MARYLEBONE HOUSE Virtual Exhibition

Welcome to the first virtual exhibition for the emerging ideas for the proposed extensive refurbishment of House, 129 -137 Marylebone Road, NW1.

Following meetings with a number of our neighbours in recent weeks, this first stage of consultation is taking place ‘at-a-distance’ in light of government guidelines around social distancing. Using a range of different feedback tools, we are committed to engaging widely and making sure everyone has an opportunity to have their say in a way that suits them.

You can provide your feedback on the information set out in these boards by clicking on the ‘Feedback Form’ on the ‘Have Your Say’ section on our website. You can also provide your feedback via post. Alternatively, if you would like to arrange a virtual presentation with a member of the project INTRODUCTION team, please contact us at [email protected] We will then take the time to reflect upon the feedback prior to sharing more detailed proposals in late summer and submitting a planning application to Westminster City Council. MEET THE TEAM MARYLEBONE HOUSE

Beltane Asset Management Fletcher Priest Architects Other Members of the Project Team Beltane Asset Management are a privately- Fletcher Priest Architects have over forty owned property investment and development years’ experience in and the City of Planning Consultant – Gerald Eve management business with a focus on central Westminster, including: Buckingham Green in London. Victoria, Oxbourne House on and most recently the Brunel Building in Paddington. Beltane specialise in the sensitive refurbishment and repositioning of assets that are in need of Fletcher Priest’s design studio covers all building significant investment, looking to work with the scales from master planning to interior design existing structure of buildings and return them to and design research. Fletcher Priest specialise in active use. understanding a building’s sensitive context and how existing structures and fabric can be reused Beltane have completed approximately 20 to reduce disruption and provide economic and projects in the last 12 years and have funding in environmental sustainability. place to proceed with schemes on a speculative basis.

Community Engagement – KANDA Historical Context Marylebone House Site

The available historical maps illustrate the gradual development of the site. Nineteenth and early Twentieth century maps indicate that the site was characterised by an extension of the low residential building that currently extend to the south. The 1960 map captures the northern block in situ. Historical Context Marylebone suffered considerable bomb damage during Historical ContextTHE WWIISITE and the intervening HISTORY years bore witness to substantial Marylebone House Site MARYLEBONE Marylebone House Site development, including civic buildings and mansion blocks. HOUSE The 1970s bore witness to the development of the site, The available historical maps illustrate the gradual including the access road and car park to the south. development of the site. The available historical maps illustrate the gradual Nineteenth and early Twentieth century maps indicate development of the site. that the site was characterised by an extension of the low residential building that currently extend to the south. Nineteenth and early Twentieth century maps indicate that the site was characterised byThe an extension building of the sits low at a prominent The 1960 map captures the northern block in situ. residential building that currently extend to the south. location within the north Marylebone Marylebone suffered considerable bomb damage during The 1960 map captures the northernarea block in central in situ. London spanning WWII and the intervening years bore witness to substantial 1896 Historical map with site boundary indicated . development,1910 Historical including map civic with buildings site boundary and mansion indicated blocks. . Marylebone suffered considerable bomb damage during between the busy Marylebone Road The 1970s bore witness to the development of the site, WWII and the intervening years bore witness to substantial KEY including the access road and car park to the south. development, including civic buildingsto the and north, mansion and blocks. the quieter residential SITE BOUNDARY

The 1970s bore witness to the developmentstreets to of the site, south. LISSON GROVE Historical Context including the access road and car park to the south. DORSET SQUAREMarylebone House Site Map highligting surrounding The building is not listed and not in a PORTMAN ESTATE 1938 Development ground and conservation areas Conservation Area, but it is adjacent to basement floor plan. Site Location Plan The available historical maps illustrate the gradual The Portman Estate Conservation Area 1938 Development ground and basement floor plan. Existing development of the site. 1896 Historical map with site boundary indicated . 1910 Historical map with site boundary indicated . to the south and the Dorset Square Nineteenth and early Twentieth century maps indicate Conservation Area to the north. that the site was characterised by an extension of the low 1896 Historical map with site boundary indicatedresidential . building 1910that currently Historical extend map with to the site south. boundary indicated . The 1960 map captures the northern block in situ. Marylebone House Marylebone suffered considerable bomb damage during Dorset Square WWII and the intervening years bore witness to substantial currently comprises: development, including civic buildings and mansion blocks. Marylebone Gloucester Place 1938 Development ground and basement floor plan. The 1970s bore witness to the development of the site, Dorset House

including the access Harewoodroad Avenue and car park to the south. • A 1930s building fronting Balcombe Street

Marylebone Road Great Central Street 1960 Historical map with site boundary indicated . 1970 Historical map1938 with Development site boundary ground indicated and basement . floor plan. • A dated 1960s extension Lisson Grove The Landmark • A service thoroughfare (albeit London Baker Street 1960 Historical map with one which is too narrow to site boundary indicated. 1896 Historical map with site boundary indicated . 1910 Historical map with site boundary indicated . Gloucester Place accommodate modern servicing Marylebone Road Old Marylebone Town Hall vehicles), connecting Knox Street to 300M 200M 100M Upper Montagu Street 129-137 Wyndham Street 1960 Historical map with site boundary indicated . 1970 Historical map with site boundary indicated .

Knox Street • A former car park comprising an Wyndham Street

Enford Street unattractive three storey building Westminster

Magistrates’ Seymour Place Court connected to the residential1960 Historical terraces map with site boundary indicated . 1970 Historical map with site boundary indicated . 1938 Development ground and basement floor plan.

to the rear.

York Street The historical maps illustrate the gradual development of the site. FPA | MARYLEBONE HOUSE 7

Crawford Street 1970 Historical map with site boundary indicated. CITY OF WESTMINSTER

KEY Site Location Plan SITE BOUNDARY 1960 Historical map with site boundary indicated . 1970 Historical map with site boundary indicated . FPA | MARYLEBONE HOUSE 7

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FPA | MARYLEBONE HOUSE 7

FPA | MARYLEBONE HOUSE 7 THE SITE TODAY MARYLEBONE HOUSE

The site today

The existing buildings are tired, at the end of their commercial life and in urgent need of investment. The buildings suffer from low levels of natural light, poor energy performance and there is a servicing road through the site which is unusable.

Existing building - Wyndham Street Existing building- Marylebone House

Previous planning application

The previous owner submitted a planning application to redevelop the site. As part of Beltane’s commitment to working closely with the local community and develop sensitive plans for the future of the site, this application has now been withdrawn from planning.

Existing building – Knox Street Existing building – Knox Street EXISTING BUILDING MARYLEBONE HOUSE Aerial Views - West (Looking East) Existing

Marylebone House Existing Building Summary A.

The buildings are generally inThe a poor state buildings of repair are in B. internally and externally. They are very energy inefficient and do not meet current requirementsa poor for potential state office of repair and residential occupiers in this location. and do not meet A. 1930s building: • Good quality buildingMarylebone withthe awkward relationshiprequirements House with core to the rear; Existing Building Summary A. • Existing windows unable tofor support Grade modern energy A office C. requirements; • Fenestration very busy; • Untidy roofscape Theto the buildings southernaccomodation are edge; generally in a poor state of repair in B. • Untidy and un-lovedinternally light wells and externally.around the They perimeter. are very energy inefficient and do not meet current requirements for potential office and residentialthis occupiers location. in this location. There B. 1960s building: is also a significant • Building is out of character with the context and in poor ExistingExisting Wyndham Building Street Elevation condition; A. 1930s building: • Façade leaking and• failingGoodamount qualityand will building not support with awkward modernof relationshipout-dated with core energy requirements;to the rear; • Existing windows unable to support modern energy • Untidy roof with ugly lift / stair overrun; C. requirements;plant equipment • Unsuccessful atrium;• Fenestration very busy; • Untidy and un-loved• lightUntidy wells roofscape around to the the perimeter; southern edge; • Awkward stepping in on the south east corner. • Untidylocated and un-loved light wells on around the the perimeter. roof A. 1930s building of Marylebone C. Southern extension:B. 1960s building: Aerial Views - East (Looking West) • Dead frontage to •street, Building feels istemporary; out of character with the context and in poor Existing Wyndham Street Elevation Aerial View of the existing building – West (Looking East) • Out of character and scalecondition;House with context; and the Existing • Route through is •narrow Façade and leaking cannot and accommodate failing and will refuse not support modern vehicles; energy requirements; • Untidy back of house• Untidyfeel facadeto roofthis withroute ugly and lift building / stairon overrun; used the 1960s • Unsuccessful atrium; for refuse store / ad hoc car parking. B. 1960s building • Untidy and un-loved light wells around the perimeter; FPA | MARYLEBONE HOUSE 9 • Awkwardbuilding stepping in on the south requires east corner. A. 1930s building D. Context: replacement. • Larger urban scaleC. of Southern Marylebone extension: Road diminishes the further south you• travel. Dead frontage to street, feels temporary; • Out of character and scale with context; • Route through is narrow and cannot accommodate refuse vehicles; C. Southern extension • Untidy back of house feel to this route and building used for refuse store / ad hoc car parking. B. 1960s building

D. Context: • Larger urban scale of Marylebone Road diminishes the further south you travel.

C. Southern extension

Existing Aerial South Eastern View

FPA | MARYLEBONE HOUSE 18 Existing Building

Existing Aerial South Eastern View Aerial View of the existing building – East (Looking West)

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FPA | MARYLEBONE HOUSE 10 OUR EARLY THINKING MARYLEBONE HOUSE

Our early thoughts include:

Following the withdrawal of the previous application, we wish to bring forward new proposals that will be sensitive to the surrounding area. Retaining the 1930s building Retaining the structure of the Introducing a new facade to the in commercial use, potentially 1960s building to the rear, infilling 1960s building that will sit more introducing new fenestration and a the lightwells and introducing two harmoniously with the neighbouring We have only just commenced minor modification to the roof. additional storeys. Conservation Area and in key views. pre-application discussions with Westminster City Council. As part of our commitment to working closely with the local community to develop sensitive plans, we have withdrawn this application. Compared to this application, our early thinking for the site is to undertake a more sustainable less intrusive development by retaining the majority of the existing Marylebone House and structure of the 1960s extension. Demolishing the redundant car Incorporating new consolidated Improving the sustainability of the park to the south of the site and servicing. The details of this will building with new high quality plant introducing new accommodation form part of our second round of equipment. to match the scale and elegance of consultation. Knox Street and Wyndham Street Marylebone House - View 03 Existing Massing

SCALE MARYLEBONE HOUSE

We recognise and understand that the application submitted by the previous owner of the site was contentious.

By retaining the existing 1960s structure, nearly all areas of our proposals would be significantly smaller than the previous application. KEY

By adding two set-back storeys to PROPOSED MASSING OUTLINE the 1960s building, we are keen to develop a more successful transition across the site as it steps down towards the residential properties of Knox Street, Wyndham Street and the Portman Estate Conservation Area. We Marylebone House - View 03 believe this outcome will be improved Existing Massing further by the introduction of new accommodation to replace the former car park, creating a development of 3 a more human scale and serving as a buffer to the existing neighbouring Currently Proposed Massing – Marylebone Road homes.

In terms of the 1930s building, our idea is for an extension to the roof to accommodate additional plant equipment (see blue outline).

KEY

PROPOSED MASSING OUTLINE PREVIOUS SCHEME IN PLANNING (2018)

FPA | MARYLEBONE HOUSE 5 Key:

3 PROPOSED MASSING OUTLINE

PREVIOUS SCHEME IN PLANNING (2018) Existing Massing – Marylebone Road Previously Proposed Massing (2018 Scheme/withdrawn)

FPA | MARYLEBONE HOUSE 1 PROPOSED MASSING MARYLEBONE HOUSE

Marylebone House Design Concept For the 1930s building (A) we are proposing A. A. 1930s building: D. 1. Repair and refurbish to meet current and future energy to: standards; 2. Continuation of the existing slate mansard to accommodate B. and enclose plant; • Repair and refurbish the building to meet 3. New opening windows to allow natural cooling and current energy standards significantly reduce energy consumption and carbon in use.

• Introduce a minor extension to the mansard B. 1960s building: 1. Building structure retained with new brick façades in roof to conceal new energy efficient services C. keeping with the material and proportions of surrounding • Introduce replacement windows that will buildings; 2. Window openings set into the new masonry façades to reduce energy consumption and carbon in enhance privacy and reduce light pollution to neighbours; 3. Awkward stepping to the south east corner and the use lift/ stair overrun is replaced with a recessive series of landscaped setback roof extensions on two levels; 4. These terraces are beautifully landscaped to provide visual amenity for occupants and neighbours; For the 1960s building (B) we are proposing 5. The main core is consolidated to the north to reduce the visual impact from the street and neighbouring properties. to: Proposed Wyndham Street Elevation D.

C. Residential extension: Marylebone House Prefered massing for the building Marylebone House Prefered1. Relationship massing for with the the building residential properties to the south • Retain the building structure with new Proposed Section Proposed Section repaired with new residential buildings of a similar scale, facades in contextual materials material and proportion extending a buffer between the Knox St. • Introduce more solidity to reduce the glazing, residential buildings and office. Knox St.

Marylebone Road

Marylebone Road enhance privacy and reduce light pollution to D. Green garden ribbons: Recessive series of landscaped ribbons to visually neighbours separate the three building elements and provide visual

Wyndham St. amenity for occupants and neighbours alike; • Introduce two storeys of set-back extensions Wyndham St. KEY 1. The northern ribbon encloses the main lift core servicing KEY PREVIOUS SCHEME IN PLANNING (2018) SECTION the office; at upper levels to bridge between the 1960s EXISTING SECTION 2. The southern ribbon creates a green edge for neighbours extension and 1930s building and covers the proposed servicing of the building from the east and access to the residential units to the west. For the redundant car park (C) we are proposing to:

• Replace the redundant car park to the south with new accommodation to match the scale and elegance of Knox Street and Wyndham Street.

We are also looking to introduce greening Proposed Aerial South Eastern View Proposed new massing against previous application (in red) Proposed new massing against existing building line (in blue) along the roofs and walls (D) to visually separate FPA | MARYLEBONE HOUSE 3 FPA | MARYLEBONE HOUSE 4 the three building elements providing new visual amenity for occupants and neighbours, FPA | MARYLEBONE HOUSE 19 encouraging wildlife and enhancing wellbeing. Key:

Existing Section

Previous Scheme in Planning (2018) MATERIALITY AND LANDSCAPING MARYLEBONE HOUSE

MaryleboneMarylebone HouseMarylebone HouseMarylebone House House MaryleboneMarylebone House Marylebone House Marylebone House House PotentialPotential MaterialPotential Material Palette MaterialPotentialPalette Palette Material Palette Existing MaterialExisting Context MaterialExisting Context MaterialExisting ContextMaterial Context We are conducting studies into the materiality of the current building and surrounding streets to ensure our proposals fit in sensitively with the local area.

Our initial thinking is to re-clad the 1960s building building using solid materials, such as brick, to ensure the building sits more harmoniously in its context. Marylebone House Marylebone House Material Precedents MaterialThere will Precedents be more information on our proposed materials in our second exhibition.

Existing Building Existing Building Existing Building ExistingExisting Building Material contextWyndham Street Wyndham Street Wyndham Street KnoxWyndham Street Street Knox Street Knox Street SurroundingKnox Street Context Surrounding Context SurroundingMaterial Context Surrounding Samples Context

FPA | MARYLEBONE HOUSEFPA 54 | MARYLEBONE HOUSE 54FPA | MARYLEBONE HOUSEFPA 54| MARYLEBONE HOUSE 54

FPA | MARYLEBONE HOUSEFPA | MARYLEBONE 55 HOUSEFPA | 55 MARYLEBONE HOUSEFPA 55 | MARYLEBONE HOUSE 55

Buckingham Green - Fletcher Priest Architects BuckinghamMaterial Greenprecedents - Fletcher Priest Architects Osbourne House - Fletcher Priest Architects Osbourne House - Fletcher Priest Architects Material precedents

FPA | MARYLEBONE HOUSE 56 FPA | MARYLEBONE HOUSE 56 NOTES Fletcher Priest Architects is a Limited Liability Partnership registered in England and Wales (OC336568) at the below address. ≡ this drawing is to be read in conjunction with the design risk assesment prepared by fpa. ≡ this drawing is to be read in conjunction with other drawings and specification produced by fpa and other members of the design team. ≡ all dimensions are in millimeters unless otherwise stated. ≡ do not scale this drawing. ≡ any discrepancies in dimensions are to be reported to the architect. ≡ all information subject to detail site survey.

KEY

Application Boundary

Reception

Office

WCs

Plant

Lower Ground Plan Existing

NOTES Cycle Store and Showering Facilities Fletcher Priest Architects is a Limited Liability Partnership registered in England and Wales (OC336568) at the below address. ≡ this drawing is to be read in conjunction with the design risk assesment prepared by fpa. ≡ this drawing is to be read in conjunction with other drawings and The existing cycle store is currently located underneath specification produced by fpa and other members of the design team. ≡ all dimensions are in millimeters unless otherwise stated. ≡ do not the southern servicing block adjacent to the refuse store scale this drawing. ≡ any discrepancies in dimensions are to be and ad hoc car park. reported to the architect. ≡ all information subject to detail site survey.

KEY As this is an outdoor space, with the service yard gates Application Boundary ENERGY AND SUSTAINABILITY open throughout the day, this cycle store is MARYLEBONEnot very safe Reception as anyone can walk inNOTES off the street. Office Fletcher Priest Architects is a Limited Liability Partnership registered in England and Wales (OC336568) at the below address. ≡ this drawing is to be read in conjunction with the design risk assesment prepared by HOUSE WCs fpa. ≡ this drawing is to be read in conjunction with other drawings and At present showers arespecification spread produced by fpa and other across members of the design theteam. ≡ building, there all dimensions are in millimeters unless otherwise stated. ≡ do not Plant scale this drawing. ≡ any discrepancies in dimensions are to be OFFICE isn’t one consolidatedreported area to the architect. for ≡ all information changing subject to detail site survey. and showering.

STORAGE KEY Ground Floor Plan Lower Ground Plan Application Boundary Existing Servicing Reception Existing Office Existing Servicing Situation We are seeking to improve the WCs Cycle Store and Showering Facilities The existing servicing yard is situatedPlant to the south of the site and leads to the refuse store and cycle parking. The existing cycle store is currently located underneath sustainability of the building with the southern servicing block adjacent to the refuse store At present, delivery vehicles exit Marylebone Road onto and ad hoc car park. new high-quality plant equipment, Wyndham Street, drive south, turn left on to York Street and loop back up Knox Street before turning left into the As this is an outdoor space, with the service yard gates servicing yard. open throughout the day, this cycle store is not very safe additional cycle parking in the as anyone can walk in off the street. MARYLEBONE ROAD Egress is back onto Wyndham Street, due to the one way At present showers are spread across the building, there basement, greening and the installation system all servicing vehicles are routed back south once isn’t one consolidated area for changing and showering. again, and loop back up Knox StreetOFFICE before turning onto of new energy efficient windows. the Marylebone Road. STORAGE

The UPPERcurrent MONTAGU STREET constraints of the servicing yard result in the maximum of a 7.5t panel van being able to fit within the We are seeking to ensure that the RECEPTION gap of the existing servicing yard. NORTH WEST HOUSE REV DESCRIPTION BY CHK DATE 119-127 Marylebone Road Car Parking majority of servicing takes place within OFFICE Whilst the southern block has a car lift, this is no longer the site and is consolidated with fewer in use. Currently there is only ad hoc parking underneath PLANT the south servicing block adjacent to the refuse store and vehicles at appropriate times that cycle store. When the service yard is in use this blocks vehicles from entering and exiting, at times creating respect the local amenity. At present KNOX STREET congestion on Knox Street. REV DESCRIPTION BY CHK DATE REV DESCRIPTION BY CHK DATE Waste Storage and Collection servicing takes place on street as PLANT OFFICE OFFICE Waste storage is currently provided at the south of the the servicing road is too narrow to site under the undercroft of the servicing block and Shared route for rear pedestrian collected from the kerbside as the build form and streetOFFICE accommodate a refuse truck. WESTAR HOUSE access, access to outdoor cycle store widths do not allow refuse vehicles to serve the building WYNDHAM STREET WIP and vehicular access presents a within the site. WIP WIP 139-151 Marylebone Road safety concern. All existing car parking will be removed OFFICE 7.5t panel vans able to drive through BELTANE LTD as part of the development, on the site. servicing yard and forced to turn south away from Marylebone Road MARYLEBONE HOUSE UKPN BELTANE LTD LOADING BAY ENFORD STREET 129-137 MARYLEBONE ROAD LONDON, NW1 Dedicated cycle parking facilities will CYCLE CIRCUS MEWS STORE Dilapidated car lift MARYLEBONE HOUSE PLANT be provided within the lower ground, UKPN REFUSE 10 EXISTING PLANS 129-137 MARYLEBONE ROAD STORE BELTANE LTD accessed from the lightwell at the GROUND FLOOR LONDON, NW1 KEY northern end of Knox Street, offering OFFICE DRAWING NUMBER / REVISION SITE BOUNDARY 10 EXISTING PLANS MH-FPA-GF-DR-A-10001 secure, sheltered and accessible cycle Refuse collected from the kerbside MARYLEBONE HOUSEOFFICE LOWER GROUND FLOOR due servicing yard and adjoining SCALE parking. roads being tooPLANT narrow to 1:200@A1 1:400@A3 WCs accommodate the swept path. 129-137 MARYLEBONE ROAD Ground Floor Plan – Existing Servicing Lower Ground Plan – ExistingDATE / DRAWN BY / CHECKED BY 29.04.2020 RF / LP PLANT LONDON, NW1 DRAWING NUMBER / REVISION The building will provide showers, MH-FPA-LG-DR-A-10000 KEY lockers and changing facilities.GROUND FLOOR PLAN | | G FPA MARYLEBONE HOUSE 83 FPA MARYLEBONE HOUSE 85 1:200 @ A1 SCALE OFFICE 1:200@A1 1:400@A3 0 5m SITE10m BOUNDARY 10 EXISTING PLANS DATE / DRAWN BY / CHECKED BY 29.04.2020 RF / LP OFFICE LOWER GROUND FLOOR

WCs LG LOWER GROUND FLOOR PLAN 1:200 @ A1 PLANT 0 5m 10m DRAWING NUMBER / REVISION MH-FPA-LG-DR-A-10000

FPA | MARYLEBONE HOUSE 85 SCALE 1:200@A1 1:400@A3

DATE / DRAWN BY / CHECKED BY 29.04.2020 RF / LP

LG LOWER GROUND FLOOR PLAN 1:200 @ A1

0 5m 10m Thank you for taking the time to look through our early plans for the redevelopment of Marylebone House.

We hope you found this virtual exhibition informative and useful. We would appreciate it if you could fill in our feedback form, either online or by post. Your thoughts and feedback will be very helpful as we develop more detailed plans over the next few months.

This is the first step in our consultation process, and we hope to have many more conversations over the next few months before we prepare our detailed designs to share with you for feedback, ahead of MARYLEBONE HOUSE a planning submission to Westminster City Council.

Virtual Exhibition In the meantime, we are keen to speak to as many people as possible in the local area. If you have any questions, or would like to organise a more detailed conversation about these plans, please do get in touch with the project team on the details below:

[email protected] 020 3900 3676

TIMELINE

August 2020 Autumn 2020 Our first stage of Proposals finalised and planning consultation on early plans application submitted

September 2020 Early 2021 Our second stage of consultation Target planning decision NEXT STEPS on detailed proposals, including from Westminster full design, servicing and planning committee operational management