MARYLEBONE HOUSE Virtual Exhibition
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MARYLEBONE HOUSE
Virtual Exhibition
Welcome to the first virtual exhibition for the emerging ideas for the
proposed extensive refurbishment of Marylebone House, 129 -137
Marylebone Road, NW1.
Following meetings with a number of our neighbours in recent weeks, this first stage of consultation
is taking place ‘at-a-distance’ in light of government guidelines around social distancing. Using a
range of different feedback tools, we are committed to engaging widely and making sure everyone
has an opportunity to have their say in a way that suits them.
You can provide your feedback on the information set out in these boards by clicking on the
‘Feedback Form’ on the ‘Have Your Say’ section on our website. You can also provide your feedback
via post. Alternatively, if you would like to arrange a virtual presentation with a member of the project
INTRODUCTION team, please contact us at marylebonehouse@kandaconsulting.co.uk
We will then take the time to reflect upon the feedback prior to sharing more detailed proposals in
late summer and submitting a planning application to Westminster City Council.
MEET THE TEAM MARYLEBONE
HOUSE
Beltane Asset Management Fletcher Priest Architects Other Members of the Project
Team
Beltane Asset Management are a privately- Fletcher Priest Architects have over forty
owned property investment and development years’ experience in London and the City of Planning Consultant – Gerald Eve
management business with a focus on central Westminster, including: Buckingham Green in
London. Victoria, Oxbourne House on Oxford Street and
most recently the Brunel Building in Paddington.
Beltane specialise in the sensitive refurbishment
and repositioning of assets that are in need of Fletcher Priest’s design studio covers all building
significant investment, looking to work with the scales from master planning to interior design
existing structure of buildings and return them to and design research. Fletcher Priest specialise in
active use. understanding a building’s sensitive context and
how existing structures and fabric can be reused
Beltane have completed approximately 20 to reduce disruption and provide economic and
projects in the last 12 years and have funding in environmental sustainability.
place to proceed with schemes on a speculative
basis.
Community Engagement – KANDA
Nineteenth and early Twentieth century maps indicate
that the site was characterised by an extension of the low
residential building that currently extend to the south.
Historical Context
THE Marylebone
SITE HISTORY
The 1960 map captures the northern block in situ.
Context suffered considerable bomb damage during
WWII and the intervening years bore witness to substantial Marylebone House Site MARYLEBONE
ne House Site development, including civic buildings and mansion blocks. HOUSE
The 1970s bore witness to the development of the site, The available historical maps illustrate the gradual
including the access road and car park to the south. development of the site.
cal maps illustrate the gradual Nineteenth and early Twentieth century maps indicate
ite. that the site was characterised by an extension of the low
residential building that currently extend to the south.
Twentieth century maps indicate
The
racterised by building
an extension sits
of the lowat a prominent The 1960 map captures the northern block in situ.
hat currently extend to the south.
location within the north Marylebone Marylebone suffered considerable bomb damage during
es the northern block in situ. WWII and the intervening years bore witness to substantial
area in central London spanning 1896 Historical map with site boundary indicated . development, including
1910 Historical mapcivic
withbuildings and mansion
site boundary blocks.
indicated .
between
considerable theduring
bomb damage busy Marylebone Road The 1970s bore witness to the development of the site,
ning years bore witness to substantial
to the andnorth,
mansionand the quieter residential
KEY
ng civic buildings blocks. SITE BOUNDARY
including the access road and car park to the south.
streets toof the
ess to the development south.
the site, LISSON GROVE Historical Context
road and car park to the south. DORSET SQUARE
Marylebone House Site
The building is not listed and not in a PORTMAN ESTATE
Map highligting surrounding
conservation areas
1938 Development ground and
basement floor plan.
Conservation Area, but it Site
is adjacent
LocationtoPlan The available historical maps illustrate the gradual
The Portman Estate Conservation
Existing Area development of the site.
1938 Development ground and basement floor plan.
1896 Historical map with site boundary indicated . 1910 H
to the south and the Dorset Square Nineteenth and early Twentieth century maps indicate
Conservation Area to the north. that the site was characterised by an extension of the low
residential building that currently extend to the south.
1896 Historical map with site boundary indicated . 1910 Historical map with site boundary indicated .
The 1960 map captures the northern block in situ.
Marylebone House Marylebone suffered considerable bomb damage during Dors
et S
qua
re
currently comprises: WWII and the intervening years bore witness to substantial Baker Street
development, including civic buildings and mansion blocks.
Marylebone
Glou
use
The 1970s bore witness to the development of the site, et Ho
Dors
cest
• A 1930s building fronting including the access road and car park to the south.
e
r Pla
Ha
Balc
Marylebone Road
rew
ce
omb
ood
Grea
1960 Historical map with site boundary indicated . 1938
1970 Historical map Development
with ground
site boundary and basement
indicated . floor plan.
Ave
e Str
• A dated 1960s extension
t Cen
n
Liss
ue
eet
ark
tral
on G
andm
The L ndon
• A service thoroughfare (albeit
Stre
Lo
rove
et
1960 Historical map with
one which is too narrow to
Bake
site boundary indicated.
r Str
one
1896 Historical map with site boundary indicated . 1910 Historical map with site boundary indicated .
accommodate modern servicing
oad yleb
ne R Mar
lebo Old wn Hall
Mary
eet
Glou
To
vehicles), connecting Knox Street to
cest
300M 200M 100M 137
129-
er P
Wyndham Street
Uppe
1960 Historical map with site boundary indicated . 1970 H
lace
r Mo
• A former car park comprising an Knox
ntag
Wyn
Stre
u Str
dham
unattractive three storey building tmin
ster
et
Enf
’
Wes istrates
eet
Stre
Mag ourt
ord
connected to the residential terraces
1960 Historical map with site boundary indicated .
C
1970 Historical map with site boundary indicated .
Seym
Stre
et
1938 D
to the rear.
e
our P
t
Edgware Road
lace
et
Stre
York
The historical maps illustrate the
gradual development of the site. FPA | MARYLEBONE HOUSE 7
et
Stre
ford
Craw
1970 Historical map with
site boundary indicated.
CITY OF
WESTMINSTER
KEY
Site Location Plan 1960 Historical map with site boundary indicated . 1970 Historical map with site boundary indicated .
SITE BOUNDARY
THE SITE TODAY MARYLEBONE
HOUSE
The site today
The existing buildings are tired, at
the end of their commercial life and
in urgent need of investment. The
buildings suffer from low levels of
natural light, poor energy performance
and there is a servicing road through
the site which is unusable.
Existing building - Wyndham Street Existing building- Marylebone House
Previous planning
application
The previous owner submitted a
planning application to redevelop the
site. As part of Beltane’s commitment
to working closely with the local
community and develop sensitive
plans for the future of the site, this
application has now been withdrawn
from planning.
Existing building – Knox Street Existing building – Knox Street
EXISTING BUILDING MARYLEBONE
HOUSE
Aerial Views - West (Looking East)
Existing
arylebone House
isting Building Summary A.
The buildings are in
uildings are generally in a poor state of repair
B.
a poor state of repair
ally and externally. They are very energy inefficient
o not meet current requirements for potential office
and do not meet
esidential occupiers in this location.
930s building:
the requirements
Marylebone House
ood quality building with awkward relationship with core
forBuilding
Existing GradeSummary
A office
o the rear;
A.
xisting windows unable to support modern energy C.
equirements;
enestration very busy;
ntidy roofscape The accomodation in
buildings
to the areedge;
southern generally in a poor state of repair
B.
this location. There
internally
ntidy and un-loved and externally.
light wells around theThey are very energy inefficient
perimeter.
and do not meet current requirements for potential office
and residential occupiers in this location.
960s building:
is also a significant
uilding is out of character with the context and in poor Existing Wyndham
Existing Street Elevation
Building
amount of out-dated
ondition; A. 1930s building:
açade leaking and • failing
Good quality building
and will with awkward
not support modernrelationship with core
nergy requirements;to the rear;
plant equipment
• Existing windows unable to support modern energy
ntidy roof with ugly lift / stair overrun;
nsuccessful atrium;
requirements;
• Fenestration very busy;
C.
ntidy and un-loved
wkward stepping located on the roof
• light wells
Untidy
• in Untidy
on theand
aroundtothe
roofscape
south
theperimeter;
southern edge;
east corner.
un-loved light wells around the perimeter. A. 1930s building
outhern extension:
of Marylebone
B. 1960s building: Aerial Views - East (Looking West)
House and the
ead frontage to •street,
Building
feels istemporary;
condition;
ut of character and scale
out of character with the context and in poor
with context;
Existing Wyndham Street Elevation
Existing Aerial View of the existing building – West (Looking East)
facade on the 1960s
oute through is •narrow
Façade
andleaking
cannotand failing and will
accommodate not support modern
refuse
ehicles; energy requirements;
• Untidy
ntidy back of house feel to roof
this with ugly
route liftbuilding
and / stair overrun;
used
building requires
• Unsuccessful atrium;
r refuse store / ad hoc car parking. B. 1960s building
• Untidy and un-loved light wells around the perimeter; FPA |
• Awkward stepping in on the south east corner.
replacement.
A. 1930s building
ontext:
arger urban scale
C. ofSouthern
Marylebone Road diminishes the
extension:
urther south you•travel.
Dead frontage to street, feels temporary;
• Out of character and scale with context;
• Route through is narrow and cannot accommodate refuse
vehicles; C. Southern extension
• Untidy back of house feel to this route and building used
for refuse store / ad hoc car parking. B. 1960s building
D. Context:
• Larger urban scale of Marylebone Road diminishes the
further south you travel.
C. Southern extension
Existing Aerial South Eastern View
FPA | MARYLEBONE HOUSE 18
Existing Building
Existing Aerial South Eastern View
Aerial View of the existing building – East (Looking West)
FPA | MARYLEBONE HOUSE 18
OUR EARLY THINKING MARYLEBONE
HOUSE
Our early thoughts include:
Following the withdrawal
of the previous application,
we wish to bring forward
new proposals that
will be sensitive to the
surrounding area. Retaining the 1930s building Retaining the structure of the Introducing a new facade to the
in commercial use, potentially 1960s building to the rear, infilling 1960s building that will sit more
introducing new fenestration and a the lightwells and introducing two harmoniously with the neighbouring
We have only just commenced minor modification to the roof. additional storeys. Conservation Area and in key views.
pre-application discussions with
Westminster City Council. As part of
our commitment to working closely
with the local community to develop
sensitive plans, we have withdrawn
this application. Compared to this
application, our early thinking for the
site is to undertake a more sustainable
less intrusive development by
retaining the majority of the existing
Marylebone House and structure of
the 1960s extension.
Demolishing the redundant car Incorporating new consolidated Improving the sustainability of the
park to the south of the site and servicing. The details of this will building with new high quality plant
introducing new accommodation form part of our second round of equipment.
to match the scale and elegance of consultation.
Knox Street and Wyndham Street
SCALE MARYLEBONE
HOUSE
We recognise and understand that the
application submitted by the previous
owner of the site was contentious.
By retaining the existing 1960s
structure, nearly all areas of our
proposals would be significantly
smaller than the previous application.
KEY
By adding two set-back storeys to
the 1960s building, we are keen to
develop a more successful transition
across the site as it steps down
towards the residential properties of
Knox Street, Wyndham Street and the
Portman Estate Conservation Area. We
Marylebone House - View 03
believe this outcome will be improved Existing Massing
further by the introduction of new
accommodation to replace the former
car park, creating a development of
a more human scale and serving as
a buffer to the existing neighbouring Currently Proposed Massing – Marylebone Road
homes.
In terms of the 1930s building, our
idea is for an extension to the roof
to accommodate additional plant
equipment (see blue outline).
Key:
PROPOSED MASSING OUTLINE
PREVIOUS SCHEME IN PLANNING (2018) Existing Massing – Marylebone Road Previously Proposed Massing (2018 Scheme/withdrawn)
PROPOSED MASSING MARYLEBONE
HOUSE
Marylebone House
Design Concept
For the 1930s building (A) we are proposing A. A. 1930s building:
to: D. 1. Repair and refurbish to meet current and future energy
standards;
2. Continuation of the existing slate mansard to accommodate
B. and enclose plant;
• Repair and refurbish the building to meet 3. New opening windows to allow natural cooling and
significantly reduce energy consumption and carbon in use.
current energy standards
• Introduce a minor extension to the mansard B. 1960s building:
roof to conceal new energy efficient services C.
1. Building structure retained with new brick façades in
keeping with the material and proportions of surrounding
• Introduce replacement windows that will buildings;
2. Window openings set into the new masonry façades to
reduce energy consumption and carbon in enhance privacy and reduce light pollution to neighbours;
3. Awkward stepping to the south east corner and the
use lift/ stair overrun is replaced with a recessive series of
landscaped setback roof extensions on two levels;
4. These terraces are beautifully landscaped to provide visual
For the 1960s building (B) we are proposing amenity for occupants and neighbours;
5. The main core is consolidated to the north to reduce the
to: Proposed Wyndham Street Elevation
D.
visual impact from the street and neighbouring properties.
C. Residential extension:
• Retain the building structure with new Marylebone House
Prefered massing for the building
Proposed Section
Marylebone House
Proposed Section
Prefered massing for
1. Relationship thethe
with building
residential properties to the south
repaired with new residential buildings of a similar scale,
facades in contextual materials material and proportion extending a buffer between the
• Introduce more solidity to reduce the glazing,
Knox St.
residential buildings and office. Knox St.
enhance privacy and reduce light pollution to
Marylebone Road
Marylebone Road
D. Green garden ribbons:
neighbours Recessive series of landscaped ribbons to visually
separate the three building elements and provide visual
• Introduce two storeys of set-back extensions Wyndham St.
1.
amenity for occupants and neighbours alike;
The northern ribbon encloses the main lift core servicing
Wyndham St.
at upper levels to bridge between the 1960s
KEY KEY
PREVIOUS SCHEME IN PLANNING (2018) SECTION the office; EXISTING SECTION
2. The southern ribbon creates a green edge for neighbours
extension and 1930s building and covers the proposed servicing of the building from the
east and access to the residential units to the west.
For the redundant car park (C) we are
proposing to:
• Replace the redundant car park to the south
with new accommodation to match the
scale and elegance of Knox Street and
Wyndham Street.
We are also looking to introduce greening Proposed Aerial South Eastern View
along the roofs and walls (D) to visually separate Proposed new massing against previous application (in red)
FPA | MARYLEBONE HOUSE 4
Proposed new massing against existing building line (in blue)
FPA | MARYLEBONE HOUSE 3
the three building elements providing new
visual amenity for occupants and neighbours, FPA | MARYLEB
encouraging wildlife and enhancing wellbeing. Key:
Existing Section
Previous Scheme in Planning (2018)
MATERIALITY AND LANDSCAPING MARYLEBONE
HOUSE
Marylebone
Marylebone
HouseMarylebone
House Marylebone
House House
MaryleboneMarylebone
House Marylebone
House Marylebone
House House
PotentialPotential
MaterialPotential
Material
Palette Material
Potential
Palette Palette
Material Palette
Existing Material
ExistingContext
Material
Existing
Context
Material
Existing Context
Material Context
We are conducting studies into the
materiality of the current building and
surrounding streets to ensure our
proposals fit in sensitively with the local
area.
Our initial thinking is to re-clad the 1960s
building building using solid materials,
such as brick, to ensure the building sits
more harmoniously in its context.
ouse Marylebone House
dents Material Precedents
There will be more information on our
proposed materials in our second
exhibition.
Existing Building Existing Building Existing Building
Existing
Existing Building
Material context
Wyndham Street Wyndham Street Wyndham Street Knox
Wyndham
Street Street Knox Street Knox Street Surrounding
Knox StreetContext Surrounding Context
Material Samples
Surrounding Context Surrounding Context
FPA | MARYLEBONE HOUSE
FPA54| MARYLEBONE HOUSE 54
FPA | MARYLEBONE HOUSE | MARYLEBONE HOUSE 54
FPA 54
FPA | MARYLEBONE HOUSE
FPA | MARYLEBONE
55 FPA | 55
HOUSE MA
t Architects Material Green
Buckingham precedents
- Fletcher Priest Architects Osbourne House - Fletcher Priest Architects Osbourne House - Fletcher Priest Architects Material precedents
The existing cycle store is currently located underneath
the southern servicing block adjacent to the refuse store
and ad hoc car park.
ENERGY AND SUSTAINABILITY
As this is an outdoor space, with the service yard gates
open throughout the day, this cycle store is not very safe
as anyone can walk in off the street.
MARYLEBONE
HOUSE
NOTES
Fletcher Priest Architects is a Limited Liability Partnership registered in
England and Wales (OC336568) at the below address. ≡ this drawing
is to be read in conjunction with the design risk assesment prepared by
At present showers are spread across the building, there
fpa. ≡ this drawing is to be read in conjunction with other drawings and
specification produced by fpa and other members of the design team. ≡
all dimensions are in millimeters unless otherwise stated. ≡ do not
CE isn’t one consolidated area for changing and showering.
OFFI GE
scale this drawing. ≡ any discrepancies in dimensions are to be
reported to the architect. ≡ all information subject to detail site survey.
A
STOR
Ground Floor Plan
KEY
Lower Ground Plan Application Boundary
Existing Servicing Existing
Reception
Office
Existing Servicing Situation
We are seeking to improve the WCs
The existing servicing yard is situated
Plant to the south of the
sustainability of the building with site and leads to the refuse store and cycle parking.
new high-quality plant equipment,
At present, delivery vehicles exit Marylebone Road onto
Wyndham Street, drive south, turn left on to York Street
OAD
additional cycle parking in the NE R
and loop back up Knox Street before turning left into the
BO servicing yard.
MA RYLE
basement, greening and the installation Egress is back onto Wyndham Street, due to the one way
system all servicing vehicles are routed back south once
FICE
of new energy efficient windows. again, and loop back up Knox Street
the Marylebone Road.
OFbefore
STOR
AGE turning onto
SE
S T HOU oad The current constraints of the servicing yard result in the
WE eR
UPP
TION maximum of a 7.5t panel van being able to fit within the
We are seeking to ensure that the REC
EP
NO RTH Mar
y lebo
n gap of the existing servicing yard.
ER M
127 REV DES
majority of servicing takes place within FICE 119- Car Parking
ONT
OF
the site and is consolidated with fewer Whilst the southern block has a car lift, this is no longer
AGU
T in use. Currently there is only ad hoc parking underneath
PLAN
vehicles at appropriate times that
the south servicing block adjacent to the refuse store and
STR
cycle store. When the service yard is in use this blocks
vehicles from entering and exiting, at times creating
respect the local amenity. At present
EET
congestion on Knox Street.
KNO
servicing takes place on street as
REV DESCRIPTION BY CHK DATE
Waste Storage and Collection
LANT
CE
X ST
OFFI
P
SE
E
the servicing road is too narrow to HOU Road
OFFIC Waste storage is currently provided at the south of the
REE
T A R ne
site under the undercroft of the servicing block and
E
WES Marylebo
OFFIC
accommodate a refuse truck.
T
Shared route for rear pedestrian collected from the kerbside as the build form and street
access, access to outdoor cycle store widths do not allow refuse vehicles to serve the building
1 WIP
9-15 and vehicular access presents a within the site.
13
WYN
safety concern.
All existing car parking will be removed
DHA
E
OFFIC
as part of the development, on the site.
MS
7.5t panel vans able to drive through BELTANE LTD
TRE
servicing yard and forced to turn
south away from Marylebone Road
ING BA
Y MARYLEBONE HOUSE UKP
N
LOAD
ET
129-137 MARYLEBONE ROAD
Dedicated cycle parking facilities will CIRCUS MEWS
EN
LONDON, NW1
E
CYCL
FOR
E
STOR Dilapidated car lift
be provided within the lower ground, UKP
N 10 EXISTING PLANS PLAN
T
BELT
DS
USE
REF E
STOR
accessed from the lightwell at the
GROUND FLOOR
TRE
ET
northern end of Knox Street, offering OFFIC
E
MARY
DRAWING NUMBER / REVISION
secure, sheltered and accessible cycle Refuse collected from the kerbside
MH-FPA-GF-DR-A-10001
parking. LANTto 129-13
due servicing yard and adjoining
roads being tooPnarrow
SCALE
1:200@A1 1:400@A3
accommodate the swept path.
Ground Floor Plan – Existing Servicing Lower Ground Plan – Existing
LOND
DATE / DRAWN BY / CHECKED BY
29.04.2020 RF / LP
The building will provide showers,
lockers and changingGfacilities.
GROUND FLOOR PLAN KEY
E IC
@FA1
1:200 F
FPA | MARYLEBONE HOUSE 83
O
0 5m SITE10m
BOUNDARY 10 EX
OFFICE LOWE
LOWER GROUND FLOOR PLAN WCs
LG
1:200 @ A1
PLANT
DRAWING NU
MH-FP
FPA | MARYLEBONE HOUSE 85
SCALE
1:200@Thank you for taking the time to look through our early plans for the
redevelopment of Marylebone House.
We hope you found this virtual exhibition informative and useful. We would appreciate it if you could
fill in our feedback form, either online or by post. Your thoughts and feedback will be very helpful as
we develop more detailed plans over the next few months.
This is the first step in our consultation process, and we hope to have many more conversations over
MARYLEBONE HOUSE the next few months before we prepare our detailed designs to share with you for feedback, ahead of
a planning submission to Westminster City Council.
Virtual Exhibition In the meantime, we are keen to speak to as many people as possible in the local area. If you have any
questions, or would like to organise a more detailed conversation about these plans, please do get in
touch with the project team on the details below:
Marylebonehouse@kandaconsulting.co.uk
020 3900 3676
TIMELINE
August 2020 Autumn 2020
Our first stage of Proposals finalised and planning
consultation on early plans application submitted
September 2020 Early 2021
Our second stage of consultation Target planning decision
NEXT STEPS on detailed proposals, including
full design, servicing and
from Westminster
planning committee
operational managementYou can also read
