This website explores the continuing architectural controversy surrounding the potential development located on the site of the former Chelsea Barracks, in south-west London. Since its sale from the Ministry of Defence ownership, in 2008, into the hands of Qatari Diar, the development of the plot has been in a constant state of flux. The project has attracted the attention of influential people within the architectural world, the result of which is a large-scale controversy which is discussed here.
This project brings with it wider discussions within architecture relating to the influence of the Monarchy and political bodies on the direction of architecture, the impact of foreign investors as well as the role of the general public within the architectural sphere. Our investigation of these issues, all considered through the lens of Chelsea Barracks, is discussed on this website.
Locating Chelsea Barracks within the borough of Westminster, London
The site for this contentious development is located in south-west London, in the borough of Westminster, directly adjacent to the conservation area of Chelsea & Kensington.
The outline of the overall masterplan from the beginning has been focused on creating a mixed-use luxury development, including apartments, a hotel and community amenities. The scheme constitutes the largest single residential development within Europe in over five years.
Chelsea & Kensington, historically a Royal borough, has been a bastion for traditional architecture for decades, however because the plot is within Westminster, the rules which protect conservation areas do not apply. As a result certain people have had strong objections to the first scheme, which was a contemporary design. This is the root of the architectural controversy surrounding the development.
The controversy has been framed around two designs. The first by architect Richard Rogers, which sparked the crisis followed more recently by more traditional designs by Quinlan Terry and now Squire & Partners, who currently have put in for planning permission. The project has brought in social, economic and political discord, as well as more specific disagreement over architecture.
Diagram identifying the boundaries and landmarks in relation to the site.
This interactive map, made by our group, shows the existing buildings of Chelsea Barracks and the site context; with perspective renders of Richard Rogers' rejected scheme and the present masterplan.
Below is a 3D timeline showing how the developments on the Chelsea Barracks site have transformed over the past 50 years. The red block represents the Guard's Chapel, which in March 2011 was declared a listed building.
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Prince Charles
The protagonists in any controversy dictate the level and path of the discussion. This controversy is fascinating considering the strength and depth of the actors involved, and how their respective powers and influence impact upon their involvement in the discussion.
Prince Charles...has been involved from the beginning of the controversy, having become involved in the scheme in an unprecedented way, and stating his own personal opinions and using his influence to affect the course and design of the project. He has incredible power from his position as the Prince of Wales, and has had a fractious history with RIBA and architects over the direction of architecture.
Richard Rogers (of Roger Stirk Harbour Partnership)...is a world respected architect, responsible for the first design of the scheme. It was the response to his design which caused the controversy. Hired by Qatari Diar and the Candy Brothers, his contemporary design contrasted heavily with the local vernacular.
Candy Brothers...are one of the main developers who own the site along with Qatari Diar. They bought the site for a record fee from Ministry of Defence ownership and are responsible for hiring Richard Rogers for the first design.
Qatari Diar...are one of the main developers who own the site along with the Candy Brothers. They are a foreign investment group, owned by the government of Qatar. And have been major players in the developments that have occurred relating to the scheme.
Justice Vos...is the Judge responsible for the court case relating to the dvelopement of Chelsea Barracks. His role is integral to the outcome of the scheme.
Squire & Partners...are the most recent architecture firm to design a masterplan for the site. It is their plan which is currently being reviewed by the planning official for the borough of Westminster. Their design can be seen as a compromise between the two previous and incredibly opposite designs of Richard Rogers and Quinlan Terry.
Quinlan Terry...were the second architecture firm to create a design for the site. After the involvement of Prince Charles, and the rejection of Richard Rogers, it was Quinlan Terry who were asked to create a more traditional design, more in tune with the location vernacular.
Royal Institute of British Architects...are an impartial organisation responsible for architecture throughout the British Isles. Their role has been to defend Richard Rogers and his design.
CPC Group...are the main developers, owned by the Candy Brothers, who are responsible for the development of the site.
The Mayor of London...the controversy has spanned the lives of two Mayors, formerly Ken Livingston, and more recently Boris Johnson. They are not directly responsible for planning issues, however have had to exert some pressure on certain actors throughout the controversy.
Westminster Borough Council...are the political body most responsible for the development of the site. It is their planning officials which control what can and cannot be built, and although a lot of the controversy relates to the adjacent borough of Chelsea & Kensington, it is Westminster Council who have the final say.
Chelsea Barrack Action Group...are the organisation set up by the local community to ensure that their voices were heard. Initially this was organised to protest against the Richard Rogers design, however their role is potentially one of the most interesting, because these are the people who will live with the scheme everyday.
Foundation for the Built Environment...is an organisation, setup by Prince Charles, which he uses to affect change on this scheme and others. This body effectively can be seen as Prince Charles voice on architecture.
Emir of Qatar...is a high-ranking position within the State of Qatar. His involvement relates to Qatari Diar and his diplomatic entanglements with Prince Charles. On one occasion Prince Charles met with the Emir of Qatar and the content of that conversation sparked international diplomatic problems.
Actors who have influenced or played a critical role in the international profile of the controversy
Architects selected for the project and buildings that have influenced the proposal
Politicians & other political figures who have influenced or were involved in the controversy
Key developers contracted for development on the site
Public activist groups & other involved parties
Imparial figures involved in the court case
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Other Actors
This diagram aims to highlight the contentious parties within the controversy. Pro refers to the actors who initiated the scheme for the Chelsea Barracks site; Con details those who opposed and affected the controversy of the initial scheme.
This is the timeline of events that have taken place around the Chelsea Barracks controversy, made by our group. The information for each event when clicked on is displayed below the timeline.
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The building has an exposed primary steel structure. We have assumed that the primary steel columns on the outside are able to span the distance of the building without the need of internal columns, thus providing a more flexible floor space within for the required use.
The use of fixed steel louvers on the roof provides solar shading during the summer, whilst allowing for solar gains during the winter due to the much lower angle of the sun.
The louvers have also been enhanced on the building facade with what seems to be adjustable timber louvers. There are signs of more internal user controlled blinds on each floor. This use of the louvers is a design style frequently used by Richard Rogers, in for example the Daimler Chrysler building in Berlin.
The building has a glazed circulation core which is very likely to be a compartmented zone for use as a fire escape. By having the circulation services on the outside of the building it frees up the internal floor space.
Diagonal steel bracing has been used to resist environmental loads and give lateral strength to the structure.
Winter gardens are located around the building to provide a social gathering space with the link to a natural environment.
The top two floors are slightly set back from the edge to provide a less overpowering and intimidating elevation. This also gives the opportunity for those floors to have a possible roof garden or open air terrace, a penthouse feature.
There was major objection to Rogers' scheme since the beginning, due to its very modern design being located in an area that is neighboured by conservative zones. With the involvement of Prince Charles, the scheme was withdrawn from planning and Rogers effectively sacked in June 2009. Charles reportedly contacted the Emir of Qatar directly to express his dissapointment in the design, which led to the scheme being withdrawn. Below is a fly-through of Richards Scheme made by our group.
In an interview with Lord Rogers he said 'The prince does not debate...he always goes round the back to wield his influence.' Naturally when working on a project of this scale and for that amount of time, having your scheme then rejected in this way has a big effect on an emotional level.
Pediment
Low- pitched gable that sits over a portico typical feature of classical architecture.
Recessed masonry stonework
The mortar is raked out to form this visual blockwork, which is a typical feature of this design style used on the ground floor walls.
Decorative Coping
Usually follows a coping and is purely a decorative feature.
Dripstone
Stone molding used as a drip to direct water away from a window or doorway.
Belt Course
A stone course that projects beyond the face of the building. Molded to mark a division in the wall.
Cornice Coping with dentil
The upper-most part of the Ionic order, ornamental but directs water away from the face of the building.
Ornamented accouplement arch-way
Grand entrances are a common feature. Accouplement is a pair of columns located next to each other.
Full height bay window
Projection from the building front, filled with windows. To create a better visual appearance and improve natural lighting.
Squire & Partners were selected amongst 10 architectural firms recommended to Quatari diar by the Prince's Foundation for the Built Environment, as the architects for the new masterplan of Chelsea Barracks after Quinlan Terry proposed a new scheme to replace Rogers' design.
The new scheme will be much more traditional in design, similar to the classic style used on London Townhouses. A new modified brief has been produced with requirements such as; more open space on the site and to reduce the number of affordable flats to reduce the overall density on the site.
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BBC News: Chelsea Barracks to be sold off
MoD announce Chelsea Barracks to be sold off for redevelopment. The cost of the is site estimated at £250 million.
The Times: Site bought for a record £959 million
Developers the Candy brothers pay a record amount for the site located in London, more than any piece of land sold in England.
London Evening Standard: Chelsea Barracks 'Urban Politeness'
Rogers' drawings revealed. Candy brothers claim modernist design of their Chelsea Barracks scheme will be a model of urban politeness.
States Gazette: Westminster wants more space at Chelsea Barracks
Public demands changes to the scheme through Westminster Council.
London Informer: Chelsea Barracks plan changes fail to win support
Protestors react against the proposed changes to the developing scheme.
The Telegraph: Chelsea Barracks plan is 'urban vandalism' says Boris Johnson's deputy
Boris Johnson's deputy mayor, calls for more sympathetic traditional design for Chelsea Barracks.
The Telegraph: Prince Charles attacks modern housing scheme backed by Qatar royal family
Prince Charles enters debate to block the development.
London Evening Standard: Prince Charles risks diplomatic row over Chelsea Barracks
Prince Charle's intervention sparks fears that it could put risks on international relations with Qatar.
Architect's Journal: CABE and London deputy mayor join Chelsea Barracks row
Cabe & the deputy mayor of London weigh in on the chelsea barracks controversy; with Cabe favouring Rogers' modern design proposal
Leading architects call for boycott of Prince Charles speech
Leading architects call for a boycott on prince charles' lecture to the RIBA following his involvement in the chelsea barracks controversy
The Guardian: Prince Charles reigns victorious over Chelsea Barracks development
Qatar royal family withdraw planning application for scheme after Prince charles' intervention.
The Telegraph: Prince of Wales defends Chelsea Barracks intervention
The prince of wales speaks about his feelings on the former design of the scheme.
The Telegraph: Prince of Wales's emotional Chelsea Barracks letter revealed
Prince charles' letter to the Emir of Qatar is revealed as part of the court case.
Building: Nick and Christian Candy: The Candy men can
The Candy brothers discuss their opinions on development schemes in London & the reactions to their Chelsea Barracks scheme
Building: Qatari Diar in-house consultant in UK move
Developers presence in UK will cut down jobs available to other firms.
bd: Neighbouring council backs barracks plans
Plans for the traditionally designed schemes by Squire & partners, Dixon Jones & Kim Wilkie win provisional approval for the Chelsea Barracks site.
Stated as one of the most exclusive and expensive developments in Europe at its conception, financial importance was one of the first catalysts which launched this project into the media spot light. The fluctuations involving the colossal budgeted estimate for primarily the land value and the construction of these apartments began to shrink and dip when the prospect of the scheme began to hang in the balance and when the debate was at its peak. As the newly subdued scheme started to gather its momentum so did too the value of the derelict land at a gradual pace. Because the land was bought at such a high price the first proposal was seen as too dense; to make enough returns on the project.
Architectural typology surrounding this scheme has been a contentious running topic where the populated view of the masses (i.e the local residents) is contested against those who are financially and professionally linked to the development. Initially the cohesion between Richard Rogers and the Qatari Diar produced a strong modern architectural style and approach to the project, which in turn would become the most debateable theme to fuel the controversy. However, during the peak of the debate, an opposing style of architecture was proposed to counteract Rogers sleek steel and glass vision for Chelsea Barracks. Thus the two styles ran in contrast to one another and it wasnt until the Rogers scheme was dropped from the Design Team that the two styles, merged with one another in the hands of Squire and Partners in 2010.
From the beginning this project has been an international effort, with the combination of the Candy Brothers and Qatari Diar being the owners and developers of the site. The role of the foreign investors has become integrated within the controversy. This has also spilled out into larger diplomatic problems, notably relating to a conversation between Prince Charles and the Emir of Qatar. However the role of foreign investors has not been a stumbling block at any point in the project, however it has affected its course.
From the offset there has been a resilient backing from the public against the scale and style which this proposal brings to their community and the wider area it will affect. Preliminary concerns from the public were largely surrounding the lack of sensitivity and attention to the surrounding area the scheme failed to bring, but to instead take the view to achieve the best possible financial gain available for the site, hence this is why there was the formation of the Chelsea Barracks Action Group.
The Prince of Wales has always involved himself within the world of architecture, however the impact he has had on this project exceeds anything he has ever done before. He has actively used his influence and power to affect the course of a development, based off of a disagreement with the architectural style of the design. His ardent defence of the traditional vernacular of the area led to Richard Rogers leaving the project, and a more traditional design. However over the course of the project, and in part to the reaction he has had from his interference, his role has become less significant, however he still remains one of the major actors as he could be seen to have started the controversy.
Humanities - Architectural Controversy Website Study
Year 3 Architecture
Manchester School of Architecture
Tutor: Dr Albena Yaneva
Our assigmnent in groups of five was to choose, study and then present a current architectural controversy. For this we selected the Chelsea Barracks controversy, which is on-going and relevant to a number of issues within architecture.
We started by considering all of the interesting contemporary controversies in architecture and then selected this one. We then began to look at the actors, the chronology and all aspects of the project.
Team: James Slocock (Web-guardian), Jordan Taylor-Moore, Hisham Muazzam, Tim Spiller & Lee Herrick
