PEPLER HOUSE
Wornington Road W10, North Kensington
Social housing block for Kensington Housing Trust
Clifford Wearden & Associate (Peter Deakins) 1965
‘Pepler House already has a mellow, settled air. The architect, Mr
Clifford Wearden, is to be congratulated on his skilful and imaginative
treatment of this difficult narrow site’ (Architects’ Journal, September 1966)
WHY LIST PEPLER HOUSE?
Wornington Green is a 1960s/70s housing estate in
Golborne Ward, North Kensington, a very deprived area. The landlord Kensington
Housing Trust, now Catalyst Housing Group, have decided to demolish and rebuild
all 538 homes, and have nearly completed the first stage of Phase 1. Phase 2 is
now under threat of being ‘accelerated’. This would involve partial demolition
of Pepler House, a building so highly regarded by its residents that when they
first heard about possible demolition in 2007, they declared a Republic of
Pepler House; this was on ITV and local and national newspapers.
Declaration of The
Republic of Pepler House, 2007
Residents have asked me as their Ward Councillor (and architecture
critic and member of Docomomo, who have visited the building and support this
application) to get their building spot-listed before the new planning application
can go through.
WHAT IS IT?
Pepler House is a single block of 96 flats that comfortably
holds its own within the Victorian terraces of Notting Hill and North
Kensington. Its proportions are elegant and its facade is beautifully
articulated, and sits well along its full 100 ft length without seeming overbearing
or repetitive. The lower ground patio gardens on the street side are of a
useful size, light and well cared for. It is a well loved building that has
created its own sense of place and community.
‘This is very very
decent housing, architecturally interesting and subtle. The stairways were
innovative; it is earlier than it looks. It is clearly well liked by the people
who live there. It makes no sense to demolish this building.’ (Catherine Croft, Director, 20th Century Society, during a visit, 2009)
Designed by Clifford Wearden and Associate (Peter
Deakins), 1964, the building replaced a terrace of Victorian ‘slum dwellings’
that were in very poor repair, overcrowded, and said to be shoddily built. Many
of the original ‘slum dwellers’ of Wornington Road moved into and still live in
Pepler House today.
When Pepler House was opened in 1965 by Prince Philip, it
was the longest socially rented building in the country and considered to be a
very fine example of the new generation of building. The landlord Kensington
Housing Trust were at the time pioneers, buying up old houses to refurbish, and
rebuilding poor quality ‘slum’ dwellings where possible. Pepler House was
designed with care and circumspection, and it was very well received by the
press.
Prince Philip at
the opening of the building in 1965
‘A perfect example
of a modest and thoughtfully designed scheme that has stood the test of time.’ (EDC, architecture critic)
EXTERIOR
The building is of load-bearing brick construction for
exterior and spine walls, reinforced concrete floors and, originally, a flat
timber roof. When first built its four storeys and modest scale complemented
the Victorian terrace opposite (now demolished). The projecting windows, which
were designed for the ground, first and second floors to be ‘winter gardens’,
give a rhythm and articulation that work well on a block of this length; they
also bring a flood of extra light into the flats. The mottled brown Crowborough
stock bricks are distinctive, and have weathered extremely well. The fair-faced
brickwork is continued inside into the stairwells; this was for continuity as
well as economy.
Resident Leslie
Dillon with architect Peter Deakins
‘There’s no reason
why it couldn’t last a few hundred years like any Georgian building.’ (Peter Deakins, associate of Clifford
Wearden who designed the building, interview on Youtube, 2010)
INTERIOR
The flats, designed to Parker Morris standards, feel very
spacious with generous built-in storage cupboards in hallway and bedrooms
meaning there is less need for wardrobes. One of the most innovative and
distinctive aspects of these homes is barely mentioned in any of the coverage
found to date. While all bedrooms are to the rear, northern face, the living
and kitchens are to the front, south-facing. As you enter the kitchen is to the
immediate right. This is a galley kitchen that opens up into a spacious dining
area next to the windows. Beside this is the living room, but between the two a
full-height sliding wall was designed, that could be fully opened or closed,
making two discrete rooms. This innovation was extremely popular, designed so
that parents could watch their children as they prepared food, but that the
dining space could be used for homework while the living room was in use.
Floorplans of
Pepler house
‘Attention to
detail was one of its most striking features: ground-floor flats were let to
families with small children, there were pull-out clothes lines over the baths,
built-in wardrobes in bedrooms, and a pram-shed was allocated to each flat.’ (Bricks
and Mortals, Andrea Tanner, pub: Kensington Housing Trust, 2001).
Where they still exist, these sliding walls are very
popular with families, particularly with the many Muslim families where women
and men eat separately. This means there can be a complete separation where
needed, with a decent alternative space, but the rooms can be joined when there
are mixed family gatherings.
CHANGES
In the near 50-year existence of Pepler House there have
been few changes.
The most obvious one is the addition of a pitched roof.
According to Peter Deakins, having a roof was discussed at the time, but
discarded as flat roofs were the story of the moment. However he states that he
does ‘not have a problem with the roof’. It has been well designed with decent
tiles and a wide overhang and soffit; some even see it as an improvement to the
overall look of the building.
The second most obvious alteration is the division of the
courtyard into private gardens front and back. This is seen as an improvement,
certainly the residents use them and many cherish them. Peter Deakins has
stated that the plain paving was laid for reasons of economy, and he prefers
the private spaces.
Thirdly, but less obviously, the windows have been
changed for two-way opening windows that are easier to clean, as they can be
tilted for air or fully opened for cleaning. In warm weather these are often
left fully open, and residents sit next to them to speak to their neighbours,
which gives added life to the building.
As stated, some of the sliding walls have been fixed or
replaced with arches etc. Some have stated that the sliding mechanism was not
sufficiently robust, and the Trust would not replace them with a stronger
version, which is a shame.
Security gates were an unfortunate but necessary addition
in the 1980s.
It must be said that the Trust have been very poor
building managers indeed, having never undertaken any cyclical maintenance
whatever. The entire estate, not just Pepler House, has suffered this fate.
Given this, Pepler House has fared extremely well over 50 years and is in
remarkably good shape, needing very little to keep it in repair apart from
clearing gutters and drainpipes.
PEPLER NOW
While many residents love their building, some residents
did not realise just how spacious and innovative their homes were until they
visited newly built flats in the first phase of development just down the road.
They have now come to appreciate the special quality of their homes as regards:
dual aspect with large windows; arrangement of space that is well suited to
family life; kitchens with views; orientation that lets in sunlight all day;
ample storage; generosity of space; flexibility of kitchen/dining/living space.
All are absent from the new flats.
WHERE WE ARE
The estate is subject to a masterplan that was agreed
three years ago (and it’s not very good). The first stage of Phase 1 is getting
towards completion; incidentally it is of very poor build quality, which has
angered residents even more! (see comments on this at http://emmadentcoad.blogspot.com ).
Catalyst are planning the second stage of Phase 1, and
looking ahead to the next stage. They are now considering accelerating Phase 2
which would mean the partial demolition of Pepler House. Designs are currently
being worked on but not yet submitted. In the meantime, Pepler House is fully
occupied.
We ask English Heritage please to consider listing or
spot-listing this beautifully conceived and designed block. Further information
from contemporary press is included in this folder.
Iman Driss
Boumzough, resident of Pepler House
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PEPLER HOUSE ARCHIVE
Pepler House in 1964 (all archive photos by Colin Westwood) |
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ARTICLE FROM THE ARCHITECT AND BUILDING NEWS September 1966