Please find below responses to planning applications by the Marylebone Association Planning sub-committee. Any comments should be referred to Neil Wilson. firstname.lastname@example.org
10 WIMPOLE STREET 18/01589/FULL/PP-06765505 Excavation of additional basement floor and extension of existing lower ground floor. Erection of replacement rear extension at ground floor level and formation of first-floor terrace, and fourth floor terrace. Erection of mansard roof to the mews building. Use of basement and lower ground floor as a flat (Class C3) and ground to fourth floors as a dwelling (Class C3). Internal and external alterations including new lift and lift shaft. (Linked with 18/01590/LBC)
Comment: The applicant states that Edwardian and other non-original additions do not contribute to the Architectural or historical significance of the property. Whilst this is not always the view of the Council it appears that in this instance the benefits of reinstating original layouts and the improved appearance of the proposed rear extensions would mitigate the harm to the heritage asset and on balance should be supported.
The addition of a new storey to number 10 has the potential to create an imbalance in the hierarchy of spaces, as does the removal of ceilings at 4th floor. The additional storey to the mews house alters the scale of the original dwelling and is usually resisted by Westminster. The loss of 4 residential units is regrettable in the context of Westminster’s housing shortage though it is noted that the return to a single family dwelling is in keeping with policy. We would recommend that maintenance of the planting between 10/11 Wimpole Street is secured by condition to avoid overlooking.
48 MANCHESTER STREET 18/01779/FULL/PP-06783084 Installation of an external A/C unit within an acoustic surround at roof level. Installation of lift at all level. Installation of replacement conservatory at rear ground floor level. Internal alterations. (Linked with 18/01780/LBC)
Insufficient Information: Generally the drawings are unclear and lacking consistency with multiple coloured lines on the proposed plans making it difficult to read the proposals. In particular, the extent of the demolition of the rear ‘conservatory’ is not clearly shown on plans 06. 977. 03 & 06. 977. 04. The new proposed ‘conservatory’ lacks the elegance in detail of the original house and it is difficult to see how it would preserve or enhance the character and appearance of the conservation area. There are also elements of the design that require further detail and explanation. For instance, the rear terrace shows a structural glass roof, but it is unclear whether this would be designed as a walk-on roof light. The drawings show minimal supporting structure but there is no other guarding at first floor to prevent occupants falling through the glass. Any access to this area should be considered in relation to overlooking of the adjoining property at 49 Manchester Street.
7 BULSTRODE PLACE 18/01713/FULL/PP-06758401 Demolition of the existing building and creation of a new basement plus four-storey building to comprise a single residential unit (Class C3) with integral garage.
Comment: Whilst it is clear that the existing building at 7 Bulstrode Place is part of a group with nos. 5 & 6 that serves to reinforce the pattern of development of the street we agree that, in isolation, the quality and importance of the building as a heritage asset is of limited value. In terms of massing the proposals present a pleasing step up in scale between 5-6 and 8-11 Bulstrode Place. However, the fenestration has been designed to reflect the larger proportions of the warehouse type buildings at 8-11 Bulstrode Place and appears out of proportion with the scale of the new building. It may be more appropriate to reduce the width of openings and parapet height to mediate between those of 5-6 and 8-9.
The Marylebone Association
229 Great Portland Street