The owners of the former barracks, St John's Wood Square Ltd, received planning permission for the site's residential redevelopment in 2015. In 2022, Westminster City Council approved minor amendments to the scheme.
The planning permission allows for the provision of 120 private dwellings and 100 affordable dwellings (41 of which are off site), as well as the restoration and re-purposing of the Grade II listed Riding School as leisure amenity.
As part of the consent, the following commitments were made:
The development will form its own CPZ (parking zone) and residents will not be entitled to apply for permits outside of this zone
The private swimming pool (contained within the Riding School) will be made available for use by local residents and schools at times to be agreed
To move the swimming pool from the ground floor to the lower ground floor of the Riding School
To remove 20 parking spaces and replace with one disabled space
To remove gas heating and hot water systems and replace with Air Sourced Heat Pumps
To remove roof cradles and associated maintenance changes
Improvements to fire safety
Cosmetic changes related to a previous change in two blocks from villas to lateral apartments
For an explanation of these changes please see the Planning Amendments page.
PLANNING AMENDMENTS
In June 2023, we lodged two new applications with Westminster City Council. One is for Listed Building Consent, related to the proposal to move the swimming pool from the ground floor to the lower ground floor of the Grade II Listed Riding School.
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:
1. Moving the swimming pool from ground floor to lower ground floor of the Riding School.
Why are we making the change?
After much consideration of the pool design, our heritage experts were concerned that the heat and humidity of a heated pool could have led to damage of the timbers in the Grade II listed Riding School. It would have been possible but not optimal either for the pool or the building
It would not be efficient to heat and operate a pool within the huge volume of the building
What are the benefits of the change?
Improves public accessibility by giving entry to the pool through a managed reception at Queen's Terrace
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
2. Revision of the Energy strategy, removing the boilers and introducing Air Source Heat Pumps
Why are we making the change?
We are aiming to ensure our scheme is energy efficient and sustainable.
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 Source 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.
3. 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:
a. Minor changes to the elevations of blocks to include new escape corridors
b. Changes at ground floor level to reflect new routes
c. Updates to the general arrangement plans on each floor
d. 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
4. 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?
Brings our development closer in line with other developments
Reduced car use
Improves environmental performance of the scheme
More attractive and cheaper to operate for affordable housing providers
This is key to the successful provision of this housing in the current cost of living situation.
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
5. 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
Less intrusive and safer maintenance plans with more flexibility
What are the other implications of the change?
In some places, 50cm (500mm) increase in height, unnoticeable on the elevations
Slightly wider paths through landscaping to accommodate the MEWP vehicles
