design and access & heritage statement 8 …

DESIGN AND ACCESS & HERITAGE STATEMENT

8 COLERIDGE SQUARE, COLERIDGE GARDENS, SW10 0RT

PROPOSED INTERNAL ALTERATIONS ON GROUND, FIRST AND SECOND FLOORS

Our Ref: AAH/2606/14PLA

July 2014

AAH Planning Consultants Design and Access &Heritage Statement 2 Bar Lane, York 8 Coleridge Square, London

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HERITAGE STATEMENT

CONTENTS PAGE

1.0 INTRODUCTION TO THE PROPOSALS…………………………….……. 3

2.0 THE SITE DETAILS………………………………………………………………… 5

3.0 SUMMARY OF SCHEDULE OF WORKS…..…………… ……………….. 7

4.0 PLANNING HISTORY............……………………………… ……………….. 9

5.0 PLANNING POLICY RELEVANT TO HERITAGE STATEMENTS… 10

6.0 ASSESSMENT……………………………………………………………………….. 16

7.0 CONCLUSION………………………………………………………………………. 19

APPENDICES:

APPENDIX A – REFERENCES


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1.0 Introduction to the Proposals

1.1 This statement sets out our analysis of the relevant planning policy principles and

heritage conservation considerations in support of this application for a listed

building application at 8 Coleridge Square. The property is Grade II listed and forms

part of a listed building group with all properties within Coleridge Square.

1.2 There is a requirement to submit a Heritage Statement with all applications for listed

building consent. Heritage Statements, also referred to as ‘Statements of

Significance and Impact’, are documents that are produced to describe the

significance of any heritage assets affected by an application and to understand the

potential impact (positive or negative) of a proposal on their significance. They

should be produced to a level of thoroughness proportionate to the significance of

the heritage asset whose fabric, character or setting would be affected. Heritage

assets are buildings, monuments, sites, places, conservation areas or landscapes that

are positively identified as having a degree of significance meriting consideration in

planning applications. The design process has sought to ensure that the significance

of 8 Coleridge Square is maintained, and the principle of how this is achieved is

teased out within this report.

1.3 The National Planning Policy Framework (NPPF) requires applicants to supply

sufficient information and assessment to understand the impact of the proposal on

the significance of any heritage assets affected. The Local Planning Authority has a

duty to assess the impact of any proposed works on the special interest of heritage

assets. The planning policy section of this heritage statement sets down the local

planning policy context alongside the NPPF.

1.4 A 'listed building' is a building, object or structure that has been judged to be of

national importance in terms of architectural or historic interest and included on a

special register, called the List of Buildings of Special Architectural or Historic

Interest. Section 17(1) provides that without prejudice to this general power, listed

building consent may be granted subject to conditions with respect to:

Preservation of particular features of the building, either as part of it or after it

is removed;


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Making good of any damage caused to the building by the works after work is

completed;

Reconstruction of the building or any parts of it following the proposed works,

using the original materials as far as possible, and any alterations within the

building as laid down in the conditions.

1.5 It is important to note that the term ‘listed building’ includes:

The building itself;

Any object or structure fixed to it;

Any object or structure that has been within the curtilage of the building since

1948.

1.6 The proposed works are all internal so no planning consent is required. The internal

works are required to renovate the property and are in the main minor decorative

works which would not need listed building consent. The extent of works proposed is

outlined in the schedule of work.


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2.0 The Site Details

2.1 The building is attributed to Edward Blore, the antiquarian draughtsman who most

notably completed Buckingham Palace following the dismissal of John Nash. It was

originally constructed in 1841 by the National Society (now the National Society for

Promoting Religious Education) as St Mark’s College which later joined with St John's

College in Battersea (built in 1840) to form the College St Mark and St John.

2.2 St Mark's College was founded on the belief of Rev Derwent Coleridge, its first

principal and son of the poet Samuel Taylor Coleridge; its primary purpose was to

widen the educational horizons of its students. St John's College was established by

Sir James Kay-Shuttleworth, together with E. Carleton Tufnell, to provide teacher

training to meet the social and economic needs of 19th century industrialisation and

promoted the concept of education as self-realisation. Both colleges stressed the

importance of applied education, the importance of interaction between academic

study and broader experience and the role of an enlightened teaching profession in

furthering social and economic development. The two colleges were amongst the

first to open access to degree level study outside the established universities.

2.3 The colleges merged in 1923, establishing a single institution in Chelsea which

developed a wider reputation for academic excellence and commitment to teaching.

The College of St Mark & St John then moved to Plymouth in 1973 when the Chelsea

site became too small and today the institution is known as ‘The University of St

Mark & St John’.

2.4 The building, which is listed Grade II, was included in the statutory list in 1969, four

years prior to the relocation of the college. At the time of listing the building was still

being used for the purpose for which it was originally designed and constructed. The

building was one of the earliest buildings to be listed and this was probably due to its

size and its location within the country’s capital city (most regional Grade II listed

buildings were included within the statutory list between the 1970s and 1990s). The

list description (copied below) is therefore rudimentary and whilst it is

acknowledged that list entries were originally intended for identification purposes

only, its paucity of information is notable. The description (see below) does not even

contain any information about the architect responsible for the structure.

http://en.wikipedia.org/wiki/National_Society

http://en.wikipedia.org/wiki/National_Society_for_Promoting_Religious_Education

http://en.wikipedia.org/wiki/National_Society_for_Promoting_Religious_Education

http://en.wikipedia.org/wiki/Battersea

http://en.wikipedia.org/wiki/Derwent_Coleridge

http://en.wikipedia.org/wiki/Samuel_Taylor_Coleridge

http://en.wikipedia.org/wiki/Sir_James_Kay-Shuttleworth,_1st_Baronet


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List Entry

TQ 2677 SWKING 'S ROAD SW367/2 (north side)15.4.69

College of St Mark and St John GV (Original school and chapel) II

St Mark's College founded 1841. School - C19 mid. Suffolk brick. Round-headed

windows. Corbelled eaves to slated roof.


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3.0 Summary of Schedule of Works

3.1 The application is accompanied by detailed plans and a specific building works

schedule. The main elements that require listed building consent and a summary of

work is outlined below. A full building works schedule is included with the

application submission documents prepared by Helen Green Design.

Summary of Schedule of Works

Ground Floor

Works consist of repair maintenance and decoration, with limited movement of stud walling.

All walls are to be made good, with new architraves, cornicing and skirting. Electrical

alterations to include repositioning lights and power sockets. New sanitary ware and WC to

powder room. Reorder the layout of the kitchen with stud walling following removal of

electrical cupboard to entrance hall.

First Floor

Works consist of repair maintenance and decoration, with limited movement of stud walling.

The proposals include the movement of stud walling to create a larger master dressing room

and en suite. Relocation of the boiler. All walls are to be made good, with new architraves,

cornicing and skirting. Electrical alterations to include repositioning lights and power sockets,

addition of underfloor heating to the master en-suite.

Second Floor

Works consist of repair maintenance and decoration, with limited movement of stud walling

to relocate the utility room. All walls are to be made good, with new architraves, cornicing

and skirting. Electrical alterations to include repositioning lights and power sockets and

addition of underfloor heating to guest bathroom.

3.2 Any alterations to this Grade II listed building must protect the special architectural

and historic interest of the building. It is considered that the proposed development


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summarised above would achieve this. The merits of this assertion are explored in

detail within the consideration section of this report.


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4.0 Planning History

4.1 There is no recorded history to the site showing on a search of the Council’s Public

Access Records. Following the relocation of the college to Plymouth, the site was

redeveloped with a scheme for the residential conversion of the building being

approved in 1996. There are no records of the extent of demolition or rebuilding

which took place. However, we would agree with the Planning Officer’s comments

from a recent application at a neighbouring property (No. 6 Coleridge Square, Ref –

LB/13/06712/Q2) that “from an analysis of the interior of the application address,

save the external walls, doors and windows, it appears that no features of heritage

significance remain”.


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5.0 Planning Policy Relevant to Heritage Statements

5.1 Planning and listed building consent applications must be determined in accordance

with the Statutory Development Plan, unless material considerations indicate

otherwise. If the Development Plan contains material policies or proposals and there

are no other material considerations, the application should be determined in

accordance with the Development Plan. Where there are other material

considerations, the Development Plan should be the starting point, and other

material considerations should be taken into account in reaching a decision.

5.2 The Government’s National Planning Policy Framework (NPPF) was adopted on 27

March 2012 and represents the principal national guidance document and a material

consideration which must be taken into account, where relevant, in determining

planning applications.

5.3 The NPPF states that when considering the impact of a proposed development on

the significance of a designated heritage asset, great weight should be given to the

asset’s conservation. The more important the asset, the greater the weight should

be. Significance can be harmed or lost through alteration or destruction of the

heritage asset or development within its setting. As heritage assets are irreplaceable,

any harm or loss should require clear and convincing justification. Substantial harm

to or loss of a Grade II listed building, park or garden should be exceptional.

Substantial harm to or loss of designated heritage assets of the highest significance,

notably scheduled monuments, protected wreck sites, battlefields, Grade I and II*

listed buildings, Grade I and II* registered parks and gardens, and World Heritage

Sites, should be wholly exceptional.

5.4 Where a proposed development will lead to substantial harm to or total loss of

significance of a designated heritage asset, local planning authorities should refuse

consent, unless it can be demonstrated that the substantial harm or loss is necessary

to achieve substantial public benefits that outweigh that harm or loss. Where a

development proposal will lead to less than substantial harm to the significance of a

designated heritage asset, this harm should be weighed against the public benefits of

the proposal.


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5.5 The overriding principles of the NPPF are to preserve and conserve heritage assets,

such as listed buildings and conservation areas, and developments which enable

such preservation should be encouraged.

5.6 Within London, the London Plan 2011 is of relevance and in this application Policy

7.8 Heritage Assets and Archaeology should be referred to. In planning decision

criterion’s C, D and E are relevant and the onus should be on conserving the

significance by requiring development to be sympathetic to their form, scale,

materials and architectural detailing.

5.7 The application site is located within the Royal Borough of Kensington and Chelsea.

The Council’s Core Strategy was adopted on 8 December 2010 and replaces most of

the policies in the Unitary Development Plan (UDP). The UDP was the previous

Development Plan for the borough. It provided the statutory planning framework for

the Local Planning Authority; setting out the objectives, policies and proposals for

the use of land and buildings in the Royal Borough of Kensington and Chelsea

between 2002 and 2010. Under the Planning and Compulsory Purchase Act 2004,

some of the policies contained within the Council’s UDP were saved in September

2007. The others were shown as expired.

5.8 Chapter 34 of the Council’s Core Strategy - Renewing the Legacy Conservation,

quality and design is of particular relevance and the following policies would apply:

Policy CL 1 Context and Character

The council will require all development to respect the existing context, character,

and appearance, taking opportunities available to improve the quality and character

of buildings and the area and the way it functions, including being inclusive for all.

Policy CL 2 New Buildings, Extensions and Modifications to Existing Buildings

The council will require new buildings, extensions and modifications to existing

buildings to be of the highest architectural and urban design quality, taking

opportunities to improve the quality and character of buildings and the area and the

way it functions.

To deliver this the council will, in relation to:


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Architectural Design

a. require development to be:

i. Functional - fit for purpose and legible;

ii. Robust - well built, remain in good condition and adaptable to changes of

use, lifestyle, demography and climate;

iii. Attractive - pleasing in its composition, materials and craftsmanship;

iv. Locally distinctive - responding well to its context;

v. Sustainable - in the use of resources, construction and operation;

vi. Inclusive - accessible to all;

vii. Secure - designs out crime.

b. require an appropriate architectural style on a site-by-site basis, in response to:

i. the context of the site;

ii. the building’s proposed design, form and use;

iii. whether the townscape is of uniform or varied character.

c. facilitate the redevelopment of ‘eyesores’ by offering flexibility in relation to

policies which make redevelopment with buildings more suited to their context

demonstrably unviable;

Extensions and modifications

d. require extensions, including conservatories, and modifications to meet all the

following:

i. to be visually subordinate to the original building; and

ii. to allow the form of the original building to be clearly seen; and

iii. to reinforce the integrity of the original building.


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e. require extensions, including conservatories, and modifications to respect those

aspects of character and integrity of the original building and group of buildings

that contribute to local distinctiveness such as height, width, depth, building line,

footprint, position, symmetry, rhythm, materials, detailed design, important gaps

and sense of garden openness;

f. require additional storeys and roof level alterations to be sympathetic to the

architectural style and character of the building and to either assist in unifying a

group of buildings or where there is a detached building to be no higher than the

prevailing building height;

g. require it is demonstrated that subterranean extensions meet the following

criteria:

i. the proposal does not involve excavation underneath a listed building;

ii. the stability of the existing or neighbouring buildings is safeguarded;

iii. there is no loss of trees of townscape or amenity value;

iv. adequate soil depth and material is provided to ensure sustainable growth.

Policy CL 3 Heritage Assets - Conservation Areas and Historic Spaces

The council will require development to preserve and to take opportunities to

enhance the character or appearance of conservation areas, historic places, spaces

and townscapes, and their settings.

Policy CL 4 Heritage Assets - Listed Buildings, Scheduled Ancient Monuments and

Archaeology

The council will require development to preserve or enhance the special architectural

or historic interest of listed buildings and scheduled ancient monuments and their

settings, and the conservation and protection of sites of archaeological interest.

To deliver this the council will:

a. resist the demolition of listed buildings in whole or in part, or the removal or

modification of features of architectural importance (both internal and external);


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b. require the preservation of the special architectural and historic interest of listed

buildings, scheduled monuments or other buildings or places of interest. In

particular the integrity, plan form and structure of the building including the

ground and first floor principal rooms, original staircases and such other areas of

the building as may be identified as being of special interest should be

preserved;

c. require the preservation of the original architectural features, and later features

of interest, both internal and external;

d. require internal or external architectural features of listed buildings or scheduled

ancient monuments, commensurate with the scale of the development, to be:

i. reinstated where the missing features are considered important to their

special interest;

ii. removed where the additions to or modifications are considered

inappropriate or detract from their special character;

e. resist the change of use of a listed building which would materially harm its

character;

f. strongly encourage any works to a listed building to be carried out in a correct,

scholarly manner by appropriate specialists;

g. require development to protect the setting of listed buildings, scheduled ancient

monuments or sites of archaeological interest;

h. resist development which would threaten the conservation, protection or setting

of archaeological remains;

i. require desk based assessments and where necessary archaeological field

evaluation before development proposals are determined, where development is

proposed on sites of archaeological significance or potential.

5.9 The above policy guidance therefore aims to ensure that new developments

protect existing levels of on-site and adjacent heritage assets and their settings. With

regards to general heritage principles, the proposed development at 8 Coleridge


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Square does not directly impact upon any other listed building or conservation area

as all work is internal, as such any effects are confined to the direct effects on this

individual property.


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6.0 Assessment

Significance and Value

6.1 Following the relocation of the college to Plymouth, a scheme for the residential

conversion of the building was approved. Although Listed Building Consent was

required for the conversion, the scheme was an early one relative to the

development of accepted conservation principles and a substantial degree of

internal alterations, which included considerable changes to the floor plan, were

carried out. Examination of the interior of the property in question also

demonstrates that much of the original fabric has been lost with modern surface

treatments, including stud walls and plasterwork, coving, architrave, skirting boards

and modern stairs and fireplaces added.

6.2 It is argued that today the significance of the building lies mainly in its historic,

cultural associations with the College of St Mark and St John and its external,

architectural uniformity. The external, courtyard space which remains largely

undivided and reflects the architectural uniformity of the main building also

contributes positively to the setting of the designated heritage asset.

6.3 Accordingly, and in line with English Heritage’s ‘Conservation Principles’, it is argued

that the listed building contains associative historical, aesthetic (in terms of design),

and communal value.

Proposals

6.4 The architect has provided a thorough schedule of works which, due to the level of

detail, creates the impression that extensive building works are proposed. This is not

the case. The proposals involve some re-configuring of internal spaces but all walls to

be removed are formed from modern stud partitions and a cleaner floor plan is

proposed. New walls will similarly be created from light weight stud partitions that,

in line with paragraph 100 of ‘Conservation Principles’, are totally reversible. Large

air conditioning grilles are to be removed and replaced with minimal sized grilles,

inappropriate modern stained joinery work will be replaced with better quality

joinery painted in traditional Farrow and Ball paint colours, low quality face plates

will be upgraded and modern cabinets will be removed to de-clutter the floor plan.


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Modern coving which is inappropriately truncated in certain places will be replaced.

Electrical upgrading, the replacement of some modern radiators and extensive

redecoration is also proposed.

6.5 Paragraph 138 of Conservation Principles sates that,

“New work or alteration to a significant place should normally be acceptable if:

a. there is sufficient information to understand the impacts of the proposal on the

significance of the place;

b. the proposal would not materially harm the values of the place, which, where

appropriate, would be reinforced or further revealed;

c. the proposals aspire to a quality of design and execution which may be valued

now and in the future;

d. the long-term consequences of the proposals can, from experience, be

demonstrated to be benign, or the proposals are designed not to prejudice

alternative solutions in the future.

6.6 The values and significance of the listed building have been detailed above. It has

been demonstrated that there will be no impact on either the value or the

significance of the heritage asset. The external architectural composition of the

building and its setting will remain untouched. The proposals utilise substantially

higher quality materials and more appropriate decorative finishes than the original

conversion scheme, and as such could be argued to reinforce the aesthetic value of

the heritage asset. Finally, by rationalising the modern floor plan created at the point

of conversion and utilising stud walling the proposals are entirely reversible and do

not compromise or prejudice more appropriate future uses that would better reveal

the significance of the original college.

6.7 The plans prepared by Helen Green Design outline the full extent of the work

proposed and this has sought in all instances to respect the historical integrity of the

building, with the emphasis being to keep alterations to the layout to a minimum.

With no alterations proposed to the external design, access and landscaping

arrangements serving 8 Coleridge Square, it is considered that these design


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principles adopted have served to ensure that the historical interest of the property

would be preserved. The renovations would allow the owners to make

improvements and a better use of the building without comprising the architectural

integrity of the building, individually or importantly as a group composition with the

other dwellings that form Coleridge Square.

6.8 It is subsequently considered that the proposals comply with both local and national

planning policy and Listed Building Consent can be granted subject to reasonable

conditions requiring work to be completed in accordance with the Helen Green

Design plans and associated Building Works Schedule.


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7.0 Conclusion

7.1 Paragraph 140 of Conservation Principles concludes that, “few places are so sensitive

that they, or their settings, present no opportunities for change”, with paragraph

141 adding that, “places of lesser significance offer the greatest opportunity for the

creation of the heritage values of tomorrow, because they have the greatest need of

quality in what is added to them.”

7.2 None of the works contained within this application will have an impact on the

significance, values or the architectural and historic interest of the listed building as

defined above. As such, it is debatable whether an application for Listed Building

Consent is actually required. For the sake of thoroughness an application has been

submitted but if the Building Conservation Officer is in agreement that these works

are considered de-minimis, the applicant would be happy to withdraw the

application.

7.3 Assuming, however, that the application is allowed to run, it should be noted that

the original conversion scheme was, by today’s standards, relatively low quality and

that, whilst the external character and setting were well conserved, the interior plan

and materials are not distinctive. It is argued that the internal space of the

application site has low significance when compared with the aesthetic, communal

and historical values created by the external architectural composition and setting of

the building and the historic associations of the college. The proposed works will

have a negligible impact on the original fabric of the building whilst introducing a

high quality decorative scheme that will better reinforce the architectural

significance of the heritage asset as an elegant Victorian building that was conceived

in the practical pursuit of knowledge and enlightenment.

7.4 Furthermore, paragraph 9 of the National Planning Policy Framework (NPPF)

contains within it a presumption in favour of sustainable development and states

that, “Pursuing sustainable development involves seeking positive improvements in

the quality of the built…and historic environment”. One of its core planning principles

is that heritage assets should be conserved, “in a manner appropriate to their

significance so that they can be enjoyed for their contribution to the quality of life of

this and future generations.” By virtue of their high quality and negligible impact on


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the significance of the listed building, it is considered that these proposals satisfy the

requirements of both Conservation Principles and the NPPF and that as such the

application should be recommended for approval.


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APPENDIX A - REFERENCES

The following documents have been referred to in the preparation of this combined Design

and Access and Heritage Statement:

The National Heritage List for England Listed Building descriptions, scheduled

monuments and registered parks and gardens;

Historic maps - Map of the parish of Kensington, 1820 (Kensington Library), the

OS 25" to 1 mile: 3rd edition published 1916, OS 60" to 1 mile: 1st edition

published 1868 and 2nd edition published 1893-4;

The Buildings of England: London 3 North West (1991) by N Pevsner, p 518;

The HELM website managed by English Heritage, is a good source of information

on planning and the historic environment www.helm.org.uk;

National Planning Policy Framework (Department for Communities and Local

Government, 2012)

http://communities.gov.uk/publications/planningandbuilding/ nppf;

National Planning Policy Guidance (Department for Communities and Local

Government, 2014) http://planningguidance.planningportal.gov.uk/

Understanding Historic Buildings: Policy and guidance for Local Planning

Authorities (English Heritage, 2008)

http://www.helm.org.uk/upload/pdf/Understanding-historic.pdf?12962157 08;

Conservation Principles. Policy and guidance for the Sustainable Management of

the Historic Environment (English Heritage, 2008) http://www.helm.org.uk

/upload/pdf/ Conservation_ Principles_Policies_and_Guidance_April08_Web

pdf?1296645421.

http://communities.gov.uk/publications/

design and access & heritage statement 8 …

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