Conservation Area Statement 22 King’s Cross Kings Cross Team and Conservation & Urban Design Team London Borough of Camden Environment Department Town Hall Extension Argyle Street London WC1H 8ND Telephone: 020 7974 1944 Produced by Camden Design & Print END204/05 5624 Tel: 020 7974 1985 page 4 Introduction page 9 Planning History page 10 History page 19 Character and Appearance of the Conservation Area page 51 Audit page 56 Current Issues page 58 Guidelines KING’S CROSS CONSERVATION AREA STATEMENT LONDON BOROUGH OF CAMDEN Conservation Area Statement no. 22 CONTENTS 6. CURRENT ISSUES 56 1. INTRODUCTION 4 6.1 New Development in Sub-Area 2 56 1.1 General Introduction 4 6.2 New Development in other Sub-Areas 56 1.2 Aims and Methodology 5 6.3 Alterations to Existing Buildings 56 2. PLANNING HISTORY 9 6.4 Changes of Use 57 2.1 Designations and Extensions 9 6.5 Small scale developments within the 2.2 Planning History 9 public realm 57 3. HISTORY 10 6.6 Telecommunications 57 3.1 Introduction 10 6.7 Traffic 57 3.2 Pre-1750 10 7. GUIDELINES 58 3.3 1750-1820 11 7.1 Introduction 58 3.4 1820-1850 11 7.2 Camden Unitary Development Plan Policy and 3.5 1850-1900 11 Supplementary Guidance 58 3.6 1900-1945 15 7.3 New development 58 3.7 1945-1996 15 7.4 Design 59 3.8 1996-2003 15 7.5 Archaeology 59 3.9 2003-2007 and beyond 17 7.6 Listed Buildings 60 4. CHARACTER AND APPEARANCE OF THE 7.7 Materials and maintenance 60 CONSERVATION AREA 19 7.8 Demolition 61 4.1 Introduction 19 7.9 Change of Use 62 4.2 Sub Areas 20 7.10 Extensions 62 Sub Area 1: St Pancras Gardens 20 7.11 Roof extensions 63 Sub Area 2: King's Cross/St Pancras 26 7.12 Roof gardens 64 Sub Area 3: Euston Road 37 7.13 Conservatories 64 Sub Area 4: Gray's Inn Road 40 7.14 Façadism 64 5. AUDIT 51 7.15 Fire Escapes 65 5.1 Introduction 51 7.16 Disabled Access 65 5.2 Listed buildings 51 7.17 Trees and landscaping 65 Sub Area 1: St Pancras Gardens 51 7.18 Shop fronts 65 Sub Area 2: King's Cross/ St Pancras 51 7.19 Shop front security 65 Sub Area 3: Euston Road 51 7.20 Advertisements 66 Sub Area 4: Gray’s Inn Road 51 7.21 Satellite dishes 66 5.3 Historic Parks and Gardens 52 7.22 Telecommunications 66 5.4 Buildings and groups of buildings that make a 7.23 Ventilation Ducts/Air Handling Equipment 66 positive contribution to the Conservation Area 52 Sub Area 1: St Pancras Gardens 52 Sub Area 2: King's Cross/ St Pancras 53 Sub Area 3: Euston Road 53 Conservation Area Statement approved at Executive Sub Area 4: Gray's Inn Road 53 Committee: December 2003. 5.5 Elements of streetscape that make a positive Published: June 2004. contribution to the Conservation Area 53 5.6 Buildings and features that detract from the character of the Conservation Area 54 Sub Area 1: St Pancras Gardens 54 Sub Area 2: King's Cross/ St Pancras 54 Sub Area 3: Euston Road 55 Sub Area 4: Gray's Inn Road 55 5.7 Opportunity sites 55 5.8 Conservation Area Boundary 55 King’s Cross 3 KING'S CROSS Conservation Area Statement 1. INTRODUCTION 1.1 General Introduction 1.1.1 This Conservation Area contains some of the most important historic buildings and structures in the country and has areas of great interest and variety. 1.1.2 The King's Cross area has formed a major gateway into central London for over two centuries. The Regent's Canal introduced a major transport system for goods into and out of the area. The construction of Euston Road was an important change. Later, the railways enabled the rapid transportation of people and goods and materials to, from and through London to meet the demands of industry and the burgeoning urban population. By the mid-19th Century, King's Cross was the busiest goods handling area in Britain. 1.1.3 The construction of the King's Cross Goods Station, opened in 1850, King's Cross station in 1852, the Great Northern Hotel in 1854, the Metropolitan Railway (the first underground station in the world) a decade later, St Pancras Station in 1865-69 and the Midland Grand Hotel (St Pancras Chambers) in 1868-76 reflects the importance of the railway companies and the significance of rail travel in the Victorian age. The two stations represent the finest examples of architectural expression of their age, in terms of British railway architecture. 1.1.4 In the same way that the railway superseded the canals as a means of mass-transporting goods in the 19th Century, the 20th Century saw a shift in goods movement from rail to road. The goods handling areas between the stations and to the north became redundant and fell into decline. However, Exel continue to handle goods in the area. 1.1.5 The passing of the Channel Tunnel Rail Link (CTRL) Act in 1996 began a new chapter in the evolution of the area. Through the extension of St Pancras Station, the King's Cross area will become an international terminus for trains to Europe via the Channel Tunnel. In addition, the works include adapting the station for the Midland Main Line and a new station for Thameslink services. The Act set up streamlined planning and heritage procedures. The CTRL works are due for completion in 2007. 1.1.6 From 2007, work will commence on the development of the King's Cross Opportunity Area. This extends from Euston Road in the south, to the North London Line in the north, the Midland Main Line in the west and York Way in the east. The Opportunity Area is a 'major development opportunity' and is designated 4 Conservation area statement in Regional Planning Guidance no.3, Camden's Unitary Development Plan (UDP) and in the Draft London Plan (2002). Sub Area 2 in the Conservation Area forms part of this Opportunity Area. Camden has adopted new planning policies for this Opportunity Area in the replacement chapter 13 of the UDP adopted in April 2003 (now section 9 of the Replacement UDP Deposit Draft of June 2003). Opportunity Area policies seek to promote its comprehensive redevelopment as a high density, high quality, mixed-use urban quarter. Planning policy emphasis therefore varies across the Conservation Area. Regeneration will revitalise the Opportunity Area with a mix of refurbished buildings, new uses and new development. 1.1.7 Regeneration of the area to the east of York Way (within the London Borough of Islington) known as the "Regent Quarter" has commenced, covering three blocks from Wharfdale Road to the Lighthouse block, where permission has also been granted for a re-modelling scheme. 1.1.8 The Statement describes the existing character of the Conservation Area and provides an outline of the key issues within it, for example development pressures. The Statement also refers to the relevant planning policies and guidance that applies to the Conservation Area and includes (in section 7) general guidelines for its conservation, enhancement and maintenance. 1.2 Aims and Methodology 1.2.1 Camden Council has a duty under the Planning (Listed Buildings and Conservation Areas) Act 1990: "from time to time determine which parts of their area are areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance" and to "designate these areas as conservation areas."(S. 69(1)). Designation provides the basis for policies designed to preserve or enhance the special interest of such an area. Designation also introduces a general control over the demolition of unlisted buildings. 1.2.2 As a result of the CTRL works, significant changes have been made to the area and will continue to be made until 2006. This has necessitated a revision of the existing Statement. It is anticipated that a further revision will be made in 2007, when the CTRL works have completed and prior to the commencement of the Opportunity Area's redevelopment. 1.2.3 The Statement contains a description of the current appearance of the Conservation Area, to inform formulation of planning policies for this area and the determination of planning applications. 1.2.4 This Statement comprises Supplementary Planning Guidance (SPG). It replaces the adopted King's Cross Conservation Area Statement (1998) and sits alongside the Council's other SPG, most notably the Council's general SPG document (July 2002) and the King's Cross Opportunity Area Planning & Development Brief (December 2003), which it informed. The Council will have regard to this Statement in determining the effects of proposed development throughout the King's Cross Conservation Area, including the King's Cross Opportunity Area. In particular the Council will adopt the following approach: •Take into account its duties under Section 54A of the Town and Country Planning Act 1990 which requires the Council to have regard to the Development Plan and any other material considerations; • Consider its statutory duties in respect of listed buildings and/or conservation areas and in particular the need to have special regard to the desirability of preservation or enhancement so far as the proposal affects a listed building; •Take into account any other material aspects which should be considered; •Having had regard to both duties reach a conclusion or, in the event that there is a conflict between these duties, reach a balanced conclusion.