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Site Access 2.4 Site Access 2.4 Central London’s primary access is via the public Site transport network operated by Transport for London (TFL). Piccadilly Circus and Green Park underground stations Average Walking Times Oxford Circus are approximately a 5-minute walk and provides access Bus Network 10 mins to the Victoria, Piccadilly, Bakerloo and Jubilee lines and subsequently to mainline stations. There is further access Oxford Street to other underground stations within 10 minutes walking Bond Street distance, which have on average 600,000 passenger movements per day. The Crossrail developments will further Hanover Square Soho increase the public transport capacity and access to the site when the station opens in 2021. The site is also well supported by buses, with major bus 5 mins corridors along Regent Street, Piccadilly, Oxford Street and Regent Street Bruton Street/ Conduit Street connecting to Bond Street. Mayfair For cyclists, there is convenient access to London’s Cycle Super-Highway within a 10 minute cycle ride. The site also benefits from two TFL Cycle Hire docking stations within Savile Row close proximity. One docking station is located on Clifford New Bond Street Street and one is directly opposite the site on Sackville 1 min Street. Cifford Street Piccadilly Circus Sackville Street Berkeley Square Burlington Gardens Bond Street Piccadilly Green Park St. James 30 Site Influences 2.5 Oxford Circus There are several key site influences that inform the design Savile Row Special Policy Area strategy of the project. These were investigated early in the design process. Core CAZ Savile Row Special Policy Area (SPA) (CM2.3) is Regent Street home to a historic concentration of bespoke tailoring, with West End Special Retail Policy the street name in itself acting as a widely recognised Area ( WESRPA) international brand, synonymous with the unique, limited Bond Street SOHO editions and high quality bespoke tailoring and discreet, Mayfair Special Policy Area personal service it offers. Jermyn Street Primarily on the eastern side of the Savile Row, formerly Regent Street residential, these properties have large basements and light St James Special Policy Area wells creating bright spaces for tailors to work and a strong Site emphasis for ground level retail engagement. Savile Row Mayfair Conservation Area New Bond Street Core CAZ (S6) One of the spatial policies that the site sits within is the Core Central Activities Zone. Highlighted in the Westminster Local Plan and the London Plan, it is identified to preserve the vibrant heart of the city, with its commerce, culture and offices. The CAZ is not homegeneous and contains a great variety of buildings and uses to contribute to the diversification of character and function within Central Piccadilly Circus Westminster. West End Special Retail Policy Area - WESRPA The Burlington Gardens West End in the heart of London attracts visitors from around the world to its celebrated shopping streets. It was established to sustain and enhance this unique part of the city. As the site falls within this prestigious zone, any development will have to adhere to policy. Bond Street Mayfair Mayfair Special Policy Area (CM2.5) Development within the Mayfair Special Policy area will support and Piccadilly enhance its international reputation as a centre for the art trade complemented by specialist retail that maintains the character and function of the street. Similar to St James, Mayfair contains many commerical art galleries such as Sotheby’s, Bonham’s and the Royal Academy of Arts with Jermyn Street the primary retail stretching through Bond and New Bond Information taken from Street. Figures 13, 15, 21, 39 St James within the Westminster St James Special Policy Area (CM2.4) is located beneath City Plan. Piccadilly south of the site, and is designated to preserve niche luxury and specialist retail, private members clubs Green Park and art galleries. The intrinsic part of the historical street pattern and rich visual townscape lies in the landmark listed buildings and the historic character of acting as an epicentre of aristocracy and prestige. RH London | 7 Burlington Gardens, 1 - 2 Old Burlington Street | Design & Access Statement 31 Mayfair Luxury Retail 2.6 The site is nestled between two of the most prominent Site shopping areas in London, Regent Street and Bond Street, and is subject to several planning designations: Luxury Retail 8 • The ‘Core Central Activities Zone’ (CAZ) • The site sits on the edge of the West End Special Retail Policy Area (WESRPA) which runs along the western edge of Regent Street • The Savile Row Special Policy Area 3 WESRPA’s most important frontages are Regent Street, 2 Oxford Street and Bond Street which are designated 4 Primary Shopping Frontages as they contain the most significant concentration of shop uses in the country. New Bond Street 5 6 The surrounding areas of the site comprise of a mix of predominantly high quality, luxury retail uses interspersed Savile Row with restaurants and art galleries typically located at basement and ground floor levels. Burlington Gardens leads Old Burlington Street directly to Bond Street and New Bond Street which include luxury retailers such as Aspreys, Louis Vuitton and Chanel. 7 Currently the building on site comprises of retail spaces on the ground floor and first floor on Burlington Gardens, with areas accessed from Old Burlington Street comprising of 1 offices. The corner site at Burlington Gardens offers the potential Burlington Gardens to act as an anchor to further draw shoppers to the area enhancing the retail offer and encouraging further footfall along Burlington Gardens and Savile Row. Savile Row would significantly benefit from a use that demonstrates the same qualities of luxury and engagement which will Bond Street strengthen the streets international reputation as a luxury destination for craftmanship and design. 1.Asprey Store. New Bond Street. 2.Louis Vuitton. New Bond Street 3. Louis Vuitton. New Bond Street 4.Savile Row 5. The Huntsman. Savile Row 6.Savile Row Craftsmanship 7.Burberry Store. Regent Street 8. Loewe Store. New Bond Street 32 Mayfair Luxury Retail 2.6 2. 4. 5. 1. 3. 8. 7. 6. RH London | 7 Burlington Gardens, 1 - 2 Old Burlington Street | Design & Access Statement 33 Mayfair Galleries 2.7 Alongside the site’s diverse historic landscape and variety Site of luxury retail, it is also surrounded by art galleries ranging from refined antique sellers to contemporary galleries on Mayfair Galleries Cork Street. The Royal Academy of Arts stands proudly as the martiarch of galleries in Mayfair and St James. Known as the principal society of artists in London the galleries housed in Burlington House have exhibited works by every major artist through the ages and also runs its annual Summer Show that showcases work submitted from artists New Bond Street Conduit Street and architects. Internationally recognised galleries such as the Gagosian Regent Street and the Eskenazi coupled with auction houses of Bonhams 6 and Sotheby’s have an active reputation in the area and 8 attract further visitors and investors to Mayfair. Cork Savile Row Street feeds off Burlington Gardens, a culturally significant collection of galleries with attractive open frontages and 5 2 displays that have provided artists with breakthrough Cork Street exhibition space. Bruton Street 4 Both Mayfair Special Policy Area and St James Special Policy area outline the importance of protecting and 3 enhancing this use. The character and function of this Burlington Gardens1 area is therefore highly influenced by the art trade, with galleries being a long standing feature and draw of the area, providing attractive window displays while catering mainly Berkeley Square 7 for specialist high value purchasers. Bond Street The site is exceptionally well placed to deliver a luxury gallery concept that marries luxury retail with public display and engagement. Piccadilly 1. Royal Academy of Arts, Pace Gallery 2. Cork Street Gallery 3. Waddington Cuscot 4. Sprueth Magers Gallery 5. Cork Street Gallery 6. Gagosian Gallery 7. Royal Academy of Arts 8. Eskenazi Gallery 34 Mayfair Galleries 2.7 3. 1. 4. 2. 8. 7. 6. 5. RH London | 7 Burlington Gardens, 1 - 2 Old Burlington Street | Design & Access Statement 35 Mayfair Conservation Area 2.8 There are 56 Conservation Areas in the City of Westminster, which make up the majority of its land. The application site sits within Mayfair Conservation Area, which was originally designated in 1969 and extended in 1974, 1979 and 1990. The townscape of Mayfair derives from its gradual development and the renewal of many of its buildings over a long period of time. This has resulted in a generally formal street pattern that contains an informal mixture of building types. The street pattern is based on the formal grids of squares and streets, interrupted by historical estates and field boundaries as well as stream courses and conduits. Much of Mayfair had remained largely rural until the early 18th century when development began. The Burlington Estate south of the site, was one of the earliest private residences built on the north side of Piccadilly (late C17) with a later commission in 1718 to develop the site as a private residence. John Roque’s map of London, which surveyed the area in 1746, shows the significant redevelopment of the area. By the end of the 18th century, most of Mayfair was built with upper-class housing, unlike nearby areas of London, it has never lost its affluent status. The Mayfair Conservation Area has a rich architectural heritage. The positive characteristics that have developed Site over centuries should be conserved. The proposed development has sought to contribute to those important characteristics expressed in buildings within the area, and close to the site, including materiality, architectural expression and building form. Reference should be made to the Heritage Statement prepared by Montagu Evans, which is submitted in support of this application.
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