Flats 1 and 2, 50 Sloane Street - RBKC

Flats 1 and 2, 50 Sloane Street 1Donald Insall Associates

,’

Historic Building Report

for The Cadogan Estate

October 2015

Flats 1 and 2, 50 Sloane Street


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Flats 1 and 2, 50 Sloane Street

Historic Building Report

For The Cadogan Estate

Ordnance Survey map with the site marked in red. [Reproduced under Licence 100020449]


Contents

Historic Building Analysis & Advice

1.1 Introduction 61.2 Legislative Background 61.3 AssessmentofSignificance 71.5 SummaryofProposalsandJustification 7

Historical Background

2.1. Sloane Street 102.2 50 Sloane Street 112.3 Architects 242.4 Sources 24

Site Survey Descriptions

3.1 The buildings in its setting 263.2 Exterior 263.3 Interior 27

DescriptionAndJustificationOfTheProposals

4.1 Description of the Proposals and their Impact on the Building and the Hans Town Conservation Area 284.2 JustificationoftheProposals 29

Conclusion

Appendices

I Planning PolicyII List of Plates and Endnotes

Contact information Joanne Fisher (Associate) [email protected] Tel:02072459888

London Office 12 Devonshire Street London,W1G7AB

www.insall-architects.co.uk


1.1 Introduction

Donald Insall Associates was commissioned in November 2013 by the Cadogan Estate to advise on preliminary proposals to convert Flat 1, 50 Sloane Street, London, SW1X, from residential to retail use. This would involve installing a new shop front in the front wall of Flat 1 and a cover over the front external light well to the basement apartment at Flat 2 that would allow access to the proposed retail space from Sloane Street. The study and report were undertaken by Gabriel Byng and Joanne Fisher of Donald Insall Associates.

The study has comprised historical research using both archival and secondary material and a site inspection. An illustrated history of the building and site, together with sources of reference and bibliography, is insection2;thesitesurveyfindingsareinSection3.Theinvestigationhasestablishedthesignificanceof thebuilding,which issetoutbelowand which has informed the development of proposals by Paul Davis and Partners on behalf of the Cadogan Estate. Section 4 provides a justificationoftheschemeaccordingtotherelevantplanningguidance.

1.2 Legislative Background

50 Sloane Street is an unlisted building in the Royal Borough of Kensington and Chelsea’s Hans Town Conservation Area, to which it makes a positive contribution.

ThePlanning(ListedBuildingsandConservationAreas)Act1990isthelegislative basis for decision-making on applications that relate to thehistoricenvironment.Sections66and72of theAct imposeastatutoryduty upon local planning authorities to consider the impact of proposals upon listed buildings and conservation areas and state that new development should preserve the special architectural or historic interest of listed buildings or their setting, and preserve or enhance the character and appearance of conservation areas.

Development in conservation areas requires planning permission. In order for a local authority to consider granting such consent, the proposed development must also be justified according to the policies on thehistoric environment set out in the National Planning Policy Framework (NPPF). The key message of the NPPF is the concept of ‘sustainable development’. The NPPF requires that heritage assets (a term that, with regard to UK planning legislation, includes listed buildings, conservation areas, and unlisted buildings of local importance) should be conserved in amanner‘appropriatetotheirsignificance.’Italsonotesthedesirabilityof‘sustainingandenhancingthesignificance’ofheritageassetsandofputting assets to viable uses ‘consistent with their conservation.’ The NPPF recognises the ‘positive contribution that the conservation of heritage assets can make towards economic vitality’. However, it also recognises that, in some cases, proposals can lead to a heritage asset losingsignificance.TheNPPFthusrequiresthatthe‘publicbenefits’ofaproposal – which include securing the optimum viable use of a designated heritage asset – should outweigh any ‘less than substantial’ harm caused

Historic Building Analysis & Advice


tothesignificanceofadesignatedheritageasset.

Withregardtonon-designatedheritageassets,suchas50SloaneStreet,the NPPF states that a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritageasset. Copies of the relevant planning policy documents are included in Appendix I.

1.3 Assessment of Significance

50 Sloane Street is a large apartment block constructed in 1934-35by the architects F. J. Wills and H. W. Matthews, best known as hotel designers for the Cumberland Hotel and the Bath Spa Hotel respectively. The building is one of several large apartment blocks from the interwar period on Sloane Street. It is not listed, and does not merit statutory designation,buthassomelocalarchitecturalandhistoricsignificanceasagoodexampleofa1930sapartmentblockandisrepresentativeofwiderinterwar development along Sloane Street. Overall the building makes a positive contribution to the character and appearance of the conservation area and this is acknowledged in the Hans Town Conservation Area Appraisalwhichstates‘theimpressivebuildingisadistinctive1930sArtDecoinfluencedsymmetricalmansionblockofalternatingbandsofbrownand red brickwork with white courses lending to a sense of detailing. Any monotony is countered by robust detailing and bay windows with pilasters contributing to a sense of shadow effects.’

The exterior of the block has been only minimally altered. Its main interestliesintheoriginalart-deco-styleentranceandinthearchitectureof the upper storeys,which is articulated and finished in varied formsof brickwork. The shopfronts are modern replacements and the external treatmentofFlat1(atgroundfloorlevel inthesouthernbay),althoughunchanged, is very plain but overall the front façade makes a positive contribution to the conservation area. The rear façade is less visible in public views and more utilitarian but nonetheless survives largely in its original form and makes a positive, albeit modest, contribution to the conservation area. The lower storeys of the rear elevation are mostly concealed in public views across the conservation area by the mews buildings lining Pavilion Road.

The internal plan form of Flat 1 has changed little since its erection but one room has been divided, a window boarded up and extra storage space inserted.Manyoriginal featuresandfittingshavebeenremovedor replaced, and there are no internal features of architectural note. The same applies to Flat 2 below, although the apartment retains its original room layout.

1.5 Summary of Proposals and Justification

It is proposed to convert a caretaker’s flat at basement level and aresidentialflatonthegroundfloorinthesouthernbayof50SloaneStreetinto a single retail unit.


Externally, this would result in the alteration of the front façade of 50 Sloane Street with the removal of original Crittal windows at ground and basement level and a section of wall and the insertion of a glazed shopfront. At the rear of the building there would be some minor changes to accommodate alterations to the rear entrances at ground and basement level. Internally theproposalswouldcreateopen-planretailspaceoneachfloorandthefloorlevelswouldbealteredtoallowlevelaccessfromSloaneStreet.

Theproposalswouldnotresultinanyharmtotheeitherthesignificanceof the Hans Town Conservation Area, a designated heritage asset, or to 50SloaneStreetasanon-designatedheritageasset.Itisconsideredthatthe proposed shop front, which would correspond with the existing shop front in the northern bay of the building, would improve the appearance of the building and contribute positively to the character and appearance of the conservation area. The proposals would comply with the relevant policies of the NPPF and with RBKC’s Local Plan policies CL1, CL2 and CL3 and are therefore considered to be acceptable in heritage terms.


2.1. Sloane Street

Until the 1770s the area between Chelsea andWestminster was stillmade up of fields andmarket gardenswith very little development.Asmall waterway ran to the east of present day Sloane Street. This was to change after a proposal for a new ‘town’ in the area was made to Lord Cadogan, who had inherited the land, by the builder Henry Holland and hissonofthesamenamein1771.1Workwasdelayeduntil1777whentheparties came to a new agreement.2 Building work was carried out over the following years and Holland made further agreements with Lord Cadogan in1787and1791.3In1790HansTownwasgivenaformalidentificationwith the passing of an Act for the creation and repair of streets with powers to light, clean, repair and pave, and appoint watchmen. Holland built some of the earliest houses along the Sloane Street himself but most of the land was leased by him to other contractors, including his relatives and former business partners. The plan was immediately successful, appealing to a broad range of the professional and upper middle classes, aswell as local traders. By 1780 nearly all the plots had been takenand were leased over the next decade, those at the north usually being leased before those in the south.4

BuildingworkinChelseacontinuedapaceintothe19thcentury,butbythe1830s the area was considered ‘down at heel’, with low property prices, and an unfavourable contrast with Belgravia.5 A wider wave of rebuilding inHansTownbeganinthe1870s,includingseveralofthebuildingson

Historical Background

2. 1894-96 OS Map (RBKC Local Studies)


47-50SloaneStreet.ThenewworkwaslargelyintheQueenAnnestyle,departing from both the predominant style in the area, largely in stock brick and stucco, and from the rest of Chelsea. The new terraced houses were highly individual, with varied gables and clear vertical divisions. Rather than being stuccoed, the richly coloured red brick was used. A number of buildings were constructed on Sloane Street in this period, nearly all were largeblocksofflats,thoseatthenorthernandsouthernendsofthestreethaving shops at street level. Local directories suggest that residents from the1890stothe1930swereoftentitled,includingdoctors,solicitorsandseveralMPs. In theDescriptiveMapofLondonPoverty,1889,SloaneStreet was exclusively ‘Upper-middle and Upper Class, Wealthy’ and‘Well-to-do,MiddleClass’,withtheformerpredominatinginthehousesopposite and south of Cadogan Place, and the latter in the north and around Sloane Square.

SignificantchangealsooccurredalongSloaneStreetintheinterwaryears.6 AnextensionwasaddedtoHarveyNicholsinthe1920s,andseverallargeblocks,like50SloaneStreet,werebuiltinthe1930sincludingRichmondCourt and Knightsbridge Court in the northern part of the street with shops onthegroundfloor.ThesereplacedarowofGeorgianhouseswiththosevisible on Horwood’s map. At the southern end of the street several large residential blocks were built during this period including Dorchester Court, Cadogan House, and Sloane House. They were mostly relatively plain in execution,finishedinbrickandwithprojectingbays.Furtherbuildingworktook place on Sloane Square and Lower Sloane Street, including replacing the crossroads of the former with a roundabout.

2.2 50 Sloane Street

Drainagerecordsshowthat50SloaneStreetwasconstructedin1934-35byF.J.WillsandH.W.Matthews,replacingindividualhousesat47-50SloaneStreet.Thebuildingagreementof15August1934survivesin the Cadogan Estate archives, and names the freeholder as Sir Samuel Edward Scott and Coutts & Co., and the contractor as BMW Developments Ltd of Manchester Square, London, a company with no connectiontothecarmanufacturer(Plate1).Thelatterwouldtakea99yearleaseof£900forthefirsttwoyearsandthereafterfor£1,800.Onthedrainage plans the owner was named as BMW Developments Ltd. The sanitary engineers who constructed the drainage were Dent and Hellyer of35RedLionSquare.SirSamuelEdwardScott(1873-1943)wastheConservativepartyMPforMaryleboneWest(1898-1918)andthenforStMaryleboneuntil1922,afterwhichheretiredfrompolitics.

AletterofNovember1934,alsointheCadoganarchives,assignedtheagreement and all of the interests of BMW Developments in the land to the Halifax Building Society. The letter also names James Bladwin Webb (sic) and Herbert William Matthews as Guarantors. The former wasConservativeMP for theWrekin and awell-known businessman;the latter was probably an employee of BMW Developments Ltd (his address is also 1 Manchester Square). A note in pencil recorded the sum as £50,040. The earlier layout of the area can be seen from contemporary OS Maps (Plate 2).


The1935drainageplansshow that thebasementfloor included threeshopbasements, onewith a lower ground floor to the rear, (Numbers47-49)and twoflats (Plates3a-i,4). It contained twoflats,oneof twobedrooms and the other of one. Earlier vaults beneath Sloane Street were apparently retained in the 1930s rebuilding. There were sevenflatsatgroundfloorlevel,twoflatsoftwobedroomsfacingintointernalcourtyards; four one bed flats to the rear and one facing ontoSloaneStreet. The latter was Flat 1, still occupying the same location it does today. All were accessed through a lobby with a porter’s office andentrancehall.Theshopsdifferedsignificantlyinsize;thelargestwastotheeastandhada largelowergroundfloorandofficetotherear.Thegarage, to the rear of the building with a ramp leading up to Pavilion Road in the northwest, had space for 15 cars at basement level and for a further 14 on a mezzanine.

Themajorityoftheupperfloorsweredividedintonineflats:threelargeones to the east with three bedrooms; two smaller ones in the centre with two bedrooms; and four to the rear with a single bedroom. The main bedrooms, reception rooms and dining rooms were ranged along the external elevations, with kitchens and bathrooms placed internally, usually baking onto the stairwell. The plans for the sixth and seventh floorsshowhowtheflatswerearranged,withthelargest,athreebedflatinthesouthwithbedroomsfacingwest;twosinglebedflatsrangedalongthefrontelevationandtwoothersintherear;andatwobedroomflattothe north. The roof plan also survives showing a tiled roof garden to the southandathreebedroomflat.

A1954photographshowstheshopfrontsforMartin’sBankandRussellMotorsat47and48SloaneStreetrespectively(Plate5).Alargerscalephotographof1958confirmsthatfewalterations,otherthanreplacementshop fronts, have been made to the exterior in the second half of the 20th century (Plate 6). Plate 6 shows that the exterior was in poor condition at this time.

Planning Records

1. A proposal for extensions to the rear of the building was refused in 1974

2. Conditionalapprovalforanextrastoreywasgivenin19753. A conservatory was added to the terrace at the rear of Flat 64 on the

6thfloorin19804. Flats7and8werecombinedin1961anddividedagainin19885. In2009theexistingwindowsandexternaldoorswerereplaced,and

a new window installed. 6. Newshopfrontswereinstalledin1967,1986,1987,1996and2000

at47SloaneStreet7. Newshopfrontswereinstalledin1995and2006at48SloaneStreet8. Newshopfrontswereinstalledin1994at47-48SloaneStreet9. Newshopfrontswereinstalledin1977,1980,1997,2000and2007

at49SloaneStreet


1. Block plan from the building contract for 50 Sloane Street (Cadogan Estate Archive).


3a. 935 Drainage plans (RBKC Local Studies): basement.


3b. 935 Drainage plans (RBKC Local Studies): basement showing drainage.


3c. 1935 Drainage plans (RBKC Local Studies): ground floor.


3d. 1935 Drainage plans (RBKC Local Studies): mezzanine.


3e. 1935 Drainage plans (RBKC Local Studies): typical floor plan.


3f. 1935 Drainage plans (RBKC Local Studies): sixth and seventh floor.


3g. 1935 Drainage plans (RBKC Local Studies): sixth and seventh floor.


3h. 1935 Drainage plans (RBKC Local Studies): roof plan.


3i. 1935 Drainage plans (RBKC Local Studies): section.

4. Basement drainage plan (RBKC Local Studies).


5. 1954 photograph of 50 Sloane Street (Martin’s Bank).

6. 1958 photograph looking north from Cadogan Place (LMA).


2.3 Architects

F. J. Wills

FrederickJohnWills(1885-1938)practisedinLondon,forsometimeinpartnership with H. W. Matthews and later with his son. He was articled toW.J.Ancellbeforestartingpracticein1913andworkedonnumeroushotels, including the Regent Palace Hotel, Cumberland Hotel, and Strand Palace Hotel, as well as blocks of flats on Sloane Street and GreatCumberland Place. His other commissions included extensions to Regent Street Polytechnic, Lyons House (he was the house architect of J Lyons and Co.), The Hoffmann Manufacturing Company and Ardath Tobacco Company’s Premises. At around the time of the construction of 50 Sloane Street he had taken on Arnold McKenzie Hunter as an assistant. His most significant buildings were around this time including the CumberlandHotel(1933)andtheStrandPalaceHotel(1929-30),bothwidelypraisedfor their luxury and comfort.

H. W. Matthews

Herbert William Matthews (1874-1954) was also a well-known hotelarchitect,whoworkedontheBathSpaHotel(1929)andtheGrandPumpRoomHotel(1925).HepracticedinLondonandBath,wherehelivedatWestfield,BloomfieldRoad.AlterationstohishousewerecarriedoutbyA.J.Taylorin1919.

2.4 Sources

1892basementdrainageplan(RBKCLocalStudies)RBKC Planning ApplicationsRIBA LibraryCadogan Estate ArchivesKelly’s Directories

Stroud,D.HenryHolland:Hislifeandarchitecture(1950)Croot, P. A History of the County of Middlesex, XII (2004)


3.1 The buildings in its setting

Sloane Street has an eclectic collection of buildings from four main periods: late Georgian houses surviving from Henry Holland’s original developmentinthe1770sandafter;late-Victorianhousesandmansionblocks dating from the redevelopment of the area on the eastern edge ofHansTownfromthe1870s;anumberofinterwaradditionsincludingmanylargeblocksofflats;andsomefurthermodernbuildings.

The immediate surroundings of 50 Sloane Street neatly express this mix of architecturalstyles:tothesoutharethreegabledredbrick,lateVictorianbuildings of 1887 by C. W. Stephens, and beyond them the Danishembassyof1969-77byArneJacobsen.Tothenorthisa1980sbuildingprobablydesignedtoreflectalate-19th century predecessor. Opposite are threeshopsbyBlampiedandPartnersofthe1980sandfurtherbuildingsby Stephens. The most distinctive aspect of the building’s setting is the northern end of Cadogan Place Gardens immediately opposite. Laid out in the Regency period, the gardens extend away from 50 Sloane Street to the south.

3.2 Exterior

50 Sloane Street is a substantial building of nine storeys with a basement. It is constructed in two types of stock brick arranged to form contrasting bandswith a stuccoed ground floor and stucco detailing above. Eachupperstoreyhas17windowsonthenorthernsideoftheelevation,withthreeprojectingbaysfromthefirsttothefifthfloors.

Onthegroundfloorthreemodernshopfrontsonthenorthernsideoftheelevation are separated from the windows to Flat 1 in the southern bay bytheoriginalmainentrancedoorwhichisaccessiblebyaflightofthreesteps. The entrance way has an art deco style surround, a deep splay containing illuminated glass panels, and a large panel above containing the number ‘50’ in a period font. The glazed double leaf doors are also in an art deco style. The windows to Flat 1 are set behind a light well that isenclosedbyalowwallandrailing.Theyaremetal-framedmulti-panedcasements, comprising a tripartite bay window to the north and a single casement to the south. The basement windows follow the same pattern asthoseofthegroundfloor,andaremostlyconcealedonstreetviewsbythe front lightwell.

Thefirsttothefifthfloorshavestuccobandingatwindowsillandlintelheight with a red coloured brick used at the level of the windows and dark brownstockbrickinEnglishbondusedbetweenfloors.Ontheprojectingbays the panels beneath the windows are sunk and built in soldier bond, with pilasters running between the windows. The projecting bays begin atthefirstfloorandterminateatthefifthwithlargethreepartkeystones.

The upper three storeys are not articulated, with the exception of the central two bays which recede slightly and are topped by a short parapet. Thewindowsareallmetalmulti-panecasements.

Site Survey Descriptions


As would be expected, the rear façade is plainer than the façade, constructed in English bond brick, painted white at basement level. It nonetheless has the same contrasting bands of brick and the original metal windows. The rear of the south wing has been faced in white tiles. Thewallbelowthesillsofthebasementflooriscompletedinredbrick.Arowofsoldierbondseparatesthesixthandseventhfloors.Thelatteristoppedbyastuccoedband,aredbrickparapetandahandrail.Afireescaperunsupthesouthofthebuilding.Thewindowsareallmulti-panecasements with grey concrete sills.

3.3 Interior

Flat 1

Theoriginalplansfrom1935showthatfewchangeshavebeenmadetothebasementandgroundfloorsofthebuilding.TheinteriorofFlat1hasbeen remodelled in places, most notably by adding a wall to separate the front room into two rooms consisting of the former Reception Room to the north and the old ‘Dining Recess’ to the south. The former Hall window to the exterior has been boarded up and turned into a cupboard. A recess in the east of the bedroom has also become cupboards. The planisotherwiseunchangedalthoughamodernfittedkitchenwithatiledfloorandmodernbathroomwithlinoflooringhavebeeninstalledonthesite of the originals.

Someoriginal but unremarkable fittings remain, including the chimneypiece in the front room with grey marble hearth, the timber flooring,skirting boards, several light fittings and somedoors, architraves, anddoor furniture. These include the glazed double doors to the front room. They are plain in execution and generally low quality, although some fingerplatesanddoorhandlesofadecocharacterarehighlydecorative.These may have been added later as they are not well integrated. The rooms have curved, undecorated cornices. The exterior glazed door, with marble surround, also survives. Most fittings, including door handles,skirting,lightfittings,anddoorjoinery,arelaterreplacements

Flat 2

Thebasement flat is a family dwelling. It appears to retain its originalplanandsomeoriginalorearlyfittings,includingwindowframes,doors,architraves, and skirting boards. A marble chimney piece in the main room is in a late Georgian style, popular in the interwar period. Most fixturesandfittings,however,includingmostdoors,lightfittings,skirtingboards,andflooringhavebeenreplacedorremoved.

Opposite the lightwell is a small passage with slatted windows to the lightwell, agrill floor,andearlyhatches to thepavementbarrel vaults.These vaults predate the construction of Number 50 and house oil tanks that were presumably installed when Number 50 was built.


4.1 Description of the Proposals and their Impact on the Building and the Hans Town Conservation Area

It is proposed to convert a caretaker’s flat at basement level and aresidentialflatonthegroundfloorinthesouthernbayof50SloaneStreetinto a single retail unit.

Externally, this would result in the alteration of the front façade of 50 Sloane Street with the removal of original Crittal windows at ground and basement level and a section of wall and the insertion of a glazed shopfront. The proposed shop front would have a rendered surround andasimplebrushed-brassframetomatchtheneighbouringshopfronton the northern side of the main residential entrance. The low wall and railings surrounding the front lightwell would be removed and the lightwell infilled allowing level access to the retail unit.Newdiscrete pavementlights would be introduced, allowing natural light into the basement below, these would also match the design of those to the neighbouring shop front (Giuseppe Zanotti). These proposed changes would have a positive impact on the overall appearance of the elevation by improving the symmetry of the elevation and, in turn, would enhance the character of the conservation area.

Newlow-levelwallsfixedwithbrasshandrailswouldbebuilteithersideof the main stepped entrance in the front elevation. The proposed plinth wallswouldmatchthewidthoftheart-decodoorwaysurroundandwouldhouse concealed ductwork rising from the basement below. This proposed change would have a negligible impact on the overall appearance of the building and character of the conservation area.

At the rear of the building there would be some minor change to the rear elevations at ground and basement level that are recessed and concealed behind the large rear fire escape. This would include theinstallation of a new entrance in the southern basement wall and the blockingofanexistingdoor in thewesternwall.On thegroundflooradoor and window in the western rear wall would be removed and replaced byanewemergencyescapedoorontotheexistingfireescape.Anewmetalplatformandsetofstepslinkingtotheexistingmetalfireescapewould be installed to accommodate the proposed change in the level of thegroundfloor.Thesechangeswouldnotbevisibleinanypublicviewsand would have a negligible impact on the appearance of the building and on the character of the conservation area.

Internally, the existing ground floor would be lowered to provide levelaccessfromthestreet.Toaccommodatethisthebasementfloorwouldalso be lowered, matching the existing head height. Existing internal walls on both levels would also be removed to create open plan spaces forretailuse.Astaircasewouldalsobeinsertedtoconnectthetwofloors,its exact positionwill be determined by the retail tenants.The infillingof the lightwell at street level would mean the front façade at basement level would no longer be visible from the street. It is therefore proposed to incorporate the otherwise redundant lightwell space into the overall

Description And JustificationOfTheProposals


basementfloorplanbyremovingthefrontsectionofwall.Theseproposedinternalchangeswouldhavenoimpactonthesignificanceofthebuildingor conservation area.

4.2 Justification of the Proposals

Although the proposals would result in some loss of fabric and alteration oftheoriginaldesignofthebuilding,theyoffersignificantbenefitsand,on balance, the scheme is not considered to result in any harm to either thecharacteroftheconservationareaorto50SloaneStreetasanon-designated heritage asset.

On Sloane Street, the loss of the original sections of wall and windows at ground and basement level, the removal of the low wall and railings around thelightwell,andtheinfillingofthelightwellwouldresultinalterationstothe original design of the building. These changes are, however, minimal andfollowthecharacteroftheexistinggroundfloorfacade.Assuch,theywouldnotaffecttheoverallsignificanceofthisnon-designatedheritageasset which lies principally in its original art-deco-style entrance andinthearchitectureof theupperstoreys,as identified intheHansTownConservation Area Appraisal.

Thecontemporaryshopfrontdesignreflectsthedesignoftheshopfrontwithin the northern bay of 50 Sloane Street, thus helping to establish a symmetrical arrangement. The proposed alterations would therefore have a positive impact on the appearance of the building and on the character and appearance of the conservation area by creating visual continuity across the elevation that would balance the overall architectural composition of the building.

The proposed new retail unit would bring the additional benefit ofincreased footfall and vitality to Sloane Street, improving its overall economic sustainability, and consequently that of the conservation area. Sloane Street is a major retail destination and adjoins the Knightsbridge International Centre, one of only two International Centres designated in the London Plan (2011).


Theproposalswouldnotresultinanyharmtotheeitherthesignificanceof the conservation area, a designated heritage asset, or to 50 Sloane Street as a non-designated heritage asset. The proposed shop frontwould improve the appearance of the building and contribute positively to the character and appearance of the conservation area. The proposals would therefore comply with the relevant policies of the NPPF and with RBKC’s Local Plan policies CL1, CL2 and CL3 and are considered to be acceptable in heritage terms.

Conclusion


Appendix I

Relevant Planning Policy

Planning (Listed Buildings and Conservation Areas) Act 1990

The Act is legislative basis for decision making on applications that relate to the historic environment.

Sections66and72oftheActimposeastatutorydutyuponlocalplanningauthoritiestoconsidertheimpactofproposals upon listed buildings and conservation areas.

Section 66 of thePlanning (ListedBuildings andConservationAreas)Act 1990 states that ‘in consideringwhether to grant permission for development which affects a listed building or its setting, the local planning authority, or as the case may be the Secretary of State shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses’.

Similarly,section72(I)oftheaboveActstates‘withrespecttoanybuildingsorotherlandinaconservationarea,special attention shall be paid to the desirability of preserving or enhancing the character or appearance of a conservation area’.

The National Planning Policy Framework (2012)

Any proposals for consent relating to heritage assets are subject to the policies of the NPPF (2012). This sets out the Government’s planning policies for England and how these are expected to be applied. With regard to ‘Conserving and enhancing the historic environment’, the framework requires proposals relating to heritage assetstobejustifiedandanexplanationoftheireffectontheheritageasset’ssignificanceprovided.

The NPPF has the following relevant policies for proposals such as this:

14. At the heart of the National Planning Policy Framework is a presumption in favour of sustainable development, which should be seen as a golden thread running through both plan-making and decision-taking.

The NPPF sets out twelve core planning principles that should underpin decision making (paragraph 17).Amongstthosearethatplanningshould:

• not simply be about scrutiny, but instead be a creative exercise in finding ways to enhance and improve the places in which people live their lives;

• proactively drive and support sustainable economic development to deliver the homes, business and industrial units, infrastructure and thriving local places that the country needs. Every effort should be made objectively to identify and then meet the housing, business and other development needs of an area, and respond positively to wider opportunities for growth. Plans should take account of market signals, such as land prices and housing affordability, and set out a clear strategy for allocating sufficient land which is suitable for development in their area, taking account of the needs of the residential and business communities;

• always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings;

• support the transition to a low carbon future in a changing climate, taking full account of flood


risk and coastal change, and encourage the reuse of existing resources, including conversion of existing buildings, and encourage the use of renewable resources (for example, by the development of renewable energy);

• conserve heritage assets in a manner appropriate to their significance, so that they can be enjoyed for their contribution to the quality of life of this and future generations;

Regarding new design, the NPPF states:

56. The Government attaches great importance to the design of the built environment. Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.

The NPPF then goes on to list important principles that constitute good design. These are as follows:

58. … Planning policies and decisions should aim to ensure that developments:• will function well and add to the overall quality of the area, not just for the short term but over

the lifetime of the development;

• establish a strong sense of place, using streetscapes and buildings to create attractive and comfortable places to live, work and visit;

• optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green and other public space as part of developments) and support local facilities and transport networks;

• respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation;

• create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion; and

• are visually attractive as a result of good architecture and appropriate landscaping.

Regarding architectural style it has the following:

60. Planning policies and decisions should not attempt to impose architectural styles or particular tastes and they should not stifle innovation, originality or initiative through unsubstantiated requirements to conform to certain development forms or styles. It is, however, proper to seek to promote or reinforce local distinctiveness.

Specificallyonapplicationsrelatingtoheritage assets the NPPF has the following:

131. In determining planning applications, local planning authorities should take account of:• the desirability of sustaining and enhancing the significance of heritage assets and putting

them to viable uses consistent with their conservation;

• the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and

• the desirability of new development making a positive contribution to local character and distinctiveness.


Regardingthesignificanceofheritageassetsandtheacceptabilityofchangetothemitstates:

132. When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification.

National Planning Practice Guidance (2014)

The planning practice guidance was published on the 6th March 2014 to support the National Planning Policy Framework and the planning system. It includes particular guidance on matters relating to protecting the historic environment in the section: Conserving and Enhancing the Historic Environment. The relevant guidance is as follows:

Paragraph 3: What is meant by the conservation and enhancement of the historic environment?

The conservation of heritage assets in a manner appropriate to their significance is a core planning principle. Heritage assets are an irreplaceable resource and effective conservation delivers wider social, cultural, economic and environmental benefits.

Conservation is an active process of maintenance and managing change. It requires a flexible and thoughtful approach to get the best out of assets as diverse as listed buildings in everyday use to as yet undiscovered, undesignated buried remains of archaeological interest.

In the case of buildings, generally the risks of neglect and decay of heritage assets are best addressed through ensuring that they remain in active use that is consistent with their conservation. Ensuring such heritage assets remain used and valued is likely to require sympathetic changes to be made from time to time. In the case of archaeological sites, many have no active use, and so for those kinds of sites, periodic changes may not be necessary.

Where changes are proposed, the National Planning Policy Framework sets out a clear framework for both plan-making and decision-taking to ensure that heritage assets are conserved, and where appropriate enhanced, in a manner that is consistent with their significance and thereby achieving sustainable development.

Part of the public value of heritage assets is the contribution that they can make to understanding and interpreting our past. So where the complete or partial loss of a heritage asset is justified, the aim then is to capture and record the evidence of the asset’s significance which is to be lost, interpret its contribution to the understanding of our past, and make that publicly available.

Paragraph 7 states:

There are three dimensions to sustainable development: economic, social and environmental. These dimensions give rise to the need for the planning system to perform a number of roles:

• an economic role – contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure;

• a social role – supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and


support its health, social and cultural well-being; and• an environmental role – contributing to protecting and enhancing our natural, built and historic

environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy.

Paragraph 8: What is “significance”?

“Significance” in terms of heritage policy is defined in the Glossary of the National Planning Policy Framework.

In legislation and designation criteria, the terms ‘special architectural or historic interest’ of a listed building and the ‘national importance’ of a scheduled monument are used to describe all or part of the identified heritage asset’s significance. Some of the more recent designation records are more helpful as they contain a fuller, although not exhaustive, explanation of the significance of the asset.

Paragraph 9: Why is ‘significance’ important in decision-taking?

Heritage assets may be affected by direct physical change or by change in their setting. Being able to properly assess the nature, extent and importance of the significance of a heritage asset, and the contribution of its setting, is very important to understanding the potential impact and acceptability of development proposals

Paragraph 20: What is meant by the term public benefits?

Public benefits may follow from many developments and could be anything that delivers economic, social or environmental progress as described in the National Planning Policy Framework (Paragraph 7). Public benefits should flow from the proposed development. They should be of a nature or scale to be of benefit to the public at large and should not just be a private benefit. However, benefits do not always have to be visible or accessible to the public in order to be genuine public benefits.

Public benefits may include heritage benefits, such as:

• sustaining or enhancing the significance of a heritage asset and the contribution of its setting

• reducing or removing risks to a heritage asset• securing the optimum viable use of a heritage asset

Paragraph 39: What are non-designated heritage assets and how important are they?

Local planning authorities may identify non-designated heritage assets. These are buildings, monuments, sites, places, areas or landscapes identified as having a degree of significance meriting consideration in planning decisions but which are not formally designated heritage assets. In some areas, local authorities identify some non-designated heritage assets as ‘locally listed’.

A substantial majority of buildings have little or no heritage significance and thus do not constitute heritage assets. Only a minority have enough heritage interest for their significance to be a material consideration in the planning process.

Paragraph 41: How are non-designated heritage assets identified?

When considering development proposals, local planning authorities should establish if any potential


non-designated heritage asset meets the definition in the National Planning Policy Framework at an early stage in the process. Ideally, in the case of buildings, their significance should be judged against published criteria, which may be generated as part of the process of producing a local list.

Historic England: Historic Environment Good Practice Advice in Planning (March 2015)

The purpose of the Good Practice Advice note is to provide information on good practice to assist in implementing historic environment policy in the National Planning Policy Framework (NPPF) and the related guidance given in the National Planning Practice Guide (NPPG).

Note 2 ‘Managing Significance in Decision-Taking’This note provides information on:

assessing the significance of heritage assets, using appropriate expertise, historic environment records, recording and furthering understanding, neglect and unauthorised works, marketing and design and distinctiveness.

It states that:

The advice in this document, in accordance with the NPPF, emphasises that the information required in support of applications for planning permission and listed building consent should be no more than is necessary to reach an informed decision, and that activities to conserve or investigate the asset needs to be proportionate to the significance of the heritage assets affected and the impact on that significance.

In their general advice on decision-taking, this note advises that:

Development proposals that affect the historic environment are much more likely to gain the necessary permissions and create successful places if they are designed with the knowledge and understanding of the significance of the heritage assets they may affect. The first step for all applicants is to understand the significance of any affected heritage asset and, if relevant, the contribution of its setting to its significance. The significance of a heritage asset is the sum of its archaeological, architectural, historic, and artistic interest.

Paragraph 6 highlights the NPPF and NPPG’s promotion of early engagement and pre-application discussion, and the early consideration of significance of the heritage asset in order to ensure that any issues can be properly identified and addressed. Furthermore, the note advises that:

As part of this process, these discussions and subsequent applications usually benefit from a structured approach to the assembly and analysis of relevant information. The stages below indicate the order in which this process can be approached – it is good practice to check individual stages of this list but they may not be appropriate in all cases and the level of detail applied should be proportionate.

1. Understand the significance of the affected assets;2. Understand the impact of the proposal on that significance;3. Avoid, minimise and mitigate impact in a way that meets the objectives of the NPPF;4. Look for opportunities to better reveal or enhance significance;5. Justify any harmful impacts in terms of the sustainable development objective of conserving significance and the need for change;6. Offset negative impacts on aspects of significance by enhancing others through recording, disseminating and archiving archaeological and historical interest of the important elements of the heritage assets affected.


The Assessment of Significance as part of the Application Process

Paragraph 7 emphasises the need to properly assess the nature, extent and importance of the significance of a heritage asset and the contribution of its setting early in the process, in order to form a successful development, and in order for the local planning authority to make decisions in line with legal objectives and the objectives of the development plan and the policy requirements of the NPPF.7

8. Understanding the nature of the significance is important to understanding the need for and best means of conservation. For example, a modern building of high architectural interest will have quite different sensitivities from an archaeological site where the interest arises from the possibility of gaining new understanding of the past.

9. Understanding the extent of that significance is also important because this can, among other things, lead to a better understanding of how adaptable the asset may be and therefore improve viability and the prospects for long term conservation.

10. Understanding the level of significance is important as it provides the essential guide to how the policies should be applied. This is intrinsic to decision-taking where there is unavoidable conflict with other planning objectives.

11. To accord with the NPPF, an applicant will need to undertake an assessment of significance to inform the application process to an extent necessary to understand the potential impact (positive or negative) of the proposal and to a level of thoroughness proportionate to the relative importance of the asset whose fabric or setting is affected.

Conservation Principles and Assessment

Conservation Principles (2008) explores, on a more philosophical level, the reason why society places a value on heritage assets beyond their mere utility. It identifies four types of heritage value that an asset may hold: aesthetic, communal, historic and evidential value. This is simply another way of analysing its significance. These values can help shape the most efficient and effective way of managing the heritage asset so as to sustain its overall value to society.8

Cumulative Impact

28 The cumulative impact of incremental small-scale changes may have as great an effect on the significance of a heritage asset as a larger scale change. Where the significance of a heritage asset has been compromised in the past by unsympathetic development to the asset itself or its setting, consideration still needs to be given to whether additional change will further detract from, or can enhance, the significance of the asset in order to accord with NPPF policies. Negative change could include severing the last link to part of the history of an asset or between the asset and its original setting. Conversely, positive change could include the restoration of a building’s plan form or an original designed landscape.

Opportunities to Enhance Assets, their Settings and Local Distinctiveness

52. Sustainable development can involve seeking positive improvements in the quality of the historic environment. There will not always be opportunities to enhance the significance or improve a heritage asset but the larger the asset the more likely there will be. Most conservation areas, for example, will have sites within them that could add to the character and value of the area through development, while listed buildings may often have extensions or other alterations that have a negative impact on the significance. Similarly, the setting of all heritage assets will frequently have elements that detract from the significance of the asset or hamper its appreciation.


Design and Local Distinctiveness

53. Both the NPPF (section 7) and PPG (section ID26) contain detail on why good design is important and how it can be achieved. In terms of the historic environment, some or all of the following factors may influence what will make the scale, height, massing, alignment, materials and proposed use of new development successful in its context:• The history of the place• The relationship of the proposal to its specific site• The significance of nearby assets and the contribution of their setting, recognising that this is a

dynamic concept• The general character and distinctiveness of the area in its widest sense, including the general

character of local buildings, spaces, public realm and the landscape, the grain of the surroundings, which includes, for example the street pattern and plot size

• The size and density of the proposal related to that of the existing and neighbouring uses• Landmarks and other built or landscape features which are key to a sense of place• The diversity or uniformity in style, construction, materials, colour, detailing, decoration and period

of existing buildings and spaces• The topography• Views into, through and from the site and its surroundings• Landscape design• The current and historic uses in the area and the urban grain• The quality of the materials

The Royal Borough of Kensington & Chelsea Local Plan (July 2015)

The Royal Borough of Kensington & Chelsea Council’s Local Plan was adopted in July 2015. The following policies are of relevance:

Policy CL 1

Context and Character

The Council will require all development to respect the existing context, character and appearance, taking opportunities available to improve the quality and character of buildings and the area and the way it functions, including being inclusive for all.

To deliver this the Council will:

a. require development to contribute positively to the townscape through the architecture and urban form addressing matters such as scale, height, bulk, mass, proportion, plot width, building lines, street form, rhythm, roofscape, materials and historic fabric as well as vistas, views, gaps, and open space; b. require development to respond to the local context; h. ensure that, in carrying out alterations and extensions, the characteristics of the type of building, such as mews, terrace or mansion block, is preserved and enhanced;

Policy CL 2

Design Quality The Council will require all development to be of the highest architectural and urban design quality, taking opportunities to improve the quality and character of buildings and the area and the way it functions.


To deliver this the Council will: a. require development to be: i. Functional - fit for purpose and legible; ii. Robust - well built, remain in good condition and adaptable to changes of use, lifestyle, demography and climate; iii. Attractive - pleasing in its composition, materials and craftsmanship; iv. Locally distinctive - responding well to its context; v. Sustainable - in the use of resources, including energy, in construction and operation; vi. Inclusive - accessible to all; vii. Secure - designs out crime. b. require an appropriate architectural style on a site by-site basis, in response to: i. the context of the site; ii. the building’s proposed design, form and use; iii. whether the townscape is of uniform or varied character.

Policy CL 3

Heritage Assets - Conservation Areas and Historic Spaces

The Council will require development to preserve and to take opportunities to enhance the cherished and familiar local scene.

To deliver this the Council will: a. require development to preserve or enhance the character or appearance of the conservation area and protect the special architectural or historic interest of the area and its setting; b. resist the change of use of any building where the current use contributes to the character of the surrounding area and to its sense of place; d. require full planning applications in conservation areas.

The London Plan Policies (Further Alterations to the London Plan (FALP) 2015)

On 10th March 2015, the Mayor published (i.e. adopted) the Further Alterations to the London Plan (FALP). From this date, the FALP are operative as formal alterations to the London Plan (the Mayor’s spatial development strategy) and form part of the development plan for Greater London.

The London Plan has been updated to incorporate the Further Alterations. It also incorporates the Revised Early Minor Alterations to the London Plan (REMA), which were published in October 2013. The following policies are relevant to the proposals:

Policy 7.8

Heritage assets and archaeology

Strategic

A London’s heritage assets and historic environment, including listed buildings, registered historic parks and gardens and other natural and historic landscapes, conservation areas, World Heritage Sites, registered battlefields, scheduled monuments, archaeological remains and memorials should be identified, so that the desirability of sustaining and enhancing their significance and of utilising their positive role in place shaping can be taken into account.

B Development should incorporate measures that identify, record, interpret, protect and, where appropriate, present the site’s archaeology.


Planning decisions

C Development should identify, value, conserve, restore, re-use and incorporate heritage assets, where appropriate.

D Development affecting heritage assets and their settings should conserve their significance, by being sympathetic to their form, scale, materials and architectural detail.

Policy 7.9

Heritage-led regeneration

Strategic

A Regeneration schemes should identify and make use of heritage assets and reinforce the qualities that make them significant so they can help stimulate environmental, economic and community regeneration. This includes buildings, landscape features, views, Blue Ribbon Network and public realm.

Planning decisions

B The significance of heritage assets should be assessed when development is proposed and schemes designed so that the heritage significance is recognised both in their own right and as catalysts for regeneration. Wherever possible heritage assets (including buildings at risk) should be repaired, restored and put to a suitable and viable use that is consistent with their conservation and the establishment and maintenance of sustainable communities and economic vitality.


Plates

1. Block plan from the building contract for 50 Sloane Street (Cadogan Estate Archive)

2. 1894-96OSMap(RBKCLocalStudies)3. 1935Drainageplans(RBKCLocalStudies) a. Basement b. Basement showing drainage c. Ground Floor d. Mezzanine e.Typicalfloorplan f.Sixthandseventhfloor g.Sixthandseventhfloor h. Roof plan i. Section4. Basement drainage plan (RBKC Local Studies)5. 1954photographof50SloaneStreet(Martin’sBank)6. 1958photographlookingnorthfromCadoganPlace(LMA)

Endnotes

1 Stroud, Henry Holland, 43.2 RBKCLocalStudiesDeed25970.3 Stroud, Henry Holland, 45.4 Deeds in RBKC Local Studies.5 VCHMiddlesex,XII,30.6 LMA, LCC/CL/IMP/1/162.7 HistoricEngland.Historic Environment Good Practice Advice in Planning: Note 2 – Managing Significance in Decision-Taking (2015) p38 Historic England. Historic Environment Good Practice Advice in Planning: Note 2 – Managing Significance in Decision-Taking (2015) p5

Appendix II

List of Plates and Endnotes

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Flats 1 and 2, 50 Sloane Street - RBKC

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