Welcome

Welcome to our ‘Have Your Say’ section.

We are excited to share our initial thinking for the future of West One, 75 Davies Street, Mayfair, London W1K 5JN.

NBIM and British Land want to refurbish and redevelop part of the site that forms a 1970s office and retail building, to provide additional and more efficient office floorspace whilst retaining circa. 60% of the existing structure. The proposals will also introduce a new high-quality façade, reconnecting the building to the surrounding area. At the same time, the entrance to the Bond Street station and retail outlets in the first, ground and basement floors will remain open while any development is taking place. Our feedback period for this round of consultation has now closed, but you can still give your thoughts or ask questions about the proposals using the details on our Contact page.

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The current site

The existing site

1960’s View west along Oxford Street

1960’s Showing the power station on the site

Prior to the development of the current over-station building which was constructed for the opening of the Jubilee Line in the 1970’s, the Oxford Street frontage and the corner of Davies Street had been the location of the Grosvenor Court Hotel, built in 1900. The south-east corner of the site, at the junction between Davies Street and Weighhouse Street, was formerly occupied by a block of shops and chambers which were built in 1890–1, in conjunction with an electrical generating station. The chimney shaft associated with the power station was particularly prominent and was significantly taller than the shops below. In 1976, the Bond Street Underground Station was expanded to include platforms for the Jubilee Line and the existing West One development was completed. West One does not sit within a conservation area but is bordered by the Mayfair Conservation Area and the Stratford Place Conservation Area. The building is not listed, but there are several listed buildings in the vicinity of the site.

West One sits at the heart of Oxford Street, above Bond Street Underground Station and adjacent to the new Elizabeth Line Station. One of the key projects which the WCC strategy outlines is the creation of an improved north / south link between Stratford Place and Davies Street which our proposals seek to support. West One is also adjacent to the South Molton Triangle, on which Grosvenor are proposing to undertake a significant heritage-led, mixed-use redevelopment with substantial public realm improvements. Both Westminster City Council’s Place Strategy and Grosvenor’s proposals support the concept of Davies Street becoming an important gateway to the district. However, we feel the existing building is no longer suitable, providing poor quality office accommodation, an unwelcoming arrival experience and inconsistent retail frontages. Therefore we are bringing forward proposals to redevelop part of the site whilst retaining the existing structure at basement, ground and first floors.

The existing 1970s building suffers from a number of issues which we are seeking to address. These include:

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Our Proposals

NBIM and British Land are proposing to redevelop part of the site to provide new high-quality office space with an improved ground floor retail offer. Our initial proposals will reconnect the site to the surrounding area, whilst providing a better experience for those accessing the retail, office space and tube station. Our initial proposals for the future of West One include:

As part of the initial proposals for the site we are proposing to retain and reuse approximately 60% of the existing structure up to and including the first floor – which is occupied by the retail arcade. At upper levels, the existing structure will be demolished and replaced with a new, more sustainable lightweight structure. As part of this approach, we would remove the existing, outdated façade and replace all frontages with a new high-quality façade. Whilst at an early stage, we are closely studying the Mayfair area and will be proposing to use a modern interpretation of window bays to integrate the building into the historic context of the area.

Under the proposals, the new structure would seek to extend upwards by an additional two-storeys, when compared to the existing building. This is being proposed in order to provide additional, high-quality office floorspace which continues to be in high demand in this location. A full daylight / sunlight and overshadowing assessment will be undertaken prior to the submission of any planning application.

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Sustainability, Urban Greening and Wellbeing

The current building is outdated and has a number of issues which limit its sustainability credentials, including outdated plant equipment and an old, inefficient façade. Sustainability has heavily informed our approach to the proposals. By retaining the majority of the existing structure, we are seeking to undertake a more sustainable approach when compared to a wholesale redevelopment of the site. We also planning to reduce the carbon footprint of the building during construction and through operation. Our ideas include:

As part of our initial proposals we are keen to introduce as much urban greening around the site as possible. Not only will this help improve the biodiversity and air quality in this part of Oxford Street, but it will improve the outlook for residents, office tenants and neighbouring properties. This would be achieved by adding greenery to the rear facades. These would also be expressed through a series of stepped terraces to the rear of the building which would provide breakout space to improve the wellbeing of office occupants. The terraces would be subject to a strict operational management plan to limit any impact on neighbouring properties.

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Design and Massing

The initial proposals for West One have been influenced by the historic context of the site and the surrounding Victorian buildings. Whilst at an early stage, our thinking is to introduce a modern expression of the bay system which is prevalent along this part of Oxford Street and throughout Mayfair.

Examples of Bay Systems

Examples of Bay Systems

Examples of Bay Systems

Examples of Bay Systems

The proposed bay system facade will be divided into:

The existing West One building doesn’t have a strong civic presence and is currently of secondary importance to the surrounding buildings. The previous occupant of the site, Grosvenor Court Hotel, presented a larger massing than the current West One building, and was a storey taller than the building on the opposite corner of Davies Street. This approach is something we want to re-establish with our proposals, returning the site to a similar size and civic presence of the former Grosvenor Court Hotel, given the role the building plays as a tube station entrance.

Existing view looking west along Oxford Street

Proposed view looking west along Oxford Street

The view looking west with the previous occupant the Grosvenor Court Hotelt

The space at the top of Davies Street is defined by strong corners. Our thinking is to provide additional massing on the corners to establish a stronger presence and respond to the context of the surrounding area. At the corner of Davies Street and Oxford Street, our initial designs look to chamfer the corner to help draw people into Davies Street and South Molton Street, and establish the north to south route between Stratford Place and Davies Street, as outlined in Westminster City Council place strategy.

Existing View from Stratford Place compared to the proposed view and the view with the Grosvenor Court Hotel

Existing View from Stratford Place compared to the proposed view and the view with the Grosvenor Court Hotel

Existing View from Stratford Place compared to the proposed view and the view with the Grosvenor Court Hotel

We hope to present more detail on the design and materiality during our second phase of consultation later in the summer / autumn.

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