Dora House, Exhibition Boards 2018

Welcome Welcome to our exhibition on Dora House.

View of the proposed St John’s Wood Road building from Wellington Road, opposite the Lord’s Cricket Ground entrance

Welcome to the public exhibition organised by Central and Cecil Housing Trust (C&C) and Regal London.

Whether you are a Dora House resident waiting to be moved back into the new and affordable accommodation for the over 55s, a neighbour, local business, or just interested in the area, we encourage you to comment on our plans.

Dora House is a former 1960s sheltered housing scheme in St John’s Wood, opposite Lord’s Cricket Ground and located in the City of Westminster Borough in Regent’s Park ward.

Members of the team are available to answer any queries during this exhibition, and we would be grateful if you provide us with your feedback.

C&C originally presented proposals for the much needed redevelopment of Dora House in 2014, and secured planning permission from Westminster City Council in July 2017.

You can provide us with your comments by:

The revised proposals displayed here today are being brought forward in partnership with our delivery partners, Regal London, who have been appointed so we can deliver on our aim to welcome back residents of Dora House to new high-quality homes for the over 55s by 2022.

• Emailing dorahouse@londoncommunications.co.uk

• Speaking to a member of the project team here today • Filling out a comments card • Calling 020 7612 8474

The Team Central & Cecil Housing Trust (C&C) is a not for profit housing association and care home provider with 93 years’ experience providing accommodation and support to vulnerable people and the ‘Over 55s’. C&C owns and manages 2,000 homes across London.

For 45 years since it opened in 1969, Dora House has been a home for over 200 residents aged 55 to 100+ years old.

Now outdated, C&C is looking to redevelop Dora House in partnership with Regal London to provide innovative and age appropriate homes for our residents.

The C&C team

Regal London have two decades of experience in working alongside leading architects to create thoughtful and elegant building designs that are bespoke to each development.

Regal London’s in-house construction team ensures that out exacting standards are met throughout the whole design and build process.

Regal London has recently delivered the neighbouring Compton residential development, a few minutes’ walk from the site.

The Compton, St John’s Wood

Squire & Partners have been brought on to refresh the design of the residential building at 60 St John’s Wood Road.

Squire & Partners is an architecture and design practice with experience spanning four decades, earning it an international reputation. Squire & Partners’ approach responds to the unique and heritage of each site, considering established street patterns.

25 Buckingham Gate, St James’s Park

Ryder Architecture has been involved since 2014 in the design of the Lodge Road building which will provide accommodation for the over 55s.

Ryder, established in 1953 works across the UK from offices in Newcastle, London, Glasgow and Liverpool and has significant work overseas.

Projects range in value from £50,000 to £300m with over 5,000 residential dwellings being delivered or in the pipeline.

Islington View

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reported to the Architect immediately for any other purpose without the written permission of Squire and Partners.

This work is copyright and shall not be reproduced or used for any other purpose without the written permission of Squire and Partners.

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Why Have The Plans Changed?

Lord's Cricket Ground

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The Department Store 248 Ferndale Road, London SW9 8FR T: 020 7278 5555 The Department Store 248 Ferndale Road, London SW9 8FR info@squireandpartners.com T: 020 7278 5555 www.squireandpartners.com info@squireandpartners.com www.squireandpartners.com Project

60 St John's Wood Project London 60 St John's Wood NW8 7HN London Title NW8 7HN Proposed Site Plan for LCA Title

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The Pavilion Apartments

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Image of exisiting site

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The story so far

However, following a strategic review of the planning permission consented in 2017; it was concluded that the size and scale of the private residential units are no longer viable in the current market conditions, and therefore unable to support the new affordable accommodation at Lodge Road.

Several years ago C&C began a review process to identify how best to continue to deliver affordable housing for our residents on the site. The existing Dora House building is no longer fit-for-purpose as sheltered housing, and refurbishments and reconfiguration are not viable options.

The building structure cannot easily be adapted and the costly essential upgrades required to the roof, windows, heating and electrics would still not address the need for improvements to space standards.

Following a detailed co-design process with our residents, plans were taken forward to demolish the existing Dora House and construct a new Dora House on the Lodge Road side of the site and a private residential building on the St John’s Wood Road side. These plans recieved planning consent from Westminster City Council in July 2017.

C&C undertook a process to find a delivery partner for the project and selected Regal London. C&C and Regal London are now working together to bring forward a deliverable solution for the site, enabling the project to commence construction in late 2019 with a view to residents moving into the new and affordable, over 55s accommodation in mid-2022.

Both the original consented scheme and the current proposals would see the development of two buildings on the site: a replacement affordable housing scheme for people ages over 55s, fronting Lodge Road; and a private residential building fronting St John’s Wood Road, the proceeds of which will fund the former.

Our Plans Welcoming back Dora House residents to new high quality homes. m 24

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Do not scale from this drawing. All dimensions to be checked on site. All omissions and discrepancies to be reported to the Architect immediately

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This work is copyright and shall not be reproduced or used for any other purpose without the written permission of Squire and Partners.

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As part of the new proposals, C&C’s delivery partners Regal London have appointed Squire & Partners to make revisions and improvements to the proposed residential building on St John’s Wood Road. s ce ra r Te

Lord's Cricket Ground

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The original architects for the Lodge Road building have been retained. Ryder Architecture have been involved in the project from the start, and involved in the co-design process involving the Dora Designers made up of Dora House residents.

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The plans will be delivered within largely the same footprint as before.

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The Department Store 248 Ferndale Road, London SW9 8FR T: 020 7278 5555 info@squireandpartners.com www.squireandpartners.com

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60 St John's Wood London NW8 7HN

• Roof terrace, green spaces and private balconies Title

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Proposed Site Plan for LCA

Lodge Road building

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Consented Lodge Road Building

Minimal design changes are being proposed to the sheltered housing units on Lodge Road. The design has been optimised to integrate an additional residential floor providing more affordable accommodation in the building, with minor changes to the height and massing. C&C’s main objective is to welcome back our residents to new high quality homes.

Proposed Lodge Road Building

Plans include: • 170 apartments catering for the over 55s • 153 at affordable rent levels and 17 at market rent levels • High quality design to ensure it supports tailored homes for the over 55s • Flexible ground floor communal space for the residents • Communal and outdoor space to encourage a sense of community

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The C&C Building: Lodge Road Fantastic and affordable accommodation for the over 55s.

The redevelopment of Dora House will replace outdated over 55s sheltered accommodation with new high quality affordable housing in the highly sought after Westminster borough..

The design of the C&C building fronting Lodge Road was developed collaboratively over several years through a series of workshops and consultation events with the Dora Designers. Residents of Dora House were involved throughout the whole process, with the Dora Designers working with Ryder Architecture to shape the evolution of the process from an early stage.

These revised proposals include minor changes to the consented design, and plans include 170 apartments catering for over 55s alongside flexible ground floor shared spaces.

Dora House residents

The new homes for over 55s • The plans will deliver 153 homes at affordable rent levels with 17 homes at market rent • The homes will set a new standard for over 55 homes in Westminster and be a positive addition to the local area • All homes will be managed by C&C

Typical layout of unit

The C&C Building: Lodge Road Fantastic and affordable accommodation for the over 55s.

Sketch showing communal garden

Flexible Communal and Outdoor Spaces for residents The vision for the Lodge Road building is that it encourages a sense of community among residents and contributes positively to the local area. The new building will offer a range of community facilities and spaces that can meet the individual needs of each resident.

• The ground floor of the building will provide communal facilities for residents comprising of a café area, treatment zones, respite and rehabilitation areas, a studio for exercise classes or events, and a lounge area. The new space will allow for activities such as yoga, film screening and arts and crafts • Residents can enjoy a large landscaped communal garden with space for micro allotments, sensory gardens and outdoor social space • There will also be south facing communal roof terrace gardens on the top two floors so residents can enjoy the sunshine • Private balconies will give all residents valuable private outside space to enjoy • The building design has focused on maximising the south facing aspect fronting Lodge Road to take advantage of the sunshine and ensure the residents can enjoy the sunlight • 33 car parking spaces will be provided for the Lodge Road building, at a ratio of 0.2 per unit

Image showing communal roof terrace gardens

60 St John’s Wood Road Delivering much needed homes for Westminster.

CGI of consented 60 St John’s Wood Road building

CGI of proposed 60 St John’s Wood Road building

Design

Key design changes

Our proposals for the new residential apartments at 60 St John’s Wood Road reinterpret the traditional local architecture and characteristics of the iconic London mansion block.

The new design approach includes:

The original consented 60 St John’s Wood Road building fronting St John’s Wood Road comprised of a 10 storey private residential block with 44 large apartments and an additional three levels of basement. The revised proposal is for 113 smaller apartments within the same footprint and a very minimal increase in overall height.

• Reduction in floor to floor heights – providing two extra floors

Not only will the increased number of apartments create a viable scheme capable of delivering the new Lodge Road building, but it also meets Westminster City Council’s policies to maximise housing delivery.

CGI of proposed 60 St John’s Wood Road building

• Optimisation of unit sizes to increase number of homes from 44 to 113

• Provision of 0.7 car parking spaces per unit (an increase from 48 to 79 spaces) • Protection of street trees

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Do not scale from this drawing. All dimensions to be checked on site. All omissions and discrepancies to be reported to the Architect immediately This work is copyright and shall not be reproduced or used for any other purpose without the written permission of Squire and Partners.

60 St John’s Wood Road

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Delivering much needed homes for Westminster.

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The Department Store 248 Ferndale Road, London SW9 8FR T: 020 7278 5555

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Swimming Pool 20x5m 107 m²

info@squireandpartners.com www.squireandpartners.com

Project

60 St John's Wood London NW8 7HN

Ground floor plan Title

Proposed Site Plan for LCA

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60 St John's Wood London NW8 7HN

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3B4P 17109-SQP-ZZ-00-DP-A-09ZZ001 122 m²

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The Department Store 248 Ferndale Road, London SW9 8FR T: 020 7278 5555 info@squireandpartners.com www.squireandpartners.com

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Typical residental floor plan

Diagram to show optimisation of units per floor

Landscaping The landscaping on the St John’s Wood Road frontage of the development includes trees and foliage which will act as a visual and acoustic screen to the traffic on St John’s Wood Road but will not be tall enough to encroach on the view of Lord’s Cricket Ground.

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60 St John's Wood London NW8 7HN

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Access and Car Parking A new forecourt area will be created for servicing and visitor pick up in a similar arrangement to other apartment buildings along St John’s Wood Road. Space has been provided to allow vehicles to drop off whilst allowing a through route for other vehicles to access the basement or exit the site.

Car parking will be provided through a multi-level secure underground car park. Spaces for bicycles will be provided at ground floor level adjacent to the building with safe and secure access.

60 St John's Wood London NW8 7HN

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Next steps

View of the proposed St John’s Wood Road building from Wellington Road, opposite the Lords Cricket Ground entrance

Thank you for visiting our public exhibition.

You can give us your feedback by:

Please do let us know what you think The consultation will continue over the coming months, and a planning application is due to be submitted to Westminster City Council in early spring 2019.

Responsible Construction Management Regal London is committed to working with the community at all stages and a detailed construction management plan would be agreed with Westminster City Council before any works started on site. Dora House has been a part of the local community for many years and the team want to continue to remain a good neighbour and ensure that the development makes a positive contribution to the local area.

Filling out a comments card today Posting the comments card after the exhibition using the envelopes and stamps provided Emailing us at: dorahouse@londoncommunications.co.uk Calling us at 020 7612 8474 Filling in our comments form online at www.dorahouseconsultation.co.uk

Timeline Planning application submitted: Early Spring 2019

Construction starts on site: Late 2019

Decision by Westminster City Council:

By Summer 2019

Ex-Dora House residents move back in to development: Mid 2022 Development completed: Mid 2022