Contents | Executive Summary | Conservation Strategy Conservation StrategyINTRODUCTION Background The Crown Estate's vision for Regent Street recognises the importance of the architectural and historic heritage. It underpins the commercial success of the street as a shopping destination and a place to work. It is a major attraction for those who live and work or visit London. This Conservation Plan is The Crown Estate's policy statement of how they propose to protect and enhance what is significant about Regent Street and its immediate environment. It is intended to provide guidance and direction to those undertaking works in the Regent Street area, ranging from major re-development to regular maintenance. This Conservation Plan draws on the research into the history and heritage of Regent Street, recently published in the Regent Street Conservation Study - History and Conservation (2002). The Conservation Study analyses and identifies what in the Regent Street area (see Figure 1) is architecturally, historically, culturally and socially significant (see the Summary of Significance in Appendix I). This document addresses what makes that significance vulnerable - what threatens or might threaten it - and puts forward policies that seek to counter vulnerability and protect the significant. The Conservation Plan is also intended to complement, advise and support other policy documents being produced by The Crown Estate in connection with its proposals for modernising and refurbishing buildings along Regent Street, particularly the Architecture Policy. This document also addresses issues beyond the immediately planned works, although they are inevitably a major consideration and it is expected, therefore, that this document will be reviewed after five years and re-assessed. In summary, this document intends to:
How the Document Works The document is divided into three sections:
Responsibilities The study area, which includes Regent Street between Oxford Circus and Piccadilly Circus and its adjacent streets, is contained within the Regent Street, Soho or Mayfair Conservation Areas. All of the buildings in Regent Street are listed Grade II, excepting the Piccadilly Hotel, which is listed Grade II*. The Crown Estate is the owner of all of the properties in Regent Street and parts of the side streets and back land areas. The buildings are leased either directly to individual tenants, occupiers or to head lessees, who sub-let to sub-tenants. The maintenance of the exteriors and common areas of the buildings is the responsibility of The Crown Estate (or head lessee), but tenants are responsible for their own internal finishes and fittings and shopfronts. The Crown Estate has only limited control of tenants' alterations, but they are subject to Listed Building and other statutory consents. Other stakeholders include Westminster City Council, which as the traffic authority, is responsible for street paving, street and traffic signs, street furnishings and lighting, licensing street vendors, highways, traffic management and parking, street and highways maintenance and main agent. The Greater London Authority (Transport for London) is responsible for public transport facilities, including bus stops. The New West End Company is a partnership between the public, private and voluntary sectors involved in London's West End and is assisting in an increasing number of these areas. THE BUILDINGS - VULNERABILITY AND POLICY Pressures for Change The Crown Estate's strategy is to ensure that Regent Street continues to compete as a major retail and office destination, a role that plays an important part in London's position as a world city. It is important therefore to match the quality and nature of accommodation to the needs and requirements of modern occupiers. Modern retail units tend to be larger and demand more spacious areas. Office tenants with international aspirations demand more than a scruffy common staircase, a 'coffin on a rope' lift and a view of a miserable glazed brick light well. Not only have space and environmental quality requirements increased, but also users now require and demand better heating/cooling and ventilation. In addition, there are an increasing number of regulatory requirements, which have a bearing on the accommodation to be provided (e.g. access for the disabled). The joint pressures of planning and other regulations, changing commercial/tenant priorities and the need for modern facilities fundamentally affect the fabric of the buildings in Regent Street. They may require major works to achieve improvements and/or site acquisitions and demolition of Listed Building fabric and other un-listed built fabric in Conservation Areas. Even if the improvements do not require re-development, the requirement for better environmental conditioning increase demands for space to house plant. Occupiers will inevitably require changes to the built fabric, but will have to pay regard to conservation law policy.
Policy: The Regent Street Conservation Study concluded that the most significant elements of the Regent Street buildings were their principal elevations, including their associated attic and roof structures. Only a few buildings were designed as complete buildings with architectural pretension. Most have only scraps of significant internal fabric such as 19th century cellars, joinery elements etc. Therefore, an obvious design response to the need to provide modern accommodation and to preserve the significant fabric is to undertake re-development behind retained façades. This would not normally be considered good conservation practices. However, as the Conservation Study has shown, most of the Regent Street buildings were designed as "show façades" with little or no architectural pretension behind, it may be argued that mediocre early 20th century fabric might be replaced by better quality early 21st century fabric, if this will secure the future of what is truly significant. However, where blocks were clearly designed with separate elements on significant elevations, homogeneous modern designs, which do not acknowledge their individual identity, may undermine their significance. It almost goes without saying that a new structure, which does not relate to the openings in retained fabric, will compromise its significance.
Policies: Regent Street and the surrounding streets are closely related in visual terms. The buildings of Regent Street provide contrast and interest to the side streets, while the side streets defer architecturally to the grand and gracious Regent Street. The balance of this visual relationship is quite delicate, as the ambience of the individual side streets affects Regent Street, particularly where there is a strong visual link. Proposals for re-development raise questions of scale and context. The differences in scale between the buildings in Regent Street and those in other streets may be compromised by re-developments that do not take into consideration the sensitivity of that context. The side streets have a range of different scales of buildings, which could be undermined by insensitive and inappropriate increase in building mass. Views in and around Regent Street and, particularly, the skyline views are significant. These could be affected by rooftop extensions.
Policies: Use Regent Street and the surrounding streets are also related in terms of uses. Those who use Regent Street also rely on the services supplied in the side streets. It is fundamental to the survival of Regent Street that its key uses are viable and allow the street to function in ways, which ensure its ambience, and status is maintained. The loss of upper sales floors can be an issue where it affects the significant fabric. To service the needs of shoppers, visitors and workers and to increase "dwell time" The Crown Estate aim to include more refreshment facilities in Regent Street. At present cafés, restaurants and bars are largely confined to the side streets, although department stores have such facilities. The location of large catering facilities at ground level could affect the ambience of Regent Street. Policies: The Fabric Although generally protected by legislation and/or the assiduous attentions of The Crown Estate and its agent's changes do occur to Regent Street buildings without permission. These acts can gradually degrade the buildings. Controls are in place for such diverse matters as: flower boxes and planters; flag poles; security fittings; CCTV; entrances; pavements; roofscape (plant and air conditioning equipment); stone cleaning; external lighting; noise; hoardings and scaffolding; vacancy and agents' boards and illumination strategy. The pressures for, in particular, improved environmental conditions in the buildings, with associated ventilation plant and grilles, increased alarms and other security devices requires monitoring, as do Christmas light fittings. The rear elevations of the buildings are not always as assiduously controlled as those that face onto Regent Street. Here the fabric is not generally as significant, but its contribution to the overall ambience of the area may be and should be taken into consideration when alterations are proposed. It should not be seen as an easy option for the location of plant, grilles and security devices. Internally, again much of the fabric is protected by the Crown Estate agents and in the case of the Listed Buildings, by statutory controls. However, lack of maintenance, ignorance and the effect of alterations can lead to significant fabric being degraded and lost. This might particularly be the case with shop interiors, which might be perceived as ephemeral, or secondary areas such as basements and service areas. Policies: The Regent Street buildings' principal elevations are subject to close control. However, certain issues can undermine their integrity and diminish them. The elevations are all symmetrical above the ground floors, which have traditionally been fitted out by tenants. The individual blocks were designed to the Regent Street elevation as single buildings and piecemeal refurbishments and re-decorations can result in the eccentric decoration of windows, leading to an inappropriate patchwork. The introduction of modern windows and glass, such as tinted glass, are inappropriate to the most significant elevations. Window dressings too can introduce a haphazardness that may detract, particularly when obviously modern vertical blinds are employed. Gaudy and aggressive advertising at ground and first floors, also detract set out in the illumination strategy. Policies: New shopfronts are closely controlled in Regent Street. However, in the side streets a wide and eclectic variety is present and should be encouraged. Poor quality inappropriate existing shopfronts undermine the quality of the street, but some modern fronts have their own integrity and add interest. Good original or later shopfronts are vulnerable when shop units are re-let or refurbishment is undertaken. Policies: Suitable access for people with disabilities is now statutorily required by the Disability Discrimination Act 1995. Generally speaking, most entrances to buildings in Regent Street itself are level and shops and office blocks have lifts, although some of these would certainly not be suitable for wheelchair-bound people. To meet these requirements of legislation will affect the built fabric. Policy: It is important that proposals to improve Regent Street and its environs occur in an orderly manner to ensure that certain parts of the street are not unnecessarily blighted by building works. Policy: Having set out the policies for the buildings, this document now turns to the spaces in between. THE SETTING Context The character and appearance of buildings and the enjoyment of them is greatly affected by their setting. This section deals with the public realm and policies which influence the area as a whole. Traffic and Traffic Management The Vision for Regent Street aims to make the area a 'place for people'. Traffic has consistently been revealed to be the most consistent detractor to the ambience of the study area. The traffic in Regent Street poses a threat to pedestrian safety and creates a lower air quality which degrades the environment. Furthermore, the signage for pedestrians and the central crossing 'pens' are confusing, contradictory and even demeaning. There is a poor legibility for pedestrians and a walking strategy is needed to enhance the "quality of place". To appreciate the ambience and the quality of any built environment, it is necessary to be able to concentrate on it to a degree; this is not possible when it is dominated by motor traffic. In addition to the immediate physical effect that motor vehicles have, the pollution, both audible and chemical emissions, affects the way that the buildings are used, increasing the need for both artificial ventilation (and the associated plant) and unsightly secondary glazing. Furthermore a plethora of traffic management signs and hardware litters the pavement and traffic islands, including barriers to corral pedestrians to particular crossing points, emphasising and helping to perpetuate a divide between the east and west sides of Regent Street which is also caused by the presence of the traffic itself. Policy: On a street-by-street basis, the quality of the public elements affects the setting of the buildings in the study area:
Although each of these points may seem rather minor, when added together they seriously undermine the quality of the setting of the built fabric. Policies: The Crown Estate is working towards making the needs of pedestrians dominate as part of a legible strategy. Use As mentioned previously, the side streets are important to the viability of Regent Street and they have a symbiotic relationship. However, the side streets often provide vehicular parking, as well as service access to the Regent Street buildings, particularly to the eastern side. These functions can overwhelm the side streets and undermine their character and ambience. The service areas generally throughout the study area depress the streets and make them vulnerable with accumulation of rubbish bins and seedy air. Policy: The study area is at the heart of the West End. Night-time users of the clubs and bars have similar bodily functions as everyone else (or possibly more so) and the side streets are a testament to this in the early morning. There are no 24-hour WCs in the Regent Street area - WCs are only available in the Underground station or in department stores (strictly for customers' use). Out of the hours that these are open, the side streets adjacent to Piccadilly Circus (in particular) appear to be utilised as a substitute, although the City Council have started to introduce 'pissoirs'. This basic public hygiene issue seriously diminishes the side streets. Intrusive street surveys do not encourage visitors to Regent Street and also need to be controlled. Policy: The nature of vending in Regent Street has always had a cache that is reflected in its overall ambience. This is undermined by licensed and un-licensed street traders selling gimcrack goods from tawdry stalls, which clutter the pavements and spoil views of, particularly, the Quadrant pavilions at Piccadilly Circus. The shoeshine man in Tennison Court and the winter time chestnut stalls may add to the charm of the street, being discreet, but hot dog and souvenir stalls do not. Policy: Regent Street is one of the most highly trafficked thoroughfares in London. This level of use inevitably brings with it a general degradation through wear and tear of fabric. However, this is not generally a major problem and abuse, graffiti, fly posting etc is largely restricted to the side streets. However, maintenance of the 'public realm' is crucial to ensure that the gradual erosion by wear and tear does not undermine the quality of the streets. Policy: This is clearly a policy, like many others in this section, on which The Crown Estate will wish to work closely with the City Council and the New West End Company to implement and its success will depend on the quality of the relationship between the two organisations. Policy: DESIGN GUIDELINES AND EDUCATIONAL MATERIALS Promoting Awareness Although the public perception of Regent Street is very positive, it is not always educated. Many of the tenants of the Regent Street buildings, , are aware of the historic nature of their buildings and are, by and large, proud of them and enjoy showing them off. The public at large, however, are perhaps less well advised and certainly are unlikely to be aware of the significant historic interiors within the less public buildings. Policies: The Crown Estate has recently published a pamphlet which briefly describes the history of Regent Street. The full research document has been put on the website www.regentstreetonline.com. It is hoped that this will help provide useful information for both the general public and the practitioner alike. CONCLUSIONS This set of policies designed to protect features of significance in conservation terms in Regent Street is the third stage in the preparation of The Crown Estate's Conservation Plan. It follows on from the research undertaken by Donald Insall & Partners on the history of the area and the practice's conservation assessment which identified the significant features of Regent Street. This document contains a set of policies which are designed to ensure that these features are protected and enhanced. The policies relate to the buildings, spaces in between the buildings and the need for awareness of the stakeholders and the public generally. The Crown Estate is aware that it cannot implement these policies on its own. It needs the help and support of a wide group of interested parties, including the regulatory authorities, the tenants of properties on the street, as well as the support of the public at large. The Crown Estate also recognises that many of these policies may not be able to be immediately implemented. However, in recognition of the importance of this matter, it is proposed to continue an active dialogue with all relevant parties to support measures which will achieve the aims of these policies in the longer term. Appendix I What is Significant about Regent Street - A Summary To summarise the assessment of significance, different aspects of the buildings and streets in the study area have been divided into sections, starting with the largest scale and the streets themselves and finishing with particular elements of the buildings. Townscape, Building Groups, Character, Ambience This is an assessment of the relative significance of the streets in the study area: a. Most Significant These set piece streets are the principal urban spaces in the study area with high quality buildings and urban design, and a particular ambience resulting from these combined with their use, occupation and history: Regent Street, Piccadilly Circus, Oxford Circus, Piccadilly and Air Street. b. Highly Significant These streets have interest in their own right as a variety of urban spaces with particular characteristics and generally having buildings of interest and/or high quality: Glasshouse Street, Kingly Street, Vigo Street, Heddon Street, New Burlington Street, Savile Row (S), Sackville Street, Princes Street, Hanover Square, Hanover Street, Maddox Street, Conduit Street, Brewer Street, Beak Street, Regent Place, Foubert's Place, Swallow Place, Swallow Street, Sherwood Street, Brewer Street, Mill Street, Pollen Street, Argyll Street, Little Argyll Street, Great Marlborough Street and Tennison Court. c. Significant These areas are parts of historic street patterns and contain some buildings of interest, but generally have unfulfilled potential: Piccadilly Place, Vine Street, Warwick Street and Savile Row (N). d. Neutral This area is rather blighted by poor quality finishes, but could be improved: New Burlington Mews. e. Poor This area is poor and should be improved: New Burlington Place. Buildings in The Crown Estate's Ownership a. Most Significant These buildings have the finest principal elevations and, make the most significant contribution to the most important townscape. They may, however, also have fabric of lesser quality, including poor interiors and rear elevations - these are identified in 2.8.3: Regent Street/Piccadilly/Oxford Circus Blocks W1, W2, W4, W5, W9, W10, E9, E8, E7, E6, E4 and E1. b. Highly Significant These buildings have high quality elevations and/or interiors. They may also have fabric of lesser quality identified in 2.8.3: Regent Street Blocks W3, W6, W7, W8, E5, E3, E2, Regent Palace Hotel, 15A to 29 Swallow Street, New Gallery Cinema/3 Heddon Street, 2 to 8A Sackville Street, 5 and 6 Vigo Street, 7 Hanover Street, 11-15 Swallow Street, 39-40 Piccadilly. c. Significant These buildings have good elevations, but may have fabric of lesser quality identified in 2.8.3: 6 Hanover Street, 15, 17 to 27, 6 to 12 and 29 to 37 Heddon Street, 24/25 Princes Street, and 12 and 14 Swallow Street. d. Neutral These buildings have mediocre elevations and/or interiors of limited interest and might be considered expendable if better buildings were proposed: 4/5 and 14/16 Heddon Street, 19 to 25A Sackville Street, 10 and 11 Vigo Street, 33 to 37 Piccadilly, 7-9 Swallow Street, 21/20 Princes Street, 3 and 5 Hanover Street, 6 Jervis Court and Police Station Vine Street. e. Poor These buildings would be better replaced: Extension to Vine Street Police Station (Man in Moon Passage), 4/6 and 7/8 Savile Row, 11/13 Heddon Street, 37 Warwick Street, 13/17 New Burlington Place and 5-7 Princes Street. Built Fabric/Elements/Interiors/Features a. Most Significant These are the most architecturally or historically important parts of The Crown Estate's buildings in the study area: Principal elevations of the most significant buildings, surviving Shaw interiors of Piccadilly Hotel, principal interiors of Café Royal, Art Deco Interiors of Regent Palace Hotel bars, Underground entrances to Piccadilly Circus, Art Deco barbers shop at Austin Reed 103/113 Regent Street. b. Highly Significant These parts of The Crown Estate's buildings of the study area provide significant architectural or historical interest: Principal elevations of highly significant buildings, surviving 18th/early 19th century below-ground fabric, surviving complete early 20th century shop interiors and fronts, Quadrant Arcade, interiors of County Fire Office, tiled interiors and cellars of 15A to 29 Swallow Street, the New Gallery Cinema Auditorium, Art Deco bank interiors to 52 Regent Street, surviving original street and other signs and street furnishings, including gas lamps. c. Significant These are parts of The Crown Estate's buildings in the study area which have a degree of architectural merit or historical interest: Rear or secondary elevations of Blocks E1, E6, E5 (49 to 59 Kingly Street), E4, elevations of Regent Palace Hotel annexe, good original complete early 20th century office staircases and entrance doors, altered early 20th century shop interiors and fronts. d. Neutral This fabric has little architectural or historical interest and may be considered expendable: Fabric not classified in other sections, including typical office floors in the Regent Street buildings and rear elevations of Regent Street, blocks not identified elsewhere. e. Poor This fabric would be better replaced to effect improvements to the ambience of the area: Rear elevation of Regent Street buildings to Blocks W8, W5, W4, W3, inappropriate shopfronts and alterations to Regent Street elevations, mismatched and poor quality pavement lights. Appendix II Guidance Notes on Maintenance and Changes to Significant Fabric These notes are intended to advise those working on the fabric described as significant in the Gazetteer in the Regent Street Conservation Study. Protecting Significant Fabric Before any works are carried out to significant fabric, or to fittings or elements on or around such fabric, anything that might be susceptible to damage shall be properly protected. Services in Significant Fabric Generally
Lighting
Heating
Ventilation
Lightning
Public Health/Rainwater Goods
Significant Floors
Significant Joinery Generally
Doors
Other
Windows
Significant Ironwork and Other Metalwork
Significant Glass
Significant Ironmongery and Door Furniture
Significant Decorations
Significant Finishes External
Internal
Significant Fittings
Fire Safety and Implementation in Significant Fabric
Accessibility and Implementation in Significant Fabric
Security and Implementation in Significant Fabric
Signage in Significant Fabric
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