CTBUH Journal International Journal on Tall Buildings and Urban Habitat

Tall buildings: design, construction, and operation | 2013 Issue II

Europe Special Issue: 2013 London Conference

Case Study: The Leadenhall Building, London

Building Tall in a 2,000-Year-Old City

Oﬃ ce vs. Residential: Tower Economics

Engineering Tall in Historic Cities: The Shard

Limiting Tall Buildings to City Outskirts?

Talking Tall with Irvine Sellar and Kent Gardner

Tall Buildings in Numbers: Europe

Special Issue Sponsored by: Inside

News and Events Features 18 Viewpoints: The London Conference The Special Nature of the European Skyscraper scaled streets and lanes in the surrounding CityLife, Milan area. It is often the latter which house the European architecture is at a crossroads. Its commercial and environmental realities are driving buildings ever-higher, CityLife is the company engaged in the redevelopment of pubs, restaurants, and shops that play an the historic trade fair area of Milan. It is among the but not all are convinced. In this article – contributed by various speakers at the London Conference – we ask: What is essential part in the life of the business biggest regeneration projects currently underway in special about building tall in Europe? How can a diverse continent incorporate tall buildings into its heritage and community – as the centers of gossip. With Europe and one of the most relevant urban renewal projects in Milan. culture, while sustainably meeting financial imperatives at scale? What can Europe learn from its history, and from the sensitive planning and a lot of negotiation 02 This Issue 36 2013 London Conference with property developers and their architects, CityLife covers an area of more than 360,000 square experiences of building tall elsewhere? the fi rst few towers of our new cluster began meters and involves an articulated and balanced mix of public and private spaces, including residential to emerge. accommodation, ofÀ ce space, shops and services, a big Name that Tower today. The highest navigable point on the ownership. As the 21st century approached, it public park, and other public facilities. The area is in a River Thames for sea-going vessels coincided was obvious that the City of London, just one There was considerable suspicion in the strategic position within Milan, close to the city center CityLife, Milan – the three towers. © CityLife and easily accessible from airports and close to the Timothy Johnson, Speaker Program In addition to its role in with a hill which was large enough to provide square mile, was running out of space. If it was media over the impact of these new motorways. It is already served by an excellent existing buildings that enhance the whole city skyline. They form international a fl ood-free site for a trading settlement. The to continue to be the world’s leading fi nancial structures on the famous London skyline, public transport network, which will be enhanced by the an ofÀ ce district able to accommodate up to 10,000 commerce, the City is Romans came and went, and were followed and business center, it needed more offi ces. which had been dominated for centuries by new Metro Line 5 with a station in its central square. people. Three eco-sustainable buildings conÀ rm the “green” approach of the entire CityLife project: Torre the historic core of by the Saxons, Vikings, and Normans. Since The only way to provide them was to build tall. the dome of St. Paul’s. Our few earlier post-war The development is unique and innovative in many Isozaki (202 m) and Torre Hadid (170 m) obtained the London. There has medieval times many more of the world’s towers had not captured the public aspects. First, it is driven by a strong ecological logic, LEED Gold pre-certiÀ cation. Torre Libeskind (150 m) will CTBUH Chairman beginning from the decision to create an entirely follow the same certiÀ cation process. been trading in goods cultures have visited and settled here, So, how do you build a cluster of commercial imagination. Thus, when an unusually shaped pedestrian area with zero emissions and widely covered and services at this producing what is now the most skyscrapers in an historic city? The answer is, circular tower designed by Lord Foster was by public greenery. CityLife will be Milan’s biggest The CityLife Residences, designed by Zaha Hadid and Peter Rees, City Planning location since cosmopolitan metropolis on the planet, and, “carefully.” We have to respect important proposed by insurance company Swiss Re the Offi cer, City of London car-free area and one of the largest in Europe, thanks to Daniel Libeskind, are immersed in the park and beneÀ t pre-Roman times, at its center, a very crowded one at that. protected views of St. Paul’s Cathedral, the press reacted by giving it a derogatory the decision to move trafÀ c and car parks underground. from the wide range of CityLife services: shopping, With the addition of 168,000 square meters of green cultural and leisure facilities, restaurants and transport. more than 2,000 years ago. The economy of Tower of London, and other important historic nickname – the “Erotic Gherkin”. In spite of this, 50 Tall Buildings in Numbers areas, representing Milan’s third largest park, the district The apartments are of a very high standard of quality and that time was just as dependent on transport In 1986, the City’s fi nancial services were landmarks. We also check the impact of the public were captivated by this novel will feature extensive cycle paths. livability, with prestigious materials and À ttings, sizes that links and sustainable development as it is deregulated and opened to international proposed new developments upon the smaller structure emerging on the skyline, quickly easily meet a wide range of living requirements, and At the heart of CityLife is the Business & Shopping extensive terraces, affording with spectacular views of the adopted it as a new icon of London and District, which encompasses the three ofÀ ce towers and a Alps and the city. shortened its nickname to the “Gherkin” as a wide shopping area. The Business District is made up of 04 CTBUH Latest The Past, Present, and Future Heron Tower, London – the City’s Tallest Building sign of aff ection. three towers designed by Arata Isozaki, Zaha Hadid, and Patrizia Repossi, CityLife Development Daniel Libeskind respectively: three outstandingly iconic Heron Tower is the City of London’s newest completed brief was to create a special building that gave a sense of skyscraper. The developer, Heron International, aimed to understated quality, but that also responded to tenants’ After this, there was a general curiosity about create an iconic landmark building at the heart of business requirements by being efÀ cient, sustainable, and the location, design, and nickname of the London’s À nancial district, offering exceptional quality in easy to work in. The developer was also keen to offer terms of sustainability, service, design, and À nish. The advantages to the public, by improving the areas around the next towers to be planned. Thus Lord Rogers’ Antony Wood, of the European Skyscraper building and including bars and restaurants for everyone to building in Leadenhall Street became the enjoy. “Cheese-grater” – inspired by the kitchen

The building’s design is based on a series of “villages” – ten equipment of his restaurateur wife, Ruth. groups of three stories and one group of six stories – each Rafael Viñoly’s tower in Fenchurch Street arranged around a central atrium. This affords programmatic acquired the nickname “Walkie Talkie” on Á exibility and allows enhanced levels of natural light, CTBUH Executive Director account of its resemblance to a mobile creating an optimum working environment. The offset core on the south side prevents the ofÀ ce Á oors from getting hot communications device. Subsequently, on a sunny day, and the south façade is covered with mid- and low-rise buildings have begun to Torre Isozaki – typical plan. © Arata Isozaki photovoltaic cells, which generate energy to reduce the building’s electricity consumption. acquire nicknames such as the “Can-of-Ham” by Foggo Associates, and the “Stealth- 56 Talking Tall : Stretching 230 meters into the city skyline, the 46-story bomber,” next to St. Paul’s, by Jean Nouvel. Heron Tower has the distinction of being the tallest building in the Square Mile, but it is unique in many other ways. The Do Tall Buildings Belong in has to be the ultimate ambition. Prizewinning triple-height lobby features Britain’s largest privately owned The City of London now features on the European Cities? designer Will Alsop, for example, is clearly a aquarium, which has been used to teach children from local Heron Tower – typical atrium plan. © Kohn Pedersen itinerary of architectural tourists keen to see great fan of towers. They “give a very schools and embodies feng shui principles, which is an Fox Associates the best examples of 21st-century commercial There is no denying metropolitan feeling, they give excitement,” he 05 Debating Tall: The Shard & The Gherkin important consideration for some international tenants. The building also includes high-speed, fully glazed, double-deck buildings. The world’s most acclaimed the glamour and says. For him, “London is an extraordinary city, a window enabling guests to look into the aquarium, lifts. while those at the top of the building enjoy some of architects now beg to design a City offi ce seductiveness of tall but if it is going to maintain itself as a world the best views across London. Such amenities Just as importantly, Heron Tower strives to provide a real building. Whereas 25 years ago offi ce buildings. For city, it’s got to move in that direction.” highlight that the Heron, and the City in general, have sense of community for people who work there. A concierge buildings were anonymous workplaces, the architects at the become much more than just a place to work. Limiting Tall Buildings to the Irvine Sellar & Kent Gardner service is on hand to cater to tenants’ every need, and bars latest examples are objects of public and pinnacle of their No less enthusiastic is Daniel Rochard, who and restaurants on the ground Á oor and at the top of the Steve Evans, building give those working at Heron Tower – as well as professional admiration. It gives me the profession, the chance argues “How dull cities would be if they had Development Director, Heron International greatest pleasure to see tourists frequenting Simon Thurley, Chief of producing that one fl at roofl ine with no landmarks, a kind of members of the public – somewhere to socialize with friends, Executive, English Heritage family, colleagues or clients. The bar on the ground Á oor has Outskirts of Historic Cities? Heron Tower, London. © Kohn Pedersen Fox them. world class skyscraper suburbia, suburbia, suburbia.” 18 | Viewpoints: The London Conference CTBUH Journal | 2013 Issue II CTBUH Journal | 2013 Issue II Viewpoints: The London Conference | 19 64 Design Research 06 Global News Climate, Culture, Context Recent highlights from the University of Nottingham CTBUH global news archive 30 History, Theory & Criticism Building Tall in a 2,000-Year-Old City Much attention has been paid to London’s current wave of tall building construction. But the city has been getting taller – and more interesting – for the last three centuries. Ruled by commercial necessity rather than planning fiat, London is an accepting patchwork of change. Today’s designs are part of that tradition.

Peter Murray In the 18th century, St. Paul’s Cathedral loomed To understand the mechanisms for the over London, wildly out of scale with its control of tall buildings in London the visitor Author context of low brick homes and riverside must understand the city’s history as well as Peter Murray, Chairman CTBUH warehouses, interspersed with the spires of the system of planning and development in Wordsearch 91 Goswell Road churches constructed after the Great Fire of the British capital. It is a system driven by London EC1V 7EX 1666. The height of the great baroque church pragmatism rather than a vision of what a city United Kingdom was accentuated by its location on Ludgate might be. It is a system that reﬂ ects London’s Case Study t: +44 20 7549 6600 Hill, the highest point of the city at the time mercantile origins more strongly than its role e: [email protected] Figure 3. Aviva Tower, London. © Herry Lawford Figure 4. Tower 42, London. © Steven Henry Figure 5. One Canada Square, London. © Pelli Clark Pelli www.wordsearch.co.uk and the site believed to have been selected as a center of government, and a system by the Romans for the Temple of Diana in the where many decisions are inﬂ uenced by

Peter Murray fi rst century AD. argument and debate, rather than fi xed rules. to 24 meters – the length of the Fire Brigade’s 1960s–1970s: Council Estates and In the City of London – the capital’s historic Peter trained as an architect but has spent his career The City of London Unitary Development Plan ladders. Although it was increased to 30 Corporate Blocks business core, also known as “The Square Mile” 66 CTBUH on the Road in the communication of architecture rather than in its construction. He was formerly editor of Building The juxtaposition of God and Mammon is (UDP) of 2002 defi nes “tall” as “a building that meters in that year, the London County – a handful of offi ce towers were constructed Design, the weekly newspaper for architects, and brilliantly captured by Canaletto in his signifi cantly exceeds the height of [its] Council, which administered the Acts, In the 1960s and 1970s some 2,000 tall during the 1960s. The Miesian 23-story subsequently editor of the Royal Institute of British Architects’ (RIBA) Journal. painting of 1750, the Thames from the terrace surroundings” – how open to interpretation is increasingly granted waivers permitting some buildings were built in the London area, the Commercial Union building (now Aviva) by of Somerset House, where Sir Christopher that? Visitors from Chicago, Dubai or Hong structures higher than this limit. The erection majority of them public housing projects Gollins, Melvin and Ward – a homage to 12 The Leadenhall Building, He founded Wordsearch in 1983 to focus on the design of communications collateral for architecture Wren’s great dome, a homage to Brunelleschi, Kong might question whether any buildings of a number of buildings that blocked views erected as replacements for homes destroyed United States ascendancy in modern offi ce CTBUH events around the and real estate. Peter was made an Honorary Fellow of the RIBA in 1999. He is a member of the Royal forms a backdrop to the busy wharves and in London are tall at all. For their reference, an of St. Paul’s caused a public furor at the time. by German bombing in World War II, and as a design – was the best (see Figure 3). This spate Academy Architecture Committee and Honorary wherries of the River Thames (see Figure 1). application for a building that is more than 30 As a result, in 1938 the Corporation of the City response to national Government policies of building ended with the construction of Secretary of the Architecture Club. He is Founder Chairman of the London Festival of Architecture and This created an image of London that haunts meters high is considered of Potential of London – the historical core and fi nancial which aimed to build up to half a million new the National Westminster Building (now London the New London Architecture Centre. Peter served on the planning system of the British capital to Strategic Importance (PSI) where the borough center of the capital – adopted controls homes a year. Industrialized building systems branded Tower 42) by Richard Seifert which the CTBUH Awards Committee in 2010 and 2011, and this day. It is an image that was seared into in which it is located is required to formally known as St. Paul’s Heights, which protected were encouraged and local authorities were rose to 183 meters (see Figure 4). Conceived world. spoke at the CTBUH Mumbai Conference in 2010. the British psyche on December 29, 1940, notify the Mayor. views of Wren’s dome from the river and given subsidies to build high. The higher they in the late 1960s but not opened until 1981, it when Hitler’s Luftwaff e destroyed large areas adjoining streets. These controls remain in went, the bigger the subsidy. The most was the tallest building in the capital until the of central London. Photographs of that night place to this day, and together with the economical height at the time was 22 stories. completion of the 235-meter One Canada Andy Young, Nigel Annereau, show St. Paul’s standing imperiously and The 1930s: The Length of a Ladder and London View Management Framework, are Thus, today views of London outside the Square at Canary Wharf a decade later (see unharmed above the billowing smoke of Beyond key to the control of tall buildings. central area are characterized by a generally Figure 5). 22,000 incendiary bombs (see Figure 2). low-rise city dotted with 22-story concrete Until 1930 the height of buildings was blocks, many of them of questionable Few other tall buildings were built in the Andy Butler & Brian Smith 66 Diary controlled by the Building Acts and restricted Post-WWII: A Certain Ratio architectural quality. 1970s and early 1980s, partly because of the The redevelopment of London in the postwar period was driven by County of London Plan 1951 which set fl oor-to-area ratios (FARs) with A London tall building is generally the aim of restraining the physical bulk of Upcoming tall building buildings and reducing congestion. In the City “considered to be “a building that is signifi cantly of London the ratios ranged from 2:1 to 5.5:1. While they limited the total fl oor space on a higher than its surroundings” – how open to site, they did not control the form of development, and so did not restrict the interpretation is that? Visitors from Chicago, events height of buildings. Dubai, or Hong Kong might question whether any buildings in London are tall at all. Figure 1. Canaletto’s painting of River Thames with St. Paul’s Cathedral in the back- Figure 2. St. Paul’s Cathedral after the German Blitz on December 29, 1940. © New ground. © Canaletto Times Paris Bureau Collection/USIA/NARA ”

30 | History, Theory & Criticism CTBUH Journal | 2013 Issue II CTBUH Journal | 2013 Issue II History, Theory & Criticism | 31 Papers 68 Reviews Review of new books in the 18 Viewpoints: The London CTBUH Library Conference 44 Structural Engineering Engineering Tall in Historic Cities: The Shard 69 Comments Can historic cities preserve their character and identity while embracing the modern tall building phenomenon? Two engineering-team leaders behind 30 Building Tall in a 2,000-Year- the Shard discuss the creative solutions needed to insert a massive project into the dense historic and infrastructural fabric of London.

Feedback on the past journals The Shard and The Place at London Bridge One of the key challenges of building tall in (see Figure 1), projects by developer Sellar historic cities is keeping streetscapes Old City Kamran Moazami Ron Slade Properties / Qatari Diar and architect Renzo permeable and delicate. Certainly, tall Piano, demonstrate the special challenges buildings require large cores and huge Authors faced by engineers and architects to preserve columns to take lateral and gravity forces, but Kamran Moazami, Director, Head of Building Structures and develop the character of historic cities, they must also respect people and public Ron Slade, Director while properly embracing the tall building spaces at street level. Historically architectural Figure 2. The Shard - winter garden. © Renzo Piano Building Workshop Figure 3. Existing and new piles at the Shard. © WSP WSP UK phenomenon. Both buildings work within the development has not paid suffi cient attention Peter Murray WSP House, 70 Chancery Lane London WC2A 1AF ancient street pattern of Southwark and to the interface of tall buildings and life at of the urban population in a fl exible and for tenants. These spaces are outside the under-reamed piles founded in the London 70 Meet the CTBUH United Kingdom demonstrate how modern development can ground level. Now it is generally accepted by responsible way. Consequently, the challenges double-glazed part of the façade, but within clay. They extended only a few meters below t: +44 20 7314 4654 add new life to an area without destroying the the best designers that the eff ect at street for the engineer are numerous. the outer single-glazed skin. Ventilation allows The Shard basement slab, and so could not be f: +44 20 7314 5111 local environment. Southwark, like other parts level is equally as important as the impact on fresh air into these spaces, and the steelwork reused to provide vertical support for the new e: [email protected]; [email protected] of London, suff ered heavy damage during the the skyline, and is critical to a project’s detailing is visually enhanced and left on view building. It was not economical to remove the www.wspgroup.co.uk Second World War, but retained its historic integration into the culture and lifeblood of a The Right Streetscape (see Figure 2). old piles, so the new piles were designed to Cathy Yang, Taipei Financial street layout. In fact, the shape of The Shard city. pass between the old ones and their under- Kamran Moazami site was created by bombing during the war. In the past, street design has not been a By breaking away from the standard, risk-averse reams (see Figure 3). With over 33 years of structural engineering experience, Kamran works between the United In recent decades, the planet has urbanized priority for all stakeholders – the net result is approach to design, and instead following a 38 Offi ce vs. Residential: The Kingdom and United States, ensuring that clients The site was redeveloped in 1975 by the on an unprecedented scale. We need to that tall buildings have been planted on sites rational and creative process, we can achieve Existing piles were not the only constraint to involved in property development derive the full benefi t of WSP’s internationally renowned, specialist construction of a rather insensitive, inward- create cities that can cope with these without due regard for their surroundings. By high-quality places that embrace modern tall be dealt with at the Shard. Other existing Center Corporation expertise in structural engineering. looking building, but now, with the help of demographic changes and accommodate the engaging in a diff erent approach, through an building design. This leads to large buildings infrastructure in the vicinity included London Kamran received his BSCE and MSCE from Columbia far-sighted designers, the new buildings are inevitable pressure on transport, energy, evolving and collaborative process with that sit comfortably alongside buildings from Underground’s Jubilee line tunnels, which were University and his professional engineering licences in New York. In 1989 he set up WSP Cantor Seinuk’s on the verge of changing the whole area into water, and living spaces. In an age when more professional designers and enlightened key diff erent ages. Instead of dominating historical about 5–10 meters from the northwestern Economics of Building Tall London offi ce and since then has been involved in an iconic part of London, adding to the rich than half the world’s population lives in cities, stakeholders, a robust and respectful result is cities, they will complement and contribute to corner of the Shard basement, a disused stair more than 20 million square feet of mostly specialist structures throughout the United Kingdom. He texture of the neighborhood, rather than there is more demand than ever for space. Tall achievable. Analyzing diff erent street the development of our cities in a way that shaft inside the site, a disused lift shaft 71 has also been involved in masterplanning and detracting from it. It was no accident that buildings off er the most effi cient use of land; typologies and public realm treatments and preserves and enhances urban character. In straddling the boundary, and a ventilation shaft development of such prestigious projects as Canary Wharf, Wood Wharf and Bishopsgate Good’s Yard. Renzo Piano acknowledged the history of building up, rather than out, must be part of assessing capacity for pedestrians, public well-considered schemes, all applicable to the west, in Joiner Street. The adjacent London and the local area in his planning the solution. It is part of the responsibility of transport, and traffi c now contributes to engineering disciplines will have studied traffi c streets also contained the usual sewers, James Barton & Steve Watts Ron Slade submission by referring to the infl uence of engineers to design the structure of tall balanced streetscapes, in terms of movement and pedestrian fl ows, wind comfort and the Victorian water mains, and other utilities. Ron received his BSc in Civil Engineering at City 17th-century church and cathedral spires. buildings so that they meet the various needs and the psychological perception of tall permeability of structures at ground level. CTBUH Organizational University, London and became a chartered member of the Institution of Structural Engineers in 1971, buildings. Creating good-sized fl oor plates in the tower when he was awarded the Institution’s A. E. Wynn Dealing with a Spider’s Web of Existing called for some clever structural solutions and prize. He was fi rst appointed as a director in 1982. The concept of the “vertical city” is gaining Underground Infrastructure meant building as close as possible to the Ron has special expertise in construction forms and methodologies and materials use. He has been acceptance, resulting in more mixed-use tall underground infrastructure. Limiting ground involved in a wide range of jobs in various sectors, buildings in recent years. The Shard recognized Unlike building on clean sites in suburban movement was critical to protect London Structure & Member Listings on both new-build and refurbishment projects. Over the past 13 years, Ron has specialized in high-rise that tall buildings need to deliver places that areas, building on historic inner city sites often Underground’s assets and to ensure no construction. His recent work includes concept people enjoy for living, leisure, and shopping, has inherited complexities that must be damage occurred to the water main. Therefore, design for several London projects, including both 44 Engineering Tall in Historic the Shard and the Place at London Bridge, and the as well as for working. The wider economic, considered. New development is constrained 3D fi nite element analysis was used to predict Milton Court development, which incorporates the social, and environmental benefi ts of tall by a spider’s web of ground-level and potential ground movement and convince the Guildhall School of Music and Drama. buildings set in a good public realm is beyond underground infrastructure, which presents statutory bodies that it was safe to work within Ron has published papers in The Structural Engineer, Civil Engineering and elsewhere and chairs WSP’s question. A well-positioned tall building has a enormous challenges to the designer. sensitive close-proximity zones. Technical Strategy Group for structural engineering regenerative eff ect on its surroundings. for the advancement of technical knowledge and Cities: The Shard design skills. The Shard foundations in London were aff ected Movement monitoring, vibration, groundwater In some instances, the streetscape can be by the piles left in the ground from Southwark mitigation and possible re-use of old piles were taken into the buildings. At the Shard, each Towers, a 26-story reinforced concrete building taken into account in the design of the Place as offi ce fl oor is provided with three winter constructed in the 1970s. This building had no well as the Shard. These factors aff ect many gardens in order to improve the environment signifi cant basement, and was supported on other developments in London and elsewhere. Kamran Moazami & Ron Slade Figure 1. The Shard & The Place at London Bridge. © Sailko

44 | Structural Engineering CTBUH Journal | 2013 Issue II CTBUH Journal | 2013 Issue II Structural Engineering | 45 52 The History of European Skyscrapers Nathaniel Hollister While the principles across high-rise ofﬁ ces and “residential are consistent, the two sectors can appear to be divided by a common language at times. Their values are driven in different ways and the resulting products are characterized by quite different building forms. ” James Barton & Steve Watts, page 38

CTBUH Journal | 2013 Issue II Inside | 3 Talking Tall: Irvine Sellar & Kent Gardner

The owners of two of London’s most significant skyscrapers, the Shard and the Gherkin, spoke with CTBUH about the challenges and rewards of building tall in a historic city. Irvine Sellar of Sellar Properties discusses the risks and rewards of taking on a challenging site with a “safe” investment – and going for gold. Kent Gardner of Evans Randall chats about the genesis of the Gherkin and future plans for the icon. Interviews by Kevin Brass

buy, and particularly in this case, as a result of Interviewees From “Dry and Safe” this government-wide paper encouraging Irvine Sellar, Founder high density. We worked up a scheme to Sellar Property Group to “Tall and Sharp”: increase the size of the building from 19,000 110 Park Street Mayfair The Story of the Shard square meters into something well over London W1K 6NX 127,000 square meters. Our original idea was United Kingdom to build a tower of 400 meters in height, t: +44 20 7493 5311 f: +44 20 7355 2235 With hindsight as an which got knocked back for diff erent reasons. www.sellarpropertygroup.com advantage, what But that was a catalyst. In anything we buy, were the key factors whether it’s investment, or a public-use Kent Gardner, Chief Executive in making the building for development, we look for the Evans Randall Queensberry House economics of the angles. 3 Old Burlington Street Shard and tall Mayfair London W1S 3AE buildings in London The second idea we had was to spread risk, United Kingdom Irvine Sellar work? [defi ned as] getting more than one use and t: +44 20 7072 2200 This all came about by getting as many uses as we can within a f: +44 20 7072 2249 e: [email protected] accidental opportunity. We bought a property project. So the idea of having a vertical city www.evansrandall.com for pure investment purposes to add to our much appealed to me at the time. portfolio in November 1998. The investment Irvine Sellar property we bought was the head offi ce of That’s how it started. So it comes back to the Irvine Sellar founded Sellar Property Group (SPG) in PricewaterhouseCoopers (Southwark Towers), commerciality of it and saying, “Why do we do 1991 and is one of UK’s foremost entrepreneurs active in the commercial property market. His instinctive, which was a 24-story building, just over it?” can-do attitude to life and business is refl ected in the 19,000 square meters (see Figure 1). Some SPG ethos. months after we bought it, the government How did you make it economically His business experience spans 40 years, and he has extensive contacts both in and outside the property said it would encourage high-density feasible? industry. For more than 30 years’ he has concentrated buildings, provided they were close to We fi nished up with a planning consent, his eff orts in the commercial property market, and in the past 10 years has built the group into an transport hubs. This building was set next to reduced the height and still got 30 acres of organization with an investment portfolio with a London Bridge Station. Because we’re property on a one-acre site. Now that’s a current value of approximately £600 million and a development portfolio of more than £3 billion. He is developers and a rounded property company, the mastermind behind the iconic mixed-use Shard we invest to hold, to trade, and to develop. So development, Europe’s tallest building, nearing completion at London Bridge. from that point, we switched our thinking of investment to thinking of development. Kent Gardner Kent is a partner and Chief Executive of Evans Randall. He joined the group in 2001 and brings con- Having said that, the Southwark Towers we siderable commercial, legal and taxation experience bought was a very safe investment, with 90 to the group. In addition to his role in the group’s management and strategic direction, Kent manages years left on the lease to PricewaterhouseCoo- the negotiation, structuring and execution of transac- pers. Very dry, but very safe. tions and the creation of strategic joint ventures with co-investors. Kent has led more than £6 billion of transactions for Anyway, we thought, “Now we’ve got the the group, ranging from complex, multi-jurisdictional opportunity [to turn] this investment property structured fi nancings, to private equity and property transactions including the acquisition, lease back into something much larger: a high-density and subsequent sale of ABN AMRO’s Headquarters in development.” London, and the joint venture with IVG Immobilien AG to acquire ‘the Gherkin’ at 30 St. Mary Axe. In a general sense, what form did that encouragement take? The fi rst thing we always think of is, “Will we increase the value?” as a result of anything we Figure 1. Southwark Towers, London. © Lars Plougmann

56 | Talking Tall: Irvine Sellar & Kent Gardner CTBUH Journal | 2013 Issue II 30-to-1 ratio. It would have been more if we’d The Shard, London have stuck to the original plan, but I don’t think we’d have ever got consent. We realized The Shard is currently the tallest building in very early on in the development process that the United Kingdom and in Europe. unless we engaged with a world-class Alongside its adjoining development, the architect, we’d have very little chance of Place, the Shard replaces a 24-story offi ce getting consent. So we employed Renzo tower from the 1970s and takes full Piano and worked up a scheme with him. advantage of the government’s Originally it was for 400 meters, but we knew encouragement of high-density we’d have to reduce it. development near transport hubs. The nearby London Bridge rail station was So to deal with the economics, if I can get 1.3 recently renovated, and is the fourth- million square feet (120,773 square meters) of busiest station in London, processing 54 gross space replacing a 19,800-square meter million passengers annually. In this location, building we bought, the economics are pretty the Shard is set to play a vital role in the The Shard, London. © Terri Meyer Boake obvious. rejuvenation of the South Bank of the Thames and reinforces the vital role of Project Details: Do you see a change in the willingness of London in the global economy Height to Arch. Top: 306 meters government bodies to give their consent Stories: 73 to tall buildings of this variety? Has there Total Area: 127,489 sqm been a change in attitude? Building Function: residential/hotel/offi ce No. I think there’s always been a resistance in Structural Material: Composite London. It’s one of the most historic cities on Completion: 2013 the planet, and there are many protected Global Ranking: #57 tallest in the world views: views of St. Paul’s, views of Westminster, Regional Ranking: #1 tallest in Europe (as of views of Tower Bridge. All across central April 30, 2013) London you’ve got to be careful. I mean there National Ranking: #1 tallest in the UK are some particular parts of London that are City Ranking: #1 tallest in London very strict about height, such as Mayfair, Developer: Sellar Property Group Kensington, etc. You’ve got all the issues of Design Architect: Renzo Piano rights of light and viewing corridors, etc., Associate Architect: Adamson Associates generally in conservation areas. So it is not an Structural Engineer: WSP Group easy situation. MEP: Arup Project Manager: Turner & Townsend Does London encourage tall buildings? Contractor: Mace I don’t think it does, but it doesn’t discourage. Cost Consultant: AECOM Davis Langdon It’s got to be a sort of special set of Wind Engineer: RWDI circumstances. And believe me, we had to The Shard’s spire. © Terri Meyer Boake work extremely hard and face a major public enquiry, probably the most important taking place in London, to get through and win that your response to those that feel in a them more attractive. Hence there’s been a lot particular planning battle. general way that tall buildings are not of new high-quality residential towers being good for London and don’t fi t its historic built in parts of London and they’ve been You certainly faced the critics head on skyline? extremely popular. about the role of tall buildings. My view is that populations around capitals of Well, English Heritage, St. Paul’s, Historic Royal the world generally do better in a confi ned Can you build tall in London without doing Palaces, and CABE (Commission for area than a spread area. Look at “the Los what you did, which of course is Architecture and the Built Environment) Angeles eff ect,” where it’s spread out and not integrating with a larger redevelopment opposed it. And we were called in for a public particularly attractive, nor particularly clean, project; a neighborhood? Does building enquiry, so that was the opposition. nor particularly green, because of the smog tall make economic sense as a stand-alone? eff ect. If you can build tall and avoid sprawl, I Land in London is expensive, particularly in So in a general sense, you answered the think it’s better for the population. People prime locations. So the greater the density critics about your own building, but what’s want to live in city centers because they fi nd you can get on it, the better, provided you’re

CTBUH Journal | 2013 Issue II Talking Tall: Irvine Sellar & Kent Gardner | 57 Figure 2. View of London from The Shard. © Terri Meyer Boake Figure 3. The Place and The Shard, London. © Sellar Properties developing to very high standards. That development. So, that will suppress a major views of the Shard. We’re very close to the means you respect energy, you respect the rush of high buildings in London. It’s diffi cult. river and you can’t build on water, so in a way, green factors, you respect design and quality. that protects the views of the Shard for quite a Right now, you can name them on one hand. large radius around London. When you’re at Given the factors that you’ve talked about, We’ve got funny names in London, it’s a very the top of the Shard, or even at Level 72, you in terms of the consent and planning, what strange thing. You’ve got the Walkie Talkie, can see views of 40 miles (see Figure 2). do you think we’re going to see going you’ve got the Cheese-grater, you have the Equally, from 40 miles away you can see the forward? Are we going to see more tall Heron Tower, you’ve got the Shard. I can’t Shard. It’s pretty unusual. It isn’t lost in a buildings in London? think of any others, commercial buildings, that cluster. I think over a period of time, we will. I don’t are actually springing up, and there are a lot think there’s going to be a rash of tall that have been held up because the Do you expect to see the continual fl ow of buildings. Particularly now it’s development developers haven’t been able to fund them, foreign capital that has been such a driver funding, and speculative development is or they haven’t been able to fund them for development in London, and why? increasingly diffi cult because there just isn’t because they haven’t been able to get the Yes, I do, because it’s considered to be one of the appetite nor the money chasing it. There’s pre-leasing or the right form of fi nance to the safest places on the planet. London has plenty of money chasing existing investment, make it viable. It’s not an easy task, and I don’t got what so many cities do not have, but there’s not a lot chasing speculative see it easing up for the next two or three including those in America. You’ve got a split years. center of government in Washington and a center of fi nance in New York. Here, they’re Given all that you went through, would both in London. you do a tall building of this scope again in …if I can get 1.3 London? In addition, we’ve got an international Yes, I would. Why? Because it’s profi table. language, we’ve got a legal system that “million square feet people trust, and quite frankly our education Despite all the hassle? is spread through almost every corner of the (120,773 square Yeah. Look, people said, “You’ve been on this world. The wealthy, whether they’re Chinese, for 12 or 13 years,” which I have. On the other Indian, Russian, or Middle Eastern, they’re meters) of gross space hand, this is a building which is going to last hugely attracted to our language and our two or three centuries. And you can spend 10, education system. What more can we ask? replacing a 12, or 15 years building up a business. We’re fortunate. We’re in the right spot. 19,800-square meter Generally, they’re evaporated or absorbed or gone over 50 years. Most businesses don’t last How do you respond to those who say that building we bought, that long. They’re absorbed into conglomer- maybe the market, particularly the offi ce ates or they just disappear. This one isn’t going market, may have peaked in London at this the economics are to disappear; it’ll be here for centuries. And I point? think we’re lucky that we’ve managed to Until the economies, particularly in Europe, pretty obvious. capture the public imagination, and build in improve, it will be a little fl at. In fact, it’s been ” an area that isn’t going to be aff ecting the one of the longest recessions that people can

58 | Talking Tall: Irvine Sellar & Kent Gardner CTBUH Journal | 2013 Issue II remember. But generally, we have a feeling offi ce development with a neck between the preparation. In terms of tall buildings or any now, that markets have hit new highs. I think two buildings. What are we doing? We’re major development, be prepared to talk to all that’s cause for a certain amount of optimism. employing 12,500 permanent staff . We’re the local stakeholders, all the local residents, Gradually, I think, we’re coming out of it. But attracting probably one million visitors to the and all the politicians. Carry out detailed I’m cautious. But, because of that, there’s very viewing galleries, and tens of thousands of presentations so you’ve got them on your little competition or high-quality new space. people to the restaurants and hotel we’ll have side. And if you have to make changes there. So that’s a huge benefi cial regeneration because there’s resistance, make them early Looking back at the development of the to the immediate area and beyond. on. Shard, what would you have done diff erently, if you could go back, either in I don’t think it’s a bad thing to regenerate a Take the public and stake holders with you. the development process or the design? part of London that a long time ago was very You’re going to face the planning process, and There are very few projects I have carried out, popular but had gone downhill at the time you’ll need to feel confi dent when you go in after which I have said during the postmor- we bought it. I think this is already creating a for planning hearings that you can say, “this is tem: “What would we have done diff erently?” huge uplift. It is already creating enormous welcomed by the local residents, the local In this particular case, it’s fairly early to judge. excitement, and generating a much greater businesses, and all the other stakeholders From a design point of view, other than income. within the area.” That’s what I would advise. getting away with it being a bit taller, there’s nothing I would have done diff erently. So is it fair to say the Shard has an “icon Do unique tall buildings detract from the bump?” Does it demand more because of historic feeling? It’s turned out to have captured the public’s the iconic status of the building? No, I think they complement it. There’s a imagination and the political imagination, Oh yes, defi nitely. I mean if you’re a potential certain compatibility. If you’re looking at some from small children to mature politicians. occupier it’ll be quite nice to say, “My offi ce is of the viewing points: Parliament Hill, Primrose We’ve had letters from almost every sector, in the Shard, London.” You don’t have to go Hill, St. Paul’s, and The Shard, and they look saying they think it’s a wonderful addition to any further than that, because it’s known pretty close together, I mean, it’s a great thing. the skyline. And I think, yeah, it’s got its critics, globally. Here you’re looking at a 21st century building but I think we’re 90% positive on it. And it’s which appears to be pretty close to a building one of those projects that turned out better What advice would you give to anyone that was built 350 years ago. I think that works, even than our highest expectations, and they who’s interested in building tall in a historic provided it’s not a tasteless modern new were very high. city at this point? building. And I think that style will never go Think very hard. Prepare in great detail, out of fashion. What do you hope to bring to the because you can never prepare too much for operations of the Shard to help make it a project like this. Prepare for every Should buildings in London grow taller? more sustainable? contingency. Make sure that you’re quite clear I see no reason why they shouldn't, but there We’ve achieved a BREEAM Excellent rating, so on your objective. is one obstacle. London sits in the middle of a from that point of view I think it’s effi cient. lot of airports: Heathrow, London City, You look at any deal: You say, “What am I Gatwick. So you've got a lot of air traffi c that We haven’t talked about the sister building, doing it for?” Sometimes you get so immersed has to come in and land and there is a glass The Place (see Figure 3), which is a massive in the deal you almost forget what the original ceiling, which is 1,000-foot now. I think [the building in its own right, which will complete objective was, which generally is “to make government will] object to building in the in May 2013. That’s a 40,000-square meter money.” In that particular case, it’s a question center of London higher than that, quite of how you make it, and it is a question of frankly, because of aviation reasons.  Owning an Icon: What Is the common use of the Gherkin The building has been used to brand nickname annoying? Or an advantage? London by organizations as diverse as the We’ve Learned from It is defi nitely an advantage. “The Gherkin” has London Olympics and London Zoo. What become a well-known label, which has gained are the issues of intellectual property? the Gherkin worldwide recognition. We say “it’s 30 St. Mary It is important to protect the brand and avoid Axe, aff ectionately known as ‘the Gherkin.’” The misrepresentation that can impact the Considering the iconic design has been the essence of the building, its owners or its tenants. However, market conditions at building’s brand value. This view was further we aim to take a pragmatic approach, and the time, what supported by a survey undertaken 18 months always talk to parties fi rst as soon as we know motivated Evans ago by one of our design consultants, when of a situation which might misrepresent the Randall to get looking at the PR and marketing development building or its image. The challenge of course involved in the for the building. There was little recognition of is that the Gherkin is probably one of the ownership and the name 30 St. Mary Axe in comparison to world’s most widely featured buildings, and its Kent Gardner operation of the the overwhelming recognition of the Gherkin picture is found in media throughout the Gherkin? name – the most recognizable commercial world, from airports to magazines, TV fi lming Evans Randall saw the unique opportunity to offi ce building in Europe. to promotional features (see Figure 1). acquire this iconic building, which is a Controlling this is extremely diffi cult, and can globally-recognized centerpiece of the City of What’s the key to monetizing and have negative eff ects if we are too robust in London skyline. Amongst all of the property marketing an iconic tower in a competitive our control eff orts. After all, the more the investments we have been involved in, the market? image is used, the wider our captive market is Gherkin off ered unparalleled brand As an icon, the image of the building largely for tenants and the success of the building. awareness, consistently some of the highest sells itself. Although London now has several rents in the City of London, and 100% new tower offi ce buildings in the City, the How is the London offi ce market changing, occupation. As a building, it is probably the Gherkin is an important skyline feature, with respect to foreign investment and most widely visited by our investors. The arguably defi ning the City as the world’s other factors? Gherkin is unique in its market, in terms of leading fi nancial district. We use many The market has been increasingly dominated quality, location, and tower-building diff erent levels of media to further emphasize by overseas investors in the last two years, as credentials. It has endured both as quality and develop the building brand, widening its investors seek secure, safe markets, given the accommodation for occupiers and as an appeal and brand recognition. However, even turmoil in Europe and wider global markets. investment. It is diffi cult to measure its the best branding promotions must be based We have seen this activity in not just London investment value against other buildings, as on a good product. Zero vacancy, retention of commercial markets, but in high-value there are no real comparables. The building tenants, and consistently achieving the residential and retail as well. This activity is attracts worldwide attention as an icon for highest offi ce rents have been the key expected to continue to be driven by London and the fi nancial markets that standards for the building. Those are based on restricted supply and the increasing number London represents. the quality of the offi ce space, combined with of buyers entering the market seeking prime its fl exibility and competitive pricing. buildings. This is positive for the Gherkin and Amongst all of the “property investments we have been involved in, the Gherkin offered unparalleled brand awareness, consistently some of the highest rents in the City of London, and Figure 1. London Zoo plan to turn the Gherkin to a giant penguin. © Steve Vidler/ZSL London Zoo 100% occupation. ”

such as the Tower of London, St Paul’s Cathedral, and the London Eye.

There is a perception you are moving away from so-called “trophy assets.” True? No, we still seek high-quality class A offi ces in London and core locations throughout the United Kingdom, which our co-investors require. However, we are looking for more value-add opportunities, which may mean investment in real estate that is in more specialist or mixed-use with shorter-term income. We have been successful in bringing several of our key central London assets to the market for sale, off ering very high-quality buildings with long income and good Figure 2. View to London Docklands from the City. © Harshil Shah covenants. This type of product has been in increasing demand from international other London offi ce buildings, as both Docklands (see Figure 2), and quality of investors, particularly Asia, North America, and investors and corporations seek to invest and buildings there, has challenged the historical the Middle East. locate in London as a base for their European dominance of the City. By allowing new tower business. development in the City of London, the How do you see your portfolio mix planning authority is encouraging new changing geographically in the years How do you respond to groups that say the world-class building design, which can ahead? new generation of tall buildings is ruining challenge not only London Docklands, but We continue to review property asset classes, the London skyline? many European capitals. Examples of such and seek opportunities where we can best London has historically not encouraged or buildings include The Leadenhall Building, 20 add value. Our core market is offi ces and we even had suitably sized sites to facilitate larger Fenchurch Street, and the now-completed would expect to continue to focus on this commercial offi ce towers. Planning policy in Shard. The skyline is becoming more dynamic, area throughout the United Kingdom and the City of London has changed in the last 10 which complements the Gherkin and many Europe. At the current time, the United years as the growing attraction of London other key buildings and structures in London, Kingdom is our main focus, but as European

CTBUH Journal | 2013 Issue II Talking Tall: Irvine Sellar & Kent Gardner | 61 30 St. Mary Axe, London markets return to stability, and confi dence returns to these markets, we are looking In many ways, 30 St. Mary Axe (the Gherkin) further afi eld for opportunities. established the trend toward adventuresome tall buildings in central In tall buildings these days, what amenities London. The distinctly ovoid offi ce building, or attributes are most coveted by tenants? completed in 2004, was designed by Foster Tenants have become more discerning about + Partners and developed by Swiss Re. It their requirements, as corporations reduce has since been acquired by Evans Randall real estate overheads and seek to constantly and IVG, which seeks to make a series of rationalize and downsize offi ce locations. The improvements to continue to make the globalization eff ect also means that tenants iconic 180-meter tower attractive to are more international in terms of their top-tier tenants. Though it is only London’s requirements, but are also seeking value for 7th-tallest building, it remains one of its money. We tailor services to ensure we most distinctive. provide quality at market-level pricing. The scope of services required by tenants in Project Details: London can be diff erent as well. Amenities like bike racks and front-of-house reception Height to Arch. Top: 179.8 meters services are important to London tenants, Stories: 42 whereas in wider Europe we see interest in Total Area: 64,470 sqm communal areas for informal meetings, food Building Function: offi ce and beverage off erings and on-site parking. Structural Material: Steel Completion: 2004 What are your future plans with 30 St. Mary Regional Ranking: #43 tallest in Europe Axe? (as of April 30, 2013) In partnership with IVG as investors, we are National Ranking: #7 tallest in the UK looking to further enhance the Gherkin as an City Ranking: #7 tallest in London asset and expand the wider services we can Developer: Swiss Re off er. Increasing competition from other new Design Architect: Foster + Partners buildings is healthy for us, but innovation and Structural Engineer: Ove Arup & Partners quality of service is essential, in our opinion, to MEP: Hilson Moran continue to make the Gherkin a durable and Wind Engineer: RWDI dynamic place to work and visit. As a result of Contractor: Skanska AS tenant feedback last year, part of our real 30 St. Mary Axe., London. © Phillip Oldfi eld estate strategy for the building is aimed at delivering services that tenants rate highly, such as increased cycle facilities, Wi-fi , and common area facilities. Additional investment is aimed at the wider promotion of the building through cultural, arts, food, and music initiatives. In all that we do, however, we are mindful of the heritage and value of the Gherkin in the eyes of our co-investors, tenants, the local community and the wider international community. 

62 | Talking Tall: Irvine Sellar & Kent Gardner CTBUH Journal | 2013 Issue II