14 Wilton Crescent London SW1X 8RN PDF 1 MB

Item No. 5

PLANNING Date Classification APPLICATIONS SUB For General Release COMMITTEE Report of Ward(s) involved Director of Place Shaping and Town Planning Knightsbridge And Belgravia Subject of Report 14 Wilton Crescent, London, SW1X 8RN, Proposal Use of the rear first floor flat roof as a terrace and associated external works including the installation of trellising. Agent Mr Dakin On behalf of Wilton Limited Registered Number 19/05677/FULL 19/05678/LBC Date amended/ completed 30 July 2019 Date Application 19 July 2019 Received Historic Building Grade II Conservation Area Belgravia

1. RECOMMENDATION

1. Grant conditional permission and conditional listed building consent. 2. Agree the reasons for granting conditional listed building consent as set out in Informative 1 of the draft decision letter.

2. SUMMARY

14 Wilton Crescent is a Grade II listed building within the Belgravia Conservation Area. It is in use as a single family dwelling house. The property has recently been refurbished and extended under permission and listed building consent granted in February 2015, which included a terrace on the rear first floor flat roof. This application seeks to extend the approved terrace rearward by approximately 1.9m and install timber trellising to the boundary walls with Nos. 13 and 15 Wilton Crescent

The key issues for consideration are: - The impact of the proposed works on the special interest of the building and on the character and appearance of the Belgravia Conservation Area; and - The impact of the proposals on the amenity of neighbouring residential amenity.

The proposals are considered acceptable in historic building, conservation, design and amenity terms and would accord with policies within the Unitary Development Plan (UDP) and Item No. 5

Westminster’s City Plan: Strategic Policies (November 2016). As such, it is recommended that conditional planning permission and listed building consent are granted.

3. LOCATION PLAN

This production includes mapping data licensed from Ordnance Survey with the permission if the controller of Her Majesty’s Stationary Office (C) Crown Copyright and /or database rights 2013. All rights reserved License Number LA 100019597

Item No. 5

4. PHOTOGRAPHS

Front elevation

Item No. 5

5. CONSULTATIONS

BELGRAVIA RESIDENTS ASSOCIATION Any response to be reported verbally.

THE BELGRAVIA SOCIETY Any response to be reported verbally.

BELGRAVIA NEIGHBOURHOOD FORUM Any response to be reported verbally.

ADJOINING OWNERS / OCCUPIERS No. consulted: 7 No. replies: 1

One letter of objection has been received from a neighbouring resident to the rear on the following grounds:

Amenity • Overlooking/loss of privacy to residential windows to the rear in Kinnerton Street. • Landscaping to terrace will block light to property to the rear. • Lighting on terrace will be highly intrusive.

PRESS ADVERTISEMENT / SITE NOTICE: Yes

6. BACKGROUND INFORMATION

6.1 The Application Site

14 Wilton Crescent is a Grade II listed building within the Belgravia Conservation Area. It comprises basement, ground and four upper floors and is in use a single family dwelling house.

The property immediately to the rear in Kinnerton Street forms a separate single family dwelling house.

6.2 Recent Relevant History

On 4 December 2012, planning permission and listed building consent were granted for the use of the building as a single family dwelling. Excavation at basement level to provide a swimming pool. Construction of an extension to rear of site at ground floor level, construction of a new closet wing extension to contain a passenger lift and rebuilding of the rear bay elevation. Installation of plant and air conditioning equipment in Item No. 5

front pavement vaults (including minor excavation) and to rear at first and third floor level.

On 5 February 2015, planning permission and listed building consent were granted for excavation to create a basement extension with swimming pool under rear of property, erection of rear ground floor extension, construction of a new closet wing extension to contain a passenger lift and rebuilding of the rear bay elevation, installation of retractable glazed roof over courtyard, conversion of front vaults, and installation of mechanical plant within enclosures at rear lower ground and third floor levels; all in connection with the use of the building as a single family dwelling. These works are nearing completion.

On 9 January 2019, planning permission and listed building consent were refused for the use of the first floor roof as a terrace and associated external works including the installation of a rear planted wall, external decorative fireplace and planters; all at first floor level, on the following grounds: • The proposed trellising, and the associated decorative elements, would harm the architectural and historic significance of this grade II listed building, and the setting of adjacent listed buildings; and • The trellising and planting would make the people living in nos. 13 Wilton Crescent and 26 Kinnerton Street feel too shut in.

7. THE PROPOSAL

Planning permission and listed building consent are sought for the use of the rear first floor roof as a terrace and associated external works including the installation of trellising to the boundary walls with numbers 13 and 15 Wilton Crescent.

The use of the first floor roof as a terrace was previously approved under permission dated 5 February 2015. This permission has been implemented and the works are nearing completion. This application seeks to extend the approved terrace rearward by approximately 1.9m.

8. DETAILED CONSIDERATIONS

8.1 Land Use

The application raises no land use issues.

8.2 Townscape and Design

The National Planning Policy Framework (NPPF); policies S25 and S28 of Westminster's City Plan: Strategic Policies (2016); and policies DES 1, DES 5, DES 6, DES 9 and DES 10 of the Unitary Development Plan (2007) are the relevant design policies for this proposal. The emerging 'draft Belgravia Conservation Area Audit' and detailed advice within the SPG 'Repairs and Alterations to Listed Buildings' are also relevant.

The proposals involve the installation of a trellis above the parapet wall along the south/west side of the terrace (boundary with No. 13 Wilton Crescent), 1.8 metres high in total from the finished floor level of the terrace, and a lower section of metal railings Item No. 5

approximately 1.15 metres from the finished floor level to the north/east side. The railings would be fixed into the coping stones to the parapet walls. Planters are proposed to the rear end of the terrace, and planter boxes to each side with a decorative chimneypiece against the inside of the parapet wall to the south/west side and new paving. A further trellis is also proposed along the boundary with No. 15 Wilton Crescent, 1.8m high to match the height of an existing trellis at No.15.

The proposals are considered acceptable in design and heritage terms. Although the chimney piece is not a traditional feature atop a closet wing, as it will not be functional (is purely decorative) and would not project above the parapet wall/would be visible only in limited high level views from surrounding properties, it is considered acceptable in this instance. Details of the trellising have been submitted demonstrating that the design will allow visual permeability. The proposed works are not therefore considered to cause harm to the significance of this listed building or detract from the character and appearance of the Belgravia Conservation Area.

8.3 Residential Amenity

Policy ENV 13 of the UDP and S29 of the City Plan aim to safeguard the amenity of residents from the effects of new development with particular regard to overlooking, sense of enclosure and loss of daylight and sunlight.

One letter of objection has been received from a neighbouring resident to the rear in Kinnerton Street on amenity grounds (loss of light and privacy/overlooking).

A terrace at rear first floor level was approved under the February 2015 permission. This was partially enclosed by a screen along the boundary with 13 Wilton Crescent and was set back from the rear edge of the roof by approximately 3.5m by a water storage tank and planters. Planning permission and listed building consent were recently refused (January 2019) for an extended terrace and trellising that would have been higher and more extensive than that previously approved (and currently proposed), on amenity grounds in terms of increased sense of enclosure to 13 Wilton Crescent and 26 Kinnerton Street.

This application seeks to extend the approved terrace rearwards by approximately 1.9m. 26 Kinnerton Street lies immediately to the rear which contains living room windows at first floor and bedrooms windows at second floor level. No alterations are proposed to the rear parapet wall which stands at approximately 1.1m in height. Planters are proposed to set the usable area of terrace back from the rear wall by approximately 1.6m and the terrace will therefore be approximately 6m away from the rear windows in 26 Kinnerton Street. It is not therefore considered that the enlargement of the terrace will significantly increase overlooking or cause a loss of light to these residential windows. A condition is recommended to ensure that the planters are permanently retained in the position shown to protect the privacy of the residents within Kinnerton Street.

A trellis is proposed along the boundary with 13 Wilton Crescent which taken together with the existing parapet wall will be 1.8m above finished floor level. 13 Wilton Crescent is divided into flats and contains windows in the rear and flank elevations which are in close proximity to the terrace. Whilst the proposed trellis will cause some enclosure to Item No. 5

these windows, it will assist in protecting the privacy of these residents from the terrace. It is not therefore considered that the trellis could reasonably be refused on amenity grounds.

The proposed trellis along the boundary with no. 15 Wilton Crescent will abut and match the height (1.8m) of an existing trellis to this property and it will not therefore cause a loss of light or enclosure to No.15.

8.4 Transportation/Parking

The proposal raises no transportation issues.

8.5 Economic Considerations

No economic considerations are applicable for a development of this size

8.6 Access

The proposal raises no access issues.

8.7 Other UDP/Westminster Policy Considerations

8.8 Westminster City Plan

The City Council is currently working on a complete review of its City Plan. Formal consultation on Westminster’s City Plan 2019-2040 was carried out under Regulation 19 of the Town and Country Planning Act (Local Planning) (England) Regulations 2012 between Wednesday 19 June 2019 and Wednesday 31 July 2019 and on the 19 November 2019 the plan was submitted to the Secretary of State for independent examination. In the case of a draft local plan that has been submitted to the Secretary of State for Examination in Public, under Regulation 22(3) of the Town and Country Planning Act (Local Planning) (England) Regulations 2012, having regard to the tests set out in para. 48 of the NPPF, it will generally attract very limited weight at this present time.

8.9 Neighbourhood Plans

None relevant.

8.10 London Plan

This application raises no strategic issues.

8.11 National Policy/Guidance Considerations

Item No. 5

The City Plan and UDP policies referred to in the consideration of this application are considered to be consistent with the NPPF unless stated otherwise.

Further to the Town and Country Planning (Pre-commencement Conditions) Regulations 2018, the City Council cannot impose a pre-commencement condition (a condition which must be discharged before works can start on site) on a planning permission without the written agreement of the applicant, unless the applicant fails to provide a substantive response within a 10 day period following notification of the proposed condition, the reason for the condition and justification for the condition by the City Council.

8.12 Planning Obligations

Planning obligations are not relevant in the determination of this application.

(Please note: All the application drawings and other relevant documents and Background Papers are available to view on the Council’s website)

IF YOU HAVE ANY QUERIES ABOUT THIS REPORT PLEASE CONTACT THE PRESENTING OFFICER: JULIA ASGHAR BY EMAIL AT [email protected]

Item No. 5

9. KEY DRAWINGS

Consented first floor plan (Planning permission dated 5 February 2015 - under construction)

Item No. 5

Proposed first floor terrace

Item No. 5

Proposed sections

Item No. 5

DRAFT DECISION LETTER

Address: 14 Wilton Crescent, London, SW1X 8RN,

Proposal: Use of the first floor roof as a terrace and installation of a trellis.

Reference: 19/05677/FULL

Plan Nos: 198/EX/101; 198/EX/202; 198/EX/203; 198/P/300 Rev A; 198/P/303 Rev A; 198/P/301; 198/P/302; 198/P/202.

Case Officer: Seana McCaffrey Direct Tel. No. 020 7641 1091

Recommended Condition(s) and Reason(s)

1 The development hereby permitted shall be carried out in accordance with the drawings and other documents listed on this decision letter, and any drawings approved subsequently by the City Council as local planning authority pursuant to any conditions on this decision letter.

Reason: For the avoidance of doubt and in the interests of proper planning.

2 Except for piling, excavation and demolition work, you must carry out any building work which can be heard at the boundary of the site only: , o between 08.00 and 18.00 Monday to Friday; , o between 08.00 and 13.00 on Saturday; and , o not at all on Sundays, bank holidays and public holidays. , , You must carry out piling, excavation and demolition work only: , o between 08.00 and 18.00 Monday to Friday; and , o not at all on Saturdays, Sundays, bank holidays and public holidays. , , Noisy work must not take place outside these hours unless otherwise agreed through a Control of Pollution Act 1974 section 61 prior consent in special circumstances (for example, to meet police traffic restrictions, in an emergency or in the interests of public safety). (C11AB)

Reason: To protect the environment of residents and the area generally as set out in S29 of Westminster's City Plan (November 2016) and STRA 25, TRANS 23, ENV 5 and ENV 6 of our Unitary Development Plan that we adopted in January 2007. (R11AC),

3 All new work to the outside of the building must match existing original work in terms of the choice of materials, method of construction and finished appearance. This applies unless differences are shown on the drawings we have approved or are required by conditions to this permission. (C26AA)

Reason: To make sure that the appearance of the building is suitable and that it contributes to the character and appearance of this part of the Belgravia Conservation Area. This is as set out in Item No. 5

S25 and S28 of Westminster's City Plan (November 2016) and DES 1 and DES 5 or DES 6 or both and paras 10.108 to 10.128 of our Unitary Development Plan that we adopted in January 2007. (R26BE)

4 The planters shown on Drawing no. 198/P/300 RevA shall be permanently retained for as long as the terrace is in use.

Reason: To protect the privacy and environment of people in neighbouring properties. This is as set out in S29 and S32 of Westminster's City Plan (November 2016) and ENV 6 and ENV 13 of our Unitary Development Plan that we adopted in January 2007. (R21BC)

Informative(s):

1 In dealing with this application the City Council has implemented the requirement in the National Planning Policy Framework to work with the applicant in a positive and proactive way. We have made available detailed advice in the form of our statutory policies in Westminster's City Plan (November 2016), Unitary Development Plan, neighbourhood plan (where relevant), supplementary planning documents, planning briefs and other informal written guidance, as well as offering a full pre application advice service, in order to ensure that applicant has been given every opportunity to submit an application which is likely to be considered favourably. In addition, where appropriate, further guidance was offered to the applicant at the validation stage.

Please note: the full text for informatives can be found in the Council’s Conditions, Reasons & Policies handbook, copies of which can be found in the Committee Room whilst the meeting is in progress, and on the Council’s website.

Item No. 5

DRAFT DECISION LETTER

Address: 14 Wilton Crescent, London, SW1X 8RN,

Proposal: Use of the first floor roof as a terrace and installation of a trellis.

Reference: 19/05678/LBC

Plan Nos: 198/EX/101; 198/EX/202; 198/EX/203; 198/P/300 Rev A; 198/P/303 Rev A; 198/P/301; 198/P/302; 198/P/202.

Case Officer: Seana McCaffrey Direct Tel. No. 020 7641 1091

Recommended Condition(s) and Reason(s)

1 The works hereby permitted shall be carried out in accordance with the drawings and other documents listed on this decision letter, and any drawings approved subsequently by the City Council as local planning authority pursuant to any conditions on this decision letter.

Reason: For the avoidance of doubt and in the interests of proper planning.

2 All new work and improvements inside and outside the building must match existing original adjacent work in terms of the choice of materials, method of construction and finished appearance. This applies unless differences are shown on the approved drawings or are required in conditions to this permission. (C27AA)

Reason: To protect the special architectural or historic interest of this listed building. This is as set out in S25 and S28 of Westminster's City Plan (November 2016) and DES 1 of our Unitary Development Plan that we adopted in January 2007, and paragraph 2.4 of our Supplementary Planning Guidance: Repairs and Alterations to Listed Buildings. (R27BD)

Informative(s):

1 SUMMARY OF REASONS FOR GRANTING CONDITIONAL LISTED BUILDING CONSENT - In reaching the decision to grant listed building consent with conditions, the City Council has had regard to the relevant policies in the National Planning Policy Framework, the London Plan 2016, Westminster's City Plan (November 2016), and the City of Westminster Unitary Development Plan adopted January 2007, as well as relevant supplementary planning guidance, representations received and all other material considerations., , The City Council Item No. 5

decided that the proposed works would not harm the special architectural and historic interest of this listed building., , In reaching this decision the following were of particular relevance:, S25 and S28 of Westminster's City Plan and DES 10 including paras 10.130 to 10.146 of the Unitary Development Plan, and paragraph 2.4 of our Supplementary Planning Guidance: Repairs and Alterations to Listed Buildings.

Item No. 5

BACKGROUND PAPERS - 14 Wilton Crescent, London, SW1X 8RN, 19/05677/FULL

1. Application form 2. Letter from occupier of 26 Kinnerton Street, London, dated 19 August 2019