KINGSTON AND NORTH KINGSTON NEIGHBOURHOOD
Conservation Areas Advisory Committee

PLANNING APPLICATION COMMENT FORM
UPDATE: 20 Nov 2018

CA24
 RBK ref:

18/12290/HOU 		Address: 2 Portsmouth Road, Kingston upon Thames, KT1 2LU

Planning Officer: Andrew Forrest

Description of proposed works:

Alterations and extensions to create a basement and an additional floor (second floor), front extension, new balconies at first, second and third floors and installation of photovoltaic panelsWithin the Riverside South conservation area.There is a listed building present on this site.

APPRAISAL

By full committee on …… 9 May 2018 …… with …… 5 …… members present


1. Positive support
2. No objection
3. Objection
X
4. Objection unless revised as below
5. No comment/neutral
6. Lack of detail
7. Decision already issued

Response to the updated application:
Issued on 20 Nov 2018


The amended application does nothing to reduce the scale of the proposed building (including its underground parking); eg it would still completely overshadow the listed hotel building next door. The visualisation in the amended proposal is misleading in this respect. The proposed structure must be reduced closer in size & silhouette to the existing building in order to win CAAC approval.

Furthermore, the only discernible amendment by the applicant appears to be the addition of wooden panelling to the front facade of the proposed building, to soften the impact of so much glazing. But the result is still incongruous compared to the neighbouring properties. 12 Portsmouth Road is cited by the applicant as a reference point for the proposed finishes, but that property is more in keeping with the scale & style of the original building.

Objection remains.

Response to the original application:
Issued on 20 Nov 2018


Reason for objection:

There is no doubt that this site would benefit from redevelopment. However the current proposal would have a negative impact on the conservation area, the adjacent grade 2 listed Hermes Hotel and the river street scene for the following reasons:

The bulk, height and immodest design are entirely alien to the surrounding townscape. The Design Statement makes much of the fact that the building is set back from the road, but this in no way mitigates the impact of its bulk, height and overbearing facade on the charming frontage of the Hermes Hotel. Similarly, the building would significantly alter and dominate the view from the Hampton Court side of the river.
Although similar in height to the adjacent Kensington Gardens houses, the brutal design of the proposed building would cause its height to have a greater negative impact on the street scene. Kensington Gardens has a gentle facade with fenestration in keeping with other Riverside buildings, whereas the proposed development rejects a relationship with its surroundings by presenting walls of glass and harsh, over simplified concrete outlines.
The National Planning Policy Framework (NPPF) 2012 requires new development to make a 'positive contribution to local character and distinctiveness' and RBK's Core Strategy, (2012) states the aim to, 'protect areas of high quality and historic interest from inappropriate development'. This proposal achieves neither of the above in that it disregards and dominates its surroundings.