Design, Heritage and Access Statement 2 Bed basement flat No.16 Duncan Terrace, Islington, N1 8BZ
16 Duncan Terrace London N1 8BZ
t: 020 7704 0619 e: [email protected] Design & Access Statement Page 2 No. 16 Duncan Terrace, N1 8BZ
10.0 Design Proposals Contents 10.1 Amount 10.2 Scale 1.0 Introduction 10.3 Use and Layout 1.1 Proposals 10.4 Existing Basement Level 10.5 Proposed Basement Level 2.0 Analysis: Site Location 10.6 Proposed Front Elevation 2.1 Site Location and Description 10.7 Proposed Rear Elevation 2.2 Aerial Views 10.8 Photographic precedent examples
3.0 Heritage and Historic Context 3.1 No.16 Duncan Terrace 11.0 Design Proposals: Landscaping 3.2 1817 Map 11.1 Lightwells 3.3 1837 Map 3.4 1844 Map 12.0 Design Proposals: Energy 3.5 1872 Map 12.1 Energy 12.2 Refuse Strategy 4.0 Heritage: Conservation Area 4.1 Character of Conservation Area 13.0 Access 4.2 Regents Canal 13.1 Transport 13.2 Inclusive Access 5.0 Analysis: Existing Exteriors 13.3 Summary 5.1 No.16 Duncan Terrace 5.2 External Features 14.0 Conclusions 5.3 Brickwork and Render 14.1 Summary
6.0 Analysis: Existing Interiors 6.1 Internal Details 6.2 Traditional Details
7.0 Analysis: Local Amenity 7.1 Amenity Spaces 7.2 Social and Cultural
8.0 Planning Context 8.1 Planning History 8.2 2011 Planning Consent P110098 8.3 25 October 2011 Planning Submission P112541 8.4 24 July 2012 Planning Submission P121666 8.5 Current proposed 2 bed basement flat layout 8.6 Relevant Islington Council Planning Policies 8.7 Reference Material
9.0 Analysis: Existing Interiors 9.1 Basement Level Design & Access Statement Page 3 No. 16 Duncan Terrace, N1 8BZ
1.0 Introduction
1.1 Proposals
No.16 Duncan Terrace is a four-storey plus basement, Grade II listed property located in Angel, Islington. It forms part of an elegant terrace of Georgian townhouses on the western boundary of the Duncan Terrace Colebrooke Row Conservation Area. Most properties on the terrace are residential - either single- family houses or multiple flats - however in recent decades No.16 Duncan Terrace has been adapted to accommodate B1 office space, including the erection of a single-storey commercial extension to the rear.
Consent was granted on 20th September 2012 (application no. P121666) for the conversion of the existing building from B1 office use into a mixed use development of B1 office and residential use. The scheme is predominantly residential with flats located at the basement, first, second and third floors with the office use being retained at ground floor both in the original part of the property and in the existing C20th single storey rear extension.
Following the granting of planning permission and listed building consent for the scheme outlined above, this new application relates to the increase in floor area of the basement flat. The proposal seeks to increase the size of the flat at basement level in order to provide a two bedroom flat in place of the already consented one bedroom flat. The additional area would come from excavating the ground beneath the late C20th wedge shaped section of the building in line with the extents of the original existing building and along the line of the party wall with No. 15 Duncan Terrace. Subsequently, the external form and scale of the building would remained unchanged. The front elevation would see minor amendments at basement level with the replacement of the existing modern window and door with traditional timber sliding sash windows. The entrance to the flat would be relocated to the elevation perpendicular to the principal facade. These alterations would bring balance to the elevation.
The proposed elevations can be seen in section 10 of this document. The photographs collated in section 10 show a number of precedent examples along Duncan Terrace where the basement and the lightwell have configured in a similar way to that which is proposed for No. 16.
Aerial photo of site location Design & Access Statement Page 4 No. 16 Duncan Terrace, N1 8BZ
2.0 Analysis: Site Location
2.1 Site Location and Description
The property is located on the western side of Duncan Terrace, just to the east of Upper Street. Duncan Terrace runs from City Road in the south to Gerrard Row in the north where it merges with Colebrooke Row. Between these streets, a fine linear public park runs along the route of the former New River. The accompanying images illustrate the principle views of the property as one approaches from either end of Duncan Terrace. It is notable for its additional attic level rather than a typical mansard roof which characterises much of the adjacent terraces.
To either side of the site are Grade II listed residential terraces mostly with long rear gardens. To the rear of the property stands a cluster of mature trees within an adjacent garden. The former Islington Metal Works - a large three-storey brick factory building - sits just to the south west corner of the site.
Image A: Duncan Terrace looking south from Duncan Street (No.16 outlined)
U P P E R S T R E E T
A
C I T Y R O A D B
Key Plan (viewpoints annotated) Image B: Duncan Terrace looking north from City Road (No.16 outlined) Design & Access Statement Page 5 No. 16 Duncan Terrace, N1 8BZ
2.0 Analysis: Site Location
2.2 Aerial Views
Liverpool Road
Upper Street
Upper Street City Road
N City Road N
Image A: Aerial view from south Image B: Aerial view from east
City Road
Upper Street
City Road N
Upper Street N
Image C: Aerial view from north Image D: Aerial view from west Design & Access Statement Page 6 No. 16 Duncan Terrace, N1 8BZ
3.0 Heritage: Historic Context
3.1 No.16 Duncan Terrace The application site originally overlooked a stretch of the New River which was built in 1613 and which ran between Hertfordshire and the New River Head just south of Sadler’s Wells. This brought a supply of clean water to the farmland areas of Islington, its success gradually presenting an attractive location along which to generate residential development.
3.2 1817 Map The earliest map studied, dated 1817, shows the site on an area of open ground - possibly farmland - prior to the introduction of streets or squares in the immediate vicinity. The New River winds its way south, parallel to Islington High Street. Duncan Terrace exists in the form of a short terrace of houses leading from City Road. This is more than likely to have been No.2 to No.10 Duncan Terrace which today features a consistent double-window arrangement at ground floor level and a flat arch detail at first floor level. Following this it appears that No. 11 to No.14 were developed as a continuation of the terrace around 1820.
3.3 1837 Map Some twenty years later a considerable increase in development along the river is notable. Duncan Terrace - including No.16 to No.21 - now extends as Map A: 1817 Map Map B: 1837 Map far north as Duncan Street while a church now stands opposite on the shorter River Terrace.
3.4 1844 Map The 1844 map shows little change to the east of the High Street, but it is around this time that other familiar streets and squares appear to the west, including a more defined Myddelton Square, Cloudesley Square and Gibson Square.
3.5 1872 Map The Catholic church of St. John the Evangelist forms the centrepiece of the later terraces of houses to the north between No.34 and No.45 Duncan Terrace. Previous open ground to the east has now been developed with new streets leading off Colebrooke Row. These include Gerrard Street, Noel Street and Vincent Terrace. To the north, the large Agricultural Hall commenced construction in 1861 stretching between Liverpool Road and Upper Street.
The enclosure of the New River in underground pipes in 1861 allowed the formation of Duncan Terrace Gardens which were unveiled as public gardens in 1893 by the Metropolitan Public Gardens Association. These were re- landscaped in recent years with a wide variety of plants, tree species and enhanced pathways and seating. The gardens continue to form a key link in the linear series of green spaces as the course of the New River traverses the borough.
Map C: 1844 Map Map D: 1872 Map Design & Access Statement Page 7 No. 16 Duncan Terrace, N1 8BZ
4.0 Heritage: Conservation Area
4.1 Character of the Conservation Area
The Duncan Terrace Colebrooke Row Conservation Area was first designated in 1969 and was extended in 1991. The area comprises mainly late Georgian and early Victorian residential terraces, but there are also important commercial uses in the area which contribute to its character. The Regent’s Canal and City Road Basin are also important features, the former emerging from the Islington Tunnel at Vincent Terrace. A small section of the New River Walk also runs through the area. Overall the area has a striking architectural consistency, homogeneity and historic interest, which gives the area its special character and appearance. The importance of these is set out in Islington Council’s Duncan Terrace Colebrooke Row Conservation Area Design Guidelines.
Duncan Terrace lies parallel to Upper Street, stretching from just southeast of the Angel tube station, before merging with Colebrooke Row at its most northerly point. The street is single-sided and separated from the facing terraced housing on Colebrooke Row by a narrow strip of maturing parkland. The parade also marks an edge to a series of Georgian and Victorian terraced streets which are all residential in character. Duncan Terrace and its U P P E R S T R E E T contemporaries consist of uniform, tight-knit terraces, which largely remain E faithful to their intended purpose as dwellings, as recognised by the Duncan Terrace Colebrooke Row Conservation Area. D
The street frontage presented by Duncan Terrace typifies the architectural C consistency and homogeneity of the conservation area. No.16 Duncan Terrace is a bookend to the terrace that runs from No.17 through to No.21. These A B properties are almost identical in form, and are tied together via a strip of render which extends from the basement to first floor level. Other unifying features include: mansard roofs, authentic sash windows, elaborate ironwork to the balconies, fanlights and front lightwells which are protected by cast iron railings. While No.16 also possesses many of these features, it differs in some respects. Distinctive elements include: a projecting front elevation to the main house, a brickwork fourth storey in lieu of a mansard roof, and a three-storey side block through which the building is accessed.
Some of this authentic detailing is now missing from No.16 and a careful C I T Y R O A D strategy for addressing this is set out later in this statement.
Image A: Duncan Terrace Colebrooke Row Conservation Area Map (viewpoints annotated) Design & Access Statement Page 8 No. 16 Duncan Terrace, N1 8BZ
4.0 Heritage: Conservation Area
4.2 Regents Canal
The Regent’s Canal was completed in 1820 and forms part of the first industrial transport network constructed to serve wide areas of the country. It met with immediate success and resulted in the construction of wharves along most of one bank and around Battlebridge Basin (opened in the same year as the canal). The other bank had to accommodate a towpath for the horses to pull the canal boats. The warehouses and industrial buildings reached the water’s edge for the most part, facilitating the hoisting of goods and materials directly into or out of the canal boats. It is these characteristics - the wharf buildings rising sheer from the canal’s edge and the canal towpath clearly separated from adjoining development - that still mark out the special character of the Image A: View of Regents Canal from Colebrooke Row canal and basin today.
Image B: City Road Basin Image C: Colebrooke Row Image D: St. John the Evangelist
Image E: Gerrard Road, looking east as viewed from Colebrooke Row Gardens Design & Access Statement Page 9 No. 16 Duncan Terrace, N1 8BZ
5.0 Analysis: Existing Exteriors
5.1 No.16 Duncan Terrace
The property is a part three-storey, part four-storey townhouse on the western side of Duncan Terrace. It marks the southern end of a terrace of Grade II listed properties at No. 16 to No.21 which were developed between 1828 and 1833. The building was originally two bays wide and semi-detached, with a gap to the adjacent house at No.15. The location of the main entrance was on the south gable elevation of No.16 Duncan Terrace possibly to allow the house to provide a bookend for the row of new properties.
This terrace extended the building line already established by properties at No.1 to No.15 Duncan Terrace further north along the course of the former New River. The properties built at No.16 to No.21 Duncan Terrace form a distinct group from those located at No.22 to No.32 Duncan Terrace, the latter forming a symmetrical block of larger townhouses. The main external differences to No.16 Duncan Terrace are found in the slight forward projection of the façade towards the street, and the inclusion of a fourth storey with two round-headed windows above a moulded stucco cornice and parapet, rather than a slate mansard roof with dormer windows as seen on properties at No.17-21 Duncan Terrace. Image A: Existing Front Elevation Image B: Existing Rear Extension The property was subsequently connected to No.15 by a first floor single- storey side extension above the entrance, allowing access to the rear of the property. This was later expanded to a three-storey single-bay extension, with matching stucco to the ground floor. This side extension now provides the main pedestrian entrance from the street.
Although originally built for residential use, No.16 Duncan Terrace was in commercial occupation for many years, during which time the rear of the site was developed as a single-storey extension over the full depth of the site. The main house was also physically linked to the neighbouring property at No.17 Duncan Terrace for much of that time through an internal opening on each level. Commercial use of the conjoined property appears to have continued through the twentieth century.
In 1993, No.16-17 Duncan Terrace returned to two separate properties, when consent was granted by Islington Council for the restoration of No.17 Duncan Terrace as a single-family dwelling, including the blocking-up of the links with No.16 Duncan Terrace, although clear visible evidence of these is still prominent from within No.16. Up until 2011, No.16 continued to operate under a variety of B1 office uses with numerous internal modifications made to accommodate additional floor loadings.
Image C: Existing Rear Elevation Image D: Existing Adjoining Property at No. 15 Duncan Terrace Design & Access Statement Page 10 No. 16 Duncan Terrace, N1 8BZ
5.0 Analysis: Existing Exteriors
5.2 External Features
Over previous decades, a number of original details to the front and rear elevation have been lost. We propose to reinstate the original lead-detailed fanlight above the main entrance door to match those featured elsewhere along entrances to No.17-21 Duncan Terrace. New discrete external light fittings will replace existing fittings at the front entrance and at lightwell level. Image A: Existing glazed fanlight above entrance door Image B: Example of typical fanlight detail to No.17- The metal railing to the front of the lightwell will be extended further across the of No.16 Duncan Terrace. 21 Duncan Terrace. entrance to provide a more appropriate clear opening width while the existing concrete paving leading to the front door will be replaced with high quality cut stone. The modern casement window to the basement lightwell will be replaced with a more authentic timber sash window. A second timber sash window will be installed in the place of the existing modern entrance door. An authentic timber framed glazed entrance door will be installed in the elevation perpendicular to the main facade affording access to the new proposed entrance lobby.
First floor balcony railings also presently feature less elegant designs and these will be replaced with a more authentic design, again to match those at No.17-21 Duncan Terrace. Rear windows at first floor level will have the existing steel bars removed, while a rear window at third floor level will be replaced with a more authentic timber sash window.
5.3 Brickwork and Render
Brickwork to the front elevation is currently a dark cement that will be repointed using a traditional lime mortar. The render moulded cornice at third floor level Image C: Existing balcony railing at first floor level of Image D: Example of typical balcony railing detail to Image E: Stained and discoloured brickwork to is to be repaired and repainted, as is the rusticated render band at ground floor No.16 Duncan Terrace.. No.17-21 Duncan Terrace. rear of No.16 Duncan Terrace. and basement levels.
Brickwork to the rear elevation has been badly stained due to leaking rainwater pipes over a sustained period. This will be cleaned down generally and brickwork made good while maintaining its aged patina in order to preserve its original Georgian character. Any plastic rainwater pipes will be replaced with traditional cast iron versions. Overall, this restoration will improve the contextual appearance of the rear facade of the terrace as seen from the rear gardens of surrounding properties.
Image F: Existing rear windows of No.16 Duncan Image G: Existing rear windows of No.17 Duncan Image H: Existing cast iron railings to No.17 Terrace with metal bars. Terrace. Duncan Terrace. Design & Access Statement Page 11 No. 16 Duncan Terrace, N1 8BZ
6.0 Analysis: Existing Interiors
6.1 Internal Details
The existing interiors have been the subject of an unfortunate series of modifications over previous decades resulting in the loss of most original features. The majority of existing windows retain their original frames, sashes, architraves and timber shutters. The main internal staircase appears to be original between ground and third floors, albeit with modern floor finishes and metal nosings. The staircase also sees the addition of modern strings on all flights and irregular newel posts on some landings. These will be modified in line with traditional detailing.
Original room proportions have been compromised in some locations bythe introduction of lightweight office partitions, steel columns and downstand beams that have been boxed out in plasterboard.
Image A: Existing timber balustrade to internal Image B: Existing window to ground floor Image C: Detail of existing timber shutters to ground staircase. including architrave and shutters. floor with modern suspended ceiling.
Staircase Study: A study of the varying balustrade details to the existing staircase Image D: Modern storage cupboard in recess to Image E: Detail of existing door architrave. Image F: Detail of boxed out steel column and steel previous connection to No.17 Duncan Terrace. beam to first floor office. Design & Access Statement Page 12 No. 16 Duncan Terrace, N1 8BZ
6.0 Analysis: Existing Interiors
6.2 Traditional Details
Due to the extent of modern interventions carried out throughout the building’s interiors, virtually none of the original Georgian cornicing, mouldings, or skirtings remain. As part of the design strategy of the proposed refurbishment of the property, we propose to reinstate cornices, architraves, skirtings and door leafs as indicated in Section 10.0 of this statement. Visits have already been made to adjacent properties in order to establish the authentic character and detail of such features and it is proposed that these will be replicated in No.16 Duncan Terrace wherever appropriate. The images shown on this page are of details in the adjoining property, No. 17 Duncan Terrace, which have been identified as setting the precedent for the reinstatement of the historic detail at No. 16 for the cornices and skirtings. New doors at 16 Duncan Terrace will also follow the style of door leaf at No. 17 Duncan Terrace with a four panel recessed panel leaf at basement and third floors and a six panel leaf at ground, first and second floors.
As illustrated in Section 9.0 of this statement, the extent of previous interventions in No.16 also means that no original fireplace surrounds remain and openings have been blocked up. Our intention is to reinsert traditional fireplaces to their original locations as indicated on the accompanying drawings. These will be of a Image A: Example of staircase balustrade at No. 17 Image B: Example of window at No. 17 Duncan Image C: Detail of fireplace surround at No. 17 design and size that is appropriate to the original hierarchy of each level of the Duncan Terrace. Terrace. Duncan Terrace. house.
Generally, existing sliding sash windows, timber shutters and surrounds will be refurbished with authentically detailed timber panels installed below openings where appropriate.
Modern steel beams and columns that have previously been inserted into all main rooms in the house will be opened up and removed as they are no longer necessary and disturb the original integrity and proportion of rooms. Lowered ceilings will also be removed as part of the refurbishment to restore original room heights.
Image D: Example of plaster cornices at No.17 Image E: Example of timber skirting at No.17 Image F: Example of plaster mouldings to ceiling of Duncan Terrace. Duncan Terrace. No.17 Duncan Terrace. Design & Access Statement Page 13 No. 16 Duncan Terrace, N1 8BZ
7.0 Analysis: Local Amenity
7.1 Amenity Spaces
A wide variety of recreational and family-based activities are available throughout the year in nearby parks, waterways and green spaces.
Duncan Terrace Gardens A linear park with a raised grass area and herbaceous borders, it is linked to Colebrooke Row Gardens to the north. Duncan Terrace Gardens features: • raised lawn and shrub beds • herbaceous beds and notable plane trees • accessible entrances at City Road and Duncan Street • an accessible boardwalk through woodland area Image A: Islington Green Image B: Islington Green • seating benches
Features of the adjoining Colebrooke Row Gardens include: • rock gardens • shrub beds • notable plane trees • seating benches
Islington Green A compact triangular plot formed by the convergance of Upper Street and Essex Road, Islington Green provides a valuable green space with a variety of lawns and mature trees providing shade to its banks of contemporary seating. Changes have been made to the paved area of Islington Green to make it a more pedestrian-friendly and cycle-friendly street. These improvements make it more Image C: Regents Canal tunnel Image D: Regents Canal towpath attractive, easier, safer and create a shared-use surface for pedestrians and cyclists, creating opportunities for nearby restaurants to accommodate outdoor dining.
Regents Canal Regent’s Canal, the route of which separates Duncan Terrace Gardens from Colebrooke Row Gardens, runs through the southern part of Islington and includes City Road Basin. The canal is one of the most significant historical features in the conservation area. It offers long stretches of towpath that extend in both directions across the borough, linking Mile End Park, Victoria Park, Shoreditch Park, Duncan Terrace Gardens with Regents Park and Paddington Basin to the west.
Duncan Terrace is uniquely and conveniently located within a short walk of each of these attractions that contribute to the character of its setting. Image E: Duncan Terrace Gardens Image F: Colebrooke Row Gardens Image G: Colebrooke Row Gardens Design & Access Statement Page 14 No. 16 Duncan Terrace, N1 8BZ
7.0 Analysis: Local Amenity
7.2 Social and Cultural
To the north and west of the site Liverpool Road, Upper Street, Islington Green and Islington High Street offer a wide variety of retaurants, retail stores, local council offices (Islington Town Hall) and church services.
Social and cultural amenity in the local area includes the Grade II listed Union Chapel to the north which stages a variety of more intimate musical performances throughout the year.
The Screen on the Green cinema at Islington Green presents a programme of independent and international films, while the larger multiplex at the nearby N1 shopping centre provides a wide choice of popular films.
The renowned Almeida Theatre, just off Upper Street, presents a diverse range of drama performances as well as offering an innovative education and community programme to make theatre more accessible to young people.
The contemporary Angel Building at the junction of City Road and St. John Street represents a high quality office development notable for its innovative and sustainable re-use of an unattractive commercial building and for its shortlisting for 2011’s Stirling Prize. Design & Access Statement Page 15 No. 16 Duncan Terrace, N1 8BZ
The plans describing the proposed enlarged layout for the basement flat, the street will improve the building’s presence on Duncan Terrace. 8.0 Planning Context which is the subject of this application, can be found in section 10 of this document. The layout describes the extension of the existing basement Policy D24: In considering applications for extensions and refurbishment in 8.1 Planning History to the side, excavating the ground beneath the late C20th wedge shaped conservation areas, the Council will normally require the use of traditional extension at the ground floor of 16 Duncan Terrace, as has previously materials. For new development, materials should be sympathetic to the The property at No.16 Duncan Terrace has been included on the Secretary been proposed and consented in planning application P110098. The character of the area, in terms of form, colour, texture and profile. of State’s Statutory List of Buildings of Special Architectural or Historic current scheme proposes a lesser amount of excavation than that shown The current proposals follow this approach. Interest since 1972 at Grade II and is located within the Duncan Terrace in the consented application, P110098. The remainder of the property will Colebrooke Row Conservation Area. The preservation and enhancement of remain as per the consent granted on 20th September 2012. Policy D31: The Council wishes to see the preservation, retention and areas of special architectural or historic interest are seen as key elements reinstatement of front boundary railings, boundary walls and traditional of Islington’s character. iron work in conservation areas and ornamental balconies are an important 8.6 Relevant Islington Council Planning Policies feature of the streetscene. The new balcony railings proposed as part of During modern times No.16 Duncan Terrace has been adapted to Policy D11 of the UDP advises that alterations and extensions should this application will be of a pattern that matches those of neighbouring accommodate B1 office space, including the erection of a single-storey respect the architectural character and detail of the original buildings: buildings. commercial extension to the rear. Extensions and alterations should generally be carried out in the same style and with the same or compatible materials as the original building, The proposals have been developed based on an understanding of the 8.2 2011 Planning Consent P110098 although in some cases good modern design, respecting the character of historic evolution of the building and its context. The application promotes the original building will be acceptable. a residential-led mixed-use scheme that carefully reveals and restores the Planning permission was sought in January 2011 for the demolition of the The approach taken with the proposals is that the alterations to the existing significant heritage values of the building. The proposed works aspire to a existing single-storey rear extension, the extension of the existing basement building see the removal of many modern unsympathetic interventions, quality of design and execution which will serve to enhance the character of to the side and rear and the change of use from office (B1) to a single- the renovation of many authentic details and the reinstatement of several the conservation area and which will sustain the active use of the property family dwelling (C3). Consent was granted in April 2011 with a number of original features. for the future. conditions. The property was subsequently sold in July 2011 and is now the subject of this planning and listed building application by our client. Policy D39: The Council will seek to ensure that external or internal works The proposed scheme presents a significant opportunity to carefully or changes of use to buildings on the statutory list do not adversely affect conserve damaged historical features, replace lost details and enhance a 8.3 25 October 2011 Planning Submission, Ref. P112541 their character or appearance. The Council will also ensure that their previously neglected and under-used listed building, securing its future in setting is protected or enhanced: its originally intended and viable use. Planning permission and listed building consent was sought on 25th October 2011 for change of use from B1 office use to mixed use including ii) wherever possible existing detailing or other features in character with 8.7 Reference Material B1 and residential. The application was refused on 27th April 2012 on the the building are preserved, repaired or, if missing, replaced; grounds of the proposed subdivision to the basement and third floors; the The scheme design strategy has been developed with regard for the removal of the staircase to the basement; the enlargement of the ground Generally the Council recognises that often the best use for a building following publications:- floor opening between the entrance hall and the stairwell and the location is that which it was designed for and will seek to retain public houses, of the new services being harmful to the “significance of the designated shops and workshops in appropriate uses which will not diminish their Islington Council Unitary Development Plan (2002) heritage asset by virtue of loss of historic fabric” and would cause harm “to special interest. The removal of individual established uses within the Islington Council’s Urban Design Guide (Dec. 2006) the original plan form and retained fabric”. conservation area will not be permitted where they contribute to its Islington Core Strategy (Feb. 2011) character. Duncan Terrace Colebrooke Row Conservation Area Design Guidelines 8.4 24 July 2012 Planning Submission, Ref. P121666 As with the overall terrace, the property would originally have been Planning Policy Guidance (PPG15) Planning & the Historic Environment intended for residential use, rather than solely for commercial purposes as Following a meeting between Scott Architects and the design and seen over previous decades. The current proposals are in conformity with conservation and planning officers from Islington Council on the 11th June, these uses. where Scott Architects presented a set of revised plans which addressed the reasons cited for refusal in the planning decision notice, revised planning Policy D8: Railings, boundary walls, steps and paving should be well and listed building applications were submitted on 24th July 2012. Consent designed and should be carefully chosen to relate in design to adjacent was granted on 20th September 2012. properties and to the street itself. Traditional railings and ironwork are another important feature of the conservation area. The Council will 8.5 Current proposed 2 bed basement flat layout encourage owners to maintain and reinstate traditional designs. A new cut stone-paved entrance area and authentically detailed railings to Design & Access Statement Page 16 No. 16 Duncan Terrace, N1 8BZ Design & Access Statement Page 17 No. 16 Duncan Terrace, N1 8BZ Design & Access Statement Page 18 No. 16 Duncan Terrace, N1 8BZ
9.0 Analysis: Existing Interiors
9.1 Basement Level
The accompanying images illustrate the current condition of interior spaces at basement level. Offices, a staff toilet and a kitchenette to the rear are accessed via a modern staircase leading from the main internal staircase. Access is also provided externally via a metal staircase in the front lightwell.
The rear lightwell is accessed from this level through the existing rear kitchenette. Within the lightwell is housed a heating services enclosure. Internal rooms are noted for moderate natural light levels and surface-mounted gas and electrical services fixed at high level on walls.
No original windows or doors remain at this level and a modern steel framework has been inserted to support floor loadings at ground floor level.
Image A: Existing basement window to front lightwell. Image B: Existing kitchenette to rear of basement. Access leads to the rear lightwell.
Image C: Existing modern staircase between Image D: Existing modern window to rear office. Electrical services cupboard to left hand side. ground level and basement. Design & Access Statement Page 19 No. 16 Duncan Terrace, N1 8BZ
10.0 Design Proposals
10.1 Amount
The proposed development increases the area of the consented basement flat (P121666) from 51.6sqm (GIFA) to 85.6sqm (GIFA), an increase of 34m2. The increase in floor area will allow for a 2 bed flat layout. The additional area will come from the excavation of the ground beneath the ground floor entrance hall and corridor of 16 Duncan Terrace. The precedent for this amount of excavation has been established by a previously consented application (P110098) where
the increased space at basement level was used as a kitchen / dining / living area as part of a larger single family dwelling.
10.2 Scale
The scale and massing of the existing building, as perceived from outside, would remain as existing; the additional area being provided by excavating beneath the existing ground floor and as such not affecting the existing external form, scale or appearance of the building. An ancilliary services enclosure within the rear lightwell will be removed to provide a usable amenity space for the
residential unit at basement level. Image A: Existing Long Section A 10.3 Use and Layout
Modern interventions such as office partitions and an incongruous steel
framework will be removed from the existing building in order to reinstate the ATTIC AREA original room proportions as much as possible and to allow the refurbishment
and re-instatement of authentically detailed interior features. BEDROOM LIVING ROOM
The late C20th wedge shaped section of building, which tapers from the street elevation to the rear elevation, provides additional area for: a separate BEDROOM LIVING ROOM entrance / utility space; a bathroom and an extension to an existing room which would serve as one of the two bedrooms for the proposed 2 bed layout.
EXISTING OUTBUILDING EXISTING REAR The remaining spaces would be configured much as the consented 1 bed layout TO NO.17 DUNCAN EXTENSION TO NO.17 BEDROOM LIVING ROOM TERRACE DUNCAN TERRACE (P121666, 20th Sept 2012) with the living room at the front of the property and the second bedroom at the rear opening onto the courtyard. The flat would have a separate access to the rest of the residential units via the external stair OFFICE OFFICE in the front lightwell. The internal stair from basement to ground, although not original, would be retained but would be closed off at ground floor and would OFFICE OFFICE MEETING RECEPTION TEA not be used for access. TERRACE BEDROOM LIVING ROOM LIGHTWELL VAULT
The layout of the remaining accommodation over ground, first, second and third
Benchmark Title floors within the building will remain as per the consented scheme (P121666). Benchmark Elevation
ImageGeneral notes B: ProposedKey Long Section A Title C Copyright 2011 PROPOSED KEY PLAN All elements of work and materials are to comply with A-E-G-02 Statutory Regulations and British Standards. PROPOSED
This drawing is to be read in conjunction with all other relevant WORK TO EXISTING CONSTRUCTION 36 Gibson Square, London N1 0RB SECTION A-A documentation including that produced by other consultants. scott tel: +44 (0)20 77040619 A-S-G-01 architects email: [email protected] ORIGINAL CONSTRUCTION Project Drawn Date Drawn by Checked by Duncan Terrace 14.09.11 TS BC SITE BOUNDARY 16 Duncan Terrace Project Number Scale Original sheet size London N1 8BZ 0 1 2 3 4 M 1103 1:100 A3 P1 24.10.11 PLANNING ISSUE BC Drawing Status Drawing Number Rev Rev Date Revision By PLANNING B1/OfficeCAD FILE: 1103-S-Sections General R00.01.vwx Space SA1103-A-S-G-01 P2
Residential Design & Access Statement Page 20 No. 16 Duncan Terrace, N1 8BZ
10.0 Design Proposals 10.4 Existing Basement Level An array of services pipework runs at high level throughout rooms to a large
services plant in the rear lightwell. Modern interventions to the fabric of the building have been made through the insertion of steel beams and columns to increase the capacity of the floors for commercial use.
The accompanying series of images illustrates the status of each existing doorway at basement level.
Door D01: Modern architrave, Door D02: Modern architrave, Door D04: Modern architrave, frame and door leaf to Kitchen frame and door leaf to Kitchen frame and door leaf to WC B1.1 to B1.1 to be removed and replaced B1.1 to be removed. be removed.
with authentically detailed painted
timber framed glazed door
Door D05: Modern architrave, Door D06: Modern architrave, Door D07: Modern architrave, frame and door leaf to Office B1.1 frame and door leaf to Office B1.2 frame and door leaf to Office B1.2 to be removed. to be removed. to be removed and replaced with authentically detailed painted timber sash window.
Image A: Existing Basement Level
Design & Access Statement Page 21 No. 16 Duncan Terrace, N1 8BZ
01 Rear Lightwell 10.0 Design Proposals Existing services enclosure to be removed and render finish to walls 04 Front Lightwell 10.5 Proposed Basement Level made good. Horizontal timber New high quality cut stone to be battened screen to be added to rear installed to lightwell. Existing staff services and office use are to be replaced by a two-bed flat, accessed directly from the front lightwell via the existing wall of lightwell. Existing light fittings to be replaced external metal staircase. The front lightwell is to be re-landscaped with high quality cut stone and selected planting while the Modern steel beams and columns to with new minimal fittings. existing vaults are to be re-used as storage space. The rear lightwell is to be cleared of existing services and re-landscaped with be carefully removed and surfaces access provided via double doors from bedrooms 1 and 2. The modern staircase that connects to the ground floor level is retained as made good. 05 Vaults are the principal masonry walls in order to maintain the legibility of the proportions of the original plan form. The two bedrooms are Cut stone paving to be installed with Existing vaults to be re-opened and arranged around the rear courtyard to avail of access to a newly landscaped terrace. The living, kitchen and dining areas are located variety of planting. used as storage space. Plaster to at the street end of the flat. The opening between the living / dining space and the kitchen will be defined by a downstand to help Existing light fittings to be replaced be applied to new cavity drained maintain the original proportions of the principle rooms. A sliding / folding screen will divide the spaces when necessary. Having with new minimal fittings. tanking system fixed to existing consulted with MLM building control consultants they have advised that in order to facilitate the removal of subdividing partitions Rainwater and services pipework to brickwork walls and ceiling. from the plan, which will improve the legibility of the original layout, it will be necessary to install sprinklers to the basement flat. be replaced with cast iron goods and We would propose to use a Tyco (or similar) type concealed sprinkler which comes complete with a white cover plate which finishes layout rationalised. 06 Hallway flush with the ceiling, concealing the sprinkler operating components above the ceiling. Existing modern timber staircase 02 Bedroom 2 is retained. The space beneath Existing lowered ceiling to be the stairs will be used as additional removed and new plasterboard storage. The toilet is to be removed ceiling to be installed. and all surfaces made good. Timber 01 02 03 04 05 Modern steel beams and columns to flooring and minimal timber skirtings be removed & surfaces made good. to be installed. Existing modern window to be Existing modern ceiling to be removed and structural opening removed and new plasterboard lowered to floor level. Timber framed ceiling to be installed. fireplace bin bin LIGHTWELL glazed double doors to be installed to provide access to lightwell terrace. 07 Bathroom BEDROOM 2 LIGHTWELL VAULT Timber flooring and minimal timber New bathroom with recessed LIVING ROOM skirtings to be installed. panelled door and timber architrave. Recessed panelled door and timber Modern bathroom appliances to be architrave to be installed. installed. New airing cupboard. STORE 03 Living Room 08 Bedroom 1 DINING ROOM VAULT HALL Existing modern window to As bedroom 2 BEDROOM 1 be removed and structural opening lowered. Timber framed 09 Kitchen BATHROOM authentically detailed sliding sash New kitchen with folding sliding window to be installed. Existing screen and new appliances. KITCHEN ENTRANCE door to be replaced with second sash window. 10 Entrance Timber flooring and minimal timber New entrance with glazed door skirtings to be installed. 08 06 07 09 10 Existing modern ceiling to be General Note: Separating floor above to removed and new plasterboard be enhanced to provide impact and airborne ceiling to be installed. sound insulation in accordance with Building Image B: Proposed Basement Level Regulations. General notes Key Title Recessed panelled timber doors C Copyright 2012 PROPOSED Areas of basement affected by damp to be All elements of work and materials are to comply with SITE BOUNDARY Statutory Regulations and British Standards. BASEMENT FLOOR PLAN This drawing is to be read in conjunction with all other relevant and architrave to be installed. PROPOSED 36 Gibson Square, London N1 0RB treated by specialist. Exact proposals to be documentation including that produced by other consultants. tel: +44 (0)20 77040619 2 BED LAYOUT email: [email protected] WORK TO EXISTING CONSTRUCTION Project Drawn Date Drawn by Checked by 16 Duncan Terrace Contemporary fireplace and stone determined following further opening up. ORIGINAL CONSTRUCTION 25.10.12 MWJ - 16 Duncan Terrace Project Number Scale Original sheet size N 0 1 2 3 4 5 M London, N1 8BZ 1103 1:50 A3 Ceiling sprinkler system to be installed to - 30.10.12 ISSUED FOR INFORMATION MWJ Drawing Status Drawing Number Rev hearth to be installed. CAD FILE: SA1103-JC-Plans-R00.04.vwx Rev Date Revision By INFORMATION SA1103-A-P-G2-B1 - comply with fire regulations. General notes Design & Access Statement Page 22 No. 16 Duncan Terrace, N1 8BZC Copyright 2011 All elements of work and materials are to comply with Statutory Regulations and British Standards. This drawing is to be read in conjunction with all other relevant documentation including that produced by other consultants.
CAD FILE: 1103-E-Elevations General R00.01.vwx Key 01 Terrace 10.0 Design Proposals Frameless clear glass balustrade 01 02 03 to terrace set back min. 2m from 10.6 Proposed Front Elevation parapet.
02 Brickwork Existing brickwork to front elevation to be repointed with traditional lime mortar.
03 Render Existing render to be repaired and repainted. 03 04 Lightwell New window to be installed in adjusted opening. Existing modern window to be replaced with timber framed sliding sash window with lowered sill. Cut stone paving to be installed in lieu of existing hard ground surface.
05 Fanlight Existing plain fanlight to be replaced with authentically detailed fanlight to match adjacent properties.
06 Balconies 06 Existing modern balustrades to be replaced with authentically detailed metal balustrades. 03 05 07 New Entrance The new entrance is provided as part of the proposed 2 bed flat 0 1 2 3 4 M development. The land under the external paved area at ground floor between the public highway and the front entrance door to No.16 Duncan Terrace is exavated to provide a new 04 entrance lobby.
P2 06.07.12 PLANNING ISSUE MWJ P1 24.10.11 PLANNING ISSUE BC 07 Rev Date Revision By Drawing Status PLANNING
36 Gibson Square, London N1 0RB tel: +44 (0)20 77040619 Image A: Proposed Front Elevation email: [email protected]
Project Duncan Terrace 16 Duncan Terrace London N1 8BZ
Title PROPOSED FRONT ELEVATION THROUGH LIGHTWELL
Drawn Date Drawn by Checked by 15.09.11 TS BC Project Number Scale Original sheet size 1103 1:100 A3 Drawing Number Rev SA1103-A-E-G-01 P2
Design & Access Statement Page 23 No. 16 Duncan Terrace, N1 8BZ
01 Terrace 10.0 Design Proposals Frameless clear glass balustrade 03 02 01 to terrace set back min. 2m from 10.7 Proposed Rear Elevation parapet.
02 Brickwork Existing brickwork to rear elevation to be cleaned down generally to remove staining. Brickwork to be repointed with traditional lime 09 mortar.
03 Render Existing render to be repaired and repainted. 06 04 Flue New boiler flue outlet to be installed. 08 05 Lightwell Existing modern window to be replaced with full height timber framed glazed doors to Bedroom. 06 04 Obscure glazing to be installed to existing modern office windows. Cut stone paving to be installed in lieu of existing concrete paving. Horizontal timber battens to be 07 installed to office elevation opposite.
06 Vent 07 New airbrick to be installed to match 06 colour of existing brickwork or render.
07 Railings Existing metal bars to be removed 03 from windows and reveals made good. 06 08 Services Pipes Existing plastic rainwater goods and SVP pipe to be replaced with cast 05 iron goods and layout rationalised.
09 Window Simple sliding sash window to be replaced with traditional timber framed sliding sash window to match existing. Image B: Proposed Rear Elevation
Design & Access Statement Page 24 No. 16 Duncan Terrace, N1 8BZ
10.0 Design Proposals
10.8 Photographic precedent examples
No.3 Duncan Terrace - Entrance door beneath lightwell No.54 Duncan Terrace - Glazed entrance door beneath lightwell No.44 Duncan Terrace - Glazed entrance door beneath lightwell No.34 Duncan Terrace - New glazed entrance door and window crossover at ground floor. 2 sash windows in lightwell crossover at ground floor. 2 sash windows in lightwell crossover at ground floor. Single sash window in lightwell beneath lightwell crossover at ground floor. 1 sash window
No.31 Duncan Terrace - New glazed entrance door beneath No.28 Duncan Terrace - Glazed entrance door beneath lightwell No.27 Duncan Terrace - Entrance door with fan light beneath No.22 Duncan Terrace - Entrance door beneath lightwell lightwell crossover at ground floor. 2 sash windows in lightwell crossover at ground floor. 2 sash windows in lightwell lightwell crossover at ground floor. 2 sash windows in lightwell crossover at ground floor. 2 sash windows in lightwell Design & Access Statement Page 25 No. 16 Duncan Terrace, N1 8BZ
11.0 Design Proposals: Landscaping
11.1 Lightwells
The existing metal staircase to the front lightwell will be retained and refurbished and the existing concrete paved surface will be replaced with high quality cut stone. Discrete storage for refuse bins will be incorporated at one end. The two existing vaults below the pavement are to be refurbished with new timber framed glazed doors installed in a new opening. Together these enhancements will reactivate the use of a previously neglected space.
The rear lightwell is currently part-occupied by a services plant enclosure. This is to be removed, wall surfaces made good and the lightwell then landscaped with a variety of planting and timber decking, with access provided through new timber framed glazed doors from the proposed basement flat.
Examples of formal planting and cut stone samples.
Examples of timber decking options to terrace, with frameless glass balustrade. Design & Access Statement Page 26 No. 16 Duncan Terrace, N1 8BZ
12.0 Design Proposals: Energy
12.1 Energy
The existing property is a Grade II listed building in the Duncan Terrace Colebrooke Row Conservation Area. Options for the upgrade of the existing fabric of the building - double glazing or thermal dry lining for example - are not appropriate in this instance. Any new work to the building as part of the refurbishment will comply with or exceed current Building Regulations standards, as required for Listed buildings.
It is intended that additional thermal insulation is installed at roof level and acoustic insulation is to be included between floors to comply with Approved Documents Part L and Part E. The refurbishment of existing windows including brush seals will assist in reducing heat loss whilst also allowing natural ventilation of rooms.
Lighting will employ low energy lightbulbs and high efficiency boilers willbe used for heating each individual unit.
12.2 Refuse Strategy
As the proposed scheme includes three 1-Bed flats and one 2-bed flat, the refuse storage provision allows for 0.15m3 for the 1-Bed units and 0.2m3 for the 2-Bed unit. 50% of this storage will be for recycled waste in compliance with Islington Council’s current policy. Wheelie bins for the three upper level residential units are to be located inside the street railings on a level area, well within 10m of the street. Separate refuse and recycling bins for the basement unit are to be located within the lightwell and will be brought to street level on collection days. All residential units will also be provided with 3-compartment recycling bins within kitchen areas.
Separate refuse and recycling storage will be included for the commercial use at ground floor level. Design & Access Statement Page 27 No. 16 Duncan Terrace, N1 8BZ 43 Friern Barnet Library 341 Bus services from Islington (Angel station) Angel Road Superstores 56 Colney Hatch Lane 476 Whipps Cross Route finder 214 Northumberland Park Roundabout Day buses Muswell Hill Broadway Highgate Village Tottenham Lansdowne Road Leyton Route towards stops North Road Town Hall Baker’s Arms Highgate Bruce Grove 4 Archway UT, Y, Z 4 West Green Road Waterloo B, G, H, N Highgate West Hill Black Boy Lane LEYTON Archway Seven Sisters 19 Battersea Bridge B, F, M, N Dartmouth for Whittington Hospital Harringay Green Lanes Lea Bridge Road Finsbury Park P, Y, Z Park Hill South Tottenham 30 Hackney Wick T, U, Y, Z Upper Holloway 19 Marble Arch B, F, N, R Stamford Hill Broadway Clapton Parliament Hill Fields 153 Manor House Lea Bridge Roundabout 38 Clapton C, K, P, X Highbury 73 38 Victoria A, D, E, F, M Tufnell Park Holloway Barn Stoke Finsbury Park 43 Friern Barnet J, Y, Z Local Bus Network Nag’s Head Stoke Newington Newington 13.0 Access London Bridge B, G, H, N High Street Common Pembury Road HOLLOWAY Highbury Grove 56 St. Bartholomew’s Hospital A, D, E, G, H Newington Green Dalston Whipps Cross C, K, UT, X Holloway Road Holloway Road Kentish Town for Arsenal Emirates Stadium Lane 73 Stoke Newington C, K, T, U, X Liverpool Road Hackney Victoria A, D, E, F, R St Paul’s Baths Road 153 Finsbury Park P, V Westbourne Highbury & Islington Mildmay Dalston 13.1 Transport Liverpool Street M, W Road Park Junction Hackney Homerton 205 Bow Church H, S Kentish Town Road Downs Hospital Prince of Wales Road Islington Town Hall Paddington J, R Barnsbury HACKNEY 394 214 Highgate Village J, R Hemingford Arms Essex Road C N K E Hackney L Liverpool Street H, S T Pentonville Prison O GASKIN ST. E U PACKINGTON Central E
D 274 Lancaster Gate UT, V R E THEBURTON STREET 30 T S STREET S L D 341 Angel Road Superstores C, K, P, X E Z Y Graham R Islington Duncan Terrace is within easy access of a high level of public transport, being Caledonian Road OA A Morning Lane E R Hackney Wick Waterloo A, D, E, F, M York Way R Business Green S L P T O Road Eastway & Barnsbury I P P A E V Design Centre C X T U E D E 394 Homerton Hospital H, W E R S ’S S R ES Richmond Road P B T. 476 Euston A, D, E, F, R Agar Grove O W
O within two minutes walk of Angel tube station to the west. To the south, City BRO O Copenhagen Street L M Northumberland Park C, K, T, U, X FIEL R W D ST. D E D Camden Road K A ST. R E DLE O Islington LPUD O G O TO A O R A N1 T S R Police Station D E S V B Shopping E A A Lansdowne Road P E I Y R Road and St. John Street are served by a number of bus routes between west L N Night buses Centre N T O O Camden Town S E X D C V 205 Regent’s Park M E Broadway Market Route towards stops Sainsbury’s A D for The Zoo D C R UN Bow Church E CA N19 Clapham Junction B, F, M, N P N S GER Mornington Crescent P T. R KET E AR L MAR U D and north London, Old Street and the City. There is also a Barclays Cycle Hire CHAPE C ROA Finsbury Park P, Y, Z St Pancras D Whiston Road Kingsland Road F A R W
T R International O
E G N38 Victoria A, D, E, F, M E E T R
R Bow Road and King’s Cross T . E Walthamstow C, K, P, X St John’s Wood S T N VIN Kingsland Road Geffrye Museum S K CENT U A TERRACE O Lord’s Cricket Ground H C for Hoxton O WHIT G station on Torrens Street approx. 150m from the property. N41 Tottenham Hale P, Y, Z E LION I N STREE R T H U B
N Trafalgar Square B, F, M, N N Angel D E E L L O King’s Cross O LA T O Mile End Park Road T R S St Pancras Caledonian Road G C T Crondall Street Hoxton Street Market A R N E
N73 Victoria A, D, E, F, R I E
Warren Euston B
476 S L T International S Walthamstow C, K, T, U, X Street Square I H NTONVILLE ROAD C PE S G ITY t O R Mintern Street S OA New North Road Stepney Green R J W D O J PS E H M L T EN L N Regent’s Park . OW R EET D Euston King’s Cross STR UT . City Road Whitechapel Royal London Hospital Baker Street University College Hospital Rosebery Avenue Windsor Terrace for Madame Tussaud’s Sadler’s Wells Theatre Moorfields Eye Hospital 13.2 Inclusive Access 205 Marylebone St John Goswell Road Aldgate East Paddington Gower Street Mount Pleasant Street Old Street Bond Oxford Tottenham Bloomsbury Street Theobald’s Road Aldgate Street Circus Court Road for British Museum Gray’s Inn Road Holborn Clerkenwell Road Barbican 214 No amendments are proposed to the existing access arrangements to the 153 Marble Arch 30 Piccadilly Circus Barbican Centre Moorgate Liverpool Chancery Lane Finsbury Square Street building. The approach to the front entrance is via the existing public pavement CITY Lancaster Gate Cambridge 56 Circus 274 Green Park Holborn Circus St Bartholomew’s Museum of London on Duncan Terrace. The existing external surface inside the railings is concrete Hospital Hyde Park Corner Bank for Buckingham Palace New Fetter St Paul’s King William Street Knightsbridge Aldwych Lane Grosvenor Place for Covent Garden and paving and this will be replaced by high quality cut stone to provide a smooth , London Transport Museum St Paul’s Cathedral Sloane Square Victoria Fleet Street Ludgate Circus New Change Monument even surface. Chelsea Old Town Hall 38 73 Chancery Lane for City Thameslink Cannon Street River Thames Battersea Bridge Waterloo County Hall for South Side 19 London Aquarium and London Eye Waterloo London Bridge for IMAX Cinema and Southbank Centre 43 for Guy’s Hospital Information correct from 3 September 2011 341 4 and London Dungeon From here there is level access to the main entrance hall which is generous in © Transport for London TfL20724.08.11 width. There are two existing risers to the main staircase which will be retained in their current position, although these will be widened considerably which may facilitate a potential stair hoist in future. No changes are proposed to the existing internal staircase.
Access to the rear office area will be via the existing ramps leading from the entrance hall to the lower level. An additional wheelchair accessible staff toilet will be installed within the office reception area.
13.3 Summary Bicycle Scheme • The communal staircase within the scheme is to be retained and refurbished with no modifications to its flights. • The proposed works to the rear lightwell/terrace area will have a firm, level and smooth surface in a high quality material. • The proposed new garden terrace and basement courtyard will be accessed via level thresholds. • The width of the original doorways and hallways within the house will remain as existing. Where new openings are provided they will be detailed to provide clear doorway widths of 775mm or wider when approached head on and 800mm when the approach is not head-on. • Walls in new bathrooms will be designed so that they can accommodate later adaptions such as handrails to aid access. • All new controls and socket positions will be positioned at fully accessible levels. i.e. between 450mm and 1200mm from finished floor Existing Entrance Door Existing Internal Staircase level. Design & Access Statement Page 28 No. 16 Duncan Terrace, N1 8BZ
14.0 Conclusions
14.1 Summary
The proposed increase in area of the basement flat will provide a high quality residential apartment without adversely affecting the external appearance of the listed georgian building and wider terrace.
The additional floor area provided will be located beneath the late C20th wedge shaped portion of the property, thereby allowing the room proportions within the original georgian part of the property to be retained and clearly legible. The property will also benefit from the removal of unsympathetic alterations to the interior fabric.
The alterations to the front elevation of the building, through the removal of recent modern additions and their replacement with traditional timber alternatives, the balancing of the facade with the reconfiguring of the door opening into a window opening and the sensitive repair of brickwork and render to the facades, will enhance the value and quality of an important street scene within the conservation area. Design & Access Statement Page 29 No. 16 Duncan Terrace, N1 8BZ