· The role of the Human Rights Act in enabling residents to enjoy their homes. ix) Sloane House and Sloane Lodge, Old Church Street This is a case in which very large basements are being dug in the front and rear gardens of a listed building. The work is expected to take two to three years. The contractors are highly professional and are 'Considerate', but the scale of the civil engineering and the presence of residents in two adjacent houses (one with a party wall) is unfortunate. The

1. INTRODUCTION The Chelsea Society welcomes the Council's decision to review its policies on basements and the opportunity to take part in the review. We strongly support several proposed changes but fear that the Council is being, overall, too supportive of basement construction.

Is there any reason for such change? Have the existing policies failed? Has Chelsea's desirability as an address been diminished? No, the effects of existing (non-basement) policies are widely admired and supported. So, should basements be considered a special case? Should residents who are constrained, for the good of all, from building upwards or backwards be given scope to go downwards? The Chelsea Society can see that this may bring private benefit, but where is the public benefit given the

3. DETAILED OBSERVATIONS ON THE DRAFT i) Economic, social and environmental objectives NPPR The National Planning Policy Framework (Introduction Para. 7) requires development to deliver economic, social and environmental benefits. The Society urges the Council to introduce a new paragraph in (1.0 INTRODUCTION), quoting the NPPF and spelling out how basement developers need to meet such NPPF objectives. The Society suggests the following wording: 'The NPPF requires all development to deliver o

d. Delete 'substantial'. New policy for listed buildings. 'The unity of design of listed houses and gardens will preclude excavation in the garden in all but the most exceptional circumstances. Where basements are acceptable, connecting passageways between basement and listed building should be invisible from above and leave the plan of the existing basement unaltered.

We support: · The requirement on applicants to have detailed documents 'up front'.

iii) The gardens of listed buildings The Council's draft proposes to maintain its current policy of allowing basements under the gardens, but not the structures, of listed buildings. The Society considers that this position underrates the historic, architectural and cultural unity of houses and gardens. London's distinguishing characteristic is that it is composed, not of flats as in many Continental towns and cities, but of terrace houses with gardens – and gardens that allow trees, bota

We support: · The limit on basements to a single level – though the Society urges the Council to base this limit on a maximum internal ceiling height of 2.7m.

· The life-time environmental cost [energy, CO2 etc] of constructing and servicing underground spaces.

iv) Greater protection for non-designated heritage assets Many houses in un-listed Victorian terraces are fragile. Many differ little from others that are listed. They badly need the same protection as those that are listed.