Nightingale house presentation boards

65 Curzon Street Mayfair
Public Exhibition 29th June 2015
Pilbrow & Partners on behalf of DTZ Investors 1
Welcome.
Welcome to this public
exhibition of proposals for the
redevelopment of Nightingale
House at 65 Curzon Street.
The proposals have been subject to pre-
application discussions with Westminster City
Council and we are now seeking views of our
neighbours and other local stakeholders to
help shape the scheme’s development.
It is anticipated the final proposals will
be lodged as a planning application with
Westminster later in the summer.
It is proposed to replace the existing 1980’s
office building with a high quality apartment
building set above a new public arcade linking
Curzon and Stratton Street.
We invite you to view the boards on display,
which outline our proposals for the site. We
would be grateful if you could complete a
feedback form to let us know your views on the
scheme.
Members of the development team are on hand
to answer any questions you may have and
provide further information on the proposals.

The Architects.
The Nightingale House
proposals are designed by
Pilbrow & Partners.
Founder partner, Fred Pilbrow has been
responsible for a number of notable projects
in Westminster. His work seeks to respond to
Mayfair’s rich and varied architectural heritage.
Selected projects designed in Westminster by
Fred Pilbrow, from top:
21 Davies Street. Fred Pilbrow, Design Partner,
KPF on behalf of Capital & City.
Imperial College Prince’s Gardens. Fred
Pilbrow, Design Partner, KPF on behalf of
Imperial College London.
56 Curzon Street. Fred Pilbrow, Design
Partner, PLP Archiecture on behalf of
Brockton Capital.
3 Orme Square, Fred Partner, Design Partner,
Pilbrow & Partners.

Site Location.
The Nightingale House site is
set between Curzon Street to the
north and Stratton Street to the
south.
Thus the building terminates the route north
along Stratton Street from Green Park. The
building is also prominent in views south from
Berkeley Square in views to Curzon Street
from Fitzmorris Place.
Left: Aerial view from the north
Left below: Aerial view from the south
Below: Site location plan

The Existing
Building.
The existing building is
architecturally undistinguished
and makes a negative
contribution to the quality of
Curzon Street.
The existing office building was constructed
in the 1980s, replacing a former apartment
building on the site.
Externally, the quality of the Curzon Street
facade is poor. On Stratton Street, a section of
the earlier apartment building was retained,
above which an insensitive roof extension was
constructed.
Internally, the building provides awkward
and irregular floor plates with limited light.
The building is highly energy inefficient and
its environmental systems have now reach
the end of their useful service life. This
accommodation does not meet contemporary
work place standards and floors such as the
one where this exhibition is held, are vacant.
The existing building, from top:
Curzon Street looking south west
Stratton Street looking north
The existing office lobby is inaccessible for disabled users
Ground floor frontage is inactive - the building makes little
contribution to the street.
Upper office floors. The quality of the existing work place is
poor, with irregular floors and limited natural light.

Linking Statton
and Curzon
Streets.
The site
Stratton
Street
The existing site dead ends the north end of Stratton Street
An arcade connects Stratton Street and Curzon Street providing a link between
Green Park Underground and Bond Street Crossrail
The proposed
arcade
Today, the site dead-ends the
north of Stratton Street, forcing
pedestrians east back to Berkeley
Street.
We propose an arcade linking Stratton Street
with Curzon Street, restoring a historic
connection that has been lost since the early
18th Century.
We asked pedestrian movement specialists,
Space Syntax, to assess how useful such a link
would be. Their analysis demonstrates the
value of a link which lies on the most direct
route between Bond Street Crossrail to the
north and Green Park Underground station to
the south.
Stratton Street connected to Curzon Street before 1660

The Arcade.
The proposal draws on historic
arcades characteristic of Mayfair.
Historically, Piccadilly has long been associated
with higher quality arcades and gallerial. From
the grand scale of Burlington Arcade to the
more intimate Royal Arcade, these pedestrian
routes have enriched the character and life of
the area.
The arcade proposed on the Nightingale House
site is conceived in this tradition.
A vaulted doubled height space is lined with
bronze framed shop fronts. The arcade curves
between the two streets and is on a gentle
incline dropping from Stratton Street towards
Curzon Street.
The site
Burlington Arcade
Historic Mayfair arcades,
clockwise from top left:
Royal Arcade, 1879 Grade II
Listed
Burlington Arcade, 1880
Grade II Listed
Princes Arcade, 1880, partly
Grade II listed
The proposed arcade: view south to Stratton Street
Prince’s
Arcade
Piccadilly
Arcade
Royal
Arcade
The Quadrant
Arcade

Pilbrow & Partners on behalf of DTZ InvestorsThe proposed arcade - view south to Stratton Street and Green Park

Stratton Street.
A Bath stone elevation is
proposed to Stratton Street
to form the backdrop to the
proposed arcade.
Our initial studies explored the potential
to retain the Stratton Street facade however
this worked poorly with the restored arcade
- the scale of openings was restricted and the
building line is set away from the pavement
behind a lower ground floor area.
The new facade is aligned to the adjacent
Mayfair Hotel and forms a slender gable on
axis with Stratton Street.
Proposed ground floor plan Arcade section Proposed Stratton Street elevation
Existing Stratton Street elevation

Curzon Street.
Three projecting bays articulate
the proposed elevation on
Curzon Street.
The Bath stone facade is designed to express
the internal planning of the apartments within.
Each othe the three living rooms on this face
of the building are lit by gently projecting bay
windows. Set between narrower lances which
light the secondary rooms.
The eastern most bay is aligned to the arcade’s
entrance on Curzon Street.
The elevation reflects the
internal apartment planning
Curzon Street sketch elevation

The proposals have been
carefully assessed in local
Townscape views with input
from Townscape consultant
Richard Coleman.
The new Curzon Street facade brings back
the vertical rhythm of the canted bay which
characterised the previous building by R J
Worley. The existing building is part of the rash
of Post Modern Classicist 1980’s commercial
buildings which most agree were a mistake.
The new design is rich in terms of modelling
and has the potential to bring into play a
further richness by way of mixing brick with
stone. This simple rhythmic device brings an
ordered continuum to the street wall and a
counterpoint to the large scale, mono-material
horizontality opposite. There is no doubt
that a change of this kind would enhance the
character and appearance of the conservation
area.
The proposed facade on Stratton Street by
Pilbrow and Partners addresses the character
of the conservation area and contributes
positively to the setting of the adjacent listed
15 Stratton Street. In particular the stepped
facade provides a more intimate context for
the group and the listed building. The forward
‘bay’ recalls the buildings on the site previous
to Worley’s design, where they provided a
focus to what was a cul-de-sac in the days of
the adjacent Devonshire House gardens. The
breaking and articulation of the facade is in
harmony with the two older neighbours.
While there is a loss of the retained facade, this
can only be described as less than substantial.
The replacement design offers an approproate
response to the setting and proposed restored
line of permeability provided by the arcade.
Richard Coleman, CityDesigner
Townscape.

Internal
Planning.
Seventh Floor
1 - Terrace
2 - One-bed unit
3 - Two-bed unit
4 - Three-bed unit
5 - Four-bed unit
Eighth Floor
Typical Floor (Second - Fifth)
Apartment layouts ensure that each
of the proposed five units on a typical
floor benefit from aspect to the street
frontages on Curzon Street or Stratton
Street. Living rooms are planned on
these frontages to benefit from the best
light and views. Bedrooms have aspect
onto the two quieter courtyards within
the interior of the block.
First Floor
The arcade is double height and
rises towards Stratton Street. The
accommodation is drawn back
therefore, at this level from the base of
the Mayfair Hotel courtyard.
1 - Void over arcade
2 - Resident’s shared amenity
3 - One-bed unit
4 - Two bed unit
Ground Floor.
1 - The arcade
2 - Retail / Cafe
3 - Entrance to lower ground floor A3
unit
4 - Residential entrance
5 - Residential lobby
6 - Residential car lift
The proposed building is
residential above ground floor
retail, cafe and restaurant use.
On its upper floors, Nightingale House will
accommodate 32 apartments. A range of unit
sizes are proposed in line with Westminster’s
planning guidance (0 studios, 6 one-beds, 16
two-beds, 9 three-beds and 1 four-bed unit).
A number of recent residential schemes in the
area have created very large units, attracting a
high proportion of international non-resident
buyers. The units in Nightingale House by
contrast are not oversized - the average is
120sqm - and the building will be targetted at a
local occupier market.
On the ground floor, the residential entrance
lobby faces Stratton Street.
Retail and cafe units animate the Curzon Street
frontage and the western side of the arcade.
We are in discussions with the Mayfair Hotel
and have offerred them connections into the
eastern side of the arcade on Stratton Street
to animate this section of the arcade on both
sides.
A connection from the arcade is proposed
to an A3 restaurant unit at lower ground
floor. This unit will be below Westminster’s
500sqm size threshold and it will naturally be
subject to agreed opening hours to minimise
the potential of disturbance to surrounding
residents.
It is anticipated that the arcade will be closed
between the hours of midnight and 6am. The
arcade will be subject to a walkways agreement
to ensure that free passage is not obstructed by
chairs and tables.
1
2
45
2
6
3
1
2
4
3
2
4
3
4
3
4
5
3
4
4
3

Our
Neighbours.
The proposals have been
developed to maintain the
amenity of neighbouring
residents and to take account
of the nature and operation of
adjacent businesses.
Neighbouring Residential Amenity
The proposed apartments are planned with
living rooms facing the street and bedrooms
to the quieter courtyards within the block.
This minimises the potential of noise and
disturbance to neighbours.
The design team has been advised by daylight
and sunlight consultants GVA to ensure that
adequate lighting is provided to the proposed
apartments and maintained to neighbours.
Sufficient separation distances have been
preserved to ensure that there is no direct
overlooking or harm caused to sense of
enclosure.
Ground floor retail cafe and restaurant uses
are planned with integrated ventilation to roof
level to ensure no smells or noise disturbance
to neighbours.
Relationship with Neighbouring Commercial
Occupiers
The Mayfair Hotel to the north east of the site
is recognised as an important local business
and the design ensures the operation of the
hotel is not prejudiced by the proposals. The
court to the north east is lined on its upper
floors by guest rooms. Bedrooms to the
proposed apartments are planning on this
elevation to minimise noise disturbance.
The existing cigar bar at the base of this
courtyard faces the unoccupied void above the
proposed arcade, minimising the potential for
disturbance.
Curzon Street elevation Stratton Street elevation
Courtyard elevation to the south west Courtyard elevation to the north east

Parking,
Servicing and
Basements.
22 car spaces are provided
for the proposed residential
accommodation.
A car lift on Curzon Street provides access
to basement parking for residents where 22
car parking spaces are proposed for the 32
residential units. Three of these spaces are for
disabled users. Electric vehicle charging points
will be provided.
60 cycle parking will be provided for residents
and retail employees in accordance with
standards set out in the London Plan.
A Servicing Management Plan will be
implemented to mitigate any potential
impacts of servicing activity and ensure that
deliveries are undertaken in consideration of
neighbouring developments. Servicing will
take place from the street with the majority of
deliveries from Curzon Street.
Traffic surveys are being undertaken to better
understand existing conditions and inform the
future servicing strategy.
Three basement floor levels are proposed.
A full Construction Management Plan will
be submitted in support of the planning
application, this will set out in detail how our
structural engineers AKT II have approached
the basement design to ensure that it will have
no adverse impacts on neighbours.
Lower Ground floor plan
1 - A3 restaurant
2 - UKPN Substation
3 - Commercial waste storage
Ground floor plan
1 - Car lift
2 - Access to UKPN Substation
3 - Residential waste storage
4 - Commercial waste collection point
5 - Glazed roof
Basement 1 Plan
1 - Plant
2 - Parking
3 - Cycle parking
Basement 2 Plan
1 - Parking
2 - Cycle parking
4
2
5
1
2
3
1
3
1
2
3
1
2

Programme and
Construction
The construction will require
careful consideration and
detailed planning.
The team will engage with specialist
contractors at an early stage to ensure the
works are well planned and disruption is
minimised.
The appointed contractor will work in
collaboration with Westminster City Council
to obtain the necessary approvals prior to
commencing the works.
The selected contractor will be a member of
the Considerate Contractor Scheme and Fleet
Operator Reconigition Scheme.
There will be a dedicated logistics manager
who will ensure the site operations do not
cause congestion to the local road network.
Detailed plans will be made or traffic and
pedestrian movement, material deliveries,
craneage and materials.
Anticipated construction programmeConstruction traffic routing

Sustainability.
Extensive energy efficiency
measures, along with low carbon
technology, will be incorporated
into the design for Nightingale
House.
The development will aspire to:
• Deliver a minimum on-site carbon dioxide
emissions reduction of 35% improvement
over Building Regulations Part L
• Achieve BREEAM ‘Excellent’ rating for
appropriate non-residential areas
• Achieve cfSH level 4 for all residential
dwellings
• Achieve additional BREEAM and CfSH
credits beyond the minimum targets(above)
• Adapt the development to account to
any local air quality and/or noise issues
whilst reducing breakout noise from the
development to the surrounding area
• Deliver a thermally and visually efficient
building envelope to reduce heating loads
and maximise passive solar gains whilst
reducing the need for artificial cooling and
glare control
• Incorporate low carbon technology
• Deliver energy efficient building services
systems including a Building Energy
Management System complete with energy
metering and low energy lights
• Consider alternative technologies to further
reduce energy consumption and carbon
emissions
• Provide electronic car charging points
• Provide covered and secure cycling facilities

Thank You.
Thank you for attending our
public exhibition. We hope that
you have found this information
useful. We would be grateful for
your feedback.
Please could fill in our feedback form to let
us know your thoughts on the proposals? The
form can be left with staff, or sent to us later
using the FREEPOST address.
If you have any further questions or would like
more information, please contact Matthew
Richards at Four Communications:
E: matthew.richards@fourcommunications.
com
T: 0203 697 4297
M: 07540 262 930
20 St Thomas Street, London SE1 9BF
Westminster City Council will also
consult residents, businesses and the local
community as part of the application process.
Westminster’s officers will collate all feedback
received to form part of its report to the
planning committee – any feedback given here
will be passed to Westminster City Council as
part of the application.
Aerial view from the north

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