Welcome This proposal for the redevelopment of Car Park repairs a hole in the urban fabric of Marylebone by reinstating the historic street pattern dating from 1750 up to 1966. The proposal will be constructed from the highest quality natural materials. It will be a fitting contemporary building that will enhance the fine architectural portfolio of Marylebone. The team The design provides high quality residential buildings (both private and affordable), reactivated street frontages, wider streets, community facilities and provision for Marylebone Farmers Market. Throughout the design process the team has consulted widely with statutory bodies and neighbours, including a previous public exhibition attended by over 1,000 people. This consultation has directly assisted in the development of the project and informed the design. The development is highly energy efficient, utilising CHP for its plant, photovoltaics on the roof, and biodiverse planted terraces on the upper levels, as well as being highly thermally efficient in its design and construction. at night, looking west Client Residential Development Manager Ridgeford Developments Ltd Architect Simon Bowden Architecture Structural Engineer Alan Baxter Associates MEP Engineer Hurleypalmerflatt Quantity Surveyor G&T Planning Consultant DP9 Ltd Daylight and Sunlight GIA Townscape Tavernor Consultancy Communications Four Communications Environmental Impact URS Assessment A planning application was submitted in October 2014 and we aim to have resolution granted in early 2015. Energy and Sustainability Hurleypalmerflatt Fire Engineering Hurleypalmerflatt Transport TTP Consulting Visualisations AVR London
The site Site Regents Park The site is bounded by Moxon, Cramer, Aybrook and St. Vincent s. It is set lower than surrounding streets and accessed via a steep ramp off Moxon Its dimensions are 35m by 102m The surrounding streets generally fall 1.5m north to south The car park accommodates approximately 115 car parking spaces arranged in a herringbone layout in two aisles The car park capacity is currently reduced to 95 due to temporary portacabin structures occupying the southern end of the site On Sundays, Marylebone Farmers Market is held on the site between the hours of 10am and 2pm. The market takes up the southern quarter of the site adjacent to St. Vincent, and has approximately 30 to 40 stalls eet r t S k o Aybro treet Cramer S t ree t S r e Bak 102m 35m et St. Vincent h b ryle ig H e e Str on Ma Aerial view of the site Aerial perspective view of the site 2 1 4 1 3 1 2 3 3 1 2 2 4 2 Sunpath 1. Low morning sun along east facing elevation 2. High southerly sun along shortest southern edge 3. Low evening sun along western edge Prevailing wind South westerly Wider context Marylebone High s bustling streetscape of successful shops and restaurants Characteristic of residential accommodation over shops on street A catalyst for major upgrade in street Opportunity for extending the activity of Marylebone High westwards to connect it with Blandford to the south 3 Traffic 1. Aybrook 1 way towards Moxon 2. 2 way east of Aybrook 3. Cramer 2 way 4. St Vincent exit from Cramer towards Aybrook and Marylebone High only Commercial Residential Community Office The Conran Shop, Marylebone High Wendover Court, Chiltern On street parking provision 1. Aybrook contains a combination of parking bays on both sides of the carriageway 2. 1 obsolete residents bay in Cramer 3. 1 pay by phone bay in Cramer Waitrose loading and deliveries 1. 6 deliveries on average per week day 2. 1 refuse collection per day 3. Approach via Aybrook 4. Exit to Marylebone High via Paddington Gardens Aybrook Marylebone High Informal high street experience Many small independent retailers Smaller scale cafes and restaurants Substantial residential buildings Wendover Court, Chiltern Relevant historic example of residential development Substantial residential building over a parade of shops Uniform yet rich appearance Flat presentation defines the street and public realm Cramer Approach 1. Marylebone High via to the north 2. Marylebone High via St Vincent to the south 3. Blandford via Aybrook to the south west 1 St Vincen t Blan dford Wendover Court, Chiltern Marylebone High Ground floor uses: Plan illustrating how the proposed scheme integrates into the wider context Regents Park Marylebone Road Baker Marylebone High Baker : 8 minutes Marble Arch: 14 minutes Regents Park: 10 minutes Paddington Gardens Bond : 9 minutes Oxford Hyde Park Roads Extremely well served by the local road network Within London Congestion Charging Zone Marylebone Road bus services = 18, 27, 30, 205 and 453 Baker bus services = 2, 13, 30, 74, 82, 113, 139, 189 and 247 PTAL rating = 6b Marylebone High 3 London Underground Baker : Circle, Metropolitan, Hammersmith and City, Jubilee and Bakerloo lines Regents Park: Bakerloo line Bond : Jubilee, Central lines Marble Arch: Central line Cycle Hire 7 cycle stations within an 8 minute walk Public open green space Paddington Gardens - less than 1 minute walk Regent s Park - 10 minutes Hyde Park - 10 minutes Paddington Gardens Formed during 18th Century as an additional burial ground for St. Marylebone Parish Church Formally became recreation grounds in 1895 Directly adjacent to the site Informal garden space Dedicated children s play space Many fine examples of mature London Plane trees Stree t
History and surroundings Historical development Site established in the latter part of the 18th Century, with the development of Henry Portman s great estate as the village of Marylebone was absorbed into suburban West London The established pattern of the gridded streets, squares and mews has remained a constant up to today The site was established as an urban block with narrow terraced houses fronting all four sides. These houses largely remained on the site until 1966, with extensions added over time During World War II the site was subject to minor bomb damage The entire site was demolished in 1966 as part of slum clearance and earmarked for the development of a primary school. It has remained a surface car park since then Whilst the street network has remained a constant for 250 years, the building plots have not. Over time sites have amalgamated into larger developments and some significant buildings have been constructed, including St. James Church, St. Vincent s RC Primary School, Faraday House and, most recently Waitrose 1760s 1790s 1870s 1960s Present day 1966 Prior to demolition, the site contained a uniform development of narrow row houses Along Aybrook the houses were 4 storeys tall with more varied buildings on the opposite side of the road Cramer was a residential street, with both sides consistent in alignment and height Aerial view of the site pre-1966 Neighbouring elevations Looking north along Aybrook : The site is on the left St Vincent s RC Primary School 1938 Looking south along Aybrook - 1966. The site (seen on the left) presents a uniform facade and parapet Waitrose 1997 late C18th 2009 1980s late C18th 1930 The buildings that surround the site are of mixed character, age, quality and scale, with those to the north west along Aybrook being the tallest. Amongst this variety the following characteristics can be determined: None of these buildings were designed to be seen across an open space They were conceived as edge buildings defining streets and to be seen obliquely They are predominantly masonry with punched holes in facades for windows They fill the width of their respective plots They offer a flat presentation to the street With the exception of the Waitrose building, they are an honest construction of their age and typology St Vincent elevation 1980 Cramer elevation 1888 1904 late C18th elevation Faraday House 1930s Electricity Board 1900s The Gunmakers 1900s 1890s 28-32 Aybrook 1930s 26-27 Aybrook early C20th Aybrook elevation Wider context Conservation area and planning brief Portman Estate Conservation Area Car Park, London W1 Planning Brief Harley Conservation Area Supplementary Planning Document February 2009 The site is located in the heart of the City of Westminster. It is within the Portman Estate Conservation Area and directly adjacent to the Harley Conservation Area. The character of the site is more influenced by Marylebone High (from where the site is approached) than the general characteristics of the Portman Estate. Portman Estate Conservation Area Audit 2003 Site identified as a negative feature The car park detracts from the special character of the estate and presents an opportunity for redevelopment which will enhance the character and appearance of the area Westminster Site Planning Brief 2008 A key planning consideration has been the Planning Brief, compiled by Westminster City Council in February 2009. This report comprises the following key points: The site is located outside Westminster UDP s Central Activities Zone but identified as an Opportunity Site Residential and community are specified as preferred uses A preference for public car parking to be retained on site A new development should seek to reinstate all four streets which define the site The facades of a new development should be three or four storeys in height The proposals have been considered in the context of the borough s Unitary Development Plan (UDP) and the Local Development Framework (LDF), as well as the Mayor s London Plan.
Proposal The scheme The proposal comprises: Three main levels of residential apartments Two set back roof floors on levels 4 and 5 A central covered courtyard Commercial and community at ground and lower ground floors A public car park at Basement 1 level, replicating the existing surface car park on the site A private residential car park at Basement 2 level +47.33m +44.03m Courtyard +42.24m 5 Residential 2 residential entrances and a pedestrian entrance to the car park off Aybrook 4 Residential +37.28m Commercial Retail and restaurant units activate Moxon, Aybrook and Cramer frontages, as well as part of the St. Vincent frontage 11 retail / restaurant units (A1 / A3). No unit is larger than 500m2 There is a maximum of 4 restaurants 1 health club (D2) located on Aybrook +38.90m 3 2 1 Cramer Servicing and logistics The car park ramp is located towards the southern end of Aybrook Refuse will be collected from a temporary refuse store on Cramer. This is situated opposite the loading bay to Waitrose to minimise length of blank street frontage Aybrook Retail / restaurant Retail / restaurant Commercial G Retail / restaurant Ramp Access All apartments are designed to comply with or exceed standards set out in Approved Document M and the London Housing Design Guide All apartments accessible by wheelchair users Three apartments will be adapted for disabled residents. Specific flats will be defined in detailed design through coordination with officers and the preferred housing provider Public car park Parking Private car park Private car park Section Community Community provision is located at the south end of the site, complementing the St. Vincent s RC Primary School and the St. Marylebone CE School It is predominantly at lower ground level Entrance at the centre of St. Vincent facade, visible from Marylebone High Natural daylight into space via pavement rooflights and void at entrance Accessible by all and serviced with both stair and lift. A needs based assessment has been undertaken, which has identified a specific need for a local GP practice. The Applicant is in discussion with local surgery providers Line of pavement rooflight Service corridor Ramp up to street Retail loading bay Commercial refuse store Affordable residential play space Private residential entrance Community Affordable residential bays Commercial bays On site management bays Lower ground floor Health club entrance Basement 1 It will be a curated and managed facility and its uses could include: Gallery space Auditorium for 250 seats Educational assembly Exhibition hall Home of Marylebone Farmers Market Other Use as gallery space Use as auditorium 10 Use as other type of market Access to Waitrose delivery bay maintained Access to ramp, pedestrian car park entrance, and affordable residential entrance maintained Cramer The Community Hall (Marylebone Hall) is located at the intersection of Cramer and St. Vincent. The hall acts as an anchor at the south eastern corner of the scheme, and is visible from Marylebone High. It measures 18m wide and 25m in length. Aybrook Marylebone Hall Temporary refuse store Car park entrance ramp Pedestrian entrance to car park Access to existing residential car park restricted Affordable residential entrance Marylebone Hall St Vince nt Stalls can spill out onto street on market days Market visible from Marylebone High Indicative stall layout for the Marylebone Farmers Market Community entrance Ground floor plan
Living Kitchen Bathroom Porch Kitchen Study Hall Hall Ensuite Ensuite Living Bedroom Bedroom Living Bedroom Bedroom Winter garden Verandah Typical affordable apartment Typical private apartment Affordable residential Private residential Affordable residential apartments are arrayed around the south core Apartments are accessed via a central core with integrated storage facilities dedicated to each apartment Single glazed winter gardens on east and west facades serve as private amenity space, and act as a thermal buffer during cold winter months Type 1 bed 2 bed 3/4 bed Total Private 6 27 21 54 Affordable 8 10 7 25 Total 14 37 28 79 Design principles in generating the floorplan include: A clear sense of direction and orientation from street to front door No internal corridors Open plan layouts to apartments Apartments are dual aspect They have a front porch, which acts as an intermediate threshold All apartments have external verandahs % 18% 47% 35% Apartment mix Courtyard An amenity that allows daylight to penetrate into the heart of the building A covered external space, naturally ventilated while providing protection from rain and snow Residents access their apartments via bridges running down the central axis Promotes a clear sense of direction and orientation at all times Plant species that thrive in shaded environments will be chosen Resident journey North core Cramer Residents approach apartments via bridges located on the central axis of the courtyard Aybrook Panoramic lifts Verandahs Tall stemmed birch trees South core Winter gardens for affordable apartments St Vince nt Balcony for south facing affordable apartment Typical residential floor plan Courtyard View from the courtyard bridge looking into an apartment Section through courtyard
Materials Elevation in detail In detail, the articulation of the facade is influenced by the accommodation behind. All bedrooms have two windows with cast iron juliette balconies that add character to the facade and act as a screening element from the street below The full height windows accentuate the vertical rhythm along the facade All living rooms open onto a verandah, with cast iron balustrades At the parapet there is a lantern frieze, a signature piece of the design, which defines the building whilst also acting as the balustrade to the terrace behind Shopfronts comprise a family of components - stall risers, awning boxes, metal frames, doors, and ventilation grillages at high level Metal Frieze Elevation Section Glazed terracotta Plan Lantern frieze Cast iron balconies The public art component of the proposals will be built in to the design rather than stuck on The lantern frieze unifies the scheme and is a signature piece contributing to the rich architectural character of Marylebone It is constructed from cast ceramic elements and will celebrate the crafted process of its manufacture Softly lit - it will offer confident presentation to the streetscape Bronzed metal shopfronts Glass Stall risers Lantern frieze sketches Part elevation Materials Further studies of glazed terracotta Four indicative colours chosen 5 building blocks articulated Plan 05 Taupe 04 03 Blue 02 01 Ivory Ground Glazed terracotta mock up Green Section Detail elevation
Sustainability Courtyard 1. Air moving over the courtyard creates a negative pressure, which in turn draws air in at lower level The courtyard is central to the energy strategy of the building. Key aspects of the courtyard include: Building axis oriented north-south assists ventilation Air is drawn in at first floor level into base of courtyard Private apartments: fresh air in through courtyard, and extracted into street 4. Air rises up through central courtyard Verandah Fresh air in via courtyard and extracted to shaded verandah zone. Services include: Instantaneous domestic hot water Underfloor heating MVHR (Mechanical Ventilation Heat Recovery) with intake from covered courtyard and exhaust to external facade Separate cooker hood extract to external facade Verandah in section: shade from summer sun 2. Air is drawn in at discrete locations into the base of the courtyard Verandahs in plan: shade from high level midday sun 3. Fresh air is pulled into the apartments from the courtyard Private apartment verandah Wind and orientation Green roofs Winter garden Floors 04 and 05 will have green roof systems, opportunity for sizeable plants to be planted within the soil build up Green roof with photovoltaics. Plant will be minimised, to comprise two adiabatic chillers and several ventilation extracts, including basement extract ventilation shaft. Majority grouped around south core Winter gardens minimise solar gain and overheating in summer months, and provide a thermal buffer during colder winter months. Fresh air in via inlet in core. Extracted to winter garden zone. Affordable residential apartment services include: Instantaneous domestic hot water Heating via radiators MVHR (whole house ventilation) with intake and exhaust to external facade Winter gardens: Mid-season and winter configuration Green terraces Roof levels Affordable apartment winter garden Site wide heat network Energy centre Winter gardens: Summer configuration Covered courtyard Combined Heat and Power (CHP) External circulation routes Roof and facade mounted photovoltaics Low energy solution: Indoor tempered environment Private space Winter gardens Thermal buffer Reduction in heating loads Private space Verandahs Solar shading Green roof and terraces St Vincent Rainwater attenuation tank Code for Sustainable Homes Level 4 Cross section through the proposed development BREEAM Excellent 40% CO2 reduction beyond Part L 2010 35% CO2 reduction beyond Part L 2013 Grey water recycling
Public Realm External works and landscape Indicative wider public realm works Cramer Widened by on average 1m Existing traffic routes maintined, as well as access to Waitrose loading bay and existing residential car park 2 car parking spaces removed for ramp entrance St Vincent New pavement Existing traffic routes maintained Lamp post Retained on-street car parking Traffic direction Lighting Aybrook New pavements Trees planted at regular intervals along the length of the street Existing traffic routes maintained Shared surface introduced in high quality granite paving Existing traffic routes maintained Cramer Shared surface introduced in high quality granite paving Existing traffic routes maintined, as well as access to Waitrose loading bay and existing residential car park St Vincent Shared surface introduced in high quality granite paving Existing traffic routes maintained St Vi ncen t Stre et Paddington Gardens 2 car parking spaces removed for ramp entrance Trees introduced to Aybrook. Cumulatively further 2 car parking spaces removed Hornbeam tree Shared surface on Kingly, W1 Granite setts and paving Aybrook, looking north towards Cramer Cramer Widened by on average 1.2m New pavement Existing traffic routes maintained Marylebone High Paddington Gardens Aybrook Aybrook Widened by on average 1m New pavements Two parking spaces removed in front of new entrance to car park ramp Existing traffic routes maintained An wider public realm enhancement comprises: Aybrook As part of the civic realm enhancements, the scheme includes: St. Vincent, looking east towards Marylebone High St Vi ncen t Stre et
Marylebone High Cramer Aybrook elevation The development extends the retail offer westwards towards Paddington Gardens The pavement is widened on the southern side by 1.2m Awnings allow for street activity and complement the neighbouring shops and restaurants An ivory coloured glazed terracotta facade and cast iron metalwork N Looking west from Marylebone High looking west Looking east from Paddington Gardens Paddington Gardens
Cramer St. Vincent Marylebone Hall Refuse store Cramer elevation The Cramer elevation presents a uniform frontage onto the street The street is widened by 1m The building parapet broadly aligns with that of the Waitrose building opposite As with Aybrook, a parade of shops and restaurants, inspired by Wendover Court, activates the street, leading to the Marylebone Hall at the south The elevation is articulated with the verandahs along the length of the street N Looking north from St. Vincent Cramer looking south Looking south from Garbutt Place
Aybrook St. Vincent Residential entrance Car park Residential entrance Aybrook elevation The development is expressed as 4 blocks, complementing the scale of its neighbours. Retail units with bronze shopfronts activate the street The street is widened by 1m Affordable accommodation (in the foreground of the image below) is constructed to the same quality and appearance as the private residential accommodation Strong parapet and signature frieze shields upper terraces and roof terrace accommodation N Looking north from Blandford Aybrook looking north Looking south from
St. Vincent Aybrook Cramer Community entrance Marylebone Hall St. Vincent elevation The development terminates the view along St. Vincent from Marylebone High. Community allocation and Marylebone Hall complement the schools opposite Residential balcony adds rhythm to the facade MH N Looking east from Aybrook St. Vincent looking west Marylebone Hall when in use as a farmers market Marylebone High