WELCOME
Paddington Central
Welcome to the first public exhibition of proposals
for the development of the Paddington Central
Management Office.
• British Land is currently at the early stage in establishing plans
for the site, to provide a new ‘Gateway’ building in place of the
under-utilised Management Office.
• We will be working with the local community and Westminster
City Council as we seek feedback on our ideas to ensure that our
scheme actively and positively contributes to the local area.
• This exhibition is a chance to see our ideas for the site and to
share your thoughts and comments with the development team.
We would be grateful if you could take the time to complete a
questionnaire at the end of the exhibition.
• Following this exhibition we will take time to consider all the
comments. We will then present more detailed plans to you
before we submit a planning application later in the year.
THE TEAM
British Land - Broadgate Circle
Carmody Groarke - 7 July Memorial
British Land – Regent’s Place
Carmody Groarke - The Filling Station, London
British Land
Carmody Groarke
We are one of Europe’s largest publicly listed real estate
companies. We own, manage, develop and finance a portfolio
of high quality commercial property, focused on retail and
leisure around the UK and offices and residential in London. Our
properties are home to over 1,000 different organisations and
receive over 300 million visits each year.
Carmody Groarke is a London-based architectural practice
founded in 2006. The practice has developed a reputation for
working on a wide range of cultural, heritage, residential and leisure projects.
We create Places People Prefer – places where people want to
work, shop and live. Across our portfolio we are focused on placemaking. This is about
creating attractive, engaging and vibrant real estate, which is in
tune with modern lifestyles.
Completed projects include the New Architecture Gallery at the
Royal Institute of British Architects headquarters, the permanent
memorial to the 7 July London bombings, Frieze (London) Art
Fair 2011-2013, The Filling Station in King’s Cross, Maggie’s Cancer
Care Centre Clatterbridge Merseyside, an artist studio for sculptor
Antony Gormley and a contemporary gallery for White Cube at
Glyndebourne.
BRITISH LAND
IN PADDINGTON
No. 4 Kingdom Street - under construction
Canal side retail
Proposed Kingdom Street public realm
Message from the unseen world
• British Land is a long-term property owner, committed to
creating outstanding properties and ensuring surrounding areas
benefit from its investment.
• British Land has established partnerships with a range of
community organisations to deliver educational projects.
These include:
• British Land purchased Paddington Central in 2013.
• Over the past four years, it has delivered:
- Westminster Academy - where we mentor sixth formers,
provide career events and an ongoing art programme
- Public realm improvements to the canal-side and Kingdom
Street
- The Floating Classroom - which teaches local schoolchildren
about the past and present of canals
- Enhanced signage and new public art
- St Mary’s Bryanston Square Primary School – where we provide
a maths and reading partner programme and helped fund
turning a classroom into a library
- A new office building at 4 Kingdom Street (completing in April 2017)
• British Land delivers jobs, employment and training
opportunities. • The development at 4 Kingdom Street provided jobs in the local area and 42 apprenticeships, 58% of all construction
spend has been with London firms within 25 miles and the 4 Kingdom Street team has volunteered over 670 hours to community projects.
• We also support Pursuing Independent Paths which helps adults
with learning disabilities live independent lives, and the Walterton
and Elgin Community Homes with whom we run an annual
community day.
PADDINGTON IS
EVOLVING
Paddington is made up of a series of island sites
The Westway in 1970
The site in 1999
• Over time Paddington has been divided by layers of heavy
infrastructure, particularly the rail network, Westway and canal.
This has created a series of island sites.
• These physical barriers reduce permeability and make wayfinding more difficult, discouraging investment in quality retail,
restaurants and cultural attractions.
• The management suite forms part of British Land’s ambition to reconnect Paddington Central to the wider area.
• The opening of Crossrail in 2018 will see additional visitors to the Paddington area and increased demand for retail and places
to stay.
The site in 2013
Crossrail opening 2018
A VISION FOR
PADDINGTON CENTRAL
Sheldon Square
Creating connections through Paddington Central and beyond
• The Management Suite site has the potential to improve
connections to neighbouring areas and deliver benefits for
existing residents, workers and visitors.
• At the same time we are committed to delivering sustainable
economic growth, new employment and training opportunities
and world-class public realm.
• We want to create a vibrant and well-connected, 7 day a week
destination, to benefit local businesses and residents - through a space which is welcoming and thriving.
• To deliver these objectives we propose to introduce a boutique
hotel with a high quality restaurant and leisure offer, which will
activate the under-utilised space under the Bishop’s Bridge Road. THE SITE
Existing marketing suite
Existing marketing suite
• The Management Office is located off of
Bishops Bridge Road, at the entrance to
Paddington Central.
• The site is strategically located at the
entrance to the campus but is underutilised.
Existing marketing suite
• The existing building turns its back on
Bishop’s Bridge Road and the railway,
failing to offer an inviting entrance to
Paddington Central. • There is a significant void of space below
Bishop’s Bridge Road which is currently
underutilised.
Existing service yard under Bishop’s Bridge Road
RELEASING
HIDDEN SPACES
Existing Paddington Central at Management Office
2
Connection to Sheldon Square amphitheatre
• The Management Office site conceals
significant space under Bishop’s Bridge
Road which could be used to deliver more
services and public amenity.
• The delivery of a boutique hotel, including
accompanying high quality restaurant
and leisure spaces would help to activate
this space with new entrances from the
Sheldon Square amphitheatre, tow path
and Bishop’s Bridge Road.
Connection to canal tow path level
• Inhabiting the space below Bishop’s
Bridge Road level provides opportunities
to create interesting new views of the
surrounding infrastructure and provides
potential for a mix of uses.
Connection to the Bishop’s Bridge Road level
A BOUTIQUE HOTEL
•T
he proposed building will provide hotel accommodation with
publicly accessible amenity space on the lower floors. We are
currently in the process of selecting a hotel operator for the site.
• We believe a high quality boutique hotel is appropriate for the
area because:
- A hotel will improve footfall during the week and at the
weekend and benefit from the extra visitors that will be
brought to the area from Crossrail.
- The area is currently lacking a high-quality boutique hotel
which can meet the needs of business and tourist visitors.
- The current proposal is to provide up to 200 rooms to
attract prospective operators. A detailed and comprehensive
management plan will be drawn up as part of our application
in consultation with the hotelier.
- A hotel will create around 315 new FTE jobs. Evidence suggests
hotel employees are more likely to live locally than any other
uses. British Land’s apprenticeship scheme will be extended
as part of the development and we will seek to target local
businesses to provide services in building the hotel.
A NEW DESTINATION
• At this stage, to deliver the
required number of rooms,
restaurant and leisure offer,
our proposals are for a slender
building of Ground plus 19
storeys.
• The building will be designed to be slender and
take a different approach
to the predominantly glass
and steel buildings typical in
Paddington Central.
• As the building rises, the
fenestration and detailing
would change to distinguish
the architecture.
• At the lower levels, the
structure will provide active
frontages and access to the
public areas.
• Smaller windows at the
lower levels will minimise the
potential for overlooking.
• The upper floors will be
capped by a rooftop bar /
restaurant with public access.
View from Bishop’s Bridge Road towards the Gateway building
URBAN CONTEXT
Overview of Paddington Opportunity Area - Existing, Consented and Proposed
Cross section sketch of Gateway Building
THANK YOU
AND NEXT STEPS
New public realm and active frontages
Thank you for attending our exhibition
We hope you have found this helpful in explaining our ideas to help
activate Paddington Central with new, interesting uses to create a
welcoming space for all who use the campus.
To summarise:
• We are keen to hear your feedback. Following a review of this
consultation, we will seek to hold a further exhibition later in 2017
with details of the proposed operation of the hotel and more
detailed design information.
1. We consider there is the potential to help reconnect Paddington
Central through the redevelopment of the Management Office.
• To ensure that we understand your views on the proposals so far,
we would be grateful if you could fill out a questionnaire.
2.The existing building is stratically located at the entrance to the
campus, but fails to contribute to the success of Paddington
Central and has reached the end of its useful life.
• These can be left with members of the team, posted in the box or
sent to us later using the freepost addressed envelopes provided.
3.The site offers a prime opportunity to provide a new
development that will benefit local businesses and residents,
creating a space which is welcoming and attractive throughout
the week.
4.Our proposal for a new boutique hotel will help to improve the
public realm and variety of uses of Paddington Central.
• If you have any further questions or would like more information, please contact us at: [email protected]