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									Welcome...




Aerial View

Welcome to this exhibition displaying the proposals for
the redevelopment of this part of Piccadilly, Clarges
Street and Bolton Street by British Land.

The site is located within the Mayfair Conservation Area.
Planning consent to redevelop the site was initially
granted in 2011.

British Land has appointed Squire and Partners to evolve
the existing consent by bringing forward new proposals
for a mixed use scheme, including commercial,
residential and office accommodation as well as a new
facility for the Kennel Club. This will make a positive
architectural contribution to the character of the
Conservation Area and the public realm.

We are preparing a detailed planning application to be
submitted to Westminster City Council and it is British
Land’s intention to deliver the project once consent has
been achieved.


                                                            Piccadilly - view east




Squire and Partners                82-84 Piccadilly; 1-12 Clarges Street and 29 Bolton Street
The Site




1 Piccadilly - view east          2 Piccadilly - view west        3 Bolton Street - view north




4 Bolton Street - view south      5 Clarges Street - view south   6 Clarges Street - view north




7 Green Park - view north                                         Location of views




Squire and Partners            82-84 Piccadilly; 1-12 Clarges Street and 29 Bolton Street
                                                                                           COMMITTED DEVELOPMENTS - RESIDENTIAL
         COMMITTED DEVELOPMENTS - LONDON OFFICES



          Project Team
                         THE TRITON PLACE, NW1
         NORTH EAST QUADRANT (NEQ), REGENT’SBUILDING, LONDON, NW1
                                                                                                                                                                                                      British Land is carrying out a major
                                                                                                                                                                                                      refurbishment and extension of 39
                                                                                                                                                                                                      Victoria Street, SW1. On completion in
                                                                                                                                                                                                      mid-2013, the building will provide 88,500
                                                                                                                                                                                                      sq ft of high quality West End office
                                                                                                                                                                                                      accommodation in the heart of Victoria.

                                                                                                                                                                                                      Designed by JRA Architects and finished
                                                                                                                                                                                                      to the highest standard, the building
                                                                                                                                                                                                      features a double height entrance and
                                                                                                                                                                                                      stylish yet welcoming reception.

                                                                                                                                                                                                      Nine clear and flexible floors are available,
                                                                                                                                                                                                      the majority benefitting from terraces,
                                                                                                                                                                                                      and the upper levels enjoying spectacular
                                                                                                                                                                                                      views across London.
                                                                                                                                                                                                      Re-clad in terracotta, with new glazing
                                                                                                                                                                                                      and a stunning and highly innovative
                                                                                                                                                                                                      LED canopy, 39 Victoria Street is now very
                                                                                                                                                                                                      much in keeping with the area’s fashion
                                                                                                                                                                                                      and luxury brands.                            DEVELOPMENT TRACK RECORD - RESIDENTIAL


                                                                                                                                                                                                                                                                39 Victoria Street
                                                                                                                                                                                                                                                      95 - 99 BAKER STREET, LONDON                                                                                                    7




                                                                                                                                      → Size: 500,000 sq ft

                                                                                                                                      → Completion: Q2 2013

                                                                                                                                      → Development cost: £232m
                                                                                                                                        (office & residential)



                                                                                                                       COMMITTED DEVELOPMENTS - LONDON OFFICES
                                                                                   COMMITTED DEVELOPMENTS - LONDON OFFICES
                                                                                                                                                                                                                                                                                                                                                  COMMITTED DEVELOPMENTS - LONDON OFFICES

          10 Brock Street, Regents Place                                                                                            The Triton Building, Regents Place                                                                                          95-99 Baker Street were forward sold level retail
                                                                                                                                                                                                                                                      This development of 19 open market and
                                                                                                                                                                                                                                                                                All units and the ground
                                                                                                                                                                                                                                                      five affordable apartments completed in
                                                                                                                                                                                                                                                                                space                    to the

                               BUILDING CITY Eyre, with designed by accommodation for SQUARE
THEthe North EastisQuadrantcompletion on The office element istheEC3 by 10 PORTMAN 14,000 workers LONDON, W1
     LEADENHALLRegent’s
   Construction nearing
                            of           Wilkinson
                                                    OF LONDON,
                                                                  apartments
                                                                             retail and residential space, providing                                                                                                                                  February 2012.
                                                                                                                                                                                                                                                           MARBLE ARCH HOUSE,
                                                                                                                                                                                                                                                                                                         Amcorp Berhardt Group for £17.35m in
                                                                                                                                                                                                                                                                                                         September 2010. SEYMOUR STREET, W1


         Place to provide a 500,000 sq ft mixed-                                          → Location: Regent’s Place NW1 NEQ will be delivered by
                                                                     Stephen Marshall Architects. 175,000 sq   and residents.
         use scheme including 126,000 sq ft of
         residential accommodation.
                                                                     ft on the lower floors of 10 Brock Street
                                                                     has been pre-let to Debenhams plc for
                                                                                                               Summer 2013.
                                                                                                                                                                                                                                                      CANADA WATER, LONDON
                                                                                          → Size: 94 apartments
                                                                     their new headquarters                                                                                                                                                           In a joint venture with Canada                     The proposals include the creation of
                                                                                                                                                                                                                                                      Quays Limited, British Land have a                 a new civic heart for the area with an
         The office design incorporates three                                                                                                                                                                                                         Development Agreement with the                     iconic new library designed by Piers
         glass buildings of 8, 10, and 16 storeys,                   The development will complete                                                                                                                                                    London Borough of Southwark for the                Gough when opened in November 2011.
                                                                                         → Completion: Summer 2013                                                                                                                                    development of a major mixed use
         with floor to ceiling glazed external                       Regent’s Place, which is set to double                                                                                                                                           scheme.                                            Eight acres were sold to Barratt Homes
         cladding, linked by two atria.                              in size to some 2 million sq ft of office,                                                                                                                                                                                          in 2007 for the construction of 900
                                                                                                                                                                                                                                                      Including master planning 40 acres on              residential units with the final phase
                                                                                                 → Development cost: £ 232m                                                                                                                           the Rotherhithe Peninsular. The area               now under construction.
         6                                                                                                                                                                                                                                            includes the site of the Surrey Quays
                                                                                                    (including office)                                                                                                                                Shopping Centre in which British Land
                                                                                                                                                                                                                                                      acquired a 50% interest in 2009.



                                                                                                                                                                                                                                                      58




                                                                                           The Triton Building offers luxury                                         to penthouses, all have a 24 hour                                              Marylebone High Street, Charlotte
                                                                                           apartments in the heart of London,.                                       concierge and meticulous standards of                                          Street and Soho within a few minutes’
                                                                                                                                                                     management and lifestyle assistance.                                              Marble Arch House is on the Building offers luxury
                                                                                                                                                                                                                                                    walk. The Tritoncorner
          The Leadenhall Buildingscale of the
                         The spectacular
                                                                                           The Triton Building at Regent’s Place Square
                                                                                                                      10 Portman                                                                                                                            Marble ArchheartConstruction is underway, with for late
                                                                                                                                                                                                                                                                                          House completion scheduled
                                                                                                                                                                                                                                                    apartments in the a short 2013. London, a
                                                                                                                                                                                                                                                       of Seymour Street and Edgware Road,
                                                                                                                                                                                                                                                                                               of
                                                                                                                                                                                                                                                                                              practical
                                        landscaped space at the base of the                                                                                                                                                                            located within Portman Village and
                                                                                                                                                                                                                                                                                                                                                       → Size: 85,000 sq ft
                                        building will be unprecedented in                                                                                                                                                                              walk from Oxford Street and Hyde Park.
  → Size: 610,000 sq ft
                                        London.                                            brings the best of British contemporary    With the green spaces of Regent’s                                                                                The new and beautiful
                                                                                                                                                                                                                                                    vibrantdevelopment has been designedcity

         British Land
                                                                                                                                                                                                                                                                                                                                                       → Completion: Q4 2013
                                                                                                                                                               → Size: 139,000 sq ft                                                                       by Bennett’s Associates Architects
  → Completion: Q3 2014
                                        Aon has pre-let 191,000 sq ft on the
                                                                                           architecture to a prime West End location. Park, and the shopping and                                                                                           and will deliver exceptional quality
                                                                                                                                                                                                                                                                                                                                                       → Development cost: £37m
                                                                                                                                                                                                                                                           office, residential and retail space. The
  → Development cost: £337m             lower floors. In addition, Amlin has
                                        signed non-binding Heads of Terms on
                                                                                           The 94 apartments, from studios through entertainment of Oxford Street, Q2 2013
                                                                                                                                                               → Completion:                                                                               development has is designed to achieve a
                                                                                                                                                                                                                                                           BREEAM ‘Excellent’ environmental rating.
                                        111,000 sq ft of space on levels 18-24                                                                                                                                    → Development cost: £56m
                                        and level 45. The Leadenhall Building is                                                                                                                                                                           The new building will comprise 60,000 sq
                                                                                                                                                                                                                                                           ft of high quality office accommodation

         British Land is a real estate investment company based in London and listed on the London Stock Exchange. We
                                        now 51% pre-let.
                                     2                                                                                                                                                                                                                     together with 15,000 sq ft of retail space.
                                                                                                                                                                                                                                                           Adjacent to the new office building will be
                                        Available floors are from 6,000 sq ft                                                                                                                                                                              a development of ten luxury residential
he Leadenhall Building is a joint

         create value by actively managing, financing and developing prime commercial and residential property to provide
 nture between British Land and
xford Properties. It will occupy a
                                        to 16,000 sq ft, enabling a wide range
                                        of occupiers’ requirements to be met.
                                                                                                                                                                                                                                                           apartments with a 5,000 sq ft restaurant
                                                                                                                                                                                                                                                           unit at ground level built behind the
                                                                                                                                                                                                                                                           retained period Victorian facade of 62-64


         the environment in which modern business can thrive.
 ominent City site, directly opposite                                                                                 Construction is nearing completion at 10   London. At ground level it appears bright,                                                Seymour Street.
                                        Construction is well underway with
oyd’s of London.                                                                                                      Portman Square, a 133,000 sq ft office     welcoming and modern, with wood,
                                        practical completion programmed
                                                                                                                      building with retail units at ground       backlit glass and natural stone used
                                        for Q3 2014.
esigned by Rogers Stirk Harbour +                                                                                     and lower ground level. The building is    extensively.                                                                                                                                                                                                             5
artners, the 47 storey building will                                                                                  designed by Jestico and Whiles and is
 ovide 610,000 sq ft of the highest                                                                                   programmed for completion Q2 2013.         Interest in the building has been very
         British Land owns or manages real estate worth £16.3 billion (British Land share £10.4 billion), with Central
uality office, retail and restaurant
 ace in the City.
                                                                                                                     The scheme is a seven storey building,
                                                                                                                                                                 strong, with investment manager,
                                                                                                                                                                 Aspect Capital, recently securing

         London offices comprising 36% of the portfolio. Sustainability is at the core of the business – from community
                                                                                                                     benefitting from natural light on four      24,520 sq ft of office space on the
                                                                                                                     sides with typical floors of 20,000 sq      top two floors and Aramco Overseas
                                                                                                                     ft.3The upper floors benefit from large     Company UK Ltd, securing 24,390 sq ft

         involvement in the planning process, through development, refurbishment and management, the aim is to provide
                                                                                                                     terraces affording dramatic views across    over the fifth and part fourth floors.



         attractive buildings that minimise resource use and meet the needs of occupiers today and tomorrow.
                                                                                                                     4




         Awards
         - Sustainable City Awards 2013 - Winner in Resource Conservation Category
         - CIBSE Building Performance Awards 2013 - Carbon Champion of the Year
         - Carbon Disclosure Project - Commendation for Emissions Reductions
         - National Association of Real Estate Investment Trust 2012- Global Recognition Leader Award
         - Green Business Awards 2012 - Winner in Energy Category; Winner in Built Environment Category




         Squire and Partners                                                                                      82-84 Piccadilly; 1-12 Clarges Street and 29 Bolton Street
Project Team




44-48 Dover Street                     5 Hanover Square                            Hurlingham Club




199 Knightsbridge                      Bulgari Hotel                                Brook House


Squire and Partners
Founded by architect Michael Squire in 1976, Squire and Partners design buildings, places and spaces that are
crafted to respond to their context and function.

The practice’s work reveals a commitment to contemporary design and crafted detailing, set within a traditional
urban framework of street patterns, scale, proportion and materials. Recognising that buildings have a
substantial life expectancy, passing fashions are rejected in the search for a timeless quality that will sit well
amongst London’s architectural heritage. This unique form of contemporary design, informed by the prevailing
urban character, has been successfully employed in some of the most sensitive locations in central London. In
Mayfair Squire and Partners have recently designed and completed, amongst others, mixed use buildings on
Dover Street and on a prominent corner of Hanover Square.

Awards
- MIPIM Awards 2013 - Bulgari Hotel shortlisted in Best Hotel and Tourism Resort Category
- FX International Interior Design 2013 - 8 Stratton Street winner in Best Workspace Environment Category
- Architect of the Year 2012 - shortlisted in Office Category




Squire and Partners                 82-84 Piccadilly; 1-12 Clarges Street and 29 Bolton Street
Consented Scheme and Proposed Scheme
Consented Scheme                                  British Land Scheme




Consented land use block plan                     Proposed land use block plan




Consented ground floor plan                       Proposed ground floor plan




Consented second floor plan                       Proposed second floor plan
                                                                                 Residential   Retail
                                                                                 Office        The Kennel Club


Squire and Partners             82-84 Piccadilly; 1-12 Clarges Street and 29 Bolton Street
Consented Scheme and Proposed Scheme
Consented Scheme                                         British Land Scheme




Consented view east along Piccadilly                     Proposed view east along Piccadilly




Consented view down Clarges Street                       Proposed view down Clarges Street




                                       Consented         Proposed

Private Residential:                   61,600 sq.ft      93,000 sq.ft
Affordable Residential:                9,600 sq.ft       9,500 sq.ft
Office:                                87,100 sq.ft      47,700 sq.ft
Retail:                                7,900 sq.ft       16,900 sq.ft
The Kennel Club:                       20,000 sq.ft      27,700 sq.ft

Total NIA:                             186,200 sq.ft     194,800 sq.ft

Onsite Parking:                        Yes               Yes




Squire and Partners                    82-84 Piccadilly; 1-12 Clarges Street and 29 Bolton Street
Proposal - The Residential Building




The residential building, fronting onto Piccadilly, provides 36 units over nine storeys. It reflects the historical
residential nature of Piccadilly and seeks to emulate, in contemporary style, the character of the original
Piccadilly grand houses.

Basement levels will provide ancillary accommodation, amenity space and on-site car parking.

Two retail units over ground floor and basement levels will provide 14,000 sq.ft of retail floor space, contributing
to and enhancing the existing active and vibrant frontage of Piccadilly, Clarges Street and Bolton Street.

To introduce much needed permeability into this street block, and to provide a more natural break between the
different scales of Piccadilly, Clarges Street and Bolton Street, a new shared surface mews street will be created
through the development between the residential and commercial building. This will provide a thoroughfare
through from Clarges Street to Bolton Street and add architectural interest to the existing streetscape.




Squire and Partners                  82-84 Piccadilly; 1-12 Clarges Street and 29 Bolton Street
Proposal - The Office Building




To the north of the new mews street, situated in the middle of the site is a 47,700 sq.ft office building over ground
floor and 6 upper floor levels. The facades to Clarges Street and Bolton Street step back above third floor level to
respect the existing parapet heights to the streets and to reduce the scale of the buildings as they move away from
Piccadilly.

The building addresses Clarges Street with the office reception affording access to the high quality office space
above and a retail unit over ground and basement levels, providing a further 2,900 sq.ft of retail floor space. The
ground floor Bolton Street façade accommodates the loading entrance and windows to the building management
offices.




Squire and Partners                82-84 Piccadilly; 1-12 Clarges Street and 29 Bolton Street
Proposal - The Kennel Club




Kennel Club elevation, Clarges Street

As part of the proposals it has been agreed with the Kennel Club to provide a new club building in Clarges Street,
to the north of their current location. The proposals provide new improved facilities to accommodate the same
used currently housed within their existing premises at 1 - 5 Clarges Street

The building stretches the full width of the site with a front entrance for members on Clarges Street and a staff
entrance and servicing to Bolton Street. Club uses are houses on the lower floors with office accommodation for
club staff at the upper levels.

The architecture of the Clarges Street elevation draws on the traditional clubs of Mayfair and St James’s, giving it
a dignity fitting for an institution such as the Kennel Club.




Squire and Partners                     82-84 Piccadilly; 1-12 Clarges Street and 29 Bolton Street
Design Concept




Residential Building                     Office Building                           The Kennel Club




In bringing forward a new proposal for the redevelopment of the properties, we have sought to reflect the historical
context of this unique location and provide a modern angle to the development.

The new buildings will replace poor quality and disjointed office floorspace dating from the 1960s with highly
efficient residential and office accommodation which will optimise natural light, respond to the streetscape and
make a positive contribution to the conservation area.

The materials have been chosen to fit with the surrounding area. Portland Stone will be the predominant building
material, giving a rich character in keeping with the conservation area.

To create depth, the buildings will have a series of recessed windows and balconies.

The detailing of the metalwork on the windows, balconies, balustrades and screens will seek to pick up on the
characteristics of the ‘Piccadil’ lace collar and abstract filigree pattern based on the bark of the London plane tree,
giving a subtle but distinctive aspect to the development.




Squire and Partners                  82-84 Piccadilly; 1-12 Clarges Street and 29 Bolton Street
Construction and Logistics




Demolition Phase 1                                              Construction Phase 1




Demolition Phase 2                                              Construction Phase 1

Phasing                                                         Short Term Construction Impacts

The construction activities would be undertaken in              There will be short-term impacts on the immediate
discreet phases as follows:                                     neighbours during the construction phase, including:

1. Demolition Phase 1 – Clarges House and Reed House            1. Temporary lane closures in Clarges Street and Bolton Street
2. Construction of northern residential block; the new Kennel   2. Increased deliveries for construction materials
   Club and office building                                     3. Noise and vibration resulting from construction activities.
3. Demolition Phase 2 - The Kennel Club
4. Construction of southern residential block.                  Construction Impact Mitigation

Programme                                                       The following mitigation measures would be
                                                                implemented during the construction phase:
The programme for the project is subject to obtaining
Planning Consent, however anticipated project                   1. Employment of contractors experienced in major
milestones are as follows:                                         contruction projects in London and Westminster with robust
                                                                   management and control processes
1. 2013/14 Demolition Phase 1 commences                         2. Pro-active community liaison and briefing
2. 2014    Construction of northern residential block and new   3. Enter formal agreements with neighbours where necessary
           Kennel Club commence                                 4. Robust environmental nuisance controls
3. 2015    New Kennel Club complete and ready for occupation.   5. Noise monitoring; restricted hours for noisy working
           Northern residential block complete                  6. Movement monitoring of neighbouring structures
4. 2015    Demolish existing Kennel Club & commence             7. Containment of all construction activities within the hoarding line
           construction of the southern residential block       8. Proactive management of deliveries
5. 2016    Complete commercial office building                  9. Contractors registered with Considerate Constructers Scheme.
6. 2017    Complete southern residential building.




Squire and Partners                          82-84 Piccadilly; 1-12 Clarges Street and 29 Bolton Street
Sustainability
Our Approach to Sustainability

We drive sustainable design and responsible procurement on all of our development projects, managing the
impacts and resource improvements across our supply chain.

We use our Sustainability Brief for Developments to manage this process and set specific sustainability targets
for each project. Targets are set at the planning stage and these targets are monitored and implemented at
detailed design. Then as part of our contracts and tendering procedures, we integrate community and resource
management standards into our suppliers’ activities and our construction sites. During construction all sites
provide data monthly, with quarterly project updates required through our certified Environmental Management
System.

British Land won the ENDS Built Environment Award 2012 for applying our Sustainability Brief to change
procurement practices and influence behaviour.

EED13102‐101 Sustainability Public Exhibition Board


Our Approach to Sustainability
Project Sustainability Targets
We drive sustainable design and responsible procurement on all of our development projects, managing
the impacts and resource improvements across our supply chain.

The headline targets for the development are set out below:
We use our Sustainability Brief for Developments to manage this process and set specific sustainability
targets for each project. Targets are set at the planning stage and these targets are monitored and
implemented at detailed design. Then as part of our contracts and tendering procedures, we integrate
community and resource management standards into our suppliers’ activities and our construction sites.
- Code for Sustainable Homes ‘Level 4’ for the residential units.
During construction all sites provide data monthly, with quarterly project updates required through our
certified Environmental Management System.
- BREEAM ‘Excellent’ for the Block B offices and the Kennel Club.
- BREEAM Retail ‘Very Good’ for the Block A and B retail spaces.
British Land won the ENDS Built Environment Award 2012 for applying our Sustainability Brief to change
procurement practices and influence behaviour.

Project Sustainability Targets

Energy Strategy
The headline targets for the development are set out below:
                                                                                                      Wider Project Specific Targets
 Code for Sustainable Homes ‘Level 4’ for the residential units.
 BREEAM ‘Excellent’ for the Block B offices and the Kennel Club.
 BREEAM Retail ‘Very Good’ fortheBlock A andstrategy of
The overall approach to the energy B retail spaces.
                                              the                                                     Water
development will be to follow the London Plan energy                                                  Water consumption for the completed development will be
Energy Strategy                                                                                       minimised.
hierarchy as set out below:
The overall approach to the energy strategy of the development will be to follow the London Plan energy
hierarchy as set out below:
                                                                                                      Materials and Waste
                  • Passive measures such as fabric performance, air tightness and                    We will specify materials with a low environmental impact.
                    solar shading will be optimised to reduce the overall energy                      Recycling will be maximised.
    Use Energy      demand of the buildings. The buildings will have comprehensive 
    Efficiently     metering strategies.
                                                                                                      Minimising Construction Impacts
                • A Combined Heat and Power (CHP) system will be installed so that                    The development is aiming to achieve zero waste to landfill
                  electricity is generated more efficiently and heat is utilised and                  from the demolition and construction waste.
 Supply Energy    distribution losses avoided. The mechanical design will be 
   Efficiently    optimised to ensure efficiency.
                                                                                                      Enhancing Ecology
                  • Photovoltaic (PV) modules will be provided at roof level and a                    Ecology will be enhanced through soft landscaping and
                    closed loop ground source heat pump will provide heating and 
       Use          cooling for retail units as well as serving residential communal                  planting on the roofs.
    Renewable       areas.
      Energy
                                                                                                      Community
                                                                                                      Engagement with local people and to create employment for
40% Reduction Against Building regulations Part L 2010                                                people living in the borough
40% Reduction Against Building regulations Part L 2010
Initial calculations show a total reduction of regulated carbon emissions ~40% over the baseline of
Building Regulations Part L 2010 target carbon emissions.

1                                                                                               21.03.13




Squire and Partners                                           82-84 Piccadilly; 1-12 Clarges Street and 29 Bolton Street
Summary




Proposed view east along Piccadilly                          Proposed view west along Piccadilly




Office - Clarges Street                                      Kennel Club - Clarges Street

The proposed redevelopment will bring back to life an important corner of Mayfair that has suffered in recent decades
from an over dominance of unsympathetic commercial buildings.

By introducing residential uses, increasing retail provision and lessening the domination of commercial activities
the resulting scheme will create a sustainable mix of uses and occupants, bringing energy, life and vibrancy to the
streets that surround the site.

The handsome, well-crafted and detailed architecture, utilising traditional contextual London materials of Portland
stone and elaborate metalwork, will produce buildings of an enduring character that will be in harmony with the
local architecture and which will contribute to improving and humanising the local environment.

By incorporating modern sustainability measures and construction techniques the new buildings will provide high
quality internal environments for their occupants while being energy efficient in use.

By offering a new purpose built club building for the Kennel Club, which has been in Clarges Street since 1916, the
scheme ensures a future for this local institution within the site.




Squire and Partners                   82-84 Piccadilly; 1-12 Clarges Street and 29 Bolton Street
Thank you...




Thank you for attending our public exhibition. We hope that you have found this information useful. We will submit
a formal planning application to Westminster City Council shortly.

To ensure that we understand the views of the local community, we would be grateful if you could take a few
moments to fill in a feedback form giving us your thoughts on our proposals.

If you have any questions or would like further information, please contact:

Matthew Richards
matthew.richards@fourcommunications.com
020 3023 9932

Westminster City Council will consult residents, businesses and the local community. Westminster’s officers will
collate all feedback from interested parties to form a part of a consolidated report to present to the planning
committee.




Squire and Partners                82-84 Piccadilly; 1-12 Clarges Street and 29 Bolton Street

								
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