OXFORD STREET 334 Welcome to the virtual exhibition for the future of 334 Oxford Street.
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334 OXFORD STREET Welcome to the virtual exhibition for the future of 334 Oxford Street.
The site comprises a 1960s department store building,
historically occupied by Debenhams, which is bounded
by Oxford Street, Vere Street, Henrietta Place and
Marylebone Lane.
In light of the government’s advice around the COVID-19 pandemic, it is not currently
advisable to hold face-to-face public meetings.
As a result, we are conducting a virtual exhibition showcasing our ambitions for the site.
This will provide an opportunity to view our proposals and to share feedback. This will
be reviewed and will help us finalise our detailed design proposals for the site prior to
submitting our planning application to Westminster City Council.
You can provide your feedback on the detailed plans for the site set out in these boards
by clicking on the ‘Feedback Form’ on the ‘Have Your Say’ section on our website. You
can also provide your feedback via post.
Our consultation will run until: 4th June 2021
MEET THE TEAM
334 Ramsbury Oxford Limited Allford Hall Monaghan Morris (AHMM)
334 Ramsbury Oxford Limited is owned by a private investment company, Ramsbury Property Established in 1989 with offices in London, Bristol and Oklahoma City, Allford Hall Monaghan Morris
International Holding AB. They have instructed London based commercial real estate practice makes buildings that are satisfying and enjoyable to use, beautiful to look at and easy to understand.
Capital Real Estate Partners to manage the project on their behalf. 334 Ramsbury Oxford The practice designs very different buildings for very different people to use in very different ways,
Limited and Capital Real Estate Partners are excited by the opportunity to re-purpose the making places as well as buildings that work over time and have lasting qualities intrinsic to their
building to both maximise its potential and make it fit for the future. architecture. Winner of the RIBA Stirling Prize and recipient of many other awards for architecture and
design, the practice has received public and media acclaim for its work on education, commercial,
residential, arts and masterplanning projects around the UK and internationally.
SITE HISTORY & CONTEXT
The History
The site has a long history of retail use. It began as a mixture of
independent retailers and residential properties.
The first department store on site opened in 1851 under the
ownership of the Marshall & Snelgrove partnership. Expansion
of the store over the years meant the remaining residential uses
on the site were removed and the whole site came under single
ownership.
In 1919, Debenhams acquired the store and took over operations
Historic site plan - 1870 Marshall & Snelgrove department store Aerial view - 1953
on the site and in 1973 the previous department store was
demolished and Adrian V Montagu & Partners were appointed to
design the building currently on site.
In 2014, the latest re-modelling of the building was completed,
including an upgraded atrium, external canopies and signage,
extended shop windows and the addition of a ‘kinetic façade’
comprised of suspended aluminium shingles.
The Context
Following a number of years of uncertainty, Debenhams entered
administration in April 2020 and vacated the building in February
Site plan showing location of nearest LVMF viewing corridors
2021. As a result, the building’s owners, Ramsbury, are keen to
bring forward proposals to reposition the building and ensure its
sustainable long-term future.
As shown in the adjacent diagrams, the site is surrounded by three
conservation areas and buildings which vary in height between
three and ten storeys, including a number of Grade I & II listed
buildings. Our initial development proposals have sought to
respect this context and setting.
The site sits outside of any London View Management Framework
(LVMF) viewing corridors that typically restrict height, but careful
townscape analysis has been undertaken to determine an
appropriate scale for the new proposals.
Site plan showing surrounding conservation areas Aerial view showing surrounding building heights and adjacencies
334 OXFORD STREET TODAY
The Existing Building
The existing building was designed as a purpose
built retail store with limited entry points, perimeter
lifts and stairs, and a central atrium containing
escalators that facilitate visitor movement between
retail levels. This arrangement is ideal for the
building’s original use, but very inflexible and
inefficient when considering other uses.
There are seven floors above ground (including Existing canopies and raised ground floor levels
plant) and one basement floor. When in use by
Debenhams, these were split as five floors of retail
and two floors of office space.
Externally, the narrow windows of the original
façades severely limit the amount of daylight
entering the interior spaces and this constraint
is compounded by the addition of the kinetic
rainscreen façade.
At ground floor level, the location of the perimeter
circulation cores create highly inactive frontages. In
addition to this, the internal ground floor does not
align with the pavement in many locations, creating
high upstands that restrict connectivity with the
surrounding streets. Existing typical floor plan showing perimeter lifts and stairs and the central atrium
Low level canopies are positioned around the View of internal atrium
building’s perimeter and these existing overhangs
create dark spaces that facilitate rough sleeping PLANT PLANT
and anti-social behaviour. OFFICE OFFICE
OFFICE OFFICE
Having thoroughly analysed these issues, we
RETAIL RETAIL
believe that a number of significant alterations
RETAIL RETAIL
are required to the existing building to facilitate
RETAIL RETAIL
a change of use and to enable it to meet the City
RETAIL RETAIL
Council’s emerging ambitions for the future of the
RETAIL RETAIL
Oxford Street District.
Building elevations - current and original Existing building section showing previous Debenhams’ uses
CURRENT ISSUES WITH THE BUILDING:
1. A purpose built department store, which
has become obsolete 2. A tired and inflexible layout
3. The existing plant equipment is
inefficient with poor energy performance
credentials 4. The current design facilitates anti-
social behaviour
5. The site does not meet the City Council’s
emerging ambitions for the future of the
Oxford Street District
OUR VISION
We believe there is an opportunity to bring forward a fresh proposal to address the current issues and introduce a more flexible and
sustainable building for the long term. Our ideas include retaining much of the existing concrete frame, introducing new façades, more
activation of the ground floor and three additional storeys which would be set back at upper levels.
Our ultimate objective seeks to align with the emerging Oxford Street District strategy – to introduce a mix of uses and future-proof the building,
ensuring that it meets the needs of future occupiers.
1. 2.
Our proposals for the site include:
Modern flagship retail on Oxford Street,
High-quality, flexible workspace
leisure spaces and food & drink amenities
3. A highly sustainable redevelopment
4. Enhanced urban greening and
biodiversity credentials
5. Increased ground level activation
DESIGN TOUCHSTONES
Working With The Existing
As Good As New Flexible Container Building
Adapt, extend and refurbish the existing Ensure the building form is flexible As part of our proposals for the site, we
building wherever possible to minimise enough to accommodate multiple uses intend to retain a substantial portion of
demolition and carbon emissions. over time without the need for further the existing building’s primary structure
reconfiguration. and introduce attractive and energy
efficient façades that maximise daylight
to the interior spaces.
Efficient Layouts Active Frontages We will remove the inefficient perimeter
circulation and replace with one central
Creating layouts which maximise Maximising active frontages at street core, partially built within the existing
efficiency and allow for subdivision and level that connect with, and enhance, the atrium, to create highly flexible and
flexibility. surrounding streets. efficient floorplates.
The Angel Building under
construction
A Bold Identity Terrace Amenity
Upgrading the building’s appearance so Providing external amenity to the upper
that it is in keeping with the context yet floors to maximise health and wellbeing
has its own distinct character. of occupants and increase urban
Existing circulation Proposed circulation
greening and biodiversity.
Our Example Projects
AHMM has significant experience
in the major refurbishment of
existing buildings, including at The
Post Building, Camden, and The
Angel Building, Islington.
The Post Building - before The Post Building - after The Angel Building - before The Angel Building - after Concept diagram - removing perimeter circulation and introducing one central core
GROUND FLOOR
Ground Floor Strategy
Our proposals seek to maximise active frontages around the entire perimeter of the building. This includes
the re-provision of designated retail space fronting Oxford Street at basement, ground and first floor. This will
be complemented by a mix of flexible amenity uses on Marylebone Lane, Henrietta Place and Vere Street. In
combination, around 90% of the ground floor frontages will be active, which is a significant increase when FLEXIBLE USE
compared to the existing building.
FLEXIBLE USE
Access to the central circulation core will be provided from both the east and west of the site, on Vere Street EAST
ENTRANCE
and Marylebone Lane respectively. This will help to draw footfall along both streets and provide two distinct
addresses and front doors for the building.
Servicing Strategy WEST
ENTRANCE
The existing building benefits from a below ground servicing arrangement via a tunnel that connects to the
Henrietta House service yard to the north of the site - a strategy which will be maintained within the new
scheme. This ensures the surrounding streets will not be used for goods deliveries or waste removal and also RETAIL
minimises the need for storage spaces at ground floor level.
Proposed ground floor plan showing location of retail spaces and building entrances
PLANT / BOH PLANT / BOH
CYCLES
RETAIL
Existing building frontages Proposed basement plan showing tunnel connection to Henrietta House Proposed building frontages - single height retail to east, north and west, and double height to south (Oxford Street)
SCALE & MASSING
Massing Strategy A
Our proposals will retain the parapet height of the
existing building and additional floorspace will set back
C
progressively to minimise the impact on the surrounding
streets and buildings. In total the building will comprise ten
floors (including plant) plus one basement level.
We have undertaken a rigorous views assessment to
ensure this additional massing is appropriate within the
building’s context and neighbouring Conservation Areas.
B
Example view assessment showing how the massing sets back on Oxford Street Typical floor plan showing central core, inboard balconies and chamfered corners View A: Illustrative view from Henrietta Place (eastern approach)
PLANT CLASS E FLEXIBLE USE
CLASS E FLEXIBLE USE
Additional floors
CLASS E FLEXIBLE USE
CLASS E FLEXIBLE USE
CLASS E FLEXIBLE USE
CLASS E FLEXIBLE USE
CLASS E FLEXIBLE USE
Existing building
CLASS E FLEXIBLE USE
CLASS E FLEXIBLE USE RETAIL
FLEXIBLE USE (Ea-e) ENTRANCE RETAIL
CYCLE STORE RETAIL
HENRIETTA PLANT / BOH OXFORD
PLACE STREET
Building section showing proposed uses and set backs to the additional floorspace View B: Illustrative view from Oxford Street (western approach)SCALE & MASSING
Accentuating Corners
The proposed massing will cut
back on each corner to minimise
the massing impact, ease
movement around the building
at street level and address each
approach view. This strategy also
reflects the site’s historic street
patterns.
Introducing Balconies
Balconies will be introduced at
lower levels, where staircases
have been removed, to break
down the proposed massing and
define the primary entrances along
Marylebone Lane and Vere Street.
They also provide the opportunity to
introduce greenery at lower levels of
the building.
Colour Palette
Our proposals seek to establish a bold
new identity for the building, using
colours and materiality which respect
and complement the surrounding area.
Example AHMM projects sampling context colours Surrounding context colours View C: Illustrative view from Marylebone Lane showing the proposed chamfered corners, set back upper floors, lower level balconies above the main entrances and the facade colour paletteTERRACES & UPPER LEVELS
Westminster Strategy
334 Oxford Street occupies a key
location within Westminster City
Council’s Oxford Street District
Place Strategy. This focuses on a
Greener, Smarter, Future vision for
the area.
Our proposals will respond to this
strategy by introducing greenery
on all external areas, including
on balconies, terraces and roof
gardens.
Westminster District Strategy illustration
Terrace Greening
The proposed massing strategy
will enable occupants on every
floor to have access to planted
external space. This strategy
will support the health and
wellbeing of occupants as well
as significantly enhancing the Illustrative aerial view looking along Oxford Street showing the proposed additional floorspace and terrace planting strategy
biodiversity and urban greening
factor of the site.
AHMM example: The Ray, Farringdon
Illustrative images showing greenery and outdoor breakout spaces on upper levels Typical upper floor plan showing the accessible perimeter terraces AHMM example: The Post Building, New Oxford StreetEXTERNAL APPEARANCE
Responding To Orientation
The new façades will give the building a bold identity
yet also support the environmental strategy for the
building.
In response to the building’s orientation, each façade
will have a unique combination of window size and
shading depth to minimise overheating to the interior
spaces.
Site plan showing proposed shading depths and glazing percentages
Minimising Overheating
The solid panels will be created using extruded
metal baguettes that will vary in colour to provide
texture and depth to the elevations.
The solid panels will be angled to maximise
shading to the glass where it is required.
Openable windows will also be provided to support
occupant comfort and wellbeing.
Fragment view showing angle of panels and cladding depth
From The Inside Out
The use of the internal spaces have also been
carefully considered. Upstands located beneath
windows will minimise visible desk clutter and enable
the windows to be as wide as possible.
Fixed window Opening light
Interior view showing upstands and openable windows
View from Chapel Place showing proposed cladding design, balconies and planted terraces to the upper levels (St Peters Church on right)EXTERNAL APPEARANCE
Oxford Street Façade
The cladding strategy will be
accentuated along the south-
facing elevation in response to
the building’s orientation. The
alternating triangular panels also
give the building a distinctive and
dynamic appearance on Oxford
Street.
Fragment view of south elevation
Shopfront Design
Double height shopfronts will
animate the base of the building
where it meets Oxford Street.
These highly glazed frontages will
maximise flexibility and display
opportunities for prospective
retailers.
Illustrative view of the double height retail frontages along Oxford Street Illustrative view of Oxford Street elevation showing deeper angled cladding panels, double height retail frontages and planted upper levelsENVIRONMENTAL DESIGN
Our Approach
5
Our redevelopment proposals aim to reduce the carbon footprint of the
building during construction and in operation. We are targeting BREEAM 4
3
Excellent as a minimum and are developing environmental strategies in
line with the latest GLA London Plan requirements. We are also targeting
ambitious embodied carbon reductions in line with the RIBA Climate 2
Challenge figures. 10
8
In summary, our environmental strategies comprise the following:
1
Materials and Structure Water
11
1• Retaining a substantial portion of 8• Rainwater recovery for planting
7
the existing structure irrigation
2• Designing new structure for 9• Water efficient outlets
disassembly, flexibility and
recyclability 9
Health and Wellbeing Initiatives
10
• Roof gardens connecting interiors to 6
Engineering systems biophilia/nature
3• Air handling plant for fresh air
11
• Advanced fresh air rates to improve
distribution occupant health
12
13
4• HVAC systems configured to reduce 12
• Day-lit reception areas
energy use 14
5• Renewable energy from roof level
PVs Transport Strategies
• Excellent connections to public
13
transport
Passive Design Measures
14
• High quality cycle storage, changing
6• High performance façades and solar and shower facilities
control glazing
7• Mixed mode ventilation, including
openable windows
Retaining existing structure Providing openable windows High quality cycle facilities Urban greening and biodiversityNEXT STEPS
Thank you for taking the time to look through our
proposals for the redevelopment of the 334 Oxford
Street site.
We hope you found this virtual exhibition informative and useful.
We would appreciate it if you could fill in our feedback form, either online
via our consultation website or by post. Your thoughts and feedback will be
very helpful as we develop our proposals ahead of submitting a planning
application to Westminster City Council.
If you have any questions, please do get in touch with the project team on
the details below:
334OxfordStreet@kandaconsulting.co.uk
020 3900 3676
Timeline of next steps:
May/June 2021
Consultation on our proposals
Summer 2021
Planning application submitted to Westminster City Council
Autumn/Winter 2021
Target planning decision from Westminster City Council
Q1 2022
Start on site
Q1/Q2 2025
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