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Twentieth Century House, 31-32, Soho Square, London, W.1.: the Case for Its Retention

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Twentieth Century House, 31-32, Soho Square, London, W.1.: the Case for Its Retention TWENTIETH CENTURY HOUSE, 31-32, SOHO SQUARE, LONDON, W.1.: THE CASE FOR ITS RETENTION AUGUST, 2019 PAUL VELLUET – CONSERVATION, DEVELOPMENT AND PLANNING PAUL VELLUET, M.Litt., RIBA, IHBC, CHARTERED ARCHITECT 9, BRIDGE ROAD, ST MARGARET’S, TWICKENHAM, MIDDLESEX, T.W.1. 1.R.E e-mail: [email protected]; telephone: 020 8891 3825; mobile: 077 64 185 393 1 TWENTIETH CENTURY HOUSE, 31-32, SOHO SQUARE, LONDON, W.1.: THE CASE FOR ITS RETENTION 1. INTRODUCTION 1.1 This report has been prepared by chartered architect Paul Velluet on behalf of the Soho Society in response to the current proposal for the demolition of Twentieth Century House at 31-32, Soho Square, as a major part of the proposed development of the overall site comprising nos. 31-32, Soho Square, 65-66, Frith Street, 10, Chapone Place and 22- 25, Dean Street, W.1., which is the subject of the current application for Planning Permission, reference 19/04164/FULL, submitted by CBRE Ltd on behalf of the Royal London UK Real Estate Fund. The report should be read in conjunction with the formal objections of the Soho Society to the current application. 1.2 The proposed development comprises the proposed demolition of nos. 31- 32, Soho Square and nos. 65-66, Frith Street; their redevelopment to provide a new building comprising two basement levels, ground and seven upper levels of accommodation; alterations and works to nos. 22-25, Dean Street including the erection of a rear extension at first and second floor levels; alterations and works to no. 10, Chapone Place, including the erection of an extension at third floor level; the enlargement and improvement of Chapone Place to provide a new public realm and route through the site linking Soho Square and Dean Street; new, reconfigured and additional B1 (office) accommodation, flexible A1/A3 (retail/restaurant) units, A1 (retail) units, an enlarged A3 (restaurant) unit and a flexible D1/D2 (non- residential institutions/assembly and leisure) unit. 1.3 This report is based on an internal and external inspection of Twentieth Century House, an assessment of its settings in Soho Square, Frith Street and Chapone Place, a detailed review of the documentation submitted in support of the application for Planning Permission, and on research on the history and development of the existing building. Particulars of Paul Velluet’s qualifications and experience are attached as Appendix D at the end of the report. 1.4 The report concludes that: Twentieth Century House is a building of particular architectural and historic interest and significance and is rightly recognised together with 33-34 and 35, Soho Square by the City Council as an ‘Unlisted Building of Merit’ considered to make a positive contribution to the Soho and Chinatown Conservation Areas in the City Council’s Soho and Chinatown Conservation Areas Audit SPG and may thus be properly considered as a ‘non-designated heritage asset’ under the provisions of the National Planning Policy Framework. 2 Twentieth Century House contributes positively to the character, appearance and significance of the Soho Conservation Area and to the immediate and wider settings of listed buildings and structures on the south-western, north- western, north-eastern and south eastern sides of Soho Square, and at the centre of the square, and in Frith Street, and the heart of the square as a scheduled square under the London Squares Preservation Act, 1931. The proposed demolition of Twentieth Century House would seriously harm the character, appearance and significance of the Soho Conservation Area as a designated heritage asset and the immediate and wider settings of listed buildings and structures on the south-western, north-western, north-eastern and south-eastern sides of Soho Square, and at the centre of the square, and in Frith Street, and the heart of the square as designated heritage assets. In the absence of adequate justification and public benefits that would balance or outweigh such harm, the proposals are contrary to the relevant policy provisions of the National Planning Policy Framework, the London Plan and the City of Westminster Local Plan. The proposed demolition of Twentieth Century House would fail to preserve the immediate and wider settings of listed buildings and structures on the south-western, north-western, north-eastern and south eastern sides of Soho Square, and at the centre of the square, contrary to Section 66 of the Town and Country Planning (Listed Buildings and Conservation Areas) Act. The proposed demolition of Twentieth Century House would fail to preserve or enhance the character or appearance of the Soho Conservation Area contrary to Section 72 of the Town and Country Planning (Listed Buildings and Conservation Areas) Act. The increased height, bulk and external design of the proposed development on the site of Twentieth Century House would seriously harm the character, appearance and significance of the Soho Conservation Area and the immediate and wider settings of listed buildings and structures on the south-western, north-western, north-eastern and south-eastern sides of Soho Square, and at the centre of the square, and in Frith Street, as designated heritage assets. In the absence of adequate justification and public benefits that would balance or outweigh such harm, the proposals are contrary to the relevant policy provisions of the National Planning Policy Framework, the London Plan and the Westminster’s City Plan. The increased height, bulk and external design of the proposed development on the site of Twentieth Century House would fail to preserve the immediate and wider settings of listed buildings and structures on the south-western, north-western, north-eastern and south-eastern sides of Soho Square, and at 3 the centre of the square, contrary to Section 66 of the Town and Country Planning (Listed Buildings and Conservation Areas) Act. The increased height, bulk and external design of the proposed development on the site of Twentieth Century House would fail to either preserve or enhance the character or appearance of the Soho Conservation Area contrary to Section 72 of the Town and Country Planning (Listed Buildings and Conservation Areas) Act, and There is no sound reason why the retention and further refurbishment and enhancement of Twentieth Century House as part of the overall development of the application-site cannot be explored as an alternative and very much more sustainable approach to the future of this important part of Soho, entirely consistent with the provisions of the National Planning Policy Framework. 2. THE DESIGN, INTEREST AND SIGNIFICANCE OF TWENTIETH CENTURY HOUSE 2.1 Twentieth Century House was designed for Conduit Property Investments Ltd by Gordon Jeeves Architects in 1936. It was built between 1936 and 1937 and replaced three, much altered and extended houses with 17th century origins – nos. 31and 32, Soho Square and 67, Frith Street (see The Survey of London, Volumes 33 and 34, The Parish of St Anne, Soho, p. 115). At the time of the design of Twentieth Century House, the principals of the practice, then based (according to the title-blocks on the plans of the property held in the Westminster City Council’s Archives) at 16, Hanover Square, W.1., were S. Gordon Jeeves MC, FRIBA (1888-1964) and Cecil William Eve, BA, ARIBA (1900- 1985). 2.2 Through the late-1920s and the 1930s and for some twenty-five years after the War, the firm was extensively involved in the design of office, retail and residential developments in London and elsewhere. Such projects included offices at 22-23, Hanover Square of 1926-1928 – very recently demolished; the grade II listed, Art Deco Ideal House at the corner of Great Marlborough Street and Argyll Street, W.1. of 1927-1929, in collaboration of Raymond Hood of New York; 17-19, Stratford Place, W.1. of 1931; Berkeley Square House on the west side of Berkeley Square, W.1. of 1937-1938; 25, Savile Row, W.1. of 1937-1938; Stuart House at nos. 23-25, Soho Square of 1938-1939 – extensively reconstructed with a new, street-elevation to the Square in 1997; 32-34, Grosvenor Square, W.1. of 1958-1960; the Art Deco Drage’s at 73-89, Oxford Street, W.1. of 1929-1930, with H.A. Welch – demolished in recent years; Latymer Court in Hammersmith Road, W.14. of 1934; Dolphin Square, Pimlico, S.W.1. of 1935-1937; and The Earls Court Exhibition Centre in Warwick Road of 4 1936-1937, in collaboration with C. Howard Crane of Chicago – recently demolished. Whilst only one of these buildings is listed – Ideal House, at the corner of Great Marlborough Street and Argyll Street – and the design of its distinctly Art Deco street elevations reliably attributed to Raymond Hood rather than to Gordon Jeeves, some of the firm’s work in London represents some of the most distinctive, ‘Neo-Georgian’ architecture of the inter-War period as reflected in office development such as Twentieth Century House in Soho Square of 1936-1937 and Dolphin Square, in Pimlico of 1935-1937. 2.3 According to the records retained in the City of Westminster Archives Centre. Planning Permissions for the development of the site of nos 31and 32, Soho Square and no 67, Frith Street with an office building and film store were granted by the LCC in December, 1936 and March, 1937. The accompanying eighth-inch scale drawings showing sections through the proposed building and its rear elevation and plans of the proposed new building at ground and upper floor levels are dated August, 1936 and October, 1936, respectively. Film-rushes for the British Movietone News newsreel covering the demolition of nos 31and 32, Soho Square and 67, Frith Street, the construction of Twentieth Century House on their site and the formal opening of the new building on 12th May, 1938, accessible on YouTube, clearly show that the site and the new development was let to the Twentieth Century Fox Film Company (by Knight Frank Rutley) and occupied by the firm from the very beginning to the present.
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