Case Study: More London

The area of land on the south bank of the Thames, stretching from Tower Bridge towards London Bridge, had been hoarded off and inaccessible for many years. It was a derelict brownfield site, which had suffered from a lack of investment, characterised by redundant docks and an out-of-the-way location.

With its enviably wide river frontage opposite the heritage landmark of the Tower of London, and alongside Tower Bridge, the sizeable 6.75 hectare site is only minutes’ walk from London Bridge’s transport hub. As the City of London’s commercial centre has expanded to the east and the south, the More London estate has become better connected and more accessible.

A masterplan took shape following significant research and analysis, with its primary objectives being the:

• creation of a sense of place, with strong identity
• encouragement of openness and public access
• creation of a development to stand the test of time
• development of an inherently flexible master plan
• establishment of a clear and coherent framework
• delivery of a development in demand-led phases

These objectives ensured that the development proposals for the site would respond to its river frontage with dramatic architecture designed by Foster + Partners. Views towards surrounding historic landmarks and the river would be framed by buildings either side of busy pedestrian routes, with the immediacy of London Bridge Station acknowledged at the site’s western end through the creation of a ‘gateway’ square.

Over half the site would ultimately be landscaped, and provide the public with an accessible environment, places to walk, sit and contemplate, and a space in which to gather; the Scoop outside London’s new City Hall has become a successful venue for events and performances. Paving, water features, plants and lighting were designed within this overarching vision, and provide an identity that unifies the estate.

Obligations on the developer defined in a ‘Section 106’ planning agreement helped extend regeneration and improvements beyond the boundaries of the site. More London committed to provide additional funding to the Local Planning Authority for specific local capital, community and revenue projects, and even project-managed these regeneration projects. In this respect, More London was unusual through its commitment to ‘adding value’ to land outside of its own.

Potters Fields Park was one such atypical project. This scruffy public open space on the riverfront had been all but abandoned, even as the surrounding area regenerated. There was little attraction or amenity in the park to entice visitors to linger, beyond a vantage point with commanding views to the Tower of London and Tower Bridge. In order to address this challenge, the landowner (Southwark Council), the developer / funder (More London) and a government-funded regeneration agency (The Pool of London Partnership) worked in partnership to deliver a new vision for the park.

More London was responsible for appointing a design team, procuring construction, funding and delivering the project. A design team led by landscape architect Gross Max, working with the world renowned plants-man Piet Oudolf, prepared the design to realise this vision. A not-for-profit trust was established to represent the interests of all stakeholders, and to perform the task of managing and maintaining the park as a high quality public realm in the future.

From site acquisition in 1997, and following 18 months of planning, More London’s first phase (comprising City Hall and the riverside plaza) was completed in the summer of 2002. By 2005, all 6.75 hectares of landscaping and public spaces were complete. Today, there are a dozen buildings, providing more than 250,000sqm of commercial accommodation for the 20,000 people who now work on this formerly derelict site.

There are modern buildings designed and built to the highest specification: in addition to offices, shops, bars and restaurants, a 4-star hotel, health and fitness club serve workers, visitors and local people. All buildings are fully serviced underground, leaving the estate above ground pedestrianised, safe and secure. Beyond this, The Unicorn Theatre (for children), lighting, water features, and public art installations all encourage interaction from the public.

Beautiful parks and landscaping soften the harder lines of modern architecture, and bring a sense of nature and human scale to this bustling commercial environment. Above all, More London has become a place for people, be they workers, local residents, visitors, tourists, or just those passing through, to experience and enjoy as a vibrant new piece of London.