10 Spring Gardens Design and Access Statement the Crown Estate

Project 10 Spring Gardens Title Design and Access Statement Client The Crown Estate Date March 2021 Project name Orms project number Project team code File 10 SPRING GARDENS 2245 SPG SPG-ORM-XX-XX-RP-A-30001

Revision Date Description Status Created Checked P01 26.03.21 Design and Access Statement PL - PLANNING JA MM

This Design and Access Statement explains the design principles that have been applied to the proposed development and illustrates how issues of access have been dealt with.

A number of elements of the design, including particulars of the cladding, space planning, lighting, security, fire and landscaping will be finalised at the detailed design stage and therefore will be either the subject of planning conditions to be agreed with Westminster City Council, or are not considered to be planning-related matters. Where these details are shown within the Design and Access Statement, they are included for illustrative purposes only and are clearly identified as such.

NOTE: Unless specifically noted, all images and sketches are for illustrative purposes and are not verified views.

This Design and Access Statement is submitted to accompany the applications for planning permission and should be read in conjunction with the application drawings. Contents

1.0 Introduction 7.0 Sustainability 1.1 Executive Summary 7.1 Overview 1.2 Project Team 7.2 Sustainability Strategy 1.3 Orms 8.0 Access and Inclusivity Statement 2.0 Existing Site and Building 8.1 Summary 2.1 Existing Site Overview 2.2 Site History 9.0 Area Schedule 2.3 Site Analysis 2.4 Existing Building 9.1 Area Schedule 2.5 Emerging Context 10.0 Summary 3.0 Design Process and Consultation 10.1 Summary 3.1 Pre-application and Consultation Process 11.0 Appendices 4.0 The Architectural Proposals 11.1 Appendix A - Operational Management Plan (JLL / The Crown Estate) 4.1 Placemaking 11.2 Appendix B - Statement of Community Involvement (Kanda) 4.2 Key Moves 11.3 Appendix C - Acoustics Report (Clarke Saunders) 4.3 Engineering Services Concept 11.4 Appendix D - Transport Assessment / Servicing Management Plan (Steer Group) 4.4 Proposed Plans 11.5 Appendix E - Lighting Design Statement (Studio 29) 4.5 Undercroft and External Paving 11.6 Appendix F - Landscaping and Maintenance Strategy (Robert Myers Associates) 4.6 UKPN Enclosure 4.7 Cycle and Refuse Stores 4.8 Cafe Entrance 4.9 Carlton House Terrace Entrance 4.10 Landscape 4.11 Facade Strategy 4.12 Roof Interventions 4.13 Materiality 4.14 Key Views

5.0 External Lighting 5.1 Lighting Design

6.0 Detail - Technical 6.1 Servicing 6.2 Cyclist Facilities 6.3 Management 6.4 Security5.6 Cycle Parking 6.5 Acoustics 1.0 Introduction 1.1 Executive Summary

This report has been prepared by Orms Designers and Architects on behalf of The Crown Estate to support the application for full planning permission for alterations to 10 Spring Gardens, London SW1A 2BN. The statement summarises the nature of the urban context, the dialogue with stakeholders and other consultations that have taken place to date, and sets out a strategic response to this physical, social and policy context. The proposals retain office use on the upper floors and provide an improved reception at ground floor with a new cafe use. The report provides details of how each of these elements of the scheme will work.

Planning permission is being sought for external alterations to 10 Spring Gardens, including:

• Alterations to existing rooftop plant enclosure. • Replacement of all windows to reception and office floor with double glazed units to improve building environmental performance and user experience. Linear windows to stair cores to be retained. • Adaptation of the building’s main entrance, new ground floor glazing and highway improvements to the undercroft approach. • Re-arrangement of first floor opening from north wing onto Carlton House Terrace to make wheelchair accessible. • New publicly accessible cafe space on the ground floor facing the Mall • Enhanced servicing strategy to the rear courtyard to include new enclosure for cycling parking, refuse storage and loading bay.

View from Spring Gardens

Client: The Crown Estate

Project Manager: TFT Architect: Orms Designers and Architects Cost Consultant: Burnley Wilson Fish MEP Engineers: Watkins Payne Partnership Structural Engineer: Price & Myers Planning Consultant: Gerald Eve Principle Designer: TFT Fire Engineer: Jeremy Gardner Associates Building Control: Butler & Young Transport Consultant: Steer Group Lighting Consultant: Studio 29 Security Consultant: KabSec Landscape Consultant: Robert Myers Associates Sustainability: TFT Suatainability Building Management: JLL Acoustic Consultant: Clarke Saunders Public Consultation: Kanda

10 Spring Gardens from The Mall

Orms are an award winning London practice established in 1984 and currently employ 70 architectural staff. In March 2018, the majority shareholding of Orms was transferred to an Employee Ownership Trust.

We seek to elevate the human experience through insight, collaboration, and design integrity.

We start conversations, to inform and encourage debate, ensuring that the spectrum of voices is heard.

We believe that true innovation comes from asking the right questions.

We create an architecture that listens.

Pall Mall, Westminster 55-58 Pall Mall, Westminster

33 St James’s Square, Westminster 95 Wigmore Street, Westminster

PICCADILLY CIRCUS STATION

10 Spring Gardens is located in the St James’s area of

Central London, to the south west of Trafalgar Square CHARING CROSS ROAD CROSS CHARING and to the north east of St James’s Park. NATIONAL 10 Spring Gardens sits within the City of Westminster GALLERY and the St. James’s Conservation Area. CHARING CROSS 10 Spring Gardens has a wealth of options to connect HAYMARKET into the national and underground rail networks and buses. Road connections south across the river are available via Westminster and Waterloo Bridges.

Key TRAFALGAR THE STRAND SQUARE 10 Spring Gardens

Santander Cycle Station

Underground Station PALL MALL NORTHUMBERLAND AVE National Rail Station WATERLOO

Travel Distances PLACE <15 minutes 15 - 30 Minutes 30 - 45 minutes

THE MALL WHITEHALL 45 - 60 minutes 60 - 75 minutes

ST.JAMES’S HORSEGUARDS PARK PARADE

10 Spring Gardens public transport travel distances 10 Spring Gardens Location Plan

L .

t d a d

N S u c N r Q O O ds A T T G F T U A N 10 Spring Gardens lies within the St James R O E P E R G T G ic R c B T IN . Y Conservation Area, at the boundary with the L P L t St Jam eS s's Conservation Area IV STREET l L S ORANGE WILLIAM R DI N N BU E A SY S TO Trafalgar Square Conservation Area. IN C MT MES' N STREET C A V IC R JA T H t P Ea A ST A T O L S R JE KE A P S O B Pl L U g MAR S Y E D A a E B I L L R le R M G IL O l D N ce G A OR N V oya T C E N T A A Corporate GIS Team H R e B Y Y N E R NATIONAL GALLERY A most notable feature of the St James’s E h N E R 020 7641 2350 Y O A Pl 'S R O A R Arcd u T T K H R a rch S S N T ON S E S St D ce B S T U Conservation Area is the 18th century grid iron street t D E RL T ON ST T S a E A T A T F DUNCANN n R S C ET R D S d Pri T B R E F e R S T R pattern, contained within the major thoroughfares n B E O T b Arca M E ST O w F ro n N E E R Y A E o w F o ce D E L d R A E M L T o T k U E T KK S of Pall Mall, St James’s Street, Piccadilly and Regent s T d s R P d L d R K S E C P O A e JE K Y S F S E TRAFALGAR n E T t E A E T F a L D E E SU E T LL Street. The main spaces within the area are St L Pi D O R E C E U N T R A A Arca cca F T PL M SQUARE Y K O S L M Y L S D d E S A James’s Square, Waterloo Gardens (attached to R D O E P T O d il O R L Y V e ly S A R R A Y R R E T d S K A Carlton House Terrace), the private gardens fronting E R T Y H CO D E R S t C CKS S E E N' PUR S T T R E O TREE onto Queen’s Walk on the east side of Green Park and T E AS T R S M 'S N d T S CHARING A R Y Y K T I R E W C C NO St James’s Church Yard. Smaller streets off the grid B A M E S M I OC CROSS RT T F A R B YD t A W t KS H O O Y E R . .JA R S PU S UM L A C R JE U JA t T A E R PRI BE iron are also of considerable interest, such as Blue N L R S P E W S NG RL T M A t L U AN O S L I T S M E L R Ct W D P Y N ET Y R L A O Gd AV N T L N ER E A A L H E s S EN Ball Yard and Pickering Place off St James’s Street, R L G S YD M C H U S I R l S U L O C P E E D T BEN EET T s P Q L E A I CRAIG'S T O R S R e 'S S A O R L R T E A inc P R L the Royal Opera and Piccadilly Arcades and Angel R ST r E I E T C N T t E P A N E S C T H IC R E M E S JA E C T A E G d P D R T S E A Y Court and Crown Passage between King Street and T Y EL R U H t R yd E EVEL D M T G L RR L O N l e T H L A E T O L P r S SE O d T Pall Mall. S C N O s O K G P N ' t & AN T C R l S IN An L .S A P K a C G R t R D G P L S ll d A Q AL ge O Pl C T C M W s u B E R r a N e U o l C l E w l Yd e BL P P l s The area comprises a mixture of commercial and E n t P d n S ic G ' ' T k P l L s S e L N some residential uses, including homes of members E r a A O W M in s M T g s L JA St L R a t. S P L A l S' A H of the Royal Family. West of St James’s Square are a k S E l P C AM O .J number of art galleries and auction houses. Jermyn R t.St L S E L M HORSE GUARDS IN t. Street is well known for its high quality tailors whilst R S E E t A TH d .JA A Y RUSSELL R G C L M EE L Pall Mall is known for its private members’ clubs. H E U W S Ct W B 'S O O A

S R R Piccadilly is lined by large commercial buildings, t D R LAN O L D L S many of which are occupied by internationally U A EVE G L M R C H E H O famous retailers. T R A

O D S A T D A Extract from Westminster City Council’s St. James’s B L Q E u Conservation Area Guide. Conservation Area e Y e A n R DOWNIN Westminster boundary 's D G STREET W R a d lk

0 25 50 100 Meters

Map produced by Corporate GIS Team This product includes mapping data licensed from Ordnance For reprints or enquiries contact Survey with the permission of the Controller of Her Majesty's KING CHARL Stationery Office. © Crown copyright and/or database right 2007. Eugene Brown ext. 2350 ES STREET All rights reserved. Licence number LA 100019597 Date: September 2007 / Map Reference: 2711 CONSTITUTION HILL Q B G U U A E C R E K D N I E ' N N S G S H A M P A L A C E 2.1 Existing Site Overview Listed Buildings

There are nearly 60 listed Grade I and II* buildings and over 90 listed Grade II buildings in the St. James’s Conservation Area, one of the highest concentrations of such buildings in England. 10 Spring Gardens is located adjacent to two Grade I buildings, being 10-18 Carlton House Terrace and Admiralty Arch.

Key 1. National Westminster Bank (Grade II) 2. The Two Chairmen Public House (Grade II) 3. Admiralty Arch (Grade I) 4. 20 Cockspur Street (Grade II) 5. 57-59 Trafalgar Square (Grade II) 6. 17-19 Cockspur Street (Grade II) 7. 10 -18 Carlton House Terrace (Grade I) 8. Oceanic House (Grade II) 9. 14-16 Cockspur Street (Grade II) 10. Canada House (Grade II*) 11. 125 Pall Mall (Grade II) 12. 121-123 Pall Mall (Grade II) 13. Royal Bank of Scotland (Grade II) 14. 120 Pall Mall (Grade II) 15. Whitehall Theatre (Grade II) 16. Civil Service Department Offices (Grade II) 17. The Citadel (Grade II) 18. Former University Club (Grade II) 19. Institute of Directors (Grade I) 20. 3 Whitehall (Grade II) 21. 3 - 13 Whitcomb Street (Grade II) 22. Duke of York Column & Steps (Grade I) 23. New Zealand House (Grade II) 24. Sainsbury Wing at National Gallery (Grade II) 25. 5 Suffolk Street (Grade II*) 26. Trafalgar Buildings (Grade II) 27. 1-4 Suffolk Place (Grade II*) 28. 6 Suffolk Street (Grade II*) 29. Pair of K6 telephone Kiosks (Grade II) 30. 4 Haymarket (Grade II*) 31. Royal Naval Division War Memorial (Grade II*) 32. 25 Whitehall (Grade II

1800s 1870s 1890s

1910s 1960s Today

Spring Gardens Panorama: Cartoon showing people queuing to gain Spring Gardens: General view of Fair for the benefit of Charing The area was the home of an open-air market for milk, the Milk Fair, from

entry to an exhibition at No 5 Spring Gardens 1823 Collage RecordCross No: 309488 Hospital 1830 Artist: Scharf, George the formation of the Mall, until the market it was closed before the First

Title: Spring Gardens Catalogue No: SC_PZ_WE_01_2139 World War.

Description: Spring Gardens: General view of Fair for the benefit of Charing Accession No.: Westminster DB 26056 Cross Hospital Date of Execution: 1830

Medium: lithograph

06/12/2019 © City of London: London Metropolitan Archives http://collage.cityoflondon.gov.uk

Collage RecordView No: 29828 of the mansion belonging Artistto :John Penn in Spring Historic poster from an exhibition in the The first meeting of the London County Council in the County Old County Hall Spring Gardens Peace is

Title: Spring Gardens, Westminster Catalogue No: p7521989 Gardens, New Street, in Westminster, with figures walking into Great Room 1800s Hall Spring Gardens, 1889 Collage Record No: 141474proclaimed on the frontArtist of: the building at Description: View of the mansion belonging to John Penn in Spring Gardens, Accession No.: Title: Old County Hall, Spring Gardens, Westminster LB Catalogue No: SC_PHL_01_529_9845C New Street,the Westminster garden, with figures walkingand into cattle the garden andin cattle the in the foreground 1825 Collage Record No: 14114 Artist: Brooks, Henry Jamyn (1865-1925) the end of World War One 1918 foreground. Date of Execution: c1825 Description: Old County Hall, Spring Gardens, Westminster LB. Peace is Accession No.: proclaimed on the front of the building at the end of World War One. Medium: lithograph Title: First meeting of the LCC Catalogue No: Date of Execution: 1918 Medium: photograph Description: "The first meeting of the London County Council in the County Hall Accession No.: 3931 Spring Gardens, 1889" Date of Execution: unknown

06/12/2019 © City of London: London Metropolitan Archives http://collage.cityoflondon.gov.uk 06/12/2019 © City of London: London Metropolitan Archives http://collage.cityoflondon.gov.uk

06/12/2019 © City of London: London Metropolitan Archives http://collage.cityoflondon.gov.uk 2.2 Site History A Pause Between The West End and The Royal Parks

Designed by Howard V Lobb & Partners and completed in 1975, Sir Frederick Gibberd collaborated to provide a modern office for The British Council while respecting the height and scale of the adjacent Nash terraces.

The following quote is an extract from ‘The Architect’ magazine in April 1975.

‘There is a hint of austere harmony in the verticals and horizontals of the facade, the building has the grace to stand back some way from the line of Nash’s Carlton House Terrace and the Admiralty Arch.

The horizontal windows are at variance with the vertical ones of the buildings on either side, but to have bowed to earlier fashion in a modern building on this site, might have seemed more a parody than gesture.’

View of the mall (South elevation)

Internal views Historical Plans

Orms | Project : 10 Spring Gardens | Report : Design and Access Statement | Client : The Crown Estate | Date : March 2021 | 14 Do not scale. All dimensions to be confirmed on site. Information contained in this drawing is the sole copyright of Orms designers + architects ltd and is not to be reproduced without permission. The setting out and dimensions of any existing building elements shown are based on collated archive information, measured surveys and site investigations as available. If there is any reasonable doubt in relation to position of existing building fabric which affects costs or final construction details the contractor should undertake relevant surveys to verify the information, and any changes discovered should be notified to the architect. This drawing should be read in conjunction with all other project information prepared by Orms and design consultants. In the event of any conflicts between information on this drawing and other project information that may be contained on models, specifications, schedules, etc. seek clarification with Orms. Please note that dwg or other cad formats provided in addition to pdf documentation are issued to aid co-ordination only. Use of written dimensions and levels is permitted, but all other dimensions extracted from the digital content are not to be relied upon. Data should always be checked against pdf information. Drawings issued with construction record status or revision are not surveys and are to be verified on site prior to making any use of them. Orms do not take responsibility for any discrepancies between the drawings and actual as build condition.

Notes:

Client Ownership Boundary

Planning Application Boundary Area: 1,245m2 0.125Ha

Do not scale. All dimensions to be confirmed on site. Information contained in this drawing is the sole copyright of Orms designers + architects ltd and is not to be reproduced without permission. The setting out and dimensions of any existing building elements shown are based on collated archive information, measured surveys and site investigations as available. If there is any reasonable doubt in relation to position of existing building fabric which affects costs or final construction details the contractor should undertake relevant surveys to verify the information, and any changes discovered should be notified to the architect. This drawing should be read in conjunction with all other project information prepared by Orms and design consultants. In the event of any conflicts between information on this drawing and other project information that may be contained on models, specifications, schedules, etc. seek clarification with Orms. Please note that dwg or other cad formats provided in addition to pdf 2.3 Site Analysis documentation are issued to aid co-ordination only. Use of written dimensions and levels is permitted, but all other dimensions extracted from the digital content are not to be relied upon. Data should always be checked against pdf information. Approaching the Building Drawings issued with construction record status or revision are not surveys and are to be verified on site prior to making any use of them. Orms do not take responsibility for any discrepancies between the drawings and actual as build condition.

Notes:

Client Ownership Boundary Planning Application Boundary

C COCKSPUR CT O C C K O S P U C R K C O S U R P T U R CARLTON HOUSE TERRACE C O U R T CARLTON CARLTON HOUSE TERRACE HOUSE TERRACE

S P R IN G G A R D E N S

Public Realm proposals to form part of a separate Planning Application

SPRING GARDENS 10 SPRING GARDENS

S P R IN G G A L R THE MAL D E N S P01 02.10.20 Draft Preapp P02 09.10.20 Pre-App P03 16.10.20 Pre-App Revised P04 26.02.21 Planning Draft Rev. Date Description

Issued for: Public Realm proposals to form part S2 - INFORMATION Ri sin g of a separate Planning Application Bo lla rd

1 Oliver's Yard 55-71 City Road London EC1Y 1HQ 0207 833 8533 [email protected] orms.co.uk

Project: THE MALL Spring Gardens

Drawing title: Existing Existing Site Plan Planning N Site Plan

0 10 m 30 m 50 m Scale@A1 Project No. Client Ownership Boundary 5m 15m 25m As indicated 2245 Drawing Number Rev. Planning Application Boundary Project Originator Zone Location Type Role Number SPG-ORM -ZZ -ZZ -DR --A 12001 P04

THE MALL P01 02.10.20 Draft Preapp P02 09.10.20 Pre-App P03 16.10.20 Pre-App Revised P04 26.02.21 Planning Draft P05 12.03.21 Planning Final Draft Rev. Date Description

Issued for: INFORMATION

1 Oliver's Yard 55-71 City Road London EC1Y 1HQ 0207 833 8533 [email protected] orms.co.uk

Project: Spring Gardens

Drawing title: Existing Planning N Site Plan

0 10 m 30 m 50 m Scale@A1 Project No. As indicated 2245 Drawing Number Rev. Project Originator Zone Location Type Role Number SPG-ORM -ZZ -ZZ -DR --A 12001 P05 2.4 Existing Building Challenges

Poor Arrival Experience Hidden Front Door Overlooked Secondary facade / Building Approach View from Spring Gardens View to Main Entrance from Undercroft View along Carlton House Terrace

Underused Amenity Space Attention to Detail Poor thermal & acoustic Performance Piazza looking towards Trafalgar Square Poor waste facilities & no cycle facilities Existing single glazed windows

20 Carlton House Terrace | Planning Application 35 Perspective View - Proposed Carlton House Terrace - Centre of carriageway The context of 10 Spring Gardens will soon be changing considerably. There are currently two approved refurbishment projects in the immediate surroundings.

The most prominent one, in Admiralty Arch, will see the grade I listed building being transformed into a 5 star hotel, as well as having some public realm improvements and external lighting added to its perimeter.

20 Carlton House Terrace, originally designed and built as part of the same developement as 10 Spring Gardens, recently received planning permission for its refurbishment and a new roof extension. Similarly to Admiralty Arch, new external lighting is proposed to the facade of the building and some public realm enhacements will be taking place, particularly on Cockspur Ct.

Extracted images from the planning application documents for these projects can be seen on this Illustration of future 20 CHT facade - from Planning Application DAS Rogers Stirk Harbour + Partners page.

Illustrative Axonometric of future Admiralty Arch Hotel Visual of revamped Cockspur Ct as included in the 20 CHT Planning Application

In November 2020, The Crown Estate (the Applicant) them to leave their feedback via an online survey appointed Kanda Consulting, a specialist community • A copy of the designed newsletter was also engagement company, to undertake a pre- provided to key stakeholders in the area in application community consultation for the February 2021 application to refurbish and enhance the building • An E-Newsletter with links to download the at 10 Spring Gardens, London, SW1A 2BN. The newsletter and access the feedback form was application also seeks to make changes to the emailed to circa 60 neighbouring businesses entrance configuration, reconfigure the roof level, and introduce a café on the ground floor. Feedback to date has been broadly positive with consultees welcoming the principle of the proposals. The Applicant undertook pre-application Several consultees were particularly pleased to see 10 Spring consultation on the proposals for 10 Spring Gardens, the retention of the existing building as a which focused on the plans for the building and the sustainability consideration. Consultees were Gardens public realm. Since then it was decided that the also supportive of the proposed improvement to Statement of Community Involvement plans would be submitted through two separate the building’s arrival experience and surrounding March 2021 and distinct applications relating to the works on public realm, in particular the introduction of urban building itself, and to the public realm surrounding greening. The introduction of the café at ground floor the site. was also broadly supported. Contents This application outlined above relates to the A consistent theme of feedback was the need for building refurbishment and associated works only. good management of the public realm, noting 1.0 Executive Summary p.04 The community engagement on this scheme covered existing issues with some anti-social behaviour and 2.0 Consultation Objectives p.06 both the building refurbishment and the public the “undercroft” space. Specific considerations raised 3.0 Consultation Process p.08 realm as a whole, therefore this document includes also included the potential impact the café could 4.0 Stakeholder Meetings p.10 5.0 Public Consultation p.14 feedback on both the Applicant’s initial ideas for the have on neighbouring amenity and the specific 6.0 Feedback on the Proposals p.16 building design and public realm. The Applicant is management of the public realm and greening. 7.0 Next Steps p.21 committed to further conversations on the public 8.0 Conclusion p.23 realm application as the proposals develop. The Applicant is grateful for the constructive and thoughtful feedback received and has sought to A series of targeted public engagement activities address these comments where possible. The have taken place to present the proposals to local Applicant remains committed to engaging with residents, businesses, and stakeholders. This has the local community and stakeholders through taken place in conjunction with pre-application the application process and thereafter, subject to Appendices discussions with Westminster City Council planning planning permission. officers. Appendix I: Introductory Letter p.25 Stakeholder Presentation The full ‘Statement of Community Involvement’ Appendix II: p.26 Appendix III: Designed Newsletter p.33 Key activity has included: document will be submitted as an appendix to the Appendix IV: Distribution Area p.39 Design and Access Statement. Appendix V: E-Newsletter #1 p.40 • A presentation on the proposals to key Appendix VI: E-Newsletter #2 p.41 stakeholders including ward councillors, local Appendix VII: Online Survey p.42 amenity societies and close neighbours Appendix VIII: Newsletter on Resident’s Society of Mayfair and St James’s p.47 • A designed 6-page newsletter sent to 437 neighbouring properties in February 2021 notifying them of the proposals and inviting