HIGHGATE NEW TOWN PHASE 1, CAMDEN Community-Led Conservation Guidance for Inclusion in the Dartmouth Park Conservation Area and Application for Grade II* Listing
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HIGHGATE NEW TOWN PHASE 1, CAMDEN Community-led Conservation Guidance for inclusion in the Dartmouth Park Conservation Area and Application for Grade II* Listing Prepared by: The Whittington Estate Residents Association (WERA) Working Group & Tom Davies (with input from Prof. Mark Swenarton) March 2020 CONTENTS SUMMARY ............................................................................................................... 9 1 INTRODUCTION ................................................................................................ 12 1.1 Project background ......................................................................................... 12 1.2 Location & Topology ....................................................................................... 12 1.3 Summary Statement of Significance ............................................................... 16 2 METHODOLOGY ................................................................................................ 22 2.2 Aims and Objectives ....................................................................................... 22 2.3 Process ........................................................................................................... 22 2.4 Workshops and Consultation .......................................................................... 24 2.5 Sources ........................................................................................................... 24 2.6 Assessment Criteria ........................................................................................ 24 2.7 Assumptions and Limitations .......................................................................... 25 3 REGULATION AND POLICY .............................................................................. 25 3.1 Regulation ....................................................................................................... 25 3.2 Policy .............................................................................................................. 25 3.3 Guidance from Dartmouth Park Conservation Area (DPCA) ............................ 28 3.4 DPNF Neighbourhood Plan ............................................................................. 29 3.5 Other Guidance ............................................................................................... 29 4 STATEMENT OF SIGNIFICANCE ....................................................................... 32 4.2 Background to HNT ......................................................................................... 32 4.3 Highgate New Town Phase 1 (HNT) ................................................................. 33 4.4 Peter Tàbori .................................................................................................... 35 4.5 Density & Execution ........................................................................................ 40 4.6 From building to street .................................................................................... 41 4.7 Urban Renewal and Community ...................................................................... 48 4.8 The Hill-town at HNT ....................................................................................... 54 4.9 Life at HNT ...................................................................................................... 54 4.10 Setting, Views and Patterns of Use .............................................................. 58 5 HERITAGE VALUES ........................................................................................... 62 5.2 Evidential Value ............................................................................................... 62 5.3 Historical value ............................................................................................... 63 5.4 Aesthetic Value ............................................................................................... 64 5.5 Communal Value ............................................................................................. 64 5.6 Group Value .................................................................................................... 65 6 THE RESIDENTS WORKING GROUP WORKSHOPS ........................................ 66 6.2 Basis of Approach ........................................................................................... 66 6.3 Buildings and External Space ......................................................................... 66 6.4 Community Spaces, green-space and recreation ............................................ 67 6.5 Technical installation .......................................................................................68 6.6 Amenity space and community events.............................................................68 6.7 Gardening and Pruning....................................................................................68 6.8 Refuse and Recycling ..................................................................................... 68 6.9 Signage and maps ........................................................................................... 68 6.10 Cooperation..................................................................................................69 6.11 Maintaining and Enhancing Highgate New Town’s Setting............................69 6.12 Parameters for Acceptable Impact................................................................69 7 DRAFT CONSERVATION GUIDANCE AND POLICIES.......................................72 7.2 Basis of approach............................................................................................72 7.3 Buildings and external space...........................................................................72 7.4 Community Spaces, green-space and recreation.............................................72 7.5 Views and visual amenity.................................................................................73 7.6 Technical installation (heating, lighting and water)...........................................73 7.7 Amenity space and community events.............................................................73 7.8 Gardening and Pruning....................................................................................73 7.9 Refuse and Recycling.......................................................................................73 7.10 Signage and maps.........................................................................................73 7.11 Cooperation...................................................................................................73 8 ADOPTION & REVIEW.........................................................................................73 9 APPLICATION FOR GRADE II* LISTING.............................................................76 9.2 Summary of impact at HNT................................................................................80 9.3 Justification for Grade II* Listing.......................................................................80 9.4 Architectural Interest.........................................................................................80 9.5 Historic Interest.................................................................................................81 9.6 Aesthetic merits................................................................................................84 9.7 Communal Value...............................................................................................85 9.8 Selectivity and National Interest........................................................................85 9.9 State of repair....................................................................................................88 10 CONCLUSION ...................................................................................................89 11 BIBLIOGRAPHY................................................................................................90 APPENDIX 1 RELEVANT POLICY AND GUIDANCE ........................................ 93 APPENDIX 2 LISTING BUILDINGS OF SPECIAL (...) INTEREST ................ 102 APPENDIX 3 WORKSHOP POSTERS .............................................................. 103 TABLES Table 1: Heritage Asset Significance ...................................................................25 Table 2: Proposed Conservation Policies for inclusion in DPCA......................74 Cover - Sketch of Play Area (Peter Tábori) Previous- Fig. 1: Residents at evening, HNT (TD) Adjacent- Fig. 2: Cooks Camden HNT Playsquare at centre of Cluster (Martin Charles RIBA) FIGURES Cover- Play Square Drawing (PT) Figure 1 Residents at evening, HNT (Tom Davies) Figure 2 Cooks Camden HNT Playsquare at centre of Cluster (Martin Charles RIBA) Figure 3 London Borough of Camden Figure 4 Hampstead Ward and Location of HNT Figure 5 HNT Playsquare (Tim Crocker/Mark Swenarton TC/MS) Figure 6 Roof plan of original design for entire site showing four clusters (PT/LBC) Figure 7 Sandstone Place (TC/MS) Figure 8 Stairs at Lulot Gardens (TD) Figure 9 Lulot Gardens from the steps (TC/MS) Figure 10 DPCA Sub-Areas (LBC) Figure 11 DPCA Townscape Appraisal (LBC) Figure 12 Lulot Gardens toward Highgate Cemetery (TD) Figure 13 Polygon Road (TD) Figure 14 View from Bridle Way into the Greens (TD) Figure 15 Cooks Camden Sketch showing environmental strategy (PT/LBC) Figure 16 Lower maisonette, looking from dining to living area and balcony (TC/MS Figure 17 Lower maisonette, paired doors to bedrooms (TC/MS) Figure 18