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The Secret Garden + The Witchery by the Castle Edinburgh

Know Your Stuff

March 2016. Getting stuffed. Maundy Thursday, quail’s eggs on a watercress stuffing nest at Mayfair regular Hush. Resurrection Sunday, fried duck eggs at Holborn favourite The Delaunay. And so a procession of lunisolar led lunches, moveable feasts, begins. An extended Easter Triduum. When a man is tired of London, there’s always Edinburgh. Easter Wednesday, squared hen’s eggs on board Virgin. York, Durham, Newcastle, Berwick-upon-Tweed … everywhere looks better when viewed from the 1st Class carriage. Rows of distant gambrel roofs punctuated by chamfered dormers announce to the visually aware the proximity of the Border.

“Oh yes I stayed in The Witchery by the Castle years ago,” a brave journalist whispered to us during the recent Making Africa press briefing in the Guggenheim Bilbao. Admittedly an unlikely moment for such a muted conversation. It was undoubtedly a memorable stay. “I woke up in the middle of the night in the most frightful sweat! It was like the bed was on fire! I was boiling alive!” She got an uninvited roasting, so to speak. The next day at breakfast the journalist voiced her concern to a waitress. “That’ll be the witches,” came the nonchalant reply. “They used to burn them at the stake on Castlehill right outside.” Presumably it wasn’t the effects of a wee dram nightcap.

Our Easter Thursday lunch in the restaurant turns out to be slightly less steamy but still hot stuff. Dr Samuel Johnson and his biographer James Boswell used to eat here. Well if it’s good enough for Sam and Jamie, both made of stern stuff … The schlep up the Royal 1.6 Kilometres past winding wynds and claustrophobic closes to the foot of Castle Rock is so worth it. We’ve arrived. Physically and metaphorically. Bewitchingly charming certainly; hauntingly beautiful definitely; ghoul free hopefully. Think Hunderby (Julia Davis’s pricelessly hysterical period comedy) without Dorothy. Or Northanger Abbey’s Catherine goes to town.

Owner James Thomson, Scotland’s best (known) hotelier and restaurateur, is evidently a follower of the Donatella Versace school of thought: “Less isn’t more. Less is just less.” An eclectic dose of ecclesiastical remnants, Gothic salvage and Jacobean antiques is healthily apropos for this 16th century building. Candlesticks galore flicker flattering light across The Secret Garden, a space even with its panelled walls and trio of fanlighted French doors and timber beamed ceiling would still induce the envy of Frances Hodgson Burnett.

The interior may flurry with wild abandon but thankfully the service and place setting don’t. Our Milanese waiter makes sure of the former. Tradition takes care of the latter. Linen tablecloths, phew. China plates (slates are for roofs), double phew. Unheated pudding (always a dish best served cold), triple phew. After a bubbly reception, the feast unfolds. Palate seducing grilled sardines followed by lemon sole with brown shrimp butter preceding chocolate orange marquise with espresso jelly raise spirits further. The huggermugger harum scarum of a prowlish ghoulish night owlish postprandial prance on the mansard tiles of Edinburgh’s Auld Toun awaits. The only way is down (hill).

November 2025. Still not sweating the small stuff. Random Friday, sôle poêlée aux graines de moutard in Mayfair’s La Petite Maison next to music producer Mark Ronson en famille. Remembrance Friday, baked Ragstone goat’s cheese gnocchi up the BT Tower in Soho. And so a procession of dinners towards the waxing crescent moon, moveable feasts, begins. An extended Advent. When a man isn’t tired of London but needs a weekend change of scenery, there’s always Edinburgh. Feast of Christ the King of the Universe Eve, double devilled hen’s egg on board LNER. Newark-on-Trent, Doncaster, Northallerton, Darlington … everywhere looks better when viewed from the 1st Class carriage. The snowcapped Cleveland Hills announce to the observant the proximity of the North York Moors.

Nine years ago the three course Table d’Hôte Lunch Menu at The Witchery was priced at £35. Today, we’re after the two course Light Lunch Menu, £34.50. Packed agenda: so little time, so many galleries. After a bubbly reception (déjà vu; déjà ivre; plus Bourgone Blanc Domaine Leflaive Burgundy 2017 – a good year), the feast unfolds. Appetite satisfying basket of bread rolls with smoked butter accompanying celeriac velouté then salmon, cod and smoked haddock fish pie. We’re stuffed. But as the great Scottish aristo actress Tilda Swindon (first seen in three dimensions dining at L’Ambroisie Paris; last seen in two dimensions in her ex partner John Byrne’s painting in the Edinburgh National Portrait Gallery) would say in her hushed dulcet tone, “This lunch is delicious!”

Our driver Eleftherios Galouzidis pulls up outside on Castlehill. The only way is downhill. We’re just in time for the brilliant recital of Moonlight Sonata by Candlelight in St Gile’s Cathedral. British impresario Ashley Fripp’s fingers dance across the grand piano. He opens with Johannes Brahms’ Intermezzo in A Major. “Next I will play a pair of Chopin Nocturnes – tone poems,” he states. “E Flat Major which was influenced by the Irish composer John Field followed by C Sharp Minor. The latter was fortunately discovered by one of Chopin’s students after he died.” There’s wild applause for Sergei Rachmanioff’s Prelude in D Sharp Minor, the Moscow Waltz. “And now for the one you’ve all been waiting for!” Ashley takes a bow after the dramatic third movement of Ludwig van Beethoven’s Moonlight Sonata climaxes to its conclusion. Nothing quite completes an evening of culture like prawn toast and chilli tofu at Jimmy’s Express Chinese Restaurant on South Bridge.

At last week’s St Martin in the Fields London Informal Eucharist the Right Reverend Oliva Graham preached, “Holy omnipresence is not a casual knowing. It is impartial and unconditional. We are called to live fully and love faithfully.” We’ll soon discover Chessel’s Court, a rare survival of 18th century tenements hidden behind Canongate on the slope from The Witchery by the Castle. The mansion blocks, to use a befitting but more southern term, were assertively restored in the 1960s. A heart shaped ivy enlivens the ground floor of one of the blocks. Always living more fully, loving more faithfully.

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The Durdin Robertsons + Huntington Castle Clonegal Carlow

Carlow Sweet Chariot

Every view of this multifaceted castle unveils a different vein. The gunpowder grey entrance front: rectilinear massing and rhythmic rows of windows. The steel grey driveway approach: 12th century abbey ruins and pointy dormers betwixt turrets. The bleached white courtyard: a picturesque jumble of crowstepped gables and battlemented bow windows. The sunburnt terracotta garden front: pillared arches and Stygian loggias swinging low under cantilevered boxy glasshouses.

Ever since 1826, when early adopter Joseph Nicéphore Niépce fixed the image of his family courtyard in Gras on a bitumen glass plate, architecture and photography have been fond bedfellows. This is despite one being about static volumes and the other decisive moments. Yet is Huntington Castle beyond expression in a hackneyed Hockneyed happening holistic Polaroid collage, provenance and ambiance rarely surviving the transition from three dimensions to two? Ancestors of the Durdin Robertsons include Lord Rosse founder of the Hellfire Club, flame haired Grace O’Malley Pirate Queen of Connaught, and, a little further back, Noah’s niece Sheila Benson. Notable visitors darkening its doors over the years have included Lavender’s Blue, William Butler Yeats, Mick Jagger and Hugh Grant in order of descending decadence. But even more notably, the Durdin Robertsons are still very much in residence.

The same cannot be said, it seems, for just about every other country house in Ireland. Heritage is crumbling. No one’s picnicking, foreign or indigenous, everyone’s panicking in this land. One person who knows all too well is chartered building surveyor and architectural historian Frank Keohane. He was tasked with compiling Buildings of Cork, 2020, the Irish version of a Pevsner guide. “I’ve a sneaking suspicion that more books are sold on ruins than intact country houses,” Frank ruminates. “Take the semi derelict Loftus Hall which is really exposed near a cliff on the Wexford coast. The owner does ghost tours – the devil comes for dinner, and so on. But you need to be practical, ok? Ruins may photograph well but sooner or later if left they disappear. I hope it’s a section in Loftus Hall’s history and not the final chapter.”

Frank observed in 2014, “Out of the 545 entries in Vanishing Country Houses of Ireland, 18 have been ‘restored’. But I use the term loosely. Dunboy Castle, immortalised by Daphne du Maurier in Hungry Hill, was to be converted into a six star hotel. Horrific extensions were added though! Lough Eske would have collapsed if it hadn’t been rebuilt and converted into a hotel but it’s a bit trim and prim for me. Kilronan Castle has been loosely restored with an extension in a pseudo style of what I don’t know. The shell of Killeen Castle has been restored but lies empty surrounded by a golf course. Dromore Castle, of international importance, still in ruins. Bellamont Forest, Carriglas, Hazelwood, Whitfield Court, the contents of Bantry House … all at risk. At least at Killua Castle the family has started by restoring and moving into the wing.” He highlighted that Monkstown Castle has fortunately been saved by Cork County Council.

Huntington Castle is now home to the dashing Alexander Durdin Robertson, former Irish Guard, his beautiful artist wife Clare and their sons Herbert and Caspar, following a sojourn off Northcote Road in London’s wildly fashionable Battersea. Alex’s mother lives in the coachman’s cottage in the courtyard. Built as a garrison in the 1620s and extended right up to the 1920s, it was converted to a home in 1673 by the first and last Lord Esmonde, passing by marriage into the descendants of the current incumbents. Restored 17th century terraced formal Italian gardens, rectangles of lawn and a circular pond, darkly orchidaceous in this majestic last December, wrap around the castle like ghostly folds of a billowing crinoline dress.

A 600 year old silent avenue of tall French lime trees connects the castle to Clonegal. The village guards a pass through the Blackstairs Mountains where Counties Carlow, Wexford and Wicklow collide. “Mandoran,” as Lady Olivia Durdin Robertson would say. “County Westcommon,” as Molly Keane would call it. Clonegal is cute as a cupcake – a river runs through it – lined with pretty Georgian terraces. The only discordant note is a smattering of uPVC framed windows, the plastic scourge of heritage.

Alex’s great grandfather was the last architect to alter the building, making minor changes and erecting concrete framed glass houses in the kitchen garden. Manning Robertson was not just a mere architect but a town planner and writer. The original influencer. He produced plans for the cities of Dublin, Cork and Limerick as well as Dun Laoghaire, hellbent on introducing the concept of welfare homes, when the profession was in its infancy. The journey from modern to modernism to modernity had begun.

Town planning mightn’t be the sexiest of subjects but his seminal 1924 book Everyday Architecture, as well as being aeons ahead of its time, is a riot, full of titillating tips and illuminating ruminations. “Unfortunately uneducated taste is nearly always bad.” Or, “The glazing of a well proportioned window is divided into vertical panes; one horizontal window might be tolerated in a village, just as no village is complete without its idiot, but the whimsical should never usurp the place of the normal.” Unexpected chapter headings shout “Slippery Jane”, “On Lies and Evasions” and “Smoke, Filth, and Fog”.

Manning’s daughter Olivia inherited his talent for writing and published five books. Field of the Stranger, a highly original read, won the London Book Society Choice award in 1948. Another polymath – an explorer of psychic fields, a landed cosmonaut – she illustrated this novel with her own wonderfully witty black ink drawings. It would take a heart of stone not to laugh out loud at priceless passages such as Olivia’s description of the antics of a fortune teller, “She’s great at it – once she told Margaret how she saw a bright change coming, and Margaret got the job in Dublin in no time after.”

Another literary gem worthy of Hunderby is the incident of the wart. “I knew a young chap – he was a footman at Mount Charles – and he had a wart, and he was ashamed to hand round the plates on account of his wart. I was always warning him not to meddle with it, but he cut it, and what happened but he got the jaw lock and died in a fearful manner, twisted and turned like a shrimp, with his heels touching his head.” Arch humour continues in Olivia’s novel with chat over afternoon tea about the perils of mixing tipples with talent. “‘Why,’ declared Miss Pringle, ‘I have lived for many years in Booterstown, Dublin, and everybody knows that Dublin is swarming with writers and artists, most of them geniuses and all drinking themselves to death. I am told one cannot enter a public house without falling over them. Or them falling over you more likely.’” Strangers misbehaving.

The hilarity of an amateurs’ night out is most accurately captured in a calamitous village play scene: “Amidst an excited murmuring, the curtain jerked spasmodically and slid up on the left side; our expectation was increased by a glimpse of a posed female chorus in plumed bonnets, violet velvet capes and white Empire gowns. The curtain fell. There was another jerk, and this time the righthand curtain jumped up coquettishly, only to sag back to its comrade … As if to show that they had only been joking, the curtains suddenly fled dramatically apart …” Her tragicomedy reaches a hysterical crescendo when the chorus starts belting out The Charladies’ Ball in “nightmarish counterpoint”. Who will survive?

Olivia fretted in her prizewinning novel about the survival and subsequent disappearance of country houses: “I was afraid that Mount Granite might fall a prey to house demolishers, who were exploiting the temporary shortage of materials by buying up eyesores, gaping roofless to the weather. I had seen so many wreckages of architecture, besides rare specimen trees felled and sold for firewood, that I was fearful such a fate might befall The Wilderness.”

Almost three decades later John Cornforth would worry in Country Life 19 January 1974, “A policy for historic houses seems to be much harder to work out in Ireland than in England for historical as well as economic reasons, and places of the importance of Castletown, County Kildare, and Malahide Castle, County Dublin, have only survived through lucky last ditch operations, organised in the first case by Desmond Guinness and the Irish Georgian Society, and in the second by Dublin Tourism in conjunction with the National Gallery and Dublin County Council.” As Frank Keohane critiques, hotelisation was nearly as great a threat as demolition during the crazy boom years. One word: Carton. Two words: Farnham House. Saved, but at what a cost. Love; hate. Such Ballyhoo. Wish they were Luton Hoo. Anyhoo. It can be done and undone. Three syllables. Ballyfin.

It’s all about Huntington Castle this wintry weekend. First sight of the castle is a romantic fairytale come to life. A mosaic of yellow squares (in 1888 it was the first house to have electricity installed in Ireland) flickers through a veil beyond The Pale of leafless spidery branches entwined with Celtic mist and mysticism. It’s crowned by jagged toothed battlements (spaces for fairies) silhouetted against the melancholic velvety sky. Country Life, Tatler and Vogue are stacked up in coffee table demolishing piles. Huntington is so photogenic it could easily be the cover boy of all three.

A pair of peacocks, two pigs, two cats (Nutmeg and Spook), two lurchers and three dachshunds (but no partridge in a pear tree) greet strangers. There are flowers on the first floor and soldiers in the attic. Only the latter are dead, strangers in the night. “I believe time is spiral,” confides Alex. “It’s linked to quantum mechanics. When apparitions appear they’re like jumbled video clips out of sequence.” He leads ghost tours at Halloween and the house and gardens are open to the public most of the year round. The castle must pay for its keep (pun). “We’ve developed bed and breakfast around this tourism. These houses drink money. It costs €25 an hour to heat Huntington. We’re not suitable for weddings and turning the house into a venue would destroy the fabric.”

Twin gilt mirrors in the drawing room frame back to front latticework, crewelwork, fretwork, trestlework, needlework and pieces a’ work. Reflections in the glass; reflections of the past. “The Aubusson tapestries are incredibly all done by hand,” reveals Alex. “They’re a real show of wealth, of opulence. The arrow slit window cut into one of the tapestries is a retained feature of the original castle.” It’s Friday evening. Time for dinner. Outdoors, the gardens slowly disappear into the tender coming night. Whatsoever things are lovely, think on these things. The dining room is dim with haunted shadow, walls fading through a glass darkly to trompe l’oeil in a mirage of Bedouin tent hangings and a fanfare of fanlights.

Centuries of ancestors in oil paintings watch the strangers in the room encroaching on a space of their own. Barbara St Leger, daughter of Warham St Leger, Mrs Alexander Durdin, born 1748 died 1820. Theric Hon General Sir William St Leger MP, Lord Deputy of Munster, 1627. Lieutenant Edward Jones, born 1688 died 1741. Helen, wife of Arundel Hill, daughter of Garrett Nagle and maternal great grandmother of Mrs Herbert Robertson, born 1752 died 1830. Matthew Jones, Collector of Youghal, 1625, father of Mrs Melian Hayman a maternal great great grandfather of Mrs Herbert Robertson, born 1719 died 1768. Alexander Durdin, legum doctor of Trinity College Dublin, born 1821 died 1892. Mrs William Leader Durdin, Mary Anne Drury daughter of William Drury, born 1801 died 1883. Mrs Alexander Durdin, Melian Jones Hayman, daughter of Matthew Hayman.

Barbara St Leger for one has never left Huntington. Dinner by candlelight is served. Winter salad with goat’s cheese and soda bread, beetroot aplenty, for starter. Salmon steak, creamed Wexford potatoes and seasonal vegetables with dill mayonnaise is the main event, a rhapsody to the countryside. “We use eggs from our own hens,” notes Alex. Pudding is elderflower posset (raspberries on top; Florentine to the side) just as good as The Culpeper’s in Spitalfields London lemon variety. Which is very good indeed. Both times it’s a work of quaffable art.

And so to bed. Fond bedfellows. Strangers misbehaving. Leaving behind the dying embers of the day, the journey, as rambling as this article, takes sighing twists and tiring turns along narrow wainscot lined passages and staircases heavily hung with armoury and taxidermy and history. “That snouty crocodile,” points Alex, “was shot by Great Aunt Nora.” The naming of bedrooms is a rather charming country house tradition. In clockwise order, the principal bedrooms at Drenagh in County Londonderry, a Sir Charles Lanyon special marooned in the mosses of Limavady, are Orange Room, Monroe Room, Bow Room, Blue Room, Balcony Room, South Room, Green Room, Rose Room, Yew Room, Chinese Room, McQuillan Room, McDonnel Room and Clock Room.

At Huntington, in any (very) old order, 16 principal bedrooms are similarly named after colours and features including: Blue Room, Green Room, Yellow Room, White Room, Red Room, Mount Room and Leinster Room. As Sir Edwin Lutyens once remarked, “I am most excited about towels.” He’d love the bathrooms here. They’re the first resort, the last word, something to write home about, fit for the life of Tony O’Reilly. Elizabethan style plasterwork ain’t the norm for an en suite. It is here. Slumber in the fourposter of the Blue Bedroom comes swiftly. But the solemn blackness of the night is rudely interrupted by bloodcurdling screeching. Yikes! Is it a banshee? What if a Lady Olivia Durdin Robertson style fate is still to come?

Sunday morning. “That noise you heard the first night is an owl’s mating call,” Alex confirms. Phew. Oh the agony (of leaving Huntington) and the eggs to see (for breakfast). But London’s calling, a city full of enticing strangers. Contemporary Indian architect Charles Correa considers, “Film is very close to architecture. Both are dealing with the way light falls on an object and defines it but the difference is time. A director can create huge shifts in emotion with a jump cut or an edit but architecture cannot move, so an architect can’t produce those sudden shifts. On the other hand, that stillness is also a magnificent property.”

Nowhere is as strangely still as a weekend in the otherworldliness of Huntington Castle. Rooms and gardens and gardens in rooms and rooms in gardens have evolved at an imperceptible pace over half a millennium. That wonderfully liveable layering of history inherent in homes such as architectural supremo Fergus Flynn-Rogers’ Omra Park, forever clinging unselfconsciously to the crooked coastline of County Louth’s Omeath, is apparent upon first entering the house. That unmistakable patina of age, authenticity whatever that is, so easily lost when the marquee of contents is auctioned while the green neon Fire Exit sign flashes above the entrance door for nobody to see. A proper ancestral pile. A gothic pastoral ideal. A place of Arcadian awakening. Not too trim and prim. Frank Keohane would approve. So very Clonmere Castle. So very Castle Rackrent. So very Huntington Castle. Whisper it. So very.

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The Goldens + The Lisantis + The Circus Restaurant Bath Somerset

Golden Ratio

“They arrived at Bath. Catherine was all eager delight,” Jane Austen enthuses in Northanger Abbey (1818). Between the architectural ring of perfection that is The Circus and the arc of joy that is Royal Crescent lies the uncurved stretch of beauty that is Brock Street. This artery linking major works is mostly residential except for The Circus Restaurant which fills the ground floor and basement of a house between one of the two Beau Nash antiques shops and Cobb Farr estate agents. Brock Street is exceptionally pretty but this being Bath prettiness is actually the norm. The architecture is still grand Georgian but taken down a notch in formality compared to its heavily parapeted and haughtily pilastered geometrically daring abutting addresses. Charles Robertson notes in An Architectural Guide to Bath (1975), “John Wood the Younger deliberately kept the Brock Street elevations relatively plain.”

The owners of Beau Nash know all about chips as well as Chippendales and sherry as well as Sheratons. The Food Guide (2024) prepared by dealers Ron Pringle and Cynthia Wihardja states: “We haven’t eaten everywhere but we have tried many places. When we recommend a place it’s not only about the food. We also rate the sincerity of the service. We believe the two are essential for a memorable dining experience.” The Circus Restaurant gets their approval, “You can’t go wrong. Good food, honest prices, seasonal menus. Lovely service and very good value for money.” And The Dark Horse sounds too tempting to miss: “Our top place for pre dinner cocktails! A vast array of concoctions to suit any palette. Cosy quality atmosphere.”

The West Country’s first culinary power couple Head Chef Allison Golden and her husband Geoffrey opened the restaurant in 2007. She recalls the warm glow of that golden era, “Our busy independent restaurant served modern European food accompanied by Old World wines in a relaxed atmosphere. We cooked sincerely and straightforwardly to ensure everyone experienced the authentic taste in our ingredients. You’d never find any of the big names that turn wine into an industrial product. Each wine on our list was the individual expression of expertise.” It was the golden age of dining but time moves on and Ally and Geoff have driven off into the sunset in their gold coloured Lamborghini.

It was a gilt edged opportunity for Chef Matt Lisanti and his brother Mike to take over the restaurant – one they couldn’t resist. The staff were retained and the new golden boys are serving up the same type of modern European food and independent Old World wines. Autumn Menu highlights include Sharpham Brie Croquettes (mustard mayo, black garlic ketchup) starter for £9.30 and Cashew Massaman Coconut Curry (sweet potato, pineapple, lemongrass ginger sushi cake, puffed rice noodle) for £21.30. House White is Claude Val Pays d’Oc (fresh, green apples, tropical, creamy) priced £26.50. The food and wine are easy on the tastebuds and wallet; the service is easy on the eye. After a busy day buying first editions from George Baytun bookshop and handmade Italian jumpers from Gabucci (moda per uomo) it’s straight up from the bottom of Gay Street for dinner at the top. Squeezing in a cocktail in The Dark Horse en route of course. Friday evening in The Circus Restaurant is buzzy with a D4 (Dublin 4) feel to it. “What a delightful place Bath is,” cries Jane Austen’s Mrs Allen.

In his essay A Sense of Proportion John Julius Norwich writes, “Bath is a city of superlatives. First of all, it is the most beautiful in Britain. Next, it is the most appropriately named [unlike Bognor Regis which despite name boasts an elegant Victorian seafront] … Finally, and most gloriously of all, it is the one city in this country where fine building and inspired town planning go hand in hand, together creating an atmosphere of Palladian elegance and civilised refinement without equal anywhere.” That was 49 years ago. But as Jane Austen’s character Mr Tilney asked 206 years ago, “Oh, who can ever be tired of Bath?”

The 2nd Viscount Norwich, son of the socialite Lady Diana Cooper, continues, “The Circus, with its three splendid superimposed arcades loosely based on the Roman Colosseum, is a triumph. Still unfinished when John Wood died in 1754, it was completed by his son, who went on to create an even grander concept, the Royal Crescent, the first crescent in English architecture. In the work of both Woods we can see the principles of Palladian landscaping being followed just as much as those of Palladian proportions. In The Circus, the streets leading in are carefully arranged not to bisect it; in the same way the Royal Crescent, though less than 300 yards away from The Circus down a dead straight street, is actually invisible from it – which makes the sudden discovery one of the great dramatic moments of European architecture.”

He ends, “Yet the beauty of Bath and its uniqueness lie less in these individual triumphs than in the ensemble – in the squares and crescents and parades, ranging from The Circus to many a secluded, unpretentious street behind. The life they were built to sustain was vacuous, vapid and, one suspects, quite shatteringly dull; but they themselves embody very different values – strength, reason, humanity, permanence. This is the paradox of Bath. When the guidebooks call it ‘a monument to bygone elegance’ they are wrong. Only the perishable has perished. The elegance remains.” People come and go; the golden hued architecture is still on show. “The bright genius of Bath is hardly more than a beautiful display, the whim or flourish of an era,” argues Jan Morris in the introduction to Charles Robertson’s An Architectural Guide to Bath. “Edited to the smallest detail of perfection,” to use a phrase of Min Hogg, Founding Editor of The World of Interiors.

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Architects Architecture Country Houses Developers

Roehampton House Roehampton London + St James

Making the Grade

1 Roehampton House copyright Stuart BlakleyQuestion. What are the only two Grade I Listed Buildings in London to be converted into apartments? Answer. St Pancras Hotel, King’s Cross (the upper floors) and Roehampton House, south London (all of it). They couldn’t be more different. Harry Potter versus Brideshead. Northanger versus Mansfield. Gothic versus baroque. St Martin’s versus Queen Mary’s. Gritty regeneration hotspot v leafy southwest suburbia. The one thing they do share, along with all fellow listed buildings, is the challenge of adapting to suit contemporary lifestyles. Dreaming up a bedroom out of a circular space for Apartment 15 was just one minor Roehampton House brainstorming success. An island of wardrobes backing onto a freestanding wall solved the what-about-storage and where-do-we-put-the-bed dilemma in one fell swoop.

2 Roehampton House copyrioght Stuart BlakleyCity boy Thomas Cary seemingly built the original block in 1713. Thomas Archer was the architect. City boy Arthur Grenfell seamlessly added new wings in 1913. Edwin Lutyens was the architect. City developer St James seamlessly reimagined the enlarged house as 21 apartments in 2013. Nick Davies was the architect. This heritage asset has never looked hotter, set off by pristine landscaping. Not a leaf out of place. The twin gatehouses have been revived and six contemporary garden villas continue the fine building tradition. Now for more questions and answers with the latest architect to display his talent at Roehampton House.

3 Roehampton House coproght Stuart Blakley

Why did you choose to buy and develop this site considering the inevitable costs and constraints of retaining a Grade I Listed Building?

4 Roehampton House copyright Stuart Blakley“When Roehampton House and the former Queen Mary’s Hospital site came to the market, St James was the only organisation from the parties bidding who recognised that once restored the house could create real value. Plus it is a magnificent setting and centrepiece for the adjoining new development. All the other parties saw the house as too great a challenge. St James was the only party who was serious about taking on the restoration and conversion of the Grade I historic building.”

5 Roehampton House copyright Stuart BlakleyWhat were the specific challenges relating to retention and conversion of the Listed Building? 6 Roehampton House copyright Stuart Blakley“Grade I Listed Buildings are comparatively rare. They comprise less than three percent of all Listed properties and in law everything extant at the point of Listing is protected. As with all older buildings, many changes and additions had been made over the years. The challenge of unravelling what should be retained and what can be changed is a long process of evaluation and discussion with English Heritage and the local borough conservation team. There was a desire to restore many of the original rooms that had been subdivided to their original proportions, particularly the panelled rooms that had survived in the Georgian part of the building. St James removed an intrusive steel frame which had been put into the building to strengthen it in the 1980s and had destroyed much of the historic structure. We also needed to put approximately 50 new bathrooms and nearly half as many kitchens into a building which had had very few services whilst preserving and conserving as much of the surviving historic fabric as we could. That was quite challenging.”

7 Roehampton House copyright Stuart BlakleyDid you have to make any specific compromises to ensure compliance with the recognised heritage asset status of the Listed Building?

8 Roehampton House copyright Stuart Blakley“The surviving pleasure grounds and walled gardens have been restored to their former glory and provide both the setting for the house and the framework around which the masterplan for the new surrounding development was shaped. The houses and apartments are traditional in design but not direct copies either in style or materials of the house itself. They also provide the transition between the character of the historic house and the adjoining suburban roads of Roehampton village which were developed in the early 20th century.”

9 Roehampton House copyright Stuart BlakleyDid the Listed Building context add value to the development as a whole?

“Although the costs of restoring a building such as Roehampton House are very significant, the sales values per square foot generated for the apartments have exceeded new build values so there is a genuine cachet for living in this type of historic property. It is also hard to quantify how much uplift the setting of the house has given to the sales prices in all the adjoining new properties but clearly they have also benefited from the overall setting and sense of place… their values reflect this. As with all historic buildings many of the problems you will encounter remain hidden from view. Control of costs is very hard with these unknowns. Many however can be anticipated with proper research and investigation into the history of the building. Using the right professional consultants and sourcing craftsmen skilled in historic building construction techniques is vitally important in managing this process and winning the support of English Heritage and the conservation officers.”

Why was such a contemporary style chosen specifically for the garden villas and how did the setting influence their final design?

“The design of the garden villas evolved from the discussions with English Heritage. Firstly, the rebuilding of the boundary wall on the north side of the pleasure grounds to reinstate this feature at the rear of Roehampton House had left a small piece of land. This land is sandwiched between the site boundary and the new hospital to the north. The original hospital buildings had in fact encroached into the area of the historic pleasure grounds. A key part of our planning strategy was to reinstate the grounds to safeguard the future setting of the house. English Heritage was very keen for this too so that the original frontage of the house could be kept clear of vehicles. To finance the cost of underground car parking it was agreed that a suitable form of development could be designed for the area now occupied by the villas. English Heritage was keen not to confuse the history of the house. It felt that a very simple contemporary design solution which sits quite low behind the wall and is quite self effacing is therefore an appropriate architectural response to the setting of the building. This raises all sorts of views about whether buildings in close proximity to listed buildings should be in the manner of them or totally contrasting and of their time. These are the philosophical discussions you always get into in matters of conservation.”

10 Roehampton House copyright Stuart Blakley

Are there any lessons that were learned from this project which St James will be applying to future projects?

11 Roehampton House copyright Stuart Blakley

“In restoring the building we had to respect the original hierarchy of the rooms in the house and the level of decorative detail that would have been present in these which we could put back, even where this had entirely disappeared during subsequent alterations in its later history. This even extended to us undertaking a full historic paint analysis of the most historic panelled rooms to understand the original decorative schemes that had existed when the house was built. There were three centuries to inform our choice of colours for decoration. Many of our big cost items were still hidden from us behind historic construction that we could not disturb prior to acquisition. If it can be arranged, pre acquisition survey work is essential in minimising risk and cost overruns. Even with the best knowledge it is not possible to anticipate all the problems you may encounter as you peel back the layers of history.”

12 Roehampton House copyright Stuart Blakley

What type of purchaser has been attracted to this development and do they differ from other St James developments?

13 Roehmapton House copyright Stuart Blakley

“So far we have experienced a particular interest from local residents looking to stay in the area but downgrade on size. This is noticeably different to other St James developments which attract a more international audience. Perhaps because of Roehampton House’s heritage and Grade I listed status it draws more British buyers. This could also explain the interest from retired couples who like the idea of living in a grand country home but don’t want the upkeep.”15 Roehampton House copyright Stuart Blakley