2.20 Key Existing Features & Materiality - Elevations
2.21 Key Existing Features & Materiality - Sections
2.22 Key Existing Features & Materiality - Plan
2.23 Key Existing Features & Materiality - Attic Spaces
3.00 Proposed Design
3.10 Draft Schedule of Alterations
3.11 Design Vision
3.12 Proposed Alterations
3.13 Proposed Second Floor Plan
3.14 Proposed Second Floor Mezzanine Plan
3.15 Proposed Attic Plan
3.16 Proposed Sections
3.17 Sketch Internal View A
3.18 Sketch Internal View B
3.19 Sketch Internal View C
3.20 Sketch Internal View D
3.21 Sktech External View A
4.00 Appendix
A. Precedent Apartments
B. Policy Context
C. Historical Illustrations and Photographs
1.00 Introduction &
& Building Context
1.10 Introduction
i. Project Summary
The proposal is to carry out alterations on two third floor apartments in Kingsway Place, a grade II listed Victorian building in Clerkenwell. The primary move is to merge the two units into one residential unit so as to create a family home and also extend the residential space into the attic voids which are currently unoccupied spaces. At the same time the intention is to modernise the new combined residential unit; create a new protected staircase to serve the upper floors and move two bathrooms, adding a small loo space and adding rooflights and dormer windows to encourage natural ventilation. The proposals require sensitive upgrades to suit the listed context whilst also meeting the needs of contemporary family life.
ii. Project Objectives
In considering this project our objectives are to :
• Use high quality, considered design, craft and materials to ensure interventions are sensitive to the unique historic context, enhancing and cherishing their impact so they might be preserved for years to come.
• Use the opportunity of the refurbishment works to correct insensitive and harmful works carried out in 2000 when the building was first converted to residential use from an institutional building.
• Update the residential space so it might serve a better purpose as a family living space with hybrid living and working units served with natural ventilation and light where possible.
• Open out the previous school corridor space using light-weight glazed units and mirrors to resort the space’s function as a bright and airy circulation space with perspective views.
The approach to Kingsway Place from the south on St. James Walk
1.11 Kingsway Place, Sans Walk, EC1R 0LU
i. Context - The Neighbourhood
The building is in Islington in the heart of Clerkenwell near St. James church.
It is situated in the Clerkenwell Green Conservation Area.
ii. Context - The Building & Curtilage
Kingsway Place is a mixed-use building in Clerkenwell, London EC1.
The building has 42 residential units.
iii. Brief history of the site
The site boasts a rich history :
Prison - 1615 - 1886
The site formed part of a nunnery estate and fell into private hands where it was converted to a city prison named ‘The House of Detention’.
School & College Hugh Myddleton School - 1892 -1998
Re-built as a school in the late Victorian era. The school was so large that there were enough places for 800 infants, 600 boys and 600 girls. The school had several school halls and one of them was used as a gymnasium. The halls were decorated with green shiny tiling on the walls. Outside, the school features the classic ‘triple decker’ floors, yellow-stock and red brick detailing and buff terracotta tiling. The school was designed by T. J. Bailey, the School Board for London’s chief architect.
The main school closed in 1971 and was used as a further education college until it was converted
into apartments in 1999 (Temple, 2008). Called ‘Kingsway Princeton College’
Residential Conversion 1999
In 1999 Hurford Salvi Carr acquired the building for Persimmon Homes and went on to sell the 42 apartments in 2001.
Persimmon Homes employed three cutting edge interior architects; Johnson Naylor, Arc and de Metz Green to design the former classrooms into luxury, double height, loft style apartments.
*See historic photographs of the building in the appendix of this document (p78 & 79)
Satellite View of Kingsway Place in the Clerkenwell Green Conservation Area
The south facing frontage of Kingsway Place
1.12 Grade II Listing Details
i. Details of the listing
This is an extract from the listing entry for the building :
“ISLINGTON
TQ3182SE SANS WALK 635-1/73/751 (North side) Kingsway College Clerkenwell Centre
GV II
Hugh Myddelton Schools, now Kingsway College Clerkenwell Centre. Dated 1892 in a panel at fourth-floor level at the south-east corner. Designed by T.J.Bailey for the London School Board. Yellow brick set in Flemish bond, dressings of red brick and stone, terracotta, tiled roof.
Three and four storeys over basement, eighteenwindow range to the south. The building is H-shaped in plan, with two long wings to north and south, and a central hall block between. The south front has wings at either end of four storeys and three-window range, which read as towers in relation to the three-storey centre; the facade of the centre is divided into four bays of three-window range by buttresses; flat-arched windows to ground and first floors (one now used as an entrance) with heads of gauged red brick, and red brick dressings generally to these floors; sill band to third floor with walls covered with buff terracotta above and segmental-arched windows with chamfered reveals and moulded heads; in between the wings the middle window of each triplet is raised under a small gable; parapet, linked to storey band on fourth floor of the wings which have decorative stone panels to their south face and four segmentalarched windows to east and west returns. The wings have tall hipped roofs with gablets and metal weather vanes to the ridge; the roof between them pitched, with ridge stacks. The east and west fronts have recessed centres faced with terracotta,
with three segmental-arched openings framing the ground- and first-floor windows; flat-arched mullioned windows above; stepped parapet and pedimented dormer; entrance for Girls, Infants and Boys in side wings, t-arched with concave mouldings to stone surrounds. The north front is detailed as for the south in the four central bays; the outer bays of four-window range and without hipped towers, but with five-sided staircase towers to east and west with lead-covered ogee roofs, ball finials and pennants.
The interior appears little altered in plan: central hall to three floors with classrooms off to the south, and an aisle of seven bays to the north, with classrooms beyond that; staircases and toilets in the corner wings. The hall to ground and first floors has brick piers carrying composite iron beams and round arches between; the aisle is vaulted, with very shallow saucer domes; and the classrooms have windows and glazed and panelled screens opening onto the hall or aisle; dado of green glazed tiles in all classrooms, in many cases still exposed, and wrought-iron beams to the ceiling; first-floor hall has original fitted and panelled bench to east end. In the second-floor hall there is a panelled and toplit mansard roof over a coved cornice and piers, supported by elaborate metal trusses to the seven bays; this room was used as a gymnasium; the classroom roofs are of timber, with arched braces. (Malcolm Seaborne and Roy Lowe.: The English school. Its architecture and organization..1870-1970: 1977-: PLATE 19).
Listing NGR: TQ3149082361”
Schematic of the buildings as a school Drills in the north playground for girls and infants
Edwardian photograph of Kingsway Place
1.13 External Building Elements & Characteristics
Yellow Brick set in Flemish bond
Tiled roof
Red brick & stone panels
Stone door surround
Buff terracotta
Rainwater goods
Typical Victorian structural brick building with steel and timber beams & trusses
1.14 Internal Building Elements & Characteristics
Glazed bricks
Doors (of the corridor)
Terrazzo floor
Internal windows/doors & arches
Ironmongery
Common stairwell
School hall aisle with brick arches and shallow saucer domes
2.00 No. 32 & 33
33 Kingsway Place
2.10 Apartments Location
i. Apartment context in the building
The apartments are situated on the north east corner of the building on the second floor.
The ground entrance leads to a protected communal stairwell that connects to a protected lobby that serves three apartments (two of which are no. 32 & 33)
View
Roof plan
Ground floor entrance to the flats
2.11 Communal Corridor Context
External entrance door
Entrance door to apartment lobby from the stairs
Entrance door with ‘Infants’ sign Glazed bricks along stairwell
Apartment lobby, serving flats 32, 33 and 34.
View of the fire door onto the communal stairwell in the north east of the building.
Note the insensitive additions to the listed building from the 2000 conversion
View of the current entrances to no. 32 & 33
2.12 Roof Context
View of the roof of the north east of the building looking north
View of the existing dormer in the old gymnasium
Lead-covered ogee roof, ball finial and pennant above the communal stairwell to access no. 32 & 33 units.
33 Kingsway
View of the roof of the north east of the building looking north east
2.13 Historic Plan Layout
of two apartments
i Victorian Layout
The above diagram shows the ground floor layout of the building when it was a school. Assuming the layout was the same across ground, first and second floor levels, we are able to observe likely original openings and features.
ii Developer Residential Conversion >>
The plans on the right show the layouts as proposed by Persimmon Homes in 1999.
Classroom
Classroom
Hallway
Gymnasium
Location
Floor Mezzanine
Second Floor
Second
2.14 Existing Layouts
2.15 Existing Sections
SECTION A-A
2.16 No. 32 Existing Site Photographs
View of the current kitchen
View from the mezzanine and the ornate truss
View of the current bathroom
View under the mezzanine floor looking onto the sitting room
View of the hallway with the original door visible in the background
View under the mezzaninne floor looking towards the large windows
View of the current kitchen and the mezzanine.
2.17 No. 32 Existing Site Photographs
Fixed skylights
Cream glazed bricks
Corridor truss painted black
View of the glazed bricks in the corridor
Original doorway into the classroom
View through the front door of 32 to the communal corridor
View to the corridor dividing wall separating the end wall
2.18 No. 33 Existing Site Photographs
of the large windows and original truss
View under the mezzanine space to the living soace
View
View of the living room under the mezzanine
View down the open staircase with the glazed bricks in the background
View of the existing kitchen space
View of the bathroom
View of the mezzanine truss tie
2.19 Original Features & Details
i. Historic Architecture
The adjacent diagrams show the main architectural features of the apartments broken into different categories.
KEY
*Victorian Glazed Brick Wall/Column
*Timber Beams
*Wrought Ironwork
*Chimney
2000s Conversion
* Protected elements from the listing in 1994
5. Brick lintel detail
3. Timber sash windows and side of ornate truss visible
1. Additional section over timber truss supporting dormer
5. Timber truss in attic
2.22 Key Existing Features & Materiality - Plan
1. Terrazzo Floor
3. The heating elements
3. The continuous timber ledge (in both flats) running along the classroom walls on which radiators are placed.
4. Stairwell terrazzo flooring tile detail
5. Stairwell change of finish detail - from glazed bricks to painted bricks, with contrasting railing
2. The original entrance to the classroom is hidden behind this free standing mirror
2.23 Existing Features & Details - Attic Spaces
1. Exposed ventilation ducts
3. Insensitive penetrations through the roof
4. Low truss collar tie (at less than 1500mm from floor level) which would need to be raised to make the space habitable
6. No solid flooring throughout attics, making it unsafe to walk on.
2. Timber rafters and purlin
5. The attic is the only part of the flats where the original chimney is exposed
3.00 Proposed
Proposed Design
3.10 Draft Schedule of Alterations
The following changes and updates are proposed :
1. Merge the two current residential units (no. 32 & 33) into one unit residential unit - to include an extension of the new unit to part of the hallway space which is currently a communal area.
2. Convert the attic spaces above the residential spaces from the current unoccupied state to be included in the residential area. Precedent for conversion is seen in the building in residential units as shown in the appendix of this document on p 75.
3. Create doorway openings between flat 32 & 33 at mezzanine level & attic level. The openings are made necessary to ensure an efficient circulation route that connects to a new protected stairwell to flow well with the spaces on the mezzanines and attic spaces. The proposal is to express these as arches to chime with the features of the original building.
4. Addition of 4 no. conservation rooflights to bringmuch needed natural ventilation and south east light into the internal spaces.
5. Addition of 3 no. dormer windows in the attic spaces. In so doing consolidate the number of vent openings - removing the redundant units.
6. Enclose mezzanine space with walls in flat no. 32 for privacy, acoustic and fire safety reasons. Extend the floor space of the mezzanines to deliver fresh air (through the rooflights) to the space.
7. Move the existing 2 bathrooms to different locations and add a small loo on the ground floor of the no. ‘33’ side.
8. Reduce kitchen in no. 33 to a kitchenette with no oven and a small sink & power supply.
9. Refurbish kitchen in no. 32, existing drainage connections to be utilised.
10. Removal of non original partitions in the hallway space and replace with lightweight, arched glazed units.
11. Restore any original features that were boxed -with particular attention to any hidden glazed brick, fireplaces or other important features.
12. Proposed small circular window puncture between the two main spaces.
encouragingnatural crossventilation
Sectional study indicating in blue some of the additions listed in the alterations on the adjacent page (refer to the numbers)
3.11 Design Vision
Principles of enclosing the mezzanine area
The proposed addition to the mezzanine areas have been carefully formulated to respect and enhance the existing building fabric - in particular the original Victorian features.
The biggest challenge is to ensure the ornate timber truss system, that forms a large part of the ceiling character in the former classroom spaces, is protected and any new structures sit harmoniously with the form and design.
Our aim is to minimise any new structural connections to the existing building and therefore are relying on the steel beam and tie structure installed as part of the general renovation works in 2000.
Our proposed new walls are to be as light-weight as possible using high quality materials that are carefully crafted so as to be a delicate intervention to the space.
The wall system is to be high performance as an acoustic and fire barrier to meet the building regulations.
In composing the new wall form a datum line (seen in green) was created in order to give the Victorian truss structure ‘breathing room’
The orange dotted line shows the point of intersection with the steel beam installed in 2000 and tied back with a steel rod piercing the base of the truss
Sectional diagram to show how the design form was created
View of front truss system
KEY
*Timber Beams 2000s Conversion Proposed new walls
* Protected elements from the listing in 1994
New mezzanine walls are designed with an ‘S’ shaped curve to ensure the ornate truss system remains untampered and visible in the void.
Axonometric study to show the new enclosed mezzanine design
3.12 Proposed Alterations
Existing non original partitions to be removed
Existing bathrooms & kitchens to be removed
Existing staircases to be removed
Proposed new circular opening between the apartment main spaces above the line of the green glazed brick zone
Proposed new arched openings
3.13 Proposed Second Floor Plan
KITCHEN / DINING
3.14 Proposed Second Floor Mezzanine Plan
MEZZANINE
3.15 Proposed Attic Plan
NON-USEABLE VOID 1.5m HEADROOM
BEDROOM 18.5sqm USEABLE 16.1sqm ABOVE 1.5m
1.5m HEADROOM
NON-USEABLE VOID
HALLWAY
6.7sqm USEABLE 5.8sqm ABOVE 1.5m
BATHROOM 3.2sqm USEABLE STAIRWELL VOID 4sqm
BEDROOM
19.7sqm USEABLE
16.8sqm ABOVE 1.5m
3.16 Proposed Sections
Long Section B - B
3.17 Sketch Internal View A
View of the hallway
The new design aims to highlight and enhance the design of the terrazzo circular pattern design in the floor. By using glass partitions and mirrors the previous school corridor space is celebrated and a perspective effect can be viewed.
Precedents
View of an arched entrance way similar to what we envisage here
The design is to be enhanced with an orangery planting scheme
Proposed Materials
Existing Materials
Raw steel glazing units
Glazed cream bricks Terrazzo Floor
3.18 Sketch Internal View B
View of entrance to the new kitchen & living space
Proposed conservation rooflight
Precedents
Proposed Materials
Reflective aluminium to bounce light around and reflect original materials in the space
Existing Materials
Existing internal window
Oak timber veneer
Rounded sofit detail
Curved timber corners
Celadon bricks
3.19 Sketch Internal View C
View of the new mezzanine walls in the new kitchen space
Glazed bricks to be restored if present during the apartment strip out
Circular opening to adjacent apartment (with closable/ insulated door).
Windows to bedroom area
Precedents
Proposed Materials
Reflective aluminium to bounce light around and reflect original materials in the space
Existing Materials
Reference photograph to front trusses
Celadon bricks
Faceted metal frame to internal windows
Faceted metal frame detail
Oak timber veneer
3.20 Sketch Internal View D
View of the protected stairwell from the living room side
Arched FD30 firedoor to the staircase
Precedents
Proposed Materials
Reflective aluminium to bounce light around and reflect original materials in the space
Existing Materials
Rear truss system is less ornate than the front one Celadon bricks
Arched openings
Oak timber veneer
3.21 Sketch External View A
View of the external attic dormer & rooflight windows
A view of the proposed roof additions viewed from the roof opposite.
Note that this roof is no visible from the ground level either inside the Kingsway Place curtilage or outside of it
View of the roof as it looks now
Precedents
Conservation roof-light proposed as an addition to the existing clay tiled roof
A contemporary and clean dormer design is proposed with the side cheeks clad in a clay tile to match the existing
An interior view inspiring the interior design of the attic spaces
Existing Materials
Clay tiles Terracotta wall & castellations
4.00 Appendix
A. Precedent Apartments
i. Example 1 - 36 Kingsway Place
This example shows a conversion in the south side of the building into the attic void. The flat was converted in 2000 when the wider building was changed from an institution building to a residential block.
An unprotected spiral staircase connects the lower floor to the attic space
Floor plans of the triplex
View of the bedroom in the attic space with the beams raised
View of the mezzanine - truses boxed in
This example shows a conversion in the south east side in the corner tower. The flat was converted in 2000 when the wider building was changed from an institution building to a residential block.
An unprotected spiral staircase connects the lower floor to the attic space
Floor plan of the triplex in the tower
View of the lower floor of the triplex - bedrooms in the second floor are shown to be protected
ii. Example 2 - Top Floor Tower apartment Kingsway Place
B. Planning Policy Context
In preparing this proposal we have paid heed to the following planning policies :
i . National
Historic England
“The concept of conservation area designation, with its requirement ‘to preserve or enhance’, also recognises the potential for beneficial change to significant places, to reveal and reinforce value. ‘To sustain’ embraces both preservation and enhancement to the extent that the values of a place allow. Considered change offers the potential to enhance and add value to places, as well as generating the need to protect their established heritage values.”
Heritage Values - Kingsway Place can be said to have all values mentioned in the documentEvidential value, (Illustrative) Historical value, Aesthetic value, Commemorative/Social value.
Intervention may be justified if it increases understanding of the past, reveals or reinforces particular heritage values of a place, or is necessary to sustain those values for present and future generations, so long as any resulting harm is decisively outweighed by the benefits. Intervention in significant sites to gain knowledge of the past, despite material loss, is acceptable if preservation is impractical or if non-destructive methods can’t achieve the same results, and the knowledge gained outweighs the loss. Such intervention requires a skilled team, proper funding for conservation and analysis, and a strategy to protect other site elements during and after the work.
National Planning Policy
High-quality, sustainable design is essential
for successful development and community acceptance. Clear design expectations, developed with local communities and reflecting each area’s unique characteristics, provide certainty for applicants. Effective engagement with all stakeholders throughout the process ensures that design policies align with local aspirations.
ii. London Planning Policy
To combat the urban heat island effect and improve housing quality, new flats in London must have a minimum ceiling height of 2.5m for at least 75% of the internal area, ensuring better daylight, ventilation, and space. Ceiling heights should support inclusivity, with up to 25% allowed to be lower for essential equipment but must not obstruct.
iii. Islington - Local Plan
Policy H2 - New & Existing Conventional Housing
Loss of housing is allowed if replaced with equivalent floorspace and does not reduce affordable housing. Conversion of units requires planning permission.
Studios/bedsits are permitted only in exceptional circumstances, with a minimal presence in the housing mix.
Adaptable homes support long-term residency and contribute to policy objectives, including community balance and a circular economy.
Quality of Housing
A minimum ceiling height of 2.6m for 75% of GIA is required, with some flexibility for conversions if
daylight, ventilation, and space standards are met. Dual aspect dwellings are encouraged for better light and ventilation.
Policy S7 - Improving Air Quality
Minor developments should be air quality neutral or mitigate emissions on-site to avoid worsening local air quality.
Policy DH2 - Heritage Assets Innovation in design, such as modular construction, is encouraged but must address development issues without relying on future management. Materials for alterations should be compatible with the original building. Historic additions should generally be preserved, and accurate restoration is encouraged with adequate historical evidence.
Significance is derived from more than simply historic fabric and appearance: it may include the original purpose of the building, and the location, function and hierarchy of rooms, floor levels and circulation routes. Issues to consider include the impact on spatial quality, light levels and the relationship between spaces, both internal and external.
iv. Clerkenwell Green Conservation Area
The area’s fabric reflects development from Norman times to the present, with diverse uses that distinguish it from more homogeneous areas.
The Council aims for a balanced mix of residential units and affordable housing, including for families and the elderly.
