Significant remains of London’s first Roman Basilica have been revealed underneath the basement of 85 Gracechurch Street, reshaping the vision for one of London’s most ambitious new developments.
In this Q&A, James Taylor, Principal, London Studio Chair and Global Workplace Architecture Sector Leader, discusses how the unearthing of the first Roman Basilica shaped the project’s evolution, the challenges of integrating archaeology with modern architecture, and how 85 Gracechurch Street is setting a new benchmark for commercial and cultural value in the City.
The city’s first Roman Basilica would have been the heart of civic life in ancient Roman London, is now influencing not only the building’s design but also its role once again within the City of London.
The remains were uncovered during initial archaeological investigations by Museum of London Archaeology (MOLA) after planning permission had been granted for a new development on the site in October 2023. Through these investigations, massive foundations and walls made of flint, ragstone and roman tile were uncovered – in some areas over 10m long, 1m wide and 4m deep.
Importantly, the foundations are thought to be within an area of the Basilica known as the Tribunal. Here, upon a raised stage, magistrates, political leaders, and important officials would have made major decisions about the government of London and possibly beyond, shaping the City’s past and present.
Proposed exhibition space showcasing the Roman Basilica remains (image produced by Visulent).
How did the discovery of the Roman Basilica impact and influence the design and development of 85 Gracechurch Street?
The unveiling of the first Roman Basilica has had a transformative impact on 85 Gracechurch Street, revealing challenges and opportunities that has influenced its proposed design. Above all, the extent of the archaeological findings has reinforced and elevated the project’s longstanding vision: to create a destination with a generous public spirit for generations to come.
When the Roman Basilica’s foundations were uncovered, significant technical adjustments had to be made. These included the rearrangement of structural columns, relocation of end of trip facilities and a complete reimagining of the basement design into a new event and exhibition space for the public. We knew we had an incredible chance to create a dialogue between the past and present for decades to come and chose to create experiences that will allow people to really connect with the site as both a contemporary building and site of ancient ruins.
As a result, 85 Gracechurch Street has been designed to be a dynamic environment that can host an array of people, experiences, and events – to think of it as a tourist attraction would be to underestimate it entirely.
The basement’s evolution into a public exhibition space will see installation of glass floors that reveal the ancient walls beneath, a choice that honours and showcases the incredible nature of the find while allowing contemporary life to thrive.
The design also pays homage to the site’s Georgian history, drawing inspiration from the Spread Eagle Inn that occupied the site in the 1700s, including recreating its historic pedestrian route to Leadenhall Market and the balconies that once overlooked the coaching station’s yard.
This choice, and others like it, showcase the striking parallels between the Roman Basilica’s original function as a place for public assembly and the project’s goal as a public offering. This historical precedent helped frame the project’s contemporary ambitions to improve the community, particularly in its integration with Leadenhall Market and choice to offer a publicly accessible heritage viewing deck and public hall.
Ruins of the Roman Basilica (image courtesy of MOLA).
“The find reinforced the project’s longstanding vision: to create a destination with a generous public spirit for generations to come.”
Indicative view of the Public Hall (image produced by Visulent).
How did the team go about solving the challenges/addressing the complexity of the project?
The team approached the 85 Gracechurch Street’s complexity by embracing its challenges as opportunities from the outset. An ambitious project even during its concept phase during the throes of London’s lockdown, the client’s vision helped set an ambitious direction: to make a compelling case for a tall building in a historical context.
The project’s success stems from staying true to its aims to enhance public and user experience. Particular attention was paid to recreating historic street connections to Leadenhall Market and acknowledging its heritage as a former coaching inn– as well as its archaeological significance. This is a project that will remain relevant and valuable for generations of users – office workers, students, tourists, or commuters – while achieving contemporary goals such as net-zero carbon status and providing flexible A-grade office space.
Technical challenges were addressed through a balanced approach to sustainability and efficiency. Two floors were recently removed to drop the highest occupied floor to Level 30 as part of a suite of refinements to create optimal efficiency- we are focusing on quality over height. We considered carbon investment very carefully – the slender building silhouette that suited the project’s ambitions does typically require more carbon to construct, but the team justified this as “carbon well spent” by ensuring significantly lower operational emissions throughout the building’s lifecycle.
85 Gracechurch Street aims to become one of the greenest tall buildings in the city. This ambition required the incorporation – there are terraces featuring real plants every two floors.
The building looks very different to the other office towers in the City Cluster. Why is that?
85 Gracechurch Street’s distinctive appearance stems from its unique location and intimate relationship with Leadenhall Market. We really immersed ourselves in studying the area’s character, particularly the Victorian architectural elements of the Market structures, rhythms, and proportions, incorporating these historical details into a modern design fit for use today and for decades to come.
The building’s form was carefully sculpted to respect important viewing corridors, particularly of St Paul’s Cathedral, resulting in a stepped, cascading silhouette that distinguishes it from other city towers. This thoughtful approach to the building’s impact on historic views has earned appreciation from planners and the public alike.
Rather than imposing a conventional office tower, the team sought to create a timeless building that emerges naturally from its context with the City of London. The building also incorporates considerable amount of urban greening – substantial areas of planting and even trees that will make it the greenest in the City of London- that creates a distinctive and welcoming appearance on the skyline.
Inside, the ground-level public hall serves as a continuation of the market’s series of spaces, creating a connected piece of public realm that reflects the area’s core DNA. It may look different to the other office towers surrounding it, but 85 Gracechurch Street truly belongs to the place it stands in.
“Ensuring we could deliver the highest amount of economic and social benefit possible required ruthless efficiency in design.”
How did Woods Bagot ensure commercial and community value moving forward?
One of the things that makes 85 Gracechurch Street unique is its commitment to creating value. Thanks to the client, the development has always had a public-focused mindset rooted in generosity – a fact that set the brief apart from other commercial office developments.
Ensuring we could deliver the highest amount of economic and social benefit possible required ruthless focus on efficiency in design. The significant amount of public space and benefits within the scheme, alongside the realities of construction costs, meant that making 85 Gracechurch Street commercially viable called for a comprehensive handle on every detail. We made choices like removing unnecessary lifts and reconfiguring office space to create the best result for owners, users, and community alike.
The project enhances value through its deliberate integration with Leadenhall Market. Extensive research into what drove the market’s success, its capacity, and what was missing allowed us to identify a key opportunity: the addition of an event space would deliver critical mass that would help keep the market’s shops viable and active. New public routes through the market improve its urban permeability, inviting potential shoppers into the space.
The building is designed to serve diverse demographics: the commercial community of office workers, tourists, Leadenhall Market traders and shop operators, school children from all of London borough’s, engaging the wider London community. This inclusive approach helps transform the City of London into a destination beyond business, creating lasting value for multiple stakeholders while maintaining commercial viability.
View of the proposed development from Gracechurch Street, looking north towards Leadenhall Market (image produced by Millerhare)
“85 Gracechurch Street will become an integral part of community memory and identity, offering a sense of something bigger than oneself.”
Aerial view of the revised scheme.
Once built, what will it be like to experience the space?
85 Gracechurch Street will offer a uniquely layered experience that will help reframe visitors’ relationships to the City, with history and the city itself. Those who journey from the archaeological exhibition space below ground will emerge into light-filled spaces above that open out to the pulse of the modern city – creating memorable transitions that people will want to return to as part of their daily routines.
The building is designed to recreate a historic hive of humanity and commerce, continuing the site’s legacy as a gathering place where people come together, decisions are made, and human interaction flourishes – after all, the discovery of the ancient tribunal area has been compared to finding the House of Commons’ Speaker’s Chair. It’s a space to be enjoyed: office occupiers will overlook a dramatic public hall, while cycle services, educational areas, and public gardens welcome diverse users throughout the day.
This isn’t just about preserving artifacts – it’s about creating everyday magic where people work, celebrate, and simply pass through on their way home. The building will become an integral part of community memory and identity, offering a sense of something bigger than oneself. This sense of magic is particularly fitting given the site’s connection to the wizarding world – just around the corner, Bulls Head Passage served as the filming location where Hagrid guides young Harry Potter into Diagon Alley, adding another layer to the site’s rich historical tapestry.
Principal, London Studio Chair, Global Sector Leader – Workplace Architecture.
James is Chair of the London Studio, leading the talented multi-sector team on exciting office, residential and hotel projects across London, the UK, Europe and the Middle East.
As an Architect, he has a reputation for large scale office buildings in London and working heritage contexts, most recently including 85 Gracechurch Street, a new build 32 storey tower which incorporates unparalleled destination amenities for occupiers and the public. As well as offices, James has designed award winning schools, university buildings and residential projects.
James drives the London studio with creativity, knowledge and energy, nurturing a collaborative working environment focussed on client experience and project outcomes. He is passionate about the experience of work and enabling people and teams to succeed in their own goals. As part of his role, James is also the Woods Bagot Global Workplace Architecture Sector leader, enabling connections and sharing innovation in our office projects for the benefit of clients around the globe.
He is a member of the Royal Institute of British Architects (RIBA), British Council of Offices (BCO), City Property Association (CPA), City Architecutre forum (CAF) and a member of the Worshipful Company of Chartered Architects. He has spoken on tall buildings at CTBUH, education at the NLA, and the future of offices at a number of industry events.
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