The final piece of the masterplan
Paddington Central has become a successful and active destination, used by local residents, workers and visitors to the area. The plot at Five Kingdom Street is currently occupied by a short-term operator as a meanwhile use (Pergola). However, it has always been British Land’s intention to bring forward development proposals for this plot which will deliver a range of benefits to the local area.
The new proposals will complete the wider Paddington Central masterplan and provide an excellent opportunity to link the Paddington area to the north and west by introducing a new pedestrian route and making the campus more accessible to the wider, surrounding neighbourhoods.
The proposals for Five Kingdom Street will provide a new office building, with dedicated low-cost workspace for start-ups, along with extensive new community, retail and leisure space and a 250-seat auditorium.
The consented scheme
The site has an implemented for a 13-storey commercial building, which was granted in 2010 to the previous owner of the campus. Since the design of the earlier scheme a large space below the podium deck has been released by Crossrail. This gives us the chance to bring forward new proposals for this space.
Once Crossrail opens, a large volume of the space previously reserved for the construction of the railway will become available, this is known as the Box. The Box is a key element to the new proposals as it ensures that the development can contribute something extraordinary for the local area. The available space, set beneath Kingdom Street, is larger than the pitch at Wembley Stadium and could accommodate a wide range of potential uses with public access.
We consulted with local communities around the site to explore the type and mix of uses that could be provided in the Box, offering local people the chance to tell us what they would like to see provided as part of the development
We have applied for a range of uses in the Box to provide future flexibility.
A process of public consultation was held over a nine-month period between August 2018 and April 2019.
In 2018, Basis, a leading market research company, undertook a comprehensive consultation exercise with local residents in the immediate area around Paddington Central. Over the course of the consultation 515 residents in the area immediately surrounding the site participated in a survey telling us what uses they would like to see at Five Kingdom Street.
We subsequently held four focus groups with local residents to confirm the responses given in the survey. Survey respondents identified a range of potential uses that they would like to see in the Box, including a theatre, concert venue, food market, and events space.
Since then, we have consulted with local communities to understand their attitudes towards the design proposals and proposed building uses and functions and to capture further feedback on local priorities and aspirations that could be delivered as part of our proposals.
As part of the consultation process we have engaged with local residents, pupils at local schools, local stakeholders and ward councillors; through one-to-one meetings, public exhibitions and workshops, as well as online and through social media.
Throughout pre-planning consultation, over 950 people were directly involved in the consultation process for the development of Five Kingdom Street.
- General support for the approach to the development and a mix of uses
- High levels of support for a new pedestrian and cycle route through the building
- High levels of support for proposals for a new public garden within the building
- Support for the proposals for the Box. It was seen as something that could benefit local residents, businesses and young people specifically.
British Land has submitted revised plans for Five Kingdom Street, to the Greater London Authority, following the Mayor’s decision to take over the planning application in March of this year.
For more information on the Mayor’s decision to take over the application and details of the public hearing, please click here.
Since we submitted our application to Westminster City Council in May 2019, we have continued to review the proposals to identify how we can maximise the benefits for local people and Westminster.
In addition to the benefits of our original application, our revised proposals:
- Increase the quantum of affordable workspace, to start-ups and SMEs, through the provision of subsidised workspace and access to a wide range of business support. We are now proposing 3,900sqm of affordable workspace.
- Set a net zero carbon target. This includes embodied (material and construction processes) and operational energy.
- Contribute £14.3million for the provision of affordable housing in Westminster.