C REVISED DRAWINGS 16/00288/FUL: St Johns C Of E Primary School Theobalds Park Road Enfield EN2 9BD Proposal: Erection of external canopy joining the school building and hall

Background

St John’s Church of England Primary School is located on Theobalds Park Road, within the boundaries of the Clay Hill Conservation Area. Architecturally the collection of existing school buildings range in date, with the earliest comprising of the Old School Hall and Parish Room which date from the late 19th century (circa 1888/1889). The buildings are characterised by stock brick walls with red brick dressings to openings with slated pitched roofs over featuring decorative red ceramic ridge tiles. The two buildings make a positive contribution to the character of the Clay Hill Conservation Area. The late 19th-century school was extensively altered and extended in 1968. Listed buildings in the vicinity include The Church of St John (Grade II listed) II listed 19th- century brick structure and Glenwood House, originally the vicarage- contemporary in age and style (Grade II listed) designed by architect James Piers St Aubyn.

Proposal

The proposal is for the erection of an external canopy between the main school building and the Parish Hall building to improve circulation around the school. Both buildings are located to the front of the site.

The revised proposals comprise a lightweight glazed steel framed structure, in line with the CAG’s previous recommendations.

Recently approved extensions

3D Views of proposed canopy

Previously proposed elevations

Previously proposed Section E-E

Previous CAG Minutes

(16/00288/FUL) - St. Johns C of E Primary School, Theobalds Park Road, Enfield EN2 9BD Members noted that Enfield’s photographic archive was out of date. Dennis Stacey circulated two photographs showing the current state of the school when viewed from Theobalds Park Road. The new classroom with its double fronted gable end (reflecting the adjacent style of one of the original school buildings) is shown as being near completion. CAG were concerned that the proposed canopy would crash into both the flank of the new classroom and the slate roof of the adjacent, original, school building. The brick infill, shown on section AA, is wrong and is driven the proposed sloping canopy. Further concern was expressed at the level of roof insulation in what is supposed to be a covered way. Further, members did not understand why opening roof lights are necessary. In all there was a suspicion that the roof was being constructed to classroom standards. The question of access for regular maintenance and cleaning was raised. These practical issues are often ignored by architects. In CAG’s view this proposal is overdesigned, complicated and detrimental. What is needed is a light, fully glazed structure that does not interfere with original (and currently under construction) school buildings. Greater attention also needs to be paid to maintenance access.

Objection

LISTED BUILDING CONSENT APPLICATION 16/03142/HOU and 16/02380/LBC: 15 High Street N14 6LA Proposal: Demolition of existing kitchen extension, lean-to stores, removal of gates, demolition of timber workshop, erection of timber workshop for habitable use ancillary to dwelling including roof lights and solar panels, timber cladding to external walls, additional fenestration and single storey rear extension to reconstructed timber workshop, erection of single storey rear extension to provide link to dwelling and workshop, minor alterations and replacement windows. Case Officer: F. Wambugu

Site location

Aerial view

Street view

No. 15, High Street circa 1912

High Street circa 1900

Background No. 15, High Street comprises a Grade II* Listed former workers cottage with associated curtilage listed workshop. The dwelling forms a pair with its adjoined neighbour No. 17. The pair of dwellings are listed as well-preserved late-Georgian cottages. Stylistically, No.15 consists of an early 19th-century 2 storey, 2 bay vernacular dwelling set on a double pile plan with unhorned timber sashes and hipped clay tiled roof over. The site is located within Southgate Green Conservation Area.

No. 15 has a long association with the building trade which is noted in the Conservation Area Appraisal and the workshop is evidence of this and represents a long period of the building's history. The houses are very modest in size - essentially just two bedrooms on both floors and later rear outshots (including what were probably water closets). The form and size of the buildings are part of their character. The fabric of the workshop appears to date from different periods and has clearly been added to incrementally. It has interest because of its ancillary function to the listed building and its physical character is less formal. The

distinction between the two is important, they are currently only linked by a timber gate/fence.

For a comprehensive architectural description, please see the list entry for the building below. Historic England listing

15 AND 17, HIGH STREET

Grade: II

Date first listed: 11-Sep-2003

Pair of late-Georgian cottages. Timber-frame construction on a brick plinth, with external roughcast render and interior lath and plaster finish. The wood is of hand-sawn elm. The dividing wall between Nos. 15 and 17 is brick. Hipped M shaped roof of hand-made tiles to front attached with wooden pins and pantiles to rear. Intact central shared brick stacks with little cornice each with four chimney pots. PLAN. Double-pile plan with rear brick cross wing, probably a raising of an earlier single storey outshut. A lean-to conservatory has been added to the side of the cross wing in each cottage. EXTERIOR. Each cottage has a single window range of sashes to front: 16-pane and un-horned to ground floor; first floor left is a later 4-pane horned sash and right a 12-pane horned sash; windows are more altered to rear though some sashes retained. Entrance doorways are to each side with bracketed shallow-gabled hood, divided overlight (original to number 17, later glazing to number 15) and 6-panelled door. INTERIOR. Original plan downstairs, with side hall and stairs rising opposite the door, the same in each cottage. The back room in both instances has been enlarged, taking in part of the entrance hall, which has been halved in width as a result. Steep stairs with stick balusters and small landing balustrade, all retained. Original wide floorboards (individually fitted by notching over joists). Each of the main rooms had a fireplace and all but one, in the back room of No. 17, survive: another, that in the front parlour of No.17, has been replaced with a modern surround. The remaining fireplaces are quite plain, with restrained mouldings: all except one are boarded up. The front 'parlours' of both Nos. 15 and 17 illustrate clearly the modestly higher social status of this room: 6-panelled door (the rest are shallow 4-panelled), a small reeded plaster cornice with corner paterae, and in No. 15 only, a dado rail and moulded fireplace with hints of classical detail. The rear room has arched alcoves either side of fireplace, which are of recent construction, as are the alcoves in the hallway and back rooms. Upstairs, in both houses, a partially glazed partition has been erected across the landing halving its size, but creating additional bedroom space. In No. 17 this has been added to the back bedroom: in No. 15 the back bedroom gains space from the landing, but also loses some to form a lobby, communal space through which there

is access to a bathroom in the rear wing. In No.17 this is a bedroom accessible only through the back bedroom. HISTORY. Southgate was originally a woodland hamlet in coppice woods outside Enfield Chase (the name referring to the south entrance to this) in the parish of Edmonton. The Chase was enclosed in 1777 and High Street Southgate, formerly South Street, a separate hamlet, became an area of small businesses and services. Amongst those recorded were wheelwrights, hurdlemakers, bakers, butchers, cartwrights, dairymen, blacksmiths, farriers, owners of timber yards and plant nurseries. Numbers 15-17 are a long established builder's premises established 1910 and described in 1987 as 'One of Southgate's respected and old established family concerns, H Miller and Sons, Plumbers and Decorators', thus still reflecting the early C19 character of the area , which is now overwhelmingly suburban. Next door is a pair of cottages of similar date, numbers 5 & 7, number 5 shown in an early photograph as a school house; this however has been substantially rebuilt. Number 7 retains more original fabric and has Gothick intersecting glazing. All these cottages retain their front gardens bounded by picket fences. Detailed investigation of the original enclosure map of 1801 reveals evidence of development on this site in the form of 5 houses, although not in their present location or form. SUMMARY OF IMPORTANCE. These are late-Georgian cottages which have distinctive features. These include their timber framed construction, of which they are a late example, and the survival of internal decorative detail, illustrative of their particular social context. Despite some internal alterations they also retain their essential plan form. The cottages demonstrate the development of Southgate from a small hamlet into an area of small businesses and services, reflecting the early C19 character of an area which is now overwhelmingly suburban.

Proposal This application proposes a number of alterations to the listed dwelling and curtilage listed workshop. Alterations include the demolition of existing kitchen extension, lean-to stores, removal of gates, demolition of timber workshop, erection of timber workshop for habitable use ancillary to dwelling including roof lights and solar panels, timber cladding to external walls, additional fenestration and single storey rear extension to reconstructed timber workshop, erection of single storey rear extension to provide link to dwelling and workshop, minor alterations and replacement windows. Relevant Planning History A similar previous application (REF: P13- 01301PLA) was refused by officers and later became the subject of an Appeal. The appeal was allowed. Full details including a copy of the relevant appeal decision and the Inspector’s recommended conditions can be seen below. REF: P13- 01301PLA Location: 15, HIGH STREET, LONDON, N14 6LA Proposal: Demolition of existing kitchen extension and lean-to/stores, removal of gates, internal partitions and staircase within workshop and conversion of workshop to habitable rooms ancillary to dwelling with a single storey rear extension

including installation of 3 x roof lights and solar panels, cladding to external walls, additional and replacement fenestration, erection of single storey rear extension to provide link to dwelling and workshop, installation of window at ground floor level to rear and 2 x replacement windows to existing dwelling.

Recommended Conditions:

Appeal Decision: APP/Q5300/E/13/2203851, APP/Q5300/A/13/2204720

20. For the reasons given above I conclude that the appeal should succeed. Conditions 21. I have considered the Council’s and the appellant’s suggested conditions in the light of the advice given in the National Planning Policy Framework, paragraph 206 and the 1990 Act. I have applied the standard time limit and for the avoidance of doubt I have required that the development and the works be carried out in accordance with the approved plans. 22. I have required the submission before work commences of details of all new sash and casement windows, doors, the new stair in the workshop, the new link structure (both in section and plan) and notwithstanding the proposed materials and details shown on the submitted plans, external cladding, roof finishes, roof lights and rain water goods. The last item is in order that the roof finish on the existing workshop can be amended to a corrugated profile metal sheeting, to preserve the character of the building. 23. I have required a demolition and construction method statement to be approved before work commences in order to protect the special interest of the buildings. I have imposed a condition requiring the structural frame to be investigated before the new window in the east elevation is installed, in order to reduce the loss of the historic timber frame and its structural integrity to a minimum. 24. I have added a condition to the planning permission requiring the submission of a layout of the front garden and its completion within 6 months of the completion of the works. This is to ensure that the setting of the front of the listed building and the conservation area is enhanced after the demolition of the sheds and in particular that the parking of vehicles does not over-dominate the frontage.

Existing Ground Floor Plan

Existing First Floor Plan

Existing Roof Plan

Ground Floor Demolition Plan

First Floor Demolition Plan

Proposed First Floor Plan

Existing North Elevation

Proposed North Elevation

Existing East Elevation

Proposed East Elevation

Proposed Rooflight Details

Eaves Detail (Rear Extension)

Workshop Ridge Detail

Link Section Details

Link Section

Replacement Sash Details

PLANNING APPLICATION

16/03439/HOU and 16/03061/HOU: 21 Abbey Road, Enfield, EN1 2QP Proposal: Single storey front, side and rear extension including integral garage and vehicle access. Proposal: Part single, part first floor side and rear extension, first floor front, side and rear extension, rear dormer, flank window, and front rooflight, including erection of BBQ and associated landscaping. Case officer: M Demetri

Site location

Background No. 21, Abbey Road comprises an interwar semi-detached dwelling circa 1914-1935. Built of red brick with clay tiled hipped roof/ central stack over, the dwelling features a characteristic deeply recessed entrance and canted bay window to front elevation. The building is cited in the Bush Hill Park Conservation Area Character Appraisal as making a positive contribution to the area. Bush Hill Park Bowl and Tennis Club is sited immediately to the rear of the dwelling. The Club occupies a very large triangle of land bordered by Wellington Road, Abbey Road and Longleat Road. The application site lies, roughly halfway, along the Club’s boundary with Abbey Road. The rear of Abbey Road is visible from the dwellings along Wellington Road and the Club. The roofscapes of both Abbey and Wellington Road remain mostly intact unfettered by rear dormers.

Proposals Two planning applications have been submitted in relation to the site. The first pertains to the erection of a single storey front, side and rear extension including integral garage and vehicle access. The second is for a part single, part first floor side and rear extension, first floor front, side and rear extension, rear dormer, flank window, and front rooflight, including erection of BBQ and associated landscaping.

Existing elevations

Proposed elevations

Proposed Ground Floor Plan

Existing Ground Floor Plan

Bush Hill Park Conservation Area Study Group Comments

Dear Sir I refer to your consultation letter dated 27th July regarding the above noted planning application. I am writing on behalf of BHP Conservation Area Study Group. The property is described in the Character Appraisal for BHP as “making a positive contribution to the area” and with “some of the original features intact”. This proposal will change that assessment. The property is a matched semi detached. The scale of the proposed side extension will take it out of that matching relationship with its immediate neighbour.

The group’s other concerns are;

1. The entire rear elevation is completely out of keeping with the adjoining properties. It is worth emphasising that the rear of the upper storey and roofs of all the properties, on the odd side of Abbey Road, can be seen from (a) the rear of Wellington Road and (b) BHP Bowls Tennis and Social Club.

2. The proposed fenestration to the ground floor of the rear elevation is simply gross and totally out of character with the neighbourhood. There are 16 bi-folding doors which, in a semi detached property, is completely out of keeping with the original design.

3. The roof dormer is devoid of design merit. It is simply a bog standard dormer. It will dominate the existing roof running as it does for the full length of the existing ridge line. It will be a discordant feature and will be highly visible (see point 1 above).

4. Enfield Council’s policy has been to resist front facing roof lights in conservation areas. This proposal contains such a roof light.

This application does not reflect the prevailing design characteristics of the area. Therefore we object. Dennis Stacey BHP Conservation Area Study Group Dear Sir I refer to your consultation letter dated 27th July regarding the above noted planning application. I am writing on behalf of BHP Conservation Area Study Group Enfield’s web site relating to this application contains no proposed elevations at all. Amongst the documents are two drawings, that are the same, detailing the existing elevations and a duplicate of the heritage statement. This is clearly totally insufficient to make any judgement on the acceptability of the proposal. Until such time as there is sufficient information available to BHPCASG, as a lead consultee, the group objects. Dennis Stacey BHPCASG

Views looking towards site from Bush Hill Park Bowl and Tennis Club

REVISED DRAWINGS

15/05542/FUL: Wellington House, 3 Wellington Road, Enfield, EN1 2PB Proposal: Demolition of the existing single family dwelling and erection of a three-storey block of 8 units comprising 2 x 1-bed, 4 x 2-bed and 2 x 3-bed with associated access, parking and landscaping. Case Officer: A. Treloar

Site location

Background

No. 3, Wellington Road comprises a late Victorian large detached villa. The dwelling was constructed between 1880 and 1886 as part of the first phase of the Bush Hill Park development by the North London Estates Company. Stylistically, it is of an Arts and Crafts style built of brown stock brick with red brick dressings, with a high pitched roof over (original clay tiles replaced with concrete tiles). The façade is informal; with an offset gable and unusual irregularly spaced window openings; an innovative use of fenestration for the time (original timber framed windows have been replaced with uPVC units). The building retains its original boundary wall, in addition to a single storey garage and open sided half-timbered porch, which is characteristic of the era.

No. 3, Wellington Road is sited in the immediate setting of the Bush Hill Park Conservation Area. The building is flanked by blocks of 20th-century terraces and flats that are of little architectural or historical merit and act to detract from the setting of the Conservation Area.

Proposal

The proposal is for the demolition of the existing dwelling and double garage and subsequent redevelopment of the site to include a 3 storey residential block of 8 units incorporating 2 x 1-bed, 4 x 2-bed and 2 x 3-bed with associated access, parking and landscaping. A replacement boundary wall also forms part of the scheme.

CAG Comments

The scheme was presented to CAG on 3rd September 2015. Members objected to the proposals on heritage grounds. Please see their comments below. (15/0203/FUL) Wellington House, 3 Wellington Road, Enfield EN1 2PB This house is one of the original properties constructed during the development of the Bush Hill Park Estate in the late 19C. It is the last surviving property, from that period, that bordered the ancient ground of Enfield Cricket Club. Archive records (see 1886 map) from the period show that it was part of the historic settlement pattern around the cricket ground. Unfortunately conservation area status for BHP was not granted before most of the historic properties ((around the cricket ground) were demolished making way for non-descript town houses and the like. As a consequence the property now lies immediately adjacent to the boundary of the conservation area. CAG regret the loss of the house as it contributes to the setting of the conservation area. Being the sole survivor of the historic settlement pattern around the cricket ground it is an important reminder of yesteryear. The proposed block of flats is seen as formulaic and non-descript and will detract from the setting of both the historic cricket ground and the conservation area.

Objection

Proposed Elevations

Proposed Details

Proposed Fenestration Details

PLANNING APPLICATION 16/03522/HOU: 34 Greenway N14 6NN Proposal: Part single, part 2-storey side extension. Case Officer: R. Reilly

Site location

Site Photograph

Background

No. 34, Greenway comprises a two storey, semi-detached, inter-war, Arts and Crafts dwelling that forms part of a handed pair. The building is cited as contributing to the special interest of the area. The site is located at the junction of Grangeway/ Meadway within the boundaries of the Meadway Conservation Area. The house and its immediate neighbours, follow the broad curve of the crossroads. The prevalence of long, relatively narrow plots means that houses are built close together on the street frontage, but are set in an extensive hinterland of back gardens which combine to form green areas of importance both visually – as backdrop – and as wildlife habitat. Views are afforded to the allotments sited to the rear by virtue of the spatial separation between No.34 and its neighbour. The planning, layout and architectural style of the Conservation Area are clearly influenced by the Arts and Crafts and Garden Suburbs movement. Few house designs are repeated exactly, but many of the houses share a family resemblance to one another due to the recurrent use of some architectural features and materials, used in varying combinations. Stylistically, the dwelling is of red brick and render and features a gabled frontage with double height canted bay with casement windows, clay tiled hipped roof and plain terracotta ridge tiles over. Characteristic exposed red brick chimney stacks, a recessed entrance and side garage can also be seen.

Proposal

The proposal is for a part single, part 2-storey side extension to the existing dwelling in materials to match existing.

Extract from Character Appraisal The Character Appraisal describes the contribution made by the views from and between the existing houses:

“There are extensive green open areas behind some of the houses, including the allotments and a small number of large private gardens, which contribute greatly to views from and between the houses and are important for wildlife: their loss would have an adverse effect on the character of the area. “

Existing Elevations

Proposed Elevations