New handrail, inside perimeter of flat roof to have
softwood timber plank stained dark boarding to allow for
free standing planting troughs for urban garden in
connection with the
proposed use of the roof area as a formal roof terrace.
22b Launceston Place, London W8 5RL
Design & Access Statement (incorporating Planning Policies)
_____________________________________________________
February 2013
Nigel Moor BA (Hons) MCD FRTPI FRSA
Cotswold Business Centre
Rissington Business Park
Upper Rissington
Gloucestershire
GL54 2QB
Tel:
01386 700 240
Mobile: 07778 207 034
Email: nigel.moor@nigelmoorplanning.co.uk
_____________________________________________________________________
Contents
1.
Description of Site & Surroundings
2.
The Planning Background
3.
Design, Materials, Landscaping, Layout and Access
4.
Planning Appraisal
5.
Conclusions
Appendix 1
Photographs
1. Description of Site & Surroundings
The building comprises No. 22b Launceston Place and No. 15 Kynance
Mews. The Mews is described in the Conservation Area Proposals
Statement De Vere, Kensington Court and Cornwall Conservation Area
adopted by The Royal Borough of Kensington and Chelsea on 25th
February 1985, as follows:
“Kynance Mews, bounded by attractive listed ornamental archways, is
divided in two by the southern end of Launceston Place, the eastern and
shorter section leading through to Gloucester Road. The western section
is the longest stretch of mews in the conservation area and walking
through there is the feeling of being in a sunken passageway, with the
raised level of Kensington New Town to the north and the soaring facades
of Cornwall Gardens to the south. The houses have been much altered,
although most have retained their brick facades.”
There are existing roof gardens at the corner of Launceston Place and
Cornwall Gardens, within the eastern section of Kynance Mews, No. 22a
Launceston Place, and in the vicinity of No. 15 Kynance Mews, at Nos. 16
and 17. The roof gardens are clearly part of the character of this part of the
Conservation Area, and introduce a pleasant, leafy aspect that
complements the stucco and brick clad villas of Launceston Place and
Kynance Mews. Photographs demonstrating this character of the area are
enclosed at Appendix 1.
2. The Planning Background
Planning History
2.1
A number of recent planning permissions are relevant. Planning
permission was granted (DPS/ DC PP/08/ 032 16/ Q20) on 6th
January 2009 for change of use from an architect’s office to a
single family dwelling joining with the existing residential
property at No. 15 Kynance Mews. Subsequently in 2009
permission was given for internal and external alterations (PP/
09/ 022 999). A further application (DPS/ DNC/ PP/ 10/ 03844)
for change of use to amalgamate the two residential units to
form a new single family dwelling with alterations internally and
externally was permitted. This also involved excavation to form a
new basement floor under the amalgamated units. The
consented plans showed a retractable skylight for access to the
roof garden and a walkable glass skylight on the roof.
2.2
A further planning application (PP/ 12/ 04155) was submitted on
17th October 2012 which sought permission for the retention of
perimeter railings, perimeter flower troughs and associated
artificial hedging at main roof level of the premises, in
connection with the proposed use of the roof as a formal roof
terrace. The box hedging was proposed to provide privacy for
the occupant of the two storey building that forms an extension
along Launceston Place of No. 17 Cornwall Gardens. This
building has a roof garden. Along the northern flank wall there is
at the second floor a window whose sill is below the parapet of
No. 22b Launceston Place and has a view across the flat roof of
No. 22b Launceston Place to the rear gardens of the dwellings
fronting onto Victoria Road. A gap of about two metres
separates this northern flank wall from the facing wall of No. 22b
Launceston Place. The application was refused on 12 th
December 2012.
2.3
The first reason for refusal cited that the prominent positions,
bulk, excessive height, materials and detailed design fail to
either preserve or enhance the character or appearance of the
property, the group of mews buildings of which it forms part and
the overall setting of the De Vere Conservation Area. Policies
referred to were the “Saved” policies expressed in the UDP
2002, as amended 28th September 2007, CD44 (to resist
additional storeys and roof level alterations), CD45 (to permit
additional storeys and roof level alterations), CD46(b) (roof
terraces), CD55 (the character of mews properties), CD63
(Conservation Areas), and Core Strategies policies CL1
(Context and Character), CL2 (Modifications to Existing
Buildings), CL3 (Heritage Assets) and CL6 (Small-scale
Alterations and Additions).
2.4
The second reason for refusal alleged a negative impact upon
the amenities of neighbouring buildings in terms of increased
levels of overlooking, noise and disturbance, contrary to the
Council’s Development Plan policies, in particular policy CD
46(a) of the UDP (Overlooking and disturbance) and Core
Strategy policy CL5 (Amenity). In the informative attached to the
refusal reference was also made to the Conservation Statement
for the De Vere, Kensington Court and Cornwall Conservation
Area already referred to. In a subsequent section of this
Statement reference will be made to the Conservation
Statement and the policies referred to in the reasons for refusal.
3.
Design, Materials, Landscaping, Layout and Access
3.1
The objective of the architect has been to overcome the earlier
objections to the original scheme. The utilitarian metal handrail
has been replaced by new wrought iron railings to match that at
the neighbouring property 2a Launceston Place, which will be
fixed to the parapet wall and painted black. The 300 cm depth
flower troughs with 1 m high artificial hedging are replaced by
free standing planting troughs which will be placed on the inside
softwood timber boarding on the flat roof. This informal urban
garden will replicate that observed on the roofs of a number of
dwellings in the vicinity. Access will be via the skylight.
3.2
The objective of the application is to enable the roof, which is
already accessed via the first floor, to be used as a secure
outdoor space, in a similar manner to adjoining dwellings,
without any adverse impact on the neighbours or on the
surrounding area. Access to the roof is provided from a fixed
internal staircase with handrail and retractable sliding window.
The conversion of the roof into a usable terrace will provide
additional outdoor space for the occupants of the three bedroom
family size mews house. The proposed planting and balustrade
conform to the same height as adjoining railings. The
appearance will be mainly foliage as evidenced on the adjoining
roofs.
3.3
No parking entitlement was granted to 22b Launceston Place for
residential parking permits, but 15 Kynance Mews has a
residents parking entitlement. Access to the public transport
network is good. The nearest Underground station is Gloucester
Road, within a quarter of a mile. Bus services are available on
Gloucester Road, Cromwell Road and Kensington High Street.
4.
Planning Appraisal
4.1
In the Conservation Area Proposals Statement for the De Vere,
Kensington Court and Cromwell Conservation Area, extensions
and alterations are dealt with at page 58 of the Statement.
Reference is made to paragraph 4.9.5 of the District Plan which
indicates a general presumption against additional storeys, but
there is no reference to roof terraces. The saved policies of the
UDP 2002 however deal with roof terraces. Policy CD45 permits
additional storeys and roof level alterations where either:
a) the character of a terrace or group of properties has been
severely compromised by a variety of roof extensions and
where infilling between them would help to re-unite the
group; or
b) the alterations are architecturally sympathetic to the age and
character of the building and would not harm its appearance.
4.2
The houses in Kynance Mews are predominantly flat roofed.
The roof terraces that have been permitted do not seriously
compromise the character of the Mews and are part of the
area’s character. An additional roof terrace would provide a
sympathetic balance to the roof terrace at 22a Launceston Place
on the northern side of the ornamental arch leading to Kynance
Mews from Launceston Place. Secondly the roof terrace would
be compatible with the second arm of policy CD45 in that it
would be architecturally sympathetic to the age and character of
the building and would not harm its appearance.
4.3
Policy CD46 aims to resist the introduction of roof terraces if:
a) significant overlooking of, or disturbance to, neighbouring
properties or gardens would result; or
b) any accompanying alterations or roof alterations are not to a
satisfactory design, would be visually intrusive or would harm
the street scene.
Dealing with these:
a) As there are existing roof terraces to the north, and west of
the application site there would be no appreciable change in
terms of overlooking or disturbance. As regards the window
on the flank wall of the northward extension of No. 17
Cornwall Gardens, there would be no direct overlooking from
the roof terrace, and as regards disturbance this can be
governed by planning condition which is dealt with in the
conclusions section.
b) The revised proposals replicate the design of the balustrades
existing in the vicinity of the site, and are of a satisfactory
design, are not visually intrusive nor harm the street scene.
4.4
Policy CD55 protects the character of mews properties
and
CD63
the
protects
the
character
and
appearance
of
Conservation Area. The analysis already examined has
demonstrated how the proposals preserve and enhance the
character of the area.
4.5
Core strategies CL1, CL2, CL3 and CL6 repeat the thrust of the
development management policies already examined and the
proposals conform to the Core Strategy adopted for the
borough.
4.6
Policies CD 46(a) and CL5 deal with overlooking, disturbance
and amenity, and these aspects have been earlier examined.
5.
Conclusions
5.1
Permission 10/03844 showed access to the roof garden and
there were no planning conditions restricting this access.
5.2
The revised proposals are compatible and complementary to
those at No. 22a Launceston Place and to other dwellings in the
vicinity.
5.3
In terms of overlooking, the objector Mr. Mittal’s privacy will be
protected by new iron railings and planting and the existing
views to the gardens of Victoria Road dwellings will still be
enjoyed. Noise and disturbance can be controlled by planning
condition.
5.4
The Council has granted planning permission for a scheme that
has
provided
an
additional
family
sized
dwelling
with
considerable improvements to the external appearance of the
buildings. The use of the roof area as a formal roof terrace is
appropriate to the family sized dwelling.
5.5
A planning condition restricting the use of the roof terrace to the
hours of 08.00 to 22.00 is recommended. There is currently no
such condition restricting the use of the roof area.
5.6
The character and appearance of the Conservation Area are not
harmed by these proposals which are complementary to the
improvements that have already taken place.
Appendix 1
Photographs 1- 18 of Kynance Mews and Launceston Place.