31 Petersburgh Place – Renovation and Extension

There is a significant proposal to refurbish and extend 31 St Petersburgh Place, which started life as a dairy. Recently, this has been a marketing suite for The Whiteley, offices and a Guillam coffee shop.

Members of the BRA committee have had detailed discussions with the architects and representatives of the new owner. From these it has emerged that:

  • The intention is to improve and extend the building to accommodate the new owner’s organization, which proposes to occupy the building as its head office. Guillam and current office tenants will remain in place for the medium term.
  • The proposal involves complete refurbishment of the fabric of the existing building, including basements and building services, along with a one-storey addition on the roof and a rear infill extension.
  • Fossil fuel combustion would be eliminated using electric heat pumps and multiple upgrades to the building fabric and interiors.
  • Rather than taking a more traditional approach, the architects designed the proposed ‘folded’ roof form to reduce visual impact from ground level, for example by lowering the roof at its most prominent corner.
  • The proposed design uses traditional materials in a modern way, including an exposed timber structure, and a solar slate roof using photovoltaic cells with the appearance of traditional slate. The part-timber, part-glazed façade of the roof extension has a saw tooth design to direct views away from neighbours and appear more opaque from oblique views.

This would be a major modification of a high-profile building which in its current form makes a vital contribution to our conservation area.

There was a public consulation on these plans at St Matthew’s Church on 9 September. For those who missed this, the display can be seen via this link.

BRA are looking at aspects of the design, namely light overspill at mansard level, overlooking and architectural discord.

Please tell BRA your views on this proposal: membership@bayswaterresidents.org

Queensway Parade

Westminster planning application: 25/03223/FULL

While just outside the BRA area, on the opposite side of the road from the Whiteley’s development, this is a major proposal that will dramatically change the face of Queensway.

A previous owner obtained planning permission for demolition and redevelopment of the site. A new owner recently submitted a new proposal. This sits within the massing of the already consented development, but switches the emphasis from offices to housing. It also substantially increases the proportion of high quality, on-site, affordable housing. The ground floor will continue to be devoted to retail.

We feel the proposed building is too high, but there is already planning permission for a building of the same height and massing, so any objection on these grounds is very unlikely to succeed. We very much welcome the increased provision of high quality affordable housing on-site.

The full application can be viewed on the Westminster Planning portal:

http://idoxpa.westminster.gov.uk/online-applications/applicationDetails.do?activeTab=summary&keyVal=SW5OVPRPFOI00

Please send your views on this to: membership@bayswaterresidents.org

The Existing Site (looking north up Queensway)

The Proposal

The Existing Site (looking south down Queensway)

The Proposal

The Existing Site (view from Porchester Gardens)

The Proposal

90 Westbourne Grove

Sainsburys redevelopment (April 2025)

This development site is large and encompasses 86 to 96 Westbourne Grove, Hereford Mews and 28 to 38 Hereford Road

The Existing Site

View of Hereford Road and Westbourne Grove Junction
88-94 and 98 Westbourne Grove
Existing view from Hereford Road looking towards the site

The Proposals

Illustrative view of the proposals looking north-east

The proposals, as illustrated above, would provide 29 new homes of a range of sizes onsite and offsite social housing. At ground and basement level on Westbourne Grove there would be new retail, food and beverage space.

Hereford Mews would be rebuilt, with a wider entrance from Hereford Road to allow fire engine access.  A new red brick mansion block is proposed for Hereford Road.

Westbourne Grove - Proposed Elevation
Hereford Road - Proposed Elevation

Hereford Mews

Illustrative sketch of the mews looking north - front doors activate the space.
Pilbrow & Partners - The Kensington Building

The design inspiration and materials for the proposed Westbourne Grove façade are similar to Pillbrow & Partners’ Boots building in Kensington High Street.

Hereford Road - Red Brick Boundary
Hereford Road current - narrower building, simplified and reduced roof.

There have been a number of meetings between the developers and local residents’ associations over recent months.  Concerns have been raised on the height, design and materials of the Westbourne Grove façade; the size and justification for the double basement beneath the entire site; the nature of the retail and other uses for the basements; the size, design and materials of the Hereford Road mansion block; greening opportunities/net biodiversity gain proposals for the whole site.

Further Information and Feedback

The developers’ public consultation and information boards can be found by following this link.

Please tell BRA your views on the proposals membership@bayswaterresidents.org

Duke’s Court

Development proposals at Dukes Court, corner of Queensway and Moscow Road - Westminster planning application ref: 24/08764/FULL - Link Here

View from Southeast on Queensway
View from Northeast on Queensway

Westminster City Council recently rejected development proposals at Dukes Court, a tired and plain 1960s building at the corner of Queensway and Moscow Road (ref 4/08764/FULL). These proposals involved major upgrades to the façade of the existing building, the addition of two extra floors and a roof terrace, and a new Mews house in the rear courtyard

The developers consulted with BRA and made significant refinements and improvements to the designs. We remained concerned by the impact of the proposals on existing flats in Duke’s Court itself and neighbouring Alexandra Court on Moscow Road, as well as the low quality of the new housing provision in the mews house, and lodged an objection which can be found by following this link.  Objections were also raised by Bayswater Councillor Maggie Carman and Lancaster Gate Councillor Ellie Ormsby.

A new application was almost immediately submitted by the developers (25/04299/FULL), addressing the main reasons for refusal by Westminster. This proposal drops the mews house entirely, while retaining the façade renovation and two-story mansard roof extension and roof terrace of the original application (see illustrations below). The former Barclays Bank premises at ground floor level would be converted to one or more retail units.

Queensway Street View - Looking South

Queensway Street View - Looking North
Sketch view of Queensway commercial shop fronts