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.
Top Image: Mayfair Conservation Area Extents 2005. Bottom Left Image: Map of London, 1746. Bottom Right Image: Map of London, 1819.
36 Listed Buildings 2.9
Listed buildings within site boundary
In the Mayfair Conservation area alone, there are approximately 700 Listed Buildings, of which 14 are Grade I 15 designation.
The application site is within the proximity of the following 14 7 Regent Street Grade I and Grade II listed buildings;
1. 31 Old Burlington Street (Grade I) 13 2. Bodley House Chambers (Grade I) 6 8 Savile Row B1 to 6, C1 to 6, D1to 6, E1 to 6, F1 to 3, G1 to 3, H1 to 6, K1 to 6 and L1 to 6 3. Uxbridge House - Grade II* 3. Uxbridge House (Grade II*) 7 Burlington Gardens & 1 Old Burlington Street 4. Royal Academy of Arts (Grade II*) 9 5 12 5. 3 Savile Row (Grade II*) 6. 11 Savile Row (Grade II*) 1 11 7. 14 Savile Row (Grade II*) 3 8. 24A Old Burlington Street (Grade II*) 10 9. 2 Old Burlington Street (Grade II) 10. 32 Old Burlington Street (Grade II) New Bond Street 9. 2 Old Burlington Street - Grade II 11. 1 Savile Row, 6A Vigo Street ( Grade II) 2 12. Vigo House (Grade II) Burlington Gardens 13. 12, 12A, 13 Savile Row (Grade II) 4 14. 16 Savile Row (Grade II) 22 17 15. 17 Savile Row (Grade II) 21 16. Burlington Arcade (Grade II) 20 18 17. 24 Old Bond Street (Grade II) 19 16 18. 23, 23A Old Bond Street (Grade II) 19. 22 Old Bond Street (Grade II) 20. 25 Old Bond Street (Grade II) Bond Street 4. Royal Academy of Arts - Grade II* 21. 180 New Bond Street (Grade II) 22. 179 New Bond Street (Grade II)
Within the site boundary there are two listed buildings; Uxbridge House ( Grade II*) , known as 7 Burlington Gardens and 1 Old Burlington Street, and 2 Old Burlington Street (Grade II).
1. 31 Old Burlington Street - Grade I Locally Listed Buildings Source: https://lbhf.maps.arcgis.com/apps/LocalPerspective/index.html?appid=d 7ce08a3c0a8413e867e4d30b01e6d06 https://www.westminster.gov.uk/listed-buildings
RH London | 7 Burlington Gardens, 1 - 2 Old Burlington Street | Design & Access Statement 37 Architectural History 2.10
2 Old Burlington Street 7 Burlington Gardens
No. 7 Burlington Gardens was listed Grade II* as Uxbridge House in February 1958. The listing covers No. 7 Burlington Gardens and the building that comprises No. 1 Old Burlington Street.
Built in 1721–23 to designs by the Italian architect Giacomo Leoni, it was first occupied by the Duke of Queensberry. Originally known as Queensberry House, but became Uxbridge House after the Earl of Uxbridge bought it in 1785. From 1785–89, it was extended by the architects John Vardy the Younger and Joseph Bonomi the Elder for Lord Uxbridge. It later became home to the Marquess of Anglesey, a branch for the Bank of England and later the Royal Bank of Scotland.
No. 2 Old Burlington Street was listed at Grade II in December 1987. Dated from the late C18, the 3 windows wide building has been raised by one attic storey in the
early C19. It comprises 5 storeys and a basement, with a BoundarySite facade constituted of reddened brick and a slate roof.
The Survey of London identified that the interior of No. 2 has been “completely altered”, likely in the Late-C19 though retaining the staircase.
A further detailed analysis of No. 7 Burlington Gardens and No. 2 Old Burlington Street can be found within the Heritage Statement of the historic development prepared by Montagu Evans, which is submitted in support of this application.
38 Architectural History 2.10
Site
The land that is now occupied by the site was part of the Burlington Estate developed by Richard Boyle, 3rd Earl of Burlington (1694-1753).
When the Estate was developed, Lord Burlington’s own property, Burlington House (now the site of the Royal Academy of Arts directly to the south) was extensively remodelled in this style by Colen Campbell (1676-1729) in 1717-1718.
Lord Burlington appointed Giacomo Leoni (1686- 1746) as the architect for the property which would face his on the opposite side of Burlington Gardens. The land was assigned to John Bligh, Lord Clifton (and later 1st Earl of Darnley) (1687-1728) in 1721.
In 1722, the site of Lord Clifton’s house was bought by Lord Burlington’s cousin, Charles Douglas 3rd Duke of Queensberry. The Leoni house was built for the Duke in 1721-23 and fitted out by 1727. It was originally known as Queensberry House.
Top Left: The remodelling of Queensbury House into Uxbridge House, 1785 Top Right: View of Burlington House, 1690’s Bottom Right: Uxbridge House, 1800 Bottom Left: Uxbridge House 1790
RH London | 7 Burlington Gardens, 1 - 2 Old Burlington Street | Design & Access Statement 39 Architectural History 2.10
1721 1785 1855
Queensbury House 1721 -1723 Uxbridge House 1785 - 1789 Bank of England 1855-1870s Giacomo Leoni John Vardy Phillip Charles Hardwick
Original house (known as Queensberry House) built in The house was extended by John Vardy Junior (1718- Uxbridge House illustrated in the plan above was the Palladian style designed by Leoni for John Bligh, 1st 1765) assisted by Joseph Bonomi (1739-1808) for Field sold to the Bank Of England and converted for use as Earl of Darnley, Lord Clifton (1687-1728). It was Leoni’s Marshal Henry William Paget, 1st Earl of Uxbridge and the Western Branch with minor alterations by Philip first work in England. The property was sold to Charles later 1st Marquess of Anglesey, (1768-1854). Hardwick Charles. Douglas 3rd Duke of Queensberry in 1722 and occupied by the Douglas’ who gave it the original name. No. 2 Old Burlington Street was also built around this More substantial alterations by Hardwick includes an time. extension to the north within the former yard facing Savile Row to create the banking hall. In 1876 Bank of England purchases No. 2 Old Burlington Street. It remains in use as a separate residential dwelling.
40 Architectural History 2.10
1942 2001 2006
Bank of Scotland 1934-1935 Jil Sander 2001-2006 Abercrombie and Fitch 2006-2020 Mewes and Davis Gabellini Sheppard Househam Henderson
The Site was purchased by the Royal Bank of Scotland. The bank left the Site in 1997 and in 1998 it was Abercrombie & Fitch acquired the property as their They commissioned the architectural practice Mewes converted for retail use. Jil Sander opened the London flagship store in the United Kingdom in 2006 and and Davis to undertake alterations which included the flagship store in March 2002, designed by US interior alterations were made to the banking hall and other refurbishment of Nos. 1 and 2 Old Burlington Street designer and architect Michael Gabellini. spaces. for offices, and the second floor of No. 7 Burlington Gardens for their own office use. The interiors included materials like sandstone floors, From 2005 to 2011: Alterations related to No. 2 Old nickel silver and Venetian glass details. The existing Burlington Street including the creation of a flat in No. 1 decorative detailing was meticulously restored set to Old Burlington Street. compliment the designers retail experience.
RH London | 7 Burlington Gardens, 1 - 2 Old Burlington Street | Design & Access Statement 41 Architectural Characteristics 2.11
The Facade
The South Elevation is among the most interesting attributes of the Grade II* listed building. It is brick faced with Portland stone ashlar with intricate facade ornamentation. At high level is a slate roof concealed behind a stone bottle balustrade. Originally constructed as seven bays, the Palladian design was sensitively enlarged and adapted by Vardy. The extension included three additional bays and modifications to the basement and roof. The rusticated arcading to ground floor, framing windows and the central Roman Doric coupled column portico was added by Hardwick for the Bank of England.
Upper floors are articulated by a giant order of composite pilasters rising from Piano Nobile to entablature. The first floor windows all have architrave cornices apart from the outermost bays and give out to a geometric cast iron balcony carried out over the portico.
Left: Vardy east extension to original Leoni design. Right: 7 Burlington Gardens South Elevation
+ 3 Bays
42 Architectural Characteristics 2.11 7 Burlington Gardens, 1 and 2 Old Burlington Street
Banking Hall Abercrombie & Fitch leased 7 Burlington Gardens and In the mid 19th century Uxbridge House was purchased by the Bank of England for their flagship2 Old western Burlington branch. Street Substantial alterations were made by Hardwick with the extension of the banking hall to thein to 2005. the north west A two-storypart of the site. construction wall was The hall is characterised by a largeerected double height around space the building supported by four central columns. Along the perimeter, pilasters follow the style of the centralwhile columns. conversion Roof lights work was demarcate the quadrant, offeringundertaken. natural daylight to the The retail space space. occupies two floors within the building.
Image: The banking hall in the 1990s. Following pages: 7 Burlington Gardens during and after conversion work for Abercrombie and Fitch, plans and sections of the building before this work.
Left: Western Branch of Bank of England 1931. Right: Banking hall of Royal Bank of Scotland, 1990’s.
RH London | 7 Burlington Gardens, 1 - 2 Old Burlington Street | Design & Access Statement 43 Architectural Characteristics 2.11
The Leoni Rooms
The western side of 7 Burlington Gardens has remained largely intact since its creation in the 18th century. The elegantly proportioned rooms on the ground and first floor retain many original architectural features including the fine plastered ceilings by Joesph Rose.
The grand staircase created by Leoni and later altered by Vardy and Bonomi in 1785, is the centrepiece to those historically important spaces. With its cantilievered stone staircase and coffered plasterwork, it is a feature that should be fully refurbished and its original decorative scheme reinstated.
Above Left: Giacomo Leoni Plan of Queensbury House. Left: Met Archives, Stairs. Right: Met Archives, West room.
44 Architectural Characteristics 2.11
Left: Detailing of Balustrade by Leoni Middle: Oculus above Stairwell Right: Ceiling ornamentation on First Floor.
RH London | 7 Burlington Gardens, 1 - 2 Old Burlington Street | Design & Access Statement 45 Development Framework 2.12
The proposed development sits within the City of P 5.1 Climate Change: Overall reduction in London’s Westminster and is therefore will be assessed against the carbon dioxide emissions of 60 percent by 2025 is the following policy documents: target set out by the Mayor. The proposal and its supporting documents shall demonstrate that sustainable design is • The London Plan 2016 (consolidated with alterations integral in the design and construction process. since 2011). • Westminster City Plan 2016. P 7.3 Crime: The development should create and enhance • Westminster’s Unitary Development Plan (saved policies safe, secure and appropriately accessible environments 2010). where crime and disorder do not undermine quality of life or • The emerging Westminster City Plan 2019 – 2040 community cohesion.
In addition the National Planning Policy Framework 2019 P 7.4-7 Local Character, Public Realm, Architecture and will be a material consideration in the assessment of Tall Buildings: The development should have regard to the development proposals. form, function and structure of the area as well as the scale mass and orientation of surrounding buildings. The public A detailed analysis of these policies shall be contained realm should be secure, accessible, inclusive, connected within the Planning Statement and supplementary reports. and incorporate the highest quality design.
The London Plan P 7.8-11 Heritage Assets: Schemes should identify and make use of heritage assets and reinforce the qualities that The London Plan policies seek developments that: make them significant.
• Maximise the potential of development sites. • Provide a mix of uses. • Enhance the public realm. • Create exciting and attractive buildings. • Are suited to their context in terms of proportion, composition and relationship to other buildings. • Illustrate exemplary standards of sustainable construction and renewable energy generation.
The development proposal would achieve these primary objectives as well as the more specific policies summarised from The London Plan below:
P2.10 Central Activity Zones: The London Plan sets out priorities for Core Central Activities Zones (‘CAZ’). The strategic aim is to sustain and enhance the unique mix of activities in London as well as identifying capacity to accommodate new jobs and opportunities. Mixed use developments such as this proposal are especially supported within ‘CAZ’.
P4.1 Economy: Support and promote the distinctive and crucial contribution to London’s economic success made by Central London’s specialist clusters of economic activity – in this instance the International Shopping Area adjacent to the site.
46 Development Framework 2.12
Westminster City Plan
In the adopted development plan, the following principal allocations are directly relevant to the proposed development:
The Site is within the Saville Row Special Policy Area. The SPA identifies a unique retail function which includes the sale of ‘unique, one off or limited edition pieces’ and ’luxury goods and services’ (Policy CM2.3)
The Site is also located within the Core Central Activities Zone which has a priority for commercial functions such as ‘retail’ (Policy S6).
The Site is on the edge of the defined West End International Shopping Centre (Burlington Gardens links to two defined Streets of Regent Street and Bond Street). The West End is identified as a ‘world renowned retail destination’ and the proposed development will help to add to the global attraction of the wider Centre.
In the emerging City Plan, the Site is located within the Saville Row Special Policy Area and the West End Retail and Leisure Special Policy Area. Retail growth is supported in the WERLSPA and is a Spatial Development Priority.
‘The WERLSPA is vital to support the West End’s role and function as a ‘global shopping destination’ and, alongside retail growth, the Plan supports complementary leisure, entertainment, food and drink and cultural uses.’
The emerging City Plan states a potential requirement for up to c.399,000 sq. m of net additional comparison floorspace by 2041.
Planning (Listed Buildings and Conservation Areas) Act 1990, Section 16 of the NPPF, and heritage and design policies in the statutory development plan including Chapter 10 of Westminster’s Saved UDP Policies relating to design and heritage.
Right: Westminster City Plan, Policies Map, November 2016.
RH London | 7 Burlington Gardens, 1 - 2 Old Burlington Street | Design & Access Statement 47 Current Uses 2.13
Retail, Office and Residential Use
The floor space is configured across five principal floors, with the primary current use of 7 Burlington Gardens and 1 Old Burlington Street, as an anchor retail store for an American casual fashion retailer. Offices for the store sit above the store on the second floor, which is accessed from 1 Old Burlington Street. 2 Old Burlington Street is predominantly small office space which leads to an ancillary residential five-bedroom penthouse which spans across all three building addresses. Access to the residential unit is via 2 Old Burlington Street office levels only.
BURLINGTON GARDENS
SAVILE ROW Site BoundarySite
OLD BURLINGTON STREET
Right Image: Aerial Photograph of Old Burlington Street entrances.
48 Current Uses 2.13
7 Burlington Gardens 2 Old Burlington Street 1 Old Burlington Street 7 Burlington Gardens Site BoundarySite
South Elevation - 7 Burlington Gardens West Elevation - 1 and 2 Old Burlington Street, 7 Burlington Gardens
Retail Use
Office Use
Residential Use
RH London | 7 Burlington Gardens, 1 - 2 Old Burlington Street | Design & Access Statement 49 Existing Photos 2.14
Top Left: South West corner of site. Top Right: Existing Roof above savile Row Banking Hall. Bottom Right: Entrances to 1&2 Old Burlington Street. Bottom Left: Savile Row looking south onto banking hall.
50 Existing Photos 2.14
Top Left: Existing retail in Banking Hall. Top Right: Leoni’s Stair. Bottom Right: Decorative oculus above Leoni’s stair. Bottom Left: Typical existing retail space in 7 Burlington Gardens.
RH London | 7 Burlington Gardens, 1 - 2 Old Burlington Street | Design & Access Statement 51 Existing Photos 2.9
Top Left: Basement view of existing bank vaults. Top Middle: Current use of basement circulation. Top Right: Existing staff facilities in basement. Bottom Right: Existing perimeter vaults. Bottom Middle: Street access to basement vaults. Bottom Left: Existing MEP plant space.
52 Existing Photos 2.9
Top Left: Existing fireplace in current office level. Top Middle: Current tenant offices on level 02. Top Right: Current tenant offices on level 02. Bottom Right: Meeting room space in current offices. Bottom Left: Current tenant offices on level 02.
RH London | 7 Burlington Gardens, 1 - 2 Old Burlington Street | Design & Access Statement 53