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Historical report 4 - 5th floor maisonette, 12 Cadogan Square th Cadogan Square 1965 prepared by Penny Olsen, The Research Workshop 6th February 2015 with additions 10th March 2015 ! 1! Introduction 12 Cadogan Square stands on the north side of this famous London square that takes its name from the freeholder. Cadogan Square was laid out and developed between 1877 and 1888 in the grounds of an 18th century house known as The Pavilion, built and occupied by the architect Henry Holland. In 1874 the Cadogan and Hans Place Improvement Act was passed enabling the Cadogan Estate to extend Pont Street through the unbuilt area west of Sloane Street. Henry Holland’s Pavilion was demolished and Cadogan Square and the adjacent streets were developed over the site and garden. The builder who signed the agreement to develop Cadogan Square and the surrounding streets with the Cadogan Estate was North Rithendon, of Wellington Road, West Hackney. He agreed to surround the new Square with houses ‘not inferior to those in Lowndes Square’. This reference suggests stucco faced Italianate terraces but this never happened. The style chosen for the new development was Queen Anne Revival, an appropriate response to a demand for a new urban style. All houses were faced with red brick and then enlivened with moulded red brick and terracotta. Building works proceeded in a piecemeal fashion in the late 1870s along the north-east and west sides. Development on the east side proceeded gradually between 1877 and 1890 whilst the remainder of the Square was completed between 1886 and 1889. Lord Cadogan was obliged to approve each design which ensured a consistent theme of substantial red brick elevations. One of the characteristic features of the Square is the contrast between the exuberance and individuality of the buildings of the west side and the more restrained formality of the east and north sides. Such a contrast was due to the plethora of architects who designed individual facades on the west side (including R. Norman Shaw, George Devey, Ernest George and Peto and A.J. Adams) and the fact that one architect (G.T. Robinson) designed virtually the entire east and north side. J. J. Stephenson designed most of the south side. The presence of so many influential contemporary architects in Cadogan Square meant that it became the showcase of the Queen Anne Revival school of architecture. By adopting the new style the Cadogan Estate placed itself in the forefront of advanced taste and as a result, they enjoyed favourable treatment by the architectural press at the time. The central gardens of Cadogan Square, covering some 2 acres were laid out in 1886. ! 2! Cadogan Estate Lease History The original head lease of 12 Cadogan Square was granted by the 5th Earl Cadogan to Louis Floersheim in 1887 for a premium of £13,750. The lease began in March 1874 and would run for 99 years, expiring in 1973, at a yearly ground rent of £30. The premises included ‘a coach-house and stable in the rear’. Like all other leases across the Square, the lease stipulated that the building was to be ‘occupied as a private house only’. The 1901 Census Return tells us that Louis F Floersheim (b 1840) was German by birth but now a British subject. He was a ‘merchant and foreign banker’ by trade. He was married to Julia who was born in Hampshire and was 9 years his junior. They had a son, Walter Floersheim (b 1873) and a daughter Ethel Floersheim (b 1876). The family had 12 live-in servants at 12 Cadogan Square to take care of their every need. A butler, a footman, two house maids, a scullery maid, a kitchen maid, a house maid, a cook, a lady’s maid, a housekeeper and a nurse to see to Louis Floersheim’s 8 year old nephew, George Banbridge, who was staying with the family on census night (31st March 1901). In 1938, the Estate had to look carefully at these original leases as times had changed dramatically since the First World War and these very large houses, many with 16 bedrooms or more, were no longer able to attract single family occupants. They were unsuited to ‘modern’ times. ‘Out of the 81 houses on Cadogan Square, 28 of these were for sale and several had been standing empty for some considerable time’. In 1938, the Estate reported that ‘by 1973 they would be in possession of unmarketable houses (in Cadogan Square) in a district where the population had steadily deteriorated in character’. Although the Estate ‘adamantly opposed individual applications to convert the house into suites or apartments they would now consider applications for a number of houses together to be converted into flats or even to be rebuild as suitable flats like in Grosvenor Square’. In 1939 a member of the Bowes Lyon family was living at 12 Cadogan, though unfortunately no first name or initial was recorded. Bowes Lyon was the maiden name of the late Queen Elizabeth the queen mother. In March 1955 a new head-lease was granted to Ferdinand Porjes esq for a term of 68 years, ending in 2023. Ferdinand Porjes (1900-1973) acquired the lease to 12 Cadogan Square as an investment. In 1957, Porjes is recorded as living at 42a Harcourt Street, Marylebone. By 1965 Porjes had moved to 49 Eton Avenue, Hampstead where he remained until his death at the age of 73 in 1973. He was married to Edith Porjes. ! 3! In February 1956, Ferdinand Porjes was granted a licence to make alterations and then sub-let the first and second floor flats and a maisonette on the 4th and 5th floors of 12 Cadogan Square. The top floor maisonette had a single reception room, 3 bedrooms, one bathroom and a kitchen. Also in February 1956, the Cadogan Estate grants permission for Porjes to sub-let the 4th and 5th floor maisonette at 12 Cadogan Square to Eleanor Mary Booth for 68 years at an exclusive ground rent of £250 per annum. In April 1968, the Cadogan Estate granted a licence to Twelve Cadogan Square Ltd to make alterations to the upper maisonette at 12 Cadogan Square. These alterations were to include the provision of a new bathroom from space taken from the adjoining bedroom on the 4th floor. The original bathroom, created in 1956, was turned into a study. In addition, a new bathroom was created on the 5th floor out of an existing bedroom. Approved 9 October 1967, completed on 24 June 1968. In May 2007 an extended under-lease was granted by the Cadogan Estate, for the 4th and 5th floor maisonette at 12 Cadogan Square, to Ashkin Shivaranjan Mittal. The term was for 90 years beyond the existing lease (that expired in 2023), expiring now in March 2113. The premium paid was £432,500. ! 4! Cadogan Estate OS map to accompany plans with new lease for the 4th and 5th floor maisonette, 2006. ! 5! Ground plans with Cadogan lease, 2006, 4th and 5th floor maisonette. ! 6! Cadogan Estate plan to accompany a new lease for the 4th and 5th floor maisonette, 2006. This drawing reflects the work that was carried out in 1967. ! 7! Drainage Records for 12 Cadogan Square PH/CD/147/1955 In 1955, F Porjes, held the head lease of 12 Cadogan Square. In July of that year Porjes submitted an application to the Metropolitan Borough of Chelsea, PH/CD/147, to install new sanitary fittings including, sinks, baths and toilets. on each floor of the house. The plan that accompanied this application shows how the building had been converted into five separate flats with the necessary facilities were now being added to each. Flat One included part of the basement, part of the ground floor and a doctor’s surgery in the front room of the house. Flat Two occupied all of the first floor. Flat Three occupied the second floor. Flat Four occupied the third floor. Flat Five was a maisonette, on the fourth floor plus space in the attic, accessed by stairs leading up from the third floor. A caretaker occupied a small flat in the basement. A separate plan from 1955 shows a cross section through 12 Cadogan Square. ! 8! Drainage application for 12 Cadogan Square, 1955. ! 9! Cross section of 12 Cadogan Square, 1955. ! 10! Floor plans of 12 Cadogan Square, 1955. ! 11! Floor plans of the third, fourth and attic floors, 12 Cadogan Square, 1955. Extract from the full plan. ! 12! 41622/1967 In 1967 another drainage application was submitted to what was now known as the Royal Borough of Kensington & Chelsea for works to be carried to the maisonette, (‘2 top floors’) at 12 Cadogan Square. On this occasion, ‘to alter and add to the drainage system’. What had been the bathroom in the back room of the fourth floor was now to be a study. The existing fittings were removed and sealed off. The separate WC, adjacent to the old bathroom, was enlarged to include the existing lobby, plus the cupboard in the adjacent bedroom, to form a new bathroom. On the top floor (originally the attic), the smaller of the two existing bedrooms was made into a new second bathroom. ! 13! Drainage application for ‘2 top floors’, 12 Cadogan Square, 1967. ! 14! Drainage plan of the top floors of 12 Cadogan Square, existing and proposed. ! 15! Drainage plan of 1967, 12 Cadogan Square. 4th floor plan, detail from the whole plan. ! 16! Drainage plan of 1967, 12 Cadogan Square. top floor plan, detail. ! 17! Drainage plan of 1967, 12 Cadogan Square. roof plan and rear elevations. ! 18! Planning Applications 12 Cadogan Square Property Number 0109 015 00 Conditional Permission July 1954 Conversion of 12 Cadogan Square into two s/c maisonettes, three s/c flats, a basement flat a caretaker and one room for a surgery with an ancillary waiting room and office. Unconditional Permission April 1956 Uniting of the front part of the ground and the whole of the first floor of 12 Cadogan Square to form a s/c maisonette. Unconditional Permission February 1968 Construction of the timber screen on the rear elevation of the top flat of 12 Cadogan Square. TP/85/0407 Conditional Permission January 1985 Internal alterations and erection of a basement rear extension. TP/85/0408 Conditional Permission January 1987 Internal alterations and erection of a basement extension. Listed Building Consent TP/85/1116 Conditional Permission August 1985 Internal alterations together with the erection of a rear extension at ground and lower ground floor rear maisonette. TP/85/1117 Conditional Permission August 1985 Erection of a rear extension together with internal alterations at ground and lower ground floor rear maisonette. Listed Building Consent PP/06/1543 Conditional Permission August 2006 Refurbishment of existing roof terrace including like for like replacement of timber screening, waterproofing, terrace finishes and handrail. LB/06/1544 Conditional Permission August 2006 Refurbishment of existing roof terrace including replacement of timber screening, waterproofing, terrace finishes and handrail. Listed Building Consent ! 19! Conclusion 12 Cadogan Square was constructed as a single-family house by the Cadogan Estate in 1886-7. The new house immediately attracted an occupant, who in 1887 signed a 99-year lease. The lease dated back to 1874, the year the building lease was granted to the builder who constructed the property. The policy of the Cadogan Estate was never to sub-divide their large Victorian Cadogan Square house into smaller units. Nevertheless, after the First World War (1920s) there were calls from head-lessees to do just this as they could no longer find the staff to work in them and nor could they find willing under-tenants to take these enormous houses on. The thought of dividing was eventually considered by the Estate in the late 1930s but war intervened and the houses of Cadogan Square were not destined to be split into flats until after the 1950s. In 1956, the 4th and 5th floor maisonette at 12 Cadogan Square was created. In 1968, alterations took place involving the creation of a second bathroom on the 5th floor and re-organsing the original bathroom on the 4th floor. Footnote Drainage plans for the adjacent properties, 8, 10 and 14 Cadogan Square have also survived. The earliest plan for 8 Cadogan Square is dated 1959. The owner was Hartpac Investments and ‘the removal of existing partitions’ is mentioned, revealing that these were not 19th century layouts. An earlier drainage plan for 10 Cadogan Square dates from October 1936. The application was made by the owner K M Carlisle and shows the 4th floor and 5th floor. These plans are a mirror reflection of 12 Cadogan Square but would appear to be almost unaltered from the original build. The 4th floor plan shows ‘new lavatory basins’ in bedroom 7 and bedroom 8. The dividing wall between these two bedrooms is angled to ensure that each room has two windows. This angled division could be original or may have been created after the original build. A drainage plan of the 4th floor only, dated 1920, has survived for 14 Cadogan Square. This again is a mirror reflection of the 4th floor at 12 Cadogan Square. This plan would appear to be the original layout except for the new bathroom and linen closet that have been created with partition walls within the confines of the earlier bathroom space. The work was carried out by Harrods Ltd. A comparison with surviving plans for 12 Cadogan Square, 1955 and 1967, shows clearly the alterations from the original layout. ! 20! ! 21! 10 Cadogan Square, 1936, 4th floor plan ! 22! 10 Cadogan Square, 1936, 5th floor plan Drainage plan of the 4th floor of 14 Cadogan Square, 1920 ! ! 23! Additional historical information for 12 Cadogan Square Living at 12 Cadogan Square during the 1920s and 30s was Patrick BowesLyon (1863-1946), members of his family and a full staff of servants. Patrick Bowes-Lyon was a British tennis player, a barrister and uncle to Elizabeth Bowes-Lyon, mother of Queen Elizabeth II. He was a Scottish tennis champion in 1885, 1886 and 1888, and won the doubles at Wimbledon partnering Herbert Wilberforce in 1887. He was one of eleven children born to Claude Bowes-Lyon, 13th Earl of Strathmore and Kinghorne, and Frances Dora Smith. He was married to Alice, daughter of George Wiltshire. They had four children of whom Angus Patrick Bowes-Lyons (1899-1923), Jean Barbara Bowes-Lyon (1904-1963) and Margaret Ann Bowes-Lyon (1907-1999) lived with their parents at 12 Cadogan Square at various times. ! 24!