01 August 2009

Boris v US in battle over huge American embassy

London Evening Standard
Boris Johnson and proposed embassy building
Boris Johnson and proposed embassy building

Boris v US in battle over huge American embassy

Mira Bar-Hillel, Property Correspondent
31.07.09

Boris Johnson has gone into battle with the American government over plans for a new embassy in London.

The Mayor says he is prepared to reject proposals for the £500million complex in Battersea if it breaches his planning vision for the capital and does not include a £2.5million contribution for Crossrail.

He has demanded a series of changes to the outline plans for the building - known as the Iceberg - with money for transport improvements at the top of his wish list.

City Hall is seeking contributions towards the £16billion Crossrail link from all major developers in central London as a condition of gaining the Mayor's approval.

The US wants to move from its site in Grosvenor Square, Mayfair, because of security concerns. Though that building is heavily fortified, the US has been refused permission to close surrounding streets to stop the threat of a lorry bomb.

The new site would be protected by a 30-metre "blast zone" and a detachment of US marines. Security is so tight that only American-based architects are being allowed to design it.

However, Mr Johnson is effectively prepared to hold the American government to ransom to secure money to improve London's transport infrastructure and force through changes to the embassy's design.

He has concerns that the building, to be located between Chelsea and Vauxhall bridges, will "turn its back" on the Thames and be concealed behind a giant mound of earth. The Mayor wants the boundary wall to be "visually permeable" - allowing the 97 metre embassy to be seen from the road - not blocked by a four-metre concrete wall. Changes have also been demanded to ensure the building meets targets to reduce its carbon footprint. Unless they are made the proposals will breach the Mayor's planning guidelines - the London Plan - and face rejection.

A letter from planning officials to the embassy's developers says: "Further work is required before the proposed development can be considered acceptable in terms ... of the London Plan."

American embassy plans
‘Blast zone’ and a base for marines
Because Crossrail will not pass near the embassy, the Mayor may decide instead to channel any American cash towards an extension of the Northern line to Battersea. He wants to add a branch from Kennington Tube station to Battersea Power Station via the embassy site at Nine Elms, where a station would be built.

Mr Johnson, who was born in New York, is also under pressure to force the US to pay £3million in congestion charge fines before agreeing to the embassy. The US has refused to pay the charge since it was launched in 2003, claiming its diplomats were exempt.

Jenny Jones, the Green party chairwoman of the London Assembly's planning committee, said: "I completely support the Mayor on this. If the embassy is going to move to Battersea, they have to follow the London Plan.

"I think they have to make a contribution towards public transport, particularly with the fact that they have a huge outstanding congestion charge bill."

The US hopes to move to the 2.15-hectare site by 2016. Work transforming the area, which is occupied by industrial buildings and a car showroom, is to begin in 2013.

Draft plans have been submitted to Wandsworth council, which has welcomed the embassy because of the prestige it will add to the borough. The building would be used by 800 staff and attract 1,100 visitors a day. The Americans hope to select an architect by early next year from the shortlist of four, including the 92-year-old designer of the Louvre glass pyramid, I M Pei.

Rob Tincknell, managing director of Treasury Holdings, which is managing the redevelopment of Battersea Power Station, said the embassy's move would help the area's regeneration. "The Nine Elms regeneration hinges on getting the right transport provision and we support the Mayor's efforts to ensure that the supporting transport infrastructure gets put in place," he said.

An American embassy spokesman declined to respond directly to Mr Johnson's warnings. He said: "As has been the case from the beginning of the new embassy project, we look forward to hearing comments and to addressing any concerns in a collaborative manner."

The man who will have to steer through the planning application and the negotiations associated with it will be Louis Susman, 71, whom Barack Obama appointed as American ambassador to Britain two months ago.

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