Welcome

Welcome to our ‘Have Your Say’ section.

We are grateful to everyone who gave us their thoughts on our emerging proposals for the future of West One during our first phase of consultation earlier in the summer. Following a review of the feedback, we are now pleased to present our detailed design proposals for the future of West One, 75 Davies Street, Mayfair, London W1K 5JN.

In summary, West One Shopping Centre Partners LP (a Joint Venture between NBIM and British Land PLC) propose to redevelop the site that forms a 1970s office and retail building, to provide additional and more efficient office accommodation 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, extensive planting and the introduction of terraces to provide amenity space for future occupants of the building. The entrance to the Bond Street underground station and retail outlets in the first, ground and basement floors will remain open while any development is taking place. We are keen to hear your feedback which will help to shape our proposals before we return for a further round of consultation in the autumn. At the bottom of each page there are questions for you to answer about what you have just read – before moving on to the next section of our virtual exhibition.

1) How would you best describe yourself?

Local resident
Local worker
Local Employer
Other

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You are on step one

The Story so Far

We are grateful to everyone who gave us their thoughts on our emerging proposals for the future of West One during our first phase of consultation earlier in the summer. Following a review of the feedback, we are now pleased to present our detailed design proposals for the future of the site. Below is a summary of the feedback we received from our first phase of consultation and how this has helped to shape our proposals:

Proposals presented during first round of consultation

Proposals presented during first round of consultation

Proposals presented during first round of consultation

Our current proposals

Our current proposals

Our current proposals

2) Have you previously engaged with our proposals for the future of West One?

Yes
No

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You are on step two

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 occupies a key location within Westminster City Council’s Oxford Street District Place Strategy. The key aspirations of the Oxford Street District Place Strategy are as follows:

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:

3) The current building does not positively contribute to this part of Oxford Street and is in need of investment

Generally Agree
Somewhat Agree
No View
Somewhat Disagree
Generally Disagree

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You are on step three

Our Proposals

Norges 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. The 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 detailed proposals for the future of West One include:

At our initial consultation in the summer, we shared our intention to retain and reuse approximately 60% of the existing structure up to and including the first floor – which is occupied by the retail arcade. The feedback we received on this aspect of our proposals was overwhelmingly positive. At upper levels where we are not able to retain the existing structure due to its inefficient layout and poor-quality facades, we will demolish and replace it with a new, more sustainable lightweight structure. Similarly, as part of this approach, we would remove the existing, outdated façade and replace all frontages with a new high-quality façade wrapping around into Davies Street and Weighhouse Street. We are now in a position to present more detail on the design of the façade which can be found in section 6 of the virtual exhibition.

4) I welcome the retention of up to 60% of the existing structure on the site.

Generally Agree
Somewhat Agree
No View
Somewhat Disagree
Generally Disagree

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You are on step four

New Office Accommodation

The existing office floorplates are outdated and no longer meet the standards of a modern office building. Research is continuing to show that as a result of COVID-19 the market for high-quality office space in London’s Core Activities Zone is still growing, whereas we are seeing increased vacancy rates in below-par office spaces. This is something we want to address as part of our proposals. The site already benefits from a high level of public transport accessibility. Therefore, we want to ensure that the office floorspace on offer is in-keeping with the building’s prominent location in London, whilst responding to the current market trends. As a result we are proposing to redesign and enlarge the floorplates so they are more open, efficient, and flexible. The addition of a bay system to the façade allows for better views out and improved daylighting to the office floorplate. We are also providing more generously sized toilets and new, larger lifts to improve the office experience. By redesigning the floorplates, this will allow the building to respond to this continued demand and will help to ensure the long-term economic success of both Mayfair and Oxford Street.

By removing and replacing the existing structure, we will be able to introduce natural ventilation to the proposed office floorplates. To achieve successful natural ventilation, the depth of the office floorplate should be no more than 5 times the height of the floorplate. As it stands, the existing structure is too low to allow for natural ventilation. By introducing a new structure, this will allow us to increase the height of the office floorplates in order to achieve natural ventilation. This will also improve the quality of the proposed office floorspace as it will increase the floor-to-ceiling heights. Similarly and given the impact of COVID-19, access to natural ventilation will become more important for office tenants as it will help to limit the amount of recirculated air in the buildings. Furthermore, natural ventilation will have the additional benefit of improving the building’s sustainability credentials as it will reduce the amount of operational energy associated with the building.

5) The proposed office floorplates respond to the continued demand for high-quality, open plan office space in this part of London

Generally Agree
Somewhat Agree
No View
Somewhat Disagree
Generally Disagree

6) The introduction of enlarged floor to ceiling heights and natural ventilation will help improve the wellbeing of future office tenants.

Generally Agree
Somewhat Agree
No View
Somewhat Disagree
Generally Disagree

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You are on step five

Scale

Under the proposals, the new structure would seek to extend upwards by an additional two-storeys compared to the existing building. This is being proposed in order to provide the additional, high-quality office floorspace. Following consultation with local stakeholders and Westminster City Council, we are now proposing to step back the 6th and 7th floors to reduce the impact of the additional massing. This will mean that the datum line, or the 5th floor before the massing steps back, will broadly align with 65 Davies Street to the south. Similarly, although Davies Street steps up towards Oxford Street at this location, the new West One building will be no taller overall than the neighbouring 65 Davies Street development. This approach will retain the consistency of north Mayfair stepping-up in scale towards Oxford Street which is more commercial in character.

7) The stepping back of the massing at upper levels is welcome.

Generally Agree
Somewhat Agree
No View
Somewhat Disagree
Generally Disagree

8) The proposed height and massing is appropriate within this context

Generally Agree
Somewhat Agree
No View
Somewhat Disagree
Generally Disagree

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You are on step six

Design and Materiality

Following our initial consultation in the summer, a number of consultees wanted to see more detailed designs to ensure they could come to a balanced view of the proposals. We are pleased to be able to share more designs and plans in this second round of consultation, having considered the feedback received from the public and officers at Westminster City Council. Our detailed proposals for West One have been influenced by the historic context of the site and the surrounding Victorian buildings. As a result we are proposing to introduce a modern expression of the bay window system which is prevalent along this part of Oxford Street and throughout Mayfair. The proposed architecture has been developed to provide a clear and strong identity to the building, drawing from the 19th century commercial buildings of Mayfair and is based around a bay window system. The vertical bays create a clear sense of rhythm and organisation and allow the building to respond to its immediate context.

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:

Bay windows are consistent with the different types of historic office uses in the area. The glazing will also feature opening windows to allow for natural ventilation. The detailing of the different parts of the façade has been developed both to indicate the different functions of the building (retail, office reception, underground entrance, offices in the middle, pavilion at the roof level) and to create a sense of unity. The principle framing elements of the base and the top of the façade have been designed to an inversion of the shape formed by the bay windows and the vertical infill between them.

We have closely studied the materiality that is common throughout Mayfair and this part of Oxford Street to ensure our proposals are in-keeping with the surrounding environment. As the building sits at such an important junction, we are proposing to use glazed terracotta to allow the building to reference the historic materiality in Mayfair, whilst remaining modern and distinct from neighbouring properties. This will help the building to signpost the Bond Street Underground Station and designate it as a building of significance in the area. The colour palette for the building will reference the warm tones of the immediate surrounding area. To the rear of the building we are proposing to use a coloured metal material for the façade. This will reference the terracotta colour on the rest of the building and will continue to help the building better respond to the wider Mayfair area.

9) The detailed design of the façade responds to the context of the area

Generally Agree
Somewhat Agree
No View
Somewhat Disagree
Generally Disagree

10) The proposed materiality and colour is in-keeping with the area, whilst designating the building as one of importance

Generally Agree
Somewhat Agree
No View
Somewhat Disagree
Generally Disagree

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You are on step seven

Sustainability

During our consultation in the summer, our approach to sustainability was well-received. The majority of consultees recognised that 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 continues to heavily inform our approach to the proposals. By retaining the majority of the existing structure, we are undertaking a more sustainable approach when compared to a wholesale redevelopment of the site. As presented earlier in the summer, we also planning to reduce the carbon footprint of the building during construction and through operation. Our ideas include:

The Royal Institute of British Architects published the RIBA 30 Climate Challenge to help architects meet net zero (or better) whole life carbon for new and retrofitted buildings by 2030. As part of our exemplary approach to sustainability, we are on target to achieve this challenge. By retaining a large amount of the existing structure, the amount of embodied carbon from demolishing and building new structure is kept relatively low. Similarly, by utilising methods such as natural ventilation, we are able to keep operational energy to a minimum. This will ultimately help us to achieve our goal of RIBA 30

11) The building’s improved sustainability credentials are welcome

Generally Agree
Somewhat Agree
No View
Somewhat Disagree
Generally Disagree

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You are on step eight

Terraces, Urban Greening and Wellbeing

During our consultation in the summer, we presented our ideas to introduce a series of stepped terraces to the rear of the building. Whilst this approach was broadly supported, some consultees were concerned about the potential impact on residential amenity. As a result of feedback which we have received, the 4th floor terrace, nearest to the neighbouring residential properties, would not be accessible to the tenants of the building. Instead, it will be extensively greened to improve the outlook from neighbouring properties and to help prevent overlooking or lightspill. We are proposing to retain the terraces at the 5th and 7th floors for use by office occupants, which would also be extensively planted and provide breakout spaces to enhance the wellbeing of future office occupants. Following our decision to step-back the massing at upper levels, we are also now proposing to introduce some further terraces at the 5th and 6th floors on Davies Street and Oxford Street, which will also provide further amenity spaces for tenants. Access to private external amenity space is increasingly in demand from future office occupiers, particularly in light of the Covid-19 pandemic, and this is something we are keen to ensure our future tenants have access to but in a sensitive way which would not impact upon the amenity of nearby residents.

One of the main concerns raised during the first round of consultation was the potential impact the introduction of roof terraces could have on neighbouring amenity. We are committed to being good, long-term neighbours. Therefore, the terraces would be subject to a strict Operational Management Plan to limit any impact on neighbouring properties that would be secured through any planning permission for the site. The proposed Operational Management would prohibit music or events from taking place on the terraces and limit the hours of access.

During our previous round of consultation, feedback on our approach to urban greening was broadly positive and we were encouraged to maximise the amount of greening. As a result, we will introduce urban greening across the site. This will be focused on the rear façade and terraces nearest to our residential neighbours. As part of our decision to prevent access for tenants to the 4th floor terrace, we can introduce additional greening at this location. Maximising the amount of greening on site will improve the biodiversity in this part of Oxford Street, contribute to enhanced air quality and enhance the outlook for residents, office tenants and neighbouring properties. The ongoing maintenance of the greening will also be secured through a planning condition.

12) The introduction of a strict operational management plan, and the removal of the 4th floor terraces as an accessible space for tenants, will help prevent overlooking and protect neighbouring amenity

Generally Agree
Somewhat Agree
No View
Somewhat Disagree
Generally Disagree

13) Given the impacts of the COVID-19 pandemic, access to outdoor space for office tenants has become more important

Generally Agree
Somewhat Agree
No View
Somewhat Disagree
Generally Disagree

14) The introduction of additional greening on the 4th floor terrace will improve the outlook from neighbouring properties

Generally Agree
Somewhat Agree
No View
Somewhat Disagree
Generally Disagree

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You are on step nine

Servicing and Construction Management

Servicing will continue to take place via a refurbished internal serving bay, at its current location on Weighhouse Street. Under the proposals, servicing would be restricted so as to respect neighbouring residential amenity. Through the redevelopment of the site, there is also the opportunity to ensure that future tenants sign up to vehicle consolidation protocols, ensuring single suppliers for some services, meaning fewer servicing vehicles on the streets of Mayfair. A Servicing Management Plan will also be submitted with the planning application which identifies the measures and initiatives that the end operators will be required to adhere to in order to mitigate any potential impacts on neighbouring amenity. This includes scheduling deliveries, limiting delivery times, and using more environmentally friendly vehicles.

Our proposal will be considerably less impactful than a wholesale redevelopment of the site, as a significant percentage of the original building will be retained. We will also ensure that access to the retail and station is maintained throughout the redevelopment A detailed construction management plan would be agreed prior to works commencing, and would adhere to Westminster City Council’s adopted Code of Construction Practice, which includes limits on the hours of working to:

The Code of Construction Practice also includes limits on ‘noisy works’ periods, which can take place for a maximum period of two hours at a time, before requiring a two-hour quieter period. The hours of these would be agreed as part of the detailed construction plan and in discussion with neighbours.

15) A robust servicing and operational management plan would mitigate any potential impact on neighbouring amenity.

Generally Agree
Somewhat Agree
No View
Somewhat Disagree
Generally Disagree

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You are on step ten

Thank you for answering the questions!

Here is a summary of your responses. You can now review and submit them below.








































































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