LATEST NEWS
27.09.23
Westminster City Council has formally approved the use of the name “St John’s Wood Square” for the new development.
This is bringing a historical name back into use. There was a “St. John’s Wood Square” nearly 200 years ago which was located at the junction of the High Street and Circus Road and appears in the famous Greenwood Map of London in 1827. The name was only used for a few years and the houses on the square became part of St. John’s Wood Terrace and Charles Lane.
The name “Square” also evokes memories of the parade square at the heart of the old Barracks.
In the future, we will propose additional names for the individual roads and walkway within the new development, to reflect local history, royal and military connections as well as the high quality of the new development. We look forward to sharing our ideas with local people.
28.06.23
NMA / S96A Submission – 23/06/22 and Listed Building Consent Application 23/06/22.
Our various planning changes have now been lodged with Westminster City Council and can be found on the Council’s website here: Listed Building Consent - 23/04417/LBC
and here: Non Material Amendment 23/04396/NMA
St John’s Wood Square is applying for changes to the current planning permission to make minor amendments to the project. Most of these changes are implementing changes in policy or guidelines to bring the scheme up to date with energy targets and fire safety regulations.
We are also changing the location of the swimming pool by putting it into the lower ground floor level of the Riding School rather than the ground floor, changing our maintenance plan so we no longer need roof-based cradles, and removing 20 car parking spaces from underground.
Here is a summary of the changes:
-
Moving the swimming pool from ground floor to lower ground floor of the Riding School.
Why are we making the change?
What are the benefits of the change?
-
Significant improvement in energy efficiency of the pool by heating a smaller volume of space – up to 90% reduction in heat load compared to the previous design
-
Better pool facilities including changing rooms etc within purpose built environment
-
Protects historic structure and also means less intervention into riding school space
What are the other implications of the change?
-
Lower ground floor level needs to go just 27cm deeper than current plans to accommodate the pool (however this is still much shallower than the original plans for a double basement)
-
Ground floor area of the riding school will offer amenities for private residents – concierge services, workspace, and lounge space, and a small residents catering kitchen (which was always present on site with extract etc. just relocated)
-
It is worth noting that the works to date and under way on the riding school are all within our current listed building permission, much of the rest of the design reflects what we already have permission for with a simplification of use. For example, the mezzanine is permitted but we are reducing the number of stairs and lifts in this space enabling greater views of the listed walls and roof
-
Revision of the Energy strategy, removing the boilers and introducing Air Source Heat Pumps
Why are we making the change?
-
Our planning application from 2015 does not reflect significant improvements in technology.
-
We are replacing a gas boiler system with the latest Air Source Heat Pump system
-
We can now remove fossil fuels from the scheme (which retaining an option for a gas supply should it be required)
-
We are also still installing Photovoltaics (solar panels) on some of the roofs, the locations have been subject to minor adjustments to suit the Air Soure Heat Pumps.
-
We are improving the insulation and air-tightness of the buildings
What are the benefits of the change?
-
We will meet new energy standards called the 2021 Part L requirements – bringing our scheme right up to date in comparison with other projects – we are not obliged to do this, this a voluntary improvement
-
Improves thermal values and efficiency
-
Lower carbon footprint
-
Lower emissions from the building
-
Cheaper heating and hot water for our residents
-
We will be one of the first major luxury developments to use all Heat Pump technology
What are the other implications of the change?
-
The Heat Pumps are slightly bulkier than the existing roof plant
-
We therefore need to make some changes to the roof veil which generally means a 30cm (300mm) height increase to shield the view and sound from the heat pumps
-
This has been studied under verified views (perspective images) and is unnoticeable.
-
Fire Safety Updates: improving exit routes
Why are we making the change?
-
Our scheme is based on 2015 building regulations and a number of things have changed since the Grenfell Tower disaster
-
Fire safety regulations are changing, we want to get up to date and stay ahead of the rules
-
The updates captured in this application are quite broad but would be summarised as:
-
Minor changes to the elevations of blocks to include new escape corridors
-
Changes at ground floor level to reflect new routes
-
Updates to the general arrangement plans on each floor
-
Landscape updates in line with the building changes
What are the benefits of the change?
-
Meeting and exceeding new and anticipated fire regulations
-
Improved safety for all of our residents
-
Better access for firefighters and emergency personnel in case of an emergency
What are the other implications of the change?
-
Minor changes to the look of each block
-
Changes to the landscaping to reflect changes in the buildings
-
Block 9 – affordable housing – will need a more substantial change, but is not included in this application. It will be subject to its own separate application shortly
-
Block 9 – removal of 20 basement car parking spaces in a car stacker, and changing it to 1 disabled space
Why are we making the change?
-
Current planning policy in Westminster and London encourages car-free developments
-
Demand for parking is dropping
-
Simplifies construction
-
We understand that affordable housing providers do not like car stacking systems as they add cost and complexity, raising service charges.
What are the benefits of the change?
What are the other implications of the change?
-
Residents in affordable housing units will have no car park spaces and will not be able to apply for street parking permits – this is in line with Westminster City Council policy
-
If we have additional disabled residents in the affordable housing, we will identify additional spaces elsewhere on the project for them to use
-
General minor updates such as removing maintenance cradles from roofs, minor changes to parapets and mansards
Why are we making the change?
-
We have revised our maintenance strategy and will be using Mobile Elevating Work Platforms - MEWPs (aka cherry-picker platforms) to maintain roofs and facades instead of cradles on cables from the roof
-
We have taken the opportunity to make minor changes to roofs, parapets and mansards eg: on block 4a and 4b which were designed but never previously submitted after the buildings changed from villas to apartments
What are the benefits of the change?
-
More efficient management
-
Improved roof, parapet and mansard design for block 4a and 4b
-
More efficient glazing design
What are the other implications of the change?
24.05.23
The demolition work on the former barracks has finished. The construction work starts from the week of 22 May and will involve piling around the perimeter of the sie and excavation of space for the basement.
Piling rigs will be delivered to the site at the end of May.
The site entrance will now switch over to the Western side, with vehicles arriving via Finchley Road and Queen's Terrace (north branch). Vehicles will continue to exit the site via Ordnance Hill.
For more detailed information please see the April and May Newsletters.
08.03.23
Demolition of the former barracks buildings continued through February 2023. By early March, most of the perimeter buidings had been demolished as well as the former squash court attached to the western end of the Riding School.
Demolition started on the wall along Ordnance Hill, which was replaced first by "heras" style fencing, and then by a wooden hoarding.
With the protected bats having been removed from the attic of the former Officers' Mess, we started demolition of this building too.
In the Jubilee buildings, a small excavator (a Kubota KX037) was lifted into the structure to remove conrete floors, as the rest of the building was demolished by hand. This work will take several weeks to complete.
The next phases of demolition will see further work on the Officers' Mess and Jubilee buildings, and the removal of the boundary wall along the north-eastern side of the site, where it borders Rosetti Mews and Rosetti House.
26.01.23
Here is our weekly update from the St Johns Wood Square development, for the week commencing 23 January.
Last week we started crushing the material from the demolished buildings, to build up stockpiles on site to help with the construction process.
We weren’t able to move the protected bats because it was too cold – and still is – so that means work has not started on the demolition of the old Officers’ Mess.
This week, we will continue crushing works within the central areas of the site. The stockpile will be built up within the old stable areas & spread to ensure equal loading to all areas to avoid heaping of material in small areas.
Demolition works to the roof of the Jubilee building will continue on the north flank, adjacent to Queen’s Terrace. We will be working at high level from the scaffold & the roof itself dismantling the existing pitched roof.
This is primarily a timber and slate construction which needs to be taken down by hand. We will also have operatives on the lower levels of the Jubilee Building installing back propping to provide support to the structure prior to the demolition of the structure below the third floor.
This week we will start demolition works to the structure adjacent to the riding school. This is a sensitive job and we will use a top down methodology. The structure is already propped and scaffold protection works are underway. A 100 ton crawler crane will be on site to facilitate the works, lifting plant, waste etc.
We will start the demolition of the eastern boundary wall on Ordnance Hill. Heras fencing will be erected on the footpath as segregation which will allow the 20 ton excavator to pull the wall inwards into site. We will also be working on the footpath undertaking the UK Power Networks works which consist of constructing a new plinth & fitting out a new enclosure.
Scaffold works will continue to both the Jubilee building southern section and the south-eastern most structure adjacent to Ordnance Hill. These will allow other areas of demolition to be undertaken in the coming weeks.
We are hosting our Community Liaison Meeting on Tuesday evening for community representatives. We will also be producing and circulating a monthly update to our database of 850 local households.
Please do get in touch if we can be of any help or if you have any questions.
31.10.22
Start of demolition work
Work has finally started on the St Johns Wood Square project on Monday 31 October, with the first demolition of the old buildings.
St Johns Wood Square has chosen the well respected contractor McGee who have experience of complicated projects in sensitive locations, ranging from Claridge’s Hotel to Admiralty Arch.
McGee will be taking down existing buildings by hand, and also using machines such as a long-arm “muncher” excavator. Most of the rubble called “arisings” will be crushed and retained on the site to support the construction phase. Part of the initial works will also include erecting a scaffold on Queen’s Terrace to enable the demolition of the Jubilee Buildings from the Barracks side.
During demolition we will have monitors for dust, noise and vibration around the site and we will have to operate within strict limits. If the limits are ever breached, our team will immediately be notified and can tell all work to stop so we can investigate. We will have sprayed water and a special gel to keep dust down from the site, and we will also be using screens to minimise dust and noise.
Will Sutton, Project Manager for McGee, said: “McGee is incredibly proud to have been appointed on this prestigious project. While we understand the impact demolition can have on communities, we, as a business, are committed to leaving a positive legacy. It’s for this reason we look forward to working closely with SJWS and local residents to minimise disruption on the project. As site manager, I’m on hand to help, so don’t hesitate to contact me or one of the team if you would like more information or have any questions."
04.08.22
We continue to refine our designs for St John’s Wood Square as we prepare to commence the development later this year by demolishing the existing buildings and readying the site for construction. Following amendments made to the scheme in 2021, we have made two further minor amendments to the development which were approved by Westminster City Council in June 2022 and will help to reduce our overall construction programme:
- A reduction in the overall size of the basement
- Conversion of three villas to provide six apartments
Details can be found on the ‘Proposed Planning Amendments’ page and more information about planned site works and timescales will be available soon.
If you would like to be kept up to date about our plan and activity on site, please sign up to our mailing list by emailing info@sjwsservices.com
21.05.21
The COVID-19 emergency has had an impact on our development, as it has with many other sites in Westminster and elsewhere. We have taken the opportunity to review our consented scheme and propose two amendments which are being prepared for submission to the City Council. As of May 2021, a non-material amendment is being submitted to Westminster City Council. The proposed amendments include:
- A reduction in the overall size of the proposed basement by c30%
- The phased construction of residences which had previously been consented as a single phase
There are no significant changes proposed to the above ground design. Minor amendments to the roof plant will allow the scheme to be phased and for some lightwells to become terrace spaces. You can read up on these changes in greater detail on the ‘Planning Application’ page of the website, and download our latest consultation pack on the ‘Consultation Material page’.
To submit feedback or queries, please email info@stjohnswoodsquare.com or call 0203 727 1528.
07.03.17
The St John’s Wood Square Project Construction Liaison Group (CLG) met on 21 February. The primary purpose of the meeting was to brief the CLG on the emerging draft Site Environment Management Plan (SEMP), which was is required to be produced and consulted upon as part of Westminster City Council’s Code of Construction Practice.
The meeting provided an opportunity to re-state the St John’s Wood Square Project’s commitment to being a considerate developer and to reiterate a series of commitments given at the previous CLG meetings. A particular focus for discussion was a pledge to contain noisy works within core working hours and a commitment to ‘Silent Saturdays’.
The St John’s Wood Square project team explained the appointment of a main contractor would play a significant role in shaping the draft SEMP. It was suggested by the CLG that St John’s Wood Square would benefit from adopting best practice from previous development schemes where disruption to the local community had been minimised.
02.12.16
On the 24th and 26th November, Craigewan held a public exhibition on their updated design proposals for St John’s Wood Square Project. The purpose was to share and consult on design amendments which will be submitted to Westminster City Council as part of a S.73 planning application at the end of the year. The exhibition panels laid out the design changes that would further refine and enhance the scheme in line with the vision to create a high quality, family-orientated development, which is in keeping with the St John’s Wood area.
Details of the proposed changes for each of the site’s main zones were explained, along with panels on the site’s history and landscaping, access and parking, sustainability, construction programme and traffic route proposals. The full exhibition panels can be viewed here.
Westminster City Council will also be consulting with residents, businesses and the local community once the application has been submitted and validated.
22.11.16
St John’s Wood Square Construction Liaison Group – Meeting Note, 22 November 2016
The St John’s Wood Square Project Construction Liaison Group (CLG) convened for a meeting on 22 November to discuss the latest designs for the scheme and updates to the construction programme. The meeting began with a summary of the principle design changes to the scheme and the rationale behind them. The CLG were made aware that the changes would be displayed at two public exhibitions taking place on 24th and 26th of November. This meeting focused on the location, size and number of residential units and proposed changes to the external treatment of a number of the residential blocks.
This was followed by a summary overview of works which had been undertaken on the site since the last CLG meeting. These included the conclusion of the archaeological digs by MOLA, the removal of the render from the exterior of the Riding School, the sewer surveys, party wall agreements and other investigative works on site.
As a result of the latest investigative works into the soil composition, the construction approach and timeline is being revised. The basement dig time is being extended due to the need to utilise a different methodology, resulting in an overall demolition and construction period of five and a half years. Craigewan made a commitment to making the protection of neighbourhood assets a key priority.
The group was provided with an update on construction traffic routes with an overview of all proposals that were considered before the preferred option was selected. Craigewan pledged to work closely with residents on any concerns raised. This was one of several construction commitments outlined by Craigewan which would be adopted during the construction phase. It was stated that the proposed Site Environment Management Plan (SEMP) would be drafted to meet the requirements of Westminster City Council’s new Code of Construction Practise and the developer would be signing up to the Considerate Contractors’ Scheme.
16.11.16
Second 73 Public Consultation
We will be holding a presentation of the design changes for the redevelopment of the former St John’s Wood Barracks.
Members of the project team will be on hand to guide you through the exhibition material, answer any questions and seek your comments on the proposals.
Event Type
Location
Date and Time
Public Exhibition — Design Proposals
Public event
7 Queens Terrace
St John’s Wood
NW8 6DX
Thursday 24th November 2016
4.00pm–8.00pm
Public Exhibition — Design Proposals
Public event
7 Queens Terrace
St John’s Wood
NW8 6DX
Saturday 26th November 2016
10.00am–2.00pm
16.10.16
The Museum of London Archaeology (MOLA) has presented a report following the archaeological excavation at St John’s Wood Square. The excavation covered three further areas, taking the total number investigated to date to five. The areas defined by this phase are known as Area 2, Area 3 and Area 4.
The four trenches created in Area 2 found that the latest development of the barracks had removed all previous above the ground structures and did not uncover any foundations or other below ground structures.
The three trenches in Area 3, the former administrative building complex, revealed a footing (type of foundation) and a soakaway (drainage system). There is a possibility that these structures may be associated with the mid-19th century Magazine.
The three trenches in Area 4, car parking spaces in the south of the site, found a foundation for a wall that was probably for the 1835 former accommodation block. Masonry for possible internal structures was also found in the Area.
In concluding, the report found that all previous above ground structures have been removed in the excavation areas but isolated remains of below ground structures remain and may be impacted by the site.
16.05.16
A ‘Community Liaison Group’ made up of local residents, businesses and councillors has met to establish a forum with Craigewan the developers to openly discuss next steps in the development timeline, and also to tackle any issues quickly. Please find here the group’s terms of reference.
Whilst the Community Liaison Group is open to residents, we aim to ensure that it is fairly balanced and represents the views of a wide range of local residents. If you would like to find out more, please email info@stjohnswoodsquare.com
17.11.14
The Planning Application has been submitted to Wesminster City Council and the application reference number is 14/08070/FULL. Planning documents submitted can be found on the Westminster City Council website.
16.07.14
Exhibition Material — July 2014
Thank you to everyone who attended our recent exhibition and presentation. The exhibition material presented at the July events can now be viewed here. If you have any questions regarding this information please contact us on the details found on the contact us page.
02.07.14
Second Public Exhibition
We will be holding our second public exhibition to present the design proposals for the redevelopment of the former St John’s Wood Barracks. Members of the project team will be available to discuss the project and answer your questions.
Please drop in to the exhibition to see the design proposals for the site and let us know your views.
Event Type
Location
Date and Time
Public Exhibition — Design Proposals
Public event
7 Queens Terrace
St John’s Wood
NW8 6DX
Wednesday 9th July 2014
2.00pm–7.00pm
Public Exhibition — Design Proposals
Public event
7 Queens Terrace
St John’s Wood
NW8 6DX
Thursday 10th July 2014
2.00pm–7.00pm
Public Exhibition — Design Proposals
Public event
7 Queens Terrace
St John’s Wood
NW8 6DX
Saturday 12th July 2014
10.00am–3.00pm
Presentation
Local residents are also invited to join the architects and project team for a presentation of the proposals. Please let us know if you would like to attend this event by contacting us.
Event Type
Location
Date and Time
Presentation
Public event
The Riding School
St John’s Wood
Barracks-Entrance from Ordnance Hill
Thursday 15th July 2014
7.00pm–9.00pm
14.06.14
Exhibition Material — June 2014
Thank you to everyone who attended our recent exhibition and presentation. The exhibition material presented at the events can now be viewed here.
Further exhibitions will be held in the near future; we will advise residents in the local area of these and details will be posted on our ‘News & Events’ page. If you have any questions in the meantime please contact us on the details found on the contact us page.
22.05.14
Public Exhibition
We will be holding public exhibitions to present the concept design proposals for the redevelopment of the former St John’s Wood Barracks. Members of the project team will be available to discuss the project and answer your questions.
Please drop in to the exhibition to see the initial designs for the site and let us know your views.
Event Type
Location
Date and Time
Public Exhibition — Concept Designs
Public event
7 Queens Terrace
St John’s Wood
NW8 6DX
Wednesday 11th June 2014
2.00pm–6.30pm
Public Exhibition — Concept Designs
Public event
7 Queens Terrace
St John’s Wood
NW8 6DX
Thursday 12th June 2014
2.00pm–7.00pm
Public Exhibition — Concept Designs
Public event
7 Queens Terrace
St John’s Wood
NW8 6DX
Saturday 14th June 2014
10.00am–3.00pm
Presentation
Local residents are also invited to join the architects and project team for a presentation of the proposals. Please let us know if you would like to attend this event by contacting us.
Event Type
Location
Date and Time
Presentation
Public event
The Riding School
St John’s Wood
Barracks-Entrance from Ordnance Hill
Wednesday 11th June 2014
7.00pm–9.00pm
NEWSLETTERS
Jul 2024 Click here to download
Jun 2024 Click here to download
May 2024 Click here to download
Apr 2024 Click here to download
Mar 2024 Click here to download
Feb 2024 Click here to download
Dec 2023 Click here to download
Nov 2023 Click here to download
Sep 2023 Click here to download
Aug 2023 Click here to download
Jun 2023 Click here to download
May 2023 Click here to download
Apr 2023 Click here to download
Mar 2023 Click here to download
Feb 2023 Click here to download
Nov 2022 Click here to download
Oct 2022 Click here to download