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Land to Rear of 28 Amwell Street, Islington: North Stores

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Land to Rear of 28 Amwell Street, Islington: North Stores P l a n n i n g H e r i t a g e Specialist & Independent Advisors t o t he Proper t y Indust r y Heritage Statement Land To Rear of 28 Amwell Street, Islington: North Stores Turnhold (Islington) Ltd May 2014 CONTENTS ____________________________________________________________________________________________________________________ Authors: CONTENTS Pages Laurie Handcock 1.0 Introduction 3 2.0 Legislative and Planning Policy Framework 2.1 Legislation, National and Strategic Planning Policy and Guidance 4 2.2 Local Planning Policy and Guidance 6 Approved by: 3.0 Architectural and Historic Appraisal Jason Clemons 3.1 New River Head: Historic Development 7 3.2 Historic Map Progression 8 3.3 Designated Heritage Assets: Engine House, Boiler House and South Stores 9 3.4 Designated Heritage Assets: North Stores (Curtilage Listed) 14 3.5 Designated Heritage Assets: Windmill Base 15 Report Status: 3.6 Designated Heritage Assets: New River Conservation Area 16 FINAL 4.0 Proposals and Assessment of Impact 4.1 Proposals 17 4.2 Inspector’s Decision: December 2013 Appeal 18 Issue Date: 4.3 Assessment of Impact 19 May 2014 5.0 Conclusions 24 CgMs Ref: Appendices LH/14159 Appendix A: Statutory Listing Descriptions © 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 100014723 LAND TO REAR OF 28 AMWELL STREET, ISLINGTON 1.0 INTRODUCTION This report has been produced on behalf of Turnhold (Islington) by CgMs The current schemes have taken on board the decision issued by the Planning Consulting, to support a group of applications for Planning Permission and Inspectorate following the Informal Hearing in December 2013; this was published on Listed Building Consent relating to the site known as ‘Land to the Rear of 28 28 February 2014. The presented schemes thus address the salient issues in order to Amwell Street’; these applications, while submitted separately, form an preserve and enhance the identified heritage assets and their settings. This report will effective masterplan for the site, which contains a number of designated demonstrate that these proposals have taken the significance of the listed buildings heritage assets. The current proposals are being brought forward following upon the site, and their setting, and the character and appearance of the New River the refusal of application references P2013/0370/FUL and P2013/0415/LBC, Conservation Area into consideration, and will preserve the significance of these and the subsequent grant of consent at appeal for applications P2013/0368/ heritage assets in the provision of a viable uses upon the site. This report meets the FUL and P2013/0401/LBC. requirements of Paragraph 128 of the NPPF by providing an account of the history and development of the site, including an assessment of the former Engine House The proposals relate to a part of the former site of New River Head, the and the attached ancillary buildings. springing point of the New River which was first opened in 1613 and provided much of the City of London’s fresh drinking water into the twentieth century. This Heritage Statement is intended to assist those involved in the determination of Over time, a substantial complex of buildings, pumps and reservoirs were these applications to make an informed assessment of the impact on the heritage developed, and these applications refer to a part of this former site which assets, based on the understanding of the application sites and their position within contains a number of the remaining structures. the New River Conservation Area, and should be read in conjunction with the relevant supporting documentation. The sites lie to the north east of Amwell Street and comprises two storehouse Figure 1: An aerial view of the area covered by the application sites as indicated by the blue line. ranges, the North Stores, and the South Stores, and the remains of a former The wider context is shown in the greenery and curving lines of the former New River Head site which is surrounded by Victorian and Georgian terraced housing. windmill which was originally used for pumping water and subsequently deconstructed to its current form at one storey. The remains of the Windmill are statutorily listed at Grade II, as is the group of buildings made up of the former Engine House, Boiler House and South Stores. The North Stores, while unlisted in their own right, are considered to form part of the curtilage of the Grade II listed Engine House by virtue of their geographical and functional association with the building. The development site also sits within the New 4 3 River Conservation Area. 2 Broadly speaking, the appeals identified above as having been refused related to works proposed to undertake some conversion works to the South Stores, 1 North Stores and Windmill Base, as well as proposing a change of use to the North and South stores. The allowed appeals referred to the change of use of the Windmill Base, and works to the first floor of the Engine House. The site is now to be the subject of separate applications which are accompanied by separate Design and Access Statements prepared by Tasou Associates and Planning Statements prepared by CgMs Ltd. This Heritage Statement has been written in support of these applications which seek to undertake the following works: Figure 2: A more detailed view of the buildings which are the subject of the applications. Those Planning and listed building applications for the conversion of the redundant numbered in this view are as follows: 1. The ‘Round House’, 2. The Engine House with its attached north stores into one residential unit and two B1/D1 units with associated Pump House 3. The ‘South Stores’ 4. The ’North Stores’. hard/soft landscaping. 3 2.0 LEGISLATIVE AND PLANNING POLICY FRAMEWORK 2.1 LEGISLATION, NATIONAL AND STRATEGIC PLANNING POLICY AND GUIDANCE ____________________________________________________________________________________________________________________ The current policy regime identifies, through the National Planning Policy asset and its surroundings evolve.’ It is further stated that elements of an When determining applications, LPAs should require applicants to describe Framework (NPPF), that applications should consider the potential impact of asset’s setting may make a positive or negative contribution to its significance the significance of the heritage assets affected and the contribution made by development on Heritage Assets. This term includes both designated heritage or affect the ability to appreciate it. their setting. The level of detail provided should be proportionate to the assets, which possess a statutory designation (for example listed buildings, significance of the asset and sufficient to understand the impact of the When determining Planning Applications the NPPF directs LPAs to apply the conservation areas, and registered parks and gardens), as well as proposal on this significance. presumption in favour of sustainable development; the ‘golden thread’ which is undesignated heritage assets. expected to run through their plan-making and decision-making. LPAs are also obliged to identify and assess the significance of an heritage Legislation asset and its setting that may be affected by a proposal. This assessment Section 7, ‘Requiring Good Design’ reinforces the importance of good design in should be taken into account when considering the impact upon the heritage Legislation regarding buildings and areas of special architectural and historic achieving sustainable development, by ensuring the creation of inclusive and high asset. interest is contained in the Planning (Listed Buildings and Conservation Areas) quality places. This section of the NPPF affirms, in paragraph 58, the need for new Act 1990. The relevant legislation in this case extends from Section 16 of the design to function well and add to the quality of the area in which it is built; establish Paragraphs 132 to 136 consider the impact of a proposed development upon 1990 Act which states that in considering applications for listed building a strong sense of place; and respond to local character and history, reflecting the built the significance of a heritage asset. Paragraph 132 emphasises that great consent, the local planning authority shall have special regard to the identity of the surrounding area. weight should be given to the conservation of a heritage asset and that the desirability of preserving the Listed Building or its setting or any features of more important asset, the greater this weight should be. It is asserted that The guidance provided in Section 12, ‘Conserving and Enhancing the Historic special architectural or historic interest which it possesses. Section 66 further harm or loss to a heritage asset requires clear and convincing justification. It Environment’, Paragraphs 126-141, relates to developments that have an affect upon states that special regard must be given by the authority in the exercise of is further noted within this paragraph that significance can be harmed or lost the historic environment. This provides the framework to which local authorities planning functions to the desirability of preserving or enhancing Listed through the alteration or destruction of the heritage asset or by need to refer when setting
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