35 Belgrave Square, London, SW1X 8QB

Heritage Statement December 2020 Rev 00 Contents

1.0 Introduction 1.1 Purpose of this document 1.2 Site 1.3 Current legal status 1.4 Assessment of significance 2.0 Background History 2.1 Belgravia 2.2 Belgrave Square 2.3 35 Belgrave Square 3.0 Description 3.1 Building as surveyed in 2020 4.0 The proposals and Heritage impact 4.1 Heritage impact of the proposals 4.2 Conclusion 5.0 Appendices

35 Belgrave Square, London | Heritage Statement for Planning Amendment to belvedere 2 Heritage Statement

1.0 Introduction

1.1 Purpose of this Document 1.2 Site

This report was prepared to support amendments to The site comprises No 35 Belgrave Square and rear

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L I courtyard. The original mews is no longer accessed R consented Listed Building application 20/03406/LBC for W the comprehensive refurbishment 35 Belgrave Square, through the site and is now demised separately. The site London, SW1X 8QB. This document has been produced is located near the Eastern end of the Southern terrace - by Formation Architects on behalf of the current owner of part of the grouping of No.25 to 36 (consecutive) on the property. Belgrave Square in the City of Westminster. The Square is the principal townscape feature of the Belgravia A Historic Building Report was previously prepared by Conservation Area, within the City of Westminster. The Donald Insall Associates in 2015. The report provided a site is bounded at the front (North) by the road, to either very detailed account of the site and the building’s historic side and the back by the party walls with the adjoining significance to support the original planning and listed properties. building applications. 1.3 Current Legal Status The purpose of this new Historic Building Report is to set out the historical and architectural significance of the No 35 Belgrave Square is a Grade I statutory listed building and inform our proposal for alterations to the building since February 1958. The listed building recently consented proposals. A listed building consent description highlights a number of features: and a planning application will be submitted in association ‘Grand terrace of houses. Circa 1825. George Basevi. with this Heritage report for our proposed amendments Stucco. Low slate mansard. Graeco-Roman style. Centre to: pair and end houses set forward slightly with giant - QFT 2015 consent (Ref: 15/0436/FULL & 15/04537/ Corinthian columns to first and second floors. 3 storeys, LBC) attic and basement. Each house 3 windows wide. Projecting columnar porches with waterleaf capitals. “Erection of single storey extensions at rear lower ground, Channelling to ground floor. Continuous cast iron balcony ground and fourth floor levels; alterations at roof level to first floor. Square headed windows with architraves, including reducing height of lift overrun, replace front pedimented to centre pair. Dentil cornice above second pitch roof, installation of plant equipment, solar panels floor. Balustrade to attic with urn finals. Attic to centre and rooflights; alterations to windows and door, replace houses with elaborate, pedimented to centre pair. Dentil rear riser duct; minor alterations to rear closet wing to cornice above second floor. Balustrade to attic with urn inset lift shaft; excavation of basement and sub- finials. Attic to centre houses with elaborate acanthus basement to rear; minor alterations to front basement decoration and cartouche flanked by female figures... vaults. Internal alterations including the removal and Interiors not inspected. Cast iron railings. One of four addition of partitions. All works in association with the use grand terraces facing Belgrave Square.’ of the property as a single-family dwelling (Class C3)”

The Belgravia Conservation Area was designated in - Formation Architects 2020 consent (Ref: 20/03405/ 1968. The related Proposals Statement which was FULL & 20/03406/LBC) produced in draft in October 2013 highlights Belgrave Square as forming ‘the setting for the grandest of “Alterations to extension at lower ground floor, re- terraces and mansions’ with some of the ‘earliest and rendering and repairs to stucco of front and rear grandest examples of first-rate terraced houses’. The elevations, excluding the ground floor, installation of Proposals Statement highlights a number of protected replacement windows on rear elevation, alterations to the local views into and out of Belgrave Square from roof and A/C plant” numerous viewpoints including a protected view out of This report should be read in conjunction with the Belgrave Square towards Wilton Crescent. Belgrave drawings and Design & Access Statement prepared by Square Garden is protected by the London Squares Formation Architects. Preservation Act (1931).

35 Belgrave Square, London | Heritage Statement for Planning Amendment to belvedere 3 1.4 Assessment of Significance The heritage value was comprehensively assessed and established in the Historic building report prepared by The National Planning Policy Framework (NPPF) states in Donald Insall Associates for Quinlan & Francis Terry’s paragraph 128 that: application in 2015, noting the following:

‘In determining applications, local planning authorities [...] should require an applicant to describe the significance of any heritage assets affected, including any contribution The building is located towards the eastern end of the made by their setting. The level of detail should be southern terrace. It features the standard internal plan of proportionate to the assets’ importance and no more than a London terraced house of the early to mid-19th century, is sufficient to understand the potential impact of the albeit on a grand scale, typical of Cubitt’s developments proposal on their significance’. in Pimlico and Belgravia. This plan comprises two principal rooms to each floor, with entrance hall and stair to one To assess the significance of No 35 Belgrave Square, it is side and a rear wing behind the stair. The main difference essential to identify the elements of significance, based between the house of this size and a smaller London on a good understanding of a site, enabling the architect terraced house is the presence of the secondary to develop proposals that safeguard, respect and where staircase located behind the principal stair, and the more possible enhance the character and cultural values of the extensive range of service rooms at basement level and of site. servants’ accommodation at attic level.

Annex 2 of the NPPF defines significance as: No 35, therefore, has significance as an example of a ‘The value of a heritage asset to this and future grand Regency mid-terrace townhouse. Its original generations because of its heritage interest. The interest internal plan form is still recognisable and where it may be archaeological, architectural, artistic or historic. survives is of primary heritage significance. Significance derives not only from a heritage asset’s The original hierarchy of floor levels (and their different physical presence, but also from its setting’. status) is still evident in terms of the varied storey heights Historic England’s Conservation Principles, Policies and and some of the surviving decorative features. Although Guidance (2008) includes a methodology for assessing the building was adapted for institutional use in the significance by considering ‘heritage values’. In this 1950s, its original internal layout is still discernible and instance NPPF terms are used because their adoption most of the later date alterations either relate to the simplifies the preparation and assessment of planning service areas in the basement or are subdivisions of the and listed building consent applications, but the larger rooms at principal floor levels and above. equivalent heritage values are given in brackets for The large main rear ground floor room (originally a dining reference. This assessment uses two main types of room converted to a library in the 1950s) retains its interest as defined below. original proportions, but the entrance hall and the principal front room have been subdivided and altered in the early 20th century, both in terms of the plan form and their decorative character. However, the view of the fine original main staircase with its generous proportions and elegant restrained balustrade still dominates the entrance hall. The staircase extends from the ground to the second floor and represents one of the most significant surviving original features in the building. Its original decorative character and appearance could be further reinstated by removal of the early 20th century mouldings applied to the stair walls and by the reinstatement of the original style doors and architraves facing the hallway and landings.

35 Belgrave Square, London | Heritage Statement for Planning Amendment to belvedere 4 The secondary ‘service’ staircase behind the main stair also largely survives but has been altered by the 1950s insertion of modern lift shaft into its light well and by the reconstruction of its lowest (basement to ground) floor level.

As for the original internal decorative character, the building still retains some surviving elements. Among these the following deserve particular note (although other currently hidden elements may become apparent when some of the 20th century works are opened up):

• original shutters and window joinery/dressings to majority of the front façade windows.

• complete original windows, internal shutters and window dressings in the rear bowed closet wing.

• original windows in the front basement, 2nd and 3rd floor levels.

• original (or original style) cornices and skirtings in some of the ground, 1st and 2nd floor rooms.

• the only surviving original fire surround in the front (west) attic room.

• the vaulted silver store in the centre of the basement floor plan.

All these elements are of particular architectural and historic significance and will be retained and repaired where necessary.

[…]

Externally, the primary significance of the building lies in the contribution of its front façade to the frontage of the southern terrace of Belgrave Square and in turn to the setting of the whole Square. The significance of the building’s group value is reflected in its group listing. Among elements of particular note are the façade proportions, the disposition and scale hierarchy of the window openings, the fine ground and first floor architectural ironwork and the bottle balustrade to the main parapet. The façade survives well apart from the alterations to some of its windows (referred to in Section 3) and the non-original main entrance door which detracts from the appearance in views from the pavement levelThe

35 Belgrave Square, London | Heritage Statement for Planning Amendment to belvedere 5 2.0 Background History

2.1 Belgravia

The area now known as Belgravia originally formed part of a range of building types – houses large and small, stables the Manor of Ebury a wet land, with the village of Ebury in and workshops – that could attract a wide range of its south-west corner. The area was known as the Five occupants, if the development failed to attract its Fields, because it was intersected by footpaths dividing it intended occupiers of aristocrats and wealthy into five open spaces used as market gardens. The Manor commoners. was subdivided, and the land passed through several Belgravia was an enormous success, attracting the hands until it came into the possession of the Grosvenor world’s wealthiest individuals from the beginning and family through the marriage of Mary Davies to Sir Thomas retaining its cachet to this day. This was partly due to Grosvenor in 1677. Cubitt’s provision of high-quality public spaces, and In the early 1820s a special Act of Parliament empowered well-built infrastructure such as roads and sewers. He Lord Grosvenor to drain the area which can be roughly kept on building in Belgravia for thirty years creating delineated by the present Grosvenor Place in the East, properties of prestige and leaving a legacy of one of the Lowndes Square in the West, Knightsbridge in the North largest and most glorious Regency neighbourhoods in the and Ebury Street in the South. In 1826 Earl Grosvenor, country. later first Marquess of Westminster, obtained an Act of Parliament enabling him to build a planned development (the name Belgravia is from Belgrave, a village on their Cheshire estate). The streets and squares of the new suburb were laid out by the Grosvenor Estate surveyor, Thomas Cundy, and the scheme was carried forward by the increasingly well-known builder-developer Thomas Cubitt (1788–1855), who took a lease on the area in 1824.

The plan of Belgravia was a neo-classical Georgian scheme of squares, streets and crescents on a very grand scale. The earlier houses are neo-classical, stucco fronted Plate 1. Map of Belgravia 1814 properties but after 1840 the Italianate trend takes over from the Grecian and giant orders disappear. The scheme follows a hierarchical pattern.

Most of Belgravia’s squares and main roads were developed with ‘first-rate’ houses, with ‘second-rate’ houses on surrounding secondary streets. These distinctions had been codified in the Building Act of 1774, which aimed at preventing poor quality construction and reducing the risk of fire. The Act rated houses according to value and floor area. Each rate had its own code of structural requirements for foundations, and for external and party walls. First-rate houses were characterised by wide plots, allowing for three windows across the front elevation.

Cubitt amended the estate layout by incorporating and tucking-in mews and stables into the street blocks. This minimised the risk of the development because it provided

35 Belgrave Square, London | Heritage Statement for Planning Amendment to belvedere 6

Plate 2. Cubitt Map of Belgravia 1865

Donald Insall Associates 35 Belgrave Square 22 2.2 Belgrave Square

Belgrave Square covers an area of about 10 acres, 700 ft in length by 600 ft in width. Cubitt was responsible for preparing the area to be developed. To cover the cost of building the houses, Cubitt went into partnership with other businessmen and developers. The syndicate was led by two wealthy businessmen, the Haldimand brothers, whose nephew happened to be the young architect — and Sir John Soane’s most gifted pupil — George Basevi (1794–1845). Basevi provided designs for four long terraces of houses to enclose Belgrave Square, each with a pedimented frontage, but different architectural details. His designs for the Northern and Eastern terraces were exhibited at the Royal Academy in 1826. The detached mansions at the corners came later: they are set at a 45-degree angle to the roadways, an extravagant use of land which emphasised the high-class character of the area, and a feature unique among London squares. The Southern Terrace features the widest central pavilion spanning eight giant order engaged Corinthian columns. This order extends across two grand central mansions on each end, making it the longest of the four terraces in the Square.

Plate 5. Ordnance Survey map of the Square 1868

35 Belgrave Square, London | Heritage Statement for Planning Amendment to belvedere 7

Plate 8. Ordnance Survey map of the Square 1916

Donald Insall Associates 35 Belgrave Square 23 Do not scale this drawing. Contractor to confirm all dimensions on site. Notify architect immediately of any discrepancies.

Revisions: 2.3 No. 35 Belgrave Square 00 EH 29.05.2020 Issued for Planning

The principal phases in the physical development of No. 35 can be summarised in four main periods:

Period 1 - Between 1826 and 1830, the construction of the original house and the mews building at the rear.

Period 2 - In 1865, the addition of a ‘kitchen’ extension in the rear basement, attached to the original bowed wing.

Period 3 – Around 1900, the addition of a rear ground floor extension, opening up of the front hall into the main front room, redecoration of the entrance hall and main stairs. Sanitary improvements were carried out later in 1920.

Period 1 - c.1826-1830

Period 4 - In 1955, construction of a lift shaft within the Period 2 - c.1865 rear service staircase stairwell, lift motor room extension Period 3 - early 20th century at the rear of the main roof, reconstruction of the Period 4 - c.1955 basement extensions, erection of new boiler stack at rear,

an additional dormer window to the front roof, fit-out of RAD - Enclosure RAD - Enclosure FP.01 the rear ground floor room as a library, new sanitary 9.600 FP.03

G.01 G.02 facilities and other internal alterations. Lobby Entrance Hall RAD Lift shaft

9.610 9.600 G.06 tbc Hall 9.580 G.07 G.05 9.580 Stair Core 2 Dinning Room The head lease for No.35 Belgrave Square was granted 9.580 06 10.130 by the Grosvenor Estate to Thomas Cubitt on 1 March 1828 for a term of 99 years. 04 W00.01 Following its construction, the house was first occupied

05 by Sir John Shelley, (uncle of the famous poet) and it G.03 G.04 Hall Reception Room 03 9.600 9.590 Note: The information on this appears that he lived there until his death in 1852. Lady drawing is based on Ex. kitchen extension Workstream survey. Shelley, presumably his widow, lived there until 1863. W00.02

Key

FP.02 The Rate Books for St. George Hanover Square and Post Existing Walls Office Directories then record the next occupier as Major Key Plan J W Spicer, as a ratepayer from 1864 till 1869.

From 1870 until 1886 the rates were paid by a Mrs. Hope, whose name is recorded as tenant.

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Winchester House 1-3 Brixton Road London SW9 6DE T 020 7251 0781 W formationarchitects.co.uk

Project 35 Belgrave Square Belgravia London SW1X 8QB Client 35 Belgrave Square Ltd

Drawing Title Existing Plan Ground Floor

0 0.5 1 1.5 2 2.5 m

Drawn by Checked by Scale EH CG 1:50@A0

Status For Planning

Job number Drawing number Revision 6787 D1100 00

35 Belgrave Square, London | Heritage Statement for Planning Amendment to belvedere 8 The next occupier, from 1891 according to the Directories, was Colonel Arthur Paget, although the Lease Register records the tenant as Mrs Marietta Stevens per Lady Arthur Paget. It is believed that Mrs Stevens was Lady Paget’s mother. Anecdotally, Everywoman’s Encyclopaedia of 1912 has an article about Lady Paget in which she is described as a ‘shining light’ of London society living in Belgrave Square.

The Trustees Minutes of July 1890 record that Colonel Paget was thinking of buying the house and inquired about the possibility of extending it to the rear.

By 1902 Col. Paget had started negotiations with Grosvenor Estate about renewing the 1828 lease. The Lease Register for 1914 to 1924 records Lady Mary Fiske Paget as head leaseholder with Mrs Marietta Stevens listed as a tenant until 1920.

From April 1920 there was a new tenant, Lord Cochrane of Cults, a Liberal Unionist politician who lived there only one year though.

From January 1921 a new tenant is shown as Colonel John Gretton, who remained in the house until 1947.

Finally, the Lease Register for 1939 to 1955 shows the Marquis of Linlithgow as new tenant from 1947 to 1954, although the house seems to have been vacant for at least some of this period.

A first non-residential leaseholder, The Royal Agricultural Society of England acquired the building in 1955.

35 Belgrave Square, London | Heritage Statement for Planning Amendment to belvedere 9