Transformative transportation at 55 Bishopsgate in London

We’re delighted to share that the planning application for the redevelopment of 55 Bishopsgate has been approved. The new development, set to be the third tallest building in London, will be a unique, sustainable, and sophisticated architectural addition to the City Cluster on the London skyline.

Sweco’s Development Transport Planning and Infrastructure team has been supporting our client Schroders and their development manager Stanhope with the planning application for this redevelopment scheme within the City of London. This includes a ‘Healthy Streets’ Transport Assessment, Cycling Promotion Plan and Environmental Impact Assessment Transport Chapter, which was approved by London Corporation Planning Applications Sub-Committee on 21 July 2023.

The scheme delivers a new “tall building” in the City of London and comprises a 63 storey and 22 storey mixed-use buildings and will deliver 103,000 sqm of office and public amenity floor space including a public roof top, with a biodiverse climate resilient garden and an external platform at the summit, offering 360-degree views of London for everyone to enjoy.

The development will be a distinct, sustainable and elegant architectural addition to the consolidation of the City Cluster on the London skyline providing 2,545sqm of new public realm on the ground floor and a further 4,300 sqm of public cultural space on the second and third floors developed in conjunction with New London Architecture (NLA), to provide a new home for the NLA.

At 284 meters tall, 55 Bishopsgate will become the third tallest tower in the Square Mile, behind the 1 Undershaft scheme (305m) and 22 Bishopsgate (295 m). It will also become an exemplar of the City Corporation’s Climate Action Strategy, including the provision of over 1,400 long stay cycle spaces and 120 short stay cycle parking spaces which will support active travel.

When confirming the unanimous decision at London Corporation Planning Applications Sub-Committee on 2 July 2023, the Chair of the committee concluded that the 55 Bishopsgate scheme ‘sets a high bar for others to follow.’ Sweco were also required to answer members’ questions for which the Chair thanked the project team for providing detailed and clear responses.

The main challenges with the project related to the constrained nature of the site and its location adjacent to Bishopsgate (A10), a Transport for London (TfL) “Red Route” and one of the busiest streets through the City of London (CoL).

Each building is raised above the ground making the development unique by dedicating all land to the public realm to maximise pedestrian access and permeability throughout the site and connectivity to the surrounding area, as well as reducing wind conditions along Bishopsgate. Sweco worked closely with the project team to develop a multimodal access strategy that balances the demands of vehicles, cyclists and pedestrians, while preserving the ground floor as an active public realm space to deliver the CoL’s Destination City Vision.

With no vehicles permitted to wait on a Red Route, all delivery and servicing activity has to be accommodated on-site. Following a study of vehicle movements, delivery and servicing trip generation and average duration of stay, Sweco formulated a bespoke servicing strategy that would support the servicing requirements of the development within a restricted overnight delivery period.

The strategy has sought to maximise advancements in logistical solutions and technologies such as consolidation, cargo bikes and vehicle lifts. The design of the vehicle lifts is such that they allow additional ground floor public realm space across the day, a significant benefit to the scheme, and internal servicing overnight.

Vehicles and cycles accessing the development will be via a crossover access, on the Red Route. Sweco prepared general arrangement, visibility and vehicle tracking drawings to support the proposal. These were reviewed as part of an independent Stage 1 Road Safety Audit which was signed off by TfL following acceptance of the mitigation set out within the Designer’s Response prepared by Sweco.

Sweco advised on the site’s cycle parking requirements and collaborated with the architect to develop dedicated long-stay cycle stores that would exceed the London Plan cycle parking requirements, together with end of use facilities such as showers and lockers which are accessible for all. Sweco also helped develop an innovative solution for short stay cycle parking provision which, by relocating the majority of short stay spaces to the publicly accessible spaces on the lower ground floor, maximising accessibility whilst minimising the impact on the public realm.

Sweco also advised on the anticipated waste and recycling requirements, construction logistics and environmental impacts of the proposals.

Substantial liaison was required with CoL and TfL officers and an approved acceptance of the proposed transport access strategy and mitigation was achieved.

Outcomes

1. Effective Logistics – Utilised innovative solutions within the transport strategy to maximise the utility of the space available on a constrained site. The freight consolidation will reduce the vehicular impacts and maximise public realm space for all users.
2. Spaces for People – Careful consideration of the place-making to ensure that transport infrastructure is located in convenient and accessible locations that form part of the journey through the development to facilitate improvements to the pedestrian environment and maximise public realm. This creates a welcoming and inclusive space, with opportunities to support events, art installations and landscaping.
3. Issues Resolution – Devised innovative solutions to the inherent complexities of the site owing to its constraint nature. Sustainable Infrastructure – Substantial cycle parking and end of journey facilities which will encourage sustainable and active modes of travel.
4. Collaborative Working – Worked collaboratively with the CoL and TfL in order to reach agreement on the transport strategy and mitigation for the site.