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This scheme, for developer Land Securities, proposes to replace an existing slab-like office building on Victoria Street in central London with two new buildings that incorporate a mix of retail, office space and housing.
The initial design intention was to attempt to break up the mass and bulk of the existing building into a series of blocks that respond to the urban grain of the city. Opportunities for pedestrian permeability through the site led to the proposal for porous blocks, which between them form two significant new public spaces and public routes. The design comprises two clearly distinct buildings that express their different internal uses whilst making a harmonious urban ensemble. The West Building (G+12 storeys) will be office space from second floor upwards and the East Building (G+14 storeys) will be exclusively residential from second floor upwards, housing 102 apartments ranging from studios to three and four bedroom family flats. The scheme proposes an active retail frontage at ground and first floors of both buildings.
The West Building will be articulated with gold and bronze coloured metal window reveals that will shelter the occupiers from hot sunlight. These articulated window reveals also add character and detail to the façades giving them a human scale. The East Building will be made of Jura limestone and gold and bronze coloured metals. Its South façade shades long terraces and protects the interiors from overheating. It also protects the inhabitants’ privacy and presents an orderly and dignified face towards Victoria Street. The rear façade overlooking the Royal Parks forms a ‘garden elevation’ and metal balconies will sit between a metal screen and a limestone wall. Bay windows on the side façades provide daylight and views South over the River Thames or North over the parks.
We see the opportunity for a scheme in which landscape and architecture are conceived of as a single project. The buildings will be grounded in the spaces of the city and in tune with the natural world. The site offers an opportunity for increasing permeability with additional pedestrian routes and spaces that will reconnect Victoria Street with its immediate surroundings, linking into long-term strategic ideas for improving the wider public realm.
The new south facing courtyard area between the West and East Buildings accessed off Victoria Street will enliven and activate the public realm at street level. Restaurants will open onto a covered colonnade creating external seating areas for use all year round. A tree-lined court continues from Wilcox Place across Victoria Street connecting with spaces to the North and South and giving access into the East residential building. A new public park (Kingsgate Gardens) is proposed under a separate planning application, giving access to Westminster City School and to St. James’ Court Hotel. Planted roof terraces occur on the West Building as a result of the upper floors stepping back and four of the residential units in the East Building have access to private rooftop gardens.
We propose to create a series of blocks that respond to the Southerly aspect of the site in sustainable and architectural terms. The following measures are proposed: ‘Solar Facades’ will limit solar gain and be enlivened by the play of sunlight and shadow; A cold water in the aquifer (water table) beneath Victoria Street will be harnessed to provide ground source cooling to the floor slabs, reducing the need for air treatment; Aluminium window frames on the existing building will be recycled to form the solar façade; Grey water harvesting will recycle rainfall for irrigation to the roof gardens and for WC flushing; Photovoltaic panels will be provided on the roof levels; A combined cooling heat and power plant (CCHP) will serve both buildings; Mixed-mode ventilation with opening windows will be possible for both office and residential buildings; Heat will be recovered and re-used in both buildings.
