KPF Unveils Plans For Old Street Skyscraper
The title of this post, is the same as that of this article on the Architects’ Journal.
This is the sub-heading.
Kohn Pedersen Fox Associates (KPF) has unveiled early plans for a 160m office tower by Old Street roundabout in East London
These three paragraphs describe the development.
The site at 99 City Road is currently occupied by a 10-storey postmodern office block developed in the late 1980s as headquarters for satellite telecommunications company Inmarsat. However, Inmarsat relocated last year and developer Endurance Land bought the site in spring for £150 million.
The new owner now wants to demolish 37 per cent of the existing building, before vertically extending it to create an approximately 37-storey tower providing an additional 45,000m2 of office space, according to early plans published for consultation.
The tower scheme would feature improved public realm around the building, as well as active frontages, café space and 510m2 of flexible community space – including a triple-height ‘great room’, which could hold markets, exhibitions, and performances.
I took these pictures these morning as I passed the site at the front of the top-deck of a 21 bus.
Note.
- I showed the approach to the station, to show the number of high rises in the area.
- The Inmarsat Headquarters at 99 City Road is on the South-East corner of the roundabout, with a new station entrance alongside.
- Unusually it has Inmarsat shown vertically on the front.
- The double-fronted curved building is the Bezier Apartments, which made the short-list for the Carbuncle Cup in 2010.
- The building on the South-West corner is the White Collar Factory.
The construction of the new Old Street station seems as slow as ever.
I have some thoughts.
Will The Building Fit In?
The architects’ Journal article says this.
Consultation documents said the tower’s design is ‘rooted in the distinct history of the local areas’, its appearance ‘tak[ing] inspiration from the Victorian buildings in the neighbouring conservation areas of Bunhill Fields, Finsbury Square and South Shoreditch’.
I can see some arguments as at 37 stories, it’s two higher than the Barbican towers.
Will Access Between The New Building And Old Street Station Be Good?
This map from Transport for London shows the future layout of Old Street Roundabout.
Note.
- The Inmarsat Headquarters is in the South-East corner of the roundabout.
- There is a new entrance to the station between the building and the Bezier apartments.
- The new main entrance to the station in the middle of the roundabout.
- Original plans showed a lift to the main station entrance from the surface, but two may have been built.
There appears to be a subway and two light-controlled pedestrian crossings between the new development and the station.
This Google Map shows the current state of Old Street Roundabout and the front of the Inmarsat Headquarters.
It can’t be long before developers build on the other two sides of the roundabout.
Who Will Be The Tenants?
This article on the Hackney Gazette, is entitled New 36-Storey Office Tower Proposed For Old Street.
It says this about the tenants.
The new site would contain approximately 4,000 sqm of new affordable workspaces that would be accessible to local businesses and organisations.
I suspect that these offices will be much better than some of the dumps Metier worked out of in the 1970s and 1980s.
Just promising to show the view could get a few visitors and some possible sales
Will The Building Have An Observation Platform?
At 160 metres tall, this building will be 150 metres shorter than The Shard, but it will be 27 metres than the Barbican towers.
So why not have an observation platform?
I suspect that from there, you will be able to see Hackney Mashes, as there are few buildings in between.
How Will Highview Power Affect The Lithium-Ion Grid Battery Market?
In this article on the Telegraph, Rupert Pearce, who is Highview’s chief executive and ex-head of the satellite company Inmarsat, discloses this.
Highview is well beyond the pilot phase and is developing its first large UK plant in Humberside, today Britain’s top hub for North Sea wind. It will offer 2.5GW for over 12 hours, or 0.5GW for over 60 hours, and so forth, and should be up and running by late 2024.
The Humberside plant is new to me, as it has not been previously announced by Highview Power.
- If it is built it will be megahuge with a storage capacity of 30 GWh and a maximum output of 2.5 GW.
- Humberside with its connections to North Sea Wind, will be an ideal location for a huge CRYOBattery.
- The world’s largest battery is at Ouarzazate Solar Power Station in Morocco and it is 3 GWh.
- The world’s largest pumped storage power station is Fengning Pumped Storage Power Station in China and it is 40 GWh.
The proposed Humberside battery also has a smaller sibling under construction at Carrington in Manchester.
This will have a storage capacity of 250 MWh and a maximum output of 50 MW.
Factors Affecting The Choice
Several factors will affect the choice between lithium-ion batteries and Highview Power’s CRYOBattery.
Reliability
Reliability is paramount and whilst lithium-ion batteries batteries have a high level of reliability, there probably needs to be more development and quality assurance before CRYOBatteries have a similar level of reliability.
Size
The largest lithium-ion battery, that has been proposed in the UK, is the 320 MW/640 MWh battery that will be installed at the Gateway Energy Centre in Essex.
This size of CRYOBattery should be possible, but this size is probably in range of both lithium-ion and CRYOBatteries.
Safety
The Wikipedia entry for Battery Storage Power Station has this to say about Safety.
Some batteries operating at high temperatures (sodium–sulfur battery) or using corrosive components are subject to calendar ageing, or failure even if not used. Other technologies suffer from cycle ageing, or deterioration caused by charge-discharge cycles. This deterioration is generally higher at high charging rates. These two types of ageing cause a loss of performance (capacity or voltage decrease), overheating, and may eventually lead to critical failure (electrolyte leaks, fire, explosion).
An example of the latter was a Tesla Megapack in Geelong which caught fire, fire and subsequent explosion of battery farm in Arizona, fire of Moss Landing battery farm. Concerns about possible fire and explosion of a battery module were also raised during residential protests against Cleve Hill solar farm in United Kingdom. Battery fire in Illinois resulted in “thousands of residents” being evacuated, and there were 23 battery farm fires in South Korea over the period of two years. Battery fires may release a number of dangerous gases, including highly corrosive and toxic hydrogen fluoride.
The long term safety of a CRYOBattery is probably not yet known in detail, but I suspect in some applications, CRYOBatteries could be safer than chemical batteries.
Environmental Factors
I suspect that CRYOBatteries can be built without any hard-to-mine or environmentally-unfriendly materials like lithium.
Cost
The article in The Telegraph, says this about costs.
Mr Pearce said Highview’s levelised cost of energy (LCOE) would start at $140-$150, below lithium, and then slide on a “glide path” to $100 with over time.
It does look that the all important factor of cost could be the clincher in the choice between the two systems.
For larger batteries, the CRYOBattery will probably have a larger advantage.
Conclusion
I can see Highview Power and their CRYOBatteries putting up a good fight against lithium-ion batteries, especially with larger batteries, where they have a larger cost advantage.
In the UK, we will know they have won an advantage, if the two big battery-storage funds; Gore Street and Gresham House, start to install CRYOBatteries.
The Anonymous Widower 