WELCOME

Aerial view of the existing site

WELCOME TO OUR SECOND PUBLIC EXHIBITION ON PROPOSALS FOR THE REDEVELOPMENT OF 19-35 BAKER STREET, 30 GLOUCESTER PLACE, 69-71 BLANDFORD STREET AND 88-110 GEORGE STREET. Following feedback from meetings with local people and our public exhibition in April this year, Derwent London and The Portman Estate have been working to refine the proposals for the redevelopment of this site. House of Fraser are due to move out of the Baker Street building, and with the George Street building no longer meeting the requirements of modern retail and office occupiers, we have taken the decision to redevelop. Our intention remains to retain 30 Gloucester Place and replace the other buildings on the site with new attractive high quality buildings including a commercial development on Baker Street, retail units, new homes and new publicly accessible space. These are not the final plans and no application has yet been submitted. We will continue to work with the local community and Westminster City Council to seek feedback on our ideas and help to ensure that our scheme actively and positively contributes to the wider area.

This exhibition is a chance to see our revised plans for the site and to Map of the site and surrounding area share your thoughts and comments with the development team, who are on hand to answer any questions you may have. You can also leave your comments on the feedback forms provided. Following this exhibition we will take some time to consider all the comments. Subject to the feedback, we will are aiming to submit our planning application before the end of the year. THE TEAM

THE PORTMAN ESTATE The heart of The Portman Estate is 110 acres of prime property in Central In recent years, the Estate has worked especially hard to restore many London. Located between Oxford Street and Edgware Road, and extending Georgian buildings into today’s high standards, enhance Portman Village north to Dorset Street and east towards Marylebone High Street. and Chiltern Street, and to create contemporary homes and offices that reflect their historical context.

DERWENT LONDON Derwent London is one of London’s most innovative developers and End and the areas bordering the City of London, with the latter principally in investors. It is well known for its design-led philosophy and creative the Tech Belt. The company is listed on the London Stock Exchange and is management approach to development. Derwent’s appealing designs a member of the FTSE 250. attract a range of tenants, including those from creative industries. Derwent and The Portman Estate formed a joint venture to bring forward The Group owns and manages an investment portfolio of 5.8 million sq ft, of these proposals. Together we have been developing options for the future of which 98% is located in central London, with a specific focus on the West the site.

HOPKINS ARCHITECTS PARTNERSHIP Hopkins Architect Partnership were appointed following an architectural Its approach is deeply-rooted in architectural, environmental and social competition with an approach to create a new public space as the focus conviction, which guides its designs. The results can be seen in high profile and heart of the site’s redevelopment. and award winning projects such as the London 2012 Velodrome and This was a vision shared by both Derwent and The Portman Estate. Portcullis House, Westminster. The practice has helped pioneer British architecture since it was founded Hopkins also has a large portfolio of London based projects such as The by Sir Michael and Lady Hopkins in 1976. It is based in Marylebone but has Mound Stand at Lords and The UCLH Macmillan Cancer Centre, and also completed projects around the world. specialises in sensitive interventions into heritage buildings, World Heritage Sites and Conservation Areas.

THE SITE

The existing building on Baker Street The existing building on George Street

Existing car park looking east Existing car park looking west

The site is bounded by Baker Street and Gloucester Place, George Today the 19-35 Baker Street building is occupied by House of Fraser, Street and Blandford Street but excludes 73-89 Blandford Street. The site however they are due to move out when their current lease expires. Other also includes a central car park, currently used by the tenants of the existing tenant leases are also due to expire so there is a unique opportunity to office building. redevelop this site with a single, holistic vision. The site is at the heart of the local area. It sits between the local retail streets The existing buildings which are proposed for redevelopment are of Portman Village and Chiltern Street and is centrally placed in the middle ‘dated’ and have reached the end of their useful life, and whilst Derwent of Baker Street. At the moment the buildings on the site do not do is an expert in refurbishing buildings, that approach is severely constrained justice to this important central location. here; about half the retail space is in the basement and the floor to ceiling The block runs between Baker Street and Gloucester Place but is heights, in the office building particularly, are not attractive or functional to not directly connected to its Baker Street frontage. The private car park modern occupiers. at the centre has real potential to create attractive publicly accessible space. We would like to change that, creating more of a village character here in central London. PLANNING CONSIDERATIONS

7 1 10 4

5 8 1 10 6

9 1

5

11 2 3

1

7 7

Aerial view of the existing site

Planning policy actively encourages optimisation of under utilised land in 5 Other buildings on the site are not considered of architectural merit and Central London. The site is located in the heart of Marylebone, a vibrant have been excluded from The Portman Estate Conservation Area area with an mix of architectural styles, commercial and residential uses. 6 The private car park at the centre of the site is an opportunity to create Any development on this site needs to respect the character of the area, fantastic new publicly accessible space existing uses and our neighbours. These include: 7 The need to respect local views 1 The amenity of our neighbours on Blandford Street, George Street, Baker 8 Enhancing the permeability of the site with a new route from Baker Street Street and Gloucester Place to Gloucester Place 2 The location of the building at the middle of Baker Street and its relation 9 Activate the site with small shops, cafés and boutiques that complement to neighbouring commercial buildings what is already in the area 3 The opportunity to create a commercial building in the centre of Baker 10 Create new homes with a range of tenures Street 11 Ensure that any new development will be well-managed, with careful 4 The Grade II listed 30 Gloucester Place building, although a facsimile planning of servicing, operations and on-site parking which could be rebuild, makes an important contribution to the conservation area changed to basement parking. OUR APPROACH

We want to create a development with a village atmosphere, similar to that found in the nearby Portman Village or in Chiltern Street. This will be a place for residents, workers and visitors to all enjoy. We will keep the Grade II listed 30 Gloucester Place building and replace the other buildings on the site with high quality new architecture. We will work with Hopkins Architects to create a new office and retail building at 19-35 Baker Street that does justice to this high profile location. We want to create a walking route through the heart of the site, linking Baker Street to Gloucester Place and enhancing its connections to the wider area. Our idea is to open up a new arcade through the ground floor of 30 Gloucester Place. At the heart of the site we will create a new public space with shops, cafes and other active uses that will complement and enhance the Baker Street area. A strong estate management approach, including on site security and concierge will be implemented, to ensure that Original concept it is run in a way that respects our neighbours and looks as good in ten years as it does when it is first built.

Connectivity CONSULTATION & ENGAGEMENT

Images from previous exhibition

Since the start of this year, we have held • Publicly accessible space. The inclusion a number of meetings with local amenity of new publicly accessible space in the groups, councillors and local residents to courtyard of the site was particularly gather their feedback on our initial proposals. welcomed. It was recognised that the In addition to this, we held a public exhibition space could be used for new retail units in April of this year which nearly 100 residents to create a ‘village atmosphere’ and and businesses attended. people were generally pleased with the We want to thank everyone who has creation of new pedestrian routes through provided their views on our vision for the the site. Neighbours were also keen to site, as well as the helpful suggestions as receive assurances that the new publicly to how we could enhance the proposals. accessible space would be appropriately Below we have listed the main points raised landscaped with new trees and greening, to date: enhanced access routes and servicing arrangements and that it could be closed • Opportunity. Many people felt that the later in the evening as a way to prevent 19-35 Baker Street site represented an anti-social behaviour and ensure security. opportunity for a significant development and recognised that the existing buildings • Blend of retail units. Responses did not positively contribute to the area. sought assurance that there would be The proposed opening-up of the central an appropriate mix of retail on site, so car park to deliver new landscaped it could be attractive and interesting to publicly accesible space was generally residents, businesses and visitors to the well-received, as were the proposals to area throughout the week. create new homes and additional high • Construction management. There quality commercial and retail space. was a desire to seek further information • Roof. Responses to date have asked on the construction methodology and if we could make the roof of the management of construction to limit the commercial building more contextual impact on neighbouring properties. to the townscape and design of the existing buildings in the surrounding area. Responses have also asked us to look at the height and massing of the roof. PUBLICLY ACCESSIBLE SPACE

Proposed view of landscaped central courtyard

Our vision for the publicly accessible space is to create a new high quality courtyard which would add to the village feel of the new development. The feedback we have received to date has supported this vision, it has also highlighted the importance of making the space attractive to retailers, workers, visitors, and local residents. We are therefore focusing on delivering the type of high quality space the community wants. This includes: • Developing a landscaping strategy with proposed materials, trellis, trees, green roofs and seeking to incorporate a public drinking fountain.

• Carefully designing and managing the retail units to create the Landscaping for podium roofs appropriate mix and quality. • Respecting local amenity by introducing single storey podiums around the new space with landscaped roofs to add visual interest and provide an ‘accessible green buffer’ to neighbouring properties. • We will replace existing trees with good quality specimens.

Proposed cross section through retail courtyard 19-35 BAKER STREET

Previously proposed building - April 2016 New proposals

Outline of previous 4m height reduction proposal

New proposal

1 2 3 4

GEORGE BLANDFORD STREET STREET 5 6 7 8

Our ambition continues to be the creation of a new commercial MATERIALS FOR OFFICE BUILDING FAÇADES building that will play a key role in the economic success and vitality 1 High quality pre-cast/reconstituted stone columns, beams and panels, of Baker Street. acid etch finish with bespoke mix The plans envisage the delivery of nearly 30,000m2 GEA of grade A office 2&3 Bronze anodized facade system to upper floor levels including solid floorspace as well as the creation of an additional 1,185 new jobs at and louvre panels, and framing this location. We believe the plans will help safeguard the long term economic success of the Baker Street area and help to address some 3&7 Bronze anodized panels, features, skirtings, framing, louvres and vents of the 26% loss of commercial space along Baker Street through at ground floor level office to residential conversions in the last decade. 4&8 Silicone glazed shop-front glazing to ground floor, within bronze In response to feedback, considerable work has gone into refining our anodized framing and skirtings proposals for the Baker Street building in order to: 5 Stone for plinths, bases to columns • Reduce the overall height of the building by four metres. The current 6 Fair faced acid etched concrete finish to visible columns building is ground plus six floors. The new proposal is for a landmark commercial building to be ground plus nine occupied floors and a level of enclosed rooftop plant. • Redesign the roof, to introduce a simple stepped roof form which is more contextual to the surrounding area. • The introduction of screening and corners will articulate the massing of the building. • Mark the entrance from the Baker Street frontage and make it as inviting as possible. GLOUCESTER PLACE

Gloucester Place proposed elevation

Existing cross section Proposed cross section

GLOUCESTER PLACE The building at 30 Gloucester Place is a 1970’s facsimile, and Grade II Listed on account of its façade and group value in the Gloucester Place frontages. The building will be retained and a new route created through the building at ground floor level. This will be a short arcade with small retail units either side. As the diagram above shows, the first floor will be converted from office accommodation into ten intermediate rented homes, aimed at young professionals or key workers who contribute to central London’s economy. GEORGE STREET

Proposed façade for George Street

GEORGE STREET The buildings on George Street, which are contemporary with 19-35 Baker Street, currently provide a mix of residential and commercial uses. Our proposals would see the existing buildings replaced. The new buildings would include new retail uses at the ground floor which could either be 1 2 3 4 double-fronted (onto the street and courtyard) or single-fronted, depending upon operational requirements and the final retail strategy for the site. Onto George Street there would be two discrete residential entrances at ground floor, offering access to 41 new homes above. The new homes would be a mix of: • 18 x 1 bedroom 5 6 7 8 • 14 x 2 bedrooms MATERIALS FOR GEORGE STREET RESIDENTIAL FAÇADES • 9 x 3 bedrooms 1 High quality London Stock brick, bespoke mix to complement adjacent To respect and respond to the local character, the height of the George Gloucester Place, with lime mortar Street buildings step down from ground plus six floors to ground plus four floors towards Gloucester Place, and the design and use of materials are in 2&4 Bronze anodized windows and doors to upper floors, with matching keeping with the local character. vertical balustrades to Juliet balconies 3 Bronze anodized facade system to upper floor levels including solid spandrel panels, and framing 5 Fair faced acid etched concrete finish to visible columns 6 Bronze anodized panels, features, skirtings, panels, framing, louvres, canopies, supports and vents at ground floor level 7&8 Silicone glazed shop-front glazing to ground floor, within bronze anodized framing and skirtings to match shop-fronts on Baker Street office building FLOOR PLANS & RETAIL STRATEGY

Proposed ground floor plan

We have set out below a range of typical floor plans. In total there will be 3,800m2 of retail space across the site, around 9,800 m2 of residential space and 25 car parking spaces for residents, located in the basement.

OUR RETAIL STRATEGY The retail will consist of a mix of A1 (shops) and flexible A1/A3 (shops/restaurants/cafés) premises. The intention is to build upon the success of Portman Village, offering a range of retail which is attractive to residents, visitors and workers. The proposed larger retail floorplates along George Street will be double-fronted, facing on to both the street and courtyard Residential behind. They will be capable of sub-division in order to be as Office flexible as possible and attract the right retail mix. Proposed plan for upper floors The single storey podiums along the north side of the courtyard will be single fronted and A1 retail. Primary cooking will not be possible at these premises which will help to safeguard local amenity.

Proposed ground floor plan showing retail areas MANAGING THE SITE

Proposed security plan

The applicant will be developing a detailed operational management plan for the site in order to safeguard local amenity and prevent anti-social behaviour. Proposals will include: • The secure gating of the public realm after trading hours • CCTV and 24 hour security with a phone number provided to local residents as well as roving patrols For the hours of operation, we will take our cue for the application from the City Council’s Statement of Licensing Policy and the existing hours of operation for the licensed premises at 71 Blandford Street. All servicing for the site will take place via the servicing and loading bay on Blandford Street with goods then transported through the site via quiet trolleys. Proposed basement plan In response to the initial consultation, the loading bay has been moved five metres further eastwards, towards Baker Street which is more commercial in character. All refuse will also be stored within the loading bay before being presented for collection. The 25 unallocated parking spaces for residents will be accessed via a secure gate and car lift to the basement. The secure gate will be located between the George Street building and 30 Gloucester Place.

Deliveries and servicing strategy CONSTRUCTION

The construction phase will require careful consideration and detailed planning. The team will engage with specialist contractors to ensure works are well-planned and disruption minimised. All contractors will work in collaboration with Westminster City Council and other relevant bodies to gain necessary approvals prior to commencing the works, with detailed plans made for traffic and pedestrian management, deliveries and any necessary road/lane closures. On commencement of works, a high quality, well-maintained and lit hoarding will be erected around the perimeter of the site. The streets immediately surrounding the site will be inspected, cleaned and maintained regularly by the appointed contractor. There will be a clear management of all site access points with banksmen employed to oversee vehicle movements in and out of the site. Anti-dust control measures including water-damping during works and wheel-washing of vehicles upon exit will also be implemented. Noise mitigation/suppression equipment will be used to limit and manage emissions. Noise emissions and vibrations will Proposed demolition and be monitored through the duration of the project. Should at excavation vehicle access any time it become apparent that the prescribed noise and vibration levels are exceeded, the associated works will be stopped and further mitigation measures implemented. Site working hours will adhere to the City’s defined working hours: Monday – Friday: 8am – 6pm Saturday: 8am – 1pm Sundays and Bank Holidays: No site works The selected contractor will be a member of the ‘Considerate Contractors Scheme’.

VEHICLE MOVEMENTS Subject to further consideration if the Baker Street Two Way is approved, construction vehicles will arrive at the site using Baker Street, and leave on Gloucester Place. Site access gates will be situated on George Street and Blandford Street. Use of Blandford Street will be kept to a minimum and traffic marshals will control the arrival of all vehicles, preventing congestion on surrounding streets.

Proposed office and residential KEEPING THE COMMUNITY INFORMED construction vehicle access A community liaison officer will be appointed to be a single point of contact, available to answer any queries and immediately respond to issues which are raised by neighbours. A liaison forum will be established with other construction projects in the local vicinity in order to coordinate activities to minimise impact on the surrounding areas. Other communication will include: • Presentation events and regular meetings with neighbours and stakeholders • Newsletters from the principal contractor to neighbours NEXT STEPS

THANK YOU FOR ATTENDING THIS PUBLIC EXHIBITION NEXT STEPS We hope that you have found this information useful. To summarise: We want to hear from you. Please take a moment to fill out a feedback 1 The existing buildings on Baker Street and George street add little form. We will analyse the feedback received and it will feed into the design to the area, do not meet the needs of modern occupiers and will process as the plans evolve towards a planning application. need to be replaced. We are hoping to submit an application before the end of the year which 2 Our vision is to redevelop and open up the site, creating a mixed use should be determined in the spring of 2017. Should we be successful in commercial building and a residential building with retail, and a new high our application, the earliest work may start is 2018. quality courtyard which residents, workers and visitors can all enjoy. Thank you for attending today’s exhibition. Further details can be found at: 3 We are seeking to introduce a range of new curated retail, restaurants www.19-35bakerstreet.com and cafes throughout the site, as well as new homes and offices which will complement and enhance the area. 4 At the heart of the site will be a new landscaped retail courtyard, and new publicly accessible routes from both Gloucester Place and George Street.