City of Westminster (Parliament Politics Magazine) – Westminster Council approves major office block next to Harrods, sparking concerns over residents’ bedroom privacy despite opposition from local residents.
According to Westminster City Council, the 11-story building at 1 Knightsbridge Green will attract millions of pounds in foot traffic to the neighborhood and provide Grade A office space to little under 2,000 employees.
Following party-line voting by the planning committee’s council members, Berkeley Estate Asset Management’s (BEAM) proposal was narrowly accepted by a vote of two to three.
Rachael Robathan and Jim Glen, two conservative council members, were against the plan because they believed it would allow anyone to look into the homes of those living on Brompton Road and Raphael Street.
Labour’s Paul Fisher, Patrick Lilley and chair of the committee, Jason Williams, all voted to approve it. Cllr Fisher said the need for high-quality office space in Knightsbridge trumped his concerns about the development, saying:
“[The area] is not just important to Westminster, it is important to the development of the country given the amount of contribution to GDP that Westminster makes through its economic activities.
We are, as councillors, stewards of one of the most important boroughs in the country and we must be mindful of both residential concerns but also the need to continue to promote economic growth and that is a legitimate concern.”
Although Cllr. Robathan commended the design, he stated that noise and a loss of privacy would adversely impact the residents of Raphael Street.
She said:
“I think the sense of enclosure from the massing is significant and the bulk and massing, particularly on that frontage, as opposed to Brompton Road, is, to me, unacceptable.”
Cllr. Glen expressed concern that workers would use the terraces to inspect residences across Brompton Road.
With a tavern, restaurant, and post office on the ground floor, BEAM has decided to destroy the mostly empty Caltex House and replace it with a contemporary building that will add 12,400 square meters of office space.
According to BEAM’s application, the project is anticipated to cost over £100 million to complete and will include subterranean bike parking, terraced office space, and a luxurious “pocket” garden.
In order to reduce the emissions from the development itself, BEAM has also suggested off-site carbon savings at four Westminster schools.
Additionally, the land will have two entrances on Brompton Road and Raphael Street. The bulked-up development, which will reduce the amount of pavement space along Raphael Street, will also prevent sunlight from reaching nearby residential houses, according to the protesters.
According to one objector, some properties lost 90% of their sunlight.
It would “canyonize” Raphael Street and create an “overbearing” atmosphere along Brompton Road, according to Cllr. Elizabeth Hitchcock. According to Westminster City, there would be no “undue” harm or privacy loss as a result of the development.
Cllrs. Glen and Jonathan argued that workers could easily look into people’s homes from the windows or terraces, therefore the council decided to reed glass along parts of the development.
According to a BEAM spokesman, the existing structure was of “exceptionally poor” quality and was housing 200 people, even though it could accommodate hundreds more. The existing structure was deemed “unattractive” by Knightsbridge’s Business Improvement District.
Understanding community preferences and concerns regarding possible site uses requires active engagement with local stakeholders. This can assist in locating workable substitutes that satisfy societal and financial demands.
They said:
“The design of the existing building is unattractive, poor air quality, and [there are] safety issues in the public realm.”
Additionally, £2 million in public realm enhancements are planned by BEAM. The 1950s saw the construction of Caltex House. Tattersalls, a well-known horse and bloodstock auction company, was located on the property. It operated from 1865 until World War II devastated it.
What are the general concerns related to office developments?
The possibility of employees looking into homeowners’ homes and jeopardizing their privacy was one of the issues raised in relation to the new office complex.
The effects of new projects on community services, traffic, and local character are common general concerns.
Open-plan workplaces, which are typical in contemporary buildings, have come under fire for raising stress levels and decreasing productivity because of noise and distractions.
Mixed-use complexes that combine office space with retail, residential, or other purposes may be possible on sites such as these. This strategy can improve neighborhood cohesion and the site’s economic viability.
Any alternate use would have to abide by zoning and planning laws in the area. This involves making sure the planned usage doesn’t adversely affect the local population or businesses and is consistent with the character of the region.