Figure 2
Plan to show main buildings within the planning brief site
Figure 3
Plan to show listed curtilage of Paddington Station
Figure 4
Plan to show key station elements
Figure 5a Plans to show key constraints and designations around Paddington Station
Figure 5b Plans to show key constraints and designations around Paddington Station
Figure 6
Plan to show location of surrounding residential land use
Figure 7
Plan to show the alignment of the Crossrail Safeguarding Zone
Figure 8
Plan to show general layout arrangement of the proposed Crossrail Station at Paddington
Appendix 1
Paddington Special Policy Area (PSPA) factsheet
and accompanying map
INTRODUCTION
This factsheet sets out the current status of the various proposals in and around
the Paddington Special Policy Area (PSPA). It contains a brief history of the PSPA
and its relevant planning policies, details of the various development sites and
provides contacts where further information can be obtained.
The PSPA is centred on Paddington Station and the Grand Union Canal Basin,
and now contains recently completed mixed use developments and sites awaiting
development. Together these make up the largest development area within
Westminster and a site of strategic importance in London. There are major
development and transport projects underway as well as new proposals being
made for the area.
The Special Policy Area status for Paddington was introduced by the City Council
in 1988 in response to the need to recognise the impact on the area of
considerable development pressure on a number of major sites. The PSPA is also
recognised as an area of existing good public transport accessibility. New
developments are expected to be fully integrated with the existing public transport
network and to assist in the provision of improved access and services.
The current planning policies for the PSPA are contained in chapter 5 of the
Council’s Replacement Unitary Development Plan (RUDP) adopted in January
2007 and can be viewed at
http://www.westminster.gov.uk/environment/planning/unitarydevelopmentplan/
The plan seeks co-ordinated and balanced development, supporting the
regeneration of Paddington and North West Westminster. It also seeks
development which includes:
 A mix of employment uses including large scale offices
 A substantial proportion of housing
 Leisure, retail and community uses
 Development of the highest design quality in terms of architecture, planning
and urban design and regard for opportunities for sustainable development
and greening of the area
 Appropriate canalside development and full public access to the basin and
canal and enhancement of recreational and amenity value of the canalside
area
The City Council may prepare individual planning briefs for particular sites if further
detail is required. Briefs have been prepared for Paddington Station and
surrounding environments, Paddington Goods Yard (now PaddingtonCentral) and
St Mary’s Hospital, Post Office site, North Westminster Community School, and
Dudley House, among others. They will be revised as necessary and briefs for
further sites will be prepared as appropriate.
Planning & City Development Department
City of Westminster
February 2008
DEVELOPMENT SITES
The numbers of the development sites in this factsheet correspond to the site plan
(attached). The (TP) reference refers to the City Council’s Town Planning file
reference for the site.
1
West End Quay (Paddington Basin Phase 1)
12-20 Praed Street and 2-5 South Wharf Road
(TP 19484)
Developers
West End Quay Ltd
Details of scheme
This predominantly residential scheme consists of 468
residential units, and 2,205m² retail (A1/A2/A3) on the 2acre (0.83-hectare) site.
Status


Further
information
The residential units and a number of the retail units on
the ground floor are occupied.
In light of the scheduled closure of the Post Office
counter service at Praed Street in 2009 (see Item 5),
The counter service is expected to move into the
development in 2008.
Visit the website www.weqra.com
2a and 2b
Paddington Basin Phase II
South Side of North Wharf Road
(TP 19484)
Developers
European Land and Property Limited
Details of scheme
The scheme is made up of 5 blocks (A-E). Outline planning
permission was granted for blocks A-E on 23/4/01.
Status


Further
information
Blocks A-C: Block A (The Point) is currently occupied
by Cable and Wireless, Marks and Spencer, Cerner
(healthcare firm) and Orange. The Point has planning
permission to be used as offices, or as offices and a
primary health care centre. Blocks B & C (Waterside
House) are occupied by Marks & Spencer as their
headquarters. The ground floor has planning
permission for retail (A1).
Blocks D & E (The Windings): now superseded by
Paddington Phase III Merchant Square (3 below).
Visit the website www.paddingtonbasin.co.uk
or phone 020 7298 0800.
The Waterline, 31 Harbet Road, London, W2 1JS
3
Paddington Basin Phase III (Merchant Square)
South Side of North Wharf Road
Developers
Background of scheme
(TP 3396)
European Land & Property Limited
The scheme is known as Merchant Square and includes a
new masterplan which also incorporates part of the
Paddington Basin Phase II site (The Windings).
Details of scheme
This development will provide 554 new residential units of which
154 will be affordable, making 42% of the floorspace
residential and 58% commercial.

Status
Further
information
Building A – The Blade: A 43 storey residential tower,
comprising 219 residential units, with ground floor class
A1/A2/A3/A4/A5 units, ancillary basement parking,
public viewing gallery, new bridge and associated
works to Paddington Basin.
 Building B – Azure: A 16 storey Class B1 office
building, with ground floor Class A1/A2/A3/A4/A5 units,
a ground floor/basement flexible mixed use space and
ancillary basement parking.
 Building C – Topaz: A 16 storey Class B1 office
building, with ground floor Class A1/A2/A3/A4/A5 units,
public toilets, ancillary basement parking, new bridge
and associated public realm works to Paddington
Basin.
 Building D – West End Reach: 16 storey, 50.18m
high residential building providing 196 residential units
of which 44 are affordable, with ground floor Class A
units and B1 office suites and affordable business
space.
 Building E – Carmine: Commercial building over 15
floors with Class A uses at ground floor level and
ancillary basement parking, and health club.
 Building F – Waterweave: a 16 storey residential
building comprising 139 residential units with ground
floor Class A1/A2/A3/A4/A5 units, child day nursery,
ancillary basement parking, new bridge and associated
public realm works to Paddington Basin.
 Building D and E were approved by the Planning and
City Development Committee on 1st March 2007 (and
are now under construction); Buildings B, C and F on
7th June 2007, and Building A on 2nd August 2007.
 All buildings are subject to separate S106 agreements,
with further overarching agreements for Buildings A, B,
C and F.
Visit www.merchantsquare.co.uk or phone 020 7298 0800.
The Waterline, 31 Harbet Road, London, W2 1JS
4
Paddington Walk, Hermitage Street
Developers
(TP 19484)
European Land and Property Limited
Background of scheme
This site is outside the PSPA, however the development of
this site is linked by legal agreement to the Paddington
Basin (Phase II) scheme, securing part of the affordable
housing element.
Details of scheme
The scheme consists of four buildings of varying height
from 22-40m, for 232 residential units (including 79
Affordable Housing Units), retail/ restaurant/ café and
community uses.
Status


Further
information
5
Construction has been completed and residents have
moved in.
Ground floor use commercial units are only part
occupied.
Visit www.paddingtonwalk.com
St Mary’s Hospital (Paddington Health Campus)
St Mary’s Hospital and land bounded by Praed Street, Paddington
Basin and London Street
Developer
Imperial College Healthcare NHS Trust
Relevant planning ‘St Mary’s Hospital and Post Office site’ draft planning brief
brief
for public consultation December 2004. Following further
discussion with NHS, revised draft (Hospital alone) likely
late 2007 and consultation in 2008.
Background
scheme
of A resolution to grant outline planning permission for the
redevelopment of the site for hospital uses subject to the
completion of a S106 legal agreement was made at the
22nd August 2002 Major Planning Applications Committee.
It is, however, unlikely that this permission would be
implemented for the reasons set out in the revised planning
brief for St Mary’s Hospital and the Post Office site in 2004.
Details of scheme
St Mary’s Hospital upgrade
Department of Health has made available £15 million to
upgrade key facilities in the QEQM Wing. The first phase of
this work, begun in June 2007, creates a new critical care
unit on the 9th floor which will replace the existing unit on
the 4th floor. The new unit will be twice as big as the
existing unit, and increase beds from 11 to 16. It will be built
to the latest standards for 21st century medicine. It should
be ready by April 2008.
In place of the existing unit, the second phase of work will
see a new operating theatre and a new endoscopy suite
created plus improved facilities for admitting patients for
operations and for recovering after their operation. This
work will start in July 2008 and finish in June 2009. In
addition there will be funds for new equipment and
information systems to improve the environment for patient
care.
Academic Health Science Centre (AHSC)




St. Mary’s along with Hammersmith Hospitals Trust and
Imperial College are proposing to form the first AHSC in
the UK. The aim is to better integrate health science
research and health care delivery so patient service will
be based on best practice and will be the most up-todate available, thus improve the health of the local
community.
The process is to first merge the two NHS trusts – St.
Mary’s and the Hammersmith Hospitals and then form a
Foundation Trust with Imperial College.
St. Mary’s is likely to continue to provide a broadly
similar range of services, including its busy A+E and
specialist children services.
The two trusts have already been successful in being
granted Biomedical Research centre status – one of
only 5 such general centres in the UK, bringing with it
annual revenue of £20 million over the next 5 years.
Status
 The Secretary of State gave his formal approval to the
merger in September 2007. Imperial College Healthcare
NHS Trust is in operation from 1st October 2007.
 It is expected that Imperial College would sponsor an
application for the AHSC to become an Academic
Foundation Trust in 2009, subject to a separate
consultation.
Further
information
Peter McGinity, Imperial College Healthcare NHS Trust on
020 7886 7844.
6
Post Office Site, Praed Street
Developer
Royal Mail Group
Relevant Planning ‘Paddington Station and Environs’ draft planning brief, was
Brief
consulted upon in Jan 2007 and will return to Committee
seeking adoption in early/ mid 2008. This planning brief
covers the impact of Crossrail and other development
pressures around the station.
Background of the Royal Mail proposes to close their facility in Paddington in
Scheme
2008/9. This site would then be available for development.
Details
Scheme
of
the 

Distribution office function will cease to operate in 2009
and it will not be replaced.
While the counter services will cease to operate in 2009,
it will be replaced in the West End Quay development
(see Item 1).
The Council’s aspirations for the site are covered in the
Planning Brief and it aims to secure:
 A new Bakerloo Line ticket hall and platform access at
the ground and basement levels
 Improvements to public realm at London Street and
installation of access ramps
Status
Further
information
Not yet received.
Oliver Sheppard, DP9 on 020 7004 1700
7a & 7b
Paddington Station, Praed Street
Developer
(TP 8108)
Network Rail
Relevant Planning ‘Paddington Station and Environs’ draft planning brief
Brief
Background of the Network Rail submitted an application on 5th February 2002
Scheme
for planning and listed building consent for the
redevelopment of the Grade I listed Paddington Station
(Phase 2). This will not now proceed, Span 4 will be
refurbished and access improved.
Details
Scheme
of
the Listed Building refurbishment application expected in 2008.
Status
Status of further developments not yet received.
Further
information
Nicola Houlden at Network Rail, on
nicola.houlden@networkrail.co.uk
8
Triangle Site
Developer
Hammerson (Paddington) Ltd and Domaine Developments
Ltd
Relevant Planning ‘Paddington Station and Environs’ draft planning brief
Brief
Background of the This site includes land south of Bishops Bridge Road
Scheme
known as the triangle site. The site lies outside of the
operational land requirements of Network Rail and as such
on the demise of Railtrack this piece of land was sold to
Hammersons. This site is also required for implementing
Crossrail.
Details
Scheme
of
the 



Revised planning application submitted in March 2007
210,000 sq ft net of office and retail space.
Building oversails the Crossrail ramp from Bishop’s
Bridge, representing a permanent solution for the taxi
ramp.
Built upon a new Hammersmith & City Line station box.
Status
Hammerson withdrew the application on 19th June 2007.
Further
information
Visit the website www.hammerson.co.uk
or contact Robert Allan, Hammerson on 020 7887 1072.
9
Paddington Central
Paddington Goods Yard, Bishops Bridge Road
Developer
(TP1419)
Development Securities
Relevant Planning N/A
Brief
Background of the Former Goods Yard site
Scheme
Details
Scheme
of
the The site has been divided up into three phases for
development.
Phase 1:
This scheme consists of 41,029 sq. m office floorspace,
219 residential units, of which 55 are affordable housing
units and 6,501sq m retail and Sheldon Square including
new public realm and amphitheatre. Prudential, Chiltern,
Kingfisher, British Energy and British Waterways occupy
the offices at Sheldon Square.
Phase 2:




Status
Podium Deck: A podium deck has been completed in
preparation for Crossrail thus reached practical
completion (see Crossrail section on pg. 22).
Office buildings:
 A planning application for Phase 2A 1 Kingdom
Street was approved on 5 June 2003 for an office
building on the north part of the site proposing
45,249 sq m of offices, 3,851 sq m for studio/light
industrial and 579 sq m for retail use.
 A planning application for Phase 2B 3 Kingdom
Street was granted conditional planning permission
on 25/9/03 for an office building of 32,700 sq m on
the south part of the site. This however in now
unlikely to be completed as a revised scheme are
now proposed.
A 206 bedroom hotel, 2 Kingdom Street with a
restaurant, bar and meeting facilities also granted
planning permission.
Installing Public art/ landscaping boulevard at Kingdom
Street.
Phase 1:
The two office and two residential buildings with associated
retail are occupied (9a on the map).
Phase 2:
 One Kingdom Street, a 25,000 sq ft net Sheppard
Robson designed office building under construction,
due to complete in Feb 2008 (9b on the map).
 Construction also underway on a 206 bedroom 4* hotel
let to the Accor Group, due to complete in July 2008
and trade from September 2008 (9c on the map).
 Detailed planning application approved for revised Two
Kingdom Street, a 250,000 sq ft net Kohn Pederson
Fox designed office building which incorporates 25,000
sq ft of B1 commercial/ small business space (9d on
the map).
Phase 3:
Outline planning permission exists for a further 350,000 sq
ft office accommodation on Kingdom Street (9e on the
map).
Further
information
Visit the website www.paddingtoncentral.com
Contact Helen Fisher, Development Securities on 0207 828
4777 or email helen.fisher@devsecs.co.uk
10
179 Harrow Road
Developer
(TP 1419)
Monsoon Group
Relevant Planning Former railway depot
Brief
Background of the Monsoon purchased these Grade II* listed buildings from
Scheme
Grainhurst Properties Ltd in 2000.
Details
Scheme
of
the The scheme is predominantly for office (B1) use.
Status
11
The main building is currently occupied as offices by
Monsoon. The listed Rotunda building on the canal is used
by Nissan as a car design studio.
Hilton London Metropole
(TP 2877/1495)
Site previously known as site bounded by Harrow Road,
Edgware Road, Harbet Road and Praed Street
Developer
Hilton London Metropole
Relevant Planning N/A
Brief
Background of the N/A
Scheme
Details
Scheme
of
the The hotel was extended to provide a new conference
centre, 328 beds (making a total of 1058) with car and
coach parking facilities.
Status
The extension was completed in September 2000, creating
Britain’s largest convention hotel.
Further
information
Visit http://www.hilton.co.uk/Paddington
12
Hilton London Paddington
(TP3695)
Developer
Hilton London Paddington
Relevant Planning
Brief
N/A
Background of the
Scheme
To refurbish the listed (Grade II) former Great Western
Royal Hotel.
Details of the
Scheme
The hotels facilities include 355 bedrooms, 13 fully
equipped meeting rooms, a banqueting room, health and
fitness club, casino and original bar and restaurant.
Status
The major refurbishment was completed in March 2002. A
casino was permitted in 2006 on part of the basement and
ground floor of the hotel.
Further
information
Visit http://www.hiltonlondonmet.com/
13
55-67 North Wharf Road
Developer
(TP4726)
Derwent London
Relevant Planning N/A
Brief
Background of the Existing 1960’s multi occupied office/ development
Scheme
(c.100,000 sq. ft and 100 car parking spaces).
Details
of
the • The scheme was approved on 10th Jan 2008 to deliver
Scheme
100 residential units, 16 of which will be affordable
units as well as 25,000 sq ft commercial floorspace.
• Public realm would be created, enabling permeability
with North Wharf Road, towpath and pedestrian access
to Bishop’s Bridge Road
Status
Planning application under review
Further
information
Visit the website on www.derwentlondon.com or contact
Russell Durling of Derwent London on 020 7659 3000
14
Telstar House, 1-6 Eastbourne Terrace
Developer
(TP1145/ 8018)
Derwent London
Relevant Planning N/A
Brief
Background of the 12 storey office building, built in the 1960’s damaged by fire
Site
in summer 2003.
Details
Scheme
of
the The scheme includes the demolition of Telstar House and
redevelopment with a direct replacement for the existing
building with 12,593 sq m for offices, car parking and
landscaping works in a new building.
Status
108,000 sq ft net is occupied by Rio Tinto.
Further
information
Visit the website on www.derwentlondon.com or contact
Russell Durling of Derwent London on 020 7659 3000
15
10 – 30, 40 and 50 Eastbourne Terrace
Developer
(TP4478)
Land Securities
Relevant Planning N/A
Brief
Background of the Former office building
Site
Details
of
the  Refurbishment of 10 to 30 and 40 Eastbourne Terrace
Scheme
by Land Securities
Status




Further
information
Robin Villis of Land Securities on 020 7413 9000
16
40 complete, to be occupied by CB&I
50 refurbishment complete
10 and 30 are under refurbishment/ construction
20 will be the last to complete in this redevelopment
scheme
Craven Road/ Eastbourne Terrace
Developer
Land Securities
Relevant Planning ‘Paddington Station and Environs’ draft planning brief
Brief
Background of the Former office building
Site
Details
Scheme
Status
of
Further
information
the N/A
Application withdrawn.
Land Securities on 020 7413 9000
17
4- 18 Bishops’ Bridge Road
Developer
Crossrail
Relevant Planning ‘Paddington Station and Environs’ draft planning brief
Brief
Background of the The construction of Crossrail’s Paddington interchange will
Scheme
preclude servicing from Eastbourne Terrace or Departures
Road.
Details
Scheme
of
the 4-18 Bishop’s Bridge Road has been identified as the
probable site from which to service the station, given it has
access to platform 1.
Status
To be confirmed
Further
information
Stephen Deaville, Cross London Rail Links on 020 3023
9237 or stephendeaville@crossrail.co.uk
18
Enterprise House
Developer
N/A
Relevant Planning ‘Paddington Station and Environs’ draft planning brief
Brief
Background of the Enterprise House is located on Westbourne Terrace at the
Site
corner of Westbourne Bridge. It was built by GWR in 1935
as offices and associated uses. The floorspace is
4,800sqm. It is owned by Network Rail but is nonoperational and not required for any rail-related purpose. It
has remained vacant for more than 8 years. The market
value of Enterprise House is adversely affected by a
number of factors. Spacia are the managing agent for the
building.
The Crossrail Parliamentary Select Committee has formally
stated that Enterprise House is considered as a potential
site in which to relocate Great Western Studios (currently
located at Paddington New Yard W9).
The City Council wishes to support the development of
more affordable business space in the NWWSPA and has
made funding available through its Civic Enterprise Fund
for potential affordable business space projects.
Details
Scheme
of
the N/A
Status


Further
information
Spacia have signalled their intention to put the lease
for Enterprise House on the market in order to bring the
building into use in the short to medium term.
The building lies within the NWWSPA which seeks to
encourage commercial activity in this part of the City.
The Council views Enterprise House as an ideal
location for a commercial facility housing small
businesses within the creative industries sector and
comments are sought on this option.
Matthew Blades
City Planning Group, Westminster City Council, on 020
7641 2336 or mblades@westminster.gov.uk
OTHER SITES
19
Dudley House (139-147 Harrow Road)
Background
A 1937 five storey block of local authority built flats.
Following consultation with tenants the potential for
redevelopment is being considered.
Relevant Planning Dudley House W2 adopted in April 2002.
Brief
Status
A draft Dudley House and 149-157 Harrow Road planning
brief will be reviewed in 2008.
Further
information
Jake Mathias
Housing Department, Westminster City Council on 020
7641 3359, jmathias@westminster.gov.uk
Copies can be obtained on the City Council’s website
www.westminster.gov.uk
20
149-157 Harrow Road (Travis Perkins)
Background
A 10m strip on southern edge of the Timber yard has been
committed to the Long Term Vehicular Access road
widening (see section on LTVA on pg. 18).
The remaining part of the site is now the subject of a
planning brief. The brief includes adjacent highway land,
and this includes the loss of some strategic planting and
open space, and the upgrading and enhancement of
nearby open space and underused land. It also includes a
proposal to re-use the historic Brunel Bridge, which has
recently been salvaged, see page 21 of the Factsheet.
Relevant Planning 149-157 Harrow Road and adjacent highway/ open space
Brief
adopted in October 2004.
Status
A draft Dudley House and 149-157 Harrow Road planning
brief will be reviewed in 2007.
Further
information
Contact Rachael Ferry-Jones on 020 7641 2418 or rferryjones@westminster.gov.uk
21
North Westminster Community School
Background
North Westminster Community School (NWCS) is located
between the Westway and North Wharf Road and is
currently situated outside of the PSPA however; given its
location it has strong links with the PSPA. Following the
City Council’s Secondary School Review the Secretary of
State for the Department for Education and Skills confirmed
on 1 July 2004 that the City Council can dispose of the
North Wharf Road site, subject to the provision of
Oakington Road Academy.
Relevant Planning A revised draft planning brief for this site was produced in
Brief
December 2004 and in addition to considering mixed use
schemes for the site it includes the option for relocating a
college and new hospital on the site with key worker
housing. With the cancellation of the PHC scheme and the
continuing need for the site to be used for education
purposes, education use could continue until 2011. The
draft planning brief was approved by the Planning & City
Development Committee for public consultation on 16
December 2004.
Status
The North Westminster Community School site planning
brief is being reviewed and expected to be reported to the
Planning and City Development Committee in 2008 for
further consultation and subsequent adoption.
Further
information
Contact Tim Butcher, 020 7641 5972 or
tbutcher@westminster.gov.uk
22
Westbourne Green (outside map boundary)
Background
This site is linked to the North Westminster Community
School site and therefore the PSPA through the outcome of
the City Council’s Secondary School Review (SSR). The
SSR resulted in a decision to build two new schools on the
Academy model - the Westminster Academy at
Westbourne Green and the Paddington Academy at
Oakington Road.
Both academies now opened and two new surgeries are
now provided.
Regeneration plans for the wider Westbourne Green area
centre on the Westminster Academy as the school presents
not only opportunities for educational provision, but through
the site assembly, it also requires the provision of new
replacement health, youth, community and sports facilities
and improvements to the local environment.
Relevant Planning Westbourne Green February 2004
Brief
Status
Further projects being developed e.g. housing, open space
etc.
Further
information
Contact Rachael Ferry-Jones on 020 7641 2418 or rferryjones@westminster.gov.uk
TRANSPORTATION AND ENVIRONMENTAL IMPROVEMENTS
1
The Paddington Bridge Project (see A on map)
[Formerly Long Term Vehicular Access (LTVA)]
Background
In the late 1980’s, it was acknowledged that the traffic in
residential areas needed to be improved. It was also
accepted that one of the best opportunities for improving
vehicular access to Paddington Station lay with linking the
Station access to the strategic road network, via the Harrow
Road gyratory (located to the north east of the station). The
replacement bridge known as Paddington Bridge is
complete and reopened in June 2006.
Details of scheme
The scheme included:



The widening of Bishops Bridge Road between Harrow
Road and Eastbourne Terrace to 5/6 lanes of traffic this required new bridges over the canal, the Goods
Yard site and the railway tracks;
The installation of improved taxi management facilities
in Eastbourne Terrace and a new rank on the bridge.
The signalisation of the junctions of Praed Street/
London Street, improvements at the junctions of
Bishops Bridge Road with both Eastbourne and
Westbourne Terraces, and a new signal controlled
pedestrian crossing on the bridge.
Status
The bridge closed on 11 January 2004. The replacement
bridge was reopened to traffic on 14 June 2006. Further
work is being undertaken to determine what, if any,
additional local traffic management measures are required
following the introduction of the Mayor’s Western Extension
of the Congestion Charging Zone.
Further
information
Don Murchie, Westminster City Council on 020 7641 2517
or dmurchie@westminster.gov.uk
or visit the website www.paddingtonbridge.com
2
Paddington Area Traffic and Environmental Management Study
(PATEMS)
Purpose of study
The Paddington Area Traffic and Environment
Management Study (PATEMS), is a study commissioned
by the City Council, (funded by developers) on the effects
of the additional traffic generated by the PSPA sites, the
Heathrow Express and Crossrail.
Review of
PATEMS

First stage of PATEMS: was an extensive public
consultation exercise supported by extensive and
detailed analysis of existing traffic, safety and
townscape data. This highlighted existing traffic and
environmental problems in the area, and identified the
traffic related problems that will arise in the residential
areas surrounding Paddington Station.

Second stage of the study: identified a range of
suitable management and calming measures to reduce
the impact of traffic (speed, noise and volume),
improve the physical environment, increase on street
parking provision and reduce accidents. It also
developed an evaluation framework to help decide a
suitable package of measures for implementation
based on environment and townscape, safety,
accessibility, traffic and parking criteria. This was
completed in 1993, with 50 separate schemes
identified. The schemes adopted will be funded as part
of the legal agreements with the PSPA developers,
with contributions based on proportions of newly
generated and construction traffic.
Status
Some schemes identified in the PATEMS study have
been implemented in relation to the LTVA project. The
other schemes are currently being reviewed having
regard to the reopening of Bishops Bridge Road, the
extension of the Congestion Charging Zone in February
2007 and the future, Crossrail proposals. Two further
reports are being prepared for 2008.
Further
information
Don Murchie, Westminster City Council on 020 7641
2517 or dmurchie@westminster.gov.uk
3
Paddington Area Transportation Study (PATS)
Purpose of study
A public transportation study (Paddington Area
Transportation Study – PATS) was first commissioned in
1997, as part of its assessment of the impacts arising
from the development proposals within the PSPA. It is a
mechanism for developing projects to mitigate the
impacts of the PSPA developments on the public
transport infrastructure and establishing the appropriate
level of contributions from the developers through Section
106 agreements on a site by site basis.
Review of PATS






The original PATS study has now been reviewed three
times and PATS IV was completed in 2006. These
reviews took into account the most recent
development proposals for the PSPA as a whole.
The key findings of PATS indicate that the capacity of
the underground stations (Paddington and Edgware
Road) is unlikely to be adequate for the anticipated
increase in passenger traffic.
PATS IV took into account the completed
developments and those likely to come forward before
2015. Many of the issues that arose from the PATS III
study are still the same and these are:
Increase station capacity for the Bakerloo line at
Paddington and Edgware Road and the Hammersmith
and City Line at Paddington;
Development improved bus links to the north-east and
south-west, and to open up local access to the northwest. Subsequently, TfL have extended route 46
across the Paddington Bridge to promote a new link to
Paddington Station, as well as route 15 from
Eastbourne Terrace to North Wharf Road.
PATS IV is the first of these studies to take into
account the effects that Crossrail might have.
Status


Further
information
Copies of PATS are available from Karen Lee on 020
7641 8073 or klee@westminster.gov.uk
PATS IV is adopted for S106 and planning purposes.
Following the recommendations from PATS IV, Route
15 was extended to North Wharf Road on 5 th October
2007 and route 332 will use the bus stand space in
Eastbourne Terrace vacated by route 15.
4
Brunel Bridge (see B on map)
Stone Wharf Gardens
(TP24229)
Background
Plans were halted on the demolition of Bishops Bridge
when English Heritage discovered that the canal bridge
contained within Bishops Bridge was designed by Isambard
Kingdom Brunel. English Heritage found designs of the
bridge and recorded tests on beams in Brunel’s notebooks
when researching the history of the station. The bridge has
been carefully dismantled and stored by English Heritage.
Stone Wharf has been identified for the re-erection of the
bridge in Paddington.
Details of scheme
The planning application to re-erect the bridge with new
facilities in the abutments has been approved by the
Planning and City Development Committee on 12th April
2007. Those on the eastern canal bank will provide new
facilities for Stone Wharf Gardens as an open space and as
a visitor mooring quay. Funding towards the re-erection of
the bridge will be pursued by specialist consultants working
for the Waterways Trust and supported by the City Council
and British Waterways once cost checks have been
undertaken. English Heritage continue to monitor and assist
in the development of the project.
Status
Further discussions with British Waterways, English
Heritage and basin developers underway to secure funding
for both project development and re-erection at Stone
Wharf Gardens together with the refurbishment and
enhancement of that open space.
Further
information
Chris Mason, Westminster City Council on 020 7641 2286
or cmason@westminster.gov.uk
5
Paddington Station – Medium Term Access (see C on map)
Background
 PATS I identified a need for better access from the Goods
Yard and Basin development sites to the Hammersmith
and City Line Underground and mainline stations. The
original access to the platforms from street level was
inconvenient, unlit, has steps and would not be able to
cope with large volumes of people passing through.
 The five key players with an interest in improving the
access to the station are:
 Network Rail
– who own and operate Paddington Station
 London Underground

– who operate the Hammersmith & City line
 Development Securities
– who own the Paddington Goods Yard site, have
planning permission to develop it and require access
to the station.
 European Land and Properties Ltd
– who are responsible for Paddington Basin Phase
II/III and Hermitage Street.
 Hammersons
– who own the ‘Triangle site’
 Crossrail
– whose safeguarding direction covers the site.
Network Rail designed a scheme called ‘Medium Term’
access, which provides a new step free access from the
canal towpath to the underground ticket office with lifts
down to the underground and suburban mainline
platforms. It links in to the proposed canalside paths and
routes leading into the Goods Yard and Basin
developments and includes a new pedestrian bridge over
the canal.
Status
The scheme has been split into phases and the improved
access, lift and bridge over the canal have been implemented
to date. Within the context of LUL’s priorities and Network
Rail’s Span 4 scheme discussions on remaining
improvements are continuing.
Further
information
Further information can be obtained from Network Rail,
www.networkrail.com
6
Crossrail
Background
Details
scheme
of
To provide improved east-west rail access into and across
London from the East and South East regions and to relieve
congestion and overcrowding on the existing National Rail
and Underground networks and support the development of a
network of strategic interchanges, which will also facilitate the
improvement of London’s international links, including
Heathrow.
the The route proposals presented in the Parliamentary Bill are
for trains to run on existing overground tracks from
Maidenhead and Heathrow in the west through new tunnels
under central London. The tunnels will serve seven new
Underground stations and connect with two eastern
branches. One branch will surface at Stratford and continue
on existing overground tracks to Shenfield. The other branch
diverges at Whitechapel and will surface at Custom House,
run in tunnel under the Royal Docks before continuing to
Abbey Wood via a new tunnel under the Thames near
Woolwich where a new station will be erected.
The project has been designed and developed to a level of
detail and the route through Westminster is safeguarded. The
City Council continues to strongly support the implementation
of Crossrail as it will bring major benefits to Westminster and
Central London.
Status
Royal Assent is anticipated to be obtained in Summer/
Autumn 2008 with the major construction work commencing
in 2010 at the earliest.
Further changes to the station design and traffic proposals,
both during construction and completion, are awaited from
Cross London Rail Links Limited and will be addressed in the
forthcoming revised Paddington Station and Environs
Planning Brief.
The brief will be reviewed and reported back to committee in
2008, subject to Crossrail process and linked to Royal Assent
and Schedule 7 Qualifying Authority process.
Further
information
Visit the website www.crossrail.co.uk
or contact Stephen Deaville, Cross London Rail Links on 020
3023 9237 or stephendeaville@crossrail.co.uk
ENVIRONMENTAL ISSUES
1
Public Realm
Context
The Paddington public realm comprises the streets and
outdoor spaces in and around Paddington station and
Basin to which the public has access. The City Council
works in partnership with Paddington Waterside
Partnership and through its UDP policies attempts to
develop a living city, which supports businesses, residents
and visitors.
In setting a collective framework for the design and
management of the external environment, separate
developments should be considered not only individually,
but also for their value and contribution to the wider
Paddington Waterside area and for new public spaces to
create or facilitate beyond the development area. As
developments proceed, external spaces created will
become additions to the public realm. Without consistency
and continuity these spaces will at best produce a number
of disjointed individual areas. A co-ordinated, welldesigned public realm will confer wider benefits, which all
developments and their users can share.
Relevant
documents
PSPA public realm strategy
Supplementary Planning Guidance produced in 2003. This
should also be read in conjunction with the city wide
guidance set out in the consultation draft of Westminster
Way (the Street Manual) dated April 2004. It is expected
that new schemes will be sufficiently evolved to allow a
complete revision in 2008.
Future plans
Further public realm improvement schemes are being
considered/ negotiated through S106 agreements. The City
Council’s initiative, Civic Streets Scheme, is being
implemented at Praed Street (further details below).
Further information
Chris Mason, Westminster City Council on 020 7641 2286
or cmason@westminster.gov.uk for general public realm
issues.
2
Praed Street Civic Streets Scheme (see D on map)
Background
The area bounded by Praed Street, Sussex Gardens
Paddington Station and Edgware Road has extremely high
pedestrian footfall generated by Paddington Station, St
Mary's Hospital, Edgware Road, the area's hotels and the
local retail and restaurant centre. It is an entry point to
London for many tourists arriving from Heathrow on the
Heathrow Express and has key bus routes passing through
that give visitors a first impression of London.
Narrow, poorly paved and cluttered footways predominate
the area and do not meet the demands placed on them, or
provide a safe and pedestrian friendly environment that is
easy to navigate around. Bus waiting areas are cluttered
and are not appropriate for the numbers of passengers;
cycle parking is insufficient. The area is poorly lit at night
which encourages crime and anti-social behaviour and
works against the growth of the night economy.
Significant disruption is expected in the area over the
coming years from the proposed Crossrail development
and London Underground platform extensions. In addition
there are proposed developments at the post office site
(which could provide on-street escalator access to
Paddington Station), St Mary Hospital and in the
Paddington Basin.
Details of scheme
The proposed Civic Streets area improvements, delivered
in partnership with the area's Paddington Business
Improvement District, deals with pedestrian, bus and cycle
accessibility, legibility and the general quality of public
realm throughout the area. This addresses current
problems and will help maintain access and the image that
the area is open for business as usual during Crossrail and
other works. The strategy works with the proposed
Crossrail development and the ongoing Edgware Road
Action Plan and sets the standard for sustainable transport
and public realm throughout the area. Key elements
include:




New footway paving on Praed Street
New lighting on Praed Street
Surface solutions of private forecourts
decluttering
Status
Preliminary design phase. Options for consultation were
carried out in October 2007. Implementation of Phase 1 on
a section of Praed Street starting June 2008, subject to
approval.
Further information
Visit www.westminster.gov.uk/civicstreets/
Or contact Martin Whittles, Westminster City Council
on 020 7641 3040 or mwhittles@westminster.gov.uk
3
Canal improvements and bridges (see E and F on map)
Context
An early stage of development works in the PSPA was to
improve the canal and make it more useable for pleasure
boats and accessible to the public, part of this process was
repairing and restoring the walls of the canal and basin and
creating new walkways and bridges. Apart from two short
sections it is now possible to access most of the basin and
canal edge.
The improvements are largely be funded by the
developers, see list of improvements below:
 Monsoon are committed to and have laid the
foundations to construct a bridge across the canal
opposite their site under the terms of their legal
agreement. This may now become the site of the reerected Brunel Bridge and the expenditure has been
halted with a view to it being converted to a
contribution to the Brunel Bridge Project.
 A cable stayed bridge now connects Paddington
Central with the Harrow Road.
 The pedestrian access from the Goods Yard parallel to
the canal into Paddington Central has been improved.
 A planning application was submitted in October 2007
for a new building containing A3 use and utilising a
salvaged listed roof, and a new stair access linking
Lynx Deck with the canal towpath.
 European Land and Properties Limited have built a
bridge which forms part of the Medium Term Access
improvements to Paddington Station creating a direct
link from North Wharf Road to Paddington Station.
 Improvements have been implemented to St Mary’s
Hospital Bridge, funded by European Land and
Properties Limited.
 At the east end of the Basin a retractable bridge has
been built, designed by Marcus Talyor. It is to be
moved and replaced with a new bridge and Harbour
Masters Building.
 A bridge that curls up designed by Thomas
Heatherwick has been provided across the dock
between buildings known as Waterside 1 & 2
 Porteus Road subway has been upgraded
Relevant
documents
British Waterways Water Area Management Plan
Future plans
The water management plan will need revision in the light
of planning permissions given, and this will be incorporated
in the next edition of the Public Realm Strategy in 2008.
Further information
Chris Mason, Westminster City Council on 020 7641 2286
or cmason@westminster.gov.uk
4
Code of Construction Practice/Environmental Inspectorate
Purpose
This was established for the PSPA to define environmental
standards and outline procedures pertaining to
construction works for proposed major developments. It
covers the environmental and public health and safety
aspects affecting the interests of local residents,
businesses, the general public and the surroundings in the
vicinity of the proposed construction site.
Details
It is intended to clarify for the developers and their
contractors, the legal responsibilities and requirements of
the Code of Construction Practice, as well as providing
assurances to residents and others about the standards,
which are expected during construction. It aims to mitigate
any nuisance to the public, and to safeguard the
environment of Paddington and North Westminster.
Further Information
Brent Turton, Westminster City Council on 020 7641
2581or bturton@westminster.gov.uk
REGENERATION ISSUES
1
Paddington Business Improvement District (BID)
Background
Paddington BID was established following a successful
ballot of more than 350 businesses across 36 streets in the
Paddington area in February 2005. The BID went live on 1 st
April 2005 and works to create a cleaner, more attractive,
safer and better marketed Paddington.
The BID is funded through a small levy on all businesses
with a rateable value of more than £5,000 (based on the
2000 Ratings List). For hotels a 1.5% charge is made, for
all other businesses a 2% charge. The levy is collected by
Westminster City Council and passed directly to the BID.
This raises approximately £400,000 each year. It also
attracts additional voluntary contributions from companies
and landowners in the area who support the BID’s
objectives and wish to become involved. These amount to
another £60,000 each year.
Paddington BID will last initially for four years, from 1st April
2005. The BID is overseen by a Board of Directors drawn
from the local area. The Board has four sub groups:
Marketing, Environment & Planning, Security and Finance
& Legal. Prior to the BID going live in April 2005 Paddington
Waterside Partnership spent four years testing and trialling
projects to improve the performance and appearance of
Praed Street and the surrounding area under the banner of
'Paddington Circle'. These initial improvements were
supported by Single Regeneration Budget funding from the
London Development Agency through the Circle Initiative,
led by Central London Partnership, with the City of
Westminster as Accountable Body.
Details
Scheme
of
the Delivered by Paddington Waterside Partnership, Paddington
BID will raise over £1.6 million to spend in Paddington
during its first four year term. It delivers projects which bring
more customers to the area and encourages tourists to stay
and spend their money in the area. It aims to re-position
Paddington as a leisure destination and eating-out quarter,
surrounded by a strong commercial and residential
environment. Whilst the BID is about creating a step change
in people’s perceptions of Paddington it is also about
creating a strong business voice for the area.
Current Projects
Since April 2005 the BID has:
 served businesses through its dedicated Police
Community Safety Team;
 produced a new guide to restaurants, shops, hotels and












services in the area called IN PADDINGTON;
rolled out a free summer guided walks programme for
tourists and all who live and work in Paddington;
compiled a planning guide for businesses covering all
planning issues in the Paddington BID area;
offered dedicated support to businesses with their rates
revaluations and rent reviews;
delivered a series of summer music festivals ;
undertaken consultation with businesses on the
extension of the congestion charge zone at Paddington;
worked with City of Westminster to increase available
short stay parking in the area;
brought businesses in the BID area together to petition
Parliament in respect of the Crossrail Bill;
completed coverage of all street furniture with antigraffiti and fly-posting treatment;
introduced CCTV;
introduced a paper, cardboard, tins and plastic recycling
service for businesses in the BID area;
installed an area notice-boards to assist visitors in
locating hotels, restaurants, shops and other
businesses in the area;
implemented greening schemes across the area
including providing and maintaining 58 hanging baskets.
Plans for the future include:
 major improvements to gardens and railings in Talbot
Square and Sussex Gardens
 looking with the City Council on Civic Street Scheme at
Praed Street
Status
The Paddington BID and Paddington Waterside Partnership
are working together to promote a single consumer brand for
Paddington. The BID has a renewal ballot date of November
2008.
Further
Information
Chris Peers, Paddington Waterside Partnership on 020 7313
1023 or visit the website www.inpaddington.com/pbid
or email pbid@inpaddington.com
2
S106 - Social & Community Fund Account
Purpose of the fund
The aim is to lessen the impact (or enhance the benefits)
of new developments in the area and to help integrate the
developments into the local community.
Who pays for this?
The owners and developers of the major development sites
in the PSPA and its vicinity make financial contributions
into this account, set up by the City Council. This is carried
out through legal agreements.
First round
The City Council invited organisations to bid for the money
in September 2001. 84 initial applications were received,
totalling £8.2m. The applications were assessed and 18
projects were agreed to a value of £884,000.
Second Round


Further rounds
A second bidding round of the S&CFA was held for
expenditure during the financial year 2003/4. 66
applications were received and 16 projects funded to
a value of £970,000.
A Community Chest was also set up for applications
up to the value of £6,000, administered by Voluntary
Action Westminster and Paddington Development
Trust. 72 bids were received and 58 are being funded
to a value of £325,000.
A decision on a further bidding round is awaiting sufficient
money in the account to make a bidding round worth while.
Dependent on when the S106 money is due in for the
Merchant Square development, it might be possible to hold
a bidding round during the 2008-09 financial year.
Further information
3
Karen Lee, Westminster City Council on 020 7641 8073 or
klee@westminster.gov.uk
Paddington Waterside Partnership
Purpose
Established initially by developers, land-owners and
transport interests to bring about the creation of
Paddington Waterside, the Partnership works alongside a
range of local agencies to guarantee a co-ordinated
development framework and to ensure that this new
location fits socially, economically and physically with its
surroundings.
Since the first residents and occupiers moved into
Paddington Waterside in 2003 practical initiatives have
been delivered to enable new companies, employees and
residents to better relate to their wider setting and to assist
neighbouring and surrounding communities to access all
that Paddington Waterside has to offer. A ‘toolkit’ sharing
the lessons learned from these initiatives was launched in
October 2006.
Details

One of the most successful initiatives has been the
programme of walks that are available to both
companies and residents. The walks showcase both
the developments and the wider area. Walks take
place weekly from April to October and are free.

Paddington First aims to ensure that the jobs
created as a result of the regeneration of
Paddington Waterside are accessible to local
people. Since its inception in 1999 over 5,000
local people have accessed jobs through
Paddington First.

Time for Paddington - Time for Paddington assists
companies at Paddington with the development and
delivery of their local corporate community involvement
programmes. Time for Paddington also delivers an
innovative employee volunteering initiative which acts
as a broker between potential volunteers at
Paddington
Waterside
and
volunteer-involving
organisations in the local community, helping
volunteers find what they are looking for and assisting
the local voluntary and community sector to work in
partnership with the private sector. The programme
offers an online volunteer ‘search, register and
placement’ facility for both local employees and
residents, facilitating and matching individual
volunteers and teams of volunteers.

Education activities – the partnership builds links
between business at Paddington Waterside and local
schools, providing vocational advice to schools and
workshops and visits encouraging local pupils to learn
more about the different aspects and activities of the
development including construction, design and
financial literacy.
Further information
Walks
The current walks programme can be found by clicking on
www.inpaddington.com
by emailing walks@inpaddington.com or by calling 020
7313 1011.
Paddington First
For current vacancy and for further information, please visit
www.paddingtonfirst.co.uk or telephone 020 7087 8080 or
visit 143-145 Harrow Road, London W2 1JP.
Time for Paddington
To register to become a volunteer or for further information,
please visit www.inpaddington.com/volunteer
ADDITIONAL CONTACTS

Further information, including details on Section 106 agreements and
floorspace tables, can be obtained by contacting City Planning Group, Planning
& City Development Department, City Hall, 64 Victoria Street, London, SW1E
6QP or telephone 020 7641 8073.

Paddington Waterside Partnership (an organisation founded by landowners,
developers and transport interests in the PSPA). Telephone Kay Buxton on
020 7313 1011 or visit www.inpaddington.com/developments
ED
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*
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TRANSPORT AND ENVIRONMENTAL IMPROVEMENTS
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Paddington Bridge Project (formerly LTVA)
Brunel Bridge Relocation
Paddington Station Medium Term Access
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Paddington Arm Canal Works
Paddington Basin Canal Works
Cleansing Depot
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24
Paddington Basin (Phase I) West End Quay
Paddington Basin, Blocks A,B and C
Paddington Basin, Merchant Square (Buildings A-F)
Hermitage Street Site
St. Mary's Hospital Site
Post Office
Paddington Station Phase I
Paddington Station Phase II
Paddington Triangle
Paddington Goods Yard (Paddington Central) Phase I
Paddington Goods Yard Phase II (a)
Paddington Goods Yard Phase II (b)
Paddington Goods Yard, Hotel Application
Paddington Goods Yard Phase III
179 Harrow Road
Hilton London Metropole Hotel
Hilton London Paddington Hotel
55-67 North Wharf Road
Telstar House
10-30 and 40 Eastbourne Terrace
Craven Road / Eastbourne Terrace
4-18 Bishop's Bridge Road
Enterprise House
Brewers Court
Dudley House (139-147 Harrow Road)
149-157 Harrow Road (Travis Perkins)
plus adjacent highway/open space.
23. Westbourne Green (outside map area)
12
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North Westminster Community School
DEVELOPMENT SITES
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PSPA REVIEW
FEBRUARY 2008
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Drawn
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Scale
NOT to Scale
Date
11.02.08
Planning & City Development
Department
BASE MAP REPRODUCED/DERIVED FROM THE ORDNANCE SURVEY MAPPING WITH
THE PERMISSION OF THE CONTROLLER OF HER MAJESTY'S STATIONERY OFFICE
(C) CROWN COPYRIGHT. CITY OF WESTMINSTER LA 086 592.
UNAUTHORISED REPRODUCTION INFRINGES CROWN COPYRIGHT AND MAY
LEAD TO PROSECUTION OR CIVIL PROCEEDINGS. (YEAR AS MAP DATE)
Acad File Name: PADREVIEW
Figure
1
Appendix 2
A summary of the history of Paddington Station
HISTORY OF STATION
The physical problems at Paddington Station arise, in part, from the historical development of its
London terminus by the Great Western Railway. Originally locations around Marble Arch were
proposed but opposition from the Church Estate restricted the location to land adjacent to the
Basin of the Grand Union Canal and the 'New Road' (of 1757) with the world's first omnibus
service serving the City (1829).
Another proposal to form a joint terminus at Euston also failed and in 1839 a temporary terminus
of timber buildings was established at the Goods Yard site.
The current terminus site was originally used as the GWR's goods yard, but a permanent terminus
building was required and the then goods yard site, which utilised the site of balancing reservoirs,
was chosen and work started in 1851/2.
The GWR's engineer was Isambard Kingdom Brunel who was responsible for the general layout
and engineering approach for the construction of the terminus. He brought in the architect
Matthew Digby Wyatt, artist/designer Owen Jones and the engineering contractor Fox Henderson
and Company.
This group is of significant historical importance as they had all been closely involved with the
Great Exhibition in Hyde Park of 1851 and in particular Brunel, Wyatt and Fox Henderson
Company has been responsible for dismantling Sir Joseph Paxton's Crystal Palace and re-erecting
it at South Norwood.
Therefore as well as the work of a leading Victorian engineer and his colleagues, Paddington is
the nearest building in existence to the great Crystal Palace which was destroyed in 1936.
Originally the Brunel Station was served by London Street running from Praed Street to Bishops
Bridge Road as well as Eastbourne Terrace, however since the 1850's the original station under
Brunel's three canopies has undergone substantial alterations which have significantly altered the
station's physical relationship to the adjoining streets and sites.
Briefly the major alterations can be summarised as:
1856
GWR Hotel, now in private hands, built on Praed Street to designs by
Philip Hardwick. Interiors remodelled in 1936.
1850-80's
Eastbourne Terrace Offices for GWR built, extensively internally refurbished in early
1960's and 80's, some war damage remains. GWR Royal Waiting Room and the
'Brunel' facade to the station are original. Elements of the glazed roof structure
attributed to Sir Joseph Paxton to the north of the waiting room was restored during
1993.
1860's
Arrival of Metropolitan Railway, the world's first underground railway, at Paddington
and then extended to Hammersmith. Separate station at Bishops Bridge Road
established, which in the 1930's was rebuilt. The Circle Line station on Praed Street
was opened in 1867.
1877
Mint Wing building built as GWR Horse Stables, used by Hospital since 1959.
1914-16
Following the final conversion of the station's railway tracks from Brunel's Broad
Gauge to the Standard Gauge in 1892 the station underwent its only major extension
when a large single span 4th train shed was added to enclose new platforms.
This work in effect closed London Street as a through route and included platforms
underneath London Street and the Mint Wing, part of which was rebuilt as part of the
work. The arrival of the Bakerloo underground line between 1903 and 1913 and in
the early 1920's, of the Post Office's underground 'Mail Railway', completed the
complexity of levels and functions on the East side of the station.
1930's
Despite grandiose redevelopment plans for very large expansion of the station in the
surrounding area the GWR carried out only a series of individual works including:
a)
b)
c)
d)
e)
Extension to GWR Hotel;
Tournament House by entrance to 4th train shed;
Rebuilt suburban (Metropolitan line) station;
GWR offices at 14 Bishops Bridge Road, 149 Westbourne Terrace and
Westbourne Terrace Bridge;
Underneath d) the areas adjacent to the track were rebuilt as 'Platform 1A and
B' and used for parcels and goods. This area stretches from Platform 1 up to
Lord Hill's Bridge with separate vehicular access off Bishops Bridge Road and
Orsett Terrace.
All of this work was by the GWR's own architects and engineers.
In terms of the historic importance of these buildings the Station, including all 4 train sheds, or
spans, and adjoining buildings, are listed as Grade I and the GWR Hotel and Mint Wing are
separately listed as Grade II. Platform 1 arcaded facade, the 'Paxton' roof into Eastbourne
Terrace and Spans 1, 2 and 3 have all been extensively and expertly refurbished and redecorated
since 1989. Tournament Hotel is an outstanding example of 1930's 'Modern' styling emblazoned
with the company's logo and devices.
The description of the listed buildings taken from the statutory list of buildings of special
architectural interest are set out below. English Heritage and RCHM(E) have provided a very
thorough and useful review of the architectural history of the station buildings, and in preparing any
proposals reference must be made to this important source of information.
LIST OF BUILDINGS OF SPECIAL ARCHITECTURAL OR HISTORIC INTEREST
EASTBOURNE TERRACE, W2
Paddington Station, including The Lawn and offices along Eastbourne Terrace. Grade I.
Stuccoed. Originally 3 parallel train sheds with 2 transepts, a further shed in the same style added
to the north, flanked to the southwest by offices. Elliptical arches with diagonally-braced cross
girders with a column under every third arch. The ground floor wall of the offices abutting the train
sheds is arcaded and has scrollwork in cement in the spandrels on the arches. This and the
Moorish ornament of the train sheds designed by Wyatt. At the end of each transept an oriole
window flanked by 2-light windows with bar tracery overlooks the Station from the offices.
The Eastbourne Terrace offices are very plain, heightened and much altered, except for the
arcaded ground floor which is below street level and concealed by the glazed awning of the
carriage road.
War memorial on Platform One with powerful figure in bronze by Charles Sargent Jagger.
Paddington Station Its history and architecture S Brindle 2004
The Railway Heritage of Britain, G Biddle and O S Nock, 1983, pp 213-215.
Early Victorian Architecture, R Hitchcock, 1954, pp 558-561.
Great Western Architecture, A Vaughan, 1977, pp 95-129.
GREAT WESTERN HOTEL
Praed Street, W2
(northwest side) Grade II
Hotel. 1851-3, opened 1854, altered 1933-6. By P C Hardwick for Great Western Railway. Brick,
stuccoed except ground floor and 1st floor of centre bays which are refaced in stone. Welsh slate
roof. French Second Empire style. Four storeys, attic to 7-bay centre with breaks forward, further
breakforward of 5 bays under pediment. 7-bay ranges to either side with projecting 2-bay square
angle towers of 6 storeys. Channelled angle pilasters. Ground and 1st floor of centre
refenestrated, otherwise sashes in eared architraves. Pulvinated friezes and pediments to 1st
floor windows 3rd floor still band. Modilion cornice with drops to central range. Pediment with
sculpted figures of Peace, Plenty, Science and Industry by John Thomas. Steep pavilion roof,
pedimented dormers above attic, otherwise C20 dormers. Ogee roofs to towers with pierced
parapets. The first of the large purpose-built hotels in London.
The Railway Heritage of Britain, G Biddle and O S Nock, 1983, pp 213-215.
Great Western Architecture, A Vaughan, 1977, pp 95-129.
WESTBOURNE BRIDGE
Westbourne Terrace, W2 Grade II
Road Bridge. After 1009. Great Western Railway. Steel. N-girder bridge of bow string shape of
2 long spans with central piers. Centre and end with finialed decorative standards.
MINT WING OF ST. MARY'S HOSPITAL
Winsland Street, W2 Grade II
Multi-storey stable range, now converted to hospital use. 1878 for Great Western Railway with
considerable rebuilding including resurfacing of brickwork in 1922 and conversion in 1960s.
Yellow brick, ramps partly renewed in concrete. Welsh slate roof. 3 storeys ranged around an
irregular courtyard. To outer walls, mainly segment-arched windows to ground and 2nd floors,
C20 windows in enlarged openings to 1st floor. Interior of yard: 2 levels of originally open galleries
(now glazed) connected by sloping ramps leading to stables of which the original openings mainly
survive although converted to hospital use. The stables were constructed to hold approximately
600 horses to serve the main line terminal at Paddington. Included for historical interest and group
value with station.
London's Industrial Heritage, A Wilson, 1970, p 90, illustrated on p 91.
PADDINGTON, DISTRICT AND CIRCLE LINE UNDERGROUND STATION
Praed Street, W2 Grade II
Train shed and platforms of 1866-68 by (Sir) John Fowler, engineer to the Metropolitan Railway.
Street frontage rebuilt in 1914. Yellow brick, iron roof, white glazed faience.
EXTERIOR: central entrance flanked on each side by three shops. Tw storeys. Projecting canopy
with heavy scrolled consoles, segmental arched entrance with keystone. Ground floor shops
divided by piers; left-handmost shop retains original shop front. Canted ends. First floor with 17
windows, each with a framed surround; some blind panels between them. Rusticated quoins to
angles, and to slightly projecting centre-piece. Modillion cornice over frieze, latter inscribed in
Roman capitals over entrance PADDINGTON STATION. Raised parapet to centre (originally
topped with urns) inscribed METROPOLITAN RAILWAYS.
INTERIOR: BOOKING HALL: much altered in c.1990 and clad in white tiles. No surviving features
of note.
INTERIOR: TRAIN SHED: retaining walls to cutting of tuck-pointed yellow (Halsey) brick with twotier blind arcade; arcade of 20 bays on southern (westbound) side, of 22 bays on northern
(eastbound) side. Segmental iron roof, part-glazed, with principal arches springing from cast iron
foliate brackets; trussed purlins; roof in 2 sections, of 5 bays to west of booking hall, 3 to east; roof
open at each end of platforms. Booking hall built across centre of tracks and platforms; footbridge
with latticed sides spans tracks to west.
The Builder 3rd October 1868, p725-26
London’s Underground Stations Lawrence Meaner, 1983, p9-13
Underground Architecture David Lawrence 1994, p12-13, 60
Appendix 3
CLRL’s proposed route for Crossrail Line 1
Appendix 4
Key View points
KEY VIEWPOINTS
These viewpoints, with some minor variations, have been established in order to allow a general
assessment of the PSPA schemes, particularly the potential impact of proposed buildings on the
setting of Listed Buildings and Conservation Areas.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
From Primrose Hill
looking SW
From corner of Edgware Rd/Aberdeen Place looking SE
From corner of Warwick Avenue/Maida Avenue looking SE
Blomfield Road (between nos 34-44)
looking SE
Blomfield Road canal bridge
looking ESE
Harrow Road
looking E
Lord Hill’s Bridge/
looking E
Corner of Westbourne Terrace
Corner of Bishops Bridge Road
looking E
Corner of Chilworth St/Cleveland Gardens
looking NE
Corner of Sussex Gardens/Southwick St
looking NW
Corner of Sussex Gardens/London Street
looking NW
Corner of Sussex Gardens/Sale Place
looking NW
Old Marylebone Road/Marylebone Road
looking W
Cosway Street/Old Marylebone Street
looking W
Serpentine Bridge Hyde Park
looking N
Temple Lodge
looking N
Buck Hill Walk
looking N
Reservoir
looking N
Paddington Green
looking SE+S
Chilworth Street/Devonshire Terrace
looking NE
South Wharf Road/Norfolk Place
looking W
Craven Road/Spring Street
looking NE
South Wharf Road/London Street
looking S
Eastern end of Paddington Basin
looking W
Western approach to Paddington Basin
looking SW
Parsee Monument walk Regents Parkn
looking SW
Inner Circle Regents Park
looking SW
Inner Circle Regents Park
looking SW
Inner Circle (The Holme) Regents Park
looking SW
Bandstand Regents Park
looking SW
(OS 2749 8391)
(OS 2662 8220)
(OS 2625 8188)
(OS 2618 8187)
(OS 2610 8182)
(OS 2594 8159)
(OS 2574 8160)
(OS 2622 8142)
(OS 2638 8115)
(OS 2683 8114)
(OS 2704 8133)
(OS 2713 8141)
(OS 2735 8178)
(OS 2735 8181)
(OS 2694 8021)
(OS 2668 8018)
(OS 2697 8060)
(OS 2770 8050)
(OS 2675 8174)
(OS 2632 8108)
(OS 2682 8145)
(OS 2664 8115)
(OS 2664 8138)
(OS 2703 8158)
(OS 2656 8150)
(OS 2836 8316)
(OS 2816 8252)
(OS 2810 8259)
(OS 2802 8252)
(OS 2791 8245)
Appendix 5
CRLL’s proposals for Crossrail Line 1 at Paddington,
as outlined in the 2006 Bill
4.2.1
Crossrail’s twin-bore tunnels would pass beneath the surface railway lines that run into
Paddington Station. The route will then follow the alignment of Eastbourne Terrace before
continuing under Spring Street and Sussex Square in twin-bore tunnels, with rails at a
depth of between approximately 20 and 30 metres below street level. At Paddington
Station, the permanent works would consist of:

a new Crossrail station with two new ticket halls under Eastbourne Terrace; and

two new ventilation and emergency intervention structures, one at each of the ticket
halls.
4.2.2
The new Crossrail station would be constructed under Eastbourne Terrace. It would
provide an interchange with London Underground and National Rail services. Aboveground, the station would consist of a glazed structure, between 6 and 8 metres high,
referred to by CLRLL as the ‘light spine’. This would run the length of the station and
separate the existing Departures Road (for taxi access) and Eastbourne Terrace. Street
level access would be provided from Eastbourne Terrace into the western ticket hall and
access to the eastern ticket hall would be provided from the mainline concourse. CLRLL
state that streetscape enhancement works would also be implemented. Figure 8 shows
the general layout arrangements of the proposed station and how it is proposed to
interconnect with the main station.
4.2.3
The construction of the Paddington Crossrail station including fit out and commissioning
would take approximately five years to complete. The main works would commence after
enabling works which would include:

diversion of public utilities (including the sewer in Eastbourne Terrace);

temporary relocation of the taxi rank from Eastbourne Terrace to the area on the

north side of the station occupied by the Lynx building (formerly Red Star). CLRLL
have assumed that the Paddington Station Phase 2 scheme will not have been
implemented by the start of the main construction of Crossrail line 1 in summer
2007;

modifications to London Underground infrastructure; and

alterations to utilities within MacMillan House as a result of the demolition works.
4.2.4
Demolition which would need to be undertaken to accommodate the main works and
would comprise:

retaining wall and railings between Eastbourne Terrace and Departures Road;

canopy over Departures Road;

191-195 Praed Street;

internal demolition works within MacMillan House; and

GWML parcels office at 4-18 Bishops Bridge Road.
4.2.5
Following site set-up, the main construction works would proceed as set out below:

Installation of the diaphragm walls to form east and west work shafts within the
station box eventually forming the two ventilation and escape structures at either
end of the station.

Construction of the south perimeter wall of the station box, which would take place
over approximately 16 months.

Boring of the temporary central tunnel between the two work shafts for removal of
excavated material through the station and back to the construction site at the Royal
Oak rail head. This will be undertaken using the first tunnelling machine to arrive at





Paddington from the tunnel eye. The second tunnelling machine reaching
Paddington will be disassembled, lifted up from the western work shaft, reassembled and relaunched at the eastern work shaft to continue its operation
eastward.
Construction of the north perimeter wall of the station box.
Excavation in stages to concourse level, intermediate floor level and track level and
fitting of a single long island platform. Excavated material from the twin-bore tunnels
and station construction will be taken to the temporary railhead facility at Royal Oak,
except during the first year while the railhead is built.
Lining and fitting out of the two ventilation structures and ticket halls.
Construction of the passages between Crossrail’s station and London Underground
platforms, which would take place during the station box excavation, and occur over
a period of approximately two years. At this point, interchange facilities would be
created with the Circle and District line, the Bakerloo line, the existing Lawn ticket
hall and the Network Rail concourse.
Construction of the above-ground ‘light spine’ structure along Eastbourne Terrace.
4.2.6
The main construction plant to be used at the worksite would include cranes and
machinery for piling and excavation. Other equipment would include compressors,
electrical generators and temporary ventilation fans.
4.2.7
The main Eastbourne Terrace worksite would encompass the whole of Eastbourne
Terrace and Departures Road, situated between Bishops Bridge Road to the northwest
and Praed Street to the southeast. Other worksites would be required at:

Platform 1A worksite – situated to the north of Bishops Bridge Road and south of the
main rail tracks into Paddington station. This worksite would be used for offices and
facilities for construction personnel, and as a laydown area for plant and materials
delivered by rail.

Circle Line Link worksite: 191–199 Praed Street and 19-22 Spring Street (including
the adjacent pavement) – this area would be used to construct the piled box
accommodating the access stairs and lift.

Red Star Deck worksite – for the temporary taxi facility and located on the site of the
Lynx (former Red Star) building.
4.2.8
Materials would be delivered by lorry to the main worksite as they are needed, as the
worksites have limited storage capacity. Following construction of the twin-bore tunnel
from Royal Oak portal, excavated material would be transported through the tunnel
westward to the Royal Oak worksite for removal by rail. Prior to this excavated material
would be removed by lorry.
4.2.9
Entry to and exit from the main worksite would be along Bishops Bridge Road and the
A40. Access to the southeast end of the main worksite would be via Spring Street for
emergency and occasional access. Construction vehicles for the Platform 1A worksite
would use the existing access and egress points on Bishops Bridge Road and Orsett
Terrace. The Platform 1A site would be used primarily for offices and the storage of
materials delivered by rail, so access would be such that mainly light vehicles would be
required.
4.2.10
Pedestrian and vehicular access along Departures Road and Eastbourne Terrace would
be restricted during construction, but with one lane in each direction for public traffic use
maintained using a combination of the two roads. A temporary facility for taxi pickup and
drop-off would be provided in the Lynx building (formerly Red Star) with access from
Bishops Bridge Road. A temporary private car pick up and drop off would be provided in
London Street. Bus stands and a bus stop would be temporarily relocated to Westbourne
Terrace.
4.2.11
During the peak period of construction, approximately 100 lorries per day would access
the Paddington station worksites.
Appendix 6
Proposed Public Realm Study Brief
Brief Identification
Project Title:
Location:
Aims
Introduction
Work Content
Paddington Station and Environs public realm issues and options study
An area from Phase 1 of the Goods Yard to the LUL C&D station on Praed Street, flanked
by the building facades of Eastbourne Terrace, the canal and including the low level
Harrow Road Gyratory
To review pedestrian and cyclist activity in the public realm (not restricted to public highway),
taking account of:

Existing activity

New activity from development schemes as forecast by Paddington Area Transport Study
(PATS)

Crossrail’s (CLRL) proposals and studies (including VISSIM & LEGION output)

London Underground (LUL) & Network Rail (NR) proposals
To provide base-case for provision of adequate public realm for pedestrian and cyclist activity
during construction
To, through phases, deliver a coordinated and managed high quality public realm by the
completion of Crossrail (CLRL) plus 18 months
This brief is to commission a study on existing and proposed developments and associated
pedestrian and cyclist movements and develop a range of costed options that would form the
basis of a consultation exercise.

Review the following documents:
City of Westminster (CoW) Unitary Development Plan (UDP) adopted January 2007
Latest draft or adopted Paddington Station Planning Brief
CLRL Bill and scheme design
CoW petition against the Bill
The findings of the Paddington Area Traffic and Environmental Management Study
(PATEMS) review, and PATS
LEGION-based pedestrian output from NR and CLRL station studies
NR studies and Conservation Plan
Paddington Basin Waterside Strategy
CoW Civic Streets policy and programme
Westminster Way
LTVA Station Access
WCC BVPI’s
LCN and LCN+ networks

Carry out an audit and appraisal of the existing pedestrian (PERS) and cycling environment
including pedestrian flows (LEGION), desire lines, obstacles, street furniture, signage, lighting
levels and condition of surfaces

Provide detailed analysis and plans showing how the pedestrian and cycling routes will
function through the construction phases, to include a management plan

Provide feasibility designs and cost estimates of the components of the ideal, final solution to
include:
Delivery of Civic Streets standard throughout
Integration of public/private realm to which public have access and management of
private forecourts
Decluttering
New energy efficient lighting
Re-paving
Wayfinding and information
Pedestrian crossings
Bus stops
Delivery access
Provision for cyclists
Locations for environmental improvement

Provide comment on the required standards for the routes to comply with relevant
accessibility standards, and subsequently (when made permanent) aesthetic standards with
reference to Westminster Way

Produce feasibility designs and cost estimates to allow consultation with other agencies and
inputs into their work
Responsibilities
Commissioning
Group
City Planning Group
Tim Butcher – Principal Planning Officer
Client Manager
Accounting
Programme Line
To be advised
Cost Centre
Programme
Appointment
Commencemen
t
1st review
2nd review &
consultation
Revision
By
Decembe
r 2007
Before January
2008
March 2008
May 2008
July 2008
Milestone Dates
Recon
sultati
on &
Adopti
on
Octobe
r 2008
Costs
2007/8
Future
Total
Feasibility
Background Info
Provided
Paddington Station is a Grade I listed building located within the Paddington Special Policy Area
(PSPA). The PSPA is a major development location (identified in the London Plan) and key
transport node within central London. The PSPA’s objective is to create an area of mixed yet
compatible land uses whilst seeking opportunities to improve transport linkages, the environment
and the amenity of the local area.
However people arrive in Paddington, it is very likely part of their journey will be undertaken as a
pedestrian. Most numerous are journeys through the stations (mainline or underground) in order
to change modes of transport, including to/from bicycle. The pedestrian realm is crucial then to the
delivery of a successful place that’s main function is as a transport interchange.
Paddington Station’s environs are also changing. The PSPA designation has led to huge delivery
of office, residential and retail floorspace over recent years, and more is in the pipeline. These
functions require a safe, high quality, maintainable and sustainable public realm that not only
allows desire lines to be followed (particularly to the basin and beyond), but is attractive and
welcoming, allowing alfresco activity to prosper in line with policies.
Process

Inception meeting involving officers from Planning & City Development and the
Transportation Department, and funding partners (PWP, NR, TfL, LUL, CLRL);

Data assembly and review;

Audit of street furniture, other clutter and existing conditions of surfaces;

Results of townscape analysis, including development proposals in pipeline;

Initial options review with costs;

Internal consultation with City Council officers (list below), presentation at SIRG and
discussions with NR, CLRL, LUL, TfL and Design for London (DfL), and Crime and Disorder
Reduction Unit.

Preferred options with costs;
 External consultation with stakeholders including developers, Paddington Waterside
Partnership and Paddington Residents Active concern on Transport (PRACT).
Outputs
Consultants will meet with officers in the early stages of developing options to make use of local
and project knowledge. The City Council expects three hard copies of the report to be submitted
accompanied by drawings of proposed routes, specifications and management regimes as
appropriate. This document should be in the format of a report which will be sent to relevant
Cabinet Members seeking approval to proceed to consultation. A draft Cabinet Member report, to
accompany the main report, should be prepared and submitted to the City Council for comment /
amendment.
Timetable
3 September 2007 – Issue brief for response;
1 November 2007 – Receive consultants’ brief responses;
by 3 December 2007 – City Council to issue brief instruction and create consultant order;
2 January 2008 – Consultant to appraise existing documentation and assess current situation
3 March 2008 – 1st review of data, consultants views, preliminary ideas
1 May 2008 – 2nd review and consultation
23 June 2008 – Revision of document
21 July 2008 – Reconsultation and final revisions
1 September 2008 - City Council to receive consultants reports – to Cabinet member for adoption
Officers to be consulted:
Graham King, Head of City Planning Group
David Clegg, Area Design and Conservation Officer
Don Murchie, Transportation Policy Manager
Related Briefs
Publicity Required
Yes or no
N
Appendix 7
Draft Sustainability
Appraisal
Paddington Station & Environs Draft Planning
Brief
London, W2
1.
Introduction
1.1
This report comprises a draft sustainability appraisal of the draft planning brief
for Paddington Station & Environs. The brief is unusual in that, although it
sets out the planning considerations for the station, it is not solely focussed on
the station building. Several other neighbouring sites are included for their
potential impact on the station during their proposed redevelopment.
1.
1.1
Introduction
This report comprises a draft sustainability appraisal of the draft planning brief
for Paddington Station & Environs. The brief is unusual in that, although it
sets out the planning considerations for the station, it is not solely focussed on
the station building. Several other neighbouring sites are included for their
potential impact on the station during their proposed redevelopment.
1.2
On 30 April 2008 the Planning Sub-Committee (Planning Briefs and Local
Development Framework) approved the draft planning brief and this draft
sustainability appraisal for the purpose of public consultation. It is intended for
the brief to become adopted as a Supplementary Planning Document (SPD).
1.3
By undertaking a sustainability appraisal the City Council has been able to
assess the options set out in the draft planning brief for their likely economic,
environmental and social impacts and their consequential influence on the
achievement of sustainable development. The purpose of the appraisal is to
ensure that the provisions set out in the draft planning brief assist in the aim of
achieving sustainable development. It is important for the City Council (as
well as a statutory requirement) that future change and development is
sustainable and avoids or minimises negative impacts on the environment.
1.4
This sustainability appraisal fulfils the requirements set out in the Planning and
Compulsory Purchase Act 2004 and incorporates requirements for Strategic
Environmental Assessment as set out in the Environmental Assessment of
Plans and Programmes Regulations 2004. The appraisal complies with
Planning Policy Statement 12 (PPS 12) and the Strategic Environment
Assessment Directive, and is based on the methodology set out in the
Sustainability Appraisal of Regional Spatial Strategies and Local Development
Documents (ODPM, November 2005).
2.
2.1
Policy Context - Westminster’s Local Development Framework
Westminster City Council is drawing up a new plan to guide future
development in Westminster. The new plan is called the Local Development
Framework (LDF). It will be made up of a portfolio of planning documents that
together will set out the planning policies for Westminster. The most important
of these is the Core Strategy. This will contain the overall planning vision and
strategic policies for the City. The other planning documents will flow from it,
and will contain more detailed policies and proposals to implement its strategy.
2.2
The current development plan for Westminster is the Unitary Development
Plan (UDP). It was adopted in January 2007 and will remain in force until it is
superseded by the Core Strategy and other Development Plan Documents
that form part of the LDF.
2.3
The draft Paddington Station & Environs planning brief provides a supplement
to the provisions of the City of Westminster Unitary Development Plan (UDP),
(Adopted 2007), and sets out the matters which would be required to be
addressed in seeking planning permission, or in drawing up proposals that
would result in an Act of Parliament, such as Crossrail. The draft planning
brief has been developed so as to be consistent with the emerging Core
Strategy and has been prepared in line with the process for preparing LDF
Supplementary Planning Documents.
3.
Approach to Sustainability Appraisal
3.1
An initial sustainability appraisal of the issues and options for the City of
Westminster’s LDF Core Strategy has already been undertaken. The first
stage in the appraisal process was the production of a Scoping Report. The
Scoping Report sets out the context and baseline information in order to
provide a starting point from which to appraise the effects of implementing the
LDF. To provide a sound base for analysis the report identified relevant plans
and strategies, programmes, key sustainability issues and problems, and set
out a detailed sustainability framework through which the appraisal of the LDF
can take place. Westminster’s Draft Sustainability Appraisal Scoping Report
was made available for consultation in April 2007. It can be downloaded from
the City Council’s website.
3.2
The LDF Core Strategy will contain the overall planning vision and strategic
policies for the City, and therefore acts as the principal plan for which
development proposals will be assessed against.
On this basis the
sustainability framework developed through the Scoping Report on the Core
Strategy will become common to all Development Plan Documents and
Supplementary Planning Documents, including the Paddington Station &
Environs Planning Brief.
3.3
The initial sustainability issues identified in the Scoping Report are (in
Summary):
 Increasing pressure on the natural and built environment – air quality, open
space, biodiversity, historic buildings and sites
 Waste and recycling
 Road transport and congestion and need for better provision for pedestrians
and cyclists
 Noise and its impact upon human health
 Climate change; climate change adaptation
 Sustainable building policies
 Supply of appropriate housing type and tenure
 The creation of sustainable, cohesive and inclusive communities
 Maintaining economic diversity and improve local opportunities
3.4
The Scoping Report identifies 17 sustainability objectives which provide a
framework for assessing Development Plan Documents and Supplementary
Planning Documents:
1. To create cohesive, inclusive and safe communities with appropriate levels
of social and community facilities
2. To reduce the fear of crime and actual crime
3. To ensure the provision of appropriate housing types to reduce
homelessness; reduce overcrowded households and meet the demand for
affordable housing and family-sized units
4. To promote and improve health and well-being
5. To reduce greenhouse gas emissions and support climate change
adaptation
6. To require the application of sustainable design and construction in all new
developments and refurbishment of existing buildings.
7. To a) minimise flood risk and promote sustainable urban drainage and b)
protect surface and ground water quality
8. To protect, enhance and create environments that encourage and support
biodiversity
9. To improve air quality
10. To reduce noise and the impact of noise
11. To reduce the need to travel; the use of private motorised vehicular
transport, as well as encourage walking, cycling and the use of public
transport
12. To reduce waste production and increase recycling, recovery and re-use of
all waste
13. To protect and enhance the historic environment and architectural,
archaeological and cultural heritage
14. To enhance the public realm and street environment
15. To protect, enhance, and seek opportunities to increase, open space
throughout the City
16. To ensure equality of opportunity and improve opportunities for education,
training and employment
17. To maintain economic diversity, increase local opportunity and support
sustainable economic growth
3.5
The policy assumptions set out in the draft planning brief have been appraised
against each of the 17 sustainability indicators, tabled 1 to 17 in a central
column in the table attached. The results are expressed as follows:
+
=
=/+
denotes a broadly positive effect
denotes a broadly negative effect
denotes an uncertain effect, or perhaps a combination of positive and
negative effects
uncertain, but perhaps becoming more positive over time
These are intended to be indicative only of possible overall cumulative effects.
Following consideration of the results aggregated, an overall “score” is given
in the three boxes labelled economic, social and environmental beneath the
narrative. Again, these results represent a broad indication only.
3.6 The results of the assessment against this framework are set out in the next
section 4 of this report.
4.
Sustainability Appraisal Matrix of the Moxon Street Car Park Draft Planning Brief
The purpose of the Draft Paddington Station &
Environs Planning Brief is to set out the City
Council’s detailed planning considerations, giving
a clear steer on the planning policy requirements
for the various sites.
Sustainability
Objective
summarised
1. cohesive, safe
communities
2. reduce crime/
There is no scope to change the land use of the
fear
station, which is a vital transport node connecting
3.
housing types
south-west England and Wales with London.
Neighbouring sites may be redeveloped, and it
4. health and wellwill be important to ensure that where appropriate
being
any such redevelopments improve the
5. climate change
functionality and setting of the station.
6. sustainable
design
Developments are expected that complement and
7.
flood risk and
enhance the existing townscape qualities of the
water quality
surrounding area and be of high quality
8.
biodiversity
sustainable design in their own right.
9. air quality
10. noise
11. reduce travel
12. reduce waste
13. cultural heritage
14. public
realm/streets
15. open space
16. equality of
opportunity
17. economic
diversity and
growth
Scor
e
+
+
=
=
+
+
=
=
=
+
+
=
=/+
+
=
+
+
Commentary
 Construction in and around the site could have short term
negative environmental impacts but mitigation measures
could be imposed through planning conditions and if
appropriate planning obligations.
 Intensification of development of this area might lead to
increased and potentially adverse environmental
pressures. However, the brief sets out requirements for
measures that will help minimise the overall environmental
impact of any development.
 Intensification of the use of surrounding sites could lead to
increased pressure on social and physical infrastructure.
Appropriate measures will be needed, and the Social &
Community Fund, PATS/PATEMS funds, and BID system,
among others, will help the area cope with additional
pressures.
 The station is Grade I listed, but the brief advocates
developments that complement and enhance the building.
The brief calls for a public realm study that will address
public realm and designing out crime/ safety issues.
 The brief seeks improvements to the several means of
public transport, and proposals could have significant
positive impacts on economic growth and equality issues.
It may reduce the need to travel through central London to
places of employment. It may also improve the desirability
of walking and cycling, whilst reducing the desirability of
private car use.
Overall Aggregate Assessment Rating
Environmental =/+ Social +
Economic +
5.
Conclusions
5.1
The initial appraisal of the brief against the sustainability objectives suggests that
the provisions of the Paddington Station & Environs planning brief will have a
positive impact on sustainable development.
5.2
The function of the building as a public transport node incorporating local, and
longer-distance, rail and bus services aids sustainability aims, by offering more
sustainable mass-transit options than the use of private cars. The brief will guide
the improvement of these functions, reducing the need to travel and increasing the
ability to travel sustainably, and is therefore likely to have wide sustainability
benefits.
5.3
During construction negative impacts on local air quality, noise, and biodiversity
may occur. However, these impacts may be minimised and potentially mitigated
through control of construction. The impacts on the environment is assessed as
neutral as although the intensification of development will have environmental
impacts the brief encourages the incorporation of sustainable design measures in
any new building or building redevelopment to meet local and regional standards.
5.4
The fact that the station is a very important listed building is recognised in the brief
and detailed guidance for what is expected in developing proposals to alter it is
included. The development at the site could also positively impact on the
sustainability objective concerned with improving the public realm. The brief calls for
a public realm study that will help ensure that pedestrians and cyclists receive the
best possible service. It will also explore ways to design out crime.
5.5
Whilst residential development might be appropriate on certain sites, the brief is
more concerned with the operation and functionality of the station itself. The
provision of housing, normally a key sustainability objective in Westminster, is
therefore unlikely to receive a contribution.
5.6
The initial sustainability appraisal demonstrates that for options that involve more
development, higher densities and increased activities can have negative impacts.
This is not just against the environmental baseline as discussed above but also
against the social baseline, for example lack of adequate infrastructure and
additional pressures on existing public services and facilities.
5.7
The planning brief encourages the use of planning benefits to ensure that either ‘in
kind’ works or financial contributions are sought from any future development of the
site to mitigate any adverse impacts of the development. In summary the following
list provides the details of the types of planning benefits that may be sought from
developments in and around the station. These are not in order of priority and will of
course be dependent upon the final type of development that comes forward:


Public transport improvements, such as provision of a new Bakerloo Line ticket
hall or a Crossrail station.
Highway and footway improvements, including pavement widening and cycle
parking




Code of Construction Practice and contributions towards the Environmental
Inspectorate
public realm improvements such as street furniture, lighting and repaving,
provision of CCTV
public art
tree planting
6.
Next stages
6.1
The draft planning brief addresses the potential negative sustainability impacts
highlighted above and this appraisal process has ensured greater consideration of
how adverse impacts can be minimised or changed to beneficial impacts.
Notwithstanding this, views and comments are sought as part of the consultation
process on this sustainability appraisal to identify how the brief can be strengthened
to ensure that it leads to more sustainable development on site.
6.2
Following consultation on the draft planning brief and on this associated Initial
Sustainability Appraisal, the responses will be reported back to the Planning SubCommittee (Planning Briefs and Local Development Framework) along with any
necessary amendments to the brief. Approval will be sought from the committee to
adopt the brief as a Supplementary Planning Document (SPD).
Appendix 8
The Promoter has, in response to petitions made by the City Council and others on
Paddington Station and the surrounding areas, made these assurances during 2008
in the House of Lords Select Committee.
Status of Planning Briefs
The Promoter confirmed that CLRL will take the City Council’s view on all relevant matters into
account.
The Nominated Undertaker will have regard to the provisions of the Planning Briefs, where they
are relevant, when preparing technical submissions to the Council under the Bill in relation to
Crossrail works (including applications and submissions under the heritage deeds and Schedule 7
to the Bill), save that –

In relation to submissions under Schedule 7 to the Bill, this only applies so far as those
provisions are relevant to the permitted grounds of refusal with respect to the matters in
question.

The provisions only apply so far as, upon consulting with Cross London Rail Links Limited (or
other similar or replacement body concerned with Crossrail) in connection with the briefs, the
Council has properly had regard to any observations or concerns expressed to it with respect
to their contents so far as relevant to Crossrail.

The provisions do not apply to applications under conditions imposed by a direction under
paragraph 2 of Schedule 16 to the Crossrail Bill with respect to the replacement concrete
batching plant at Paddington New Yard.
For the purpose of this assurance “the Planning Briefs” means the planning briefs (at present in
draft) for –
a) Paddington New Yard
b) Paddington Station and Environs
c) Davies Street
d) Hanover Square
e) Dean Street
f) Tottenham Court Road
Paddington Station
“The Promoter will require the nominated undertaker to have a dedicated, suitably qualified,
heritage adviser for the works in Westminster, including Paddington station.”
“The Promoter will require the nominated undertaker to provide reasonable pedestrian access to
and egress from Paddington Station during its hours of opening. However, there will be occasions
where some existing pedestrian access routes to the station will be temporarily disrupted.”
4-18 Bishops Bridge Road and Brewers Court
“The Promoter will require the nominated undertaker to fully enclose with sheeting, 4-18 Bishops
Bridge Road during demolition.”
“The Promoter will design and require the nominated undertaker to construct a noise attenuation
canopy over the site of 14-18 Bishops Bridge Road, if it is to be used for the purposes of a
temporary service deck, to mitigate the potential for noise from its operation for the duration of the
main construction works in Eastbourne Terrace. Further, the Promoter will consult Westminster
City Council on the design of the noise attenuation canopy.”
Recognising that it will be a temporary structure, the nominated undertaker will be required to
employ best practicable means* in designing the noise attenuation canopy over the site of 14-18
Bishops Bridge Road with the aim of reducing noise so that, with additional allowances made for
calculation uncertainty, under all reasonably foreseeable circumstances the assessment at the
worst affected residential building obtained by subtracting the existing background noise level
(LA90,T) from the rating level LArTr of the noise sources associated with the operation of the service
deck in normal operation, is not more that LA90, T –5dB determined in accordance with BS4142:1997.
Where despite the employment of best practicable means, rating levels at the worst affected
residential building are expected to exceed LA90 –5dB the nominated undertaker will prior to the
commencement of the procurement of the materials for the noise attenuation canopy and/or the
fixed plant to be provided within or under the canopy provide to Westminster City Council the
following information:
 The calculated rating level at the most sensitive receivers under the range of operational
modes anticipated.
 Details on the performance of the proposed noise attenuation canopy and/or other noise
mitigation measures.
 A description of the limitations to any further mitigation being practicable.
*As defined in footnote 3 to Information Paper D25.
Great Western Studios
The Promoter has given assurance to the Great Western Studios that they will be able to
relocate to 65 Alfred Road, subject to a formal planning application to the City Council on
the change of the use of the premises.
Red Star Deck/ Heathrow Express Act 1991
“The Promoter intends to follow the objectives of the Heathrow Express Railway Act 191. Further
development will take place during the detailed design phase and as discussions continue with the
relevant stakeholders. The taxi access layout (including connections to the station concourse) and
the design of the canopy will be subject to approval under the planning regime established in the
Bill. It is the intention that the taxi arrangement will be made operational prior to the
commencement of significant construction work in Departures Road and Eastbourne Terrace.
Crossrail will create a permanent arrangement for taxis at Paddington on the Red Star deck and
will follow the objective of the Heathrow Express Railway Act in making connections to the
strategic road network at Bishops Bridge Road from the ramp up from the Red Star deck will be
provided; the design of the junction includes for taxis on both exit lanes to turn right towards
Harrow Road (i.e. the strategic road network).”
In developing the detailed design for the permanent arrangement for taxis the nominated
undertaker will be required to follow the objectives of the Heathrow Express Act 1991 in making
connections to the strategic road network and will work with Westminster City Council to secure
satisfactory arrangements for the junction operation. The permanent taxi arrangements will, as far
as reasonably practicable, comply with the Heathrow Express Act parliamentary undertaking.
Eastbourne Terrace/ Departures Road/ Praed Street
“The Crossrail Environmental Statement ES (Volume 8b) reports a significant impact related to the
increase in walking distance that will be experienced by many passengers during the temporary
closures of pedestrian access points. The provision of adequate footway width on the south side of
Eastbourne Terrace and appropriate crossing facilities at the junction of Praed Street will mitigate
this impact. The Promoter will require the nominated undertaker to work with the petitioner and
other relevant stakeholders to provide these facilities.”
“The Promoter will require the nominated undertaker to use reasonable endeavours to ensure that,
unless otherwise agreed with Westminster City Council (that agreement not to be unreasonably
withheld), Eastbourne Terrace remains open for one lane of traffic in each direction during the
construction period. Nothing in this assurance shall preclude the nominated undertaker from being
able to close Eastbourne Terrace temporarily (eg for long weekends) from time to time during the
construction period”.
“The Promoter will require the nominated undertaker to, after the passage of the tunnel boring
machine (TBM) through the station site, maximise so far as reasonably practicable the volume of
excavated material from the Eastbourne Terrace station box taken to the Royal Oak worksite via
the tunnels. Until the passage of the TBM through the station box, the excavated material will be
transported by road”.
The Promoter undertakes that whether or not the whole of Departures Road is used for the
carrying out of operations ancillary to the construction of the scheduled works, the whole of the
Departures Road shall be treated, for the purposes of Paragraph 11 of Schedule 7 to the Bill as if it
were so used.
Paddington Triangle site and Hammersmith and City Line
“In seeking to develop a design which makes the best use of the Paddington triangle site, the
nominated undertaker will be required to engage with London Underground, Network Rail and
Westminster City Council to ensure that the requirements of access to the station are met and that
the works are phased as far as practicable to facilitate London Underground’s planned
reconstruction of the Hammersmith and City Line Station.”
St Mary’s Hospital Traffic arrangement
“The Promoter will require the nominated undertaker to consult Westminster City Council on any
site specific survey of and/or study done on St Mary’s (floors 8, 9 and 14 of 20 Eastbourne
Terrace), and on any mitigation proposed to be provided as a result”.
Traffic impact around Paddington Station and surroundings
“The Promoter will require the nominated undertaker to work with the petitioner and
Transport for London to review the junction [Harrow Road and Great Western Road] layout
and traffic signal timings to minimise this impact as far as reasonably practicable.”
Congestion Charging Zone boundary consultation
"The Promoter is willing to continue to review and discuss the findings of the TfL study into the
CCZ boundary with TfL, Westminster City Council and relevant stakeholders in line with the
requirements of the House of Commons Select Committee".
The final wording offered by CLRL is as far as this can be taken and the commitment to liaise and
discuss will be taken further through the already established meetings that the City Council has
with CLRL and TfL.
Miscellaneous
“The Promoter will require the nominated undertaker to continue to participate in the Paddington
Station Review Group during construction of Crossrail to facilitate liaison between key
stakeholders”.