Planning was done in a detailed way because this area that Sellar purchased in 1998 was a busy transport hub. Work had to be done in such a way that it did not disrupt the location, and also added value to it. In the initial planning which was done in 2000, the architect Renzo Piano worked on designing a spire like structure. The spire like structure that emerged out of the Thames River was to be the central point in the Shard. In 2002, there was opposition from Commission of Architecture and also the Built Environment body CABE. Heritage bodies such as English heritage also joined in to voice their opposition. A planning inquiry was hence formed at this point. By 2003, at the end of the submissions of the planning inquiry, planning consent was obtained for the building. Building regulations and design approvals were finalized. The building construction contract was handed out to Mace since the consent was obtained at that time.
In 2007 when the building contract was handed out to Mace, the amount that was agreed on was around £350 million. However, the final amount that was settled for the contract was around £435 million in 2008. The budget issues, and also the global recession going on during its major construction time were seen to challenge the project. The state of Qatar bought out the original stakeholders in order to help complete the tower.
In realization of the chosen building, multiple factors have gone into play. The chosen building has been in planning for more than a decade, and its construction visibility was also threatened during the years of the economic recession. Despite this, the Shard is considered as a successful project and occupies centre stage in UK construction history because of its pioneering works.