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23 DUNCAN LONDON BOROUGH OF ISLINGTON N1 8BS

Heritage Statement and Design and Access Statement

NCA Neil Choudhury Architects February 2016

1 INDEX page

HERITAGE STATEMENT

Background and Methodology 3

Description of conservation area and listed terrace 4

Assessment of terrace nos. 23 - 32 5

List entry 6

Detailed Description no 23 7

PHOTOGRAPHS

Fig 1 front elevation, Fig 2 wing 11

Fig 3 rear lightwell, Fig 4 rear 12

Fig 5 garden, Fig 6 entrance 13

Fig 7 ground , Fig 8 sitting , Fig 9 14

Fig 10 main staircase, Fig 11 2nd floor staircase 15

Fig 12 ground floor , Fig 13 basement stair 16

Fig 14 basement stair, Fig 15 rear lightwell stair 17

Fig 16 basement fireplace, Fig 17 basement kitchen 18

Fig 18 rear elevation no. 23 + 24, Fig 19 rear elevation no. 24 + 25 19

Fig 20 1st floor stairwell , Fig 21 window panel detail 20

Fig 22 rainwater hopper no. 25 Duncan Terrace 21

DESIGN AND ACCESS STATEMENT

Description of Proposed Works 22

Guidance and Planning Policy 23

Description and justification of works to Listed 24

Conclusion 26

Access 26

2 HERITAGE STATEMENT

Background and Methodology

This Heritage Statement has been prepared to assess the potential impact of proposed alterations on a Heritage Asset, and to allow a detailed and proper assessment of the significance and setting of the wider area to be made. The Heritage Statement follows guidance within National Planning Policy Framework, in particular section 12:‘Conserving and enhancing the historic environment’ (March 2012) and English Heritage Guidance Note London Terrace 1660-1860

The site has been visited on several occasions from September to December 2014 and a description of the and the immediate local area was compiled. A desktop has been carried out including gathering Information on the history of the area from Islington Local History Centre.

This is not a condition or structural survey.

3 Description of conservation area and listed terrace

The Duncan Terrace / Colebrooke Row Conservation Area was designated in 1969 and extended in 1991. The conservation area is predominantly residential and largely made up of late Georgian and early Victorian terraced houses. Duncan Terrace straddles the Regents canal which passes in the Islington tunnel under the street and emerges at Vincent Terrace travelling East to the City Road Basin. There is a great architectural consistency and homogeneity which gives the area its special character and historic interest.

23 Duncan Terrace is at the South Western corner of the Conservation Area, and to the rear of the house is the large scale 6 storey offices of the Royal Bank of Scotland which are entered from Upper Street. Duncan Terrace lies north-east of Angel underground station and to the North of City Road (A501).

Until the early Eighteenth Century the area was open fields and gardens. The name Colebrook originates from James Colebrook who owned the land and Duncan Terrace draws its name from Admiral Duncan who commanded the British fleet against the Dutch in the Battle of Camperdon in 1797.

In the early 18th century development commenced and James Colebrook was the largest landowner in the parish. The first were two storey cottages constructed around 1717. The first Georgian style terraces were built in the 1760’s overlooking the New River which at that time ran down the centre of Colebrooke Row.

In the 1790’s building began to the South and West of the New River. The Architect and Surveyor James Taylor built New Terrace (no. 50 -58 Duncan Terrace) on the West side of the river in 1791. The terraces were extended South of Charlton Street in 1794.

The map of 1817 confirms that at this time, still only part of Duncan Terrace had been built including at the South end no.s 1-10. At this time, the site was bordered by the developed high street to the West and the New River to the East, with largely open land beyond. The map also indicates the proposed route of the regents canal which was built between 1812 and 1820.

11-21 and 22-32 Duncan Terrace were constructed in the 1830’s and by 1872, Duncan Terrace was complete. The area had been developed largely as we recognise it today, still consisting primarily of late Georgian and early Victorian residential terraces.

Eventually the New River was built over, which allowed the creation of a park following its route, Duncan Terrace Gardens opened to the public in 1893.

No. 23 Duncan Terrace lies on the West side of the street at the Southern end, and is part of a Grade II Listed terrace of eleven houses, comprising nos. 22 to 32.

22-32 Duncan Terrace is a typical mid 19th century suburban development. Like many parts of North London, land was purchased in small lots and local, private builders began to erect streets of typical yellow brick terraces which now characterise many parts of North London. It is a formal terrace speculatively developed within a wider terrace of houses from the early 18th century to mid-19th century.

Nevertheless there is a basic architectural consistency to Duncan Terrace overall albeit somewhat marred by considerable redevelopment to the East side on Colebrooke Row. The

4 area suffered bomb damage during World War 2 and post war local authority housing was constructed opposite in Colebrook Row, where a Georgian terrace had previously stood.

The basic continuity of the street is also interrupted by the large Roman Catholic of St John the Evangelist which steps slightly forward of the building line of the terraced houses and is attached to them. The church was built by J J Scoles from 1841- 43. Constructed in red brick in a neo-Romanesque style with twin but asymmetrical design towers with steep copper to the West front to Duncan Terrace. The second tower was completed by F W Tasker in 1877.

The terrace is intersected by two streets: Charlton Street and Duncan Street. At the junction of Duncan Terrace and Duncan Street on the North side is the Clerkenwell County Court building in red brick over a Portland stone basement Neo-Georgian style. It has been converted to 30 residential apartments in 2012 with an additional glazed penthouse floor in contemporary style added. The elevations have been marred by the replacement of all with upvc windows with a flat section and planted beads.

5 List entry

No. 23 is Listed as part of a group of terraced houses nos. 22 to 32.

EH List Entry

Name: NUMBERS 22-32 (CONSECUTIVE) AND ATTACHED RAILINGS List Entry Number: 1195580 Location NUMBERS 22-32 (CONSECUTIVE) AND ATTACHED RAILINGS, 22-32, DUNCAN TERRACE Grade: II Date first listed: 29-Sep-1972

List Entry Description Summary of Building Details ISLINGTON TQ3183SE DUNCAN TERRACE 635-1/65/367 (West side) 29/09/72 Nos.22-32 (Consecutive) and attached railings GV II Terraced houses, now partly offices. 1828-33. Developed by James Rhodes, probably designed by J.W.Griffith, and built by James Hamber. Yellow brick set in Flemish bond, stucco dressings, mansard roofs of Welsh and artificial slate. The houses form a symmetrical group with no.s 26-8 projecting as a centrepiece and no.s 22 and 32 as endpieces. Three and four storeys over basement, two windows each, except no.s 22 and 32 which have three windows. Basement and ground floor stuccoed, the ground floor decorated with chamfered rustication. Steps up to round-arched entrance with engaged Greek Doric considerably recessed, cornice and fanlight with decorative glazing, the fanlights of no.s 24-26, 28, 31-32 incorporating lanterns, panelled of original design to all except no 29. All windows flat-arched, except ground- floor windows of no 22 which are round-arched, those to upper with gauged brick heads; continuous bracketed with iron railings to first floor, sill band to second-floor windows on no.s 22, 26-28 and 32; sashes of original design to no.s 22-25, 26 (ground floor), 28 (ground floor), 29 (first floor), 30 (second floor), 31 (ground and first floors), 32 (first and second floors). Moulded stucco cornice, lacking to no.s 29-31; no.s 22, 26-8 and 32 have balustrades to the parapet; dormers in mansard to no.s 22, 24, 26, 28-32. Cast-iron railings to area.

National Grid Reference: TQ 31631 83298

6 Detailed Description no 23

Street elevation: No.23 is 3 storeys over a basement in darkened yellow stock brick laid in Flemish bond to the upper floors over a ground and basement rusticated stucco faced. Fig 1.

The upper floors each have two 6 over 6 vertical sliding sash windows with slim astragal glazing bars set back in gauged brick flat openings. Ground and basement windows are similarly intact also 6 over 6 to same height but narrower. Boxes and shutters are original and the sashes and glass are replacement but matching the original design.

The door-case incorporates fluted Doric pilasters and a small entablature, with six-panelled door having heavy, early Victorian mouldings and semi-circular fanlight. The fanlight is plain with a coloured glass border but others in the terrace have integral central lantern enclosures.

At first floor level there is a delicate cast-iron balustrade on a full width stone balcony on iron brackets. Original iron railings with all and corner urns are remaining at street level and there is an iron bootscraper at the front door. The front step has been asphalt covered.

A moulded stucco cornice and parapet conceals the slated roof from the street. The roof form is essentially butterfly or ‘M’-form but modified with raised sections over an to the rear and the central to the upper floor plan.

Rear elevation: Plain stacked windows light the rear , there is a double-storey closet wing to the side of the elevation, over which plain sash windows light the upper storeys of the stairwell. A window to the side elevation of the kitchen is older and probably original. Modern multi-pane casement windows have been inserted at ground and basement level on the rear elevation of the closet wing. The ground floor window has an exposed concrete lintol and the brickwork over has been reconstructed. Fig 2.

A simple brick parapet conceals the ‘M’ profile roof form. The roof pitches are canted against the dividing stacks with a central valley gutter which discharges through the parapet to a modern upvc hopper. All rainwater goods have been replaced in upvc but a full height cast iron soil and vent pipe remains at the boundary with no.22.

A rear lightwell connects via a stone tread and cast iron balustrade stair to the raised garden area. A boiler room has been formed in the lightwell with a concrete roof forming an external stair from the ground floor. A further small lightwell to the basement closet wing has original stone copings and a modern steel balustrade. Fig 3.

There are modern external doors and frames with heavy sections designed for security and plant on beads on flush doors. Fig 4. A burglar alarm sounder is mounted at first floor level.

The rear garden is enclosed by stock brick with buttresses and there are areas which are toppling. Fig 5.

7 Internally main house: Internally, the house is laid out on a simple and standard plan for houses of the type typically after about 1800. A generous entrance/stair hall gives access to two rooms on each floor. Fig 6 Few changes have occurred on the ground to second floors, with historic fixtures and fittings largely in place.

On ground to second floor all are intact as are plaster cornices, ogee topped deep skirtings, architraves, door linings, window shutter leaves and low level panelling. Plaster is widely cracked and water damaged from leaking sanitary appliances in the ground floor Sitting room and first floor Study/2nd bedroom. roses are present in the and stairwell. Timber floor boards have been sanded and are modern replacements most likely fitted when central heating was installed. There are large double panel steel radiators fitted within all rooms.

On ground and first floor fireplaces including regency style bullseye capital marble surrounds and cast iron insert register grates. On the ground floor the surrounds are a grey marble and on the first floor a white marble that has yellowed with age. Fig 7. On the second floor original fireplaces in the same materials are present but to smaller dimensions and simpler design.

On the ground floor a wide opening has been formed between front and rear rooms. This opening has been decorated by the previous owners approximately 15 years ago with an ill fitting triple arched timber screen salvaged from another property. Fig 8.

Steel concertina security grilles have been installed to the dining room window. Fig 9.

The entrance hall retains original stone flags and the cantilevered stone stair is intact on all floors including iron balustrade and mahogany handrail. Fig 10. The stone floor has been extended with new flags into the kitchen lobby.

There is an attic storey bedroom accessed via a timber staircase with curved mahogany handrail and balustrade. Fig 11 The attic room displays the form of the roof and suffers from damp penetration particularly along the party . Access to the roof above has not been possible but it is understood to be slated possibly original.

Internally closet wing: The closet wing has fewer original features. On the ground floor in there is a kitchen with one modern casement window and one original sliding sash window including a horizontal sliding shutter that disappears into a pocket in the wall. The sashes appear to be original. The kitchen has a lobby and a doorway with linings and door stops in place but door removed. There is no cornice in the kitchen and doors, architraves, skirtings are modern. There are original linings to a small window in the and the doorway from hall to the lobby to the kitchen. There is a modern stone floor to the lobby. Fig 12.

Service routes: The property has a vertical riser duct set into the party wall that runs through all floor levels and includes a small bore waste water pipe. The duct is faced with removable panels set in modern ogee architrave sections. The 2nd floor bathroom also has a full height shallow duct which may be original.

8 Internally basement: The basement has suffered greater alteration. A metal suspended ceiling has been added in the corridor, all external doors are modern flush security doors with applied beading, all internal doors are louvred pine doors and the stair is a modern replacement with plain heavy timber and infilled below with a panelled screen. Fig 13 + 14.

Basement windows benefit from generous sunken lightwells to front and rear. The rear lightwell has a staircase up to a long garden at intermediate level between basement and ground floor. A concrete landing and stair with plain steel balustrade has been added to the side of the closet wing to enable exit at ground floor level. Fig 15.

A fireplace and breast is present in the basement of the closet wing but has been removed on the ground floor above presumably to allow for the installation of the fitted kitchen. The fire surround to the front room is a rustic timber and tile surround date unknown. Fig 16.

The front lobby adjoining the front lightwell and under the entrance step is dry and has glass blocks installed in lieu of the original small window.

Concertina security grilles have been installed to the 2 windows in the basement sitting room.

All bathroom and kitchen fittings are dated, probably 1970’s, and heavily worn nearing the end of their life. Fig 17.

A non functioning boiler remains in the rear lobby.

Conclusion: Architecturally and historically, no. 23 is a fine example of a common type and shares the common combination of materials seen in many similar, typical houses in London. This is reflected in the fact that it is not listed individually but as part of a terrace of buildings for group value. It retains most of its original external decoration, including delicate iron , fanlight and front door, iron railings and . It also retains a great deal of internal detail. It is in fair condition structurally with no serious defects but requires general maintenance and full redecoration.

9 Assessment of terrace nos. 23 - 32

The Conservation Area 3 guidance describes the character of the conservation area as follows:

“The area comprises mainly late Georgian and early Victorian residential terraces, but there are also important commercial uses in the area which contribute to its character. The Regents Canal and City Road Basin are also important features, the former emerging from the Islington Tunnel at Vincent Terrace. A small section of the New River walk also runs through the area. Overall the area has a remarkable architectural consistency, homogeneity and historic interest, which gives the area its special character and appearance.”

A more detailed examination of Duncan Street reveals considerable diversity in the gradual variation of detail along the frontages as the street has been developed in sections starting with the oldest sections to the North end.

No.23 is part of a formal and symmetrical terrace with a centrepiece and end wings of one storey greater height and set forward. Stylistically, no. 23 and its adjoining group hark back to the end of the Regency period, with simple window surrounds and neo-classical details. Within the context of the Conservation Area, no.23 contributes to the wider value by virtue of shared and repetitive characteristics, derived from a pattern of vertically proportioned sash windows and arched doors, fanlights and ground-floor windows. Other widely employed features include balconies, rubbed brick window heads, mansard roofs, chimney stacks and pots.

The rear elevations have been subject to piecemeal change which has altered their original form, while the appeal of the whole area is diminished by overbearing modern development to the rear of the gardens. There are some further detractors from significance, which include variable and at times insensitive treatment to some of the houses in modern times. In particular the addition of some poorly designed mansard roof extensions. All houses in the terrace no.22 – 32 except no.23 have been altered and have mansard roofs with dormers or rear facing terrace balconies. No.s 29 -32 all have a full additional storey added to the rear.

The original form of the rear elevations, facing onto generous gardens with low walls was fairly regular, although a number of houses in the terrace have the gardens infilled with single storey structures originally notably no.1 , 17, 26, 29, 32. No. 32 has a timber framed roof lantern to the rear extension.

The closet wing of neighbouring no. 22 and no. 26 have been raised by a single storey. No. 24 has a roof terrace and timber trellising added to the outshut. Fig 18. The brickwork to no. 27 has been cleaned.

Windows are original or good copies with fine glazing bars and single glazing except no.30 which has heavy sections to the ground floor sash windows

10 Fig 1 front elevation

Fig 2 closet wing

11 Fig 3 rear lightwell

Fig 4 basement rear door

12 Fig 5 garden

Fig 6 entrance hall

13 Fig 7 ground floor fireplace

Fig 8 ground floor sitting room

Fig 9 ground floor dining room

14 Fig 10 main staircase

Fig 11 2nd floor staircase

15

Fig 12 ground floor kitchen lobby

Fig 13 basement stair

16 Fig 14 basement stair

Fig 15 rear lightwell stair

17 Fig 16 basement fireplace

Fig 17 basement kitchen

18 Fig 18 rear elevation no.23 + 24

Fig 19 rear elevation no.24 + 25

19 Fig 20 first floor stairwell window

Fig 21 window panel detail

20 Fig 22 rainwater hopper no.25

21 DESIGN AND ACCESS STATEMENT

Description of Proposed Works

This statement is prepared to support an application for Listed Building Consent to add an external staircase to the garden plus miscellaneous minor alterations as follows:

1. ADD STAIRCASE AND REPLACE WINDOWS TO REAR ELEVATION OF CLOSET WING

2. REINSTATE CAST RAINWATER GOODS AND REMOVE ALARM

3. INSTALL HOT WATER PANEL

4. INTERNAL ALTERATIONS

The applicant is the freeholder and occupant of the house since 1998.

Guidance and Planning Policy

In the formation of this proposal we have considered all relevant policy and in particular reference is made to the following guidance:

Local guidance: Islington Conservation Area 3 Duncan Terrace/Colebrooke Row guidance Islington Local Plan: Development Management Policies June 2013 Local Development Framework Core Strategy February 2011.

London wide guidance: English Heritage Guidance Note London Terrace Houses 1660-1860

National guidance: National Planning Policy Framework, in particular section 12:‘Conserving and enhancing the historic environment’ March 2012 PPS5 Historic Environment Planning Practice Guide 2010

22 Description and justification of works to Listed Building

1. ADD STAIRCASE AND REPLACE WINDOWS TO REAR ELEVATION OF CLOSET WING . Add iron staircase to garden. Remove modern casement windows and reinstate sliding sash windows.

The rear elevations of these houses and particularly the closet wings have been subject to considerable piecemeal change.

There is a rear lightwell connected via a stone tread and cast iron balustrade stair to the raised garden area. A boiler room has been formed in the lightwell with a concrete roof forming an external stair from the ground floor. This concrete landing and stair with plain steel balustrade has been added to the side of the outshut to enable exit at ground floor level constructed date unknown.

An additional stair in cast iron will be added to the rear elevation of the closet wing. The stair will have traditional cast treads and a simple cast iron balustrade. The small lightwell to rear of the basement closet wing has original stone copings and a modern steel balustrade which will be retained.

The rear windows to the closet wing are modern single glazed multi-pane casements that do not attempt to follow the proportions of original sash windows. They have top hung opening fanlights. The proposal is to replace the basement window within the existing opening with a single glazed vertical sliding sash window to putty glazed and to detail design to match the original sash window in the kitchen. The sill will be retained. On the ground floor kitchen the casement window would be removed. The opening would be altered by removal of brickwork below sill level to form a door opening and the concrete lintol removed and replaced with a gauged brick arch. An outward opening pair of timber part glazed doors would be fitted in the opening.

The proposed works respect the character and the architectural details of the original building. Where there are examples of original elements such as windows and the detail design is copied in the new work. For the external iron stair a design has been created using standard catalogue products similar to historic patterns used at the time of construction of the house.

2. REINSTATE CAST RAINWATER GOODS AND REMOVE ALARM

There is one cast iron soil pipe to the rear elevation and 3 upvc rainwater pipes and hoppers. We propose to replace the upvc pipes with cast aluminium to a traditional pattern with integral ears and cast fluted hopper to match hoppers on the terrace. Fig 22. A full height cast iron soil and vent pipe remains at the boundary with no.22.

There is an external sounder for the intruder alarm mounted at first floor level which will be removed and the brickwork made good.

3. INSTALL SOLAR HOT WATER PANEL AND RELOCATE HOT WATER CYLINDERS

A single solar hot water panel would be installed on the roof concealed from ground level views. The roof configuration and parapets is such that the panel would not be visible from ground level

23 or surrounding properties. The panel is fixed on an east facing roof slope and thus will not be visible on the rear elevation. It will not be visible to the front elevation because it is set to the back of the building and behind the raised roof over the bathroom. The panel would be fixed with standard brackets fitted under the roof slates and as a lay on system would be fully removable. Slates would be cut around the bracket and a proprietary Solarflash slate with integral sleeves inserted. Similarly small bore pipes flow and return pipes would penetrate the slate roof via proprietary sleeves from Solar Flash.

There is a cupboard containing hot water cylinders in the corner of bedroom 3. We propose to house new cylinders associated with the hot water panel within the existing on the 2nd floor landing. Thus the existing cylinders and cupboard with adjoining shower cubicle and basin can be removed from the bedroom 3 and the room restored to the original plan. The skirting and cornice will be extended to match existing and the ceiling made good to match.

4. INTERNAL ALTERATIONS

Basement: The basement is arranged as a separate two bedroom flat and suffers a very small bathroom and kitchen carved from the centre of the plan. It is proposed to remove a non original partition wall between the kitchen and the living space in order to expand the kitchen. There is also a short fin wall at the entrance to the flat which would be removed to create more usable space in the room.

Throughout the basement there are 1970’s pine doors and pine louvred doors which will all be replaced with simple painted 4 panel doors with no panel beads.

A metal strip ceiling in the corridor would be removed and replaced with plasterboard and plaster skim.

The redundant boiler and flue in the rear lobby will be removed and the hole in the brickwork made good.

Ground floor: On the ground floor in the opening between sitting room and dining room a decorative screen has been fitted by previous owners. It is ill fitting and out of character and we propose to remove it. Fig 8

In order to form a kitchen in the rear ground floor room it is proposed to retain the door to the Hall but fixed shut and boarded over. The plywood backing for the kitchen will span across the door and frame without the need for fixings into the door and thus the works are readily reversible in the future. The plywood is to kitchen height only and thus the cornice to the room is unaffected.

The ground floor WC is tiny. It is proposed to remove the short internal partition wall forming the WC enclosure and rebuild to form. There is a small window to the WC which has been blocked externally by a ground floor extension to no. 22. The window will be retained.

First floor: Since the previous application to extend to form a bathroom on the first floor was refused permission it is proposed to subdivide the rear room on the first floor The door from the stairwell will be retained and a lobby formed. New stud walls will be introduced and cut around the existing cornice. The cornice will remain intact.

24 Conclusion

The proposed works include many items of enhancement to the property: - replacement of two modern casement windows with sash windows to the original design, - replacement of upvc rainwater goods with cast aluminium to original design - replacement of concrete lintol with gauged brick arch - removal of burglar alarm sounder - removal of non original decorative screen in dining room - replacement of pine louvred internal doors with 4 panel doors - removal of metal strip ceiling to basement - removal of redundant boiler - removal of cupboard and shower to reinstate original plan to bedroom 4 - removal of 1970’s kitchen and bathroom fittings

Furthermore the formation of a bathroom and kitchen to contemporary space and specification standards will ensure the long term viability of use as a single family without harm to any of the principle rooms in the house. Single family use has the great benefit of likely maintenance of the heritage asset.

The proposed alterations serve to preserve and enhance the Listed building and conservation area. They are in accordance with the NPPF as well as the conservation policies of Islington Council and satisfy English Heritage guidance.

Access Access to the house from the street is unchanged by the proposal.

Internal access is unchanged generally. However the location of a proposed new bathroom at the same floor level as the main on the first floor is beneficial to the partially disabled owner of the house whose lower body mobility problems mean the stairs are difficult to use and the 2nd floor bathroom very inconvenient and inaccessible. For the owner to remain in the house the new bathroom is essential

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