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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

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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 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.
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