Welcome to our public exhibition showing proposals for the future of Dudley House and 139-147 Harrow Road Organised by Westminster City Council.

The proposal

These proposals will:

• Deliveraround200much-needednewhomes-allforlocalpeopleonmoderate incomesfittingtheGreaterLondonAuthority’s‘intermediatehomes’criteria

• ProvideapermanentnewhomeforMaryleboneBoys’School

• CreatenewmoderncommunityspacefortheCentralPentecostalChurch

• Supportimprovementstothelocalpublicrealm

• AlignwiththedesignprofileofsurroundingdevelopmentsinthePaddington basin area

This is your chance to

• SeeandunderstandWestminsterCityCouncil’splansforthesite

• Meetmembersoftheprojectteam,includingthearchitects

• Askanyquestionsthatyoumayhave

• Commentontheproposals

• Influencetheplansbeforeaplanningapplicationissubmittedinlatesummer2015

INTRODUCTION

Anartist’simpressionoftheproposedscheme

Comments

Pleaseusethecommentscardsprovidedtoletushaveyourviews,oralternativelyyoucanemailusatnorthwharfroad@westminster.gov.uk

About The AreaThesitesits in thenorthernpartof thePaddingtonOpportunityArea identified in theLondonPlan,andthePaddingtonSpecialPolicyArea.ItislocatedatthenorthernendofHydeParkwardintheCityofWestminster.

ThePaddingtonOpportunityAreahasbeenidentifiedintheLondonPlanas:“Anareacapableofsustainingatleast1,000newhomesand5,000newjobsbetween2011and2031.”

ThePaddingtonOpportunityAreaisalreadyrecognisedasalocationwithgoodpublictransportaccessibilityandCrossrailisduetoopenin2018.

Anynewdevelopmentsareexpectedtobefullyintegratedwiththeexistingpublictransportnetworkandtoassistintheprovisionofimprovedaccessandservices.

Photographs of the site now

Dudley House in the context of its surroundings

N

ToandfromRoyal

Oakandbusses

Toandfrom

PaddingtonStation

( rear) Toa

ndfrom

Paddingto

nStat ion

( f ront)

ToandfromEdgewareRoad

ToPaddingtonGreenPark

THESITE

ViewfromNorthWharfRoad RearofDudleyHouse ViewtowardsThePoint

TheproposeddevelopmentsiteatDudleyHouseisonNorthWharfRoad,andoutlinedinredintheaerialviewabove.

Amapofthearea,outliningthedevelopmentsiteinred

Site boundary

Visual link

Sun path

Vehicular access

Pedestrian links

Paddington Opportunity Area

Key

Paddington Train Station

The Point

Underground Railway

Grand Union Canal

Waterside House

Herm

itage Street

Dudley Street

Harrow Road

North Wharf Garden

Brunel Building

St Mary’s HospitalNorth Wharves

South Wharves

Westway

North W

harf Road

WestminsterCityCouncilhaslongidentifiedDudleyHouseasasiteforredevelopmenttorealiseitspotentialforamixeduseschemeincludingresidentialandcommunityuses.

Aplanningbriefwasadoptedbythecouncilin2002andupdatedinOctober2009duringthepreparationofaplanningapplication,whichwassubmittedinJuly2010.

ThisproposedthedemolitionofDudleyHouseand139–147HarrowRoad–andtheirreplacementwith88newaffordableandprivateresidentialhomes,officeandcommunityspaces,basementparking,playspaceandlandscaping.ThisapplicationwasapprovedbyWestminster’splanningcommitteeinMarch2012.

SincetheseplansweredevelopedtheEducationFundingAgency(EFA)hasrequestedthatWestminsterCityCouncilfindanappropriatepermanenthomefortheMaryleboneBoys’School (MBS)– aFreeSchoolwhichopened in 2014 in temporary premises.DudleyHousehasbeenidentifiedasthepreferredsitefortheschool.Plansforanewschoolfortheareawillmeetanidentifiedneedfornewsecondaryschoolspacestomeetanticipated demand.

Inaddition,thecouncilhasidentifiedthepotentialtodelivermoreintermediatehomestoaddresstheneedformorehousingincentralLondonthatisavailabletopeopleonmoderate incomes.

Thecouncilisthereforeconsultingonnewproposalsformixedusedevelopmentonthesite,whichfitthedesignparametersofthewiderPaddingtonBasinarea.

Design principles

Thisnewproposedschemewillbesensitivetothesurroundingarchitectureofexistingandproposeddevelopmentinthearea.

Thescaleanddensityof theproposals issimilar to thoseofadjacentsites,suchastheBrunelBuildingonNorthWharfRoadandNorthWharfGardenstotheeast,whilstseekingtomitigateimpactonneighbouringbuildings.

Theproposed residential tower facingHarrowRoad isanappropriatebuildingwithintheimmediateurbancontext.Theresidentialtowerisangledawayfromneighbouringbuildings,andtheproposedschemestepsdowntoalowerheightofsixstoreysalongNorthWharfRoad.This reflects thepedestrian trafficflowsalongNorthWharfRoad,creatinganappropriatestreetscapeandsenseofhumanscale.

Thedesignwillreflectboththeproposedusesoftheschemeandalsorespondtothematerialsanddesignof surroundingbuildings.Brickwork,metal claddingpanelsandglazingaretheprimarymaterials,arrangedwithinaseriesofstronglyexpressedframes.

THELOCALCONTEXT

BrunelBuildingProposedsiteDudleyHouseNorthWharfGardenMerchantSquare

Planning Background

THEPROPOSALSINCONTEXT

Thisillustrationshowstheproposeddevelopmentinthecontextofthewiderareaincludingexistingandplannedfuturedevelopments

OURPROPOSALS

Anartist’simpressionoftheproposedscheme

Our proposalsOurnewproposalsfortheDudleyHousesitewillprovide:

• Around200newintermediatehomesforthoseonmoderateincomes

• Modernstate-of-the-artfacilitiesforMaryleboneBoys’Schoolprovidingahighquality learningenvironmentforpupilsandmeetingfutureneedsforsecondaryschoolspaces

• FlexiblenewcommunityspacefortheCentralPentecostalChurch

• Improvedpublicspacearoundthesite–withthepotentialtoincludepublicart

Thisplanshowstheproposedlayoutofthescheme

21

9

8

Montgom

eryHouse

DudleyStreet

RamptoBasement

Residential

HarrowRoad

NorthWharf

Road

ProposedBrunelBuilding

Church

School4

5

67

3

Key1. Residential Reception2. Office3. On-street Parking4. School Reception5. Coach Drop-off/pick up6. Ramp to Residential Car Park7. School Cycle Store8. Servicing Yard9. Central Pentecostal Church

Residential

School

Church

New homes for local peopleDemandforaffordablehousing isveryhigh inWestminster.At themoment thereareveryfewopportunitiesforpeopleonmoderateincomestofindaplacetoliveinthecity.

InWestminster around 1.5% of housing is intermediate, compared with 26% socialhousing.

Thereisaneedforamorebalancedhousingmarket-inparticulartoprovidehousingforworkerswhoarevitaltoWestminster’seconomicsuccess.

TheseproposalswilldelivermuchneedednewrentedhomesforqualifyingintermediatehouseholdslivingorworkinginWestminster–atpricesthatmeettheGLA’s‘intermediate’affordabilitycriteria.

Arangeof rent levelswillbeofferedavailable tohouseholdswithmoderate incomeswithintheGLAincomethresholdsforintermediatehousing.

• Around200highqualitynewhomesallforrent• Well-designed,toincludeamixofstudios,1bedsand2beds• Approximately10%smallercompactflats.Othersspecificallytailoredto accommodatesharers.Designedtosuitarangeofbudgetsandaccommodate thosewhorequirelessorsharedspace• Homeswillbeidealforhouseholdsatthestartofthehousingjourney–withrents belowmarketlevelsmakingiteasierforyoungerhouseholdstosavetowardsa depositwhentheymoveontohomeownership,whichcouldincludeshared ownership

HOMES

TypicalResidentialFloorPlans

Key

Studio

1 Bed

2 Bed

Private Balcony

FirstFloor

SeventhFloor

SixteenthFloor

FirstFloor

SeventhFloor

SixteenthFloor

Landscaped External Terrace

Landscaped External Terrace

About Marylebone Boys’ SchoolMaryleboneBoys’Schoolisafreeschool,whichwasfoundedin2014onthekeyprinciplesofacademicrigour,outstandingteachingandgoodbehaviour.

WestminsterCityCouncilhasbeenworkingwiththeEducationFundingAgencytoidentifyapermanenthomefortheschool,whichiscurrentlyhousedinatemporarysiteinPrioryParkRoad,NW6.

TheplanisfortheschooltoopenontheDudleyHousesiteinSeptember2017,subjecttoplanningapprovalandtheappointmentofadesignandbuildcontractor.

MaryleboneBoys’Schoolaccepteditsfirstintakeof120Year7pupilsinSeptember2014.Theschoolwillmoveintoitsnewhomewithanintakeof480pupils,withaneventualstudentpopulationof840,includingamixedsixthform.

MARYLEBONEBOYS’SCHOOL

HeadteacherRichardArdronsaid:

We are delighted that Westminster City Council and the Education Funding Agency have worked tirelessly to secure a first class site for the school and we look forward to working in partnership with them as they build our new school. The new purpose-built premises will enable us to build a long-term future for pupils in Westminster.

Theschoolfacilitieshavebeendesignedtooperateasacompletelyself-containedpartofthewiderDudleyHousescheme.

“

”

The school facilities

The new site for the Marylebone Boys’ School will provide a high-quality learningenvironmentforitspupils,andaddtothealreadyexcellenteducationalfacilitiesonofferin Westminster.

Theschoolhasbeeninvolvedinthedesignprocessfromthestarttoensurethefacilitiesaredesignedaroundtheneedsofpupilsandstaffandtobeconsideratetowiderlocalcommunities.

MaryleboneBoys’Schoolhasa travelplanandbehaviourpolicywhich toensure itspupilswillbegoodneighbourstothoselivingorworkingclosetotheschool. Theschooldayisextendedwhichmeansthatschooldoesnotfinishuntil5pmMondaytoThursday(3pmonaFriday).TheexistingexperienceisthatpupilsleavethepremisesandtheimmediatesurroundingareaveryquicklyandthelocationoftheschoolinPaddingtonwithallitstransportconnectionswillleaveteachersideallyplacedtomanagethis.Itistheschool’spolicytodiscourageparentsbringingpupilstoschoolbycar.

High quality design

Thedesignfeaturesanatriumwhichprovideslightandalsopointsofvisibilityoneachfloorforthestaffsupervising.Thelargerspaceshavebeendesignedflexiblytoallowthemtoperformdifferentfunctionswiththeminimumofreorganisation.

Exceptionalfacilitiesforlearninginclude:

• Modernclassrooms• Musicroomsanddedicatedrecital/dramaroom onthegroundfloor• Artanddesignroomsandfoodtechnologywith adjacentpreparationareas• Libraryandquietindividualstudyarea• Sportshall,androoftopplayandrecreation facilities

Basement

Ground

1st

2nd

3rd

4th

5th

6th

Roof

Atrium

Atrium

Atrium

5-a-side

pitch

DiningH

all

6thForm

Study

Catering

Void to

Baseme

ntlevel

Recital/D

rama

SEN Recepti

on

SportsH

all

Changing

Rooms

Classrooms

Atrium

Breakou

t

Area

Music

Science

s

Technology

Resourc

e

CentreRes

ourceCe

ntre

Breakou

t

Art

Classrooms

Classrooms

Classrooms

Classrooms

Classrooms

Science

s

MARYLEBONEBOYS’SCHOOL

Precedentimages

External

play

KitchenCommunity and Meeting Room

Lobby

Office

Acc

essi

ble

WC

WC

WC

Stor

e

Raised Stage

Baptism Pool

Main Hall

Store

Main Entrance

Exit

ProposedChurchFloorPlan

Modern new Church facilities

TheCentralPentecostalChurchiscurrentlylocatedonthreefloorsalongNorthWharfRoadwithnoliftaccess.TheredevelopmenthasprovidedtheopportunitytoworkwiththeChurchtocreatespaceforthemwhichbettermeettheirneedsforthefuture.

ThenewChurchfacilitieswillprovideaspacious,welcomingandaccessiblespace:

• Modern,communityspaceononefloornotthree

• Locatedatgroundlevel-accessibleformobilityimpaired

• Largerspacedesignedtoaccommodatespecificchurchrequirementsincluding a mainhall,baptismpool,communityroomandoffice

• KeepstheChurchincentralPaddingtonlocationbenefitingfromexcellenttransport links

Proposed Church layout

CENTRALPENTECOSTALCHURCH

Indicative programmeTheplanningapplicationwillbesubmittedinlatesummer2015.Inadvance,thecouncilhasappliedforpermissiontodemolishtheexistingbuildingsonsite.Thesebuildingswillneedtoberemovedtoprepareforanyfuturedevelopment.Theearlypermissionhasbeensoughtinordertofacilitatethedeliveryoftheschoolsubjecttoplanningapproval.

Subjecttoplanningapprovalandtheappointmentofadesignandbuildcontractorweanticipatetheprojectwillprogressonthefollowingtimescales:

LATESUMMER2015Planningapplication

submitted

LATE2015Planningdecision

SPRING2016Constructionwork

begins

SUMMER2017Constructionwork

completed

SPRING2018Tenantsbegintomove

into the homes

SEPTEMBER2017MaryleboneBoys’School

opens on site

TIMESCALES

Minimising disruption during construction

Aconstructionmanagementplanwillbesubmittedwiththeplanningapplication.Thiswilldetailhowworkswillbemanagedtominimisedisruption–includingworkinghoursandtransportaccesstomaintainvehicleflowsandensurepedestriansandcyclistsareable to get around easily.

TheprojectteamwillconsultwithWestminsterCityCouncil’sEnvironmentalHealthandHighways representativesas the constructionmanagement plan is developed–andwillholdregularupdatemeetingsduringconstruction.Meetingswithlocalresidentandbusinessgroupswillalsobearrangedtokeepthelocalcommunityinformed.

Environmental sustainability

Incorporatingsustainableprincipleshasbeenintegraltothedesignfromtheoutset.

UsingguidelinesestablishedbytheCodeforSustainableHomesandBREEAM*,thedesignminimisesenvironmentalimpactandaimstoachieveBREEAMVeryGoodratingandCodeforSustainableHomesLevel4.

*BuildingResearchEstablishmentEnvironmentalAssessmentMethodology

LATE2015Demolition

Feedback and next stepsThankyouforattendingtheexhibitionshowingWestminsterCityCouncil’snewproposalsforthefutureoftheDudleyHousesite.Wewilltakeawayandreviewthefeedbackwereceivetodayandhopetosubmitaplanningapplicationlaterinthesummer.

Wehaveprovidedcommentscardsforyourfeedback.Wearegratefulforyourcommentsandyoucaneitherleavetheformsheretoday,orreturnthembyfreepost.Allthedetailsyouneedcanbefoundontheform.Alternatively,youcanrespondviatheemailaddressor website below.

Pleasecontact:

t:02076417256

e:northwharfroad@westminster.gov.uk

w:www.westminster.gov.uk/northwharfroad

Many thanks for visiting.

FEEDBACK

Westminster’s team

Partners