PADDINGTON GREEN POLICE STATION - BERKELEY Welcome
Berkeley purchased the Paddington Green Police Station in 2020, with a vision to provide new homes, office and retail space amongst vast public realm improvements. Continuing the good work and progress made at West End Gate and finalising the overall masterplan.
Our first round of consultation began in October last year, with our online webinar and website launch. From this, we have heard what local residents currently value and what the hopes for the scheme would be. Thank you to all those who have given feedback to date.
Berkeley strive to create welcoming and inclusive neighbourhoods with homes of all tenures provided, alongside beautiful landscaped spaces for both residents and the public to enjoy.
WESTWAY The project team are delighted to present the updated and final proposal for the Paddington Green Police Station as a virtual exhibition live from Monday 22nd February 2021 to 5th March 2021. West End Gate We look forward to hearing your thoughts.
EDGWARE RD
OCT 20 DEC 20 FEB 21 MAR 21 Paddington Green Police Station We heard Feedback Revised scheme Submission your views reviewed presented VIEW LOOKING WEST PADDINGTON GREEN POLICE STATION - BERKELEY
The Team
Berkeley Squire & Partners The Berkeley Group builds homes and neighbourhoods with a focus on creating Squire & Partners is an architecture and design practice with experience beautiful, successful places across London and the South of England. spanning four decades, earning it an international reputation for architecture informed by the history and culture of where it is placed. We have a long history of working in partnership with Westminster City Council, sustaining thousands of jobs and investing millions in local Squire & Partners’ approach responds to the unique heritage and context of infrastructure along the way. each site, considering established street patterns, scale and proportions, to create timeless architecture rooted in its location. Our team has a wealth of experience in delivering complex developments that provide much needed homes, community facilities and improvements to local infrastructure.
CHELSEA BARRACKS CLARGES MAYFAIR
190 STRAND 9 MILLBANK EBURY SQUARE GROSVENOR SQUARE WEST END GATE PADDINGTON GREEN POLICE STATION - BERKELEY
The Vision ‘A high quality and accessible neighbourhood that connects to and with the existing vibrant community of West End Gate, creating a welcoming urban and green space in the heart of the city.’
We work with existing communities to create special places that are truly focused on people and Our Vision improving lives for everyone.
We want to create places that local residents can be part of, and be proud of.
We believe the art of placemaking can be defined by four key ingredients:
1 We always put people first and start with a Vision for the community. 1. People first 2. Community 2 Then comes the place and we plan for the things that really matter to the community and create a real sense of place now and for years to come.
3 Good architecture is clearly important, but more so is the space between the buildings, the landscaping and the public realm.
4 Finally we design the buildings around these.
3. Green spaces 4. Then the homes PADDINGTON GREEN POLICE STATION - BERKELEY
Consultation To Date
Consultation Timeline
1st 1st 2 600 Stakeholder Meetings First Round Sep 20 round of virtual online website of Stakeholder Meetings consultation exhibition webinars views completed undertaken held Oct 20 1st Exhibition opens
Nov 20 1st Webinar
85 6,643 11 Dec 20 2nd Webinar surveys flyers stakeholder meetings completed distributed undertaken Dec 20 Close of 1st round of consultation
Review of feedback and changes informed Dec 20 - Feb 21 into design
Feb 21 2nd Exhibition opens
w/c 22nd Feb 21 3rd Webinar One of our Facebook adverts with w/c 1st Mar 21 4th Webinar a combined reach of 5th Mar 21 Close of 2nd round of consultation 33,000 people Review of feedback ahead of planning Mar 21 submission PADDINGTON GREEN POLICE STATION - BERKELEY
Feedback Summary
Key Issues Our Commitment
HEIGHT People were concerned with • 7 storey reduction in height on the tallest block, reduction in height across scheme the height of the blocks • Height sat on Edgware Rd corner to mark the prominent junction into the West End • Reduction of height fronting Paddington Green and the conservation area
TRAFFIC/PARKING Traffic and parking were of • Basement connection to West End Gate to allow parking, with over 350 spaces available across concern with further residents the masterplan West End Gate & Paddington Green Police Station moving to the area • Car free scheme to minimise any further traffic
CRIME Concern with regards to • Improved connections crime rates in the area • Creation of ground floor activity through new flexible commercial units, redesigned Newcastle Place now that there is no police • Investment in public realm presence • Improved lighting throughout
AFFORDABLE HOMES Will affordable homes be • 38% affordable housing provision equating to 210 new affordable homes provided • In line with WCC policy of 60% intermediate and 40% social rent
CONNECTIVITY Importance of ensuring the • Fully open and accessible Newcastle Place, areas for pedestrian/public use throughout FOR CYCLISTS area is safe and useable for • Cycle links through Newcastle Place from Edgware Road to Paddington Green & PEDESTRIANS both pedestrians and cyclists • Commercial servicing within the basement, encouraging reduced vehicle movement through Newcastle Place
GREEN SPACES Usable green spaces, • Biodiversity net gain accessible for all • Publically accessible Newcastle Place • Landscaping to encourage public use
ENVIRONMENTAL CONCERNS Concern for residents • Triple glazing living next to the Westway • Roof gardens at levels where air/noise allows • Inset balconies PADDINGTON GREEN POLICE STATION - BERKELEY
Responding To Your Feedback
Feedback received to date have made a valuable contribution towards shaping our final proposals. Following community feedback, the following are key comments feeding into the updated design:
Reduction of building heights Increased number of larger Improved pedestrian and An enlarged community to a maximum of 32 storeys, family sized homes for socially cycle connectivity and space which is to be provided reducing homes to 555 in total rented families entrances as an affordable workspace
Coalescence to West End Focus on sustainable Inclusion of landscape beyond Gate through facades and development legal boundary architecture PADDINGTON GREEN POLICE STATION - BERKELEY
Scheme Update
West End Gate (built block) 30 storeys
Block K 32 storeys
Block I Block J 18 15 storeys storeys
CGI of the proposed Paddington Green Police Station overhead looking north PADDINGTON GREEN POLICE STATION - BERKELEY
Scheme Update THE OPPORTUNITY AND VISION
DELIVERY OF IMPROVED NEW 450 555 NEW HOMES PUBLIC REALM SHOPS, CAFES NEW JOBS PRIVATE AND AFFORDABLE HOMES AND OFFICE SPACE (38%)
BASEMENT CONNECTION INVESTMENT OF NEW 3,000 sqft BIODIVERSITY TO WEST END GATE TO ALLOW £17M IN CIL AND S106 AFFORDABLE WORKSPACE NET GAIN PARKING & SERVICING CONTRIBUTIONS SPACE
HIGH QUALITY IMPROVED ADDRESSING CAR FREE ARCHITECTURE PEDESTRIAN & CYCLE CLIMATE CHANGE SCHEME ROUTES AND CARBON REDUCTION PADDINGTON GREEN POLICE STATION - BERKELEY
Quality Led Public Realm
1. Block K ground 2. Improved Greening floor activity of Harrow Road
Existing view looking East on Harrow Road
The fundamental principles of the scheme which have shaped our proposals are:
Create better permeability and new walking routes Create interesting lines of sight
Increase Biodiveristy around the site Improve streetscape
Promote better activation and community led design Safe, greener spaces 2 1 PADDINGTON GREEN POLICE STATION - BERKELEY
Quality Led Public Realm
1. Al-fresco dining terrace 5. Plaza with water feature and seating
2. Pocket Park 6. Featured paved pathway West End Gate Site
1
5 Newcastle Place 8 Edgware Road 2
3. Waterfall and green 7. Water play area 6 wall planting
8
3 7
4
4. Featured arches and Harrow Road 8. Residents roof garden lighting for underpass
Character Areas
Edgware Junction Edgware Road Harrow Road Newcastle Place Paddington Green PADDINGTON GREEN POLICE STATION - BERKELEY
Block I – Design Evolution
1st Round Consultation Updated Design
The previous design The design of Block I has proposals for Block I been reduced from 25 located a 25 storey tower storeys to 18. This allows block on the corner of it to sit more comfortably Paddington Green, with on this important corner terracotta façade panels of the site, relating it more and white horizontal closely with the adjacent reveals. buildings that surround Paddington Green. Feedback from meetings with WCC, Façade design has been key stakeholders and refined to rationalize members of the public the palette of colors. The indicated that the height feature columns draw on this corner was felt inspiration on the red/ to be too tall and should brown tones of traditional look to be reduced. brickwork, whilst the feature white horizontal banding has been reduced to emphasise the base and upper levels of the building.
Block I at 25 storeys looking east along Harrow Road Block I at 18 storeys looking east along Harrow Road PADDINGTON GREEN POLICE STATION - BERKELEY
Proposed Block I looking east along Harrow Road PADDINGTON GREEN POLICE STATION - BERKELEY
Block J – Design Evolution
1st Round Consultation Updated Design
Block J looking north east from Harrow Road Block J looking north east from Harrow Road
Block J proposals located a 15 storey mansion block in the centre of the site. This The design of Block J has been further refined to introduce a white podium base step down in height between the two towers delivered a building form that drew that allows the building to connect across seamlessly to the Block K podium. inspiration from the existing mansion blocks of the West End Gate masterplan. The building footprint has been adjusted to deliver a more rectilinear building This façade detail continued the use of feature terracotta coloured columns with footprint and as a result the internal layouts of apartments have been vastly feature white horizontal banding as used on Block I. improved. PADDINGTON GREEN POLICE STATION - BERKELEY
Block J looking north east from Harrow Road PADDINGTON GREEN POLICE STATION - BERKELEY
Block K – Design Evolution
1st Round Consultation Updated Design
The previous design Following feedback that 39 proposals for Block K located storeys felt too tall on this a 39 storey gateway tower corner, the design proposals on the important junction of have been revised to reduce Edgware Road and Harrow the tower down to 32 storeys Road. in height. This sits more comfortably whilst retaining This façades treatment the importance of marking drew on the detailing the key gateway corner. used on Westmark. The feature white facade The façade approach has columns emphasized the also been further developed slender height of the tower, to introduce a more organic with a smaller shoulder treatment to the bay study tower stepping back which helps to set the from Edgware Road and proposals apart from the connecting the main form. Westmark when viewed form distance, whilst still being recognisable as part of the wider West End Gate masterplan. The shoulder to the tower has been retained and sculpted to provide a more dynamic twist in plan, resulting in further differentiation and erosion of the overall building mass.
Block K at 39 storeys looking west along Harrow Road Block K at 32 storeys looking west along Harrow Road PADDINGTON GREEN POLICE STATION - BERKELEY
Block K at 32 storeys looking west along Harrow Road PADDINGTON GREEN POLICE STATION - BERKELEY
Block K – Design Evolution
Previous 39 storey scheme Updated 32 storey scheme PADDINGTON GREEN POLICE STATION - BERKELEY
Architecture & Facades
Primary Material: Primary Material: Terracotta Facade Portland Stone coloured with Patterning facade
Secondary Material: Secondary Material: Aluminium horizontal Aluminium spandrel panels panels
Relating to 14-17 White GRC podium Paddington Green and the conservation area, The architectural form sculpted to narrow in of block K delivers a tall, plan as it approaches slender and elegant mass, the corner of the site, with a smaller tower acting resulting in a strong as a lowered shoulder. bullnose corner that marks the entry point The facades have to the West End Gate drawn inspiration from Masterplan from the the language of the west. existing Westmark to develop a new design language that sits comfortably within the wider masterplan, and the height of the nearby Paddington Basin to the south. Block I Indicative Facade Detail Block K Facade Detail PADDINGTON GREEN POLICE STATION - BERKELEY
Architecture & Facades
Block I Harrow Road Frontage Office Entrance from Harrow Road PADDINGTON GREEN POLICE STATION - BERKELEY
Affordable Housing Location
Affordable Housing Location
Block J:
Affordable Housing L3 – 12
Intermediate Housing L13 – 14
Block I:
Intermediate Housing L1 – 10
View of indicative scheme looking north from Harrow Road PADDINGTON GREEN POLICE STATION - BERKELEY
An Activated Benefits Public Realm
The Paddington Green Key Residential A new affordable workspace Police Station proposals Offi ce Plant create more than just new Community Space homes. The proposals Retail build on what has already been achieved at West 10,000 sqft Flexible Commercial Space End Gate to provide Edgware Road additional commercial, Edgware Road office and community Newcastle Place space and a range of Newcastle Place green and sustainable 40,000 sqft Office Space facilities.
New retail space to continue the activation of Edgware Road down Servicing & refuse to take place from West End Gate. Harrow Road from West End Gate basement, Harrow Road improving public realm Through upgrading and activating the space we hope to create a greener, safer Proposed ground floor plan, showing new landscaped Key environment. Newcastle Place and range of ground floor uses. Residential A new landscaped Newcastle Office Place managing and reducing Plant through traffic creating new Affordable Workspace places to stop and sit Retail PADDINGTON GREEN POLICE STATION - BERKELEY
Basement Connection
West End Gate and the Paddington Green Police Station will connect at basement level, WUHHW 6 maintaining the current in use Church Street car K XUF park entrance. &K
This allows Berkeley the unique opportunity to 6 ( contain servicing, refuse collection and parking G J Z D U H 5 R D G H WH 3*3F D Q UD within the shared basement. QW ( (QG* HVW : : This opens up more space on the PGPS &DU3DUN HVW ground floor for activation and public realm ( Q G * D W H % D V H P improvements.
H PGPS will be a car free scheme with only 3% QW disabled parking within the basement ensuring vehicle trips are maintained to a minimum. HQ *UH RQ JW However residents who do require a space LQ GG will be able to utilise West End Gate’s double 3D basement. 3D G G LQ J WR As much servicing as possible will be contained Q WEG Basement *U XQGDU\ H within the basement area, allowing the above H Q PHQWWR landscaped Newcastle Place to be fully utilised PGPS Basement VHPHQW as a shared surface area. PGPS Boundary
PGPS connection to boundary
+DUURZ5RDG PADDINGTON GREEN POLICE STATION - BERKELEY
Sustainability
The Berkeley Group is committed to minimising carbon dioxide emissions Design both now and in the future in order to reduce our impact and contribution to climate change.
We recognise our responsibility to Fabric First Approach – homes Flexible commercial space PV panels on all roof space manage environmental impacts, adapt designed to minimise heating designed to BREEAM excellent not being used for plant to changing climate conditions and demands through efficient or amenity space also to limit energy costs for residents, design & high performance enhancing wellbeing and helping to manage local air quality.
Our objectives are aligned with the Mayor of London’s plans to build a Internal recycling All homes designed Utilisation of the existing West sustainable London for the future and facilities in all homes to minimise over heating End Gate Energy Centre (future TfL’s ‘Healthy Streets’ approach has proofed with DHN connection) considered throughout design. - saving carbon rather than By introducing a wealth of new plant building new inefficient network life, green spaces and green buildings, we will vastly increase biodiversity in the area, as well as respecting and Transport enhancing the unique site.
Car free scheme Over 1,000 new Electric vehicle Greener cycle spaces charging facilities pedestrian and cycle routes PADDINGTON GREEN POLICE STATION - BERKELEY
Construction Timeline
Q2 2022 Demolition
Commence piling and enabling Q1 2023 works
Q2 2023 Commence Block I superstructure
Q2 2024 Commence Block K superstructure
Q1 2026 Commence Block J superstructure
Q1 2026 Block I completion
Q4 2028 Block J and K completion
Q4 2028 Scheme completion PADDINGTON GREEN POLICE STATION - BERKELEY
Next Steps
Due to social distancing restrictions as a result of COVID 19 and in the interest of Meet the Team everyone’s health and safety we will unfortunately be unable to hold this exhibition face-to-face. The proposals will be available to view online from Monday 22nd February 2021 to 5th March 2021.
After viewing the proposals If you would like to speak to the project team, you can sign up for one of the webinar presentations which will be taking place on the 25th February and the 3rd March, both at 6pm.
Thank You We would like to thank everyone who has taken part in the consultation process so far, and given their valuable input, time and ideas. We look forward to working closely with you as we move forward and finalise the proposals. Duncan Matthews Erin Bryant Clara-Rose Wright Land & Development Head of Development Director Development Manager Contact Us Call us on our number 0800 193 1869 or email [email protected] Visit our consultation website here.
Timeline
SUMMER 2020 AUTUMN/WINTER 2020 WINTER 2020/21 WINTER 2021 SUMMER 2021 WINTER 2022 SUMMER 2028
Pre-Application Initial meetings with Second Digital Submission of Planning Permission Construction Completion of discussions with local stakeholders Community Planning Application Determination Commences Development Westminster City Consultation Council First Digital Community Consideration Pre-Application Consultation of Community Discussions with Comments Greater London Consideration Assembly (GLA) of Community Comments