Twyford Abbey Properties Ltd

LONDON BOROUGH OF EALING DEVELOPMENT (OR CORE) STRATEGY SUBMISSION DEVELOPMENT PLAN DOCUMENT – INDEPENDENT EXAMINATION

HEARING SESSION – WEDNESDAY 16 NOVEMBER 2011, 10.30 AM

MATTER 10 – MAPS

Representations on behalf of

Twyford Abbey Properties Ltd

Personal Identification (Representor Number): 5

Representation Numbers: 26 and 28

October 2011

Planning G Heritage

Specialist & Independent Advisors to the Property Industry

Author: Valerie Scott Director

Approved by: Richard Tilley Director

Report Status: Final

Issue Date: 10 October 2011

CgMs Ref: VJS/13250

No part of this report is to be copied in any way without prior written consent.

Every effort is made to provide detailed and accurate information, however, CgMs Limited cannot be held responsible for errors or inaccuracies within this report.

© Ordnance Survey maps reproduced with the sanction of the controller of HM Stationery Office. Licence No: AL 100014723 LB Ealing, Development (or Core) Strategy Submission Development Plan Document – Representation on behalf of Independent Examination – Matter 10 – Maps Twyford Abbey Properties Ltd

CONTENTS PAGE(S)

Introduction 4

Inspector’s Issues and Questions 5

Recommendation 8

APPENDICES

1. Site Plan

2. Display Boards

3. Draft Layout Plan

CgMs Ltd © 3/8 VJS/AW/7706 LB Ealing, Development (or Core) Strategy Submission Development Plan Document – Representation on behalf of Independent Examination – Matter 10 – Maps Twyford Abbey Properties Ltd

Introduction

1. These representations are made by CgMs Ltd on behalf of Twyford Abbey Properties Ltd who are the owners of the Grade II listed buildings of Twyford Abbey and its walled garden at Twyford Abbey Road, Ealing. A site plan is enclosed at Appendix 1.

2. Twyford Abbey Properties Ltd (TAP) have objected to the designation of Twyford Abbey and the adjoining West Twyford Primary School as Metropolitan Open Land (MOL) as shown on Map 8 and the Proposals Map. The grounds of objection are that open space around the Abbey and the school has no strategic value and is not justified in terms of the purpose of MOL, which is subject to the policy guidance of PPG2 on Green Belts where inappropriate development including new commercial or residential development will be refused except in very special circumstances.

3. The grounds of the Abbey and school were previously part of a much larger area of green space that included open land to the south of Twyford Abbey Road owned by the Guinness Trust. This area of land, which falls within the London Borough of Brent, has now been developed for residential and commercial purposes with the small area of open land immediately opposite Twyford Abbey, (which is shown on the site plan), being the last piece of former open land which has now also been developed. The MOL designation of land in the borough of Brent has now been removed.

4. The site of Twyford Abbey includes a large meadow area to the south of the main building. This is of local value only with its main function being to provide an attractive open setting to the listed building. The open land either side of the walled garden at the northern end of the site has much less value as open space and could be developed subject to respecting the setting of the Abbey and the walled garden, retaining important trees and avoiding harm to the amenities of adjoining residents.

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5. TAP agree that the land to the south of the Abbey should remain open and could be made available to the public as a managed area of parkland as part of a scheme for the repair, refurbishment and residential conversion of the Grade II listed Abbey and walled garden. This would, however, need to include some new residential development to be located in the northern part of the site. This new build development is required to pay for the repair and refurbishment of the Abbey which with residential development would result in a conservation deficit of about £5.24m. The walled garden would remain open and used as a communal open space possibly including some allotments.

6. A copy of the display boards prepared for a public exhibition relating to the proposed development, held in July 2011, is enclosed in Appendix 2. At Appendix 3 we enclose a draft layout plan prepared following pre-application discussions with Ealing’s conservation and design and planning officers and in response to the feedback from the public. We also refer to the other documents, a feasibility appraisal, viability studies and marketing reports which are included in Appendices 4 – 7 to our Statement in relation to Matter 9 – Protecting and Enhancing Ealing’s Green and Open Spaces.

Inspector’s Issues and Questions

7. The Inspector has questioned whether the Proposals Maps and Inset Maps are correct and effective in implementing the CS development proposals and policies.

8. We consider that the allocation of Twyford Abbey as MOL is not correct or effective. MOL was originally defined in the Greater London Development Plan as “strategic open land of value to the whole of London or part of London stretching over several Boroughs.”

9. The purpose of MOL is not defined in the London Plan although it is stated at paragraph 7.56 that MOL has an important role to play as part of London’s multi-functional green infrastructure. London Plan Policy 7.17 Metropolitan Open Land states that any alteration to the boundary of MOL should be undertaken by

CgMs Ltd © 5/8 VJS/AW/7706 LB Ealing, Development (or Core) Strategy Submission Development Plan Document – Representation on behalf of Independent Examination – Matter 10 – Maps Twyford Abbey Properties Ltd

boroughs through the LDF process. To designate land as MOL, boroughs need to establish that the land meets at least one of the following criteria:

a it contributes to the physical structure of London by being clearly distinguishable from the built up area

b it includes open air facilities, especially for leisure, recreation, sport, the arts and cultural activities, which serve either the whole or significant parts of London

c it contains features or landscapes (historic, recreational, biodiversity) of either national or metropolitan value

d it forms part of a Green Chain or a link in the network of green infrastructure and meets one of the above criteria

10. Criterion (a) is not met. The site of Twyford Abbey is 5.3 hectares only and is now completely surrounded by built development with the North Circular and commercial development beyond to the north and residential development to the east, west and south of the site. It is not a physical structure of Metropolitan importance which is clearly distinguishable from the built up area. The West Twyford School site is no different in character to any other school with a small playing field attached and Twyford Abbey is no different to any other large residential or commercial building set in its own landscaped grounds.

11. The site is not used for open air facilities, for leisure, recreation, sport, arts or cultural activities which serve the whole or significant parts of London (Criterion b).

12. The site does include historic features i.e. the listed buildings of the Abbey and the walled gardens. However, these are Grade II listed buildings and the preservation and maintenance of these buildings and their setting is protected under other Planning and Listed Building Policies and Legislation. There are

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numerous listed buildings in London which are set in large grounds but are not designated as MOL.

13. The designation of the site as MOL was the main cause of the building becoming vacant in 1987 and remaining vacant ever since. The Abbey is now in a very bad state of disrepair and is now a “Building at Risk”. New residential development on the northern part of the site required to fund the continual running of the former nursing home was refused planning permission in the early 1980’s, and other applications for residential development required as part of restoration schemes for the Abbey have also been refused mainly on grounds of the site being allocated as MOL. However, it has now been established following extensive and prolonged marketing of the site and the preparation of a feasibility appraisal that enabling new build development is essential to fund the renovation of the Abbey whether it is used for residential or commercial purposes. The exact amount of enabling development has still to be determined but the Council’s officers have agreed that some enabling development will be required to fund the restoration of the Abbey. Officers have also agreed that the best location for this would be on the northern part of the site to the east and west of the walled garden. The meadow to the south of the Abbey should and will remain open and TAP have no objection to making this permanently available as a public park. A Framework Agreement can be set up to fund and manage this area of parkland as part of the proposed residential scheme.

14. The need to protect the setting of the listed building can be achieved through planning and listed building legislation and the importance of retaining the openness of the site to the south of the Abbey is fully recognised.

15. The MOL designation over the whole of the Twyford Abbey site has in the past hindered and may continue to hinder the opportunity for much needed residential development on the northern part of the site. This development is required to ensure the repair and long term preservation of the heritage assets of this site. We consider therefore that this MOL designation should be removed or at least confined to the southern part of the site in front of the Abbey only.

CgMs Ltd © 7/8 VJS/AW/7706 LB Ealing, Development (or Core) Strategy Submission Development Plan Document – Representation on behalf of Independent Examination – Matter 10 – Maps Twyford Abbey Properties Ltd

Recommendation

16. Remove from the Proposals Map and Map 8 the MOL allocation affecting the whole of the Twyford Abbey site including West Twyford Primary School or alternatively confine to the area south of the Abbey building.

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Appendices

Appendix 1

2 Site Location Plan

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Hamilton House Warehouse

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2 26.4m

IV E A G H 3 A 8 V E N

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Twyford Abbey (Nursing Home)

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Twyford Abbey (Nursing Home)

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St Mary B ford R st Twy E We N rch T Chu M

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B 2 O 2 to D 1 I A M

Twyford Abbey

Appendix 2

4 TWYFORD ABBEY 1 Twyford Abbey restoration and enabling development proposals Twyford Abbey Properties aim to conserve the existing building and This exhibition will: redevelop this site for the public benefit and overall secure the future • Report on findings of statutory consultations of this valuable historic asset. The proposals will comprise: • Report on progress • The restoration and conversion of Twyford Abbey • The restoration of the existing walled garden • Present key principles for redevelopment • New development around the walled garden • Present options considered • A new public park Consultations will continue with London Borough of Ealing, London Borough Brent, English Heritage and the Park Royal Partnership. A Community Engagement more detailed scheme will be developed with a view to submitting a Since the previous exhibition in December 2009 and January 2010, planning application and Listed Building Consent by October 2011. Twyford Abbey Properties has been in consultation with Ealing Council, Greater London Authority and English Heritage which has provided further direction in terms of the development principles.

Image courtesy of Google Earth.

5 TWYFORD ABBEY

1 2 Early Years Pre 1800 Pre Years Early

1- 2 The manor house c. 1800 depicted as surrounded by a moat and approached from the south by a bridge. Rocque’s map of Middlesex, 1757, depicting and the the church Rocque’s manor house on the east side of road.

1 2

3 1 Engraving by Wall from drawing 1800’s by J.P. Neale 2 Postcard of Twyford Abbey (nd) 3 Aquatint of Twyford Abbey (nd)

1864 1895

Key to the Historic Building dates 1808-1809 1808-1809 origins but much remodelled 1904-1905 1914 1930s 1960s

Ordnance Survey, 1914-1915 Aerial 1924 1 2 1900’s

3 4

Twyford Abbey chronology plan Ordnance Survey, 1955-1957

6 3

Twyford has always been a small, sparsely populated parish, By the time of the Ordnance Surveyor’s drawing (surveyed 1807- historically situated in the hundred of Ossulston. 8, published 1822), only two buildings - the church and the manor The first written evidence for a manor at Twyford occurs in the house - are indicated. Domesday Book of 1086, and the first mention of a manor house on The manor house of this era has been depicted in several illustrations the site occurs in 1290. which show that it was surrounded by a moat and approached from In the earlier part of the 15th century there were six tenements in the south by a bridge. At this time the front elevation also faced Twyford though by the Elizabethan period Twyford had become south. The manor house was an ‘L’ shaped building with a pitched depopulated and the manor house was the only habitation. roof and some single storey attached structures. Sources generally agree that it was a Georgian re-fronting of an older building. The first map to show the buildings at West Twyford is Roque’s Map of A map produced in 1800 is the last known record of the manor Middlesex (1757) which indicates two buildings - the church and the 1800 Pre Years Early manor house - on the east side of the road, and two buildings on the before its radical transformation into the romantic castellated abbey west side of the road. we recognise today.

The manor house was being used as a farmhouse when it was The Architect purchased by Thomas Willan, a successful dairy farmer, in 1806. William Atkinson (c1773-1839) entered the Royal Academy Schools in Willan employed the architect William Atkinson to transform the manor 1796, winning the gold medal the year after. Primarily a country-house house into a ‘romantic castellated abbey’. It was at this point that the architect Atkinson specialised in picturesque Gothic houses - Twyford house became known as Twyford Abbey. The grandiose title is a purely being a typical example of his work. Notable works include Woburn romantic name without any historical foundation. There is no evidence Abbey, Chequers and Eden Castle. that any monastic or ecclesiastical building has ever stood on the site. Atkinson was responsible for introducing a new type of Roman cement

Following its transformation the Abbey was now oriented west to the London market - known as ‘Atkinson cement’. It was regarded 1800’s towards the church. Willan’s expansion included a conservatory in the as a superior type of Roman cement with component parts of roughly south elevation; a service wing at the east end; stables and a coach about 30% clay and 70% lime. It is highly likely that Twyford Abbey house positioned around a courtyard on the north side; . a farmhouse - whose exterior was rendered with a coarse cement intended to and two lodges-.: one at the entrance to the drive of the house, and the resemble stone - was rendered with Atkinson’s cement. othernear to Hangar Lane Station.

Thomas Willan lived in the Abbey with his family until he died in The Alexian Brothers made a number of significant alterations during 1828. The estate was left to his daughter and eventually sold by the the years of their ownership. In 1904 and 1905 they built an extension family to W. H. Allhusen in 1890. Allhusen lived there for twelve years on the west front. This replicated the existing principal elevation and during which time he sold substantial portions of the land leaving was joined to the original building by a single storey conservatory. only eighteen acres by the time he left. The extension enabled the Brothers to care for sixty more patients. In 1902 Twyford Abbey was purchased by brothers of the Order of During the War the Brothers vacated the Abbey and it was rented St Alexis. The Alexian Brotherhood was founded in the fourteenth by The Guinness Brewery who made an air raid shelter in the cellars century during the Black Death with the aim of alleviating human which was later removed. After the war the Alexian Brothers returned. misery. At Twyford Abbey The Alexian Brothers’ work was chiefly In 1962 a three storey link was added in between the two main concerned with providing convalescent homes for men and invalid blocks to provide covered open air wards – this is the front facade we gentlemen were received as patients. see today. At the same time, a large 3 storey extension was added to the east of the Abbey to provide additional nursing accommodation.

5 6

1 Sheltered walk on west side, c.1930, 1900’s removed 1961 2 Walled garden (date not known) 3 Entrance Hall c.1910-1920 4 Ceiling of drawing room (date not known) 5 West front (labelled 1946 Air-raid shelter built in 1940, removed 1955) 6 West front (c 1925) 7 8 7 West front c. 1962 8 The garden before 1912

7 TWYFORD ABBEY Development Masterplan Strategy - Options

Key Objectives for redevelopment proposals: Option 1 – Radial development

Twyford Abbey and walled garden Enabling Development: Built form arranged in concentrically around walled harden, movement link integrated No dwellings: 160 Storey Heights: 3 to 5 storeys

15 10 11 6 10 9 10

10 6 5 6 6 5 1 2 10 4 2 3 4 2

12 6

1 5

8 3 7 7 13 6

1. Protect the existing meadow and 1. Twyford Abbey retained and 10. New enabling development setting for the listed building converted for residential use opportunity - built form 2. Partial demolition and conversion 2. Demolish 20C additions to 11. Demolish outbuilding attached of Twyford Abbey for residential use Twyford Abbey to wall 3. Demolition of existing infill on west 3. Lodge House retained 12. New public park – elevation and 1960’s extension to the ‘Twyford Abbey Park’ 4. Church of St Mary’s east 13. Pedestrian access to park 5. Maintain existing access from 4. Maintain relationship between Abbey Twyford Abbey Road 14. Children’s play area and Church 6. New vehicular and pedestrian 15. Development mitigate noise 5. Reinstate the heart of the access to serve new enabling from North Circular road development – an attractive development landscaped walled garden 7. Maintain views of Abbey from 6. Existing meadow to east and Twyford Abbey Road woodland to the west 8. Vista from new access road 9. Landscaped walled garden

8 4

Option 2 – Rectilinear development (with villas) Option 3– Rectilinear development (without villas)

Built form arranged in concentrically around walled harden, movement Built form arranged around landscaped courtyards linking link integrated into walled garden No dwellings: up to 160 Storey Heights: 3 to 5 storeys No dwellings: up to 160 Storey Heights: 3 to 5 storeys

15 6 15 6 11 11 10 10 10 10

9 10 10 16 9 16 10 10 16 16

6 10 6 10 16 10 6 16 10

1 10 1 10 2 2 2 5 2 4 5 4 10 16 10 16

17 12 12 6 6

5 5 17 14 14

6 6 3 8 3 7 8 7 13 13

1. Twyford Abbey retained and 10. New enabling development 1. Twyford Abbey retained and 10. New enabling development converted for residential use opportunity - built form converted for residential use opportunity - built form 2. Demolish 20C additions to 11. Demolish outbuilding attached 2. Demolish 20C additions to 11. Demolish outbuilding attached Twyford Abbey to wall Twyford Abbey to wall 3. Lodge House retained 12. New public park – 3. Lodge House retained 12. New public park – ‘Twyford Abbey Park’ ‘Twyford Abbey Park’ 4. Church of St Mary’s 4. Church of St Mary’s 13. Pedestrian access to park 13. Pedestrian access to park 5. Maintain existing access from 5. Maintain existing access from Twyford Abbey Road 14. Children’s play area Twyford Abbey Road 14. Children’s play area 6. New vehicular and pedestrian 15. Link to North Circular road 6. New vehicular and pedestrian 15. Link to North Circular road access to serve new enabling access to serve new enabling 16. Pedestrian links through walled 16. Pedestrian links through walled development development garden and Abbey Courtyard garden and Abbey Courtyard 7. Maintain views of Abbey from 17. New villas over-looking park land 7. Maintain views of Abbey from Twyford Abbey Road potential opportunity to reduce Twyford Abbey Road 8. Vista from new access road storey heights on development 8. Vista from new access road around walled gardens 9. Landscaped walled garden 9. Landscaped walled garden

9 TWYFORD ABBEY 5 Existing Abbey Buildings

Proposed restoration and conversion of existing building The sketch plans below indicate our preliminary proposals for the The current proposals on display at this exhibition have been restoration and conversion of the existing Twyford Abbey buildings. developed on the basis of ongoing discussions with Ealing Council, the The intention is to return the building back to its former glory wherever Greater London Authority and English Heritage. possible by the removal of the most recent unsympathetic additions. In particular the 1960s rear extension will be demolished as will the The amount of development now proposed will be limited; seeking 3 storey infill building to the western frontage which was added in to cover the cost of repair and refurbishment of Twyford Abbey, the same period. The latter will be replaced with a narrow glazed link together with the regeneration of the grounds and walled garden. recreating a similar appearance to that seen on the 1920s photographs Twyford Abbey Properties have prepared initial concept masterplan for below. consultation purposes. Before preparing further designs and detailed drawings for planning submission, Twyford Abbey Properties would first like to receive comments and feedback from the local community with regard to the draft scheme.

N Second floor over

Flat 7 upper Flat 7 Flat 22 Flat 6 level Flat 17

Flat 23 Flat 5 Flat 16

Flat 9 Flat 19 Flat 24

Flat 8 Flat 18

Flat 10 Flat 20

Glazed Link Landscaped Link to courtyard from Flat 25 Court wider development Flat 21

Flat 2

Flat 12

Flat 4 Flat 15

Flat 3 Flat 14 Flat 13

Flat 1

Proposed conversion of ground floor Proposed conversion of first floor

West Front c. 1920s West front (c1925?) West Front c. 1962 showing 1960s additions West Front 1925

All historic images are courtesy of the heritage history collection of the London Borough of Ealing

10 TWYFORD ABBEY 6 Summary

The photographs below show Twyford Abbey during the early part of The cost of this is signi cant and it is considered that the only way this the 20th Century following its acquisition by the Alexian Brothers and can be achieved is through an enabling development scheme to fund as it is now. the works and to make the scheme viable. The enabling development The Abbey has been vacant for over twenty years leading to the will be kept to a minimum and will be concentrated on parts of the site buildings becoming derelict and in a very bad state of repair. Large assessed as being least sensitive. parts of the upper oors and the main staircase have collapsed an d We hope that you will be able to support the principles of this proposed the decorative ceilings and other features of the principal rooms are development. However, prior to moving forward to preparing a detailed starting to deteriorate badly. English Heritage identify the Abbey as scheme we would like to receive your comments and feedback. a ‘building at risk’. Twyford Abbey Properties Ltd would like to restore and refurbish this once greatly admired romantic country house and to bring it back to its former glory.

Your views on the proposed development are important to us and What are your views? we hope that you will either ll in a feedback form or write to us with your comments. Comments should be sent to Mrs Valerie Scott of CgMs Ltd at: Morley House 26 Holborn Viaduct London EC1A 2AT or by email to: [email protected] For more information or if you would like to submit your comments online, please refer to website www.cgms.co.uk/twyfordabbey/dev/

Appendix 3

26.3m

25.7m

BRENTMEAD GARDENS BRENTMEAD

BM 26.37m BM

27.8m

48 46

Rays House Rays

Vicarage

Hall

Church

Crystal House Crystal

West Twyford West

St Mary St Hamilton House Hamilton

Opel House

27.2m

Lodge 1 to 16 to 1

Block BM 24.46m BM

A 28.6m Ramp

192

189 30.2m

175 to 188

Block

Primary School and Nursery

Block

B 175 to 188 to 175

West Twyford NORTH

167 to 174

193

202

196

155

title drawn vnv Twyford Abbey TWYFORD ABBEY Concept Appraisal 2 checked Properties scale 1:500 @ A1 PROPOSED CONCEPT SITE PLAN drawing no AA0001/1.1/024 date April 2011 13 www.cgms.co.uk