<\/p>\n
A major 30-storey tower project at 85 Gracechurch Street faces a 12-month delay due to the discovery of a 1st-century Roman basilica beneath the site, prompting revisions to the design and a focus on integrating London’s rich archaeological history into urban regeneration plans.<\/p>\n<\/div>\n
The development of a 30-storey tower at 85 Gracechurch Street in the City of London, designed by Woods Bagot and managed by Hertshten Properties, is facing a significant delay of up to 12 months due to ongoing archaeological investigations following the discovery of a 1st-century Roman basilica on the site. The full scale of these ruins, uncovered beneath the existing structure, remains unknown, which has complicated timelines and forced the developer to pause excavation and construction works until specialists can complete their investigations.<\/p>\n
Originally, the project had envisioned partial retention and reuse of the 1930s Art Deco fa\u00e7ade of the existing building. However, following the design reassessment prompted by the archaeological discovery, the fa\u00e7ade will now be completely demolished. Woods Bagot argued that retaining the original frontage was incompatible with the proportions of the new design, while reusing reclaimed stone was considered inappropriate due to concerns over visual inconsistency and weathering. Instead, the practice plans to recreate a “scholarly reproduction” of the fa\u00e7ade using suitable materials and detailing, although this approach has raised concerns among City planning officers about the impact on the surrounding Leadenhall Market Conservation Area, where the original frontage was seen as positively contributing to the area’s heritage.<\/p>\n
The discovery has led to several revisions to the planning consent. Notably, the City of London granted approval to a revised scheme in July, which reduced the tower\u2019s height from 32 to 30 storeys and introduced a public hall and exhibition space dedicated to showcasing the Roman ruins. This move reflects a broader effort to preserve and publicise the site\u2019s archaeological significance, which has been described by Historic England as a discovery of national importance linked to the earliest known basilica in Roman Londinium and its civic forum.<\/p>\n
Project management and specialist teams involved include Mace, now confirmed as the construction partner, as well as Gardiner & Theobald (project managers), Shaw Corporation (surveyors), Turner & Townsend (quantity surveyors), Arup (multi-disciplinary consultancy), Sweco (M&E consultants), DP9 (planning specialists), and Robert Bird (structural and geotechnical engineers). Given the archaeological priorities, Hertshten Properties has restructured the development into two distinct phases: initial demolition and basement slab removal to allow for the digs, followed by the tower\u2019s construction after the archaeological work is complete.<\/p>\n
The revised planning approach aims to manage the delays linked to potential further discoveries that could extend excavation times. As such, there remains uncertainty about when superstructure works can definitively commence. Hertshten intends to amend an earlier 2023 planning consent to avoid delaying the project further, as a more recent 2025 consent has not yet reached its final approval stage. Demolition of the existing building is anticipated to begin next year, with the entire development, set within the Leadenhall Conservation Area adjacent to the Grade II-listed Leadenhall Market, targeting completion around 2030.<\/p>\n
Beyond the new office space, estimated at roughly 235,000 sq ft, the scheme will include cultural and public amenities such as a heritage garden managed by the Museum of London, equipped with multi-functional and VR capabilities. This feature is designed to enhance engagement with the city’s Roman past, directly connecting the community to the remarkable archaeological find beneath their feet.<\/p>\n
The discovery and ongoing preservation efforts at 85 Gracechurch Street underscore the complex intersection of urban development and heritage conservation in one of London\u2019s most historically rich areas, illustrating how modern architectural ambitions are adapting to embrace and celebrate the archaeological treasures of the past.<\/p>\n