Report of the Head of Planning & Enforcement Services Address: RAF Uxbridge, Hillingdon Road, Uxbridge Development: Alterations to Hillingdon House and demolition of modern single storey wing, portacabins and other buildings within the curtilage of the house. Alterations to the 'Carpenters' Building, and alterations and repairs to curtilage walls (Application for Listed Building Consent) LBH Ref Nos: 585/APP/2009/2754 Drawing Nos: Heritage Statement: Hillingdon House and Curtilage, incorporating plans: 3300-21-101 A 3300-21-106 D 3300-21-107 C 3300-21-108 D 3300-21-601 A 3300-21-602 C 3300-21-610 D 3300-21-611 D 3300-21-612 C 3300-21-613 C 3300-21-614 F 3300-21-615 F 3300-21-710 B 3300-21-711 C 3300-21-712 C 3300-21-713 B 3300-21-714 D 3300-21-715 D 3300-22-201 A 3300-22-202 A 3300-22-203 A 3300-22-204 A 3300-22-205 A 3300-22-206 A 3300-22-207 A 3300-22-208 C 3300-22-209 B 3300-22-210 B 3300-22-211 A 3300-22-301 A 3300-22-302 A 3300-22-303 A 3300-22-304 A 3300-22-305 B 3300-22-306 C 3300-22-307 A 3300-22-308 B Date Documents Received: 21.12.2009 Date(s) of Amendment(s): 17.09.2010 28.09.2010 09.11.2010 23.12.2010 07.01.2011 12.01.2011 Date Application Valid: 21.01.2010 1. CONSIDERATIONS 1.1 Site and Locality The application site falls within the north east of the RAF Uxbridge development site. It includes the area within the immediate curtilage of Hillingdon House and contains the listed Central & South Planning Committee – 24th January 2011 PART I – MEMBERS, PUBLIC & PRESS house, a single storey nineteenth century brick built outbuilding and the original service courtyard walls. These structures, whilst not listed in their own right, are considered as listed by virtue of being “curtilage structures”. Within the courtyards, which are located to the north of the house, there are also a number of modern single and two storey buildings, comprising offices and workshops, some of which are in a very poor state of repair. Hillingdon House is a key building within the former RAF Uxbridge site being one of three listed buildings. These include Hillingdon House which is grade II listed, a WWII Bunker and associated structures, listed grade I (not currently part of the development site) and the former cinema building, located at the main site entrance and listed grade II. Hillingdon House is the earliest building within the site and was originally built by the Duke of Schomberg as a hunting lodge in 1717. Following a fire in 1844, it was rebuilt to a design by George Mair, a well known architect whose works include Kneller Hall in Twickenham. Whilst the fenestration of the house has been altered, overall the external appearance of the building has changed little since this time. The early origins of the house are still evident in its internal layout and the building retains a particularly fine entrance hall and staircase, with a series of elegantly proportioned ground floor rooms, and inter-connecting bedrooms and dressing rooms at first floor. The single storey wing running north from the house is twentieth century in date and projects into the first of the two service yards. Whilst parts of the original courtyard walls remain in these areas, only one of the original service buildings, the Carpenters Building, remains. The RAF took procession of the Hillingdon House estate in 1917. Since that time the house has had various uses, most recently as offices. The landscaped gardens surrounding the house have been incrementally developed for military use, although many mature trees, the river valley and the lake remain as important features. In addition to the national, regional and local policies and guidance identified in section 6 of this report, the development of the site has been guided by the Supplementary Planning Document (SPD) for RAF Uxbridge, adopted by the Council in January 2009. This document includes character guidance for the “Hillingdon House Quarter”, which seeks to ensure that any new development within the curtilage of the house is sympathetic to the setting of the listed building. The aims also include the restoration, enhancement and maintenance of Hillingdon House and its historic landscape setting. The document stresses the importance of finding suitable new uses for the listed building, such as an hotel or residential use, which would secure its long term future and also allow public access to the building and its immediate environs. 1.2 Proposed Scheme Listed Building Consent is sought for alterations to Hillingdon House to create a restaurant at ground floor and self-contained offices, accessed via the main hallway, on part of the ground floor and the upper floors. These works include the installation of roof-light glazing over an existing, open, internal-facing light well and to create a lift shaft and new escape stair. Within the entrance hall the removal of modern partitions is proposed and the principal ground floor rooms are to be linked to create a restaurant with a kitchen at basement level. The demolition of the modern wing to the north of the house is proposed together with the removal of a recent escape stair from roof level. The restoration of the original fenestration pattern to the building is also proposed together with the removal of a modern fire door to the southern elevation. In addition, the scheme proposes alterations to the single storey ‘Carpenters’ Building, currently fitted out as offices, to create a residential unit. Alterations to the original tall red brick walls and gate piers to the service yards adjacent to the house are Central & South Planning Committee – 24th January 2011 PART I – MEMBERS, PUBLIC & PRESS proposed, together with their consolidation and repair. New hard and soft landscaping around the house and within the existing car park to the south is also proposed. 1.3 Relevant Planning History Until June 2006 the Ministry of Defence and other Crown bodies were exempt from the provisions of the Town and Country Planning Act and as such, records are limited. In this case, there is no relevant planning history relating to the current use of the site by the Ministry of Defence. 2. Advertisement and Site Notice 2.1 Advertisement Expiry Date: 10 February 2010 29 September 2010 2.2 Site Notice Expiry Date: 10 February 2010 3. Comments on Public Consultations Along with the hybrid planning application (LBH Ref. 585/APP/2009/2752), the Listed Building Consent application was also subject to public consultation. This included the notification of 3475 surrounding occupiers. A total of (3) three submissions have been received raising the following concerns: (1) The reasons for the modifications to the listed building are questioned (2) Opinion that heritage should be preserved and a public parkland be established The following matters raised were not considered relevant: (3) Overpopulation (4) The "message" that demolition of the RAF base will send to terrorists (unspecified) (5) Uxbridge won't be the same (6) Concern that approving small details will mean the Council is viewed as a "pushover" leading to applications like 24hr McDonalds and traveller sites (7) Reference to development in Stanmore (8) Impact to adjacent properties 4. Comments on Statutory Consultations English Heritage English Heritage was consulted on the application as the works required the demolition of the modern wing to the house. Whilst concerns were raised with regard to the main planning application, the advice received in respect of this application stated: The proposed change of use of Hillingdon House is considered acceptable in principle, subject to detailed design. This similarly applies to the retained 'Carpenter's’ Building, itself a listed curtilage structure, and to the retained boundary walls. Central & South Planning Committee – 24th January 2011 PART I – MEMBERS, PUBLIC & PRESS English Heritage confirmed they will provide the necessary Direction following Committee for the Council to release the Listed Building Consent. The Greater London Archaeological Advisory Service (GLAAS) The GLAAS advised that the archaeology of the site should be dealt with in phases as the site is developed. A modified standard condition was suggested: Condition: No development shall take place in each development phase until the applicant has secured the implementation of a programme of archaeological work, in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the Local Planning Authority.’ Informative: ‘The development of this site is likely to damage archaeological remains. The applicant should therefore submit detailed proposals in the form of an archaeological project design. This design should be in accordance with the appropriate English Heritage guidelines.’ With regard to historic building recording, a condition to secure further building recording, including interiors, on both the hybrid planning consent and the listed building consent was requested . These have been included in the recommendations, and are covered in conditions 5 and 6. 5. Internal Consultations Listed Building and Conservation The Council’s Conservation Team have been fully involved with the development of the scheme for Hillingdon House. Comments provided on 4th October 2010 advised that: The applicant’s response to comments contained in the consultation schedule has been reviewed and the comments noted. It is important that the decision notices, if approval is granted, should be carefully considered and drafted to enable the archaeology of the site to be protected and the buildings to be demolished to be fully recorded to the appropriate level. The archaeology of the area adjacent to Hillingdon House may also yield information about the previous buildings in this area and should also be considered as a part of this process.