TOWN PLANNING STATEMENT. In respect of 50 BROMPTON SQUARE LONDON SW3 2AG. On behalf of BRAND ARCHITECTS

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1 TOWN PLANNING STATEMENT In respect of 50 BROMPTON SQUARE LONDON SW3 2AG On behalf of BRAND ARCHITECTS NOVEMBER 2014

2 Author: Nick Spall Approved by: Nick Spall Report Status: Final Issue Date: 18 November 2014 CgMs Ref: CgMs Limited No part of this report is to be copied in any way without prior written consent. Every effort is made to provide detailed and accurate information, however, CgMs Limited cannot be held responsible for errors or inaccuracies within this report. ORDNANCE SURVEY MAPS REPRODUCED WITH THE SANCTION OF THE CONTROLLER OF HM STATIONERY OFFICE. Licence No: AL

3 CONTENTS PAGE(S) 1.0 INTRODUCTION SITE AND SURROUNDING AREA RELEVANT PLANNING HISTORY PROPOSED DEVELOPMENT DEVELOPMENT PLAN ASSESSMENT OF PLANNING ISSUES BUILDING REGULATIONS CONCLUSIONS APPENDIX 1 SITE LOCATION PLAN APPENDIX 2 BROMPTON CONSERVATION AREA MAP APPENDIX 3 LISTED BUILDING DESCRIPTION CgMs Ltd 3 of

4 1.0 INTRODUCTION 1.1 This Planning Statement is submitted on behalf of Mrs Franka Von Holstein in support of a planning application for the amalgamation of two C3 residential units into one and adjustment to the basement level front window and Listed Building Consent for internal alterations and adjustment to basement level front window. 1.2 It is not considered that the amalgamation of the two units into one C3 residential unit normally requires planning permission. However, in this case, in view of the material alteration to the existing basement window, an application is being submitted to cover the proposals. 1.3 The proposed listed building works that are required to amalgamate the two C3 residential units are not considered to significantly affect the historic fabric of the building. There is a positive public benefit from the proposed works, particularly the reinstatement of the front basement window size and appearance. An Historic Building Assessment is submitted in support of these applications - this explains the acceptability of the works. 1.4 This Planning Statement provides an assessment of the site and surrounding area, relevant planning history, the proposals and the applicable planning policy framework. It outlines the proposed planning benefits of the scheme, as submitted via both the planning application and Listed Building Consent. 1.5 The Statement should be read in conjunction with other submitted documents, including the Historic Building Assessment. CgMs Ltd 4 of

5 2.0 SITE AND SURROUNDING AREA 2.1 No. 50 Brompton Square is located on the eastern side of Brompton Square, in Knightsbridge, London (See Appendix 1 Site Location Plan). 2.2 The site is directly opposite the Square s communal gardens. The Square is residential in character. To the south of Brompton Square is Brompton Road which forms part of the A4 - contains a mixture of uses and provides the main road access for the Square. 2.3 No. 50 Brompton Square is a five - storey 19 th Century terrace house. It is located within the Brompton Square Conservation Area. No. 50 Brompton Square is Grade II listed as part of a group of listed terraces, No 37 to 53 (see Appendix 2 and 3 for Conservation Boundary map and the listed building description). 2.4 The site has no other planning policy designations. CgMs Ltd 5 of

6 3.0 RELEVANT PLANNING HISTORY 3.1 A review has been undertaken of the Royal Borough of Kensington and Chelsea s online planning application database of relevant planning history for No. 50 Brompton Square. The results are summarised in the table below: LPA Ref. Address Application Decision Decision Date LB/14/06152 Flat 1 50 Brompton Sq. Internal alterations to both Basement flat and Ground floor flat to form 1 x2 bedroom maisonette Refused 31 October 2014 LB/14/ Brompton Sq. Internal alterations to both basement flat and ground floor Flat 3 to form 1 no. 2 bedroom maisonette Withdrawn 28 th April 2014 LB/10/03762 Flat 1 50 Brompton Sq. Alterations to reinstate rear lower ground floor level wall, infilling of 2 existing door openings and removal of translucent corrugated roofing from rear area. Withdrawn 10 th December The RBKC officer s report for the application that was refused in October 2014 (ref. LB/14/06152) stated that the proposed works are considered to result in significant but less than substantial harm to the overall significance of the building. 3.3 The current planning and LBC applications have considered the views of the RBKC report and made subsequent scheme amendments these are show in full on the submitted detailed scheme drawings. CgMs Ltd 6 of

7 4.0 PROPOSED DEVELOPMENT 4.1 The proposed development comprises two parts. Firstly, the alteration to the basement window at the front elevation. Secondly, the internal alterations to create a new maisonette. Altered Basement Window 4.2 Considering the previous LBC refusal where the front basement window was proposed to be double glazed, the proposed windows is now single glazed and has been adjusted in height so that it is complaint with others adjoining the property in its Conservation Area setting. 4.3 This adjustment is considered to provide a positive public benefit for the area. Internal alterations 4.4 The proposed development makes internal alterations to amalgamate the first floor flat with the ground floor flat. 4.5 At the ground floor level internal walls, which were installed in the 1960s, will be removed. Where there is currently an existing cupboard at the side of the room a new staircase will be installed to provide access to the basement level. (please see drawing No. 15 Rev A) 4.6 At the basement level a new wall and door will be inserted to provide separation for the front bedroom. 4.7 In the middle of the basement level a new bathroom will be installed. The new staircase will be to the north of the new bathroom, providing access from the ground floor area. 4.8 Also a new door will be inserted to provide new access to the rear bedroom. (Please see drawing No. 14 Rev A and drawing 10 Rev E). CgMs Ltd 7 of

8 4.9 These alterations to the listed interior have been considered appropriate by the RBKC conservation officer and are understood to be acceptable in heritage terms. The submitted Historic Building Assessment Report (by HBAS) explains and supports the acceptability of the proposed alterations. CgMs Ltd 8 of

9 5.0 DEVELOPMENT PLAN 5.1 In accordance with Section 38 (6) of the Planning and Compulsory Purchase Act 2004, planning applications should be determined in accordance with the Development Plan unless other material considerations indicate otherwise. 5.2 The relevant Development Plan for the site is: London Plan (adopted 2011) Royal Borough of Kensington and Chelsea (RBKC) Core Strategy (adopted 2010) Royal Borough of Kensington and Chelsea (RBKC) Unitary Development Plan (adopted 2002 and saved 2007) 5.3 In considering the change of use proposals, other key documents will form material considerations in the determination of the planning application including: National Planning Policy Framework (NPPF) (adopted March 2012) National Planning Policy Guidance (NPPG) (published March 2014) CgMs Ltd 9 of

10 Proposals Map (adopted 2010) 5.4 The extract below indicates that the site lies within the Brompton Conservation Area. CgMs Ltd 10 of

11 6.0 ASSESSMENT OF PLANNING ISSUES 6.1 This section of the Statement assesses the proposed development against the relevant planning policy and planning law, stating why the proposed development is acceptable in planning and heritage terms. Principle of Development 6.2 The principle of C3 residential use at No. 50 Brompton Square is established by the existing C3 residential flats. Also the property has been historically used as C3 residential and was built for this purpose. Equally, Brompton Square has historically been residential in character and still remains that way. Amalgamation of Residential Units 6.3 As outlined in the Richmond upon Thames v SSETR & Richmond upon Thames Churches Housing Trust [2000]; whether planning permission is required for the amalgamation of residential units is a matter fact and degree to be considered in each case. It should be noted that in the case of Richmond upon Thames Vs SSETR & Richmond upon Thames Churches Housing Trust the Inspector did grant development for the amalgamation of 7 units into one single C3 dwelling. 6.4 It is not considered that the proposed development to amalgamate these two flats requires planning permission, nor will it impact on the Borough s housing target. The planning application has been submitted however in view of the material adjustments to the front basement window. 6.5 Also the proposal does meet with the requirement of Core Strategy Policy CH2 Housing Diversity. Part (f) of policy CH2 will only resist development which will result in the net loss of five or more residential units. The proposal will only lead to the net loss of 1 unit. CgMs Ltd 11 of

12 6.6 UDP Policy H17 also aims to resist the loss of existing, small, self-contained flats of one or two habitable rooms. However, the amalgamation will combine two existing one bed flats into one two bed maisonette. Therefore there is not considered to be any unacceptable residential loss. 6.7 As the proposal to amalgamate the flats will only lead to the loss of one residential unit is not considered that the development should be subject to a S106 Agreement to ensure that the resultant units are not further amalgamated in the future as stated in Part (g) of Policy CH2. Residential Amenity 6.8 It is considered that the amalgamation of the two flats into one new flat will not compromise the residential amenity of the adjoining properties. Design 6.9 Modifications have been made to the previously submitted scheme (LB/14/06152). There will now be no double glazing on the front basement window. The basement window will now only be single glazed 6.10 The proposal will provide a well designed adjustment to the basement window at the front elevation which will be in keeping with the character and appearance of the Brompton Conservation Area The proposal also meets the requirements of Section 7 of the NPPF which requires that development should respond to the local character and history of the surrounding area. It is considered that this adjustment delivers this The London Plan Policy 7.6 (architecture) also states that buildings should use details and materials that compliment the local architecture character, which the proposal does. CgMs Ltd 12 of

13 Heritage 6.13 There are two heritage issues relating to the proposed development. Firstly, the impact of the new single glazed window adjustment on the character and appearance of the Brompton Conservation Area. Secondly, the impact of the window and internal adjustments on the special historic interest of the Grade II Listed Building. Brompton Conservation Area Proposal Statement 6.14 The RBKC Brompton Conservation Area Proposal Statement was published in 1987 and provides a description of the Conservation Area. It specifically mentions Brompton Square and states that the Square is very much a single entity Brompton Square itself was developed by William Farlar, an ironmonger, between 1821 and Before this the area had been a garden for Earl Court Manor. The property remained in the hands of the Brompton Square Company after until such time as the properties were sold to individual owners The Regency composition of Brompton Square is considered to be one of the assets to the Brompton Conservation Area. The Proposal Statement sets out proposals to enhance the area, but none of these are considered relevant to the proposed development for this application 6.17 The statement notes that 50 Brompton Square is a Grade II listed building. Listed Building Description 6.18 The property is Grade II listed as part of a group from No. 37 to No. 53 Brompton Square. The English Heritage description states: Dwelling house, Brick with stucco ground floors. Four-storey as houses opposite. CgMs Ltd 13 of

14 No. 50 is a 5- storey. Some of the ground window altered. Part of Brompton Square layout It should be noted that the Listed Building description does not mention any internal features. NPPF (adopted 2012) 6.20 Section 12 of the NPPF states in paragraph 126 that heritage assets should be conserved in a manner appropriate to their significance. Paragraph 128 requires that applicants describe the significance of heritage assets affected including the contribution made by their setting in a level appropriate to the heritage asset Paragraph 132 states that great weight should be given to the asset s conservation and the more important the asset, the greater the weight should be. It states that significance can be harmed or lost through alteration or destruction of the heritage asset Paragraph 133 states that where the development will lead to substantial harm to or loss of significance of a designated heritage asset consent should be refused. This is unless it can be demonstrated that the substantial harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss Paragraph 134 requires that 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 and securing its optimum viable use. Development Plan 6.24 London Plan (adopted 2011) policy 7.8 Heritage Assets and Archaeology part D states that development affecting heritage assets and their setting should conserve their significance by being sympathetic to their form, scale, materials and architectural detailing. CgMs Ltd 14 of

15 6.25 Core Strategy (adopted 2010) Policy CL3 Heritage Assets - Conservation Areas and Historic Spaces states development is required to preserve and enhance the character and appearance of the Conservation Areas and their settings. It states that all applications in Conservation Areas will be required to be submitted as full planning applications Core Strategy (adopted 2010) Policy CL4 Heritage Assets Listed Buildings, Scheduled Ancient Monuments and Archaeology states that the Council will require development to preserve or enhance the special architectural or historic interest of listed buildings. In particular the integrity, plan form and structure of the building, original staircases and other areas of buildings should be preserved. Assessment 6.27 The proposed amendments to the basement window will not impact upon the Brompton Conservation Area. The design has in fact improved upon the previous submitted proposal by providing single glazing rather than double glazing and by reducing the size of the window it is a positive public benefit for the Conservation Area. Therefore this proposal is in line with policy CL3 of the Core Strategy It should be noted the listed building description has not stated the importance of the interior. As noted in the Historic Building Assessment report by Historic Building Advisory Service many alterations to the building were undertaken in the 1960s to subdivide the whole property into flats. These flats still exist now. Due to this work to subdivide the original building much of the historic fabric of the building has been lost The proposed internal reconfiguration at basement level has recreated some of the historic floor layout. Traditionally London Terraces were built to the layout of a two room plan, one at the front and one at the back. The new proposal at basement level has appreciated this. It is considered that this is in therefore line with Core Strategy policy CL4. CgMs Ltd 15 of

16 7.0 BUILDING REGULATIONS 7.1 It should be noted that the scheme proposal will be designed to comply with the relevant standards as required for listed buildings via the 2010 Building Regulations. CgMs Ltd 16 of

17 8.0 CONCLUSIONS 8.1 The proposal seeks to amalgamate two existing flats at No.50 Brompton Square into one C3 residential unit, providing minor alteration to the front basement window and internal alterations. 8.2 It is considered that the amalgamation does not require planning permission but is still however in compliance with RBKC Core Strategy Policy CH2 in any event. 8.3 The new glazing on the front basement window is not considered to impact on the Brompton Conservation Area as it will be single glazed and is in fact now a public benefit for the area in conservation terms via its proposed reduction in height. 8.4 The property has been altered internally and lost much of its historic fabric over the years. However, the proposed development at basement level recreates some of what has previously existed. 8.5 For the reasons outlined above and within this Statement, it is considered that the scheme meets with all the relevant planning, conservation and design policy and therefore planning permission and Listed Building consent should be granted for the proposals. CgMs Ltd 17 of

18 APPENDIX 1 SITE LOCATION PLAN

19 9 25 Posts 7 5 RUTLAND STREET Brompton Square m m 0.9m ENNISMORE STREET MONTPELIER WALK d RUTLAND MEWS SOUTH FAIRHOLT STREET 10 PH m 16 to 2 31a CHEVAL PLACE Boro Const & LB Bdy CR m to m BROMPTON SQUARE CHEVAL PLACE BROMPTON SQUARE Bank to TCBs Ps 7.3m COTTAGE PLACE to P 188 P BROMPTON ROAD 197 to to m 207 (PH) The Bunch of Grapes Ovington Court m m Oratory 4 8.1m EWS m m m OS MasterMap 1250/2500/10000 scale 22 January 2014, ID: BLJT :1250 scale print at A4, Centre: E, N Crown Copyright Ordnance Survey. Licence no

20 APPENDIX 2 BROMPTON CONSERVATION AREA MAP

21

22 APPENDIX 3 LISTED BUILDING DESCRIPTION

23 List Entry Summary This building is listed under the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended for its special architectural or historic interest. Name: No name for this Entry List Entry Number: Location 37-53, BROMPTON SQUARE SW3 The building may lie within the boundary of more than one authority. County: Greater London Authority District: Kensington and Chelsea District Type: London Borough Parish: National Park: Not applicable to this List entry. Grade: II Date first listed: 15-Apr-1969 Date of most recent amendment: Not applicable to this List entry. Legacy System Information The contents of this record have been generated from a legacy data system. Legacy System: LBS UID: Asset Groupings This List entry does not comprise part of an Asset Grouping. Asset Groupings are not part of the official record but are added later for information.

24 List Entry Description Summary of Building Legacy Record - This information may be included in the List Entry Details. Reasons for Designation Legacy Record - This information may be included in the List Entry Details. History Legacy Record - This information may be included in the List Entry Details. Details TQ 2779 SW BROMPTON SQUARE SW3 40/ Nos 37 to 53 (consec) II Dwelling houses Brick with stucco ground floors. Four-storey as houses opposite. No 50 is 5-storey. Some of the ground floor windows altered. Part of Brompton Square layout. Listing NGR: TQ Selected Sources Legacy Record - This information may be included in the List Entry Details Map National Grid Reference: TQ The below map is for quick reference purposes only and may not be to scale. For a copy of the full scale map, please see the attached PDF pdf - Please be aware that it may take a few minutes for the download to complete. Crown Copyright and database right All rights reserved. Ordnance Survey Licence number British Crown and SeaZone Solutions Limited All rights reserved. Licence number This copy shows the entry on 21-Nov-2014 at 01:21:28.

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