Welcome To the consultation for 247 Tottenham Court Road

This stakeholder pack provides you with a chance to view the designs and give us your thoughts on our proposals for CO-RE are central London specialists 247 Tottenham Court Road. Please do and have over 20 years’ experience note the various contact details listed as in the redevelopment of large-scale part of this pack if you wish to speak to complex assets in London. Recent a member of the project team, organise developments include LSQ London, a briefing or provide us with your which transformed the entire west feedback. side of Leicester Square, and the comprehensive refurbishment of Bureau, In line with the Covid-19 restrictions Fetter Lane. currently in place, the project team are working hard to reach people to ensure that local residents and businesses can Aerial view of the site looking South East. have their say. A highly experienced team have been brought together to create the best In addition to our efforts to engage possible proposals for this site, including with our neighbours via flyer drops and award-winning architect Stiff+Trevillion, local advertising, we would very much the practice behind Pavilion Road in welcome your thoughts on how best to Chelsea. This mixed-use six storey- reach out to local people at this time. building, completed in 2016, provides Introduction to the project team ground floor retail and five levels of office above. Delivered in partnership with the Cadogan Estate, the scheme won the bd Architect of the Year award in 2013. LSQ London. 40 Beak Street, Soho. M&G Real Estate, the property fund Stiff+Trevillion also won a New London management arm of M&G, are the Architecture award in 2019 for 40 Beak Other members of the project team include: owners of the site. Last year, they Street in Soho, a glazed brick building appointed CO-RE, the London based which incorporates a ground floor development managers, to oversee the restaurant with office above. comprehensive development planned Planning consultant Community engagement Transport consultant Project manager for 247 Tottenham Court Road. consultant The existing buildings

The site location The site, which is situated a short walk from Tottenham Court Road Station, it is bordered by Bayley Street to the north and Morwell Street to the east and 248/250 Tottenham Court Road, a small building which separates it from One Bedford Avenue, to the south.

The site composition In total, the site comprises five buildings, all of which have a complex internal relationship. The properties along Morwell Street and Bayley Street comprise a mix of six residential units and facilities for the Architectural Association. The buildings include:

Existing building: Existing building: 247 Tottenham Court Road 3 Bayley Street Built almost 60 years ago, 247 Tottenham Court Road comprises ground floor 3 Bayley Street forms part of the retail with five storeys of office accommodation above. The site also includes office building at 247 Tottenham a basement used for storage and car parking. The building is no longer fit for Court Road at first floor, with the modern day working requirements and comprises poor internal layouts and level floors above comprised of four flats. access. It is located on the corner of Bayley Street and Morwell Street. At 47 sqm, The existing building facade is approaching the end of its useful life and will the one-bedroom flats are below need to be replaced with a Part L compliant facade. The cladding has a low level the minimum space standard of 50 of thermal performance resulting in an Energy Performance Certificate (EPC) sqm, with the two-bedroom flats also rating of D/E, which means that the building is costly to maintain and lacks energy not meeting space standards. None efficiency. of the existing flats have private amenity space which further impacts the quality of the space. The existing buildings

Existing building: 1 Morwell Street 1 Morwell Street is a residential brick building which is comprised of two residential apartments.

Existing building: 2-3 Morwell Street 2-3 Morwell Street is linked to the retail units along Tottenham Court Road at ground and basement level. Bayley Street looking west. The first and second floors comprise office floorspace.

Existing building: 4 Morwell Street 4 Morwell Street is used by the Architectural Association as studios, administrative offices and storage. The ramp which provides access to the basement car parking for the office building cuts through the ground floor of 4 Morwell Street.

Morwell Street looking north. Site and context

Site history Wider context The presence of Tottenham Court Road Whilst the site does not lie within pre-dates any development in the areas a Conservation Area, it abuts the to the east and west of this important Bloomsbury Conservation Area and London route. the Charlotte Street Conservation Area which is located to the north-west Bloomsbury, which is located to the east of the site. There are no listed buildings of the site, and Fitzrovia, to the west, within the site’s boundary. were both developed in the 17th and 18th centuries. Bedford Square, which is situated to the east of the site, has remained much as it was originally built.

By contrast, Tottenham Court Road has been redeveloped on a plot by plot basis over time, as is typical of main roads. There are several larger buildings such as that of the Heal’s building and 1 Bedford Avenue. Many of the buildings along Tottenham Court Road have a similar aesthetic with predominantly concrete or stone facades.

Located towards the north of Tottenham Court Road are larger scale, modern buildings, with smaller scale, brick period View looking north, St Giles Circus, circa 1900. Bedford Square, circa 1949. buildings found towards the centre of the route. Again, larger scale modern buildings can be found at the southern end of the road, which results in quite a varied streetscape with no common theme.

One Bedford Square. Heal’s building, Tottenham Court Road. The opportunity

Existing condition 3. Out of date mechanical and The 247 Tottenham Court Road building ventilation systems which are in need is approaching 60 years. In the time of substantial refurbishment. since this building was first built, 4. Office and retail units do not have workplace and retail requirements have level access due to a slight slope changed considerably. along Tottenham Court Road.

The relationship the building has with 5. Vertical transportation needs to be the four other buildings on site along replaced and expanded to suit the Morwell and Bayley Street is incoherent needs of modern workspace. and complex. This building is no longer 6. Low thermal performance rating of considered fit-for-purpose, mainly due to external facades with poor quality the following reasons: glazing. Poor internal spaces. 1. Poor internal layouts and inflexible 7. Incorporation of poor-quality work and retail space. building materials which are coming 2. Stepped access across all three to an end of their lifespan. elevations impacts the office, retail 8. Poor quality residential and residential. accommodation which is below modern space standards.

Poor thermal performance of facades and cladding.

Vertical transportation. Lack of level access. Deleterious and failing materials. Mechanical and ventilation systems. The opportunity

Our proposals 8. A sustainable clean and low energy Our proposals for 247 Tottenham Court building that is designed to the Road replace the existing buildings with highest environmental standards. a mixed-use office, retail and residential 9. An enlivened street frontage on building that respects the scale and Morwell Street. materiality of its neighbours. We think 10. A car free development, making best that this site provides an exciting use of the site’s excellent transport opportunity to deliver: connections. 1. An adaptable and future proofed 11. New and improved quality flexible building designed for long-life use to retail space and enlivened frontages. allow for alternative uses in the future. 12. A pocket park located near the 2. A sedum green roof with entrance of the office on Bayley Street. Photovoltaics. 3. Public planting along Bayley Street to complement the wider West End Project. 4. Improved residential accommodation with new high quality and sustainable homes built to modern space standards, all enjoying their own private amenity. 5. Level access to all uses within the building. 6. High quality, flexible office space and amenity for workers including end of trip facilities for cyclists. 7. A roof terrace and new biodiversity, providing habitat for flora and fauna.

Architectural design sketches and design development. The proposals

Design development We are considering updating designs The design team has sought to respond so that the building steps down and is to the contrasting scales of Tottenham set back by 2.5 metres at 4th floor level Court Road, Bayley Street, Morwell along Morwell Street to minimise the Street and beyond to Bedford Square, impact of views from Bedford Square, whilst looking to create a distinction with the building set back at the 5th between the different uses through a floor level on the corner of Bayley Street subtly designed scalloped building form and Morwell Street. Greened terraces with a varied and distinctive facade. could be included along the fifth A key aspiration for the design is to floor elevation. A terrace and urban maximise activity at ground floor level. greening has been incorporated as part of the roof space and a chamfer Along Tottenham Court Road, the has been introduced on the corner of proposals are for ground floor flexible Bayley and Morwell Street to increase retail uses, plus five storeys of office the level of public realm on this corner. accommodation above, with a pocket Proposed view from Percy Street looking south east. park proposed for near the entrance of Key the office on Bayley Street. The existing Santander cycle docking station would Residential be relocated along Tottenham Court D1/B1 Use Road and expanded. Office Retail The residential element has been positioned to the southern part of the site, with the entrance located on Morwell Street to reflect its predominantly domestic scale. The residential floor to ceiling heights would match those of the office to allow future flexibility in terms of land use across the site.

Proposed illustration of uses. Proposed Bayley Street section. The proposals

Retail Residential The mix of retail uses is proposed There are currently six dwellings located flexibly to allow a mix of different sized on-site, four of which are two beds (three occupants within Class A1/A2/A3/ persons) and two are one beds (two D2 uses. The percentage provided as persons). The one bed flats are smaller class A1 along Tottenham Court Road than current minimum space standards will be agreed with the local authority. and none of the existing dwellings have This would be secured through planning any private outdoor amenity space. conditions which would confirm the scale and mix of uses. Having a mix of The proposals offer a rich mix of dwelling retail uses will safeguard the vibrancy types including two bed, three bed, and and vitality of the new retail in these four bed flats delivering much needed challenging times for the high street. larger units as per council preference. All the flats will be larger than minimum The active frontage will extend further space standards, each enjoying private than existing – wrapping around the outdoor amenity space. corner onto Morwell Street where there will be a café entrance. The ground floor The new units will all enjoy excellent experience will be framed with a dark levels of natural light and ventilation (with floor to ceiling windows) and will stone plinth and floor to ceiling glazing. Proposed view of Tottenham Court Road looking north. Proposed residential bay study. It will provide level threshold access have secure enclosed cycle storage and to each unit and have potential for enclosed waste storage. increased floor to ceiling heights. These new homes will enjoy a dedicated The retail element will be serviced via entrance on Morwell street with a Morwell Street where the waste storage comfortable reception/lobby area. and collection will also be managed. The proposals

Proposed materials Option One Option Two Option Three The proposal expresses the base of the Brown high gloss glazed terracotta Green high gloss glazed terracotta. White high gloss glazed terracotta building, the increase in the active public facade. facade. uses, and is finished in a hard-wearing urban material such as honed grey basalt.

The proposed building is clad in a material that allows its curvilinear ‘baroque’ form to be expressed sculpturally and to reflect light and shadow as the day goes by.

High gloss glazed terracotta is proposed for the Tottenham Court Road facade. A decision on colour has not been reached but we are developing this idea currently with officers at the London Borough of Camden.

The residential building is brick clad, it reads as a building in its own right and it acts as a moderator between the different scales of the surrounding streets.

Precedent materials example for Morwell Street facade, Carlsberg researcher apartments, Praksis Architect. The proposals

Office The offices will enjoy a dual ventilation The upper parts of the office building strategy providing opportunity for both have a simple order that is broken at first passive and mechanical ventilation. floor with larger windows which reflects In line with ongoing design the two storey bases of some of its considerations, there could be office neighbours. terraces at 4th and 5th floor level which The proposals would see an increase in could feature planters and greening. office accommodation, with the building Perforated Metal designed with a focus on occupier flexibility and wellbeing.

The new office spaces will enjoy large open plan flexible floorplates that have potential for accommodating either single or multiple tenants. The proposed will provide increased floor to ceiling heights with full height glazing and the entrance will be set into the middle of Bayley Street. It will feature a level threshold entrance with a spacious lobby and a dedicated cycle entrance leading to secure basement cycle storage and end of trip facilities. Terracotta

The offices will be served by two cores, one to the north of the site – located off the main office entrance and a second core at the south of the site which will also be the firefighting core, and back of house access.

Granite

Proposed office bay study. Sustainability and whole-life carbon approach

Sustainable design −A building designed for long-life use, As part of our designs for the site, the incorporating robust and efficient team has explored options around materials. retaining the frame of the existing −Building design optimised for whole 247 Tottenham Court Road building. life carbon performance. Studies however have shown that the −An energy efficient facade, including existing conditions are inadequate for roof mounted solar photovoltaics. contemporary use for a comprehensive office led mixed use development. The −A number of low carbon construction existing basement however will largely methods being considered. be retained and reused. −Minimal use of plastics in building Studies instead have shown that a new services installations so that recycled low-carbon designed building will have metals can be included in the a lower whole life carbon footprint than installations. several of the refurbishment examples −Building services systems designed which have been assessed. Once in use, for the ease of maintenance the building will be zero carbon. and future climate conditions to minimise frequency of central plant Our ambition for this site is to create a replacement. building which is designed to the highest standards providing better accessibility, −Air source heat pumps offering a with exemplary environmental standards. low-carbon operation solution for the building. As part of the design proposals, we have incorporated some key principles −Building design set to achieve a to ensure a sustainable and energy BREEAM Excellent rating. efficient development: −Green landscaping and planting Proposed view looking south east. −An energy efficient and low throughout the proposed scheme embodied carbon project. providing new habitats for flora and fauna. − Reclaimed materials from the existing building will be reused, responding to the principles of the circular economy. Demolition materials will also be reused. Benefits to community and next steps

The proposals for 247 Tottenham Court Road present a number of key benefits: 1. A sustainable, mixed-use 16. Supporting sustainable means of development, designed for long-life transport. use. 17. A car free development. 2. High-quality, flexible office and retail 18. Improved energy performing space. buildings. 3. Roof terrace providing habitat for 19. Increased future flexibility through fauna and flora. dual aspect office space and central 4. Opportunity to build a zero-carbon cores. office building in use. 20. Improved vertical transport 5. A lower lifetime carbon solution. provisions. 6. Minimal impact to Bedford Square. 21. Better natural daylight. 7. Dual aspect residential units. 22. Better quality and more flexible retail spaces. 8. Urban greening. 9. Improved access and level thresholds. 10. Better quality of amenity space for Next steps Thank you residential. After this consultation, we will spend Thank you for taking the time to read our stakeholder pack in order to learn more some time reviewing the feedback about the proposals for 247 Tottenham Court Road. 11. Increased active frontages. received and working with officers 12. Mixed mode ventilation systems to at the London Borough of Camden We would like to hear your views on our proposals before we submit a planning provide clean air to tenants. to finalise the designs ahead of application to the London Borough of Camden later this summer. Please use the submitting an application later this contact details below to provide your feedback or to speak to a member of the 13. Improved quality floor to ceiling summer. project team. heights in offices. Email We will continue to meet with local 14. Better quality of amenity space for [email protected] offices. residents, businesses and interest groups and are happy to organise Telephone (Freephone) Website 15. End of trip facilities for office and virtual briefing sessions on request. 0800 307 7548 www.247TottenhamCourtRoad.co.uk retail uses.