41 Wilmington Square

WE MAKE 41 Wilmington Square

Design, Access and Heritage Statement September 2016

Lipton Plant Architects DESIGN , ACCESS AND HERITAGE STATEMENT September 2016

REF: 445_WIL_014_Design, Access and Heritage Statement

Planning application and Listed Building Consent for: This document has been produced by: 41 Wilmington Square Lipton Plant Architects London WC1X 0ET Seatem House 39 Moreland Street London EC1V 8BB Change of use to convert and amalgamate 4 existing flats back into a single dwelling house. T +44 (0) 20 7288 1333 Reinstate original plan form, traditional windows and original E [email protected] features. W www.lparchitects.co.uk Demolish non-original 3 storey closet wing extension conservatory and outbuilding and replace with new rear To be read in conjunction with Planning Application and extension, full width at lower ground floor level and half Listed Building Consent Application drawings by Lipton Plant Architects width at ground floor level. as well as Structural Report by Conisbee Excavate garden level back down to original level. CONTENT

1. INTRODUCTION AND CONTEXT 2. LOCAL HISTORY

3. HERITAGE

4. AMOUNT OF DEVELOPMENT 5. CONCEPT AND DESIGN 6. APPEARANCE AND MATERIALS 7. HERITAGE RESPONSE 8. POLICY 9. SUSTAINABILITY 10. ACCESS 11. CONCLUSION 1. INTRODUCTION AND CONTEXT

The development site lies within the New River Conservation Area in the London Borough of Islington. The property is a late Georgian five storey Grade II listed terrace house on the West side of Wilmington Square built circa 1830. The square was built between 1819 and 1831 with the West side being the last terrace to be completed.

Wilmington Square is accessed from Rosebury Avenue on the South through Yardley Street or Tysoe Street; from Yardley street or Wilmington Street at the north; from Attneave Street at the West; and from Merlin Street at the East. The property is accessed from Yardley Street through a raised entrance level. The site is in a residential pocket of Clerkenwell in Islington framed by Rosebury Avenue and Farringdon Road, in close proximity to the popular Exmouth Market and Sadler’s Wells theatre. It is walking distance from Kings Cross St Pancras, Angel and Farringdon Stations.

The building fronts Wilmington Square gardens, Easton Street’s industrial buildings and the Easton pub to the rear.

41 Wilmington Square Front elevation view 41 Wilmington Square rear elevation view 2. LOCAL HISTORY

Wilmington Square was created from the Earls of Northampton’s Spa Fields Estate, which in 1817 the 9th Earl assigned to his heir Lord Compton. The subsequent building in Wilmington Square was one of London’s 1st post-Waterloo developments. Progress was piecemeal: the south terrace was the 1st and grandest; nos. 40-47 in the west terrace were completed in 1831. For financial reasons the square was reduced in depth and thus became a backwater on the fringes of estates.

Wilmington Square was built by John Wilson, owner of 100 year lease with his own architect in the Clerckenwell district of small workshops and trade. From medieval times Clerkenwell attracted edge-of-City Spa Fields in the 1790s Clerkenwell’s map 1805 trades like jewelery, lock-making, printing, bookbinding, and the making and repair of clocks and watches as it has become known for to this day.

N Parish of Clerkenwell 1820s Clerkenwell’s illustration in the 1880s 1827 1865 1871-1873 Although professionals formed a large proportion of the occupants of the square (solicitors, architects, physicians, priests...), merchants and trades became increasingly represented in the social make- up of Wilmington Square (watchmakers, jewelers, flower makers, lithographers…). In the later decades of the nineteenth century watchmaking, jewellery and related trades were present in around a third of the houses in the square. Finally an artistic element driven by Sadler Well’s Theatre‘s presence was also represented in the resident make up of the square.

Wilmington Square Maps The local trade industry residents who might have run businesses from their houses built workshops in their gardens. By 1880 a third of houses had built workshops with some of these rear workshops still present. For example, In 1853 Robert Barnby, mathematical- instrument maker, built a workshop at the back of the garden of No. 35. Barnett Weigel, who was Austrian, or George Evans, both jewellers, built a workshop behind No. 27 in the late 1870s or 1880s. These rear garden workshops were a common feature in the area, also present for example in the gardens of the houses in Northampton Square, Bowling Green Lanes, Lock’s Gardens and Howards Place as illustrated in these images.

1876 newspaper illustration depicting a garden workshop in Clerkenwell, Number 6 Northampton Square 1871- 1873 1921

1871-1873

Wilmington Square Maps depicting garden structures, believed to be garden workshops Print depicting a Clerkenwell clockmaker’s workshop

Northampton Road Scheme. Photograph depicting rear garden structures in Clerckenwell Clerkenwell workshop buildings 3. HERITAGE

The property Listing, groups the terraces between numbers 40 to 47 as follows:

This building is listed under the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended for its special architectural or historic interest. Name: NUMBERS 40 TO 47 (CONSECUTIVE) AND ATTACHED RAILINGS List entry Number: 1292455

Yellow stock brick laid in Flemish bond with banded and rusticated stucco ground-floor and stucco dressings; roofs obscured by parapet, brick party-wall stacks. Side-hall entrance plan with staircase. Four storeys with basement; 2 windows each plus one window to right- hand return wall in Attneave Street (no. 40). Symmetrical group with projecting end-houses. Steps rise to entrance (no. 40 with 1 storey entrance extension): round-arched doorway set in narrow stucco recess with fluted 1/4 column jambs except no. 40 (reeded jambs with stops) carrying corniced-head, fanlight (nos. 40, 42, 43, 47 patterned), and original panelled door (nos. 42 & 47 C20). Ground-floor round- arched sashes with 6/6 curved and radial glazing bars. Gauged-brick flat arches to upper storeys except 1st floor sashes to right-end house which are gauged-brick round arches. 1st floor stucco sill band (removed from no. 40) beneath full-length 6/6 sashes with individual (except nos. 44, 45 & 47 coupled and supported by iron brackets) cast-iron balconies. Stucco storey bands to 2nd (6/6 sashes) and 3rd (3/3 sashes) floors; 3rd floor also has projecting stucco cornice and sill band except no. 47 which has been cut-back and rendered in concrete. Altered stucco cornice and blocking course, except no. 47 which has been cut-back, heightened and rendered in concrete. Attached cast- iron railings with urn finials.

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3 T r e M School R 6 L 21.7m T G 3 E CO c E E 4. AMOUNT OF DEVELOPMENT

Change of use to convert and amalgamate 4 existing flats back into a single dwelling house. Reinstate the original plan form, traditional windows and original features.

Demolish non-original 3 storey closet wing extension, poor quality lean-to conservatory and replace with a new rear extension comprising a traditional brick two storey replacement to the closet wing and single storey glazed infill extension at lower ground floor level.

Demolish the existing outbuilding and provide garden space in its place.

Excavate the garden level back down to original level.

External interventions

The non-original 3 storey rear closet wing is to be demolished and replaced with a two storey half width addition built with traditional detailing in re-claimed London stock bricks (to match those of the existing house), with timber framed sash windows. The slightly greater depth of the proposed in comparison to the existing (900mm deeper) is more than offset against the removal of the detracting rear outbuilding, and results in an increased area of rear garden. The new extension will provide a bathroom accessed off the half landing between ground and lower ground floors to its upper storey. At lower ground floor level, it will provide living/ dining space with an open layout to a glazed infill extension between the replacement closet wing addition and the party wall. The glazed element of the rear extension is to have black metal framed doors and roof glazing reminiscent of the Crittall glazing traditionally found on the type of workshop buildings that this house has such a connection with. With the garden excavated to reinstate the original garden level (matching the internal lower ground floor level), thelarge pivot hinged glazed doors and transparency of the infill addition, the proposed extension will greatly improve connectivity to the now enlarged garden from the rear of the house. We propose to drop the rear room window cill and replace it with a door opening to further enhance this.

Above the proposed two storey rear addition, where the existing third storey has been removed, the proposal is for the original window to be reinstated on the rear façade.

The rigour of the conservation exercise undertaken in this project will be carried through to the front elevation at lower ground floor level. Here, the window opening to the street has been altered and we propose to reinstate the original window size and style. This window will also allow more light into the room. Elsewhere, the front façade will remain untouched except for careful interventions to restore original features in poor condition (such as the balcony railings on the first floor).

The vaults under the Wilmington Square pavement will be opened up and refurbished for storage. Access will be achieved from the lightwell and the new door will be in keeping with the existing lightwell entrance door. Internal interventions

The building is to be returned to its original state, almost in its entirety. We propose a light new internal subdivision of the third floor, once possibly the ‘servants quarter’. Here, within the footprint of the rear room, we are proposing a bathroom and an en-suite to the front room. Whilst potentially contrary to policy, the subdivision of the rear third floor room is offset by a series of conservation changes restoring the property to its purer state. These include returning the second floor to its original plan form where previously the rear room has been subdivided. The staircase, handrails and landings will be carefully repaired and non-original partitions removed, returning them to their original appearance. The existing third floor shower room will be removed.

In the lower ground floor, following pre-application advice, we propose to open up the spine wall, with an opening to the same size as the existing between rooms on the ground and first floor levels.

We have carefully investigated the lower ground floor front room corridor wall and have found evidence that this wall is in fact non- original. There are remains of the original ceiling passing over the wall. We are therefore proposing that this later addition partition is removed.

Original floorboards will be exposed throughout or replaced like-for- like when found in poor condition.

New fireplaces in original Georgian style are proposed on the ground floor replicating the original ones found on the second and third floor and adjusting them to the proportions and grandness of this floor. Internal interventions (continued)

The range on the first floor rear room will be relocated to the lower ground floor proposed living room where a fireplace is missing., and replaced with the surround and insert from the ground floor front room.

This proposed location will allow this feature to be better admired and celebrated.

Original cornices will be exposed and restored where covered if these are found in good condition, in particular that on the first floor. Alternatively, a like-for-like cornice will be installed. New Georgian style cornices will replace non-original cornices.

Non- original fitted furniture to be removed. MASSING MODEL OF REAR COMPARISON BETWEEN EXISTING AND PROPOSED

Existing Proposed MASSING MODEL OF REAR EXISTING

Three storey non original rear closet wing extension

Narrow space to side of outbuilding of little use as amenity space

Low quality existing lean-to extension with corrugated plastic roofing

Raised rear garden

Low quality outbuilding to rear of garden

Existing MASSING MODEL OF REAR PROPOSED

Original window reinstated

Grass roof and strip of glazing along rear edge

Traditional creasing tile detail to parapet (existing extension has concrete copings) Extension in brickwork to match the existing

Arched soldier course above windows to match existing windows of rear elevation

Metal framed (black) glazed infil extension

Sill dropped to form opening to new rear extension

Garden reinstated to original level

Increased garden space in comparison to the existing (approx 20% increase)

Increased area of planting in comparison to the existing

Proposed EXISTING OUTBUILDING TO REAR

Above Right : The existing outbuilding to the rear of the back garden. Above Left: View of rear garden from high-level window showing the roof of the existing outbuilding and roof of 3 storey extension in foreground. EXISTING REAR EXTENSIONS

Above: The existing 3 storey extension Above: The existing lean-to conservatory with opaque corrugated plastic roofing. PROPOSED REAR EXTENSION

Left: Massing model to show new two storey rear extension with single storey glazed infill. Note that brickwork finish proposed not shown on model. 5. CONCEPT AND DESIGN

The design concept is to restore and revive the house. To bring it back to use as a single dwelling, remove the existing non original rear extensions for higher quality replacements, with the top floor of the current three storey closet wing removed to enable the original window to be reinstated on the back elevation. To remove the low quality rear outbuilding to give back its footprint to garden space, reinstated to the original lower level. To carry out careful restorative works internally.

This concept is interpreted in the proposals in the following gestures: a. To convert the property into a single dwelling home celebrating the grandness and magnitude of the listed building and its garden. b. To reinstate the original plan form. c. To reinstate the listed building original features and openings wherever possible. d. To maximize light and views out, from the stair well towards the garden. Demolishing the non-original closet wing will allow to reinstate one of the original openings at the rear. This will result in more light and better views of the garden from the stairwell and more natural light in the entrance lobby. e. To provide a strong social and informal heart of the house on the lower ground floor level blurring the boundaries between rooms and uses; a more appropriate space for 21st century living. This new social heart of the house is intensified in the journey through the building, from the formal square and front of the house to the new living and dining space to the rear. f. To demolish the existing disconnected outbuilding and provide garden space in its place.

As noted in section 2, our research indicates that historically, garden workshops once occupied numerous rear gardens to Wilmington Square properties. Drawing inspiration from these, the glass doors and glazed roof for the glazed infill element of the proposed new rear extension have black metal framing, reminiscent of the metal framed windows and doors by firms such as Crittall that were widely installed to such workshop buildings. These were used to maximise light into such spaces, and their slim metal framing and pattern of framing is a strong aesthetic that our design seeks to note.

i. To envisage the garden as another space belonging to the house. The existing garden has been neglected and has become impractical and disconnected from the social spaces of the house. Using the same floor finish throughout the lower ground floor and run through to the garden area together with it being on a single level will emphasize this connection

j. To open up and restore vaults for storage with access from lightwell.

Photograph showing 41 Wilmington Square first floor Reference photograph of traditional lean-to roof window shutters glazing in the local industrial buildings 6. APPEARANCE AND MATERIALS

• Two storey element of the replacement extension to the rear is to be built in reclaimed London Stock brickwork to match with the existing house, re-using bricks from the existing extension as far as practically possible.

• New sash windows to the new rear extension to be timber framed to match the style and proportions of the existing windows with single glazing.

• Area of green roof to the new extension to have a predominantly wild flower mix with no more than 25% sedums in line with Islington’s guidance for green roofs.

• New glass infill element to the proposed rear extension to be have slim black metal framing to the glazing. Glass units to be double glazed.

Above: Left: black painted metal framed windows. Right: Existing brickwork to be matched. • Garden walls: White painted brickwork.

• New door from hallway to new extension: Metal frame Crittall door. Glass panes proportions to match existing window glass panes

• Hard Landscaping to garden – concrete tiles or poured concrete finish to match with the internal lower ground floor finish.

• Reinstated windows to rear façade: timber single glazed sash windows to match existing.

• New window to lightwell: timber single glazed sash window • New door to vaults from lightwell: timber door match existing lightwell entrance door

• Floorboards throughout: existing restored and sanded/ polished existing floorboards where possible. Where damaged, non-original or cut up, replace with original-like new floor boards

• Ground floor fireplace: replica of the original ones found on the second and third floor and adjusted to the proportions and grandness of this front room

• First floor fireplace: marble broken. To be replaced by a granite fireplace of same proportions and original style

• First floor range to be moved to the lower ground floor and replaced with fireplace insert and surround from ground floor front room.

• First floor cornice: exposed and restored where covered if found in good condition. Alternatively, a like-for-like cornice will be installed

• Non- original fitted furniture to be removed 7. HERITAGE RESPONSE

The building is returned to its original use as a single dwelling house plan form. Latter additions to the rear of the building are removed for higher quality replacements to take their place, with the top storey of the existing rear extension removed to enable the rear elevation to be re-exposed here, and original window opening to be reinstated. The small increase in depth to the proposed rear extension is offset by the significant increase to the rear garden amenity space and improvement gained through the removal of the existing low quality garden outbuilding, lean-to conservatorty and non original 3 storey closet wing.

The character of the area is preserved and its history and architecture enhanced. The listed building is restored to its original form whilst responding to contemporary needs. 8. POLICY

The proposals have been designed in accordance with:

- National Planning Policy Framework - The London Plan - Islington’s Local Plan: Development Management Policies DM2.1 design and DM2.3 Heritage - New River Conservation Area Design Guidelines 9. SUSTAINABILITY

The new accomodation has been designed to maximize efficiency through high standards of detailing and product selection. It will meet and exceed all of the current sustainability and environmental standards now contained in the building regulations when not in conflict with the existing building fabric. 10. ACCESS

Access into the building will remain unchanged. The new garden access will be greatly improved with flush thresholds and level access provided. 11. CONCLUSION

The proposal seeks to preserve the original building in its most original form whilst adapting it to current times and contemporary living. The listed building is protected and its features and appearance will be enhanced. The alterations unify the internal spaces and make the original layout of building discernible once again. The proposal to eliminate the existing poor quality out-building and to locate the home’s kitchen, relaxed living and dining area to the lower ground floor will offer better connection to the garden area. Lowering the garden to the same level as the lower ground floor’s interior i.e. its original level further enhances this.

The existing extensions are of poor quality and detract from the original building. The replacement extension is designed in keeping with the existing and historic materials of the house and in combination with the removal of the existing outbuilding will offer a considerable reduction of the non original massing to the rear. The proposals will also offer an improvement in architectural quality and a significant increase to the amount of garden amenity space and planting.

We believe the proposal preserves and enhances the character and appearance of the original Listed Building and that of the New River Conservation Area.

The accommodation provided is in line with the respective planning policies and follows local design guidelines. The proposals for this listed building are delicate and its original form celebrated. The form and materiality of the proposals are sensitive to the original building and offer a considerable enhancement to the heritage asset in comparison the existing.

Overall, the proposals seek to restore this fantastic property into a home which is both historic and suitable for contemporary living. Lipton Plant Architects