Date February 2021 180 Piccadilly and 48–50 Jermyn Street Statement of Community Involvement 180 Piccadilly and 48-50 Jermyn Street
CONTENTS
1. Executive Summary 3
2. Introduction 5
3. Why Consult 7
4. Overview of Methodology 8
5. Consultation Materials 11
6. Stakeholder Meetings 16
7. Consultation Feedback 20
8. Changes Made During Consultation 23
9. Conclusion 25
10. Appendices 26
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1 EXECUTIVE SUMMARY
This Statement of Community Involvement has been prepared on behalf of Pontsarn Investments Limited (the “Applicant”) as part of an application to Westminster City Council (“WCC or the “Council”) for detailed planning permission (the “Application”) for redevelopment of 180 Piccadilly and 48-50 Jermyn Street, W1 (the “Site”). The proposed description of development is:
Demolition of existing buildings and redevelopment of the Site to create a Class E use building, including basement plant and cycle parking facilities, installation of roof top plant and all other works incidental to the proposals’ (the “Proposed Development”).
Pontsarn Investments Ltd is a wholly own subsidiary of Great Portland Estates Plc (GPE). GPE is a FTSE 250 property investment and development company owning £2.6 billion of real estate in central London. Its aim is to create in-demand spaces that people want to be part of, helping occupiers, local communities and the city to thrive.
The engagement and consultation targeted WCC members and officers, community and amenity groups along with local residents and businesses in the surrounding area. The aim of the consultation was to increase awareness of the proposals, ensuring that the community understood what was being proposed and why. The project team were keen to provide opportunities for stakeholders to feed back on the emerging proposals, developing proposals influenced by the knowledge and views of key stakeholders.
The consultation began in September 2020 when introductory emails and letters were issued to key stakeholders to outline the emerging proposals and consultation process. In light of COVID-19, the result of lockdown measures and following the Government’s advice and guidance, the method of consultation was adapted to ensure the proposals could still be shared with the local community and stakeholders as they developed.
Virtual meetings took place with political and community stakeholders via Microsoft Teams/Zoom throughout the consultation period. On Friday 18 September 2020, a meeting took place with St James’s ward councillors to present the scheme and discuss the site context, proposals, design development and consultation process. Throughout the programme, the project team also met with St James’s Conservation Trust, The Westminster Society, Fortnum & Masons, The Royal Academy of Arts, Heart of London BID as well as the Chairman of the Planning Committee (WCC) to discuss the proposals in detail. Meetings and engagement will continue with interested stakeholders throughout the planning process and beyond.
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Throughout the pre-application process, the project team focussed on delivering consultation both through digital and traditional methods. On Wednesday 23 September 2020, a consultation website www.180piccadilly-consultation.co.uk was published. The website has acted as a hub of information and point of contact for members of the local community and will be updated throughout the development life-cycle. To date, there have been 431 unique visitors to the website, 971-page views and 35 individuals have signed up for email updates about the proposals (true as of Monday 11 January 2021).
On Wednesday 23 September 2020, approximately 1,098 flyers were hand-delivered to the local community to introduce the proposals, sign-post the website and invite the local community to the forthcoming online public webinar.
On Wednesday 30 September 2020 at 6:30pm, an online public webinar was held by members of the project team. The webinar was hosted by Comm Comm UK, GPE, Make Architects and DP9. The webinar included introductions to the project team, a presentation about the proposals for 180 Piccadilly and 48-50 Jermyn Street, followed by a Q&A session. Representatives from The Residents’ Society of Mayfair and St James’s and The Cavendish Hotel were in attendance. The recording of the webinar was also emailed to stakeholders and uploaded to the consultation website to view after the session.
Throughout the consultation process, the consultation website, email address and freephone line have acted as key communication channels, which the community has used to submit feedback and queries on the proposals. The project team has reviewed all comments in detail. A contact log was established in order to track comments, issue responses and keep individuals updated on the proposals as they moved forward.
On Tuesday 5 January 2021, an e-newsletter was sent to all contacts registered to the project updates list and the consultation website was updated. The updates included new CGIs of the proposed elevations and details of the refinements that have been made in response to the consultation and feedback received. The updates also advised of the project programme and next steps, including a submission target date.
The consultation was successful in reaching out to stakeholders and the local community about the proposals. Comments and feedback received has led to a number of changes to the scheme, which are detailed on page 22 of this document.
Following the submission of the application, the project team will continue to engage and update the local community.
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2 INTRODUCTION
This Statement of Community Involvement has been prepared on behalf of Pontsarn Investments Limited (the “Applicant”) as part of an application to Westminster City Council (“WCC or the “Council”) for detailed planning permission (the “Application”) for redevelopment of 180 Piccadilly and 48-50 Jermyn Street, W1 (the “Site”). The proposed description of development is:
Demolition of existing buildings and redevelopment of the Site to create a Class E use building, including basement plant and cycle parking facilities, installation of roof top plant and all other works incidental to the proposals’ (the “Proposed Development”).
The Site
The site contains two buildings, 180 Piccadilly and 48-50 Jermyn Street and is bound by Jermyn Street to the south, Duke Street St James’s to the east, and Piccadilly to the north. The Site area is 1212sqm. The existing buildings contain a mix of retail and office uses which fall under Use Class E.
The buildings on the Site are not listed but are situated adjacent to the Grade II listed Piccadilly Arcade. They are also located within the St James’ Conservation Area. The Site forms the end of a block of buildings running eastward from St James’ Street to Duke Street St James’s.
The Site has a PTAL rating of 6B (excellent), with Green Park and Piccadilly Circus stations both located in close proximity to the Site. There is no existing on-site car parking.
The Proposed Development
The proposals will demolish the existing buildings and redevelop the Site, to create Class E floorspace (herein known as the Proposed Development). The ground floor of the building will be occupied by two separate flexible retail/restaurant/café/gym units (herein known as the Flexible Commercial Units), facing Jermyn Street and Piccadilly respectively.
A new prominent, office reception is proposed to be created on the corner of Duke Street St James’s and Jermyn Street. At basement level, the building will provide cycle parking and facilities for the occupiers of the building, together with plant and ancillary facilities.
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The Proposed Development incorporates a double mansard roof, with feature corner on Piccadilly and Duke Street St James’s. This will create an eastern ‘bookend’ for the block, mirroring the double mansard and higher stone level and cornice line of the westernmost building in the block.
The Proposed Development will include a communal roof terrace, along with external terraces at fifth, sixth and seventh levels, which will serve as an amenity space for office workers.
The Applicant and Engagement Strategy
Pontsarn Investments Ltd is a wholly own subsidiary of GPE. GPE is a FTSE 250 property investment and development company owning £2.6 billion of real estate in central London. Its aim is to create in-demand spaces that people want to be part of, helping occupiers, local communities and the city to thrive.
The project team has undertaken a programme of community involvement and consultation ahead of the submission of a planning application to WCC. The engagement ensured local stakeholders were well informed about the proposals and understood all aspects of the scheme. The programme ensured stakeholders had the opportunity to provide feedback on the proposals and engage directly with the project team. The methodology was designed to be flexible to respond to the community’s feedback and interest in the development of the proposals.
In light of COVID-19, the result of lockdown measures and following the Government’s advice and guidance, the method of consultation was adapted to ensure the proposals could still be shared with the local community and stakeholders as they developed. In place of traditional face-to-face events, a consultation website was published and an online public webinar was held via Zoom. Hard copies of the consultation materials were also available upon request.
The team will continue to engage with stakeholders throughout the planning process and beyond.
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Proposed view along Jermyn Street
3 WHY CONSULT
Comm Comm UK was instructed by Pontsarn Investments Ltd to support the delivery of the pre-application engagement for the proposals for 180 Piccadilly and 48-50 Jermyn Street.
Comm Comm UK is a specialist planning, licensing and infrastructure communications agency with expertise and experience of advising on and implementing consultation and communications programmes.
Consultation can benefit development schemes by ensuring local residents and the community understand what is proposed and why. The consultation process and local community can also help to inform and improve the design.
Consultation is a key pillar of the Localism Act 2011 and National Planning Policy Framework. Both encourage developers to engage proactively with local communities from the early stages of a scheme’s development.
There are other guidance and best practice documents that set out the importance of consultation and offer advice on the best way to undertake meaningful community engagement. These include The Killian Pretty Review 2008 and HM Government’s Code of Practice on Consultation 2008.
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4 OVERVIEW OF METHODOLOGY
This section sets out the community engagement undertaken by the Applicant and the project team. It outlines how the project team engaged with the local community and stakeholders in the local area.
The overall strategic aims for consultation were to:
• Ensure as many people as possible were engaged throughout the pre-application phase
• Ensure as many people as possible understood the proposals and were given the opportunity to comment and inform the designs
• Develop stronger proposals influenced by the knowledge and views of key stakeholders
• Promote the benefits of the scheme and gain support within the local community.
Stakeholders
Our audiences were identified as follows:
• Westminster City Council officers • Jermyn Street Association and members • Heart of London BID • Members of Parliament for Cities of • The Crown Estate London and Westminster • The Cavendish Hotel • Greater London Authority members • Fortnum & Mason • The Westminster Society • The Royal Academy of Arts • St James’s Conservation Trust • 20th Century Society • St James’s Neighbourhood Forum • Members of the local community • Residents Society of Mayfair & St • Members of local businesses. James
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Consultation Timeline
DATE ACTIVITY Friday 18 September Online meeting with St James’s ward councillors to 2020 discuss the proposals.
Wednesday 23 September Letters and emails were issued to key political and 2020 community stakeholders to introduce the emerging proposals and invite them to meet the project team.
The consultation website was published, www.180piccadilly-consultation.co.uk
1,098 flyers were hand delivered to local businesses and residential addresses.
Wednesday 30 September An online public webinar was held to introduce the 2020 project team, present the proposals and provide the local community with an opportunity to provide feedback and engage in a Q&A session with the project team.
Thursday 1 October 2020 A recording of the online public webinar was uploaded to the consultation website for members of the local community to view.
Thursday 8 October Online meeting with St James’s Conservation Trust 2020 to the discuss the proposals.
Monday 12 October 2020 Online meeting with The Westminster Society to discuss the proposals.
Thursday 15 October 2020 Online meeting with Heart of London BID to discuss the proposals.
Friday 16 October 2020 Online meeting with The Royal Academy of Arts to discuss the proposals.
Friday 6 November 2020 Online meeting with Fortnum & Mason to discuss the proposals.
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Wednesday 16 December Online meeting with Chairman of the Planning 2020 Committee, WCC.
Tuesday 5 January 2021 The consultation website was refreshed with a project update, updated CGIs and the planning programme.
An e-newsletter was sent to the community to direct them to the website and update them on the principles that have been refined through the process.
Friday 29 January 2021 Online meeting with Fortnum & Mason to discuss the proposals.
Engagement will continue with key stakeholders throughout the planning process and beyond.
Adapting Consultation
In light of COVID-19 and following the Government’s advice and guidance, the method of consultation was adapted to ensure the proposals could still be shared with the local community and stakeholders as they developed.
In place of traditional face-to-face events, an online consultation was published on the website and an online public webinar was held via Zoom, which was later uploaded to the consultation website for members of the local community to view. Hard copies of the consultation materials were also available upon request.
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5 CONSULTATION MATERIALS
Since September 2020, the project team has undertaken local and robust consultation on the proposals for the Site. The following section details the materials used. Copies of all materials issued as part of the consultation process can be found in the Appendices.
Handshake Letters
On Wednesday 23 September 2020, letters and emails were issued to key political and community stakeholders to introduce the emerging proposals and invite them to meet with the project team to discuss the scheme in further detail. A copy of the letter can be found in Appendix 1.0.
Flyers
On Wednesday 23 September 2020, approximately 1,098 flyers, were distributed to residential and business addresses in a 0.2km radius around the Site. The flyers introduced the proposals for 180 Piccadilly and 48-50 Jermyn Street and invited the local community to visit the consultation website and register for the upcoming online public webinar. A copy of the distribution area and flyer can be found in Appendix 2.0 and 2.1.
Existing view of 180 Piccadilly The current buildings were built in the 1960s after bomb damage sustained during the Second World War. The internal spaces and layouts are compromised, inflexible and Public Consultation and Webinar do not meet the requirements of modern Wednesday 30 September 6.30pm office occupiers. The buildings’ energy performance is poor and the mechanical plant old and outdated. Redevelopment of 180 Piccadilly We are keen to show you our proposals for and 50 Jermyn Street the site and hear your feedback. We are holding an online webinar on Wednesday Great Portland Estates plc is planning 30 September at 6.30pm. You will be able to to submit an application for the meet the team, hear how the designs have redevelopment of 180 Piccadilly and developed and ask questions. 50 Jermyn Street, adjoining buildings on Duke Street, St James’s. Please visit our website to find out more about the scheme and register for updates The proposals will bring forward a high- or to attend the webinar. quality design, which will contain retail units on the ground floor and modern, flexible office space above.
www.180piccadilly-consultation.co.uk Piccadilly
Old Bond Street [email protected]
0800 772 0475 Piccadilly180 PICCADILLY AND 50 JERMYN STREET
Duke Street St James’s
St James’s St Jermyn St Flyer distributed to the local community www.180piccadilly-consultation.co.uk
0800 772 0475
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Consultation Website
On Wednesday 23 September 2020, the consultation website www.180piccadilly- consultation.co.uk was published. The website included details on the emerging proposals for 180 Piccadilly and 48-50 Jermyn Street, the community benefits of the scheme, sign-up page for the online public webinar as well as feedback and contact forms. The site has acted as a hub of information for the proposals and will continue to be updated throughout the development life-cycle. A copy of the website pages can be found in Appendix 3.0.
Key website pages:
• Home – landing page for the website
• The site – an overview of the historic context, current buildings on-site as well as the existing floor plans and elevations
• Our proposals – highlighting the materials, elevations and urban design principles for the development and showing the key views and images of the proposals
• Consultation – online public webinar registration as well as sign up for updates and contact details for the project team. A recording of the public webinar is also available to view on this page
• Our team - biographies of the project team.
To date, there have been 431 unique visitors to the website, 971-page views and 35 individuals have signed up for email updates about the proposals (true as of Monday 11 January 2021).
Meeting Presentation
A number of meetings were held with political and community stakeholders throughout the programme. During these meetings a presentation was shared to guide discussions and share details of the proposals. The presentation was adapted for each meeting to ensure that it reflected conversations and stakeholder interests.
The presentation covered the history of the site, an overview of the current buildings on-site and a brief description of the site context. The emerging proposals were outlined along with the urban design principles and architectural detailing. A example copy of the presentation can be found in Appendix 4.0.
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Online Public Webinar
On Wednesday 30 September 2020, 6:30pm – 7:00pm, an online public webinar was held by members of the project team. The event was hosted by Comm Comm UK and members of the project team, including GPE, Make Architects and DP9 were on- hand to present the proposals and answer questions from the local community.
The webinar featured an introduction to each member of the project team, a 15-minute presentation on the proposals for 180 Piccadilly and 48-50 Jermyn Street, followed by a Q&A session for members of the audience. A recording of the webinar was uploaded to the consultation website after the session to allow members of the local community an opportunity to view if they could not attend the live session.
Screenshot from the online public webinar held on Wednesday 30 September 2020
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Consultation Website Update - January 2021
On Tuesday 5 January 2021, the consultation website was updated to include the new CGIs of the proposed elevations and details of the refinements that have been made in response to the consultation and feedback received. The updates also advised of the project programme and next steps, including a submission target date.
E-Newsletter
In-line with the website updates on Tuesday 5 January 2021, an e-newsletter was sent to all contacts registered to the project updates list. The e-newsletter informed members of the local community about the website updates and gave details of the refinements that had been made to the scheme following feedback. A copy of the e-newsletter is available in Appendix 5.0.
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Website Analytics
On Wednesday 23 September 2020, the consultation website was launched along with handshake letters and flyers being delivered to the local community and key stakeholders. To date, there have been 431 unique visitors to the website, 971-page views and 35 individuals have signed up for email updates about the proposals (true as of Monday 11 January 2021). Unique visitors refers to the number of distinct individuals requesting pages from the website during a given period, regardless of how often they visit.
Figure 1. Graph showing the number of unique visitors to the consultation website to date (true as of Monday 11 January 2021).
There was a significant peak in unique visitors in the week commencing Monday 28 September 2020, which aligns closely with the date of the online public webinar. This indicates that members of the local community were active and reviewing the information available online.
The majority of people who have visited the website have looked at the home page, which has had approximately 258-page views. The graph below shows the number of views to each page on the website.
Figure 2. Graph showing the number of page views (true as of Monday 11 January 2021).
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6 STAKEHOLDER MEETINGS
The following section details the meetings and discussions held with key stakeholders throughout the consultation process. For each stakeholder meeting, a presentation was created to guide discussions on the emerging proposals.
Meeting with St James’s Ward Councillors, Friday 18 September 2020
An online meeting took place on Friday 18 September 2020 with Councillor Tim Mitchell (Deputy Leader and Cabinet Member for Adult Social Care and Public Health and St James’s ward councillor) and Councillor Mark Shearer (Deputy Cabinet Member for Community Services and Digital and St James’s ward councillor). Councillor Louise Hyams extended her apologies. Members of the project team from GPE, Make Architects, DP9 and Comm Comm UK were also present during the meeting.
Make Architects took the group through a presentation, which illustrated the site context, emerging proposals and design development. Discussions were centred on the materials proposed for the new development along with massing and scale. The terrace located on the upper floors of the building was also shown and discussed. The councillors queried the scale of the mansard roof and the setback of the development. The design team reassured the councillors that discussions had taken place with WCC design officer Heidi Pearce and changes were being implemented into the scheme based on the advice of the design officer throughout the design process.
The team thanked the councillors for their time. The team explained the forthcoming consultation process noting a planning application would be submitted in the near future. The project team has liaised with the ward councillors throughout the pre-planning programme with design and project updates communicated at key milestones.
Meeting with St James’s Conservation Trust, Thursday 8 October 2020
An online meeting took place on Thursday 8 October 2020 with a representative from St James’s Conservation Trust and members of the project team from GPE, Make Architects, DP9 and Comm Comm UK.
The team gave a presentation of the emerging proposals and outlined the consultation and planning process. The representative noted that they had a good understanding of the poor existing building, previous applications and had reviewed the website and presentation in detail. It was noted that the plans would be presented to the Trustees and they would come back to the team with written feedback in due course. The project team has liaised with St James’s Conservation Trust representative throughout the pre-planning programme with design and project updates communicated at key milestones.
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Following the meeting, information was also submitted to the group to include in the St James’s Conservation Trust’s Review of 2020 newsletter, which is due to be published later in 2021.
Meeting with The Westminster Society, Monday 12 October 2020
An online meeting took place on Monday 12 October 2020 with The Westminster Society. The project team presented the scheme to attendees, including an overview of consultation to date and still to take place, and took questions.
The Westminster Society representatives engaged in an in-depth discussion about design principles and detailed design elements, including looking at each façade and comparing and contrasting the frontages and surroundings. They also asked about the longevity of the materials and sought reassurance that the proposed building would continue to look high-quality as it aged. They understood the reasoning behind allowing the neighbouring arcade to be the grand element on Piccadilly.
There was also discussion about the scheme’s sustainability credentials, which was welcomed, and the possibility of one or multiple tenants. All agreed maintaining flexibility of floor plates is positive.
The timings of planning submission and possible construction and completion were also discussed. The project team confirmed it would provide updates as the scheme progressed.
Meeting with Heart of London BID, Thursday 15 October 2020
An online meeting took place on Thursday 15 October 2020 with the Heart of London BID. The project team presented the site and emerging proposals to the attendees.
Discussions centred around how COVID-19 would impact offices and discussed the proposed flexible floorspace, which could be used by one tenant or split up. The group also discussed the number of jobs that the space would create. The Heart of London BID were positive about the delivery and servicing plans, ground floor commercial space as well as the cycling provision.
The group discussed wider public realm and future improvements to the area. GPE noted that it would be happy to be involved in future discussions about Heart of London’s plans for the local area. The attendees were positive about the improvements to the building as well as the sustainability measures proposed.
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Meeting with The Royal Academy of Arts, Friday 16 October 2020
An online meeting took place on Friday 16 October 2020 with a representative of The Royal Academy of Arts along with the project team. A presentation of the proposals was displayed to guide the meeting. Discussions centred on how the design had evolved and the rationale, which was welcomed. Queries were raised about sustainability and the viability of workspace in the future.
Meeting with Fortnum & Mason, Friday 6 November 2020
An online meeting took place on Friday 6 November 2020 with representatives from neighbouring Fortnum & Mason. The group focused discussions on Duke Street St James’s and the delivery strategy and location, which sits opposite Fortnum & Mason’s taxi drop-off bay. The representatives were pleased with the proposals to reuse the building’s foundations and materials, which would reduce the build programme. The group agreed to meet again towards submission of the planning application and keep in liaison throughout the planning process and beyond.
Meeting with Chairman of the Planning Committee, WCC, Wednesday 16 December 2020
The project team presented the scheme to the Chairman, which included information about the consultation to date and timescales, and took questions. The Chairman thanked the team for presenting ahead of submission of a planning application. The Chairman asked for figures of current jobs supported by the buildings and future scenarios for the new office space. These are as follows:
Existing office net area: 3,066 sq.m • 1 per 8 sq.m = not possible due to constraints of existing layouts • 1 per 10 sq.m = 306 people • 1 per 15 sq.m = 204 people
Proposed office net area: 5,443 sq.m • 1 per 8sq.m = 680 people • 1 per 10sq.m = 544 people • 1 per 15sq.m = 362 people
There was discussion about the roof and the possibility of creating a more tonal colour for the roof lead and also ensuring the arch on the corner of Piccadilly and Duke Street St James’s had a presence similar to other corner details nearby. These thoughts were taken away and looked at by the design team. The Chairman was also pleased to see the sustainability credentials of the proposed scheme.
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Meeting with Fortnum & Mason, Friday 29 January 2021
Following welcomes, the project team took the Fortunm & Mason representative through an updated presentation as a reminder of the scheme and to also highlight changes made since the previous meeting in November 2020. The updated views and CGIs were also shown as well as detailed elevations.
The team covered the number of potential employees who could be accommodated within the building as these numbers have now been calculated. There could be up to 250 to 300 more people on-site in the new office scheme, notwithstanding the possible layouts that tenants may seek to install following the COVID-19 pandemic.
Fortnum & Mason focused on Duke Street St James’s and the servicing strategy as it sought reassurance that the new scheme would not impact on its own taxi drop off. The team explained that the retail units on Piccadilly and Jermyn Street would continue to be serviced in the same way as they are now, from those streets. The service entrance on Duke Street St James’s would be serviced from the lay-by on Jermyn Street and deliveries would not use the taxi drop off outside the Fortnum & Mason entrance. A consolidation strategy will also be used to ensure the number of deliveries is kept to a minimum. This should result in many fewer deliveries than at present and represent an improvement for all neighbours.
The meeting presentation and excerpts from the Transport Assessment were sent to Fortnum & Mason to allow them to scrutinise the servicing proposals.
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7 CONSULTATION FEEDBACK
This section details the feedback the project team has received since consultation began in September 2020.
Online Public Webinar, Wednesday 30 September 2020
An online public webinar took place in order to provide the local community with thorough details of the site, historical context, design principles and emerging proposals. Following the presentation, the webinar was opened up to a Q&A session, allowing attendees the opportunity to ask questions or feedback on the proposals.
Members of The Residents’ Society of Mayfair and St James’s and The Cavendish Hotel were in attendance.
One respondent submitted a question during the webinar and requested further clarification on the roof lines of the development and how the massing of the building would viewed from various angles along the surrounding streets.
“Please can you provide me information on the roof lines so we can be clear how the increased bulk and massing will appear from other angles and from other buildings above ground. A controllable 3D CGI render would be great? The buildings along Jermyn Street to the west have residential upper parts with aspects along the rear of the buildings. How will this elevation look (back side of Duke Street elevation)?”
Through the rendered CGIs used within the presentation, the team clarified that the new development sits comfortably within its surrounding context and is of similar mass, scale and height to the immediate adjacent buildings. It was added that more views will be provided so the local community can see the integration into the townscape.
A recording of the webinar was emailed to interested stakeholders and also uploaded the consultation website for members of the local community to view after the session.
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Written Feedback and Comments
As well as verbal feedback through the stakeholder meetings held, communication channels were open throughout the consultation for members of the community to get in touch with queries and feedback.
There have been twelve comments submitted either through the consultation website or directly to the project email address. 35 individuals have signed up for email updates on the proposals (true as of Monday 11 January 2021).
The project team has reviewed all comments received in detail. A contact log was established in order to track comments, issue responses and keep individuals updated on the proposals as they moved forward. Copies of the correspondence via email can be found in Appendix 6.0.
Timescales
One of the primary queries raised throughout the consultation process was in regard the timings for the development and construction process.
“Hello, I am an affected neighbour and would like to know current expectations of when the scheme may happen. Thank you.”
Responses were issued to all queries raised, which noted that subject to planning and securing vacant possession, works are expected to begin on-site late 2022 with construction aimed to take approximately three years to complete with completion in 2025.
Updates
One respondent had technical difficulties accessing the website and links.
“Hi there, I have opened your link but where you say there are pictures, I get a blank screen. I have a Mac.”
The project team sent additional materials to the respondent to ensure they could review and comment on the plans.
Some members of the local community were unable to join the online public webinar and requested required further information on the proposals.
“I am unable to join the webinar, can I please be emailed the proposed “design and access statement” and “proposed floor plans and elevations”. Many thanks.”
The project team responded to the respondent highlighting that the consultation process is still on-going, and following feedback received, would finalise plans to submit to WCC along with the Design and Access Statement. A link to the recording of the online public webinar and the emerging proposals were issued to the respondent.
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Project Team
One respondent requested further clarification on who the engineers and cost consultants would be on the project.
“Please can you advise who your engineers and cost consultants will be?”
The team responded promptly to the respondent providing them with the information requested.
Stakeholders
Requests from various stakeholders to organise meetings with the project team were received to the consultation email address.
The team responded to each request with dates and times to arrange a meeting as well as providing further information. Details of the online public webinar on Wednesday 30 September 2020 were also sent across for the stakeholders to join.
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8 CHANGES MADE DURING CONSULTATION
Local and robust consultation has taken place on the proposals over the course of the design development phase. The final design, which has been submitted to WCC, is the outcome of careful town planning, design and cooperation with WCC design officers. Each stage of development has been illustrated thoroughly and presented to the Council as well as other stakeholders.
The scheme has evolved through the pre-planning and consultation process. All comments submitted throughout the process have been reviewed and analysed by the project team. Set out below are the key elements of the design that have developed over the course of the design development phase from direct feedback received.
Height
During the initial pre-application design process in January 2020, WCC planning officers raised concern about the height of the development. The early proposals were for a nine-storey office building, with the top floor being an inset floor with terraces all around. The project team revisited the proposals and altered the design of the building to an eight-storey development, with the inset glazed top floor omitted. This was welcomed and encouraged by officers. South facing terraces were also proposed to reduce the height to Jermyn Street.
The project team presented the updated proposals in August 2020 to WCC planning officers. Concerns were raised in regard to the height and treatment of the Jermyn Street shop fronts as officers felt that this design would be competing with the grandeur of the Arcade. The project team revisited the proposals and studied the neighbouring buildings, including Fortnum & Mason and the Piccadilly Arcade and noticed they have double-height stone bays on the ground floor. Inspiration was drawn from this and the designs were altered to propose double-height bays, which activate the frontages and create a sense of life with views into the building.
Design
During the meeting with the St James’s ward councillors in September 2020, a number of queries were raised in regard to the management and design of the terraces. It was suggested that the terraces facing over Jermyn Street must be kept discreet in their treatment and conceal any clutter from the view. The project team demonstrated that these terraces create important amenity spaces for office workers to enjoy access to fresh air and provide the opportunity for carefully managed planting to increase biodiversity. The terraces are well set-back and of limited visibility from street level.
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In the September 2020 pre-application consultation, officers raised comments in regard to the corner treatment to Piccadilly and Duke Street St James’s being too dominant.
The ward councillors also raised queries about the visual heaviness of the building along with greater vertically of the dormer windows to be implemented. The project team revisited the proposals and raised the arches to create a balanced elevation, which will complement the neighbouring buildings and the conservation area. Alterations were made on the arches on Jermyn Street wrapping around to Duke St James’s to make them more subtle.
Sustainability
The project team aspire to reuse the stone from the existing building, which is a smooth Portland whitbed stone. A survey is being commissioned to determine the condition of the stone and method of construction to better understand the possibilities. At the ground floor, stone types will be layered, giving passersby a close view of the oyster shells in the different beds of stone.
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9 CONCLUSION
Throughout this process, the Applicant and the project team have undertaken a full programme of consultation with the local community and political stakeholders.
In light of COVID-19 and following the Government’s advice and guidance, the method of consultation was adapted to ensure the proposals could still be shared with the local community and stakeholders as they developed.
This was a locally targeted consultation, which sort to develop good relationships with stakeholders and neighbours while seeking feedback as the design developed. There has been constant communication between the project team, stakeholders and members of the local community throughout the consultation, which will continue following submission of the planning application.
As can be seen from this Statement of Community Involvement, key stakeholders and the community have been engaged throughout the consultation and have informed the design development. The principle of redevelopment was supported by stakeholders and key elements such as job creation and sustainability credentials were welcomed.
The Applicant and the project team will continue to engage and update the local community and stakeholders throughout the planning programme and beyond.
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Proposed view along Duke Street St James’s
10 APPENDICES
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Appendix 1.0 - Introductory letter to key stakeholders
Ms Mary Duffy St James's Conservation Trust 30th Floor Euston tower 286 Euston Road London NW1 3DP Date: 23 September 2020
Dear Ms Duffy,
Reference: Invitation to discuss an exciting new scheme at 180 Piccadilly and 48/50 Jermyn Street
I am writing on behalf of Great Portland Estates plc (GPE), to introduce our team and invite you to discuss a proposal for the redevelopment of 180 Piccadilly and 48/50 Jermyn Street.
GPE is a FTSE 250 property investment and development company owning £2.6 billion of real estate in central London. We create in-demand spaces that people want to be part of, helping our occupiers, local communities and the city to thrive. Sustainability sits at the core of what we do. The integration of sustainability throughout the design, construction and operation of our properties is key to ensuring that our buildings continue to meet the requirements of our occupiers, enhance local communities and minimise their environmental footprint.
GPE has appointed a specialist project team to prepare a proposal for the redevelopment of French Railways House at 180 Piccadilly and 48/50 Jermyn Street, adjoining buildings on Duke Street, St James’s. The current buildings were constructed in the 1950s and 1960s following bomb damage sustained during the Second World War. The internal spaces and layouts are compromised, inflexible and do not meet the requirements of modern office occupiers. The buildings’ energy performance is also poor and the mechanical plant old and outdated.
This important site offers an unusual opportunity within St James’s to comprehensively redevelop a prominent corner setting to provide a high-quality contemporary building, which will enhance the surrounding area and respond to and respect the surrounding conservation area and heritage assets. The proposal will include demolition of two existing buildings, 180 Piccadilly and 48/50 Jermyn Street, to provide a new office-led scheme with retail at ground floor level.
Comm Comm UK is leading the consultation and community engagement for the proposal. In light of COVID-19 and following the Government’s advice and guidelines, we cannot host face-to-face meetings or events during this time. However, we have launched an online consultation to introduce the proposal to the local community. Please visit www.180piccadilly-consultation.co.uk to view the online consultation and find out more information.
We will be holding a public webinar on Wednesday 30 September 2020 at 6:30pm. This will be an opportunity for the local community to meet the team, hear how the designs have developed and ask questions. If you are interested in registering for the webinar, please visit www.180piccadilly-consultation.co.uk/consultation to sign-up.
We are also keen to discuss the proposal with you and obtain your feedback. Please do contact us via email at [email protected] or call 0800 772 0475 if you would like to arrange a Zoom or telephone call with the project team.
We are keen to gain as much feedback as possible and look forward to working with the community as we move forward.
Yours sincerely,
James Shipton, Development Manager
Great Portland Estates plc 33 Cavendish Square, London W1G 0PW T +44 (0)20 7647 3000 www.gpe.co.uk
Registered number: 596137 England
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Appendix 2.0 - Flyers distributed to local residents and businesses
Existing view of 180 Piccadilly
Public Consultation and Webinar Wednesday 30 September 6.30pm
Redevelopment of 180 Piccadilly and 50 Jermyn Street
Great Portland Estates plc is planning to submit an application for the redevelopment of 180 Piccadilly and 50 Jermyn Street, adjoining buildings on Duke Street, St James’s.
The proposals will bring forward a high- quality design, which will contain retail units on the ground floor and modern, flexible office space above. The current buildings were built in the 1960s www.180piccadilly-consultation.co.uk after bomb damage sustained during the Second World War. The internal spaces and [email protected] layouts are compromised, inflexible and do not meet the requirements of modern 0800 772 0475 office occupiers. The buildings’ energy performance is poor and the mechanical plant old and outdated.
We are keen to show you our proposals for the site and hear your feedback. We are holding an online webinar on Wednesday 30 September at 6.30pm. You will be able to meet the team, hear how the designs have developed and ask questions.
Please visit our website to find out more about the scheme and register for updates or to attend the webinar.
Piccadilly
Old Bond Street
Piccadilly180 PICCADILLY AND 50 JERMYN STREET Duke Street St James’s
St James’s St Jermyn St
www.180piccadilly-consultation.co.uk
0800 772 0475
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17 September 2020 180 Piccadilly Consultation Distribution Area
180 Piccadilly and 48-50 Jermyn Street
Appendix 2.1 - Distribution area
AreaArea covered: covered: 0.2km 0.2km ResidentialResidential addresses: addresses: 492 492 BusinessBusiness addresses: addresses: 606 606
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Appendix 3.0 - Consultation website - homepage
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Appendix 3.1 - Consultation website - The site
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Appendix 3.2 - Consultation website - Our proposals
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Appendix 3.3 - Consultation website - Consultation
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Appendix 3.4 - Consultation website - Our team
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Appendix 4.0 - Example of stakeholder presentation
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Appendix 5.0 - E-newsletter - January 2021
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Proposals for 180 Piccadilly and 48/50 Jermyn Street E-Newsletter December 2020
Dear Neighbour
We hope you are keeping well and wish you a very Happy New Year.
As you may be aware, in September 2020 we held an online exhibition and public webinar to introduce emerging proposals for the redevelopment of 180 Piccadilly and 48/50 Jermyn Street. The proposals will bring forward a high-quality design, which will contain flexible commercial units (e.g. retail/restaurant/gym) on the ground floor and modern, flexible office space above.
Proposed view along Piccadilly looking west
Following our programme of consultation and the feedback received, the project team has made a number of design refinements to the proposals, including:
Refinement of the proposed elevations, including enriching the roofscape and visually lightening the ground floor Reduction of height on the Piccadilly corner Adding greater detail and variety into the stonework on the elevations.
Click the button below to visit our project website and view the updated proposals.
Visit the project website
We are continuing to work through the design development and are targeting submission of a planning application to Westminster City Council in February 2021.
We will continue to keep you updated as we develop our proposals and in the meantime, should you have any queries please do get in touch.
With best wishes 180 Piccadilly Project Team
Contact us: Phone: 0800 772 0475 Email: [email protected]
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Appendix 6.0 - Correspondence of feedback received via email
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1 Bourchier Street London, W1D 4HX Phone: 0207 125 0421 [email protected] www.commcommuk.com
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