At the turn of this century, much of the retail and office accommodation behind Regent Street’s Grade II listed grand façades was low quality, and the local spaces were often dirty and unwelcoming. That was the verdict of owners the Crown Estate, at least.

They said the interiors did little to enhance the setting of the buildings or provide a comfortable or pleasant environment for people on foot.

To improve the situation, The Crown Estate took advantage of its single ownership of the area and the series of long leases that were granted following early 20th Century redevelopment.  As these leases began to end, it took the chance to try and regenerate the street as a long-term project.

Name

The Regent Street “Vision”

Client

The Crown Estate

When it happened

Since 2002

Budget

£750m

Brief

Provide standard-setting commercial, retail and visitor facilities while improving the outdoor environment

Aims

• Make Regent Street a world class shopping destination
• Create a more prestigious business address by upgrading offices to provide the high quality, sustainable space demanded by modern occupiers
• New architecture should complement and respect the buildings, streets and features of architectural and historic importance
• Improve the outdoor space to offer a more comfortable environment for pedestrians, shoppers, office employees and residents

How it was done

Splitting the plan into nine different strategies: Architecture, Conservation, Public Realm, Branding, Heddon Street, Residential,  Servicing, Office, Retail

Retained existing Regent Street frontages and reinstated original architectural features where these had been replaced or destroyed.

Resisted demolition of unlisted buildings which were important to the conservation area, unless proposed replacement buildings were of genuine architectural quality.

Tried to engender a sense of ownership among new tenants, producing briefing notes explaining the history and significance of the buildings they occupy.

Conducted a block by block audit and analysis of all buildings in Regent Street to identify which buildings were appropriate for residential development

All retailers had to complement the Regent Street brand of “Quality, Heritage, Style and Success” and treat Regent Street as their national flagship branch.

For a lengthier insight into The Crown Estate’s methods, click here

Key benefits

186,000 sq metres of built area delivered

500 new businesses attracted to the area

10 redevelopments or major refurbishments delivered to date

What they say

“Schemes like this protect the beating pulse of the capital during tough economic times and will help to ensure that London emerges from the downturn stronger and more competitive.”

- Boris Johnson, Mayor of London

“English Heritage enjoys a close working relationship with the Crown Estate and we are impressed by their imaginative approach to both conservation and new design. This is particularly true of major development proposals in Regent Street, one of the principal, historic thoroughfares in London and most recently with their proposals to breathe new life into the Regent Palace Hotel.”

- Paddy Pugh, director of planning and development, English Heritage, London Region

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