The Broadgate Tower & 201 Bishopsgate
The long awaited extension of Broadgate was enhanced by M3’s expertise in overcoming complex obstacles to create a new raft and deliver the ‘Best Tall Building in Europe’. *
Development Objectives
Extending Broadgate with new, high quality office space began with the challenging task of creating a raft utilising air rights over the railway lines leading to Liverpool Street Station. The raft required flexibility to allow the designs for the office development above to proceed without significant restrictions. M3 acted as development manager, first to a joint venture between Railtrack and British Land and subsequently to British Land. We led:
- Creation of new site area of 2.4 acres on the raft
- Five major planning applications
- Development of two new office buildings totalling 1.2m sq ft
Creative Problem Solving
Being involved from the start enabled us to enhance the development and maximise the investment value. We successfully achieved the prime objectives for the raft by minimising disruption to the railway during construction and maximising flexibility for the future design of the office development above. With the design of the office buildings effectively separated from the raft, we were able to concentrate on the specific objectives for these buildings. We maximised lettable area whilst taking account of various local restrictions such as viewing corridors and rights to light constraints.
Design Management
Each project presented varying challenges. The raft design was engineering led, demanding experience with infrastructure but the office development required commercial expertise. We were successful in achieving:
- A 33% increase in lettable area over the previously consented scheme
- Full planning consent within 8 months of submission
- The first major use of double deck destination control lifts
- Significant new public space
Delivering the Development
At the time of delivery, the project represented the largest ever speculative development in The City of London. We procured, appointed and managed construction teams for both the raft and the buildings. Our drive and in-depth knowledge of both projects ensured that all aspects of the construction process were dealt with efficiently and effectively. We successfully managed:
- A complex 24/7 construction programme
- Logistical challenges imposed by the raft and height of the tower
- Integration of a separate rail works contract
* Awarded by the Council on Tall Buildings and Urban Habitat, 2009
“ I would say M3 is pretty much top of the league.”
