WELCOME. Welcome to our second public exhibition on proposals for the redevelopment of the Paddington Central Management Office.

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WELCOME Management Office Paddington Central Welcome to our second public exhibition on proposals for the redevelopment of the Paddington Central Management Office.

1 WELCOME Management Office Paddington Central Welcome to our second public exhibition on proposals for the redevelopment of the Paddington Central Management Office. Following feedback from meetings with local people and our public exhibition in February this year, British Land has been working to refine the proposals for the redevelopment of the site. Our intention remains to remove the under-utilised Paddington Central Management Office and introduce a new high quality hotel which will act as a Gateway to the estate and offer a range of facilities to the Paddington area. This exhibition is a chance to see our updated plans for the site and to share your thoughts and comments with the development team, who are on hand to answer any questions you may have. Following this exhibition we will consider all comments which we receive. Subject to feedback, we hope to submit our planning application shortly.

THE TEAM British Land - Broadgate Circle Carmody Groarke - 7 July Memorial British Land Regent s Place British Land We are one of Europe s largest publicly listed real

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.

We create Places People Prefer places where people want to work, shop and live. Across our portfolio we are focused on placemaking.

Carmody Groarke - The Filling Station, London Carmody Groarke Carmody Groarke is a London-based architectural practice founded in 2006.

2 THE TEAM British Land - Broadgate Circle Carmody Groarke - 7 July Memorial British Land Regent s Place British Land 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. 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 line with modern lifestyles. Carmody Groarke - The Filling Station, London Carmody Groarke Carmody Groarke is a London-based architectural practice founded in The practice has developed a reputation for working on a wide range of cultural, heritage, residential and leisure projects. 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 , 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.

PADDINGTON IS EVOLVING Paddington is made up of a series of island sites The Westway in

been divided by layers of heavy infrastructure, particularly the rail network, Westway

These physical barriers reduce permeability and make wayfinding more difficult,

The Gateway site forms part of British Land s ambition to reconnect Paddington Central to

3 PADDINGTON IS EVOLVING Paddington is made up of a series of island sites The Westway in 1970 The site in 1999 The site in 2013 Crossrail opening 2018 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 Gateway site 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.

A VISION FOR PADDINGTON CENTRAL Sheldon Square Existing marketing suite Existing service yard under Bishop s Bridge Road Office The

4 A VISION FOR PADDINGTON CENTRAL Sheldon Square Existing marketing suite Existing service yard under Bishop s Bridge Road Office The Management Office site has the potential to improve connections to neighbouring areas and deliver benefits for existing residents, workers and visitors. We want to create a vibrant and well-connected, seven day a week destination, to benefit local businesses and residents - creating a space which is welcoming and thriving. At the same time we are committed to delivering sustainable economic growth, new employment and training opportunities and world-class public realm. To deliver these objectives we propose to introduce a new hotel with a high quality restaurant and leisure offer, which will activate the under-utilised spaces under the Bishop s Bridge Road.

OUR ENGAGEMENT Residential scheme Office scheme Proposed Overview of Paddington Opportunity Area - existing and consented Over the past few months, we have held a number of meetings with local

5 OUR ENGAGEMENT Residential scheme Office scheme Proposed Overview of Paddington Opportunity Area - existing and consented Over the past few months, we have held a number of meetings with local amenity groups, councillors and local residents to gather their feedback on our initial proposals. In addition to this, we held a public exhibition in February at which we had over 80 attendees. We want to thank everyone who has provided their views so far. The main points raised to date have been: Height and context. Whilst the proposed height was recognised as sitting within the context of taller buildings in the Paddington Opportunity Area, many consultees were keen to see local viewpoints and understand more about its impact upon amenity. Entrance and landscaping. The need to enhance the entrance to Paddington Central was acknowledged and consultees were keen to see enhancements to the public realm and additional greening. Operational management. Consultees were keen to understand how the hotel would operate at this location, including servicing arrangements, access, egress as well as the location of restaurant, bars and leisure services. Construction management. There was a desire for further information on the construction methodology, access routes and management to limit the impact on neighbouring properties.

OUR PROPOSALS Cross section through the proposals Amenity Height at start of consultation process Plant/Back of house Hotel bedrooms Current height Proposed typical hotel floor plan The area is

6 OUR PROPOSALS Cross section through the proposals Amenity Height at start of consultation process Plant/Back of house Hotel bedrooms Current height Proposed typical hotel floor plan The area is currently lacking a high-quality lifestyle-orientated hotel which can meet the needs of business and tourist visitors. Our proposals would see the introduction of a slender building of ground plus 19 storeys above the Bishop s Bridge Road level. The hotel would offer up to 200 bedrooms, creating approximately 500 jobs. The lower floors would include the entrances to the hotel, new cafe, restaurant, bar and leisure uses which will add to the vibrancy of the Paddington area and activate the underutilised spaces beneath the Bishop s Bridge Road. Plant and back of house services would be provided at lower levels, where possible. The upper storeys could offer a combination of conference and events spaces as well as a publicly accessible bar and restaurant with a roof terrace offering views to the south over the railway line. Since the start of the consultation process the height of the building has been reduced by 12 metres. Cross section of the proposals

CONTEXT AND HEIGHT Proposed view from Warwick Avenue

Proposed view looking west from Bishop s Bridge Road

detailed townscape and visual impact assessment from

The assessment seeks to ensure that the proposals have

7 CONTEXT AND HEIGHT Proposed view from Warwick Avenue Proposed view from Blomfield Road, Little Venice Proposed view looking west from Bishop s Bridge Road Proposed view from Norfolk Square We have undertaken a detailed townscape and visual impact assessment from viewpoints in the surrounding area. The assessment seeks to ensure that the proposals have a limited impact from key views and sit appropriately within the Paddington Opportunity Area.

DESIGN AND MATERIALS Proposed view of upper levels, showing south facing roof terrace The hotel would be predominately

predominantly glass and steel building typical in Paddington Central.

lower levels to minimise the potential for overlooking.

8 DESIGN AND MATERIALS Proposed view of upper levels, showing south facing roof terrace The hotel would be predominately masonry in appearance, reflecting the industrial heritage of the Paddington area and offering a contrast to the predominantly glass and steel building typical in Paddington Central. In response to feedback, considerable work has gone into refining our proposals which include: - Smaller windows at the lower levels to minimise the potential for overlooking. As the building rises, the fenestration and detailing would change to distinguish the architecture. - A robust daylight/sunlight and overshadowing analysis, assessing the building against appropriate planning guidelines Design context - Paddington Station

ENTRANCE AND LANDSCAPING Landscaping proposals Our vision is to create a new high quality entrance to Paddington Central, with the hotel serving as a Gateway to the campus.

The main hotel entrance would be at Bishop s Bridge Road level and include space for taxi pick-ups and drop-offs.

9 ENTRANCE AND LANDSCAPING Landscaping proposals Our vision is to create a new high quality entrance to Paddington Central, with the hotel serving as a Gateway to the campus. The feedback we have received to date has supported this vision and highlighted the importance of making the space attractive to visitors. The main hotel entrance would be at Bishop s Bridge Road level and include space for taxi pick-ups and drop-offs. Further entrances to the hotel, retail, restaurant and leisure uses would be provided at the level of canal, replacing part of the existing green wall. In response to the initial consultation, our landscaping strategy will include: - Enhancing the balustrade to ensure safe access to the estate and screening for neighbouring properties. - The introduction of a new staircase to Sheldon Square, enhancing access and lines of sight. - New trees and greening around the redevelopment to deliver an uplift in green space. - The reprovision of a new, upgraded disabled lift. Example of landscaping in Paddington Central

THE HOTEL British Land is in advanced talks with a high quality hotel operator who has an extensive track record managing highquality food, dining and leisure uses.

10 THE HOTEL British Land is in advanced talks with a high quality hotel operator who has an extensive track record managing highquality food, dining and leisure uses. These services would be ancillary to its primary use as a hotel. A detailed Operational Management Statement will be produced in connection with these proposals. This will explain how the hotel will operate and be serviced at this location. Following feedback at our first exhibition, the Operational Management Statement will ensure: - That all servicing and refuse collections take place at lower levels, accessed via the existing service road that runs below ground in Paddington Central - Egress will be managed to encourage visitors to exit towards local transport hubs, particularly when the restaurants and leisure uses close.

CONSTRUCTION Subject to securing planning permission, work would commence in late summer 2018. The construction phase will include consultation with the community and detailed planning.

11 CONSTRUCTION Subject to securing planning permission, work would commence in late summer The construction phase will include consultation with the community and detailed planning. The team will engage with specialist contractors to ensure works are well-planned and disruption minimised. All contractors will work in collaboration with Westminster City Council and other relevant bodies to gain necessary approvals prior to commencing the works, with detailed plans made for traffic and pedestrian management and deliveries. The primary entrance for construction vehicles to the site will be from the existing service road which runs around the site, arriving from Harrow Road. The road entrance into Sheldon Square from Bishop s Bridge Road will remain open at all times. Site working hours will adhere to the City s defined working hours: - Monday Friday: 8am 6pm - Saturday: 8am 1pm - Sundays and Bank Holidays: No site works The selected contractor will be a member of the Considerate Contractors Scheme. KEEPING THE COMMUNITY INFORMED A community liaison officer will be appointed to be a single point of contact, available to answer any queries and immediately respond to issues which are raised by neighbours. A liaison forum will be established in order to coordinate activities to minimise impact on the surrounding areas. Other communication will include: - Presentation events and regular meetings with neighbours and stakeholders - Newsletters from the principal contractor to neighbours

THANK YOU AND NEXT STEPS Proposed view from Sheldon Square Thank you for attending our exhibition We hope you have found this helpful in explaining our ideas to help activate Paddington Central with

12 THANK YOU AND NEXT STEPS Proposed view from Sheldon Square 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: 1 We consider there is the potential to help reconnect Paddington Central through the redevelopment of the Management Office. 2 The existing building is strategically 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. 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 and at the weekend. 4 Our proposal for a new hotel will help to improve the public realm and enhance the vitality of Paddington Central. 5 Careful attention has been paid to the location of the building and adjoining properties as well as its location within the Paddington Opportunity Area. We want to hear from you Please take a moment to fill out a feedback form. We will analyse the feedback received and it will feed into the design process as the plans evolve towards a planning application. We are hoping to submit an application for determination later in the year. Should we be successful in our application, work would start in Thank you for attending today s exhibition. If you have any further questions or would like more information, please contact us at: paddingtongateway@fourcommunications.com

WELCOME. We are interested in your ideas and feedback, so please fill out one of our feedback forms.

WELCOME. We are interested in your ideas and feedback, so please fill out one of our feedback forms. WELCOME WE ARE PLEASED TO PRESENT OUR LATEST PROPOSALS FOR A NEW AND ENHANCED WALTHAMSTOW TOWN CENTRE The purpose of this exhibition is to update you on how the scheme has been developed, incorporating