the adjacent buildings and the Extrusion Lifting the Ground Floor associated shifting building lines of the two existing buildings (figure 4.6 and 4.7C).

■■ Smoothing the transitions across the proposed facade (figure 4.6 and 4.7D).

■■ Responding to the flow of the urban wall and emphasising the entrance (figure 4.7E).

■■ Responding to the articulation of the neighbouring building and creating a balanced facade composition (figure 4.7F).

Figure 4.5: Design Response: Responding to the principal building lines and shifting building lines

C D Respond to the building lines Soften the connection

E F Emphasise the entrance Balance the facade Figure 4.6: Design Response: Responding to the shifting building lines and smoothing the transitions Figure 4.7: Design Response: A dynamic relationship with adjacent buildings and a balanced facade

©TIBBALDS OCTOBER 2010 Planning, Design and Access Statement 3 & 10 Finsbury Square 37 Move 4: The provision of a visual language that acknowledges and responds to the form and character of existing buildings in the Square, by:

■■ Setting back the upper floor of the building (figure 4.10)

■■ Reinforcing the tri-partite convention displayed by the majority of the buildings surrounding the Square.

■■ Combining vertical and horizontal elements to create a balanced façade, whilst securing the sustainability credentials of the facade (figure 4.8).

■■ Using a limited palette of materials, comprising reconstituted stone (the horizontal ‘ribbons’); metal panels (the vertical elements) and clear glass (figure 4.8).

Figure 4.8: The options considered for the arrangement of vertical elements in the facade

3 & 10 Finsbury Square Planning, Design & Access Statement ©TIBBALDS OCTOBER 2010 38 Move 5: Providing an appropriate response to the prevailing environmental conditions and optimising energy usage and reclamation, by:

■■ Lean measures -- Optimising the façade -- Introducing mixed mode operation -- Improving fabric U values -- Reducing building air leakage

■■ Clean measures -- Using very low energy lighting -- Using daylight controls -- Use of variable volume system -- Use of energy recovery -- Use of simultaneous air and water free cooling; -- Potential connection to Citigen CCHP

■■ Green measures -- GSHP -- Introducing rainwater harvesting; -- Introducing grey water recycling; -- Introducing green and landscaped roofs; -- Enhancing existing ecology:

Figure 4.9: Responding to the local environment

©TIBBALDS OCTOBER 2010 Planning, Design and Access Statement 3 & 10 Finsbury Square 39 Move 4: Liberation of the top of the building Principles of the top floor design: and maximise the potential for views of the -- Positive contribution to the square providing attractive usable surrounding area, by: rooftop spaces -- Echoing the lifting of the ground floor, marking unique location ■■ Relocating the rooftop plant into an extra new between two green space level of basement. -- Positive benefit towards attracting new tenants to Finsbury Square ■■ Replacing the rooftop plant with a light-weight pavilion structure, which provides high quality The language of the top floors: -- Light weight pavilion like structure sitting on top of a ground useable commercial space. plus seven storeys high building. ■■ Providing access to a landscaped terrace. -- Access to landscape terraces providing high quality visual contact between building occupants and public.

Figure 4.10: Design Response: Relationship with neighbouring buildings

Figure 4.11: Precedent Examples: A lightweight rooftop