MAKE Westminster City Council for planning approval in February 2007

The design has been developed to respond directly to the committee’s resolution and reduce the bulk and mass of the proposals along Riding House Street, Cleveland Street and Mortimer Street. The visual impact of the office building has been reduced by changing the pitch of the top floor mansard roof from 70’ to 30’. This has improved the bulk and massing along Cleveland Street and Mortimer Street. The top three floors, (rather than just two) of accommodation along Riding House Street have been recessed and the parapet line along Riding House Street dropped by a floor, making a significant reduction in the bulk and mass along the street. These set backs have created an opportunity for landscaped terraces along the upper levels.

Other topics

Revisions to loading bay    64Landscape    66Provision of bird and bat boxes    68

10 Mortimer Street    71Community facilities    72

01

This report illustrates the revised proposals for the redevelopment of the former Middlesex Hospital

The original proposals were submitted to Westminster City Council for planning approval in February 2007. Subsequently, following community, consultation the proposals were considered by the Planning and City Development Committee on  7 June 2007

Committee resolution

The officers report for the meeting advised :

‘‘That the design, height and bulk of the proposals are acceptable in terms of visual amenity, and would preserve or enhance the character and appearance of the conservation area, subject to:

a. A reduction in the height and bulk of the building on Riding House Street by setting back the top two floors

b. A reduction in the visual impact of the office building by providing a shallower top floor of the mansard roof a shallower pitch.’’

The committee’s resolution stated:

1. ‘Members acknowledge the officers’ revised recommendations as set out in 1a and b. Members wish to see further reductions explored around the whole of the site including Cleveland Street, Mortimer Street and Riding House Street 

(excluding Nassau), although members are open minded as to how this might be achieved, provided that the bulk of the structures are reduced or give the 

perception that they are reduced. However any proposed reduction will be 

mitigated against any necessary resultant loss in residential floorspace (having regard to the potential for such provision on the site as a whole) and the results of the sunlight and daylight report’’

2a. Lighter materials should be explored to help reduce the impact on neighbours.2b. The reduction in car parking spaces to 178 bays may be acceptable subject to further traffic impact analysis

Revised building  footprint

02

Improvements to Riding  House Street

03

The mass of the development has been reduced along Rising House Street by lowering the parapet height by 1 floor along the length of the street and recessing the top 3 floors of 

Street

Diagram illustrating the revised massing along Riding House Street

Riding HouseStreetDiagram illustrating previous massing along Riding House Street

Street

Riding HouseStreet

Diagram illustrating revised massing along Riding House Street

Reduced parapet height

Recessed top 3 floors

Landscaped terraces

Increase in amount of visible sky

In the revised scheme there is more visible sky.

Revised  elevation along Riding House Street

A number of street improvements are proposed along Riding House Street. These are in addition to the overall widening of the street previously proposed:

The pavement is widened opposite the school and a   

crossing proposed as a traffic calming measure and to help with the school’s access into the site

It is proposed to plant trees along the widened section of the pavement. and introduce bicycle parking under the trees

Pavement widened

Trees

School

Route through to garden

Raised level crossing

Revised proposal

The loading bay of the former hospital View looking east along Riding House Street

View looking east along Riding House Street

Artist’s impression illustrating the  proposals for Riding House Street

Improvements to  Cleveland street

04

Section illustrating the revised massing of the office building.

Isometric view of the previous massing of the office building

The comparison between the previous and revised elevation along Cleveland Street illustrates:

•  The change of the pitch to the top floor of the office building

•  The wider gateway into the garden, created by reducing the footprint of the    buildings and the length of building along the street

•  The introduction of columns along the elevation, improving the scale and      rhythm along the street

•  The greater articulation of the ground floor

View along Tottenham Street looking into the garden

Improvements to  Mortimer Street

05

Previous elevation along Mortimer Street

Revised elevation along Mortimer Street

Revised schedule of  accommodation

06

‘‘ any proposed reduction will be mitigated against any resultant loss in residential floorspace’’

We have sought to minimise the loss of apartment numbers but there is a 

reduction of 3 affordable units and 7 private units. The mix and proportion of the accommodation complies with planning policy

Bedrooms Private Shared ownership Social rented Total %

07

Bicycle provision has been enhanced and space allocation improved. We propose to use the IDEAL system of bicycle parking, which is widely used throughout London. 

Basement

The loading bay has been enlarged to ensure the swept paths  can accommodate the largest vehicle sizes predicted to use the facility. Further information regarding this can be found within the Arup transport supplemental report

Plan illustrating the revised loading bay

Revised tree level planting plan

Additional lavatory

Following the establishment of the chapel working party we have provided for a WC adjacent to the vestry. This will be a fully accessible unisex toilet

PCTRoute from school to garden

Stair down to school