DESIGN AND ACCESS STATEMENT PLANNING APPLICATION. 25 Gilston Road, SW10 9SJ June 2015

DESIGN AND ACCESS STATEMENT

PLANNING APPLICATION

25 Gilston Road, SW10 9SJ

1.0 INTRODUCTION

2.0 SITE & CONTEXT

2.2 CONSERVATION AREA

3.0 BACKGROUND

3.1 RELEVANT PLANNING HISTORY 3.2 DESIGN PRINCIPALS

3.3 PROPOSED DEVELOPMENT BRIEF SUMMERY

4.0 DESIGN STATEMENT

5.0 APPENDIX

5.1 PRE PLANNING ADVICE DECEMBER 2014 (PRE/PP/14/01285/LEV 3)

PLAN 1. LOCATION PLAN

CONTENTS

GILST

ON ROAD

1.0

INTRODUCTION

2.0 SITE & CONTEXT

25 Gilston Road was built in themid 1900 century. The property is located within The Boltons Conservation Area.

The property is a four story high, semi-detached property built with a rendered exterior to the front and exposed brick ÀQLVKWRWKHUHDUDQGVLGH&RPSURPLVLQJEHGURRPVEDWKURRPVDQGWKUHHUHFHSWLRQVURRPVRQDSSUR[LPDWHO\ sq. m.

THE CONSERVATION AREA

As extracted from the Kensington Conservation Area Proposals Statement document:

“It has been shown in the history section that most of the buildings in the area are not great works of art. They were, rather, houses erected by speculative builders at particular point in history to meet what were then the needs of the market...Many of them have , surprisingly, retained their original function that of single family houses - more than have buildings of similar size almost anywhere in London,”

2.1

2.2

The Borough of Kensington & Chelsea – Kensington Conservation Area Map [Fig 1.2]

1.0 INTRODUCTION

This Design & Access Statement has been prepared by Studio Indigo Ltd in support of an application for planning permission at 27 Gilston Road. This application has been submitted following Pre Application Advice with ref: PRE/PP/14/01285/LEV 3.

View of 25 & 27 Gilston Road

[Fig 2.3] Partial view of front garden and Gilston Road_{[Fig 2.5]}

2.0 SITE & CONTEXT

View of garage door and ramp

[Fig 2.6] View from Gilston Road towards Fulham Road[Fig 2.9]

View of 23 and 25 Gilston Road [Fig 2.4]

View from Gilston Road towards the Boltons [Fig 2.8]

Rear elevation [Fig 2.10]

2.0 SITE & CONTEXT

View of Rear Garden [Fig 2.12]

9LHZRIUHDUH[WHQVLRQDWJURXQGÁRRUOHYHO [Fig 2.14]

&ORVHXSRIDQGUHDUHOHYDWLRQDWÀUVWDQGVHFRQGOHYH [Fig 2.11]

3.0

BACKGROUND

RELEVANT PLANNING HISTORY

Studio Indigo recently submitted a planning application for the property which was

refused (08/06/2015), reasons for refusal have been noted and adressed in the new

application (see Appendix 5.1). We have also undertaken a review of the online planning

history of No. 25 and an application was approved in 2006 for the erection of a rea

exten-VLRQFRQVHUYDWRU\DWDORZHUJURXQGÁRRUOHYHODQGHOHYDWLRQDOWHUDWLRQVDWWKHUHDU

Application reference: PP/06/00660

Application Granted: 02/05/2006

Surrounding area

We consider the following applications to be relevant:

29 Gilston Road

Application Received: 11/09/2006

“Refurbishment of existing townhouse including underpinning and partial excavation of

rear garden; form new basement slab and swimming pool under main house; alterations

to rear and side elevations and alteration to front entrance gate.

Application Reference: PP/06/2250 Conditional Permission 22/11/2006

23 Gilston Road

´(UHFWLRQRIDVLGHH[WHQVLRQDWEDVHPHQWJURXQGDQGÀUVWÁRRUOHYHOVLQIURQWRIWKHH[LVW-ing side extension.”

Application received: 08/01/1987

Conditional permission: 21/05/1987

´(UHFWLRQRIVLGHH[WHQVLRQDWJURXQGDQGÀUVWÁRRUOHYHOVZLWKDFRYHUHGDUHDEHORZDW

basement level, in front of the existing side extension.”

Application Received: 14/01/1985

Conditional permission: 29/05/1985

The proposal seeks to refurbish all of the existing elements and to restore many of the lost original aspects of the property, which has deteriorated in recent years. The proposal seeks to maintain WKHVSHFLÀFFKDUDFWHURIWKHKRXVHDQGWRUHWDLQLWVXVHDVDVLQJOHIDPLO\KRPH

The dominant four storey rear wing extension will be replaced with a subservient three storey rear bay wing, which intends to mirror the bay which currently exists at No. 27. This change reintro-duces the roof line, which is currently lost behind the rear wing, and recreates a symmetrical pair with No. 27.

7KHLQWHUQDOVSDFHVDUHUHFRQÀJXUHGWRVXLWIDPLO\OLYLQJZKLOVWUHLQWURGXFLQJPDQ\RIWKHORVWDU-chitectural features. A single-storey basement is proposed under both houses, largely contained under the houses and partly under the front and rear gardens - in compliance with the latest RBKC policy documentation, which we fully support.

PROPOSED DEVELOPMENT OUTLINE ‡,QWHUQDOOD\RXWVWREHUHFRQÀJXUHG

‡([LVWLQJSLWFKHGURRIWREHUHIXUELVKHGDQGQHZVODWHWLOHV

‡$EDVHPHQWLVSURSRVHGXQGHUWKHIRRWSULQWRIWKHSURSHUW\DQGSDUWLDOO\XQGHUWKHIURQW UHDU gardens (under 50 % of the free area)

3.0

BACKGROUND

BUILDING & AREA HISTORY

Gilston Road was built in the mid-ninteenth centruy, with numbers 25 to 41 being build

approximately 1852, but W.Harding, builder. The wider area area, just off the Fulham

Road, became known as ‘Little Chelsea’ and was largely developed by the Gunter

Fam-ily around the same time.

GIlston Road is part of the Boltons Conservation Area, with The Boltons to the most

archi-tecturally rich, detached houses. Gilston Road is home to mainly semi-detached houses,

which are similar to those in the Boltons, although subservient in size and detail. The west

side of Gilston Road retains the stucco fronted villa style, with the east side comprised of

a variety of styles and a number of the properties containing ‘towers’, which can also be

found on the corners of Tregunter Road and Hollywood Road.

The houses on the west side, from No. 7 onwards, are stucco fronted villas, with set back

side wing extensions - many formed of London Stock Brick. They are set back from the

street, behind a stucco fronted wall with bottle balusters and prominent gate piers, with

seperate access for the driveway and walkway.

$WWKHUHDURIWKHSURSHUWLHVWKHKRXVHEHQHÀWVIURPDIWJDUGHQZKLFKEDFNVRQWR

Boltons Studios, which were created as artists studios in the late 19th Century. These are

currently undergoing renovation work to create a series of small studio residences.

3.4 HISTORIC PHOTOGRAPHS

Gilston Road, Looking North, 1904.

Gilston Road, Looking South-West, 1970 3.5

4.0 DESIGN STATEMENT

4.0 DESIGN STATEMENT

4.1

4.2 USE

25 Gilston Road is an unlisted semi-detached 19th Century Victorian property. The property is an existing single family dwelling and the proposal seeks to maintain this use.

AMOUNT

It is proposed that the front façade to the main house is to be retained and restored, apart from the IURQWVLGHDWXSSHUJURXQGÁRRUOHYHOZKLFKLVSURSRVHGWRPDWFK*LOVWRQ5RDG1HZIURQWHQ-trance steps are proposed to match in size and style the existing. The alteration to the front façade seeks to restore and improve the existing facade, whilst reintroducing the symmetry 27 Gilston road. $OWHUDWLRQVDUHDOVRSURSRVHGWRWKHUHDUIDoDGH$WJURXQGÁRRUOHYHOWKHH[LVWLQJFRQVHUYDWRU\ and four storey rear wing are to be replaced by a subservient, three storey, bay window to match WKHH[LVWLQJDUUDQJHPHQWVDWQR7KLVUHSODFHPHQWUHPRYHVWKHVHFRQGÁRRUH[WHQVLRQZKLFK currently masks the original roof form, and creates a symmetrical pair with No. 27. At Lower Ground Floor level, new timber glazed french doors are proposed for access to the garden.

A new basement level is to be constructed below the footprint of the existing property, as well as partially under the front and rear garden, to accommodate new facilities for the family home. The existing stuccoed window surrounds are to be restored, with the surrounds to the side extension WREHUHSODFHGZKLFKDUHIDLUO\UHFHQWPRGLÀFDWLRQVDQGKDYHORVWWKHLUPRXOGLQJV

The sympathetic and sensitive works proposed respect the building and its history. The proposed external alterations are small and do not impact upon the surrounding buildings. It is concluded that this proposal respects the character and appearance of the house and of its area.

4.3

4.4

4.5

LAYOUT

The proposed development relates only to 25 Gilston Road, whilst symmetrical references are made to No. 27. The proposal has no negative impact on the immediate neighbour at No. 27, with whom the design for this property has been developed.

7KHSURSRVDOVHHNVWRPDLQWDLQWKHVSHFLÀFFKDUDFWHURIWKHSURSHUW\ZLWKWKHDGGLWLRQRIWKH%DVH-ment level intended to improve the amenity and enhance the existing space available. The occu-pancy levels will remain unchanged and the house will remain as a single family home.

ACCESS

Access to the site will remain unchanged, directly off the street to the front garden retaining the existing main entrance.

Access for pedestrians will be maintained via the existing front garden, steps and Upper Ground ÁRRUIURQWGRRU9HKLFOHDFFHVVZLOODOVRUHPDLQLQLWVFXUUHQWORFDWLRQ,WLVSURSRVHGWKDWDFFHVVWR WKH/RZHU*URXQGÁRRULVUHWDLQHGYLDWKHH[LVWLQJUDPSWRWKHOHIWKDQGVLGHRIWKHIURQWVWHSV7KH existing garage door will be replaced with a new painted timber door, to match the existing. SCALE

The proposed basement is of will be built to a depth of approximately 3.2 metres below Lower *URXQG)ORRUOHYHO:LWKWKHÁRRUWRFHLOLQJKHLJKWPDWFKLQJWKDWRIWKHÁRRUDERYH,WLVDOVRSUR-posed to remodel the rear elevation, as noted in point 4.2.

4.0 DESIGN STATEMENT

4.6

4.7

4.8

APPEARANCE

Roof – The proposed development will not alter the existing pitched roof. The existing roof will be refurbished and new slate tiles.

Walls – The front façade of the property will remain stucco The rear will once again consist of ex-posed London Brick.

Doors – The front door will be replaced to match the existing. The garage door will be replaced WRPDWFKWKHH[LVWLQJVW\OH7KHQHZH[WHUQDOGRRUVSURSRVHGRQWKHORZHUJURXQGÁRRURIWKHUHDU façade are to be painted timber, glazed french doors.

Windows – All windows are proposed to be replaced with new painted timber double glazed units. The style and details of mouldings proposed are to match the existing and be timber framed, sash windows, painted white.

Rainwater Goods - Such as down pipes, gutters and rain hoppers will be made of cast iron and painted black, consistent with the main building. Exposed external drains will be removed and concealed within the structure where possible.

LANDSCAPE

The front and rear garden areas are proposed to be re-landscaped, with the exact planting scheme to the rear garden to be agreed.

The front boundary wall and gate posts are to be rebuilt, with the style and details to match the existing and painted metal vehicle and walkway gates will be remade.

CONCLUSION & PRE-PLANNING RESPONSE

The proposals described in this design statement and on the drawings have been carefully con-sidered to ensure they are respectfully integrated with the existing building fabric, scale and char-acter of the surrounding area. The proposal has been developed following Level 3 Pre-Planning Advice, and all of the points raised in the advice have been addressed. The advice is contained within Appendix A and the key points are (with responses as required in bold):

i. The proposed subterranean extension in principle is acceptable subject to compliance with the adopted policy CL7.

ii. The proposed guest accommodation in the middle of the proposed basement level appears to be of poor quality in terms of natural light and ventilation levels and is not acceptable in its current form.

Response: Guest Accommodation moved to upper levels

LLL7KHSURSRVDOWRVHWIRUZDUGWKHH[LVWLQJJDUDJHDWWKHORZHUJURXQGÁRRUDQGWKHUHSODFHPHQW of the garage door with a single door is unacceptable.

Response: Garage door style and details retained

LY7KHSURSRVHGVLQJOHVWRUH\VLGHH[WHQVLRQDWJURXQGÁRRUOHYHOWRPDWFKWKHH[LVWLQJVLGHH[WHQ-sion at no.27 is acceptable. The proposed new front entrance stairs to match the existing is accept-DEOH7KHSURSRVHGÁDWURRIZLWKVN\OLJKWRYHUWKHH[LVWLQJVLGHH[WHQVLRQLVDOVRDFFHSWDEOH

Y 7KH SURSRVHG UHDU H[WHQVLRQ LQ SODFH RI WKH H[LVWLQJ FRQVHUYDWRU\ DW ORZHU JURXQG ÁRRU OHYHO along the boundary with the adjoining property no.27, and the formation of a bay window, and the insertion of three new sets of French doors in the rear elevation to match the existing arrangements at no.27 is acceptable.

YL7KHSURSRVHGUHDUH[WHQVLRQDWWKHXSSHUJURXQGÁRRUOHYHOZLWKED\ZLQGRZIHDWXUHDQGWKH proposed new staircase in place of the existing are acceptable.

YLL7KHSURSRVHGÀUVWÁRRULQÀOOH[WHQVLRQZRXOGEHXQDFFHSWDEOHLQWHUPVRIWKHRYHUDOOEXONDQG mass of rear extensions to the property. It would also have an unacceptable impact on neighbour-ing occupiers in terms of daylight and sense of enclosure.

Response: Extension omitted and existing terrace retained

viii. The proposed front new acoustic double glazing windows in place of the existing front bay ZLQGRZVDWJURXQGDQGORZHUJURXQGÁRRUOHYHODUHDFFHSWDEOH7KHSURSRVHGQHZZLQGRZLQWKH UHDUHOHYDWLRQRIWKHVHFRQGÁRRUOHYHOLVDOVRDFFHSWDEOH

5.0 PLANNING RESPONSE

Responses to Planning Refusal

RE: PLANNING - REFUSED PLANNING APPLICATION JUNE 2015 - Studio Indigo submitted a planning application for 25 Gilston Rd (APP NO. PP/5/02238) on 13/04/2015. The aplication was refused on 08/06/2015 for the reasons stated below;

1. The proposed basement by reason of the lack of 1m of soil above the basement would fail to provide adequate opportunities for drainage and planting and would fail to preserve the character and appearance of the conservation area. The proposal would be contrary to the Council’s policies in particular Core Strategy policies CL3, CL7 and CL11.

2. The application fails to demonstrate that the construction impacts, including noise, vibration and dust would be kept to acceptable levels for the duration of the works. The development would consequently result in harm to the living conditions of neighbouring occupiers. The proposal would be contrary to the Council’s policies in particular Core Strategy policies CL5, CE6 and CL7.

3. The application fails to demonstrate that the basement would be adequately  SURWHFWHGIURPVHZHUÁRRGLQJFRQWUDU\WRWKH&RXQFLO·VSROLFLHVLQ

particular Core Strategy policy CL7.

Studio Indigo have addressed the reasons for refusal (see above) in this planning application by means as stated below

1. A minimum depth of 1m of soil between the top of the basement structure and the landscape level above has been implemented in the design.

(refer to drawing 2680_A4-210_Proposed Section A-A_RevP3). 2. A revised methodology statement has been issued.

3. A revised basement drawing showing the proposed drainage strategy and structural design report has beeen included.

5.0

6.0 APPENDIX A

6.0 APPENDIX A

6.0 APPENDIX A