Flagship restaurant / retail premises

12 ST JAMES’S STrEETst James’s, sW1

12 ST JAMES’S STrEET17,171 sq ft A1/A3 space

–A truly stunning building with A remArkAble history,12 st JAmes’s street offers An opportunity thAt is unrivAlled elsewhere in CentrAl london.–

–A grAnd entrAnCe–

This building provides a scale and grandeur rarely found in the centre of London.

12 St James’s Street is situated in one of the West End’s most striking locations, benefiting from a prominent corner position at St James’s Street and King Street looking south-west towards St James’s Palace.

An iconic building, full of character.

12 St JameS’S

buckingham palace

st James’s palace

mayfair

green park

st James’s park

houses of parliament

piccadilly Circus

the ritz

the wolseley

fortnum & mason

piccadilly

bond streetnovikov

Caprice

nobu

berkeley square

A unique and distinctive London district, famous for its regal heritage, elegant splendour and character.

Nestled in the south west corner of London’s West End – between Mayfair and St James’s Park – it is the birthplace of some of the country’s oldest and most illustrious institutions, clubs and societies.

Some of Britain’s most famous shops and hotels are to be found here, having remained in the area for hundreds of years, sharing the elegant street scene with world famous galleries and auction houses.

–st JAmes’s london’s finest–

St James’s, named after the royal palace, has long been celebrated for it’s architecture and retail heritage, having provided luxury goods and services since 1600, a blend of London’s most established speciality shops, showrooms and men’s fashion boutiques, alongside traditional tailors and outfitters, gives the streets of St James’s their unique feel. This quintessential corner of London’s West End has for generations been associated with the aristocracy, big international business, quality dining, world-class art galleries, and the most elite clubs in the World.

–Connections

Green Park tube station 5 minutes walkPiccadilly tube station 10 minutes walk

An area with an unmatched reputation as a world-class shopping and dining destination.

The Crown Estate which owns 50% of St James’s – 4 million sq ft of retail, office and residential space – is the major Landlord and following the undisputed success of its welcome initiatives in and around Regent Street, has publicly committed £500m towards a subtle repositioning of St James’s, successfully encouraging an eclectic and contemporary blend of exciting new world class shops and restaurants. Massive developments coupled with far reaching public realm improvements will physically and culturally enhance and protect St James’s as an internationally renowned destination. Some of the developments and improvements are already complete while some are current or in planning. Interested parties can learn far more about the Crown Estate’s strategic vision for St James’s on request.

THE MALL

WH

ITEH

ALL

PALL MALL

KING STREETST JAMES PL

ST JA

MES’S ST

REG

ENT

ST

HAY

MA

RK

ET

P ICCADILLY

OLD

BO

ND

ST

REE

T

BER

KEL

EY S

TR

EET

JERMYN STREET

REGEN

T ST

ST JAMES’S SQUARE

LEICESTER SQUARE

GREEN PARK

BERKELEYSQUARE

ST JAMES’S PARK

MARLBOROUGH HOUSE GARDENS

WATERLOO GARDENS

PICCADILLY CIRCUS

FORTNUM & MASONTHE WOLSELEY

TRAFALGAR SQUARE

HORSE GUARDSPARADE

NATIONALGALLERY

THE RITZ

RA

ST JAMES’S PALACE

GREEN PARK

CHARING CROSS

Ground 6,437 sq ft 598 sq mMezzanine 3,129 sq ft 291 sq mBasement 7,605 sq ft * 707 sq m

Total 17,171 sq ft 1,595 sq m

* The basement has its own entrance, subject to the necessary consents.

SchEdulE of ArEAS

Ground floor 6,437 sq ft (598 sq m)

–eXpAnsive spACes–

An imposing façade with an entrance unmatched for its grandeur.

Behind one of the West End’s most imposing façades, and an entrance unmatched for its grandeur, visitors are immediately struck by a deeply impressive room with majestic floor to ceiling heights and clear unfettered space.

Also boasting magnificent high arched windows and many original design features there is no other space in the West End with planning permission for retail and restaurant use that matches this building for its potential drama and unlimited possibilities.

Plans not to scale, for indicative PurPoses only

MEZZAnInE 3,129 sq ft (291 sq m)

BASEMEnT7,605 sq ft (707 sq m)

–eXpAnsive spACes–

Ground floor 6,437 sq ft (598 sq m)

Plans not to scale, for indicative PurPoses only

GEnEral DEsCripTion / rECEnT HisTory

12-16 St James’s Street is located on the Eastern side of St James’s Street, London. The building is located on the corner of St James’s Street and King Street.

The building is arranged over basement, ground and six upper floors. The upper parts are predominantly offices accessed via a dedicated entrance off St James’s Street.

The sixth floor comprises residential units.

The property is a prominent building originally constructed for Lloyds Bank in circa 1912.

The basement and ground floor were comprehensively refurbished in 2001 and utilised as a restaurant at ground floor level and a nightclub within the basement. The restaurant and nightclub closed in 2011 and the unit has been subsequently partially stripped out in anticipation of a comprehensive refurbishment for restaurant or retail use by a new tenant.

To the basement level finishes have, in the main, been removed to reveal the structural substrate. To the ground floor the decorative, ornate period features have been retained as has the mezzanine level.

oCCupaTional ConsiDEraTions

access/egress

The principal entrance to the ground floor of the property is prominently located at the corner of St James’s Street and King Street via a stone staircase. The entrance to the basement is located off King Street via metal steps down to the perimeter lightwell.

Secondary means of escape from the basement is also located within the lightwell off King Street and also via the lightwell to St James’s Street.

At ground floor level the principal means of escape is via the main entrance however a secondary means of escape is provided by the staircase to the north of the property, down to the basement level and out to King Street via the lightwell.

The mezzanine area was originally accessed via a central sweep staircase. This has been removed as part of the strip out works. The mezzanine can be accessed via the north staircase.

Means of escape from the mezzanine is via the north staircase or via a fire escape through the common parts of 16 St James’s Street.

refuse storage/recycling

To the perimeter of the basement level under the pavement vaults at present.

These vaults provide the opportunity for refuse storage and recycling zones.

It is evident from research that the vaults to King Street have been historically utilised for this purpose with the waste stored at basement level and a hoist used to lift waste to ground floor level for removal by contractors/Local Authority.

The recent planning consent maintained this approach to waste storage and recycling/removal.

It is worthy of note the planning conditions relating to this consent required (under condition 6) the waste storage areas to be operational before occupation and these areas to be clearly marked, dedicated and available at all times.

asbestos

Prior to the strip out works undertaken by the previous tenant a Demolition and Refurbishment Survey was commissioned.

The report confirms no Asbestos containing materials were identified in the survey.

planninG anD ConsErvaTion

Following consultation with both English Heritage and Westminster Council it has been confirmed the property is not listed.

The property does lie within the St James’s Conservation Area and therefore should statutory approvals be required for potential development schemes at the property consideration will need to be given to appropriate and sympathetic design schemes in order to satisfy the Conservation Area requirements.

Planning permission was historically granted (under applications 97B239 and 97B240) in 1997 for the ground floor of the premises to be utilised as a restaurant and the basement as a nightclub.

Planning consent was granted on the 24th April 2012 and variations to the existing permissions to allow opening times to be extended. The consents confirms the following:

Sunday | 09:00 to 01:00 Monday to Wednesday | 07:30 to 01:30 Thursday to Friday | 07:30 to 02:00 Saturday | 09:00 to 02:00

Full details of the planning application is available from Westminster City Council under planning reference 11/11178/FULL.

sTruCTural informaTion

The structure

The original building is of a steel framed construction with filler joist floors and load-bearing masonry. This is a typical form of construction for building of this age. The building has historically been modified with the introduction of a mezzanine floor present to the ground floor. The mezzanine comprises steel beams with composite deck floors.

The building is robust, in reasonable structural condition and capable of withstanding fairly radical structural alteration. This is particularly by virtue of its capacity to withstand the dead weight of original masonry partitions, many of which have been removed as part of recent refurbishments. In addition the design safety factors which would have been incorporated into the original design are generous than current practice.

Heavy masonry walls around the service cores, and stairs provide the building with its horizontal stability and resistance to wind and out of balance loading.

SpEcIfIcATIon dETAIl

recent alterations

The recent modifications at ground floor and basement include the introduction of a new lightweight mezzanine floor in steel and composite decking and the provision of a new opening to accommodate new stairs. The alterations to accommodate the mezzanine floor appear to have been carried out to a good standard, and there is no doubt that the original building was capable of safely supporting the additional loads arising from this new construction.

Should an incoming tenant wish to remove the mezzanine we consider this may be removed without any need for any strengthening or alternative support. The mezzanine does not provide any stiffness to the original structure.

At high level in the basement, there is a new steelwork that is part of the support to the new mezzanine floor. This may be removed along with the mezzanine structure. It should be noted that no original steelwork should be removed, without the provision of additional support.

There is new steelwork that supports a circular opening (believed to be for a former lift). This should be left in place to allow the opening to be infilled if necessary. The infill should be in profiled metal decking and concrete, or solid concrete to whatever thickness can be justified structurally, to bring sound attenuation to an acceptable level.

floor loadings

The design superimposed loading of the mezzanine has been found by calculation to be not less than 2.0kN/m2. This superimposed load is considered suitable for restaurant use.

There is no practical limit to the superimposed loading capacity of the basement floor which is reinforced ground-bearing concrete slab.

future adaptations

It is the responsibility of the tenant to ensure that any adaptations and amendments to the property are suitably designed. As part of the landlord’s approval for any Licences for Alteration it will be the tenant’s responsibility to procure, obtain and issue structural engineering drawings/design information and calculations pertinent to their proposals for review and comment/approval by the Landlord’s representatives.

mECHaniCal anD ElECTriCal informaTion

mains services

Electricity A 630A TPN electricity supply is provided in the basement intake room. The metering capacity is currently related at 400A TPN. CT metering is currently provided meter serial no P99 A21930. An application has been submitted to UKPN to confirm if a supply of 600A TPN (375kVa) could be made available.

Natural GasA metered gas service with an available capacity of 65m3/hr is provided in a pavement vault. A U65 meter is currently fitted serial number 49262514.

Water A 54mm mains cold water service is provided in the basement. A Kent analogue meter is provided on the service.

mechanical services

Heating The installation is currently based on a gas-fired plant comprised of two Strebel boilers located in the basement plant room. This provided variable temperature hot water to radiator circuits and constant temperature hot water to the heating coils within air handling units. The boiler flue rises to roof level where it terminates above the sixth floor.

Ventilation Kitchen extract, general restaurant extract and restaurant fresh air supply ductwork remain in place within the restaurant (detailed drawings are available). The general restaurant extract and the kitchen extract fans are located within a riser at fourth floor level, accessible through 16 St James’s Street and the main kitchen extract duct is currently sized at 800 x 650mm. Access is available to the duct riser from the stairwell on some intermediate landings between floors 1 to 6. Internal cleaning of both supply and extract ductwork will need to be accessed from these locations and the kitchen installer shall provide insulated access hatches for internal duct cleaning accessible from these locations.

Space is available at roof level for the accommodation of future ventilation plant (detailed drawings are available). The restaurant extract fan shall be located at roof level and discharge through a high velocity cowl, ensuring that all duct work rising within the building is maintained at negative pressure when the fan is in operation. The kitchen specialist shall liaise with and obtain approval from Westminster City Council in respect of any air treatment provisions and shall ensure that the kitchen ventilation plant incorporates all requisite air treatment and filtration to satisfy their odour control measures. Such plant shall either be installed in the area allocated at roof level or within the tenant’s demise at basement of ground floor level.

The tenant shall be responsible for providing requisite safe access to the roof top plant area from the head of the internal staircase within 16 St James’s Street

The existing fresh air supply plant is housed within the basement plant area and draws in fresh air from the light well surrounding the building at basement level.

Cooling Space is available at roof level for the accommodation of heat rejection equipment.

The extent of the current installation is shown on the enclosed drawings. The tenant shall be responsible for all costs associated with removal of the existing cooling equipment together with removal from any existing refrigerant pipework within risers and associated power supplies.

Domestic Water services

The existing horizontal domestic hot water calorifier is retained within the basement plant room. It derived its primary hot water from the boiler plant.

A 54mm sized mains cold water service is available within the basement

There is an extensive below ground drainage provision comprised of capped-off 100mm diameter soil stubs arranged throughout the basement. The positions are shown on the enclosed drawings.

Above Ground Drainage There is an extensive below ground drainage provision comprised of capped-off 100mm diameter soil stubs arranged throughout the basement. The positions are shown on the enclosed drawings.

A CCTV survey was carried out by Clear-Rod Services on 2nd December 2013 and is appended to the report.

Sprinkler Protection The property is protected by a traditional sprinkler system with high level distribution mains pipework located at high level within the basement area. The sprinkler system has also been extended, and remains in place to serve the areas directly beneath the mezzanines constructed above the ground floor.

Electrical services

MainsA 630A main fuse switch is provided in the electrical intake room. This feeds a 630A MCCB panel board located at the front of the basement. Radial sub-mains from this, are wired in multi-core steel wire armoured cables, feed local distribution boards and the mechanical services control panels through MCCBs installed within the panel board.

The main distribution board and several of the sub-distribution boards remain in place and in-situ and are available for reuse. They are of Merlin Gerin manufacture.

12sjs.com