Welcome. Welcome to our exhibition on 21 Moorfields.

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Joshua Rich
5 years ago
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To update you on our latest project milestones. Our construction progress. To ask for your opinions on our latest amended proposals.

1 Welcome Welcome to our exhibition on 21 Moorfields. The purpose of this exhibition is to update residents, local businesses and others on the delivery of this important project, including: The design development process and the pre-let opportunity. To update you on our latest project milestones. Our construction progress. To ask for your opinions on our latest amended proposals. Members of the Landsec Team and the Design Team are on hand to answer any questions you may have. The team includes our architects Wilkinson Eyre, our structural engineers Robert Bird and our planning consultants GVA. Introduction to the pre-let opportunity We are pleased that Deutsche Bank have chosen 21 Moorfields as their new London HQ. Securing their position within the City of London, 21 Moorfields is the only site capable of meeting their needs and timescales, consolidating their existing staff members based at Winchester House and other offices in the vicinity to 21 Moorfields. 21 Moorfields masterplan Deutsche Bank see an opportunity to create an exciting environment and provide the facilities necessary to meet their requirements, such as a building of exceptional quality within a highly accessible location, trading floors and high quality client and executive spaces that are required by a modern international bank. City of London view showing 21 Moorfileds and Winchester House

Landsec Who we are and what we do Landsec is the UK s largest commercial property company and a

Founded in 1944, we own and manage more than 26 million sq ft of property from shopping centres

Our London Portfolio development and management team is made up of people who know London

2 Landsec Who we are and what we do Landsec is the UK s largest commercial property company and a member of the FTSE 100. Founded in 1944, we own and manage more than 26 million sq ft of property from shopping centres to offices. Our London Portfolio development and management team is made up of people who know London inside-out and have a real enthusiasm for forging its future as a great world city. In London we own and manage over 6.5 million sq ft of office, residential and retail space and our portfolio includes some of London s most recognizable landmarks, such as Piccadilly Lights and One New Change, as well as large-scale mixed-use developments including Nova and The Zig-Zag Building in SW1. The Zig Zag Building Nova Victoria 1 New Ludgate One New Change

Creating jobs and opportunities Stronger Communities The 21 Moorfields project will regenerate an underutilised site, bringing enhanced opportunities for local workers and residents.

Our focus areas include: Community Employment Programme Our priority is to create job opportunities in construction, customer service and facilities management, as well as provide training and

3 Creating jobs and opportunities Stronger Communities The 21 Moorfields project will regenerate an underutilised site, bringing enhanced opportunities for local workers and residents. Landsec supports communities through its Sustainability Programme to affect social and economic change. Our focus areas include: Community Employment Programme Our priority is to create job opportunities in construction, customer service and facilities management, as well as provide training and apprenticeships for local people marginalised from employment, including long-term unemployed, ex-offenders and young people. We also mobilise businesses within our developments to make job opportunities fully accessible to local people. Over the last six years, we have successfully helped over 1000 people back into employment. Education Landsec engages with schools, universities and colleges in the community to offer enriching experiences to young people. Through our education programmes we: Inspire young people about career opportunities in our industry. Give young people the skills they need to succeed. Enable our employees and our partners to volunteer their expertise and energy. Charity Partnerships Landsec partners with local charities to achieve social and economic objectives and address local challenges aligned with our values, including homelessness, enhanced employment and education. Furthermore, our national charity partner is Barnardo s. We also support organisations by offering volunteer opportunities to staff and others in the property industry.

Sustainability Great design creates the best experience for our customers. It increases efficiency and encourages people to spend time in our spaces.

This is why innovation in design is critical it means our developments can be fit for the future from the moment they open their doors.

4 Sustainability Great design creates the best experience for our customers. It increases efficiency and encourages people to spend time in our spaces. This is good for our customers, communities and partners. The right design also allows buildings to be flexible across their lifespan, enabling them to adapt to changing customer needs. This is why innovation in design is critical it means our developments can be fit for the future from the moment they open their doors. Our approach Our focus for the past ten years has been on building strong foundations: achieving energy and water efficiency, green building certification and low carbon emissions. However, climate change is affecting the way buildings and businesses operate. As these factors converge, we need to up our game which is why we ve been exploring how we can make our developments even better. In 2016/17 we worked with people inside and outside our business to explore how we can create great, sustainable developments. We heard what s working well for example, that our base design standards are usually high enough to meet WELL certification*. We also heard where we need to improve, such as in tackling the carbon emissions caused by the suppliers and partners we work with. This allowed us to set new sustainability metrics for our developments, and a new development brief. Our Development Directors will each hold sustainability plans for their sites too a change that will strengthen our governance and improve our results. Efficient use of natural resources: We are committed to minimising our effect on the environment. To do this we focus on four areas: carbon, renewable energy, energy management and waste. Carbon at all our managed properties we are committed to meeting our science based carbon target of a 40% carbon reduction intensity (kgco2/m2) by We do this buy using less energy and supporting decarbonisation of the UK grid through uptake of greater renewable energy sources. Renewable energy for our managed portfolio we are committed to procure 100% renewable electricity and from 1st April 2016, 15% of our gas is now procured from green sources. Energy management managing energy well is important in reducing our carbon and meeting our target to reduce energy intensity (kwh/m2) by 40% by Waste management we are committed to sending zero waste to landfill and recycling at least 75% of waste produce at our properties. Last year across our London business we recycled 77% of our used materials and diverted 100% from landfill. We work with our occupiers by offering to audit their activities and training their teams, partnering with our waste service provider to deliver customer driven solutions. * The WELL Building Standard is the standard for buildings seeking to implement, validate and measure features that support and advance human health and wellness. Nova Victoria

Site history The site was last developed in the early 1970 s and has remained largely vacant since the principal occupier,

The site is one of the most complex in London as a result of its location above and around the Moorgate ticket hall for

In November 2015, Landsec obtained planning consent for redevelopment of the site including 64,683sqm gross external area of

Since the original planning consent was granted, work has commenced on site.

through a new substructure. A minor material amendment (MMA) application was submitted in August 2016 to capture these changes.

5 Site history The site was last developed in the early 1970 s and has remained largely vacant since the principal occupier, Lazards, vacated in Landsec is committed to delivering a new, high quality, office-led development at 21 Moorfields. The site is one of the most complex in London as a result of its location above and around the Moorgate ticket hall for Liverpool Street Crossrail Station, over London Underground Lines, within a strategic viewing corridor. In November 2015, Landsec obtained planning consent for redevelopment of the site including 64,683sqm gross external area of office floor space and also retail across two buildings of up to 16 storeys. Since the original planning consent was granted, work has commenced on site. As a result of difficulties identified in the course of site investigation works, amendments were required to enable delivery through a new substructure. A minor material amendment (MMA) application was submitted in August 2016 to capture these changes. In order to meet the requirements of Deutsche Bank and secure their position in the City of London, we have sought to enhance the proposal. The following presentation details how we have addressed their requirements. Pre-demolition and historical images of the site

relating to hazardous materials under west

Amended design TO IMPROVE DELIVERABILITY

design to meet their brief Mar 2017 Heads

> Allowing full intrusive access to site

submission target date 2014 2015 2016 2017

MMA submission 22 Feb 2017 S73 MMA Draft

proposals Summer 2016 Proposed amendment

6 Progress to date Dec 2014 Full survey commence on-site Detailed information relating to hazardous materials under west building & London Underground services Amended design TO IMPROVE DELIVERABILITY DB approaches Landsec for an alternative design to meet their brief Mar 2017 Heads of terms with tenant subject to CoL approval 27 Oct 2014 Submission of application Mar 2015 Dev agreement signed > Allowing full intrusive access to site Jan 2016 Work on site starts Nov 2016 Feasibility study to meet DB brief Jul 2017 Agreement of lease Oct 2017 Planning submission target date Nov 2014 Planning application lodged > CoL 17 Mar 2015 Resolution to grant > CoL committee 25 Nov 2015 Deed of agreement S106 - completed 10 Mar 2016 S237 approved by committee 22 Aug 2016 S73 MMA submission 22 Feb 2017 S73 MMA Draft Decision Notice Consented MMA Current proposals Summer 2016 Proposed amendment to consented design Sep 2017 You are here 21 Moorfields Timelines and images of the demolition works

Deutsche Bank design brief Site suitability 21 Moorfields is ideal for Deutsche Bank due to its size; the

beneficial to large trading floorplates.

increased pedestrianisation to the surrounding area.

necessary changes to the massing to accommodate larger floorplates to allow for large trading spaces, a key

7 Deutsche Bank design brief Site suitability 21 Moorfields is ideal for Deutsche Bank due to its size; the complex constraints below ground have resulted in very long spans and perimeter cores, both of which are beneficial to large trading floorplates. Deutsche Bank also welcomes being part of the regeneration that Crossrail brings to the area, including the increased pedestrianisation to the surrounding area. The design team have met the Barbican Association, Members and Officers at the City of London to discuss the necessary changes to the massing to accommodate larger floorplates to allow for large trading spaces, a key requirement for Deutsche Bank. As a result, a new application will be submitted, although the scheme is broadly similar to the consented proposals. Proposed section Proposed masterplan Winchester House 21 Moorfields proposed floorplate dimensions

Site constraints The 21 Moorfields site is unique in that it is constrained

Finsbury Circus axis London view management framework View from Finsbury

very limited space for foundations Metropolitan & Circle Line Crossrail Mail

8 Site constraints The 21 Moorfields site is unique in that it is constrained both below and above ground. These images explain the constraints. Finsbury Circus axis London view management framework View from Finsbury Circus Barbican sunlight and daylight Station located below site, leaving very limited space for foundations Metropolitan & Circle Line Crossrail Mail Rail Northern Line Developers Area Above ground constraints, limiting mass of the building

Design narrative Having to erect a building the size of a football

for a single day, presents a series of challenges.

over 60m to each side of the station (similar to the wingspan of a

Structural model of 21 Moorfields from the east The result is a

9 Design narrative Having to erect a building the size of a football pitch on top of an existing station, without disrupting its service for a single day, presents a series of challenges. The design team provided a solution directly influenced by the heritage of railway architecture. The proposal consists of a series of varying trusses that will span over 60m to each side of the station (similar to the wingspan of a Boeing 747). Structural model of 21 Moorfields from the east The result is a structure with twice the quantity of steel in the Eiffel Tower. Night view of the east façade to 21 Moorfields Forth Bridge St Pancras Station Cannon Place Diagram reflecting the structure span

How the schemes compare In order, to meet the requirements of a modern international bank, Landsec have updated the plans to allow for the following; Re-balancing the east and west buildings to

10 How the schemes compare In order, to meet the requirements of a modern international bank, Landsec have updated the plans to allow for the following; Re-balancing the east and west buildings to incorporate bigger floorplates. A smaller urban square with a retail unit. A reduction in the number of floors overall (but typically higher floor to ceiling heights). A reconfigured atrium and a new second atrium. Access to the loading bay has been relocated off of Moor Lane, as with the demolished Lazards building, as a result of the site constraints associated with bigger floorplates. Diagram showing MMA scheme (red line) and current proposal (blue line) in section An increase in cycle parking spaces. All of these changes are necessary to meet Deutsche Bank s requirements. Despite the east building becoming bigger and the west building smaller the two buildings around a square concept remains, as well as the terracing form to the west. The diagram to the right shows a section comparing the most recently submitted MMA scheme to the current proposals to graphically explain how the proposals are broadly similar. Original consented proposal MMA proposal Current proposal

11 Moor Lane Moorfields What has changed? Before and after Consented scheme MMA scheme Current scheme Consented scheme MMA scheme Current scheme

The scheme benefits The Consented and subsequent MMA scheme, sought to provide the regeneration of a significantly underutilised site which will provide a new accessible direct route from the

To do that, the design team has identified the key planning benefits to be safeguarded in the delivery of the amended proposals: 1. A wider highwalk compared with the consented and MMA scheme. 2.

Although the space will be smaller when compared to the consented and MMA scheme, it will be greener and more tranquil, with less retail around it. 4. The raised piazza is maintained. 5.

12 The scheme benefits The Consented and subsequent MMA scheme, sought to provide the regeneration of a significantly underutilised site which will provide a new accessible direct route from the Barbican through to Moorfields Station, a new urban square, piazza and the provision of Grade A office. The proposed alternative design seeks to maintain the same high quality of development on site. To do that, the design team has identified the key planning benefits to be safeguarded in the delivery of the amended proposals: 1. A wider highwalk compared with the consented and MMA scheme. 2. Maintains direct sightline from the Barbican to the new Crossrail escalator as with the consented and MMA applications. 3. The urban square concept is maintained. Although the space will be smaller when compared to the consented and MMA scheme, it will be greener and more tranquil, with less retail around it. 4. The raised piazza is maintained. 5. A more extensive greening strategy is now proposed as part of the masterplan. 6. Grade A office space maintained. 7. A more legible/accessible lift arrangement is proposed compared with the consented and MMA scheme. Concept sketch of MMA scheme MMA scheme Concept sketch of design development Proposed scheme

13 Architecture & attention to detail Aerial view of the proposals in context View of the building looking west from Moorfields Façade design: attention to detail Early view of the urban square context Early model of the soffit for the covered piazza View of the proposed building from London Wall Frontal view of the main entrance from Moorfields View of the building looking north from Moorfields

Servicing The servicing for 21 Moorfields has been reconsidered, taking into account the local area, site constraints, residents and City of London s servicing standards and related guidance.

14 Servicing The servicing for 21 Moorfields has been reconsidered, taking into account the local area, site constraints, residents and City of London s servicing standards and related guidance. Servicing is to be primarily from Moor Lane, at the north west of the building, as per the demolished Lazard buildings. A single tenanted building allows for better control over servicing. All vehicles to enter and leave in a forward gear. The loading bay has been designed to be located deep within the building to mitigate any potential amenity impacts. Number plate recognition technology will ensure that no vehicles queue to enter. Servicing hours to be agreed with the City of London, but we would seek to ensure that deliveries are carried out largely outside of unsociable hours. Proposed servicing plan

15 Relationship with the Consented Scheme MMA Scheme Proposed Scheme Barbican The team has sought to minimise impacts to the Barbican, as can be seen from the comparative images to the right. This includes maintaining the strategy proposed to the west building to minimise light spillage and ensuring the terraces are further away than the consented and MMA schemes. Glare and sunlight studies will also be completed, and initial studies show there will be a very similar impact to the consented and MMA scheme.

16 New urban square reference spaces Spatial Comparison With retail, building entrances and interesting design features, the new urban square would be an attractive addition to the City of London s pocket parks and tranquil hidden spaces, comparable in size to New Court (Rothschild s) in London or Paley Park in New York. City Gardens Examples of such gardens are all around the City of London, some hidden and some very public. We have approached the landscape designer Andy Sturgeon (RHS Chelsea award winning designer) to draw up proposals for an urban square for 21 Moorfields. 32m 16m New Court, London 30m 15m Hanging Sword Alley St Michaels Alley Bengal Court Lovat Lane 21 Moorfields Paley Park, New York Example garden spaces in the City of London 35m 14m 21 Moorfields, London Concept view of the urban square from the south

Landscaping and public realm strategy Plant/trees in square Seating planter around tripod Potential light feature (precedent example: Art Light wall by Speirs + Major built by the Light Lab at King s

17 Landscaping and public realm strategy Plant/trees in square Seating planter around tripod Potential light feature (precedent example: Art Light wall by Speirs + Major built by the Light Lab at King s Cross tube entrance) green wall along base of building Planted Zen garden Planting on bridge (growing up mesh balustrade) Planters in piazza and kiosk Lighting at base of tripod Planting spilling over wall Light feature under bridge Seating on bridge Planter with trained creepers and wire cables Planter with trained creepers and wire cables Potential planting in pedestrianised street

18 Landscaping and public realm strategy Images of covered piazza Images of Zen garden Images of highwalk Images of restored bridge link

Thank you for visiting the exhibition today Next Steps We intend to submit a planning application to City of London by the end of October 2017.

19 Thank you for visiting the exhibition today Next Steps We intend to submit a planning application to City of London by the end of October If we are successful with our planning application, construction will begin in Spring We expect the office will be completed by late 2021; following which Deutsche Bank will commence their fit-out works. Feedback Landsec is committed to consultation with residents and the wider community. It is important for us to hear your feedback. We would be grateful if you could take a few moments to complete a feedback form so we are able to consider your views. If you would like any further information on 21 Moorfields, please ask a member of the consultancy team or any query to 21Moorfields@landsec.com

Welcome THE SITE PHASE 1 EXCLUSION ZONE.

Welcome THE SITE PHASE 1 EXCLUSION ZONE. THE SITE PHASE 1 Aerial view of the whole site with Phase 1 indictated Welcome Barratt London and Hyde Group are working with Pollard Thomas Edwards on redevelopment proposals for Harrow View East, part