Hatton Garden Conservation Area Appraisal and Management Strategy Consultation Draft November 2016 The original draft including the images, maps and layout was produced by Alan Baxter Ltd on behalf of the London Borough of Camden. It has been updated and amended by the London Borough of Camden prior to consultation. Hatton Garden Conservation Area Appraisal and Management Strategy Consultation Draft November 2016 Contents Appraisal Management 1.0 Introduction ����������������������������������������������������������������������������������1 9.0 Issues and Guidelines �����������������������������������������������������������������77 2.0 Policy Context �������������������������������������������������������������������������������3 10.0 Opportunities for Enhancement ...............................................81 3.0 Location and summary �����������������������������������������������������������������5 11.0 Sources ���������������������������������������������������������������������������������������85 4.0 History ������������������������������������������������������������������������������������������9 Appendix 1: Shopfronts of merit �������������������������������������������������������86 5.0 Character ������������������������������������������������������������������������������������27 6.0 Audit �������������������������������������������������������������������������������������������62 7.0 Condition ������������������������������������������������������������������������������������69 8.0 Boundary ������������������������������������������������������������������������������������73 Appraisal Greville Street 1.0 Introduction Summary Methodology 1.1 The Hatton Garden Conservation Area covers approximately 20 hectares 1.4 This document follows the Historic England’s guidance on appraising west of Farringdon Road. Its historic character derives largely from its many conservation areas, Conservation Area Designation, Appraisal and robustly detailed industrial, commercial and residential buildings of the late Management (2016). Sources are listed in Chapter 11. nineteenth to mid twentieth centuries, combined with an intricate street pattern that is overlaid on undulating topography. This character is closely 1.5 The Appraisal analyses the history and development of the Area as well as related to the history of metal working and other industries that have been its current appearance and character, describing significant features in the carried out here. At the heart of the district is Hatton Garden, well known as landscape and identifying important buildings and spaces. The purpose of the focus of London’s jewellery trade. characterisation is not to give an exhaustive description, but to try and capture the essence of a place. Purpose 1.6 Based on the analysis in the Appraisal, the concluding Management section addresses the key issues, guidelines and opportunities for enhancement. 1.2 This Appraisal and Management Strategy has been prepared to define the special interest of the Hatton Garden Conservation Area in order that its special 1.7 This draft will be subject to Council review and public consultation. qualities are understood and can be protected, and that measures are put in 1.0 Introduction place to ensure appropriate enhancement. It replaces a Conservation Area Statement adopted in 1999. Designation 1.3 This document is designed to guide development within the Conservation 1.8 The Hatton Garden Conservation Area was designated in 1999, when its first Area and is one of the tools used by Development Management in making Conservation Area Appraisal and Management Strategy was adopted . That decisions on planning and listed building consent applications. It is also for document will be replaced by the present document. the use of local residents, community groups, businesses, property owners, architects and developers, especially as a guide to the formulation and design 1.9 The importance of the Hatton Garden area was first acknowledged in the 1976 of development proposals. Greater London Development Plan as part of the ‘Royal Courts of Justice, Inns of Court Area of Special Character’. Hatton Garden Conservation Area Appraisal and Management Strategy / November 2016 1 N 2.0 Policy context Conservation Areas in the London Borough of Camden 2 Hatton Garden Conservation Area Appraisal and Management Strategy / November 2016 2.0 Policy Context National Policy Local Policy 2.1 Conservation Areas were introduced by the Civic Amenities Act 1967. 2.6 Camden’s strategy for managing growth and development across the Borough is set out in the Local Development Framework (LDF), which replaced the 2.2 Conservation Area legislation is contained in the Planning (Listed Buildings and Unitary Development Plan (UDP) in November 2010. The LDF is a collection Conservation Areas) Act 1990. Section 69 defines conservation areas as places of planning documents, including the Core Strategy (2010), Development of ‘special architectural or historic interest, the character or appearance of Policies (2010) and Camden Site Allocations (2013). ). The current LDF is under which it is desirable to preserve or enhance’. review and it is anticipated that a replacement plan will be adopted in 2017. 2.3 Section 72 of the Act imposes a duty on the Council in its role as local planning 2.7 Within the Core Strategy, relevant policies include CS7 – Promoting Camden’s authority to pay special attention to the desirability of preserving or enhancing centres and shops, CS8 - Promoting a successful and inclusive Camden economy the character or appearance of the area. and CS14 – Promoting high quality places and conserving our heritage. 2.4 Conservation area designation introduces a general control over the demolition 2.8 Relevant Development Policies include DP1 – Mixed Use Development, DP13 of unlisted buildings and the lopping or felling of trees above a certain size. It – Employment Premises and sites, and DP24 – Securing high quality design also withdraws some permitted developments rights. and DP25 Conserving Camden’s heritage. Paragraphs 13.7 and 13.8 encourage the provision of spaces suitable for jewellery uses within new developments. 2.0 Policy context Regional Policy 2.9 Conservation area designation allows Camden to identify buildings that make a positive contribution to the area. They are subject to local policies, although 2.5 The London Plan (2011 and later alterations) is the overall strategic plan for not to listed building legislation London. It forms part of the development plan for Greater London. Relevant policies include 7.7 – Location and design of tall and large buildings, 7.8 – 2.10 The Camden Site Allocations Local Development Document (2013) sets out Heritage assets and archaeology, 7.9 – Heritage-led regeneration, and 7.18 Camden’s aspirations for development in the Farringdon area and identifies – Protecting local open space and addressing local deficiency. Herbal House, 10 Back Hill as a site within the Conservation Area that is likely to be subject to development proposals (this building is now identified as making a Positive Contribution to the Area). Hatton Garden Conservation Area Appraisal and Management Strategy / November 2016 3 Charterhouse Street Charterhouse Saffron Hill Farringdon Road Kirby Street St Cross Street Greville Street Hatton Garden Hatton Wall Hatton Leather Lane Clerkenwell Road Mount Pleasant Mount Rosebery Avenue Rosebery Brooke’s Market Gray’s Inn Road Holborn N Conservation Area 3.0 Location and summary Location and context N 3.1 The Area lies within the Holborn district in central London. It occupies the south-east corner of the London Borough of Camden and abuts the City of London to the south (including the Chancery Lane Conservation Area) and the London Borough of Islington to the east (including the Clerkenwell Green Conservation Area). To the west of the Area is the large open space of Gray’s Inn Gardens. Immediately north of the Area is the large postal sorting office complex at Mount Pleasant. General character and plan form 3.2 The character of the Area is varied, with no single period, style or use predominating. Yet, there is a conspicuously high proportion of Victorian former warehouses and twentieth-century commercial buildings, and a smattering of Georgian houses, all of which are the direct result of the history of the Area. Today there are a mix of uses, especially commercial and residential. 3.3 Part of the character comes also from the activities associated with the Area, 3.0 Location and summary especially those connected to the jewellery trade, concentrated along Hatton Garden and its side streets. This has given rise to a lively street scene of small jewellery shops which are busy throughout the week, including at the weekend when the rest of the Area is quieter. Leather Lane hosts a lively street market during the week which is thronged at lunchtimes thanks to its popularity with office workers. Conservation Area Location within London Hatton Garden Conservation Area Appraisal and Management Strategy / November 2016 5 3.4 The Area forms a dense network of minor streets connected to four major streets: Holborn on the southern boundary, Farringdon Road on the east boundary, Clerkenwell Road in the north of the Area, and Hatton Garden, which connects Clerkenwell Road to the junction at Holborn Circus. Hatton Garden is the spine of a grid of north-south streets laid out in the seventeenth century including Leather Lane and Kirby Street. Landscape setting and topography 3.5