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Heritage Assesment Rollins House Excelsior Works 53-57 Rollins Street SE15 1EP Unlisted building not within a Conservation Area HERITAGE ASSESMENT Prepared by: August 2015 Prepared for: Stephen Levrant Heritage Architeccture. Ltd. RENEWAL 62 British Grove, Chiswick, London W4 2NL T: 020 8748 5501 F: 020 8748 4492 ROLLINS HOUSE August HERITAGE ASSESSMENT 2015 Rollins House – Heritage Assessment All Rights reserved. Copyright © Stephen Levrant Heritage Architecture Ltd. While Copyright in this volume document report as a whole is vested in Stephen Levrant Heritage Architecture Ltd., copyright to individual contributions regarding sections of referenced works belongs to their respective authors, and no part may be reproduced, transmitted stored in a retrieval system in any form or by any mean whether electronic, mechanical, via photocopying, recording or otherwise, without the previous consent from Stephen Levrant Heritage Architecture Ltd. Document production © Stephen Levrant Heritage Architecture Ltd 2015. Final Issued: August 2015 Stephen Levrant Heritage Architecture Ltd is a Limited Liability Partnership Registered in England 3053944 • VAT GB656883581. Registered office: 62 British Grove, London, W4 2NL. © Stephen Levrant Heritage Architecture Ltd 2 ROLLINS HOUSE August HERITAGE ASSESSMENT 2015 Contents 1 INTRODUCTION ........................................................................................................... 4 1.1 Aim of this Report ................................................................................................... 4 1.2 Authorship .............................................................................................................. 4 1.3 Methodology Statement .......................................................................................... 4 1.3.1 Literature and Documentary Research Review ................................................ 4 1.3.2 Area Surveying ................................................................................................ 4 2 GENERAL INFORMATION ............................................................................................ 5 2.1 Statutory sites ......................................................................................................... 7 3 THE ORIGINS AND DEVELOPMENT OF THE AREA ................................................... 9 3.1 Development of the area ......................................................................................... 9 3.2 The Excelsior Works Site ........................................................................................ 9 3.3 Map regression ..................................................................................................... 10 4 Aerial photographic evidence ....................................................................................... 19 5 DESCRIPTION OF THE BUILDING ............................................................................. 22 6 SIGNIFICANCE APPRAISAL ....................................................................................... 26 6.1 Summary of significance ....................................................................................... 32 7 PRINCIPLES OF SELECTION FOR LISTED BUILDINGS ........................................... 32 7.1 Architectural Interest ............................................................................................. 32 7.2 Historic Interest ..................................................................................................... 32 7.3 Age and Rarity ...................................................................................................... 32 7.4 Aesthetic Merits .................................................................................................... 32 7.5 Selectivity ............................................................................................................. 32 7.6 National Interest .................................................................................................... 32 7.7 Conclusion ............................................................................................................ 33 8 CONCLUSION ............................................................................................................. 33 APPENDIX: Responses to objections ................................................................................. 34 1. Objection Letter from The Peckham Society ............................................................. 38 2. Objection Letter from Gabriella Kardos, Jeff Lowe, Willow Winston, Terence William, Nicholas Ashley ............................................................................................................... 40 3. Objection Letter from 20th-Century Society ............................................................... 41 4. Summary of Objections (produced by unknown third party) ...................................... 42 5. Historic England Assessment ................................................................................... 45 © Stephen Levrant Heritage Architecture Ltd 3 ROLLINS HOUSE August HERITAGE ASSESSMENT 2015 1 INTRODUCTION 1.1 Aim of this Report The purpose of this Heritage Statement is to assess the significance of Rollins House and the contribution it makes to the surrounding area in the context of the Planning Application DC/14/88305 for its redevelopment. This report sets out: A brief history of the site and the area around the site A summary of the significance of the building The Appendix sets out a response to objections received by Lewisham Council to the proposed redevelopment of Rollins House, based on the significance assessment. 1.2 Authorship This heritage statement has been prepared by Stephen Levrant Heritage Architecture Ltd, which specialises in the historic cultural environment. Stephen Levrant [RIBA, AA Dip, IHBC, Dip Cons (AA), FRSA] – Principal Architect Dorian Crone – [RIBA, MRTPI, IHBC] - Senior Associate Architect Alexandra Niculici [Dipl. Arch, MSc Hist Cons] – Architectural Conservation Consultant Daniel Cummins [MA (Oxon) PhD] – Historic Buildings Consultant 1.3 Methodology Statement This assessment has been carried out using desk-based data gathering and fieldwork. The methods used in order to undertake the study were the following: 1.3.1 Literature and Documentary Research Review The documentary research was based upon primary and secondary sources of local history and architecture, including maps, drawings and reports. Attention was given to the National Archives, the RIBA Library and Archives, the London Metropolitan Archives and the London Borough of Lewisham Local History Library and Archives. Dates of elements and construction periods have been identified using documentary sources and visual evidence based upon experience gained from similar building types and construction sites. 1.3.2 Area Surveying A survey of the surrounding areas was conducted in November 2014 by visual inspection to analyse the site and the exterior of Rollins House. The basement and ground floor have also been inspected but there was no access to the first floor apartment or to the entrance tower. © Stephen Levrant Heritage Architecture Ltd 4 ROLLINS HOUSE August HERITAGE ASSESSMENT 2015 2 GENERAL INFORMATION The site is located in the northern part of the London Borough of Lewisham, south of the South Bermondsey train station (Fig.1). Rollins House is part of the Excelsior Works site and it refers to a group of buildings which consist of the new build unit A (semi-complete), Unit B which fronts Rollins Street and is the original building, Units C and D which are a much later addition, and Unit 12 Excelsior Works (Fig.2 and 3). This report comprises an assessment of Unit B of Rollins House, henceforward referred to as Rollins House. Figure 1 Approximate location of Rollins House within the Borough of Lewisham © Stephen Levrant Heritage Architecture Ltd 5 ROLLINS HOUSE August HERITAGE ASSESSMENT 2015 Figure 2 Aerial view. The Rollins House is marked by a red rectangle, while the other Units A,C,D and E are marked in green. The Excelsior Works site is marked in blue. (© Bing) Figure 3 Aerial view. The Rollins House is marked by a red rectangle, while the other Units A,C,D and E are marked in green. The Excelsior Works site is marked in blue. (© Google) © Stephen Levrant Heritage Architecture Ltd 6 ROLLINS HOUSE August HERITAGE ASSESSMENT 2015 Figure 4 Aerial view of Rollins House (marked in red). The Excelsior Works site is marked in blue (© Bing) 2.1 Statutory sites The site is not located within any of the designated Conservation Areas of the London Borough of Lewisham (Fig.5). There are no designated heritage assets in the close vicinity of the subject site or within the site itself. © Stephen Levrant Heritage Architecture Ltd 7 ROLLINS HOUSE August HERITAGE ASSESSMENT 2015 Figure 5 Location of Rollins House respective to the designated Conservation Areas within the Borough of Lewisham (©London borough of Lewisham) © Stephen Levrant Heritage Architecture Ltd 8 ROLLINS HOUSE August HERITAGE ASSESSMENT 2015 3 THE ORIGINS AND DEVELOPMENT OF THE AREA 3.1 Development of the area Since its beginnings, the village of Lewisham (called Levesham - meaning ‘the house among the meadows’ – during Saxon times) was closely connected to the river, with early development and industry along the waterfront while the rest of the area remained undeveloped. The 19th century industrialization and the construction of railways brought rapid urbanisation to the
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