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The application covers three inter-connected buildings in the City of London – Holland House, Renown House and Bury House.

The application is for a new office development of ground plus 5 storeys at a refurbished Renown House, ground plus 8 storeys at refurbished and restored Holland House, and a new taller building of ground plus 43 storeys to replace the existing ground plus 7-storey Bury House.

The proposals include active uses at lower levels, including retail, food and beverage, and community, education and cultural uses, with extensive new public realm including a pocket park and covered pedestrian route as part of a re-imaged Heneage Lane.

The current buildings are similar in age.

Bury House was originally constructed in 1967 and consists entirely of office accommodation. The offices are arranged over Ground plus 6 Storeys providing 27,696 of office space, a single storey basement provides ancillary storage and 18 car spaces.

Renown House was constructed in 1912 was originally developed in 1912, and is also used as office space, though the building currently sits vacant.

Holland House was originally constructed in 1916 by the Dutch architect, Hendrik Peters Berlage for the German-Dutch shipping, steel and mining conglomerate W.H. Muller & Co. much like Bury House it is ground Plus six Storeys used predominantly for office space though it also is currently vacant.

Due to their age, the buildings have a number of issues facing them including: damaged facades, poor sustainability credentials and limited cycle parking and end of trip facilities and office space which no longer meets the needs or expectations of modern office tenants, particularly in regard to their lack of external amenity space for office users.

The previous application was solely for the replacement of Bury House with a tower of 48 storeys.

The new application has reduced the proposed tower by 5 storeys, and sculpted it at upper levels to step-away from the Tower of London in key views responding to one of the reasons for refusal.

The new application also now includes the refurbishment, extensions and opening up of Grade II * listed Holland House as part of a revised package of public benefits, and the refurbishment and extensions to Renown House.

All three buildings are inter-connected.

Proposed Height = 178.700 m AOD (163.700 m)

Existing

Bury House = 42.40m AOD or 8 storeys (ground plus 7)

Holland House = 43.55m AOD or 8 storeys (ground plus 7)

Renown House = 35.49m AOD or 6 storeys (ground plus 5)

Proposed

Bury House = 44 storeys (ground plus 43)

Holland House = 9 storeys (ground plus 8)

Renown House = 6 storeys (ground plus 5)

Delivery of a sustainable and transformative reimagination of an urban block, sensitively and appropriately optimising a collection of buildings and public realm and enabling sustainability and heritage benefits through the centralisation of key building infrastructure the upgrading of existing regulation deficiencies.

Securing extensive ‘heritage value’ associated with the restoration of and sensitive extensions to the Grade II* listed Holland House, including approximately £4m+ investment in façade and window works with additional investment in repairs and improvements to the internal and external physical fabric of the building. This restoration will reinvigorate one of the select buildings identified in The Twentieth Century Society’s ‘100 Buildings, 100 Years: Celebrating British Architecture’ publication.

Introduction of a new high-quality tall building within this established Eastern (City) Cluster location, achieving the highest standard of design and representing an appropriate response to the character of the immediate area, including conservation areas, listed buildings and other identified heritage assets, such as the Tower of London World Heritage Site and Grade I listed Bevis Marks Synagogue. The Proposed Development, through its height, form and materiality, successfully mediates between the Tower of London and the taller, central part of the Eastern (City) Cluster, tapering to successfully soften its eastern edge.

Enhancement of the assumed future Creechurch Conservation Area through the removal of the existing building at 31 Bury Street and replacement with a new building of high architectural quality inspired in the architecture of Holland House, and which would reinstate the historical Heneage Lane up to Bury Street, representing what is considered to be a heritage benefit.

Through detailed whole life carbon studies, delivery of a scheme that actively seeks to retain, re-use and recycle materials across the Site. In addition, the scheme is designed to maximise future flexibility and adaptability through a ‘long life, loose fit’ concept, aligning with industry-wide targets and aspirations.

Delivery of a genuinely sustainable development, in line with and, where possible, exceeding policy requirements set out in the National Planning Policy Framework, the London Plan and emerging draft City Plan, facilitating the optimised economic use of the Site and incorporating sustainable design techniques and prioritising and encouraging sustainable modes of travel.

Introducing an exemplar fossil-fuel free, all-electric scheme, with zero combustion onsite during operation (and targeting this during the construction process as well) and integrating mixed-mode hybrid ventilation for greater flexibility and adaptability. The Proposed Development is 28.6% more efficient in terms of regulated operational carbon compared to the existing individual buildings, whilst representing more than 360% increase in floorspace. Of note is the provision of extensive sustainability and energy performance improvements to the Grade II* listed Holland House through the utilisation of the new build components of the Proposed Development as a ‘host’ for technical equipment and systems.

Incorporation of innovative sustainable technologies throughout, achieving a BREEAM ‘Outstanding’ rating which exceeds the City of London’s minimum requirement of BREEAM ‘Excellent’ and is in accordance with the City of London’s commitment to reducing carbon emissions in recognition of the urgency of the need to meet embodied and operational carbon emissions reduction imperatives.

Targeting NABERS ‘5*’, ACTIVE ‘platinum’, WIRED ‘platinum’ and WELL ‘platinum’ rated scheme which represents the highest level of attainment with respect to holistic environmental design. The project is also committed to reducing carbon emissions in recognition of meeting the UK’s climate commitment goals.

Replacement of obsolete office space and the creation of over 34,000 sqm of new high-quality office space, offering smaller floorplates designed to meet unmet demand in the heart of the City of London, directed specifically to SMEs and start-up businesses of 50-60 people and supporting a network of smaller firms which are an important component of the wider Eastern (City) Cluster as part of the City’s desired wider business ecosystem.

Provision of 1,176 sqm of ‘Community Workspace’ at level 1 of Holland House comprising restored historic meeting room space plus affordable office space with 60 desks which will be available at exceptional levels of discount, being 50% of market rent for qualifying occupiers or zero rent for charities.

Delivery of ‘Holland House Hub’, comprising 1,072 sqm of publicly accessible space across three floors, providing flexible community, multi-faith, cultural and education areas designed for specific local groups, including schools and charities, reflecting ongoing ‘meanwhile’ test use of this space. Holland House Hub will be available to use for free to qualifying users between 8am – 9pm weekdays and 9am – 5pm weekends, with private bookings available outside of these times, and will be delivered by the Applicant in partnership with a dedicated management company. Users of Holland House Hub will also have access to the Level 9 terrace which will include an ‘urban farm’ for education and community use, and is accessed via a dedicated route.

Creation of ‘Creechurch Hall’ a 339 sqm multi-functional auditorium space delivering a range of uses, including but not limited to lectures, sports, rehearsal and performance, reflecting stakeholder engagement over the past 18+ months. Creechurch Hall will be available to use by office tenants as well as to members of the public, with the latter having free access opportunities between 8am – 9pm on weekdays and 9am – 5pm at weekends.

Provision of small and flexible retail space at ground floor level, as part of the reimagined Holland House and Renown House frontage and new Heneage Arcade, to meet local worker, visitor and residential needs, complementing and supporting the existing and increasing office population in the area and assisting in providing additional local choice and introducing improved activation and use on this Site. The Proposed Development includes the utilisation of one of the retail units within the proposed Heneage Arcade as a dedicated space for art and maker space uses.

Delivering a successful shared building ecosystem across the Proposed Development, ensuring high levels of amenity and integration for all office users, including co-working and affordable tenants, with the creation of over 797 sqm of external terraces.

Delivery of dedicated cycle repair and wellness space at lower ground floor level within Holland House, to be operated as ‘City Cycles’, replicating the successful ‘Westminster Wheels’ initiative on another project being delivered by the Applicant and operated by the charity, Groundworks. This social enterprise supports young unemployed adults in offering City & Guilds bike mechanic training (up to 8-10 will be trained in the Proposed Development per year) and providing a job servicing the office tenants’ bikes in addition to providing a street presence in Heneage Lane to serve the local community.

Delivery of over 619 sqm of high-quality public realm on-Site, a 172% increase in public space compared to the existing, including a range of activated spaces at street level, expressly for the benefit of local workers, visitors and residents. This includes the reintroduction of the historic Heneage Lane with a new Heneage Arcade providing a covered pedestrian route through the building, open between 7am and 11pm, and assisting in enhancing permeability and pedestrian movement in the immediate area, and the re-establishment of James’ Court, a new pocket park reimaging a historic City court and available 24 hours a day.

Delivering extensive off-Site public realm enhancements along Bury Street (wrapping around the south and west of the Site) and Creechurch Lane, aligning with Eastern(City) Cluster Vision aims, complementing the creation of the important new on-site public realm, namely James’ Court and Heneage Arcade and improving activation of the 30 St Mary Axe Plaza.

Enhancing local biodiversity through extensive greening of a brownfield site, securing an Urban Green Factor of between 0.31 and 0.36, exceeding policy requirements, and a >300% biodiversity net gain compared to the existing.

Significant direct investment in London acting as a positive catalyst for future investment and development, reinforcing its international standing, in particular the role of the City of London as a global centre in terms of office-based business, financial and legal services, especially important in the current political and economic climate.

Supporting and creating between 1,905 to 2,470 new employment opportunities (an increase of 1,575 to 2,195 jobs over the existing uses on- site) as part of the Proposed Development with further jobs created during the construction and fit out period (an average of 270 FTE jobs for 4.8 years). An associated economic benefit would result from on-site workers during the operational phase supporting over £180 million in economic activity (gross value added).

Accommodating the display of cultural and art installations embedded within the scheme and in the new public realm within Heneage Arcade showcasing artefacts and artwork from Hugo Dalton, an artist with a strong reputation for his enigmatic and elegant wall drawings work. There is a commitment to supporting a permanent and temporary art programme secured as part of an art installation management plan to ensure frequently rotating and relevant displays.

Building upon the highly accessible location, with an existing excellent level of public transport, to deliver a car-free development. In parallel, realising a prioritisation and celebration of pedestrian and cycle accessibility and introducing policy-exceeding design measures including site layout, design and management to encourage enhanced accessibility and inclusivity.

Securing consolidated deliveries and servicing to the Site, via a dedicated off-site servicing area off Heneage Place representing a more appropriate and more efficient solution than the existing situation, which includes uncontrolled and on street servicing.

Generation of substantial Community Infrastructure Levy (‘CIL’) payments, in excess of £10 million, as well as business rate contributions, for local and regional benefit, as well as supporting wider initiatives, including through contributions to affordable housing, cluster area security and skills and training, as part of a comprehensive Section 106 package.

Statistics show that small leases in the city providing space for 99% of employer’s (in the city) who are SME’s is growing year on year since 2020 pandemic. Plus, the perceived requirement is 10million sqft of additional space requirements.

Our approach will see a significant enhancement of the surrounding public realm, including the reintroduction of the historic Heneage Lane and St James Court, a new Pocket Park reimagining a historic City Court which is available 24 hours a day as a place for dwelling and reflection. As part of our approach we will also deliver the creation of Creechurch Hall, a 339 sqm multi functional auditorium space delivering a range of uses including but not limited to lectures, sports and rehearsals. Additionally we will deliver 120 sqm of urban farm

With detail whole Life Cycle Carbon Analysis we will develop the proposals to provide the most sustainable solution in respect of embodied and operational carbon. The newly redeveloped Holland House will be serviced from the MEP within Bury House and the combined operational carbon of the new development is less than the current.

Our proposals will deliver a genuinely sustainable development, in line with and, where possible, exceeding policy definitions and requirements set out in the National Planning Policy Framework, the London Plan and the emerging draft City Plan.

We are targeting the following accreditations:

  • BREAAM rating of ‘Outstanding’
  • NABERS score of 5*
  • WIRED rating of ‘Platinum’
  • WELL rating of ‘PLATINUM’

Our approach to the materiality of the building has been formed with sustainability at the forefront. The materials used for this collection of buildings will reflect this, with construction waste being minimised and we will use lower embodied carbon construction materials where possible.

We have chosen to follow a colour palate which reflects that of the eastern cluster and which are contextually appropriate for the immediate vicinity.

A combined loading bay will be incorporated, thus removing Holland and Renown House from street servicing.

Our approach will see a substantial reduction in vehicle trips to the site with consolidated deliveries and servicing through a dedicate on-site yard, accessed via Heneage Place and thereby removing current on street servicing. Holland House and Renown House will also be upgraded to bring them in line with current access and fire regulations. The buildings will be serviced through a shared core allowing us to reduce the overall height of the scheme

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