! PLANNING STATEMENT

102 Cloudesley Road, N1

By David Rea Architects

Proposed extension to rear closet wing, and glazed extension at basement level of this grade 2 listed house.

SUMMARY OF CONSERVATION POLICY RELATING TO ROOF EXTENSIONS.

The Barnsbury Area CA TEN policy document notes that (10.12) ‘ In considering applications for extensions and refurbishment, the council will normally require the use of traditional materials “. In policy 10.19 it is noted that “ rear extensions will be permitted on their merits and only where scale, design and materials to be used and in keeping with the existing property and where all other planning standards are met”

From the above extract it may be deduced that the purpose of the policies is to avoid interruption of a regular rhythm that is part of the street’s design, or to attract inappropriate attention to roof level at the expense of the original composition.

Closet Wing extension

This proposal is in accordance with the consented addition and dormer window at 64 Cloudesley Road (Application Numbers: P110934 and P120051) and at 68 Cloudesley Road (Application Number: P122129).

Two further extensions of similar design have been granted at nos. 94 & no. 104 Cloudesley Road.

The proposal for an extension on top of the rear closet wing will not affect a terrace composition, the addition is proposed for the rear elevation above the existing closet wing.

No. 102 being part of a terraced composition, and situated along the terrace, the rear elevation is not visible from any highway, and is hardly visible from within the rear gardens as it is substantially set back from the existing parapet edge of the closet wing.

It has been noted in pre-application enquiries in connection with similar applications at 64 & 68 , and 94 & 104 Cloudesley Road, that the proposal is not a traditional feature.

We confirm that this is not a common form of extension, there are not many examples, but there are examples, some of which are recent, in particular the newly constructed examples at 64 & 68 Cloudesley Road and adjacent examples at 94 Cloudesley Road.

Photos of these examples are attached in Appendix 1, which suggest that it is a traditional solution within the conservation area to providing additional spaces above existing spaces in rear extensions. ! THE EFFECT OF THE PROPOSALS ON A LISTED BUILDING

An application for a minor alteration to part of the asset is likely only to require detailed information on the affected part of the asset, along with a brief explanation of how the impacts relate to the significance of the asset as a whole.

Closet Wing extension

The proposed roof extension above the existing closet wing follows the design of a flat-topped mansard roof. This roof form is recognised by the borough as being an appropriate roof form for extension of buildings within conservation areas and listed buildings. The incline of the roof is according to the immediately adjacent inclined wall, which forms a ready-made flank elevation for the proposed new addition. A second flank wall is proposed in brickwork by raising up the current flank elevation of the closet wing in matching ‘Imperial Common’ brickwork. The new roof slope would be clad in natural slates.

The proposed dormer window on the mansard slope is a painted sash window, following the design of the original sash windows of 102 Cloudesley Road. This lead clad dormer form is recognised by the borough as being an appropriate roof form for buildings within conservation areas and listed buildings and was granted consent at 64 & 68 Cloudesley Road, and at nos. 94 and 102 Cloudesley Road.

The proposed window replaces a rear elevation window, which is proposed to be removed to provide a door opening to the new mansard addition. It can therefore be seen, that the number of windows to the rear elevation of the property does not increase with the proposed addition of the dormer window.

The affect upon the rear elevation of the listed building will therefore be minimal.

The London Terrace House 1660-1860 notes that “as a result of the leasehold system under which much of Georgian and Victorian London was built, buildings were often upgraded at the expiry of individual leases to reflect the latest fashion rather than completely redeveloped. Accordingly it is common to find earlier interiors behind reconstructed facades” This is also true of the houses in Cloudesley Road, where on the east side of Cloudesley Road between Richmond Avenue and Cloudesley Place the houses were upgraded at a later date by the addition of closet wings to all properties. The original houses were left largely intact with minimal changes necessary to the floor plan. This approach has meant that original room uses in the front parts of houses have largely been maintained. The closet wings provided space for bathrooms and other service functions, which were in demand in the mid and later decades of the nineteenth century. ! A differing brick colour and brick type further identifies the closet wings as later developments of the houses. There is a surviving stretch of Cloudesley Road between Ritchie Street and Batchelor Street that was not upgraded by addition of closet wings and the original rear flat elevations are clearly visible, see photo in appendix 1.

The proposed extension above the existing closet wing preserves and enhances the existing plan form of a listed building. It follows the previous pattern of development of the houses on the east side of Cloudesley Road, where the front parts of the houses remains largely unaltered and new development is focused at the rear and specifically according to this proposal within the footprint of the closet wing.

The proposed access to the new bathroom is via an existing structural opening, a window on the staircase between first and second floor. The brick panel below the window is removed to form the full height door opening. This ensures a minimal structural alteration.

Proposed enlarged opening to replace back basement window :

This will provide access to the proposed new glazed extension ( see below). !The current window is large and the enlargement involves lengthening the opening. The opening is at the rear of the property and at basement level in this grade 2 listed building.

This is the level of the building where changes have a minimal affect on the rest of the house. The new access will provide an important amenity for the basement level.

The proposed widening of the existing opening between the Front Room and the Kitchen and the reconfiguration of the latter to provide direct access to the garden will improve the amenity of the Front Room and middle rooms.

Government Policy.

PPS1

Planning Policy Statements 1: Delivering Sustainable Development and 3: Housing are material considerations affecting the proposal to add an additional storey to the closet wing of 102 Cloudesley Road

Planning Policy Statement 1 is an overarching document, which sets out the government’s objectives for the planning system. It aims to secure well- designed development in sustainable locations whilst protecting the environment. ! PPS 5:

The Heritage Statement addresses planning for the Historic Environment and the Council’s Conservation Area Policy Statement for the Barnsbury Conservation Area. ! PPG15 :

This provides a full statement of Government policies for the identification and protection of historic buildings. In addition to normal development controls, the Planning (Listed Buildings and Conservation Areas) Act provides specific protection for buildings of special architectural interest. In many instances this PPG notes there is a close link between controls over listed buildings and conservation areas and development control decisions, it notes further that development and conservation issues will generally need to be considered together.

Paragraph 3.13 notes that many listed buildings can sustain some degree of sensitive alteration or extension to accommodate continuing or new uses. It notes further that cumulative change reflecting the history of use and ownership are themselves an aspect of the special interest of some buildings.

In the case of 102 Cloudesley Road this is particularly relevant, where the closet wings added previously to the houses and the present proposal reflects the continuing use and development of the houses to suit single family accommodation.

The proposals for an addition in this application continues this natural development and is generated within a secure and committed long-term ownership. Paragraph 3.13 notes that such points should not be discounted.

Glazed Conservatory extension (rear basement)

This proposal was the subject of a recent pre-application enquiry - Listed Building, by the applicants, and was seen as non contentious in the context of current policy and guidance. See ref.: Q2015/1928/LBCThe relevant policies , also as noted above . ! ! ------