Nightingale house presentation boards

65 Curzon Street MayfairPublic Exhibition 29th June 2015Pilbrow & Partners on behalf of DTZ Investors 1

Welcome.

Welcome to this public exhibition of proposals for the redevelopment of Nightingale House at 65 Curzon Street.

The proposals have been subject to pre-application discussions with Westminster City Council and we are now seeking views of our neighbours and other local stakeholders to help shape the scheme’s development.

It is anticipated the final proposals will be lodged as a planning application with Westminster later in the summer.

It is proposed to replace the existing 1980’s office building with a high quality apartment building set above a new public arcade linking Curzon and Stratton Street.

We invite you to view the boards on display, which outline our proposals for the site. We would be grateful if you could complete a feedback form to let us know your views on the scheme.

Members of the development team are on hand to answer any questions you may have and provide further information on the proposals.


The Architects.

The Nightingale House proposals are designed by Pilbrow & Partners.

Founder partner, Fred Pilbrow has been responsible for a number of notable projects in Westminster. His work seeks to respond to Mayfair’s rich and varied architectural heritage.

Selected projects designed in Westminster by Fred Pilbrow, from top:

21 Davies Street. Fred Pilbrow, Design Partner, KPF on behalf of Capital & City.

Imperial College Prince’s Gardens. Fred Pilbrow, Design Partner, KPF on behalf of Imperial College London.

56 Curzon Street. Fred Pilbrow, Design Partner, PLP Archiecture on behalf of Brockton Capital.

3 Orme Square, Fred Partner, Design Partner, Pilbrow & Partners.


Site Location.

The Nightingale House site is set between Curzon Street to the north and Stratton Street to the south.Thus the building terminates the route north along Stratton Street from Green Park. The building is also prominent in views south from Berkeley Square in views to Curzon Street from Fitzmorris Place.

Left: Aerial view from the northLeft below: Aerial view from the southBelow: Site location plan


The Existing Building.

The existing building is architecturally undistinguished and makes a negative contribution to the quality of Curzon Street.

The existing office building was constructed in the 1980s, replacing a former apartment building on the site.

Externally, the quality of the Curzon Street facade is poor. On Stratton Street, a section of the earlier apartment building was retained, above which an insensitive roof extension was constructed.

Internally, the building provides awkward and irregular floor plates with limited light. The building is highly energy inefficient and its environmental systems have now reach the end of their useful service life. This accommodation does not meet contemporary work place standards and floors such as the one where this exhibition is held, are vacant.

The existing building, from top:

Curzon Street looking south westStratton Street looking northThe existing office lobby is inaccessible for disabled usersGround floor frontage is inactive - the building makes little contribution to the street.Upper office floors. The quality of the existing work place is poor, with irregular floors and limited natural light.


Linking Statton and Curzon Streets.

The siteStratton Street

The existing site dead ends the north end of Stratton Street

An arcade connects Stratton Street and Curzon Street providing a link between Green Park Underground and Bond Street Crossrail

The proposed arcade

Today, the site dead-ends the north of Stratton Street, forcing pedestrians east back to Berkeley Street.

We propose an arcade linking Stratton Street with Curzon Street, restoring a historic connection that has been lost since the early 18th Century.

We asked pedestrian movement specialists, Space Syntax, to assess how useful such a link would be. Their analysis demonstrates the value of a link which lies on the most direct route between Bond Street Crossrail to the north and Green Park Underground station to the south.

Stratton Street connected to Curzon Street before 1660


The Arcade.

The proposal draws on historic arcades characteristic of Mayfair.

Historically, Piccadilly has long been associated with higher quality arcades and gallerial. From the grand scale of Burlington Arcade to the more intimate Royal Arcade, these pedestrian routes have enriched the character and life of the area.

The arcade proposed on the Nightingale House site is conceived in this tradition.

A vaulted doubled height space is lined with bronze framed shop fronts. The arcade curves between the two streets and is on a gentle incline dropping from Stratton Street towards Curzon Street.

The site

Burlington Arcade

Historic Mayfair arcades, clockwise from top left:

Royal Arcade, 1879 Grade II ListedBurlington Arcade, 1880 Grade II ListedPrinces Arcade, 1880, partly Grade II listed

The proposed arcade: view south to Stratton Street

Prince’s Arcade

Piccadilly Arcade

RoyalArcade

The Quadrant Arcade


65 Curzon Street MayfairPublic Exhibition 29th June 2015Pilbrow & Partners on behalf of DTZ InvestorsThe proposed arcade - view south to Stratton Street and Green Park


Stratton Street.

A Bath stone elevation is proposed to Stratton Street to form the backdrop to the proposed arcade.

Our initial studies explored the potential to retain the Stratton Street facade however this worked poorly with the restored arcade - the scale of openings was restricted and the building line is set away from the pavement behind a lower ground floor area.

The new facade is aligned to the adjacent Mayfair Hotel and forms a slender gable on axis with Stratton Street.

Proposed ground floor plan Arcade section Proposed Stratton Street elevation

Existing Stratton Street elevation


Curzon Street.

Three projecting bays articulate the proposed elevation on Curzon Street.

The Bath stone facade is designed to express the internal planning of the apartments within. Each othe the three living rooms on this face of the building are lit by gently projecting bay windows. Set between narrower lances which light the secondary rooms.

The eastern most bay is aligned to the arcade’s entrance on Curzon Street.

The elevation reflects the internal apartment planning

Curzon Street sketch elevation


The proposals have been carefully assessed in local Townscape views with input from Townscape consultant Richard Coleman.The new Curzon Street facade brings back the vertical rhythm of the canted bay which characterised the previous building by R J Worley. The existing building is part of the rash of Post Modern Classicist 1980’s commercial buildings which most agree were a mistake. The new design is rich in terms of modelling and has the potential to bring into play a further richness by way of mixing brick with stone. This simple rhythmic device brings an ordered continuum to the street wall and a counterpoint to the large scale, mono-material horizontality opposite. There is no doubt that a change of this kind would enhance the character and appearance of the conservation area.

The proposed facade on Stratton Street by Pilbrow and Partners addresses the character of the conservation area and contributes positively to the setting of the adjacent listed 15 Stratton Street. In particular the stepped facade provides a more intimate context for the group and the listed building. The forward ‘bay’ recalls the buildings on the site previous to Worley’s design, where they provided a focus to what was a cul-de-sac in the days of the adjacent Devonshire House gardens. The breaking and articulation of the facade is in harmony with the two older neighbours.

While there is a loss of the retained facade, this can only be described as less than substantial. The replacement design offers an approproate response to the setting and proposed restored line of permeability provided by the arcade.

Richard Coleman, CityDesigner

Townscape.


Internal Planning.

Seventh Floor

1 - Terrace2 - One-bed unit3 - Two-bed unit4 - Three-bed unit5 - Four-bed unit

Eighth Floor

Typical Floor (Second - Fifth)

Apartment layouts ensure that each of the proposed five units on a typical floor benefit from aspect to the street frontages on Curzon Street or Stratton Street. Living rooms are planned on these frontages to benefit from the best light and views. Bedrooms have aspect onto the two quieter courtyards within the interior of the block.

First Floor

The arcade is double height and rises towards Stratton Street. The accommodation is drawn back therefore, at this level from the base of the Mayfair Hotel courtyard.

1 - Void over arcade2 - Resident’s shared amenity3 - One-bed unit4 - Two bed unit

Ground Floor.

1 - The arcade2 - Retail / Cafe3 - Entrance to lower ground floor A3 unit4 - Residential entrance5 - Residential lobby6 - Residential car lift

The proposed building is residential above ground floor retail, cafe and restaurant use.

On its upper floors, Nightingale House will accommodate 32 apartments. A range of unit sizes are proposed in line with Westminster’s planning guidance (0 studios, 6 one-beds, 16 two-beds, 9 three-beds and 1 four-bed unit).

A number of recent residential schemes in the area have created very large units, attracting a high proportion of international non-resident buyers. The units in Nightingale House by contrast are not oversized - the average is 120sqm - and the building will be targetted at a local occupier market.

On the ground floor, the residential entrance lobby faces Stratton Street.

Retail and cafe units animate the Curzon Street frontage and the western side of the arcade. We are in discussions with the Mayfair Hotel and have offerred them connections into the eastern side of the arcade on Stratton Street to animate this section of the arcade on both sides.

A connection from the arcade is proposed to an A3 restaurant unit at lower ground floor. This unit will be below Westminster’s 500sqm size threshold and it will naturally be subject to agreed opening hours to minimise the potential of disturbance to surrounding residents.

It is anticipated that the arcade will be closed between the hours of midnight and 6am. The arcade will be subject to a walkways agreement to ensure that free passage is not obstructed by chairs and tables.

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Our Neighbours.

The proposals have been developed to maintain the amenity of neighbouring residents and to take account of the nature and operation of adjacent businesses.

Neighbouring Residential Amenity

The proposed apartments are planned with living rooms facing the street and bedrooms to the quieter courtyards within the block. This minimises the potential of noise and disturbance to neighbours.

The design team has been advised by daylight and sunlight consultants GVA to ensure that adequate lighting is provided to the proposed apartments and maintained to neighbours.

Sufficient separation distances have been preserved to ensure that there is no direct overlooking or harm caused to sense of enclosure.

Ground floor retail cafe and restaurant uses are planned with integrated ventilation to roof level to ensure no smells or noise disturbance to neighbours.

Relationship with Neighbouring Commercial Occupiers The Mayfair Hotel to the north east of the site is recognised as an important local business and the design ensures the operation of the hotel is not prejudiced by the proposals. The court to the north east is lined on its upper floors by guest rooms. Bedrooms to the proposed apartments are planning on this elevation to minimise noise disturbance.

The existing cigar bar at the base of this courtyard faces the unoccupied void above the proposed arcade, minimising the potential for disturbance.

Curzon Street elevation Stratton Street elevation

Courtyard elevation to the south west Courtyard elevation to the north east


Parking, Servicing and Basements.

22 car spaces are provided for the proposed residential accommodation. A car lift on Curzon Street provides access to basement parking for residents where 22 car parking spaces are proposed for the 32 residential units. Three of these spaces are for disabled users. Electric vehicle charging points will be provided.

60 cycle parking will be provided for residents and retail employees in accordance with standards set out in the London Plan.

A Servicing Management Plan will be implemented to mitigate any potential impacts of servicing activity and ensure that deliveries are undertaken in consideration of neighbouring developments. Servicing will take place from the street with the majority of deliveries from Curzon Street.

Traffic surveys are being undertaken to better understand existing conditions and inform the future servicing strategy.

Three basement floor levels are proposed. A full Construction Management Plan will be submitted in support of the planning application, this will set out in detail how our structural engineers AKT II have approached the basement design to ensure that it will have no adverse impacts on neighbours.

Lower Ground floor plan

1 - A3 restaurant2 - UKPN Substation3 - Commercial waste storage

Ground floor plan

1 - Car lift2 - Access to UKPN Substation3 - Residential waste storage4 - Commercial waste collection point5 - Glazed roof

Basement 1 Plan

1 - Plant2 - Parking3 - Cycle parking

Basement 2 Plan

1 - Parking2 - Cycle parking

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Programme and Construction

The construction will require careful consideration and detailed planning.

The team will engage with specialist contractors at an early stage to ensure the works are well planned and disruption is minimised.

The appointed contractor will work in collaboration with Westminster City Council to obtain the necessary approvals prior to commencing the works.

The selected contractor will be a member of the Considerate Contractor Scheme and Fleet Operator Reconigition Scheme.

There will be a dedicated logistics manager who will ensure the site operations do not cause congestion to the local road network. Detailed plans will be made or traffic and pedestrian movement, material deliveries, craneage and materials.

Anticipated construction programmeConstruction traffic routing


Sustainability.

Extensive energy efficiency measures, along with low carbon technology, will be incorporated into the design for Nightingale House.

The development will aspire to:

• Deliver a minimum on-site carbon dioxide emissions reduction of 35% improvement over Building Regulations Part L

• Achieve BREEAM ‘Excellent’ rating for appropriate non-residential areas

• Achieve cfSH level 4 for all residential dwellings

• Achieve additional BREEAM and CfSH credits beyond the minimum targets(above)

• Adapt the development to account to any local air quality and/or noise issues whilst reducing breakout noise from the development to the surrounding area

• Deliver a thermally and visually efficient building envelope to reduce heating loads and maximise passive solar gains whilst reducing the need for artificial cooling and glare control

• Incorporate low carbon technology

• Deliver energy efficient building services systems including a Building Energy Management System complete with energy metering and low energy lights

• Consider alternative technologies to further reduce energy consumption and carbon emissions

• Provide electronic car charging points

• Provide covered and secure cycling facilities


Thank You.

Thank you for attending our public exhibition. We hope that you have found this information useful. We would be grateful for your feedback. Please could fill in our feedback form to let us know your thoughts on the proposals? The form can be left with staff, or sent to us later using the FREEPOST address.

If you have any further questions or would like more information, please contact Matthew Richards at Four Communications:E: [email protected] T: 0203 697 4297M: 07540 262 93020 St Thomas Street, London SE1 9BF

Westminster City Council will also consult residents, businesses and the local community as part of the application process. Westminster’s officers will collate all feedback received to form part of its report to the planning committee – any feedback given here will be passed to Westminster City Council as part of the application.

Aerial view from the north

Nightingale house presentation boards

Engineering

Transcript of Nightingale house presentation boards