High-rise for Smithfield

Developers Thornfield Properties have submitted plans for the vacant parts of the market, built in 1883, which have stood empty for more than a decade. Their loss will not affect the current meat market in the short term.

The plans, totalling half a million square feet of offices, will include new buildings at:

• 43 Farringdon Street, rising from four to 10 storeys.
• 25 Snow Hill - a triangular building of eight storeys. The ground floors of both buildings will be double height and contain a new 100,000 square foot "urban market hall".

A significant factor in favour of the scheme is the developers' offer to help finance a major

upgrade of Thameslink tunnels under the site. Michael Capocci, Thornfield managing director, said: "These buildings have no operational impact on the nearby Smithfield meat markets, are not listed and are in a poor state of repair having suffered extensive damage during the Second World War.

"We intend to replace them with an urban market for Smithfield, flexible enough to combine a mix of kiosks and stalls with shops, restaurants and exhibition space."

Prince Charles joined the campaign to save the historic buildings arguing that, while unlisted, they are in a conservation area. He is convinced they could be restored for the benefit of the local community. The Prince has been lobbying culture ministers vigorously. However, his previous efforts to save the Bishopsgate Goodsyard ended in the demolition of the building.

The plans are supported by the Commission for Architecture and the Built Environment. Its design review committee said: "We found much to admire in the scheme and it is for others to decide whether a case has been made for demolition of the existing buildings.

"It is clearly important in our assessment of the designs that they show evidence of recognising what it is that gives this area its special character. We think that this proposal has the potential to do so."

But Adam Wilkinson of Save Britain's Heritage said: "The buildings form an important part of the magnificent market complex at Smithfield. Their destruction would be an act of wanton cultural vandalism. The current plans are completely at odds with the low horizons and historic character of the area which make it such a great place in which to live and work."

Crucially, English Heritage, the Government's official adviser, is sending out conflicting signals. It has rejected listed status for the Smithfield buildings four times in 15 years, and has not changed it mind. On the other hand, chairman Sir Neil Cossons has publicly backed Prince Charles and SAVE and emphasised the buildings' "outstanding contribution to the character and appearance of Smithfield and townscape value".

He also urged the City Corporation to consider adaptation and conversion of the kind which has reinvented Covent Garden, Borough, Spitalfields and Leadenhall Street. However, in the absence of listing, the future for the Smithfield buildings looks bleak.