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.

180 Piccadilly (French Railways House) To the north of the site, French Railways 48–50 Jermyn Street House was designed by architects Shaw & Lloyd, completed in 1962. Erno Goldfinger and Charlotte Perriand were involved in the design of the colonnade and the ‘FRANCE’ lettering facing Piccadilly, but these elements were removed with the changes to the retail frontage in 2013. The building is not listed and not noted as a building of Jermyn Street merit. It is an 8-storey office building with retail at ground and basement.

48–50 Jermyn Street St James’s Street Designed by TP Bennett and Son, and built between 1953 and 1958, this building is noted as a building of merit in the St James’s Conservation Area but it is not listed. It is a 5-storey office building with retail at ground and basement.

12 180 Piccadilly French Railways House

View of French Railways House looking west View from the west View looking south across Piccadilly View looking east along Piccadilly along Piccadilly

Historic photograph of the ‘FRANCE’ letters, which were removed in 2013, when the colonnade was infilled to make the retail frontage more prominent

Fortnum Duke Street 180 Piccadilly Piccadilly Arcade View of & Mason St James’s French Railways Empire House the rear House elevations Existing Piccadilly elevation 13 48–50 Jermyn Street

View of 48 –50 Jermyn Street looking west View from the corner of Jermyn Street View looking north up Duke Street St James’s View looking east along Jermyn Street along Jermyn Street and Duke Street St James’s looking west

Detailing in the building facades is of its time, such as glazed bricks to the stair

54-56 Piccadilly Arcade 48-50 Duke Street Fortnum Jermyn Empire House Jermyn St James’s & Mason View of rear Street 52 Jermyn Street Street elevations Existing Jermyn Street elevation 14 Reasons for demolition

Failing to meet current needs Storey heights A large area of the site is a lightwell, creating The section shows that the floor levels of narrow office space with circulation cores 180 Piccadilly and 48–50 Jermyn Street distributed around the floorplate. This do not align, making it impossible to unify Jermyn Piccadilly makes the workspace inflexible and difficult the buildings to offer larger, more flexible Street to use. floorplates. The 2.58m floor-to-ceiling heights in 180 Piccadilly are low for modern The cladding does not meet current standards, making it difficult to bring in Burlington General Notes standards for thermal performance better services and improve the daylighting. House Office 1. Dimensions are in millimetres unless stated otherwise. 48–50 Jermyn Street 180 Piccadilly and comfort, and the mechanical and At 48–50 Jermyn Street, the approximately Retail 2. Levels are in metres AOD unless stated otherwise. electrical plant is beyond its economic life 3.25m floor-to-ceiling heights are more 3. Dimensions govern. Do not scale off drawing. expectancy and is inefficient. Levels and generous, but the plan makes it difficult to 4. All dimensions to be verified on site before proceeding. Above: north–south section through the existing buildings 5. All discrepancies to be notified in writing to Make circulation do not meet current standards retrofit. Limited. for equality of access. © Make Limited 2020

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1 GA_LEVEL_01 Existing 2 GA_LEVEL_02 Existing 1 : 200 1 : 200

REV Date Reason For Issue Chk FOR INFORMATION DRAWING STATUS

1 1 32 Cleveland Street, London, W1T 4JY

tel +44 (0) 20 7636 5151

R RRRR 2 2 [email protected] www.makearchitects.com

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R RR G Client Great Portland Estates plc

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A B C D E F G H J A B C D E F G H J Project Piccadilly Drawing Title Existing Plans 02 3 GA_LEVEL_03 Existing 4 GA_LEVEL_04 Existing 1 : 200 1 : 200

Scale at A1 Date 1 : 200 07/07/20 Project No. Rev No. Scale 1 : 200 m 1061 Drawing No. 0m 24 10 20 1061-MAK-XX-00-PL-A-A1001 Site opportunities

The proposed new building seeks to maximise the opportunities of this fantastic site in the following ways:

– Create a building that enhances the architectural character of the conservation area. – Create a building that performs to the Piccadilly: Create a building that is more in keeping with the street scene and has mansard highest standards of energy efficiency. floors to continue the rich and varied roofscape of its surroundings. – Increase the built footprint to maximise employment and economic activity on the site and offer high-quality, flexible workspace. – Increase the height on the site to bring it in line with the neighbouring street scene. – Create more flexible ground floor space, as the current buildings have a large Jermyn Street: Create a taller building that follows the heights of the surrounding street scene. proportion of basement retail space that does not suit modern needs. – Improve active frontages, especially along Duke Street St James’s, where a large proportion of the elevation is visually impermeable. – Encourage cycling and jogging to work by improving end-of-trip facilities. – Create an adaptable building that meets modern needs but can cope resiliently Duke Street St James’s: Improve the active frontage with change in the future. to create a more welcoming pedestrian experience.

16 The brief

Great Portland Estates has the highest ambitions for quality and sustainability. The new building is to provide:

– High-quality workspace. – An adaptable, resilient building that will stand the test of time. – A holistically sustainable building that seeks to minimise operational carbon and embodied carbon and embraces circular economy principles. – Opening windows. – Flexible open-plan floorplates that can be subdivided to offer different tenancy sizes and letting arrangements. Delivering high-quality contemporary LSQ London St James’s Market St James’s Market Phase 2 – Roof terraces for staff working in the office buildings in Westminster: Rathbone Make Architects Make Architects Make Architects building, including a communal roof Square, W1, by GPE and Make Architects terrace to give outdoor amenity access to all. – A welcoming office reception on Jermyn Street that contributes active frontage to the streetscape. – Generous cycle storage and end-of-trip facilities. – Prominent retail frontages and flexibility for various ground floor uses to meet changing future market needs. – Equal access to all staff and visitors. High standards of sustainability: GPE has A light, welcoming reception High-quality, flexible, energy- Wellness: promoting active circulation committed to becoming a net zero carbon contributing active frontage to efficient workplace and offering outdoor amenity business by 2030 the street 17 02 Design process and consultation

18 Key Previous 2007planning Planning permission building outline consent

General Notes A planning consent was achieved on the 1. Dimensions are in millimetres unless stated otherwise. 2. Levels are in metres AOD unless stated otherwise.

3. Dimensions govern. Do not scale off drawing.

4. All dimensions to be verified on site before proceeding.

5. All discrepancies to be notified in writing to Make site in 2008 for a building of similar scale, Limited. also designed by Make, but this consent © Make Limited 2020 was never implemented. This consent established the principle of replacing the existing two properties with a single building of high architectural quality. DRAFT The 2008 consent was for an 8-storey building with ground floor retail, five floors REV Date Reason For Issue Chk FOR INFORMATION of offices and two floors of residential DRAWING STATUS Section showing the current proposals in black 32 Cleveland Street, London, W1T 4JY duplex apartments. It had two levels and thetel +44 (0) 20 7636outline 5151 of the 2008 consent in red [email protected] www.makearchitects.com of basement including residential car Client Great Portland Estates plc 33 Cavendish Square parking served by a car lift, changing Below:London Verified W1G 0PW views of the 2008 consent the shape and depth of the existing Keyplan basement. It did not have a rooftop

Project Piccadilly plant enclosure because the plant was Drawing Title Section A Proposed set within the residential floors and the Scale at A0 Date 1 : 100 20/07/20 Project No. Rev No. Scale 1 : 100 m 1061 Drawing No. upper duplex level was walk-up only (no lift 0m 12 5 10 1061-MAK-XX-00-PL-A-ASK200908 access). There were no lift overruns above the roof.

The section shows the current proposals in black and the outline of the 2008 consent in red. On Piccadilly, the proposed building is of a similar height, and on Jermyn Street it is set back so it appears lower than the previous consent.

19 Pre-application consultation with Westminster City Council

January 2020 August 2020 September 2020

GPE and Make consulted with planning GPE, DP9 and Make presented an 8-storey GPE, DP9 and Make presented a response officers to propose a 9-storey office scheme to the planning officers, with the to each of the comments made previously. building, with the top floor being an inset inset glazed top floor omitted, which was The attic storey was proposed to be floor with a terrace all around. welcomed. South-facing terraces were now omitted for architectural reasons, and the proposed to reduce the height to Jermyn officer asked for further justification of this Officers indicated that there would not be Street. An inset attic storey was also to be provided. an objection to the provision of a double- proposed. height mansard with a setback plant Other comments were: enclosure above. The inclusion of a ninth Officers commented that: – The corner treatment to Piccadilly and floor as an inset glazed office level above – While the logic of ‘bookending’ the Duke Street St James’s was considered the mansard was challenging. street block was supported, the corner too dominant. treatment was too assertive. – The plant screen needs further work to The officers encouraged a contemporary – The visibility of the rooftop plant reduce its visibility in distant views. architectural approach on this site. enclosure and western flank wall needed – The proposed dormer windows are too Proposed Piccadilly elevation testing in the verified views. horizontal and need greater verticality. – The terraces facing over Jermyn Street should be discrete in their treatment, concealing any clutter from view. – The height and treatment of the Jermyn Street shopfronts should be studied further to ensure they do not appear to be competing with the grandeur of the Arcade. – Innovations in sustainability, such as investigating reuse of stone, were

Fortnum & Mason Proposed building 174–175 Piccadilly 170–173 Piccadilly welcomed.

*TheElevation facade design shown is indicative only of the 9-storey proposal shown to officers Early sketch of the Piccadilly Developing model of the Piccadilly corner corner discussed with officers discussed with officers: three arches 20 December 2020 Further pre-application consultation Consultation with Chairman with Westminster City Council of the Planning Committee GPE, DP9 and Make presented the November 2020 proposals to the Chair of the Planning Committee and the Planning Officer. The GPE, DP9 and Make presented the latest - Mansard roof treatment design was received positively, particularly design development, addressing the The curved corner and the adjusted heights the elegant design of the stone elevations design officer’s previous comments. of the corner dormers were considered and the intention to reuse stone from the successful in balancing the proportions. existing buildings. - Rooftop plant visibility The north corner of the plant enclosure - Dormer design The Councillor queried the materiality of was refined to reduce its visibility from The design and visual hierarchy between the mansard roof and the detailing of the the east along Piccadilly. The officers the lower and upper level was now dormers, particularly the corner windows. considered this a major improvement considered successful. The design officer The design team have since reviewed the which satisfied their concerns. noted that the future detailed design of the tonality of the proposed lead mansard tripartite dormers must ensure adequate Cityscape images showing the reduction in visibility roof finish and refined the dormer window - Attic storey/facade horizontality verticality of expression. The setting out from the previous shape of the rooftop plant reveals. The design officer asked for further of the dormers is explained in the design enclosure corner (above) to the revised shape material to demonstrate why the section of this document. (below). Plant enclosure shown in blue to highlight it in these images. For further details of the wider discussions, recessed attic storey was not successful beyond the design issues, please see the architecturally. However, the addition It was concluded that all major design Statement of Community Involvement by of a wider stone spandrel at level 5 was concerns have been addressed. CommComm UK. considered helpful in giving horizontal ‘relief’ to the vertical emphasis of the stone elevation. In the January 2021 follow-up letter, the officers query the detailed balance of the horizontal and vertical lines at this spandrel level, which is explored in the design section of this Design and Access Statement.

Above: sketches provided as further material to Above: sketch view showing the stone spandrel in demonstrate how a lower cornice and ‘attic storey’ creates the main facade and the curved mansard corner. 21 an overly dominant, ‘stacked’, three-storey top effect Consultation with neighbours and stakeholders

Consultation with a variety of interested parties has taken place and is described in detail in the Statement of Community Involvement by CommCommUK. Design issues arising from consultation discussions are described briefly here.

Ward Councillors consultation September 2020 The Ward Councillors welcomed the scale and massing and particularly liked the way that chamfering the corners improves the public realm. They queried the management of the terraces to ensure no nuisance to the neighbours. They were also concerned Draft view of the building discussed with Ward Councillors Website showcasing the proposals about the visual “heaviness” of the building and the recessive retail frontages. We have developed the design to address these GLA consultation The Energy Officer commended the Royal Academy of Arts concerns. October 2020 consideration of circular economy and October 2020 The proposals were welcomed by urban whole life carbon principles, presented The proposals were viewed as exciting and Public webinar design officers as strategically positive by Hoare Lea, and asked for further well-informed, with the holistic approach to September 2020 and sensitive to their surroundings. TFL explanation of the approach to a future sustainability and the thoughtful materiality A public webinar was held to present the welcomed the cycling strategy and potential district heat network and particularly welcomed. proposals to members of the public. One consolidation approach, asking for further justification around the size of the PV array. question was asked, requesting more justification why off-street servicing was Energy flexibility and demand response to information about the massing in the not possible. be considered also. These are covered in streetscape. Hoare Lea’s sustainability reports. 22 ARCHITECTURE SUITABLE INTRODUCTION AND BACKGROUND FOR ST. JAMES’S

ARCHITECTURE SUITABLE INTRODUCTION AND BACKGROUNDSITES WHERE OPPORTUNITIES EXIST TOFOR RE-ESTABLISH ST. JAMES’S SUITABLE ARCHITECTURE.

SITES WHERE OPPORTUNITIES EXIST TO RE-ESTABLISH SUITABLE ARCHITECTURE. ARCHITECTURE SUITABLE INTRODUCTION AND BACKGROUND FOR ST. JAMES’S ARCHITECTURE SUITABLE SITES WHERE OPPORTUNITIES EXIST TO RE-ESTABLISH SUITABLE ARCHITECTURE. FurtherINTRODUCTION consultation AND BACKGROUND with 1 FOR ST. JAMES’S

2 1

neighbours and stakeholders 2 3

1 SITES WHERE OPPORTUNITIES EXIST TO RE-ESTABLISH3 SUITABLE ARCHITECTURE.

2 4 5

3 4 St James’s Conservation Trust 5 Historic England Heart of London October 2020 October 20206 Business Improvement District 4 5 Presenting to a representative of the Inappropriate features from FacadesThe6 and in somewell-proportioned cases buildings Facades where the historic buildingground line floor, the October 2020 “Conservation Area Audit- City of that are inappropriate against criteria from the 17th and 18th century have Westminster” 2002. in terms of architecture, use or are of been preserved but the architecture is so Trust, the principle of demolition and poorhigh-quality quality and which detract from the materiality,changed that it undermines the the overall rich façade The BID wholly supports the development, Inappropriate features from Facades and in some cases buildings historicFacades townscape. where the historic building line streetscape quality. “Conservation Area Audit- City of that are inappropriate against criteria from the 17th and 18th century have redevelopment was supported and the Westminster” 2002. 6in terms of architecture, use or are of detailingbeen preserved but the architecture and is so richly modelled roofscape the design, the consolidation servicing poor quality and which detract from the changed that it undermines the overall design was overall considered well thought- historic townscape. werestreetscape quality. considered to be positive19 features. strategy and the commitment to Inappropriate features from Facades and in some cases buildings Facades where the historic building line through, noting that detailed comments will “Conservation Area Audit- City of that are inappropriate against criteria from the 17th and 18th century have Overall, the officer considered that no harm sustainability. Westminster” 2002. in terms of architecture, use or are of been preserved but the architecture is so 19 poor quality and which detract1 from the changed that it undermines the overall follow the submission of the application. historic townscape. streetscape quality. would be caused to the neighbouring listed

19 buildings. However, the officer had some The Westminster Society Above: map from SJCT’s report ‘Architecture concerns regarding the overall height on Fortnum & Mason 2 October 2020 Suitable for St James’s’ by Atkins 2008, identifying Piccadilly and the vertical emphasis of the November 2020 the existing buildings on the site as inappropriate, This was a detailed architectural review of or undermining the streetscape quality. main elevation. He recommended that we No design concerns were raised at this the proposals. The chamfered corners; reconsider the height and massing of the stage. More information was requested to the arches on the Piccadilly corner; the 3 upper levels; the proportions and solidity show the increase in height relative to the introduction of a decorative frieze to of the chamfered corner and introduce height of Fortnum’s building. Jermyn Street and the dormers to the articulation in the facades to respond to the mansard were seen as positive aspects. horizontality and hierarchies of the context. Particular comments were whether there was enough variety in the window and 4 Our subsequent design development spandrel proportions to give sufficient 5 has refined the corner dormer window horizontality in the facade. This has proportions to reduce their visual subsequently been addressed in the dominance. We have also introduced design. The height of the shopfronts to horizontal articulation within the stone Piccadilly was queried and we explained facade. that this ties in with the Fortnum’s shopfront 6 height and the way it runs around to Duke Left: draft view discussed in October consultations Street St James’s and Jermyn Street. 23 Inappropriate features from Facades and in some cases buildings Facades where the historic building line “Conservation Area Audit- City of that are inappropriate against criteria from the 17th and 18th century have Westminster” 2002. in terms of architecture, use or are of been preserved but the architecture is so poor quality and which detract from the changed that it undermines the overall historic townscape. streetscape quality.

19 Summary of design development

Refinement of the design has Above: taken place to all elevations view shown in August but the corner of Piccadilly and pre-app Duke Street St James’s has with WCC been a key focus of discussions in all consultations and so this view is used to illustrate the design development of the Draft verified view discussed in the September Draft verified view discussed in the October pre- Verified view incorporating the changes pre-app with WCC, wider consultations and the app with WCC, where the visibility of the rooftop discussed in the November pre-app with WCC: scheme. public webinar plant enclosure was a particular issue curved mansard corner, rebalanced corner arches and horizontal articulation in the stone facade 24 03 Scale and layout

25 Massing principles

1. Massing in the urban context 2. Scale 3. Chamfered corners The building should maintain the back of The massing agreed with officers in Chamfering the corners of the building is a generous pavement lines to give clear definition to the pre-application consultations is six and well-mannered move to enhance the public the streetscape and complete the urban storeys, plus two mansard floors, plus a realm. It mirrors the corner treatment of surrounding block. rooftop plant enclosure/lift overruns. buildings.

Examples of chamfered corners at Fortnum & Aerial image copyright: Google Mason and The Marq

26 Massing principles

Examples of taller corners at primary street junctions 4 South-facing terraces 5. Sculpting the roofscape Adding visual interest at the Creating terraces with a view across St Stepping up building heights towards cornice level is a modern James’s to the south offers valuable street corners and creating a taller interpretation of the classical outdoor amenity to staff working in the element on the corner are features of cornice structure. building. It also serves to reduce the height the surrounding roofscapes, celebrating on Jermyn Street, respecting the smaller the turning of the corner and acting as a Shaping the rooftop plant scale of this street. marker in the street scene. enclosure minimises its visibility.

Examples of taller corners at secondary street junctions

27 Layout, uses and areas

Ground floor P i c c a d i l l y A r c a d e 73–76 Jermyn73–76 St The street level of Piccadilly is configuration of the proposed Key: 2m above the level of Jermyn flexible commercial units would Street, creating a split-level be suitable for such uses. The Office ground floor. The entrances Piccadilly unit, approximately Class E along Duke Street St James’s 285sq.m, can be subdivided P i c c a d i l l y are each at a level to match the into two smaller ‘boutique’ units Retail, cafe, slope of the pavement. with no loss of active frontage. restaurant, Jermyn Street The retail units in the existing gym: The Marq Ground floor uses buildings have a large amount Class E Reception Retail/flexible commercial of basement space, which is frontage is prioritised on undesirable in the current retail Plant and Piccadilly, with the office market, so the proposed scheme back of Cycles reception and a smaller does not include any basement house Duke Street St James’s commercial unit fronting onto retail provision. Jermyn Street, maximising N active frontages. Commercial The office reception will be a high Fortnum & Mason units are flexible to become quality and welcoming space, retail, cafe, restaurant, gym, art activating both the street corner gallery or other active ‘town and the Duke Street St James’s are made to Duke Street St Further details of the servicing Cyclists enter the building on Duke centre’ use, to meet future elevation. James’s. The potential for off- strategy are provided in the Street St James’s, with a dedicated lift to needs. street servicing was reviewed Access section of this report the basement. Fire exits are discretely Servicing the building early in the design process and in the Momentum Delivery located to the north and south along the Within the special character The proposed retail/flexible but the significant reduction in and Servicing Plan, which western party wall. area of St James’s, the art trade commercial units are served the amount of active frontage includes plans showing the and luxury retail uses should be from the street, as are the 2 that could be provided was impact of an off-street servicing The ground floor area is 1,086m GIA. prioritised and the size and the existing shops. Office deliveries detrimental to the streetscape. provision.

28 Layout, uses and areas Basement

The existing foundations, deliveries and refuse linking Key: perimeter walls and basement up to the service entrance Bins void, including the existing adjacent. Office pavement vaults, will be Class E retained to minimise additional The cycle provision, lockers, excavation and embodied showers and changing facilities Retail, cafe, Plant rooms carbon. Elliott Wood’s will be in line with the Publication restaurant, Structural Method Statement London Plan (2021) and gym: Cycles explains the design strategy BREEAM requirements. Details Class E Deeper area and the findings of the desktop of the cycle parking provision study completed so far. are given in the Momentum Plant and Intrusive site investigation Transport Assessment. back of works will be required at the house next stage, to determine The area of the basement is the condition of the existing 1,485m2 GIA, including the N structure. existing area of lower basement to the north. The basement contains cycle stores for both office and the flexible commercial units, end-of-trip facilities for each, plant, and building management offices. A dedicated cycle lift connects to the Duke Street St James’s entrance, with a separate service lift for

29 Layout, uses and areas Upper floors and roof

Empire House (Piccadilly Arcade)

Key: Terrace levels: 5 6 Office 7 Class E Roof P i c c a d i l l y Office terrace

Plant and back of Jermyn Street house

BMU tracks Plant enclosure

N

Upper floors Roof levels Levels 1 to 4 offer a full office floorplate, The typical floors are each 1,100m2 GIA. Terraces are created on levels 5, 6 and Maintenance Unit (BMU) and plant that with the core located against the 7. There is also a communal roof terrace needs connection to fresh air – is inset from western party wall. This creates a flexible As the terraces step back from level 5 located along the south of the roof level, the perimeter of the building to minimise its floorplate that is well daylit and can easily to level 7, the floorplates reduce, giving giving access to staff working on floors 1 visibility. be subdivided into two or more smaller a total office area, on levels 1 to 7, of to 4. This is accessed from one of the main tenancies, to suit a wide range of tenants 7,180m 2 GIA. stairs and a dedicated platform lift. Internal circulation and plant rooms total 2 including affordable workspace provision. 79m GIA, bringing the total area of the 2 The rooftop plant enclosure – which building to 9,830 m GIA. contains the stairs, lift overruns, a Building 30 04 Appearance

31 Design process

The design of the building has evolved through a detailed appraisal of the neighbouring buildings, seeking to embed the new building within the urban block it completes. It is a contemporary interpretation of the rhythm, materiality and detailing of its handsome neighbours.

The beds of Portland stone have been selected following rigorous research, including a visit to a quarry and factory on the Isle of Portland.

The detailing of the facade celebrates the quality of the materials and will ensure the building ages gracefully.

Most of all, the design of the building seeks to enhance the character of each of the streets onto which it faces. The grand Piccadilly elevation transforms into the modulated Duke Street St James’s elevation, which transforms again into the elegant Jermyn Street face.

32 Piccadilly streetscape analysis Duke Street St James’s Street James’s St

A mix of scale, style and materials A largely Portland stone urban block to be ‘completed’ by a new building on the corner site

Piccadilly is a wide street, 26.7m between The site sits at the eastern end of a The site is opposite the long length of A new contemporary building on this site building faces, which means the site is relatively unified street block. These Burlington House, a Classical Portland can harmonise more sympathetically with appreciated in long views east and west, as Portland stone buildings are of a similar stone facade of depth, solidity and rich its neighbours in its solidity, materiality, the street gently curves. style overall but were built piecemeal, to modelling. proportions, detailing and roofscape. the designs of three different architects, The buildings along Piccadilly display a between 1905 and 1910. Floor levels, 180 Piccadilly (French Railways House), wide range of styles and materials, such parapet levels, and stylistic details vary but built in the 1960s, is a contrast to its as the varying heights and colours east of their shared materiality and predominant neighbours, in its gridded facade, shallow Fortnum & Mason. solidity make for a pleasing whole. reveals, high proportion of glazing and flat roof. 33 Piccadilly streetscape analysis Height and hierarchy

Single mansard Double mansard Double mansard Single mansard Double mansard is appropriate Stone extends higher than cornice Full attic storey Stone extends higher than cornice

Create an eastern ‘bookend’ for the St James’s Street James’s St block Duke Street St James’s

A new corner building A feature building A handsome ‘middle’ building A strong corner building is appropriate Taller shopfronts with long horizontal lines Cornice line rises ‘Cornice’ line can be higher Vertical bays Emphatic vertical bays

This urban block is higher towards the corners and lower and more horizontal in the central building. The new building should be a strong corner ‘bookend’ to complete this existing hierarchy.

34 Piccadilly streetscape analysis ‘Attic storey’ considerations conflict of cornices Attic storey and building height gives effect of a ‘top heavy’ James’s triple storey mansard The Ritz Duke Street St Street James’s St Arlington Street

Main portion of facade Sketch elevation Cornice Rejected option (streetscape diagram above) looks of the south side +1 storey A primary horizontal division one storey below the top of the compressed of Piccadilly +2 mansards stone elevation, in the Classical manner of a cornice and attic Rejected option appears top storey, creates the effect of a ‘three storey top’ which echoes heavy the proportions of the taller buildings along Piccadilly to the west, rather than sitting comfortably with its immediate “bookend” “feature” “middle” “bookend” neighbours. building building site Above: a rejected design option for a recessed ‘attic’ storey, which appeared ‘top heavy’ building height and cornices The proposed elevation should acknowledge the balcony line of Empire House and the cornice line of the buildings beyond but we consider it is appropriate The Ritz that this is a secondary horizontal Duke Street St James’s Street James’s St Arlington Street expression, not a primary horizontal break in the elevation. Breaking the stone elevation counters the aim of ‘completing’ Cornice ‘Cornice’ Cornice Cornice Cornice Cornice Cornice Cornice this street block with a ‘bookend’ building, +1 storey +2 mansards +2 mansards +1 storey (+1 storey +1 storey +1 storey +2 storeys +1 mansard +1 mansard suppressed) +2 mansards +2 mansards +2 mansards mirroring the western building, which +2 mansards celebrates the turn of the corner. Developed approach 35 Piccadilly streetscape analysis Rhythm and verticality

1 3 1 3 5 3 1 5 1 Potential ‘minor-major-minor’ rhythm with odd number of bays St James’s Street James’s St Duke Street St James’s

B A B B A B A B A A B A

The neighbouring buildings are divided into emphasis but with strong horizontal framing Empire House and the building on the of the stone elevation and this seems fitting odd numbers of bays with a ‘major-minor’ lines. The new building should echo this corner of St James’s Street both have for the new building on the eastern plot, rhythm. The buildings all have a vertical rhythm and proportion. vertical lines which run through to the top to celebrate height on the corner site with some tall expressed verticals.

36 Piccadilly streetscape analysis Materiality Rustication St James’s Street James’s St Duke Street St James’s

Contextual palette of Portland stone with some rustication Feature railings to Contrasting stone and contrasting black listed buildings in black (granite or marble) metalwork painted metalwork

37 Piccadilly streetscape analysis Fenestration

There is a wide variety of window shape and detail, but the overriding proportion is one of verticality.

The solid-to-void ratio is always more stone than glazing.

Windows are typically deeply set in their reveals.

Mansard dormer windows are varied and decorative.

38 Jermyn Street streetscape analysis Massing

Jermyn Street is much narrower than The scale of the buildings increases in Piccadilly, with 13m between opposite both height and width from the west building faces. This means the site is of this street block to the east, leading not seen frontally in any distant views, up to the larger scale of Fortnum & but is glimpsed obliquely and read in its Mason across Duke Street St James’s. relationship to the buildings immediately It is therefore appropriate that the new adjacent. building on this site is taller than the existing building. The new building is designed to be a good neighbour to Piccadilly Arcade and Empire House above, and to Fortnum & Mason, as Copyright: Google it is always seen closely between these two buildings. Building height and width Opportunity for a taller increases along the street building on the site

Bomb damage: repair and infill 39 Jermyn Street streetscape analysis Datum levels

In oblique views of the street, it is evident that the building heights step up towards the site. Several horizontal datum lines structure the facades, which otherwise have a vertical rhythm.

In the photographs from 1941 below, it is clear that the shopfronts increased in height towards the street corner.

View looking west along Jermyn Street with View looking north along Duke Street St 48 and 50 Jermyn Street on the right and James’s towards Burlington House, with Piccadilly Arcade in the centre (1941) 50 Jermyn Street on the left (1941)

Copyright: City of Westminster Archives 40 Duke Street St James’s streetscape analysis

Duke Street St James’s is a narrow, sloping one-way street often used as a taxi cut-through. To the east, it is fronted by Fortnum & Mason, one unified building for the full length of the street block, which deals successfully with the level changes through a layered, detailed shopfront. The vehicle drop-off and side entrance are the feature of the street, and the way that the corner restaurant frontage wraps around the corner also adds interest to this part of the street. Fortnum elevation The new building on the west side will mirror to Duke Street the clear horizontal of the Fortnum’s stone St James’s, with the detail of the band framing the shopfront. It will open shopfronts resolving up the frontages on the corner to draw the slope of the street the pedestrian activity of Jermyn Street visually around into Duke Street St James’s. Right: Fortnum side The new frontages will improve on the entrance and vehicle drop-off bay visually impermeable shopfront display- case windows of the existing building on Far right: Visually the site, and the new chamfered corner impermeable will enhance the public realm at the street shopfront and square corner. corner of the existing building on the site

41 Architectural concept

Tall, elegant arches echo the vertical bays of the neighbouring buildings, with the curve of the arches creating the same visual interest as a cornice. The deep reveal of the arches will create a strong line of shadows. Within these arched reveals, the stone spandrel panels balance the verticality with horizontal layering. The varying heights of the spandrels give a rich hierarchy to the facade.

At the base of the building, the shopfronts are framed with stone but subdivided with detailed, fine metalwork screens.

At the top of the building, there is a clear division between the main stone facade and the silver-grey mansard roof. To Piccadilly and Duke Street St James’s, projecting dormer windows echo the neighbouring detailed roofscapes, whereas to Jermyn Street the setback of the terraces creates a simpler top to the building.

42 The ‘bookend’ logic

View of the Piccadilly elevation showing how the new building ‘bookends’ the street block

Tall arches here Tall arches here

Left: view of this street block from These sketches show how the proposed in a way that echoes the architecture of the the west showing how the site massing and the rhythm of the elevation western corner building. The arches are a has the potential to ‘bookend’ sit within the whole street block. The deep satisfying visual link from one side of the the eastern end of this block in arched reveals have the visual weight of the block to the other, acting as two ‘bookends’. the same way as the foreground building does at the western end. neighbouring cornice lines, raising the eye site 43 One building: three characters

Piccadilly is a grand street, taking its name from the Jermyn Street is a sophisticated street famed for its This block of Duke Street St James’s is extravagant ‘pickadill’ collars of Tudor fashion, which gentlemen’s outfitters. Tailoring aims to create the characterised by the discrete side entrance were sold on this street. The character of the street is perfect line: crisp, elegant and understated. This is to Fortnum & Mason, a place to arrive by flamboyant, dandy, richly layered and extroverted. characterised in the contemporary ‘Piccadilly collar’, limousine and be welcomed by a doorman which has ‘pinhalls’ to hold a tie pin, designed to subtly in a top hat. It is about creating quiet elevate the knot of the tie. elegance and luxury.

The new building on this site will reflect these three street characters in its architectural expression, reading as one building with three faces.

The Earl of Shrewsbury wearing a pickadill A contemporary Piccadilly collar and tie pin Fortnum’s doorman Copyright: Ingestre Hall Arts Centre Copyright: Hawkins and Shepherd Copyright: Fortnum & Mason 44 Arches: three characters

The building on the The south facade The elaborate corner of Piccadilly of Empire House arches of the and St James’s on Jermyn Street shopfronts of Street uses arches uses subtle arches Fortnum’s creates on a grand scale to accent the a stylish rhythm to emphasise the vertical bays along the length of turning of the of the Duke Street street corner. elevation. St James’s.

Piccadilly Jermyn Street Duke Street St James’s 45 Three elevational characters Piccadilly Jermyn Street The deep, arched reveals This south-east-facing create a visual weight, elevation is calm and subtle, echoing the modelling of the rippling stone facades the neighbouring Edwardian quietly echoing the fluted facades. metalwork on Piccadilly. The decorative frieze The verticality of the arches along the top of the stone is subtly subdivided by completes the facade with horizontal spandrels. These an elegant rhythm. reduce in height at each level, giving a hierarchy to the elevation. A fluted stone spandrel at level 5 Duke Street St James’s delineates the top stone Always viewed obliquely storey, picking up on along this narrow street, the balcony level of the this facade transitions neighbouring listed building. between the Piccadilly and Jermyn Street treatment. The pale Portland stone Continuing the horizontal is accented with dark spandrels from Piccadilly, coloured metalwork, layered over the vertical visually linking to the black- detailing of Jermyn Street, painted ironwork on the this elevation has its own adjacent buildings and the unique character. gates of Burlington House opposite. The dark colour emphasises the depth and modelling on this north- west facing elevation.

46 Left: The Earl of Shrewsbury wearing a pickadill Copyright: Ingestre Hall Arts Centre Materiality Bottom left: Oysters at Wiltons restaurant Copyright: Wiltons Below left: Stone beds at Portland quarry Below centre: Grove Whitbed Portland stone Below right: Ostrea Patch Reef Portland stone

The new building will be made from Portland stone, continuing the primary materiality of the surrounding area. This is a high-quality, traditional material but also one that can be detailed in a crisp, contemporary way.

Portland stone is laid down in different geological beds that each have a different character. Visiting the quarry on Portland, we have selected two beds of stone that we hope to use in the building facade, both of which contain oyster shells.

Oysters have a historic link to Piccadilly: Wiltons Restaurant, at 55 Jermyn Street, was founded in 1742 as a shellfish-monger and soon developed as a speciality oyster purveyor, changing its name in 1805 to Wilton’s Shellfish Mongers and Oyster Rooms. Its oyster bar is now world- renowned.

Visually, the silvery, curving oyster shells evoke the lacework of the ornate Pickadill collars that gave Piccadilly its name.

47 Left: Existing Portland Ambition to reuse existing stone stone on 48– 50 Jermyn Street Right: Existing Portland Both 180 Piccadilly and 48–50 Jermyn from a bed such as Coombefield Whitbed. stone Street have Portland stone in their facades. We would use this stone as the face of the on 180 Piccadilly The team is actively exploring whether this arches. Being the brightest, smoothest stone could be reused in the new building stone, it would create a wonderful visual to reduce embodied carbon and waste by contrast with the new oyster shell stone embracing circular economy principles. beds used to line the arches and frame the Until further detailed exploratory work has windows. 50 Jermyn Street – Portland stone sizes

The facades of the 50 Jermyn Street building are mainly clad in Portland been carried out, we cannot commit to limestone. The façade is set out in approximately 900/950mm wide bays, forming horizontal ribbons of glazing and stone spandrels. Two mostly opaque flank walls are located on the righthand side of each elevation, reusing this stone, but the design is being Initial advice iswhich that contain a thelarge number stone of stone panels. is Please likely see picture toon the right hand side for approximate stone sizes. developed to allow this as a possibility. It be thicker thanDuke we Street elevationrequire, so it would be The stone panels on the horizontal spandrels are approximately 900mm Left: Review is an innovative approach with technical possible to grindwide and the680mm tall surface each. The horizontal tobanding reveal at the 1st floor slaba comprises approximately 900mm wide and 550mm tall stone panels, of existing whereas the horizontal banding at the 2nd and 3rd floor slab comprise and supply chain challenges, but it has clean, smoothapproximately face 900mm and wide removeand 190mm tall stone surface panels. The vertical banding framing the windows on the Duke Street elevation, comprises stone sizes stone panels that are approximately 400mm wide by 830mm tall and enormous potential benefits for the damage. 500mm wide by 700mm tall. Finally the flank wall comprises similar sized on 48–50 stone panels, which are approximately 650mm wide by 750mm tall. The building’s sustainability. Portland stone cladding appears to comprise flat pieces which are Jermyn approximately 75mm thick. Thin stone mullions can be observed between the individual windows, Street The stone on thewhich are existingapproximately 60mm wide buildings by 1730mm tall. is a wide The new façade design should consider the existing stone sizes, if these Expert advice from FMDC facade variety of sizes.are to Inbe reused. our illustrative setting 300mm consultancy is that the building is likely to out of the stone courses, we have shown be hand-set stone, which will be relatively random bed heights to accommodate a 400mm straightforward to dismantle. This needs variety of stone sizes. This would need to be 200mm to be confirmed with a ground-penetrating surveyed and set out precisely in the future Right: radar (GPR) survey of the existing stone to make the most of the existing stone Illustrative view of to determine its condition and method sizes. random bed of construction,and then with intrusive heights on opening-up works on site. Reuse of the stone is an exciting new building opportunity the team is committed to to allow reuse The stone itself has a fine shell content exploring diligently. of existing stone

50 Jermyn Street Workbook no. 05 Existing Buildings’ Facades FMDC 363 Draft 1 16Sep20 Page No. 9 48 Stone beds

The fine shell stone of the existing Ostrea Patch Reef is a beautiful, decorative communities, forming small, isolated reefs on the sea buildings is similar to the currently feature stone with a fascinating geology. floor. These patch reefs eventually became entombed available Jordans Whitbed, which Portland stone was laid down at the end beneath younger marine sediments. During the eons of could be used if the existing stone of the Jurassic period, under subtropical geological time that have passed since their formation, cannot be reclaimed or to supplement conditions on the floor of the long-since- the reefs have become ‘frozen’ as occasional isolated it if there is not enough quantity vanished Tethys Ocean. Life teemed in features within Portland freestone beds. Sections from recoverable. The two beds that the warm, clear tidal waters. Colourful these incredibly enigmatic fossil reefs are occasionally contain oyster shells – Grove Whitbed fish swam over a sea floor littered with found in blocks of Whitbed. and Ostrea Patch Reef – offer a good exotic molluscs. Here and there, oysters, visual contrast to this plainer stone. bryozoans and the red algae Solenopora As stone is a natural product, availability changes over clustered together in vibrant symbiotic time. These stone selections illustrate the design intent.

49 Stone layering

Reclaimed stone/ The design intent, Jordans Whitbed: subject to availability Bright and graphic to highlight of particular beds the rhythm of the arches of stone, is for the smoothest and plainest stone to be on the outer face of the building, increasing in oyster shell richness into the depth of the window Grove Whitbed: reveals to enhance Adding richness and texture the modelling of to the window reveals the facades. The Rusticated joints into joints into the window window reveals are reveals rusticated, matching on Empire the detail on Empire House House next door.

Grove Whitbed Ostrea Patch Reef The shopfronts are intended Ostrea Patch Reef: to be framed in the oyster Feature panels and spandrels. shell stones so pedestrians Fluted spandrels on Jermyn can see the shells up close. Street will add further depth and shadow

50 Material palette

Portland stone is complemented by dark- coloured metalwork. Along Piccadilly, decorative metalwork is usually painted black, such as the railings above Piccadilly Arcade on both the north and south Fluted feature elevations and the ornate gates of panels Burlington House opposite.

On the Piccadilly elevations we propose black fluted metal panels to catch the light Black metalwork and give a richness of detailing. To the ground floor, we propose bronze-coloured framing and decorative screens to bring additional warmth at pedestrian level. Grove Whitbed

Ambition to reuse the stone from the existing buildings. This is a similar Portland Whitbed Ostrea Patch Reef

Illustrative material samples

Black feature metalwork on listed buildings 51 Piccadilly corner treatment

Corner of Jermyn Street Corner of Eagle Corner of St James’s and St James’s Street Place and Piccadilly Street and Piccadilly

The Piccadilly corner plays an streets, where the stone portion important role as a marker in of the building extends up into the streetscape. The design the mansard zone. The arched has evolved through many form of our proposal creates iterations, to celebrate the a tapering towards the top, a corner without being dominant. modern interpretation of the Two arches mark the corner at ‘turret’ form of Victorian and high level: one to add height to Edwardian buildings. the stone elevation and one to turn the corner in the materiality The arches echo the detail of of the mansard. the western corner building of this street block but in a There are many local smaller scale and lighter way, Left: view of the chamfered corner from the east precedents of additional height appropriate to this secondary Above: the corner arched dormers add to the richness on the corners of secondary street junction. of the roofscape

52 Horizontal expression Piccadilly

The vertical and horizontal planes of the grade in height to subtly reduce the amount adjacent buildings, tying the elevation into Above: elevations are balanced to respect the of solidity at the upper levels. However, the streetscape. This spandrel is fluted, verified view datum lines of the adjacent Edwardian the stone spandrel at the penultimate level with the same design as the frieze at the Left: buildings, while ensuring that the building is much deeper and is set further forward top of the Jermyn Street elevation, creating illustrative view has a contemporary aesthetic. Within the within the reveal. This visually continues interesting shadows which give a visual Right: deep window reveals, the stone spandrels the balcony and cornice lines of the weight to this horizontal datum line. illustrative elevation

53 Roofscape Dormer design

The design of the dormers We propose dormers with a seeks to enrich the ornate projecting ‘cap’ roof, similar to and layered roofscape of the those on the adjacent Empire adjacent listed buildings to House, to echo the sharp create an equally intricate corners against the skyline. profile against the sky. The head of the window beneath The silver-grey of the mansard the cap will be arched to make roof will tone in with the a visual link to the stone arches adjoining roofs, while the of the building facade below. All projecting dormer windows give three adjacent listed buildings detail, layering and hierarchy. have curved heads to some of Above: Duke Street St their dormer windows. James’s dormers We propose double and Right: Piccadilly triple-width dormer windows The mullion between the at level 6 and single dormers double and triple window bays with finer frames at level 7, to is expressed, to maintain the give a diminishing scale to the vertical rhythm across these roofscape. The neighbouring wider dormers. buildings have larger, shaped dormers at the lower level and Wider dormers create more smaller, rectangular dormers at usable workplace than single the upper level. dormers and allow more Layering of scale of dormers at Empire House: more prominent on Double and triple bay dormers on the central building flexibility for furniture layouts. the lower level and finer scale at the upper level. Upper dormers of this street block have a projecting ‘cap’ roof 54 Mansard elevations Piccadilly

The priority for the setting out of Above: proposed elevation showing the symmetry Above: regular double dormers clash with the the dormers within the mansard of dormers about the building grid, with dormer building grid and leave blank roof at the corner roof is to ensure symmetry windows ‘subtracted’ on the eastern side in order around the chamfered corner. to turn the corner This gives the most satisfying arrangement of dormer windows and acknowledges this site as a corner block rather than a purely symmetrical ‘middle’ building.

The chosen layout of dormers for the Piccadilly elevation is symmetrical but with dormers Above: making dormers symmetrical would leave a ‘subtracted’ at the chamfered blank area of mansard roof to the west, which would be unduly eye-catching corner.

The structural grid of the building is a minor-major-minor rhythm (7.5m - 9m - 7.5m), which means that many regular arrangements of dormers do not Above and left: sketch views on axis of the chamfered corner showing how the proposed fit within the building grid, as the arrangement of dormers is symmetrical about examples on this page show. the corner

Above: repeating triple-bay dormers would clash with the building grid 55 Mansard elevations Single Single Duke Street St James’s Double Double

As described for the Piccadilly elevation, achieving symmetry about the Piccadilly chamfered corner is the priority for the dormer arrangement. The northern structural bay along Duke Street St James’s has Above: proposed setting out of dormers to Duke Street St James’s Above: proposed setting out of dormers to Piccadilly been set out to achieve this.

Duke Street St James’s is a narrow street and the mansard roof will never be seen in pure elevation. Seen obliquely, the dormer windows create a rich, layered roofscape.

Ths is a long street block and Above: an early study showing regular dormer spacings in the northernmost symmetry from the north to the bays. This was not symmetrical about the Piccadilly chamfered corner and south will not be apparent from this was very noticeable in a perspective view street level. The arrangement of dormers is generally regular, with the dormers widening to Right and far right: Exerpt of verified view looking north match the two wider structural up Duke Street St James’s and architectural view looking south down Duke Street St James’s showing bays at the centre of the how dormers are seen as a cluster, not individuals elevation. 56 Ground floor frontages

View of Piccadilly shopfronts and fire escape door with decorative metal frieze View of ground floor facing Jermyn Street: decorative spandrel to View of Duke Street St James’s showing how commercial unit, greater proportion of glazing to building entrance shopfronts step down the slope of the street

We have studied the scale and detailing of the surrounding shopfronts to develop the proportions of the stall riser and signage/ louvre zone, concealed by a decorative screen. The shopfronts are framed by a stone portal that emphasises the delicacy of the infill metalwork. The stone portal aligns with Fortnum & Mason both on Piccadilly and on Jermyn Street. This is similar to the shopfront height on the pre-war building at 50 Jermyn Street. Right: Gate detail at Princes Left: Excerpt of verified Above: How Fortnum & Arcade, Jermyn Street, view showing how Mason deals with the an inspiration for the The decorative screen used in the new shopfronts are slope of Duke Street St decorative frieze secondary to Piccadilly James’s, subdividing shopfronts and to conceal service doors Arcade within stone portal evokes the arches of the facade and the oyster shells of the stone. 57 Views Piccadilly corner

58 Views east and west along Piccadilly

59 View from the courtyard of Burlington House

Illustrative view of the Existing view through the proposed development entrance arch of Burlington seen through the entrance House towards Piccadilly arch of Burlington House

60 View of Jermyn Street and Duke Street St James’s facades

61 Views east and west along Jermyn Street

62 Elevations Piccadilly

63 Duke Street St James’s elevation

64 Jermyn Street elevation

65 Terraces

Communal roof terrace

The Marq office building The south-facing roof terraces discretely Offering a place to get away from step back behind the Jermyn Street your workstation and enjoy fresh air Level 7 elevation, between tall buildings either side. and distant views is an important provision for the modern workplace, Level 6 The terraces offer outdoor amenity space encouraging wellness and healthy to all office staff in the building. Levels choices. Four smaller terraces have 5, 6 and 7 have individual terraces, while been prioritised over fewer larger Level 5 those on the lower floors have access via a terraces to offer amenity close at main stair and a dedicated platform lift to a hand to as many staff as possible. communal roof terrace.

Jermyn Street Office reception

Excerpts of verified views showing how terraces are set back above the street North-south section showing the location of the roof terraces 66 Communal Plant terrace at enclosure Terraces roof level

‘Green wall’ to Mansard roof continues south up to 800mm above plant terrace level, with glass screen The architectural treatment of the balustrade above, up terraces is different at each level. to 1,100mm guarding height At level 5, a stone elevation wraps around from the Duke Street St General Notes James’s corner to complete the stone 1. Dimensions are in millimetres unless stated otherwise. levels of the building. The balustrade is formed from the stone frieze, which 2. Levels are in metres AOD unless stated otherwise. completes the street elevation. Level 7 3. Dimensions govern. Do not scale off drawing.

The terraces at levels 6 and 7 are 4. All dimensions to be verified on site before proceeding. ‘inverted dormers’ cut into the mansard roof, with the glazing line set Glass balustrade 5. All discrepancies to be notified in writing to Make Limited. back behind. set in from building edge. Stone cannot continue up higher at © Make Limited 2020 The mansard roof continues up to this level, as it ties in Level 6 form the balustrade to the communal with the parapet level roof terrace. A green wall to the on Piccadilly. rooftop plant enclosure will enhance amenity and biodiversity without taking up terrace floor area. Stone cladding forms guarding to terrace 800mm high. Metal and glass balustrade up to Level 5 1,100mm set inboard.

Section through the terraces 67

DRAFT

REV Date Reason For Issue Chk FOR INFORMATION DRAWING STATUS

32 Cleveland Street, London, W1T 4JY

tel +44 (0) 20 7636 5151

[email protected] www.makearchitects.com

Client Great Portland Estates plc 33 Cavendish Square London W1G 0PW

Keyplan

Project Piccadilly Drawing Title Section A Proposed

Scale at A0 Date 1 : 100 20/07/20 Project No. Rev No. Scale 1 : 100 m 1061 Drawing No. 0m 12 5 10 1061-MAK-XX-00-PL-A-ASK200908 Flank wall to Jermyn Street Existing flank wall of stair to roof of 48-50 Jermyn Street

As the proposed development is Existing flank wall of 54 Jermyn taller than the existing building, Street, to the west 48 -50Jermyn Street, the of 52 Jermyn visible flank wall to the terrace Street terrace, of 52 Jermyn Street (above the seen from street Piccadilly Arcade) will be taller level than the existing flank wall.

The proposed flank wall will tie Proposed flank into the height of the cornice wall. Decorative frieze returns of 52 Jermyn Street. It will be around and aligns considerably lower than the with cornice of 52 flank wall consented in 2008. Jermyn Street.

There are several flank walls visible in the local area, this is For comparison, not an unusual condition in the flank wall consented in streetscape. 2008, higher than the cornice line of 52 Jermyn Street

Right: Google aerial view of the existing buildings Existing flank wall of 54 Existing flank wall of Jermyn Street, to the 48-50 Jermyn Street to west of 52 Jermyn Street the east of the 52 Jermyn terrace Street terrace

68 Opening windows

Opening windows will be provided to all elevations of the building. The asymmetrical mullion split emphasises the vertical proportions and avoids splitting the arched windows in half, which would visually interrupt the curve. This creates a larger fixed picture window and a slender opening window. The benefits of opening windows are:

– Lower operational carbon by allowing mixed-mode ventilation for much of the year. – Wellness, as staff have more control over their environment and greater connection to the outdoors. – Climate resilience, giving opportunity for night purging in hot summers.

Piccadilly view showing how open windows Piccadilly Duke Street St James’s Jermyn Street do not disrupt the aesthetic of the elevation 69 Facade detail

The cladding is detailed to ensure it will weather elegantly over time. Quality materials are proposed, which are robust and low maintenance.

The facade will be detailed to shed water in the traditional way, with projecting window sills and copings. A gutter at the base of the mansard roof will collect rainwater run off.

The facade could be constructed in several ways. The detail shown here illustrates the option to cast the stone into storey-height pre-cast concrete panels, manufactured off-site, bringing benefits for quality management and speed of construction on site. The joints between panels would be concealed in the modelling of the stone detailing.

Piccadilly Duke Street St James’s Jermyn Street

70 External lighting

Fortnum & Mason is the most with a random pattern of cool-coloured brightly lit building on this part internal lights. of Piccadilly. Empire House Illustrative views of two ways to gently light the facade and the rest of the street block Along Jermyn Street, buildings are not The modelling of the proposed facade and the depth of the arches are warmly and sensitively lit, typically lit but rely on the streetlights. create opportunities for uplighting the elevations to enhance the emphasising the architectural Piccadilly Arcade is an exception, with evening street scene, with more lighting on Piccadilly and less, modelling. Currently, 180 warm feature lighting. The cool lighting or none, on Jermyn Street. An external lighting scheme for the Piccadilly makes no contribution in the stairwell of 48–50 Jermyn Street proposed building will be developed at a later stage and submitted to the evening street scene, does not enhance the street scene. for approval in due course, pursuant to condition. Warm, welcoming light on stone arches 71 Signage and ventilation Security

Building perimeter The building is built out to the back of pavement line and avoids any recesses that could lead to anti-social behaviour. The cladding line within each stone bay at ground floor is set in only 100mm from the face of the building.

Building management As is usual for most modern offices, this building will be open to staff 24 hours a day. There will therefore be security personnel on site 24 hours a day.

The final fire exit doors and service entrance are also set in only 100mm Decorative screen Signage Potential projecting sign Cycle entrance Window Glass Louvres to conceal louvres zone subject to future application on Duke Street behind panels in behind behind the building line. These doors will St James’s decorative door decorative be alarmed and monitored by CCTV. The metal screen screen for cycle entrance doors are glazed to allow The shopfronts contain a decorative frieze, continuous band in the elevation gives basement maximum visibility. which allows louvres to be added behind tenants the flexibility to locate their ventilation this zone as part of the tenant fit-out connections to suit their layout and change A scheme for monitored CCTV cameras will without changing the visual appearance. it easily in the future. be provided to Westminster City Council at The louvres would be for general a later stage of this development. commercial ventilation intake and extract. Along Duke Street St James’s, there are A dedicated riser is provided in the core sections of full-height decorative frieze to for any kitchen extract to be exhausted conceal larger areas of louvres that serve at roof level, in accordance with City of the central plant, such as the substations, Westminster requirements. Providing a and general basement ventilation.

72 Rooftop plant enclosure Terrace levels: 5 and greatly increase the operational 6 The rooftop plant enclosure contains 7 the lift overruns, access stairs, a Building energy demands of the building, as Roof Maintenance Unit (BMU) and the plant, more fan power would be needed to Green wall which needs direct connection to fresh air. move air much longer distances. The The design team has worked to minimise most energy-efficient location for the the amount of plant on the roof to minimise ventilation plant is on the roof. the size of the rooftop plant enclosure. Alternative locations for plant have been The plant enclosure is inset from the considered and discounted: perimeter of the building to minimise Jermyn Street P i c c a d i l l y its visibility. The top of the plant screen – On-floor plant would need large louvre is canted inwards, also to minimise its BMU tracks Plant enclosure connections to the facade, which visibility. would have a major visual impact on the building’s appearance. The plant enclosure screen will be pale – Additional basement plant would require grey-coloured to tone in with the sky the excavation of a deeper basement, and ensure it is not eye-catching. It will which would greatly increase structural be louvred to the northern and eastern embodied carbon. Increasing the amount elevations to ventilate the plant. It will be Ducts Ducts Ducts Ducts 500

solid metal panelling to the west elevation. 500 high of basement plant would increasehigh thehigh high 1000 level level level Along the south elevation, a green wall level 1000 amount of ventilation louvre required in Ducts Ducts Duct Duct Duct Duct 2700 2700 2700 connection Air Handling Unit connection connectionAir Handling Unit willAir be Handling planted Unit facing the roof terrace to connection Air Handling Unit 2700 3000 3000 3000 to risers to risers to risers 3000 to risers Stair core 3000 Stair core 3000 the ground floor elevations, which would Duct Duct Tenant Tenant 2500 Plant screen 2500 Plant screen connection connection 1700 1700 2200 2200 2200 to risers 2200 VRF VRF 2000 2000 to risers maximise biodiversity and visual amenity. 2000 2000 Plantscreen facade Plantscreen facade Plant screen Plant reduce active frontage. screen Plant Plant screen Notional visibility Plant screen 300 300 300 300 – Locating key ventilation plant either 300 300 800 1800 3000 800 1800 800 30001800 1090 3000 500 1850 225800 18003100 5253000 1090 500 1850 225 3100 525 Access zone Access zone 1140 1000 1000 200 1140 1000 1000 200 Access zone 300 200 Access zone Access zone Access zone 300 200 Access zone Access zone on-floor or in the basement would Access zone Access zone Access zone Access zone require large ducts in the core for the Left: illustrative view of green wall full-height of the building to bring air to communal roof Illustrative section through the north elevation line Illustrative section through in from the roof. This would affect terrace and pale of the plant enclosure showing how plant can be the east elevation 525 525 525 the financial viability of the building 525 grey plant screen arranged to allow the top of the plant screen525 to 525 300 Ducts Ducts Ducts Ducts 300 high high high with canted top cant inwards,high lowering its apparent height 500 level level level level 500

Duct Duct Duct Duct Ducts connection Air Handling Unit connection connectionAir Handling Unit Air Handling Unit connection Air Handling Unit 3m high kit Ducts 3m high kit 3000 3000 3000 3000 3000 to risers to risers to risers 3000 to risers 3000 73 3000 Duct Duct Plant screen Plantscreen Plant screen connection Stair core connection Plantscreen 2200 2200 2200 Stair core 2200 to risers 2200 to risers 2200 Plantscreen facade Plantscreen facade Plant screen Plant Plant screen Plant

Access zone 500 1850 225 3100 525 Access zone 500 1850 225 3100 525 300 800 1800 + 3000 500 300 800 1800 + 3000 300 800 1800 + 3000 500 300 800 1800 + 3000 3000 3000 Access zone 200 Access zone Access zone 200 Access zone Rooftop plant enclosure Ducts to risers AHU 1 AHU 2 Kitchen WC VRF BMU garage BMU tracks over stair extract extract visibility Communal Future Future Retail In response to concerns raised by the roof tenant tenant extract planning officers, the north corner of the terrace cooling satellites rooftop plant enclosure has been shaped plant over lift and set back to ensure it is only glimpsed from street level, as shown in the verified view looking from the east along Piccadilly. Plant enclosure

Illustrative plant layout (not all ductwork and equipment shown) to demonstrate how tightly packed the rooftop plant enclosure is. Lower plant equipment is located on the corner to Left: verified view from Sackville Street allow the plant screen to corner showing how the rooftop plant be stepped back here, thus enclosure is only glimpsed from street level reducing its visibility from to the east along Piccadilly street level.

74 Ducts Ducts high high 500 level level 1000

Ducts Duct Duct connection Air Handling Unit 2700 connection Air Handling Unit 2700 to risers 3000 to risers 3000 Stair core 3000 Duct Tenant 2500 Plant screen connection 1700 2200 2200 to risers VRF 2000 2000 Plantscreen facade Plant screen Plant Plant screen 300 300 300 Party wall elevation 800 1800 3000 800 1800 3000 1090 500 1850 225 3100 525 Access zone 1140 1000 1000 200 Access zone 300 200 Access zone Access zone Roof treatment Access zone Access zone Terrace levels: 5 Notional distant visibility line 6 Notional Photovoltaic panels PVs 7 area of PVs 525 525 525 over plant

Ducts Ducts Adding photovoltaic300 panels to the building Roof high high level level for on-site500 renewable power generation Green wall BMU Duct Duct is an ambition of the project, to improve parking connection Air Handling Unit connection Air Handling Unit Ducts 3m high kit to risers 3000 to risers 3000 3000 3000 Duct

Plant screen its sustainability credentials and energy Plantscreen garage connection Stair core 2200 2200 2200 to risers Plantscreen facade performance. The rooftop plant enclosure within plant Plant screen Plant needs to be open to the sky, but it is enclosure Access zone 500 1850 225 3100 525 300 800 1800 + 3000 500 300 800 1800 + 3000 possible to build an open grillage across 3000 Access zone 200 Access zone some areas to support photovoltaic panels. Illustrative section showing how low-profile Jermyn Street photovoltaic panels on a support grillage can be The exact area of panels will be determined accommodated over parts of the rooftop plant

BMU tracks Plant enclosure P i c c a d i l l y at a later stage and approved by WCC area. The area of PVs will be kept away from the pursuant to planning condition, but in perimeter so they are not visible. principle the PV panels will be inset from the perimeter so they are not visible above the plant screen.

Blue roof Urban greening Cleaning and Party wall The roof is designed to maximise rainwater Publication London Plan target = 0.3 attenuation, and height has been allowed maintenance elevation Proposed Urban Greening Factor = 0.09 The safest method to clean the windows of The western elevation to the party wall line in the roof build-up for a ‘blue roof’ Existing buildings Urban Greening = 0 attenuation system. the building is with a Building Maintenance will only be visible from the rear facades Unit (BMU). This runs around tracks on and lightwell of the adjacent buildings. It The target Urban Greening Factor is not the roof and can lower a cradle to reach will be a pale-coloured brick, and the team Biodiversity roof achievable on this site, as the building fills A biodiversity roof, otherwise known as a any part of the facade. The BMU will be will investigate whether the brick from rear the whole site and external terraces are a ‘z-luffing’ type to access the sloping facades of the existing buildings can be ‘brown roof’, will be laid on top of the ‘blue long and narrow and plant covers most roof’ system. The extent of this will be mansards and set back terraces. It will reclaimed and reused to reduce waste and of the roof. The proposed green wall and park out of sight within the rooftop plant embodied carbon. coordinated around the BMU tracks, the extensive biodiversity roof will greatly plant and the access walkways. enclosure, accessed by a sliding panel in improve greening compared to the existing the plant screen. buildings. 75 05 Sustainability

76 A holistic approach to sustainability

This project seeks to make the most Carbon Environment Wellbeing of every opportunity to improve the environmental impact of the development. – Target net zero carbon, aligned to – Increase biodiversity on the site – Provide outdoor amenity space With a creative approach, the design of the UK Green Building Council goals. with a green wall and biodiverse for fresh air and views. building needs to allow it to perform well – Minimise operational carbon. roofing. – Provide opening windows for user immediately but also be resilient to adapt – Deliver an all-electric building. – Include a responsible water control and connection to the to future changing needs. It needs to earn – Pioneer project for Design for management ‘blue roof’ system. outside world. its place as a valued part of the community Performance, an innovative – Consider rainwater harvesting – Promote active circulation with and the local area to be a genuinely initiative to ensure that buildings and greywater recycling cycle stores and high-quality end- sustainable asset for the city, long into the actually perform as well as they – Specify non-toxic materials from of-trip facilities. future. are designed to perform. responsible supply chains. – Promote active circulation by – Include on-site photovoltaics. making the stairs visible. The bullet points listed here are the – Minimise embodied carbon headline considerations for this project through targets to reuse but are by no means exhaustive. Please foundations, basement void and refer to the suite of sustainability reports reclaimed stone. by Hoare Lea for further detail. Connectivity Community Green economy

GPE has – Encourage active and low-carbon – Create a safe, attractive, – Embrace circular economy committed travel with welcoming end-of-trip adaptable place that will have a principles by investigating to becoming facilities. long life. innovative reuse of materials a net zero – Provide high-quality digital – Create flexible space to adapt from the existing buildings and carbon connectivity that reduces the to future needs, such as various developing supply chains. business by 2030 and need for physical travel. sized and interconnecting ground – Design for ‘long life, loose fit’ is a pioneer – Enhance the surrounding public floor spaces. durable materials and undertake partner of realm to promote pedestrian – Reinforce the local character with whole-life costing. ‘Design for activity. high-quality active frontages. – Undertake responsible, ethical Performance’ specification and procurement.

77 Minimise Photovoltaic panels ‘Blue roof’ water operational carbon management Increase with efficient plant ecological Building approach value: Biodiverse ‘brown roof’ green wall

Roof terraces offer workplace amenity

This gives an overview of many aspects of the development’s sustainability. The following Good daylighting while page gives further details on limiting solar gains our consideration of embodied carbon and the circular economy as a particular focus of Minimise embodied carbon with off-site manufacture of the facade, the design so far. minimising transportation and waste. High-performing facade lowers operational energy needs. Opening The design is targetting windows for Reuse stone and brick from the existing user control and buildings if possible BREEAM Excellent as a minimum mixed-mode and will be WELL enabled. operation

For further details please refer Visible stairs to encourage active to Hoare Lea’s Energy Strategy, circulation Flexible commercial unit Sustainability Strategy, Whole Reception Life Carbon Assessment and Circular Economy Statement.

Secure cycle

storage and Minimise high-quality embodied end-of-trip carbon by facilities reusing as much of the substructure as possible and minimising new excavation Reducing embodied carbon and embracing the circular economy

Reuse substructure of existing buildings – Storey height allows for a cross- laminated timber (CLT) and steel hybrid – Reuse existing foundations. structure (to be developed in future – Make use of existing basement void, stages). minimise additional excavation. – Develop off-site manufacture, eg. for – Investigate the potential to reuse some cladding and plant, to minimise waste. of the existing basement columns and slabs in the future design stage. Design for disassembly

Reuse materials from the existing – Consider how building will be buildings disassembled and materials reused in the future. – Investigate reuse of Portland stone for – Document material specification. faces of new arches. – Promote modular CLT and steel – Investigate reuse of lightwell brick for structure for ease of reuse. new western party wall elevation. – Investigate recycling of existing glass and aluminium window frames.

Reduce embodied carbon in new build Responsibly Circular Minimise sourced economy waste – Reduce weight of structure to be able to materials reuse existing foundations, and reduce carbon associated with transportation.

– Structural grid reduced from 12x12m to Material optimisation 9x6m to reduce structural weight.

The team is investigating the possibility of reclaiming stone and brick from the existing buildings. Several superstructure options are under consideration, including CLT and steel hybrid structure. 06 Access

80 Key: Access strategy plans Office

Ground floor P i c c a d i l l y A r c a d e Flexible commercial unit 73–76 Jermyn73–76 St The main entrance to the building is on the Jermyn Street flexible commercial unit Fire exit Fire exit corner of Jermyn Street, at Duke Street St will continue to use the existing parking James’s. The main entrance will have sliding and loading bay on Jermyn Street, with doors, to be fully inclusive and welcoming. deliveries through the front doors/ reception. However, deliveries such as Flexible commercial units, for example post or less frequent, more bulky items P i c c a d i l l y retail/cafe/restaurant/gym use, front both will be directed to the Duke Street St Jermyn Street

Piccadilly and Jermyn Street. James’s servicing access. Bulky items will bay Parking/loading The Marq

be wheeled to the Duke Street St James’s Loading zone Reception Cyclists (office staff, office visitors and Servicing Access. ground floor commercial unit staff) enter from Duke Street St James’s. A large cycle The flexible commercial unit on Piccadilly Cycles Service lift and a stair with a motorised cycle gutter will continue to be serviced from Duke Street St James’s connect to the basement. Commercial Piccadilly, with deliveries specifically Taxi drop off unit visitors can use the existing on-street timed outside of the peak hours and Sheffield stands on Jermyn Street or along so that staff are ready to take them, Fortnum & Mason the north side of Piccadilly. minimising vehicle dwell times.

The proposed servicing arrangement Refuse and recycling will be stored within N seeks continued use of the loading an internal waste store, with segregated The service entrance on Duke Street St existing pay-by-phone parking bays located opportunities on Jermyn Street and food waste storage, located within the James’s has a goods lift to access the all along Jermyn Street, including the Piccadilly. Management and consolidation basement. It is proposed that waste basement. This offers resilience should the combined loading and parking bay directly strategies are proposed to reduce delivery collection takes place from Duke Street cycle lift at the adjacent cyclist entrance outside the office reception. vehicle numbers with arrivals managed to St James’s with the vehicle stopping need maintenance. take place at specific times outside of the on-street temporarily whilst the bins are For further details, please refer to the peak hours. Deliveries for the office and collected. No on-site car parking is proposed. Drivers Transport Assessment by Momentum. with blue-badges would be able to utilise

81 Access strategy plans Basement

Cycle facilities Servicing The basement cycle facilities are accessed Refuse and deliveries use a dedicated via a lift and stair with cycle ramp from the goods lift to access the Duke Street St Key: Duke Street St James’s entrance. The James’s service entrance. The goods number of doors between the entrance lift is opposite the combined service and Bins and cycle stores have been minimised for passenger lift in the main core, giving Office convenience, while maintaining security. easy access to upper floors. There is a combined waste and recycling store at Flexible Separate secure cycle facilities are basement level. commercial Plant rooms provided for office users (staff and visitors) units and the staff of the flexible commercial For further details, please refer to the Cycles units. Commercial unit visitors will use Transport Assessment and Framework Plant and existing on-street cycle stands. Travel Plan by Momentum. back of house The cycle store includes Sheffield stands, two-storey cycle racks, lockers for folding bikes, larger spaces for accessible bikes N and motorised scooters, charging points, and battery charging lockers. The cycle store is not considered large enough to Cycle lift and stair with Service lift linking up motorised gutter lead to the Duke Street benefit from being arranged in ‘clusters’. down from the Duke St James’s service Street St James’s entrance. Lockers, showers, changing rooms, and entrance. Doors separate gender-neutral and accessible along the route are facilities are provided. minimised.

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1.0 Introduction Access and inclusion statement 1.1 Access statement This Access Statement report comments upon the accessibility of the proposed redevelopment of 180 Piccadilly and 48 – 50 Jermyn Street, London. It outlines how the scheme will integrate the principles of inclusive design so that the building will be able to be used safely, easily and with dignity by everyone, including disabled people. The scheme has been developed to be convenient and welcoming to allow everyone to work and visit independently without requiring undue effort, separation or special treatment. The integration of inclusive design principles will be achieved by also recognising that one solution may not work for all, yet getting the best possible inclusive solutions within the physical constraints of the building and sensitivity of the location.

Access = Design Relevant standards and policy: Both the Greater London Authority (GLA) and Westminster City Council (‘WCC’) are in the process of adopting new Development Plans.

• Westminster City Council Draft City Plan

WCC is currently undertaking a comprehensive review of their adopted City Plan 180 Piccadilly and 48-50 Jermyn Street, (2016). Following publication and consultation on the main modifications to policy, the Council are awaiting the Inspectors Report on their draft City Plan. The Council currently London expect the new City Plan to be formally adopted at Full Council meeting in March. Therefore, given their very advanced status, the draft policies have been considered in detail as part of the assessment of the application.

Access and Inclusion Statement • Westminster City Council City Plan (2016)

Section 5.2 of the Westminster City Plan 2015 states that “Buildings and spaces must be designed for the needs and convenience of all. This must be considered at the outset of the design to ensure that the same provision is made for everyone as latter additions and alterations rarely provide equality of access and use. Particular attention should be given to the needs of those with mobility difficulties, poor vision and other physical disabilities, and particular groups such as the elderly and families with small children who may also be inconvenienced or even excluded by inappropriate development. Putting people at the 8 February 2021 heart of the design process can encourage occupiers to make more sustainable lifestyle choices, for example through incorporating cycle storage or designing access points that do not lead directly to car parking.” The following report describes how this is achieved.

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Vin Goodwin Access Consultant 180 Piccadilly / 48-50 Jermyn Street, London Access Statement 1 of 15 • Unitary Development Plan (UDP) (2007) Policy D5 of the Publication London Plan relates to inclusive design and states that Parts of this plan were 'saved' and weren't replaced by the City Plan (2016). These Boroughs, in preparing their Development Plans, should support the creation of ‘saved policies’ should not be considered out-of-date and due weight should continue to inclusive neighbourhoods by embedding inclusive design, and collaborating with local be given to relevant policies, at least until the New City Plan is adopted. communities in the development of planning policies that affect them. Development proposal should achieve the highest standards of accessible and inclusive design. They • Westminster Way (2011) - Public realm strategy design principles and practice should be designed taking into account London’s diverse population; provide high quality people focused spaces that are designed to facilitate social interaction and The Westminster Way 2011 states that “The council has a duty (from December 2006) to inclusion; be convenient and welcoming with no disabling barriers, providing put right, where practicable, any action or past decision that results in a person with independent access without additional undue effort, separation or special treatment; be impairments having a different level of access to an able-bodied person. The council able to be entered, used and exited safely, easily and with dignity for all and be uses the social model of disability (not the medical) and expects equal access to be at designed to incorporate safe and dignified emergency evacuation for all building users the core of any scheme and to be considered at all stages of maintenance work.” including a requirement for a suitably sized fire evacuation lift suitable to be used to evacuate people who require step free egress. It also states that the design of public realm should “Encouraging clutter reduction/removal and greater accessibility - this philosophy aims to deal with the single Other design standards referred to in order to meet the aims and objectives of the biggest combined issue facing street management that is providing ease of movement policies outlined above: and inclusiveness of access to the public realm for all, creating and maintaining attractive spaces, free of obstacles and visual obtrusion.” The Access and inclusion below report A range of inclusive design and accessible design guidance documents have been and describes how this is achieved. will be referenced during the ongoing design of the scheme. These include the following:

• Current GLA London Plan, 2016 • Westminster City Council City Plan (2016) • Westminster City Council Draft City Plan (2020) (and subsequent published version) The GLA London Plan Policy 7.2 states that “The Mayor will require all new • Westminster Unitary Development Plan 2007 development in London to achieve the highest standards of accessible and inclusive • GLA London Plan, 2016 design and supports the principles of inclusive design which seek to ensure that • GLA Publication London Plan 2020 (and subsequent published version) developments: • London Cycling Standards, 2014 a. can be used safely, easily and with dignity by all regardless of disability, age, gender, • Building Regulations, Approved Document M Access to and the use of buildings ethnicity or economic circumstances Volume 2 (2015) (AD M) b. are convenient and welcoming with no disabling barriers, so everyone can use them • Approved Document K Protection from falling, collision and impact (2013) independently without undue effort, separation or special treatment • British Standard BS 8300:2018 Design of Building and their approaches to meet c. are flexible and responsive taking account of what different people say they need and the needs of disabled people – Code of Practice want, so people can use them in different ways • Requirements and implications of the Equality Act 2010 d. are realistic, offering more than one solution to help balance everyone’s needs, recognising that one solution may not work for all.” The Access and inclusion below report describes how this is achieved.

• Publication London Plan, 2020

The Mayor approved a new London Plan (the Publication London Plan) in December 2020. The Secretary of State has responded to say the Mayor can publish the new London Plan with no further changes. It is therefore anticipated that the new London Plan will have been published by the time of determination of this Application, so the policies have been considered in detail in the assessment of the Proposed Development. Upon adoption, the policies of the Publication London Plan will supersede the ‘Adopted London Plan’ policies as noted in this document. 84

Vin Goodwin Access Consultant 180 Piccadilly / 48-50 Jermyn Street, London Access Statement 3 of 15 Vin Goodwin Access Consultant 180 Piccadilly / 48-50 Jermyn Street, London Access Statement 4 of 15

1.2 Design approach to inclusive design 2.0 Approach and arrival The site has a PTAL rating of 6B, with Green Park and Piccadilly Circus stations both The design team aims to create an inclusive environment that is accessible and useable located in close proximity. There is no existing on-site car parking.

by as many people as possible, and to ensure that legal requirements around access 2.1 Car parking and inclusion are met or bettered. These requirements include Greater London Authority Parking is not included as part of this scheme. This central London location is well served and Westminster City Council planning policies, Building Regulations Part M and any by bus and tube services. Suitable on street accessible bays for Blue Badge holders are implications arising from duties under the Equality Act 2010 as outlined above. located within close proximity of the site.

It is recognised that meeting good practice guidance on inclusive design will not only 2.2 Cycle parking benefit disabled people but all users of the building. It is also recognised that access and Cycle parking is proposed at basement level of the building. The cycle parking facility will inclusion should be integrated into the scheme while maintaining the aesthetic and be accessible via stairs and a cycle lift, accessed from Duke Street St James’s. These architectural aspirations and keeping within the architectural context of Piccadilly. cycle stores will be for office users, office visitors and commercial unit staff. The lift will size will exceed minimum passenger lift car dimensions and be suitable for a range of 1.2.1 The Equality Act 2010 cycles. In response to the requirements of the GLA emerging London Plan, cycle parking The Equality Act 2010 is not building legislation, nor does it have design guidance to provision includes 5% for accessible cycles and spaces for outdoor scooter vehicles. accompany it. The Act is social legislation which aims to protect people who have Power for recharging whilst storing is also provided. Commercial unit visitors will be able protected characteristics (including disabled people) against discrimination and unfair to use cycle stands on the street since security considerations will prohibit access to the building basement. treatment. This protection is given to employees working within the buildings, customers or visitors to any retail outlets or public areas. As the Equality Act is not compliance Staff showers, WCs and lockers are proposed adjacent to the cycle store including based and has no design standards, nationally recognised good practice guidance is wheelchair user accessible facilities. The wheelchair user accessible facilities will be followed to maximise access for disabled people with protected characteristics in the carefully designed and specified to meet current access design guidance found in AD M. design and construction of the development.

The assessment in this report is based on information available at the planning stage, and is subject to future design development. All issues relating to inclusive access have been and will continue to be considered and reviewed throughout the design process. Flexible commercial unit 1.2.3 Access Consultant An independently appointed access consultant has reviewed the scheme at intervals

and will be involved in the on-going design process; appraising elements of the design Bike Flexible at the relevant stages to ensure that the best possible level of access is achieved and lift commercial unit that the proposals meet relevant legislation and recognised good practice guidance as outlined above. Office

Cycle Goods

Ground floor plan indicating entrances

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Vin Goodwin Access Consultant 180 Piccadilly / 48-50 Jermyn Street, London Access Statement 5 of 15 3.0 Office accommodation Accessible change and 3.1 Entrances lockers Staff changing There is one proposed main entrance to the office building located off Jermyn Street. A and shower plus lockers Passenger lifts secondary staff/ goods entrance leading to a goods lift and back of house stair is located off Duke Street St. James’s. All entrances will be made clearly visible and identifiable on approach, with priority along the façade given to the main office reception entrance and Cycle, accessible cycle, scooter and e-cycle store the ground floor amenity entrances. Bike lift All entrances are step free with flush thresholds and step free routes throughout ground Change and lockers including floor level from entrances to reception and through to the lifts. accessible

The office entrance has two sets of powered sliding doors with a lobby between. To ensure full inclusion when entering the building, and to respond to best practice guidance by avoiding segregation at entry, revolving doors are not used. This enables everyone to use all entrances. All entrances will have a suitable clear opening width of greater than Basement plan indicating location of cycle store, cycle lift, changing faciities 800mm (through a single leaf, or through at least one leaf of double doors) for non-public entrances. Where the public may be required to enter, the clear opening for the entrance will have an effective clear opening of at least 1000mm.

Flush and firm entrance matting will be provided for each entrance extending into the building to prevent the transfer of water into the reception area which can cause slip hazards.

3.2 Reception and waiting areas

The main reception desk and waiting areas are clearly identifiable on entry. The reception desk is not detailed at this stage but will be designed to be usable by standing and seated users with a significant length of low section plus a high section for standing users, or a uniform height suitable for both standing and seated users if practicable. Space on the staff side of reception will be provided to enable wheelchair users to access, manoeuvre and work.

Knee-space on the staff and visitor sides will be provided if appropriate. The desks will have good lighting to facilitate lip reading and integral induction loop system fitted at each staff position to assist hearing aid users. The wall behind the staff member will not contain large video screens and will be designed so that it is not confusing or disorientating for people with sight impairment or those needing to lipread.

Security gates are provided and one of these will be accessible for wheelchair users and ambulant disabled people with a clear width of 1000mm clear to facilitate access for wheelchair users and people with walking aids. The detailed specification of security gates will be developed in later stages.

Waiting areas will have a range of seating, some with arm and back rests to assist in sitting and rising. Suitable space will be provided adjacent to seats so that wheelchair 86

Vin Goodwin Access Consultant 180 Piccadilly / 48-50 Jermyn Street, London Access Statement 7 of 15 Vin Goodwin Access Consultant 180 Piccadilly / 48-50 Jermyn Street, London Access Statement 8 of 15 users can wait adjacent to seated companions without obstructing routes or feeling circles and passing places are provided for where necessary and doors opening into separated. circulation routes avoided.

All internal doorways have flush thresholds and will meet or exceed minimum width requirement of 800mm/ 825mm effective clear opening requirements and door furniture will be specified to be suitable for people with limited dexterity. Where used, vision panels will start at 500mm maximum from the floor level to meet AD M guidance. The doors to the external terraces on floors 5, 6, 7 and roof level will be easy to open and have flush thresholds and a suitable adequate clear opening width.

WCs AWC Stair Stair

Terrace Lifts

Office

Ground floor Office entrance area from Jermyn Street

3.3 General circulation

The building has been designed to allow easy step-free circulation throughout all floors with no internal level changes requiring steps or ramps. This provides good access for all, Typical upper floor office plan but particularly for wheelchair users, people with walking difficulty and people with sight impairments. The provision and fit-out of staff tea points does not fall under the scope of this report and will be the responsibility of the tenant. Staff facilities are likely to include a staff tea points Each upper floor office area comprises a large open plan area that will be fitted out by the room at each level and the design will ensure that all are able to have adequate space for occupants to suit their own requirements. The internal fit out has not been developed at a wheelchair user to manoeuvre. this stage and may include partitioning which will affect internal circulation, though the design does not prohibit suitable access being created throughout. 3.4 Vertical circulation 3.4.1 Lifts and stairs Each upper office floor comprises an open plan floor area with a main central service core Access to the upper office floors will be via the lifts and stair. Lifts are the intended containing passenger lifts, goods lifts, escape stairs and WC facilities. principle method of vertical circulation. The building will have 4 passenger lifts serving the office areas from ground floor upwards. A logical building layout assists wayfinding. At later design stages, colour and contrast can be used to distinguish floors, walls and ceiling planes within each core to assist in The main passenger lifts are located off the main entrance area with easy and direct wayfinding and visibility for people with visual impairments. access from the reception. The lifts serve all office floors will have an internal car dimension in excess of the minimum 1100mm x 1400mm required in AD M. Circulation routes in the cores are minimised. All corridors are over 1500mm wide which exceeds AD M minimum requirements. Corridors are designed to allow easy circulation Features incorporated into the lifts will be designed to meet AD M and BS/ EN 81/70 and manoeuvre for wheelchair users and ambulant disabled people. Wheelchair turning including controls at a suitable height for wheelchair users between 750 – 1200mm, contrasting and tactile control buttons, audible signals to call buttons, visual and voice

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Vin Goodwin Access Consultant 180 Piccadilly / 48-50 Jermyn Street, London Access Statement 9 of 15 Vin Goodwin Access Consultant 180 Piccadilly / 48-50 Jermyn Street, London Access Statement 10 of 15 floor announcement, induction loop within each car, handrails to available lift walls to Single sex washrooms will be designed to be accessible for ambulant disabled people provide support and mirrors fitted to the rear wall to facilitate manoeuvre for wheelchair and people with visual impairments. Features to be incorporated include: users. • one cubicle in each WC with an outward opening door, grab rails and higher toilet pan A communal roof terrace is proposed on the roof level accessible via stair or platform lift • Wider cubicle with two grab rails where washrooms contain 4 or more cubicles travelling one floor from level 7. It is not practicable to access this using the passenger • lever or sensor taps to assist people with limited manual dexterity lifts due to lift over-run height restrictions. The platform lift will have a minimum car size of • the use of tonal contrast in internal decoration to assist people with visual 1100mm x 1400mm and specified to meet AD M guidance. impairments. • Cubicle locks and other controls to be usable with a closed fist (i.e. levers) to assist people with limited manual dexterity

Terrace Wide Ambulant cubicle cubicle

Ambulant cubicle Platform lift Wheelchair accessible WC

Roof terrace level Main WC core at each upper office level.

All stairs will be designed to meet the good practice guidance provided in current building Staff shower facilities are provided at basement B1 level near the cycle store and are regulations Approved Documents M and K including suitable stair risers of no more than accessible by passenger lift. The layouts are not finalised at this stage but will provide 170mm and goings no less than 250mm, suitable continuous handrails to both sides set standard shower cubicles, plus two combined WC and shower rooms accessible for at 900mm from stair pitch, contrasting nosings on the front and top face of the steps and wheelchair users with a minimum compartment size of 2.4 x 2.5m. This will have a level adequate lighting. access shower, corner layout WC, suitable grabrails and fittings and adequate manoeuvre and changing space. Additional staff changing facilities including WC cubicles are 3.5 Sanitary facilities provided on the east side of the basement adjacent to the lift core. These also have a There is a good provision of WCs including wheelchair accessible WCs in accordance wheelchair user accessible facility adjacent. with building Regulations Part M. Unisex accessible WC compartments will be provided adjacent to all single sex toilets on every level, including several unisex accessible WC/shower rooms at basement B1 floor level near the cycle store.

The detailed design of the accessible WCs will follow detailed guidance provided by ADM including a minimum compartment size of 1.5 x 2.2m though consideration will be given to increasing this to 1700mm width in line with BS8300:2018 minimum recommendations. All accessible WCs will be fitted with an alarm call system linked to a staffed area at reception. Accessible WCs offer alternative transfer sides within the building and travel distance to an accessible WC will be no more than 40m.

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Passenger lifts

Cycle lift Accessible WC/ changing

Ground floor part plan indicating location of WC.

Basement staff changing facilities. 3.6 Hearing enhancement systems The reception will be fitted with a suitable integral hearing induction loop system at each At ground floor there is an accessible WC facility for use by reception and other staff. staff position. Hearing enhancement facilities for the office areas will be the responsibility of the occupant during the fit-out process. It has been recommended that suitable integral hearing enhancement systems are incorporated into meeting rooms. Some portable systems may be acceptable.

3.7 Lighting and finishes Lighting and finishes for office areas will be the responsibility of the occupant during fit out which has not been developed at this stage. Lighting can be designed to assist people with visual impairments such as a minimum 100 Lux on stairs, ramps and within lifts. Windows can be fitted with blinds so individuals can control natural light levels and glare. There will be the capability for occupants to add task lighting for individuals if required.

Where included as part of the scope, internal finishes and decoration will be specified to maximise legibility of the space, assist in wayfinding and to provide adequate visual clues for people with visual impairments. Tonal contrast between main surfaces such as floor and walls and between fixtures, fittings and potential obstructions and their background will be provided following AD M guidance.

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The building will be designed to facilitate escape for disabled people in an emergency situation and the evacuation design to be agreed with building control. Escape strategies will need to be developed by the landlords and tenants which will be particular to the building design. The escape will incorporate a number of physical provisions which may be supplemented by management procedures once the building is in operation.

In order to assist disabled people evacuating in an emergency a number of elements may be included in the scheme: • Step free discharge at ground level final exit doors • “Refuges” provided at each level to assist wheelchair users and others who may need assistance in evacuation which will include points of communication to meet Part B requirements. • Evacuation/ firefighting lift which can be used under management to facilitate evacuation of disabled people unable to use stairs • Each escape stair is designed with continuous handrails, suitable nosings, appropriate riser and going dimensions and adequate lighting; all of which facilitate easier escape for many ambulant disabled people • Visual alarms in areas where people may be alone such as toilets to supplement the audible alarm systems

For full details of the fire safety strategy, please refer to the Fire Statement.

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Vin Goodwin Access Consultant 180 Piccadilly / 48-50 Jermyn Street, London Access Statement 15 of 15 Make 32 Cleveland Street London W1T 4JY

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