3121/2 LIVERPOOL ROAD N7 8PU REV A DESIGN, ACCESS & HERITAGE STATEMENT
To accompany householder planning and listed building consent application for the refurbishment and rear extension to the basement flat at 312 Liverpool Road.
February 2019
AZMAN ARCHITECTS 18 CHARLOTTE ROAD LONDON EC2A 3PB • TEL 020 7739 8191 • [email protected] fig1. Current front of 312A Liverpool Road fig2. Aerial view of the rear elevations of Liverpool Road fig3. OS map of Liverpool Road
1. Introduction. 2. Relevant Policies 3. Site and Surroundings
This document supports the householder planning • PPG15 Planning and Historic Environment Sept 312 ½ Liverpool Road is the basement flat at 312 and listed building consents for 312 ½ 1994 Liverpool Road and is a part of a terrace which was Liverpool Road, N7 8PU. • PPS5 Planning for Historic Environment historically referred as Barnsbury Villas. Barnsbury • St Mary Magdalene (CA06) Conservation Area Villas consist of a terrace of 16 semi-detached 312 ½ Liverpool Road is the basement flat of a Design Guidelines houses, which were built between 1826 and 1869. 19th century Grade II listed property with two other • National Planning Policy Frame work (NPFF) - dwellings occupying the upper floors of the building. March 2012 The property 312 ½ Liverpool Road is situated • Islington Core Strategy - February 2011 between Highbury Station Road and Orleston Road, This planning application seeks to refurbish the and sits north west of Highbury and Islington Station. property and build a small extension at the rear. We believe the proposals outlined in this application adhere to all the relevant planning 0mdocumentation10 20 30 31240 ½ Liverpool Road80m is within St Mary Magdalene and are in keeping with recent planning precedents Conservation Area, one of 39 conservation areas in the area. within the Islington Borough. The area is largely residential with excellent examples of Georgian town houses throughout.
3121/2 Liverpool Road - Design, Access & Heritage Statement - February 2019 385 Page (PL) 1 of 8 00 AZMAN ARCHITECTS 18 CHARLOTTE ROAD LONDON EC2A 3PB • TEL 020 7739 8191 • [email protected] PLAN SCALE 1:1250 @ A4
AZMAN ARCHITECTS 312A LIVERPOOL ROAD NOVEMBER 2016 18 CHARLOTTE ROAD LONDON EC2A 3PB fig4. Historical map from 1848 fig5. Close-up of 1848 historical map
4. Conservation area guidelines
312 ½ Liverpool Road sits within the St Mary where there are special circumstances or where the rooms of the property contribute to the character Magdalene Conservation Area. The Conservation proposal would preserve or enhance the character and appearance of historic buildings and should be Area’s design guidelines note that: or appearance of the conservation area. retained.
6.2 The St Mary Magdalene Conservation Area is 6.23 In order to preserve the scale and integrity an area of special architectural and historic interest, of the existing buildings it is important that rear with a character and appearance that is worthy of extensions are subordinate to the mass and height of protection and enhancement. the main building. Rear extensions will be permitted The area lies north of the North London Line, and has on their merits and only where the scale, design and a character distinct from Barnsbury to the south. materials to be used are in keeping with the existing property and where all other planning standards are 6.7 The Council wishes to retain all statutory and met. Normally, the two-storey part of the extension locally listed buildings together with all other 18th will be on the staircase side of the elevation. and 19th century buildings in the area, and will only grant conservation area consent for their removal Original windows, especially those to the principal
3121/2 Liverpool Road - Design, Access & Heritage Statement - February 2019 Page 2 of 8 AZMAN ARCHITECTS 18 CHARLOTTE ROAD LONDON EC2A 3PB • TEL 020 7739 8191 • [email protected] fig6. Liverpool road listed terraces fig7. 312 Liverpool road front elevation
5. Listing details 6. Planning history
Below is the listing for 310-316 Liverpool Road. There back. Rendered rusticated ground floor with round- There is no record of any planning application is nothing in the proposal that will interfere with the arched openings with keystones. Sash windows relating to 312 1/2 Liverpool Road (basement flat). listed fabric described below: with curved and radiating glazing bars in panelled recess. Steps rise to doorway: fluted 1/4 columned TQ 31300 84698 LIVERPOOL ROAD 635-1/45/560 jambs carrying corniced-heads, radiating 3-light (East side) 17/03/75 Nos.310-316 (Even) and fanlight and original panelled door. 1st floors with sill railings attached to no. 312 (Formerly Listed as: band beneath full-length, square-headed, recessed LIVERPOOL ROAD (East side) Nos.302-328 architraved sash windows. All with bracketed (Even) cornices and incised apron panels. 2nd floor with architraved squareheaded sash windows. Moulded Two pairs of semi-detached linked villas. Early stucco cornice beneath eaves; no. 312, cast iron C19. Stucco over brick; hipped plain tile and slated area railings and window guards of anthemion and roofs with projecting eaves and party-wall stacks. palmette motifs to ground and 1st floors. Side hall entrance with staircase. 3 storeys and (historians file-London Division). basements, 3 windows each. Entrance bay set- Listing NGR: TQ313008469
3121/2 Liverpool Road - Design, Access & Heritage Statement - February 2019 Page 3 of 8 AZMAN ARCHITECTS 18 CHARLOTTE ROAD LONDON EC2A 3PB • TEL 020 7739 8191 • [email protected] fig8. Proposed front elevation fig9. Proposed rear elevation fig10. Existing and proposed floor plans
7. Design, Layout & History
It is thought that the rooms occupying the basement of are proposed to be retained - and refurbished where This will necessitate the removal of the more recent the property were the kitchen quarters of the original necessary - as part of the proposed works. interventions including internal walls, kitchen and the dwelling serving the house above. The flat has been bathroom. unoccupied for approximately fifteen years and the The proposal comprises of the refurbishment of the flat interior accommodation and part of the external fabric as well as building an infill extension to the rear inhabiting The newly refurbished flat will comprise of a double has become heavily dilapidated over those years. the footprint of the ground floor property above (312 reception/living area, a double bedroom, a guest Liverpool Road). The essence of the proposal is to bedroom, a kitchen and a study. The section of the property between grid lines 2-3 forms refurbish the historic fabric to its original state and to the original footprint of the building with the section carry out careful modifications to previous interventions/ between grid lines 1-2 having been added later and is additions with a view to modernize the living space deemed to be of much less historical significance. to a contemporary standard. The intention is to save, preserve and prevent further deterioration of a space Some of the property’s original fabric including the with historical value whilst building new internal wall fireplaces, skirting boards, rear garden doors and floor and fittings which will neither interfere with nor have a boards are currently remaining in their original form and detrimental affect on the original space and materiality.
3121/2 Liverpool Road - Design, Access & Heritage Statement - February 2019 Page 4 of 8 AZMAN ARCHITECTS 18 CHARLOTTE ROAD LONDON EC2A 3PB • TEL 020 7739 8191 • [email protected] fig11. Existing fireplace to be retained fig12. Existing double doors & shutters to be retained fig13. Existing fireplace to be retained
8. Scale & materials 9. Amenity
The proposals comprise of careful repair of the original • The original skirting boards will be repaired and There is a garden to the rear of 312 1/2 Liverpool Road, fabric but removal of all rotten, badly build internal walls. painted. which will not be impacted upon. It is proposed to remove all dysfunctional services and install new services. All new materials will be sensitive the original historic There will be no adverse effect on any neighbour’s fabric. amenity. • The two original fire places and surrounds will be New internal partitions will be built in timber studs kept and repaired. and plasterboard. All new timber work will be painted softwood. • The original external timber glazed doors, panelling and shutters will be kept repaired and painted. The external doors to the new infill extension are proposed tobe slim line aluminium sliding doors, which will result in minimal built impact. • The original floor boards in the double living space will be kept and repaired, sanded and sealed.
3121/2 Liverpool Road - Design, Access & Heritage Statement - February 2019 Page 5 of 8 AZMAN ARCHITECTS 18 CHARLOTTE ROAD LONDON EC2A 3PB • TEL 020 7739 8191 • [email protected] fig14. Existing kitchen fig15. Existing bathroom fig16. Existing joinery
10. Proposed works in detail
i. Removal of dilapidated walls, screens and iii. Removal of dilapidated kitchen fittings v. Historic fabric will be retained & repaired joinery including: fireplaces & surrounds in the front and iv. New infill extension to rear of property within rear living rooms, adjacent cabinets and shelf; ii. Removal of dilapidated bathroom fittings ground floor property’s footprint. timber-framed glazed doors, panelling and shutters.
3121/2 Liverpool Road - Design, Access & Heritage Statement - February 2019 Page 6 of 8 AZMAN ARCHITECTS 18 CHARLOTTE ROAD LONDON EC2A 3PB • TEL 020 7739 8191 • [email protected] fig17. Rear extension infill area fig18. Rear extension infill area II
3121/2 Liverpool Road - Design, Access & Heritage Statement - February 2019 Page 7 of 8 AZMAN ARCHITECTS 18 CHARLOTTE ROAD LONDON EC2A 3PB • TEL 020 7739 8191 • [email protected] Summary
• Designed in alignment with relevant planning policies,in particular Islington Conservation Guidance and the St Mary Magadalene Conservation Area Guidelines.
• Prevention of original historic fabric from falling into further disrepair.
• Removal of substandard existing non-original internal partitions and finishes.
• Retention of all original fabric.
• All materials proposed will be sensitive to the retained historical fabric.
• The proposals will enhance and protect the heritage asset.
• Enhancement of the visual and functional enjoyment of the original listed building.
• Sensitive and appropriately-proportioned and scaled intervention carefully designed to complement the historic building.
• Contemporary addition to the property to better accommodate modern living.
• No impact to the street scape, front elevation or access.
• A positive contribution to a listed terraced house in a conservation area.
• No implications with regards to increased light pollution.
• No negative impact on privacy or overlooking issues.
• High-quality construction built to current building regulations and standards.
3121/2 Liverpool Road - Design, Access & Heritage Statement - February 2019 Page 8 of 8 AZMAN ARCHITECTS 18 CHARLOTTE ROAD LONDON EC2A 3PB • TEL 020 7739 8191 • [email protected]