180 Piccadilly and 48–50 Jermyn Street Design and Access Statement

Date February 2021 180 Piccadilly and 48–50 Jermyn Street Design and Access Statement Introduction This project will create a high-quality office building with two flexible commercial units at ground floor. The design and materiality reflect a contemporary interpretation of the rich architectural context of the St James’s Conservation Area, enhancing the characters of Piccadilly, Duke Street St James’s, and Jermyn Street. The new building replaces two existing buildings on the site, dating from the 1950s and 1960s, that do not meet the needs of modern office and retail occupiers. The new building will offer high-specification, flexible floor space, meeting current demands and being adaptable over time to meet changing future needs. Wellness is a priority of the design, with south-facing terraces at the upper levels offering outdoor amenity to the building occupants, with views over St James’s. Opening windows bring fresh air into the large, open, well-lit floorplates. This project takes a holistic approach to sustainability, reusing elements of the existing buildings to reduce embodied carbon and operating as efficiently as possible to create a new building that works well for people, place and planet. 1061/A9750/DAS Revision 00 2 Introduction 2 Architectural concept 42 Contents Purpose of this document 4 The ‘bookend’ logic 43 Project team 5 One building: three characters 44 Materiality 47 01 Ambition to reuse existing stone 48 Site location and brief 6 Piccadilly corner treatment 52 Location 7 Horizontal expression 53 Site plan 8 Ground floor frontages 57 Historical context 9 Views 58 Twentieth century changes 10 Elevations 63 Surrounding buildings 11 Terraces 66 Existing buildings 12 Flank wall to Jermyn Street 68 Site opportunities 16 Opening windows 69 The brief 17 Facade detail 70 External lighting 71 02 Signage and ventilation 72 Design process and consultation 18 Security 72 Previous planning consent 19 Rooftop plant enclosure 73 Pre-application consultation 20 Roof treatment 75 Consultation with neighbours and stakeholders 22 Urban greening 75 Summary of design development 24 Cleaning and maintenance 75 Party wall elevation 75 03 Scale and layout 25 05 Massing principles 26 Sustainability 76 Layout, uses and areas 28 A holistic approach to sustainability 77 Reducing embodied carbon and 79 04 embracing the circular economy 79 Appearance 31 Design process 32 06 Piccadilly streetscape analysis 33 Access 80 Jermyn Street streetscape analysis 39 Access strategy plans 82 Duke Street St James’s streetscape analysis 41 Access and inclusion statement 83 3 Purpose of this document This Design and Access Statement A number of the elements of the design responds to the requirements of The – including particulars of the cladding, Town and Country Planning (Development materials, lighting, security, signage and Management Procedure) (England) ventilation – will be finalised at the detailed (Amendment) Order 2013. The 2013 Order design stage and therefore will be the states that planning applications, with subject of planning conditions to be agreed some exceptions, are to be accompanied with Westminster City Council. Where these by a Design and Access Statement details are shown within this Design and which explains the design principles that Access Statement, they are included for have been applied to the development illustrative purposes only. and illustrates how issues of access are addressed. This report represents the work of the whole design and development team This Design and Access Statement involved in the project. This Design and is submitted to support the detailed Access Statement is intended to be read application for planning permission for the with the supporting specialist reports. 180 Piccadilly and 48–50 Jermyn Street project. It describes the proposals for the scheme and the surrounding public realm, and should be read in conjunction with the application drawings. 4 Project team Access = Design The applicant, Pontsarn Investments Ltd, is 180 Piccadilly and 48-50 Jermyn Street, a wholly owned subsidiary of Great Portland London Estates. Access and Inclusion Statement 8 February 2021 Conservation Planning Vin Goodwin Access Consultant 180 Piccadilly / 48-50 Jermyn Street, London Access Statement 1 of 15 5 01 Site location and brief 6 Location Piccadilly Circus Green Park The site is located in the City of Leicester Westminster and the St James’s Square Conservation Area. The site sits along the northern boundary of the conservation area, fronting Piccadilly. To the north of Piccadilly is the Mayfair Conservation Area. Access and transport links The site has excellent public transport St James’s Square access, with a PTAL rating of 6B. It is 320m east of Green Park Underground Station, which provides access to the Jubilee, Victoria and Piccadilly lines. Piccadilly Circus Station is 370m to the east of the site, giving access to the Piccadilly and Trafalgar Square Bakerloo lines. There are direct tube trains to almost all of London’s National Rail termini and to Heathrow Airport. Piccadilly is on several bus routes offering many local connections. The quieter streets to the south of the site are pleasant for cycling. Site boundary N St James’s Conservation Area Copyright: Google 7 Site plan The site is bounded by Piccadilly to the north, Duke Street St James’s to the east and Jermyn Street to the south. To the north sits the Royal Academy of Arts, Burlington Arcade and Bond Street. To the east sits Fortnum & Mason. The adjacent building to the west is Piccadilly Arcade. There are currently two L-shaped buildings on the site around a courtyard lightwell: 180 Piccadilly to the north, also known as French Railways House, and 48–50 Jermyn Street to the south. The site footprint is approximately 1,212m2. N Site boundary 8 Historical context The area was initially established when the During the 17th century, numerous coffee Early in the 19th century, the second The buildings in the block to the west of Tudor Palace of St James’s was built in the houses were established in the area, and in phase in the development of the club life the site were constructed at the turn of the 17th century. The area underwent rapid the 18th century many were transformed of the area began, much of it involving the twentieth century, with Piccadilly Arcade, expansion starting in 1660 and by 1684 was into gentlemen’s clubs such as Brooks, rebuilding of the south side of Pall Mall. adjacent to the site, opening in 1909. The virtually complete. Development began Boodles and Whites, which still exist today. Other important developments include upper levels of the adjacent building were when Henry Jermyn, Earl of St Albans, built Extensive rebuilding was carried out the establishment of specialist and luxury originally offices, then converted to a hotel, St James’s Square on the site of St James’s during the 18th century so that, apart from retail areas such as Jermyn Street and St now offices again. Field. The square, developed in parallel alterations to St James’s Palace, the only James’s Street. Many of these shops retain with the Church of St James’s, was planned 17th-century building of consequence to their original mid-19th-century facades. Fortnum & Mason was established as a with luxury townhouses in mind and more remain is the Church of St James’s. Another significant retail development in grocer on its present site in 1707, but the modest houses in the secondary streets. this period was John Nash’s Royal Opera current building dates from 1928, with the Arcade, the earliest London arcade. clock added above the Piccadilly entrance in 1964. 1643 1689 1792 Site boundary 9 Twentieth century changes On 17 April 1941, a Luftwaffe parachute mine exploded on Jermyn Street at around 3.10am. The damage was extensive, and 48 and 50 Jermyn Street were completely destroyed. Fortnum & Mason and the southern side of Piccadilly Arcade were damaged, as well as several other surrounding buildings. The rebuilding of the south of Piccadilly Arcade was not completed until 1957. After the Second World War, office space was in demand in this area, and a 5-storey office building was built on 48–50 Jermyn Street between 1953 and 1958. The 19th- Map showing locations of bomb sites century neoclassical building remained on the northern part of the site until 1960, when it was replaced with French Railways House. The Cavendish Hotel, to the south-east of the site, was also damaged by the bombing View looking west along Jermyn Street, with View looking north along Duke Street St James’s, but not demolished until 1962. The building 48 and 50 Jermyn Street on the right and towards 180 Piccadilly and Burlington House that stands today was completed in 1966. Piccadilly Arcade in the centre. beyond. 50 Jermyn Street site is on the left. To the south of the site, across Jermyn Street, a postwar building has recently been demolished to make way for The Marq, a new office building, completed in 2019. All images copyright: City of Westminster Archives 10 Surrounding buildings Burlington Arcade Burlington House 1819 Piccadilly wing Grade II*-listed completed 1873 Grade II*-listed Piccadilly Arcade and Empire House 1909 Grade II-listed 166 –173 Piccadilly 1905 Fortnum & Mason Grade II-listed 1928 WCC ‘Landmark building’, not listed South facade of Piccadilly Arcade and 52 Jermyn Street Reconstructed 1957 Grade II-listed 73–76 Jermyn Street The Cavendish Hotel The Marq Residential 1966 Office building 2019 11 Existing buildings The site currently comprises two 180 Piccadilly Duke Street St James’s existing buildings that are proposed to (French Railways House) be demolished. The heritage consultant, Conservation Planning, has undertaken Piccadilly a detailed study of the buildings to gauge their heritage contribution, submitted as a supporting document with this application.

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