key principles

Our Proposals

Since outline planning permission was granted for the Chelsea Barracks Masterplan in 2012, residential market conditions have changed significantly.

For the masterplan to progress, it is critical that we adapt our plans for the next phase of the development (Phase 5) to respond to this changing context.

In reviewing our proposal, we are guided by several key principles:

Responding to changing market conditions to progress the masterplan

Optimising housing delivery and meeting growing need in Westminster

Preserving neighbouring amenity

Upholding the design codes of the consented scheme

Adapting to Market Changes and Boosting Housing Delivery

The consented proposal for Phase 5 of Chelsea Barracks would deliver 20 luxury townhouses across three blocks of up to four storeys.

Since outline planning permission was granted for the Chelsea Barracks Masterplan in 2012, residential market conditions have changed significantly. For the masterplan to progress, it is critical that our proposals adapt to these changes to secure the viable and timely delivery of the masterplan.

The past decade has also seen a dramatic increase in Westminster’s housing need. Under the new Labour government, the borough’s annual housing target has been adjusted from 1,862 to 3,792, a 104% increase. However, delivery remains significantly behind demand. Only 930 new homes completed between March 2023 and March 2024, leaving a shortfall of around 1,936 homes per year.

To respond to market conditions and successfully progress the masterplan, we are proposing to replace the luxury townhouses with c.95 high quality apartments. This will enable a broader range of housing options, including family homes, to meet the needs of future residents. It will also optimise housing delivery to meet critical local demand, addressing the significant shortfall in Westminster’s housing delivery.

Existing massing

Proposed massing

Preserving Neighbouring Amenity and Upholding the Design Codes of the consented masterplan

In reviewing our proposals for Phase 5, we are committed to safeguarding the amenity of our neighbours.

In the consented plans, the massing of Phase 5 steps down from neighbouring buildings. We are committed to maintaining this step-down in line with the design codes of the consented masterplan.

The proposed amendments would be delivered through minor modifications to the consented massing. Block 14 will see no increase in height and Blocks 12 and 13 would see only a modest increase.

The buildings heights will continue to transition down from neighbouring blocks already delivered, and certain elements of the consented massing would be removed, delivering an overall reduction in GEA.

The central layout and access strategy of the consented scheme will be retained in line with the consented masterplan. The removal of private gardens associated with the townhouses will also improve site permeability for future residents, providing additional street frontage to Orchard Square from Garrison Square.

Design Development

The design of the façades for Blocks 12, 13 and 14 in Chelsea Barracks Phase 5 has been carefully developed to reflect the character of the wider masterplan while adding architectural variety and interest. Inspired by traditional London crescents like Wilton Crescent in Belgravia, Block 14 features a curved stone façade with elegant detailing, colonnades, and carefully positioned balconies. These elements help to create a sense of rhythm and depth, while the raised parapet and central entrance highlight the historic route connecting the site to the Royal Hospital Gardens.

Blocks 12 and 13 have also been designed in detail to ensure a consistent and high-quality appearance across all three buildings, using materials such as stone and brick and following a similar approach to proportions and window layouts. Throughout the design process, the team revisited the original consented scheme, retaining key features such as the mix of brick and stone and the use of individual balconies. The result is a series of façades that improve on the previous designs, taking inspiration from the consented scheme while delivering a more refined and cohesive architectural response.

Key benefits

Optimising housing delivery under Phase 5

Supporting Westminster’s growing housing targets

Offering a wider range of housing options, including family homes

Delivering economic benefits including additional employment opportunities and increased local spend

Continuing our commitment to leading sustainable development

Preserving neighbouring amenity in line with masterplan design principles

Safeguarding the progress of the wider masterplan

Improving site permeability for future residents

Visuals

Initial illustrations have been developed to indicate the proposed scheme massing. These do not represent the proposed facade design, which is currently under development. The final design will maintain the contextual facades and materiality of the wider Chelsea Barracks Masterplan.