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 Smithfield’s General Market building was constructed more than 100 years ago
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We’ll pay a high price for this glass and steel office block!
A historic market could be lost forever if a developer’s plans are approved at an inquiry, writes Paddy Pugh
A high-profile public inquiry is underway that will decide the fate of part of Smithfield Market.
A developer, Thornfield Properties Ltd, has put forward proposals to demolish the Victorian General Market building at the western end of the market complex next to Farringdon Road and replace it with a seven-storey glass and steel office block.
Thornfield also proposes to insert a large glass structure into the interior of, and rising above, the neighbouring Annexe Market which dates from the same period, and which also contributes very tangibly to the character of Smithfield.
These proposals for the Western Market buildings not only fail to respect the character of the Smithfield Conservation Area, but are contrary to Government planning policy.
They also represent a decisive move by a commercial developer, backed by the City Corporation, to claim a foothold for the first time in the Smithfield Conservation Area – a place known for its diversity, mixed uses and creativity.
The City Corporation, which has an otherwise exemplary record on heritage, has neglected these buildings for many years and has refused to entertain approaches from developers interested in re-using them.
English Heritage is putting forward six expert witnesses at the inquiry who will argue that Thornfield’s proposals would have a damaging effect on this very special area of the capital. We believe that to approve this scheme would be to condone the City’s consistent neglect of these fine Victorian buildings over many years and to allow both the City and Thornfield to benefit from that neglect.
Neither English Heritage nor anyone else would insist on a group of buildings being retained purely for their architectural and historic value if their re-use were not viable, but we believe that these buildings do have a viable future.
There are many options for re-use that could work alongside each other such as a modern urban market similar to Borough or Spitalfields, a nightclub, shops, cafés, office units and exhibition spaces. We are aware of expressions of interest from respected developers with a proven track record – people like Eric Reynolds of Urban Space Management, one of our witnesses, who has been setting up and operating urban markets such as Camden Lock, Greenwich and Spitalfields since the 1970s. It would be a huge waste and a missed opportunity to allow the demolition of these buildings in such circumstances.
The developer is arguing that the Thameslink rail tunnels beneath the General Market building are in such poor condition that the building must be demolished so that the tunnel roofs can be replaced. However, English Heritage will produce evidence that the tunnels can be repaired in situ.
Some of Smithfield’s meat traders have been persuaded by the developer that in their current derelict state the Western Market buildings are threatening the future of their trade, and that the introduction of an office block would somehow give a boost to the area and safeguard their livelihood. However, English Heritage believes that if the unity of the market complex is eroded, and if this important gateway to the Smithfield area is removed, then the future of the other parts of the market would almost certainly be thrown into greater doubt if the City Corporation ever decides to move the meat trade out of Smithfield. Repaired and re-used, the Western Market buildings would be a huge asset to the whole area.
What is needed at Smithfield is an injection of imagination – the same brand of innovation and far-sighted entrepreneurialism which motivated the Victorians to build the existing complex. It would be a tragedy if this site were lost forever for the sake of an office block which might be ripped down and rebuilt within your and my lifetime. It may generate some cash in the short term, but it would leave this part of London impoverished forever.
• For more information on the inquiry, visit www.persona.uk.com/smithfield or www.english-heritage.org.uk/smithfield |
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