Sutton

London Borough of SuttonLocal Development Framework

Understanding Sutton’s Local Distinctiveness:Characterisation Report of StudiesEvidence Base

9EV

EV9 Understanding Suttons Local Distinctiveness A4 colour covers front.qxd 10/11/2008 13:44 Page 1

London Borough of Sutton Local Development Framework

Understanding Sutton’s Local Distinctiveness

Characterisation Report of Studies

Planning and Transportation Service

Environment and Leisure

2008

CONTENTS PAGE

NUMBER ONE Introduction 1

Introduction 1 Document Background 1 Policy context 2 Purpose of this report 3

TWO Geological and Hydrological Context 4

THREE Topography and Views 6 Topography 6 Views 6

FOUR Archaeological Context 8

FIVE Historic development Context 12 General trend of development 12 Beddington 16 Carshalton 17 Cheam 18 Hackbridge 19 Sutton 20 Wallington 21 Worcester Park 22

SIX Local Material Colour Palette 24

SEVEN Movement 26

EIGHT Townscape and Landscape Character and Quality 28 Introduction 28

Housing Typologies 34 Town Centres 43

NINE Assessment of Density and Setting 50

Introduction 50 Methodology 50 Qualitative assessment 51 Quantitative assessment of density 58

Understanding Character and Setting in Sutton 63 Conclusions and application of Local Settings 64

TEN Further Evidence Required 66

Contact Details and Further Information 67 Appendix 1 69 Appendix 2 71 Appendix 3 73

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UNDERSTANDING SUTTON’S LOCAL DISTINCTIVENESS: CHARACTERISATION REPORT OF STUDIES

Introduction “It is proper to seek to promote or reinforce local distinctiveness …”

(PPS1, ODPM 2004) Introduction 1.1 Sutton has long been regarded as a prosperous and

attractive area in which to live. It conveys the image of a leafy well laid out established ‘arcadia’. However the character of the Borough is more complex than this simple stereotype.

1.2 Every place, like every person, has a distinct character,

which is often determined by the place’s features, such as the geology, archaeology, heritage quality and the streetscape, including streets, front boundaries and the type, age and scale of buildings. Knowledge of these features is important when designing and making decisions about the type and location of future

development. In particular, these are important when seeking to ensure that future development respects and improves the existing local character and helps create places with an identity that builds on Sutton’s local distinctiveness. Good design should be integrated into the existing urban form and the natural and built environments.

1.3 A recognised technique for identifying and recording

existing character is by conducting a borough wide ‘characterisation study’. Characterisation is a tool for defining and understanding the characteristics of a place and the Historical Environment Local Management (HELM) states that ‘characterisation is a widely used tool for helping to form an overview of an area as a framework for sustainable decisions on managing change’.

1.4 This document sets out the findings of a Characterisation

Study of Sutton’s existing suburban and urban character, conducted during 2007, and will inform the development of Policies in the Local Development Framework and associated documents.

1.5 In addition to informing the preparation of the Council’s

Development Plan Documents, this report should be used by anyone seeking planning permission as the starting point in the preparation of a design and access statement. Design and access statements should be started at the earliest stage in the design of schemes and set out, stage by stage, how the preferred design

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solution takes the opportunities for improving the character of the surrounding area.

Document Background 1.6 Since 1968 and the designation of Carshalton Village

and Wrythe Green Conservation Areas the Council has focused on the preservation of the special character and appearance of the Borough. In the last 40 years the Council has designated a further 14 Conservation Areas and has identified a number of Areas of Special Local Character. However both nationally and regionally there has been an increased focus on an ‘urban renaissance’ in order to achieve higher density development and regeneration of town centres.

1.7 This study is particularly important given the pressure to

meet and exceed housing targets whilst continuing to protect the character of the Borough.

1.8 In order to inform the Urban Design Guide

Supplementary Planning Document an Interim Report of Studies was prepared based on the Townscape/Landscape Appraisal (1998). However the Interim Report of Studies indicated that more detailed work would be carried out in 2007. This Report of Studies sets out the latest research and updates and replaces the Interim Report of Studies.

Policy context 1.9 The Council must take account of national and regional

planning policy in developing a new policy approach for

suburban areas of the Borough. Accordingly, this is summarised below.

1.10 Planning Policy Statement 1 (Delivering Sustainable

Development) requires Planning Authorities to prepare robust policies on design and access based on an understanding and evaluation of the defining characteristics of the area. The government is committed to protecting and enhancing the quality of the natural and historic environment and requires a high level of protection for the most valued townscapes. PPS1 is also clear that design should take opportunities for improving the character and quality of an area and the way it functions.

1.11 Planning Policy Statement 3 (Housing) makes clear that

Local Planning Authorities should develop design policies aimed at creating places, streets and spaces which meet the needs of people, are visually attractive, safe, accessible, functional, inclusive, have their own distinctive identity and maintain and improve local character. Furthermore, PPS3 states that the extent to which development creates, or enhances, a distinctive character that relates well to the surroundings and supports a sense of local pride and civic identity, should be considered when assessing proposed development. PPS3 also states that Local Authorities should facilitate good design by identifying the distinctive features that define the character of a particular local area.

1.12 PPS3 also allows local authorities to set a range of

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densities across a plan area opposed to one broad density range, although 30dph net should be used as a national indicative minimum until a local density range is adopted. However, PPS3 also allows local planning authorities to plan for densities below this minimum, as long as these are justified bearing in mind local circumstances.

1.13 The Mayor of London, in the London Plan: Consolidated

with Alterations since 2004 (the London Plan), states that boroughs should ensure that development proposals achieve the maximum intensity of use compatible with local context, the design principles in Policy 4B.1, and public transport capacity. The Mayor of London also puts forward a density matrix, which sets a strategic framework for appropriate densities at different locations, which aims to reflect and enhance existing local character by relating the accessibility of an area to appropriate development. Appropriate density ranges are related to setting in terms of location, existing building form and massing, and the index of public transport accessibility.

1.14 Policy 4B.1 of the London Plan states that boroughs

should seek to ensure that developments respect local context, history, built heritage, character and communities.

Purpose of this report 1.15 This Report of Studies has been prepared as supporting

evidence for the Local Development Framework.

1.16 In particular, the purpose of this report is:

• To set out a thorough understanding of the various elements that make up the borough’s character and which contribute to local distinctiveness in order to help manage the process of change;

• To identify/realise opportunities to improve the character of the Borough;

• To fully understand the relationship between local density and character found in the borough;

• To put forward evidence in support of the Council’s policy approach for a local density matrix based on an assessment of local character;

• To provide the strategic context for Conservation Area Character Appraisals and the preparation of Planning Briefs;

• To update elements of the 1998 Townscape/Landscape Appraisal; and

• To identify any areas or topics where further local evidence is required.

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Geological and hydrological context 2.1 The geology of Sutton is made up of three predominant

soil types: Upper Chalk in the higher lying southern parts of the borough; London Clay in the north west; and river terrace sands and gravels in the lower lying north east near the Wandle River. The geology of the Borough is shown in Figure 2.1.

2.2 The southern edge of the Borough is underlain by chalk

which, in the past, supported a mixture of arable land and open grass downland.

2.3 A result of the changes in height and interface of chalk

and gravel & clay is the Thanet Sand found along the north/south divide. Here, water descends through the deep chalk until it meets impermeable clay, rising through the sand to produce abundant springs and

ponds, useful for farming, crops and industry. 2.4 In the early 20th century the sands were described as

the best barley land in Surrey. This fairly narrow zone of fertile soil must have been under more or less continuous cultivation for thousands of years and its is here that the five historic village centres were located – Beddington, Wallington, Carshalton, Sutton and Cheam.

2.5 The land to north of these divides into two broad areas,

east and west. The land in the northeast is largely underlain by gravel which was washed out of the Croydon Valley in the last ice age. The River Wandle flows around the southern and western edge of this its main sources being springs in Croydon and Carshalton. The north west part of the Borough largely rests on London clay which produced intractable and infertile soil.

2.6 The lime for many 17th Century developments, including

St. Paul’s Cathedral, is supposed to have come from two large chalk pits found either side of Carshalton Road, where B&Q and the Water Gardens estate is now.

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Figure 2.1: Geology of the Borough

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Topography and Views Topography 3.1 The northern part of the London Borough of Sutton is

generally flat, lying at between 30/40m above sea level with the exception of Rose Hill which rises up to a height of 50m. However Sutton is located at the foot of the North Downs and therefore the southern part of the Borough rises up towards the south to a height of 140m. The topography of the Borough is shown in Figure 3.1.

Views 3.2 The topography of the Borough affords a number of

long-range views into, across and out of the Borough. The Townscape/Landscape Appraisal of the Borough identified the Borough views out from the area, which were deemed to be of strategic significance, and these are shown on Maps in Figures 3.2 and 3.3.

3.3 Not surprisingly there are more significant views from the

south and given its topography these are largely towards the north. These views extend towards the West London Ridge, towards Crystal Palace and into Central London including of the Telecom Tower and Canary Wharf Tower.

Figure 3.1: Topography of the Borough T

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Figure 3.2: Views from the South

3.4 The views from the north are more limited and largely of

a more local nature – towards the Ikea chimneys, the Croydon skyline and southwards towards the residential suburbs and tree lined roads.

Figure 3.3: Views from the North

3.5 Whilst the Landscape Appraisal also considered local

views on a site by site basis, these were not comprehensively recorded on a map or critically analysed in a way that could help develop a policy on views. Furthermore skyline issues were not addressed.

3.6 Consultants should be commissioned to undertake a

comprehensive study of views and skylines of the area in order to be better able to determine which need to be protected.

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Archaeological context Introduction 4.1 Protection of historic buildings, parks, gardens and areas

of Archaeological Importance is of great importance for conserving the Borough’s heritage and townscape quality. Government guidance in PPGs 15 and 16 emphasise the need to pay special attention to the characterisation, preservation and management of these assets. Accordingly, this Characterisation Report has highlighted the archaeological and historical context of the Borough.

4.2 English Heritage advocates the consideration of existing archaeology when undertaking characterisation analysis. Figure 4.1 shows the location of Archaeological Priority Areas and Scheduled Ancient Monuments in the Borough.

UDP Context 4.3 Sutton Council’s current UDP, saved Policy BE40,

requires Archaeological Field Evaluations for development in the Archaeological Priority Areas

identified below: Upper Paleolithic / Mesolithic Communities • North Downs Fringe and Springline • Wandle Alluvium Late Prehistoric Communities • Queen Mary’s Hospital • Wandle Gravels Late Iron Age, Roman and Early Angelo-Saxon Communities • Beddington Roman Villa • Bandon Hill Roman Cemetery • Beddington Anglo-Saxon Cemetery • Stane Street • Mere Bank Medieval and Later Historic Communities • Wallington • Beddington Carshalton • Sutton • Cheam • Woodcote Post-Medieval Water Powered Industry • Wandle Mills Historic Estates, Parks and Gardens – the Suburban Legacy • Carew Manor and Beddington Park • Carshalton House (St. Philomena) and Gardens • Mascal (Carshalton Park House) and Carshalton

Park • Stone Court and the Grove • The Grange, Wallington

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Figure 4.1: Archaeological Priority Areas and Scheduled

Ancient Monuments

Scheduled Ancient Monuments 1. Roman Villa, east of Beddington Park 2. Dovecote, Beddington Park 3. Milestone, Sutton High Street 4. Milestone, 135 Cheam Road, Cheam 5. Milestone, Brighton Road, Sutton 6. Late Bronze Age enclosure, former Queen Mary’s Hospital grounds, Carshalton

Beeches

Archaeological Priority Areas shown as shaded areas

Prehistory 4.4 Very little is known about the earlier pre-history of the

area. A number of stray items have been found on the Wandle gravels and the slope of the North Downs but, apart from the fact that they are largely absent from the clay lands, they do not form any clear or obvious pattern. It is therefore difficult to say much about early human activity in the area.

The Late Bronze Age and Iron Age 4.5 Archaeological finds become a lot more common from

the Late Bronze Age (starting about 800 BC). There have been many Late Bronze Age finds in and around the upper Wandle valley. The most important site is a circular enclosure – probably a fortified settlement – where Queen Mary’s hospital stood. Other sites are known at Carshalton House, Scawen Close Carshalton, Beddington Roman Villa and elsewhere. The impression created is of a quite densely settled farmed landscape. Late Bronze Age finds are absent from the west side of the Borough probably because the clay soils there were much harder to cultivate.

4.6 The Late Bronze Age was followed by the Iron Age.

Settlement of this date is again most common on the east side of the borough. The Carshalton ‘hill fort’ seems to have gone out of use and Iron Age finds are less common than those of the Late Bronze Age. The population may have declined but this is uncertain.

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The Roman period 4.7 Pre-Roman Surrey was probably something of a

backwater. London did not exist and the Thames may have been a boundary area between tribal territories. The Roman conquest of Britain started in AD 43 and by the winter of AD 47-8 London had been founded. The town went on to become a major settlement and which made Surrey’s position much more central.

4.8 Stane Street - the London Chichester Road crossed the

Wandle at Merton Abbey (near the Savacentre) and then ran across the north of the Borough on or near the line of Stonecot Hill and London Road (the A24) to Ewell where there was a Roman settlement.

4.9 The London to Brighton Roman Road passed just east of

the Borough and there may have been a roadside settlement at Croydon.

4.10 Two villas are known within the Borough. The

Beddington Villa stood on the sewage farm a short distance northeast of Carew Manor. This was first discovered in the 1870s during the construction of the sewage farm. Settlement on the site started in the late Bronze Age (about 800 BC) and continued on to the Roman period. There were early Roman finds on the site but no trace of the associated buildings. About 180 AD a large villa was erected. There was a separate bath house a short distance to the west and a large aisled barn to the north which had been rebuilt several times. The villa was abandoned around the end of the Roman

period (about 400 AD). 4.11 In 2002 Sutton Archaeological Services found a flint

foundation in West Street to the north of the Race Horse car park. Only one room was exposed but foundations seen in the sides of the trench suggested that the structure extended in the direction of West Street. The site was probably a villa. The finds suggested that it had been occupied in the first and second century. There was also prehistoric material suggesting that the villa may have been developed from an Iron Age farm.

4.12 Two Roman coffins have been found near St Mary’s

Church, Beddington and some cremations were found at Bandon Hill. A scatter of Roman finds have come the down slope and the spring line.

Saxon 4.13 This area seems to have been settled by the Saxons at a

relatively early date as there are early cemeteries at Beddington, Croydon and Mitcham. We know very little about the settlement and landscape of the local area in the early and mid-Saxon periods. The old village names are recorded in the Domesday book but the pattern of settlement may have been more scattered than it was later. However, the village centres had emerged by the end of the middle ages.

4.14 The local area had four medieval parishes Beddington,

Carshalton, Sutton and Cheam. Wallington was part of Beddington parish although it seems to have had its own

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chapel which fell into disuse and was demolished about 1800. Much medieval fabric survives in Beddington and Carshalton churches and the chancel of Cheam Church has survived as the Lumley chapel.

4.15 A number of medieval and early modern secular

buildings have survived the most important of which is Carew Manor with a grade I listed hammer beam roof of about 1500 over the great hall.

4.16 Even in the 16th century it was possible to travel easily

from Sutton to London. The area was therefore a favoured location for out of town houses belonging to courtiers and wealthy London merchants. There are significant archaeological remains of these buildings and their gardens within The Borough including Carew Manor, Carshalton House and Carshalton Park.

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Historic development context General trend of development 5.1 In the late 18th century the Borough was a rural area with

five villages, surrounded by farmland. The River Wandle flowed through the villages of Beddington, Carshalton and Wallington. There was only one mill in Beddington, as the river flowed through Beddington Park, but the Carshalton and Wallington areas were heavily industrialised by 18th century standards. The Wandle River was lined with mills producing flour, leather, snuff, paper, dyestuffs and other materials. On the river bank there was a series of textile printing works and bleaching grounds where cloth was whitened by laying it out in the sun. A few of the mill buildings have survived, in addition

to several late 18th and early 19th century workers cottages such as Wrights Row, Wallington Green.

5.2 The Borough had an exceptional number of large country houses, which mostly belonged to wealthy Londoners. During the 18th century the roads were improved, allowing those who owned light fast carriages and good horses the opportunity to easily commute to the City. The Downs, to the south of Sutton and Epsom, became famous for horse racing and several large houses were built to take advantage of this, including the Oaks where the Earl of Derby and his friends devised the famous races.

5.3 This mix of agriculture, industry and pleasure survived

into the early 19th century, however the area began to change following the introduction of the railway. The West Croydon to Epsom line was the first, opening in 1847, with the Epsom Downs line following in 1865 and the Carshalton / Hackbridge line being built in 1868. These good train connections made the area attractive to middle class commuters and suburban development soon followed.

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Figure 5.1: Development of Borough 1865

Figure 5.2: Development of Borough - Late 1800s/Early 1900

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5.4 During the suburban development period of the Borough,

there were two kinds of estates, namely (a) large upper middle class houses often belonging to City workers; and (b) small houses belonging to locally employed people. Sutton expanded the most rapidly because it had the best railway connections, and by 1900 it was considered a small town.

5.5 When the First World War broke out in 1914 much of the area was still rural with a great deal of farmland. However, this changed in the inter war period and by 1939 most of the area was developed as private estates or council housing, and most of the old country houses were demolished. Some of the grounds of these country houses became public parks, although others were lost to development.

5.6 Minimal bomb damage during the Second World War did

little to change the character of the Borough. The most significant development was in 1945, when many old houses where demolished to make way for flats and town houses. The impact of this development was fairly severe on the Victorian and Edwardian upper middle class housing estates, with the loss of many fine examples of original buildings. The minimal benefits from the redevelopment of smaller estates has meant that many smaller lower middle class and working class estates have not changed much. However, several

additional areas of public housing have been built in recent years, including ‘greenfield’ and ‘brownfield’ development. ‘Brownfield’ development includes the closure of factories and demolition of some areas of poor quality housing.

Figure 5.3: Development of Borough – Mid 1900s

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Figure 5.4: Extent of Built Development in the Borough

Figures 5.1-5.4 show the changes in the extent of built development in the Borough from 1865.

Details of Specific Areas 5.7 There is also a great deal of variation within this general

trend, which has given each village its particular character and identify. The following section sets out some of the key considerations for each village area.

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Beddington 5.8 In the second half of the 14th Century, a courtier called

Nicholas Carew built a large estate centred on Beddington and his descendents dominated the parish for centuries. His Victorian heir, Charles Hallowell Carew, was more interested in horse racing than housing development and therefore little or no development occurred in the parish before 1859, when he went bankrupt and sold the greater part of the land. This land sale could have resulted in large-scale development, however control of the parish was passed to a small group of wealthy landowners who wished to retain the rural setting of their country retreats.

The elaborate Carew Manor, Beddington Park

5.9 A large area of open space in the north of Beddington

has survived. This was previously the Carew’s deer park covering a large area between Croydon Road and Mitcham Common. In the 1860s Croydon Council bought

the northern part of this park for use as a sewage farm. A wealthy Victorian rector from St Mary’s Church, Canon Bridges, protected the southern part from development by preserving it as a park.

The Arts and Crafts gatehouse on Bridges Lane 5.10 This southern portion of the park contains the historic

core of Beddington, including Carew Manor, St Mary’s church, the park and the old village centre. Apart from a small mid-Victorian estate built on Bandon Hill, in 1913 Beddington was largely rural despite large scale development to the east and west, in Croydon and Wallington respectively. However, during the 1920s a large part of the area was developed in a decade and during the 1930’s significant infill development occurred.

5.11 During the First Word War two military airfields were

created in south Beddington, which became Croydon Airport, London’s key airport of the inter war period. The closure of the airport in 1959 resulted in large amounts

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of open space, which a portion was used for the Roundshaw housing estate in the 1960s. The Roundshaw estate had a distinct character with its own identity, before much of it was redeveloped in recent years.

Carshalton 5.12 In the early 19th century Carshalton was the largest and

most varied of the villages. It had a reputation as an attractive place, with springs and watercourses. Around the edge of the village where several large houses, with Carshalton House, Stone Court and Strawberry Lodge still surviving, and Carshalton Park House and others which have been demolished. The back yards of the High Street and West Street comprised of a number of squalid housing developments. Furthermore, several mills along the Wandle River contributed to an industrial character of the area.

5.13 In 1847 the owner of Carshalton Park prevented a

railway station nearer than Wallington and this left Carshalton Village at an economic disadvantage. Small working class housing estates were built at Mill Lane and north of the Wrythe. However, there was little middle class suburban development until Carshalton Park was subdivided and sold in the 1890s. A delay in developing to the north and south of the village until the 1920s and 1930s meant that the village centre was not totally redeveloped. This resulted in the village retaining its

attractive mixture of old buildings from the medieval to modern periods.

Carshalton station finished in 1902 on the line to London via Hackbridge, facilitating suburban growth in the Borough

5.14 In the 1920s and 1930s Carshalton Urban District

Council bought up the properties around the ponds to protect the area against development. Carshalton High Street was badly damaged by a bomb in the Second World War, however the attractive nature of the area survived and the Ponds and High Street became Sutton’s first conservation area, Carshalton Village Conservation Area.

5.15 The St Helier Estate, partly in Sutton and partly in

Merton, was built by the London County Council from around 1928 to 1936. It was designed as a ‘garden suburb’ with significant green space, varying house

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designs and narrow streets because few council tenants owned cars.

Cheam 5.16 In the early 17th century Cheam was a large spacious

village with many attractive medieval buildings. This included several large houses set in substantial grounds and a private school. Little change occurred in the village for the next century and Cheam was still relatively rural when the First World War broke out in 1914.

5.17 There was, however, significant suburban development

at Worcester Park, located on the northern boundary of the parish and separated from the old village. There was also a small amount of Edwardian development on the Downs to the south of Burdon Lane and large Victorian Houses in Peaches Close.

5.18 Following the war, there was large-scale redevelopment

in a short period of time. The main roads through the village were widened and most of the old houses along them were demolished and replaced. In less than a decade the village acquired a modern character. However, many attractive ancient buildings survived, including Whitehall, the Old Rectory and St. Dunstan’s Church.

Weather boarded Whitehall in Cheam built in the 1500s

5.19 Development in the 1920s generally comprised of large estates, with groups of detached or semi-detached houses of a few basic designs. However, as an exception to this, Andrew Burdon instigated individually designed, up market houses set in well landscaped areas to the south of the Sutton-Epsom railway. This provided owners with the opportunity to apply Andrew Burton’s design or employ their own architect. This area has a mixed character with several fine examples of 1920s mock Tudor.

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The mock-Tudor shops in Cheam Village

Hackbridge 5.20 The area around Hackbridge was previously low lying

open fields with the confluence of the fast flowing eastern and western branches of the River Wandle originating as chalk streams and merging at Wilderness Island, before heading north into the Thames. Wilderness Island was the location of several early Mills on the River harnessed as an energy source over several hundred years for a variety of early industrial processes including flour grinding, calico beating and gunpowder grinding, from before the Industrial Revolution.

5.21 The success of the Mills as well as the pleasant pastoral

environment less than 12 miles from the City of London (The River Wandle was a famed trout fishing river) attracted wealthy mercantilists who build several large Country houses close to the River funded both by City enterprise and the more dependable rentals arising from

Mill ownership. In the early industrial revolution, the River Wandle had the greatest concentration of industrial water mills in the country. The economic significance of the area meant that a branch of the Surrey iron railway - the first public railway in the world - was laid through to the area. With the rapid growth of London and demand for decentralised housing many of the distinctive “County” homes were sold, starting in the later Victorian period and accelerating later. The estates were divided and the land developed for housing estates whilst the Mills remained forming the nucleus for later manufacturing enterprises alongside areas prone to flooding often utilised for Watercress Beds. The predecessor of the Battersea Dogs home was set up here in Hackbridge and became one of the largest dog quarantine sites in the country. The settlements of Hackbridge, Mill Green and Beddington Corner continued with their distinct mixed use industrial / residential character but became more densely suburban and commuting encouraged by the fast rail service to Westminster (Victoria) and the City (London Bridge).

5.22 In the early decades of the 20th Century the area’s

proximity to thriving Croydon helped it continue to be a significant manufacturing location by becoming increasingly linked to the global economy and by specialising in the new technologies of electronics (Marconi and Mullards valves), communications (deep sea telegraph and telephone cables) and early aviation.

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The need for housing for workers was met by construction nearby. In the interwar periods many of the remaining open spaces and common land were built on for speculative housing and areas employment function continued to grow so that Mullards became part of the multinational Phillips industries and the largest employer in the borough in the 1960’s based on distinctive multi-storey factories reflecting the continental Bauhaus design philosophy. Mullards continued through to the 1990’s before demolition and redevelopment for housing, a school and open space/flood wash land. Other manufacturing locations remained in the area but ceased to be leading edge technologies as the original firms relocated out of London and were replaced in turn by distribution warehouses and the service industry (Hackbridge was the location for the first “Comet” discount retail warehouse in the early 1970’s). Employment continues to be significant to the area as space for serviced offices/workspaces has been created from former offices (Sutton Business Centre in the former Zetter Pools headquarters) and the Wandle Valley Ward has the second highest employment numbers of any ward in the Borough (after Beddington North).

5.23 New housing has been built for a variety of tenures in the

area including the low lying land to the east of the London Road adjacent to the substantial Beddington Farmlands a significant open area associated with

market gardening and the tertiary processes of sewage waste treatment originally developed by Croydon Corporation and linked to the Beddington Park and Mitcham Common. Hackbridge therefore has retained its mixed use employment and residential character alongside the River Wandle and its proximity to open land areas although the form and function of the built environment has changed substantially. Most recently the appetite of the area for innovation has returned with the award winning zero carbon development of BedZED based on low energy, low waste, use of local sourced materials and renewables together with its iconic architecture which has attracted international acclaim.

Sutton 5.24 In the 18th century Sutton was a small village with

houses scattered along the High Street from the Green to the Cock Cross Roads. In 1745 the High Street was improved and by 1800 the area become a significant stopping point on the route from London to the seaside resort of Brighton. The area was also used as a calling point on the way to the races at Epsom on the Banstead Downs. During this period, the area was served by several inns, including the Angel; the Greyhound (which stood in the High Street); and the Cock at the Crossroads.

5.25 The introduction of the railway may have reduced the

passing trading opportunities on the Brighton route.

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However, in 1847 Sutton acquired a station and a second line to London was constructed in 1868. Thomas Alcock, who owned the manor and much land in the parish, laid out two housing estates, including Newtown to the east of the High Street and Benhilton to north-east. Further development followed and by 1900 Sutton was a small town with a high street lined with Victorian shops and several exceptional older buildings. Development continued through the Edwardian period, with the development of an attractive estate along the south of Cheam Road. However, even though there was considerable development in the area, a large amount of land was left for development in the 1920s and 1930s.

5.26 Benhilton and many areas south of the railway station

consisted of large middle class villas. These have proved attractive for redevelopment, with many original houses being replaced by flats and town houses. The estates with smaller houses, such as Newtown and other late Victorian and Edwardian roads to the west of the High Street, have survived more or less intact.

Example of Victorian terrace in Sutton Town Centre with shops below and flats above. The shopfronts do not respect the quality of the building frontage

The nature of growth and development, including the Victorian influences, made Sutton the main centre in the area and the Borough’s key centre when the Councils merged in 1965. By remaining an important centre, Sutton has experienced large amounts of development in the last 60 years. Wallington 5.27 In the early 19th century Wallington was a small hamlet

within Beddington Parish. There were several large older houses to the north of the Green, including the Manor House and the Old Manor House. To the south of the Green was an area of late 18th century developments that may have housed people working in the mills and textile works along the Wandle. Wallington acquired a railway station in 1847 and Nathaniel Bridges, owner of

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the manor and much land, started developing the area for housing. He laid out a number of roads to the north of the station, which were soon lined with large Victorian brick gothic villas. Development to the south of the railway occurred around Stafford Road. Bridges used leases to strictly control the appearance of the houses, of which the design had to be approved by his architect. As a result of the railway and increased housing development, a new parish was created and Holy Trinity Church erected. In the early 20th century development spread southwards from Stafford Road and Stanley Park Road, with many good examples of Edwardian houses. Development of the Wallington area slowed after the 1930s.

Wallington has several examples of large brick gothic villas from around the 1860’s

5.28 The development of Wallington resulted in it becoming a local retail centre, with the offices of the Beddington and

Wallington Council for which the town hall was built in the late 1930s.

5.29 There has been significant redevelopment of the

Victorian and Edwardian middle class houses, since the 1930s, which has led to a mixed character of much of the area. However, several examples of Victorian and Edwardian buildings and groups of buildings have survived.

Worcester Park 5.30 Worcester Park is located on the north-east corner of

Nonsuch Great Park. It takes its name from the 4th Earl of Worcester, one-time Keeper of the Great Park. The principle house in the park was known as Worcester House, which was built on the highest point in the Park, where The Avenue, Royal Avenue and Delta Road meet.

Typical example of Inter War Suburban Worcester Park

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5.31 Suburban Worcester Park was developed around the station in the late 19th Century and was largely completed in the inter war years (1919 – 1939). Suburban Worcester Park is characterised by rows of terraced houses, with bay windows and clad in varying materials. The streets are fairly narrow with considerable amounts of car parking and front gardens are being paved and used for additional parking which is significantly altering the character of the area.

5.32 More recent development, called the Hamptons, creates

a new character in an area with no previous character. This predominantly consists of a ‘New England’ style of architecture comprising various colour weather boarded dwellings in well landscaped surroundings.

PAGE 24 UNDERSTANDING SUTTON’S LOCAL DISTINCTIVENESS: CHARACTERISATION REPORT OF STUDIES

Local material colour palette Introduction 6.1 The underlying principle of good urban design is how

new development will respond to and reflect an area’s local distinctiveness, and where none exists, creates a distinct character of its own. This may be achieved by considering how modern design and materials respond to the local vernacular, while incorporating the principles of sustainable construction and materials.

6.2 In order to help inform assessments of context this

section sets out a local palette of materials and colour schemes from the various building periods. This should be taken into account in any local context appraisal. Respecting local character does not necessarily mean replicating it. Where contemporary designs are proposed with modern materials it may still be necessary to reflect key historical and architectural features. However, in some instances it may be more appropriate to replicate the local material palette.

Pre-18th century buildings

6.3 These have mostly survived in the village centres of Carshalton and Cheam, although there are several examples elsewhere. They have often been modified by weather board or tiles rendering. • Materials: timber frame, wattle and daub, peg tile

roofs and occasionally brick • Colour patterns: Timber often painted black and

white (although there is no historical justification for this); red tile roofs, soft orange red bricks; and weather boarding often added

• Examples in Sutton: the Old Cottage (the Broadway, Cheam) and Whitehall (Cheam).

18th century buildings 6.4 Predominantly brick buildings.

• Materials: Soft red sandy brick, coarse red or yellowish bricks (which are easily confused with London stock bricks), peg / pan tiles, the soft red bricks are sometimes cut and rubbed to decorate windows or doors, wooden sash windows or lead casement windows in less prominent locations.

• Colour patterns: Red or yellowish bricks, red roof tiles.

• Examples in Sutton: The Old Rectory (Festival Walk, Carshalton), Cottages (Wrights Row, Wallington) and Sutton Lodge (Brighton Road, Sutton)

Weatherboarding 6.5 Many timber framed weather board houses were built

in the area between the 18th and early 19th century, with several built before this time. Examples of weatherboard houses can be found in the old village

SIX


centres of Cheam and Carshalton, and dispersed elsewhere in the borough. • Materials: Horizontal lapped boarding over timber

frame, pan / peg tile roofs, sash or casement windows, with slate roofs as probable later replacements.

• Colour patterns: generally painted white with red roof tiles

• Examples in Sutton: Aulton Lodge (West Street, Carshalton) and Park Lane (Cheam).

Mid Victorian 6.6 Predominantly brick gothic-style buildings from the high

Victorian period. • Materials: Yellow stock brick often with red

decorative details, stone windows, stale roofs and prominent gables with decorated barge boards.

• Colour patterns: Yellow brick walls with red detail, pale brown stone and grey or purple slate roofs

• Examples in Sutton: North side of Westcroft Road (Carshalton)

Late Victorian and Edwardian (1890 – 1914)

• Materials: Soft red, occasionally yellow brick, peg tiles on the roof and sometimes hung on the wall. Wooden mock Tudor doors and windows often with leading and some stained glass. Iron finials and decoration.

• Colour patterns: Red walls and roofs • Examples in Sutton: Russettings (Worcester

Road, Sutton) Cottage Garden Style (Arts and Crafts style)

• Materials: yellow and red stock brick, red tiled and slate roofs, decorative chimneys and casement windows;

• Colour patterns: yellow, red and red / black roofs • Examples in Sutton: St Helier estate, Sutton

Garden Suburb, Culvers Way, Bute Road, Alberta Avenue and Federick Road

Recent Housing (1970 to present)

• Materials: new London Stock, yellow and red brick, glass, timber, aluminium, good quality cladding, sustainable building materials, modern materials and colour render (New England style)

• Colour patterns: opportunities for varied colour schemes

• Examples in Sutton: the Hamptons, Apeldoorn Estate, Mill Lane, Henderson Hospital Site, Mullard Factory Site, Cotswold Way and Oakdene Mews


Movement Introduction 7.1 Three principal radial routes from London, the A24, the

A217 and the A237, cross through the Borough and provide access to the M25.The A232 and A2022 provide east-west routes across the Borough and provide direct access to the A23 and from there down to Gatwick Airport and the south coast.

7.2 The London Borough of Sutton is served by a number

of suburban rail services with London termini at Victoria, London Bridge and Waterloo as well as Thameslink which provides cross London service to Kings Cross and Luton. Tramlink connects Croydon and Wimbledon with two stops in the north east corner of the Borough.

7.3 Figure 7.1 highlights the road and rail network and the

Public Transport Accessibility Levels (PTALs) in the Borough. Not surprisingly the highest PTAL levels are found in and around Sutton Town Centre followed by

Wallington District Centre. Some parts of the Borough are particularly poorly served by public transport including large areas south of the Sutton-Wallington railway line. Much of the low density housing areas of South Cheam, Carshalton Beeches, South Wallington and Beddington South have PTAL levels of 1a/1b and some areas have no access to public transport at all, including in the Green Belt at Little Woodcote and Cuddington/South Cheam.

7.4 Industrial and commercial development is concentrated

in three strategic industrial locations at Beddington, Kimpton and Imperial Way/Purley Way South. Each of these areas is located close to key radial routes in London and on to the M25.

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Figure 7.1: Sutton’s Road and Rail Network and Public Transport Accessibility Levels


Townscape and Landscape Character and Quality Introduction 8.1 The Townscape/Landscape Appraisal (1998) set out

results of an assessment of the open and built environments in Sutton and identified certain character areas within the Borough. However this original work has been refined on the basis of the following detailed appraisals:

• Conservation Area character appraisals undertaken of Sutton Garden Suburb, Wallington Green and Carshalton Village during 2005-07;

• The appraisal of a number of potential Areas of Special Local Character (ASLCs) undertaken between 2003 and 2008. The potential areas included Anne Boleyn’s Walk area, Cheam; the Burton Estate in South Cheam, the Belmont Area; the Highfields area in South Sutton; the Clyde Road

Area in South Wallington, and the Downs Road area and Chiltern Road area in South Sutton; and

• The appraisal of 27 characteristic areas of inter-war suburban housing during 2007, including the Ruskin Road/Grandison Road area in Worcester Park; the Kingsmead Avenue, Oaks Avenue, Tudor Avenue Area; a number of roads in South Cheam; and the Pine Walk area in Carshalton Beeches. The areas reviewed are identified on the Map in Figure 8.1 below.

Figure 8.1: Interwar Housing Areas Reviewed

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8.2 Additional townscape character appraisal work has specifically been undertaken on Sutton Town Centre: the North Sutton (Angel’s End) Study by Atkins and CB Hillier Parker in 2003 and the Sutton Town Centre Urban Design Analysis by Urban Practitioners (2007). This information has also been used to update the 1998 characterisation appraisal of the Borough.

8.3 The Commission for Architecture and the Built

Environment (CABE) advises that the approach recommended by English Heritage towards the assessment of character of historic areas can be applied to the analysis of any area1. Accordingly, the character appraisal of both potential ASLCs and the inter-war suburban areas used the same criteria established in the Unitary Development Plan (2003). The criteria are: quality of the overall character of an area; the townscape value of individual and groups of buildings; the architectural quality of buildings; the historic importance of the area; landscape characteristics; quality of open spaces; and the contribution of incidental features such as walls, fences and hedges.

8.4 The original 1998 appraisal work has also been

updated to reflect significant changes of land use (i.e. the redevelopment of the former Worcester Park Sewage Treatment Works; the change of the predominant use of Beddington Farmlands from a sewage treatment works to an active minerals

1 Protecting Design Quality in Planning, 2003

extraction and waste disposal site; and the development of Prologis Park to the east of Beddington Lane).

8.5 The key features from each townscape character area

are outlined in this section and are shown on Figure 8.2. Figure 8.2 illustrates that the character of the Borough is predominantly defined by inter-war suburban housing interspersed with large public open spaces that give the Borough its suburban and “green” qualities.

8.6 The key features of landscape character are illustrated

on Figure 8.4. 8.7 Furthermore, the Townscape/Landscape Appraisal

identified the quality of the townscape and landscape and this is illustrated on Figure 8.3 and 8.5 respectively. These figures have been updated to reflect the appraisal work undertaken on potential ASLCs and the inter-war suburban housing areas and to take into account major enhancement schemes implemented since the original survey work (i.e. at Kimpton Industrial Estate and the redevelopment of the Roundshaw Housing Estate).

8.8 The areas of very good or exceptional townscape

quality and areas of high landscape quality are generally found to the south of the Borough.


Figure 8.2: Townscape Character


Figure 8.3: Townscape Quality


Figure 8.4: Landscape Character


Figure 8.5: Landscape Quality


Housing Typologies 8.9 The character of the Borough is defined by a number of

housing typologies which are described below.. In order to help manage the process of change both the features that are key to each typology and the positive/negative range of issues currently affecting the typologies have been set out. These appraisals should provide the starting point for applicants in understanding local context.

Pre-1915 housing 8.10 This housing character is located predominantly in and

around the commercial centres of the Borough, and many of these areas are already designated as Conservation Areas or Areas of Special Local Character.

8.11 There is a range of property sizes and styles originating

from this period that were mostly dependent on the market for which the housing was intended.

8.12 There are examples of small two-story artisan terraces

with minimal front gardens normally enclosed by a low wall. These areas are usually intensively developed with no off street parking and have an urban feel. The areas usually have a strong architectural cohesion. An example of pre-1913 artisan housing is Highland Cottages, as shown below.

Typical example of pre-1915 artisan housing, from

Highland Cottages, Wallington

Pre-1913 artisan housing at Highland Cottages with

minimal front gardens and strong architectural cohesion

8.13 Elsewhere, such as Clyde Road Wallington there are

larger late Victorian or Edwardian properties, which are typically developed to a lower density and have a less regimented building layout. Sometimes there is a mixture of detached/semi-detached properties and a mix of architectural styles. However, all these

© Crown Copyright. All rights reserved. London Borough of Sutton 100008655X. 2006.


properties usually have the rich architectural detailing of the era.

8.14 Furthermore, these areas have larger building plots

and consequently larger front gardens with significant landscape features. More recently, many of these front gardens have been converted to provide off-street parking.

Typical example of pre-1915 Victorian / Edwardian housing, from Clyde Road, Wallington

Larger properties of the typical Victorian / Edwardian housing on Clyde Road, Wallington

8.15 Current issues: • Some infill development is discordant as it is not

sympathetic to the context. Such development has led to varying building lines and the use of different materials;

• The conversion of older large houses to nursing homes or flats has increased densities and led to unsympathetic alterations such as obtrusive fire escapes; loss of front gardens to parking; and intrusive refuse storage areas;

• Extensive on-street and forecourt parking impacts on the street character leading to loss of hedges and landscaping that is part of the original vernacular; and

• Backland development has occurred on the large garden blocks, characteristic of this era.



Inter-War housing 1918-1939 8.16 This housing type is the most prevalent throughout the

borough, often in long straight streets. During this period individual builders were able to buy tracts of land and lay areas out as discrete estates. The layout and character of some of these estates is still apparent from the street patterns and the style of houses.

8.17 Examples from this period include the Brocks Estate

(between Gander Green Lane and St Dunstans Hill); the Poets Estate in Carshalton; the Paynes Estate (north of the Wallington/Sutton railway line and east of Plough Lane); and the Queenswood Estate in Wallington (south of Croydon Road).

Typical example of Inter-War Housing, 1918 - 1939, from the Poets Estate

Example of 1930s housing from the Poets Estate, Sutton

8.18 This housing character generally comprises of short

terraces or semi-detached two storey houses. The streets are typically wide and have grass verges and street trees. Front gardens are small and have low boundary walls generally of brick or ‘cinder’ rubble set between timber posts.

8.19 Although the architectural style appears to be uniform

there are sometimes differences. The properties are usually clay tiled with brick or rendered finish. There are tile hung or half-timbered gable ends and front elevations at first floor level. Some front doors are enhanced by porches or brick arched openings with decorative keystones.



Example of clay tiled front, first floor elevation

8.20 Current issues:

• Whilst the architectural style is often uniform, it sometimes lacks distinctive character;

• Some interwar estates are large, impersonal and lack identity, which has an impact on legibility;

• Front gardens are being used to accommodate off-street parking, which destroys the pattern of the street frontage and leaves house fronts open to the streets when cars are removed;

• Too many side extensions can be insensitive and create a terracing effect between properties; and

• In some areas the loss of characteristic boundary treatments has had a detrimental impact on the street scene.

Cottage garden style estates 8.21 The cottage garden style estates were originally

planned to include open spaces as an integral part of the layout and would comprise of two storey semi-

detached and terraced properties. The earliest example is Sutton Garden Suburb, planned and work begun before the First World War. The houses that were built reflect the arts and crafts style detailing of the time with steeply pitched, tiled roofs, decorated chimneys and casement windows.

Sutton Garden Suburb, typical street and layout from the cottage garden style estate.



Example of typical cottage style housing found in Sutton Garden Suburb, showing extensive open space, tiled roofs and decorated chimneys

8.22 On a larger scale the St Helier Estate was designed by

London County Council architects to meet London’s mass housing needs. One of its main features is the integral network of open spaces. Another feature is the soft enclosure of the privet hedges and trees on each corner, originally a part of the estates ‘corner greens’.


• Permitted Development Rights have resulted in unsympathetic alterations to houses, such as pebbledashing, construction of front porches and changes to fenestration using different design and materials, including uPVC; and

• Loss of the original landscape design of estates due to cost of maintenance (such as rose beds on corner plots being transferred into private ownership) and increase in car ownership (such as parking on verges).

Post War housing up to 1970 8.24 Private houses built during this period are few and

scattered throughout the Borough often on small infill sites. These properties are generally two storey semi detached or terraced houses with small private gardens. Architecturally the houses are usually unadorned brick built rectangles.

The post war rectangular terraced houses with small private gardens and larger communal open space, from Langcroft Close, Carshalton

8.25 Furthermore, during this period there were significant

developments in social housing notably the Roundshaw Estate on the western edge of the former Croydon airport site. The Roundshaw area has since been significantly redeveloped as part of a regeneration programme and the estate now has the nationally recognised Phoenix Centre development.


Example of large regeneration scheme involving many new post War terrace houses on the Roundshaw Estate

Roundshaw, where the site area is large enough to create its own character


• The earlier estates suffer from homogenous development and lack of a positive identity;

• Large estates that do not contribute to creating mixed communities and mix of uses, for example

Durand Close; • Poor quality and maintenance of the public space

and often a lack of distinction between public and private realm;

• Infill development is often unsympathetic to the local character; and

• Architectural design is often of limited quality.

Recent housing 1970 to present 8.27 Development during this period falls into three different

categories: 1. New flats that replace large detached houses and

villas in the Victorian / Edwardian residential areas of Sutton and Wallington;

2. Small infill development; and 3. Part of a large redevelopment usually of a brown

field site. 8.28 Many of the flats built during the 1970s and 1980s are

characterised by three and four storey blocks set in grounds that are usually well landscaped or set in grassland. The earlier developments from this period are often not responsive to their context and therefore result in a contrast that is discordant with the area. More recently, modern flatted development is generally being built to a higher standard with a greater understanding of the existing design context and often with an innovative design concept.



Lavender Court, a typical example of recent flat development on Cavendish Road, near Sutton town centre

Lavender Court, recent flat development near Sutton town centre

8.29 Small infill schemes are often designed on constrained

sites that dictate their layout. This includes typically short or branching streets and often houses that are grouped together around shared parking areas. An example of this is Oakdene Mews, off Ash Road.

Typical example of small infill development, from Oakdene Mews off Ash Road

New infill development at Oakdene Mews, of short branched streets and houses grouped around shared spaces

8.30 On certain larger sites, which are divorced from the surrounding character by the existing layout or areas with little character, have benefited from the opportunity to create new places with its own distinctive character. An example of this is the Hamptons at the former




Worcester Park Sewage Treatment Works site. Furthermore, these large-scale redevelopment sites have allowed the opportunity for innovative and environmentally sustainable development schemes, such as BEDZED in Hackbridge.

Large scale new development at BEDZED

Style, layout and materials of BEDZED create interesting and distinctive character


• The layouts are dominated by over engineered roads with little character;

• Cul-de-sacs are characteristic of this era of development resulting in limited permeability and greater dependency on the car;

• Comprise of blocks of flats not responsive in scale or architecture to the local vernacular;

• Garage blocks separate development reducing natural surveillance and disrupt continuous street frontages, with little integration into the overall urban grain; and

• Infill development is often unsympathetic to the local character (plots of 70’s town houses next to Victorian detached house).

Low-density housing 8.32 Development of this character type is concentrated in

the southern half of the borough and was mainly built during the interwar period. The houses are usually detached with large plot sizes. Several of the areas are adjacent to the Green Belt, for example the Drive in South Cheam and Pine Walk in Carshalton Beeches. Others enclose large open spaces such as Carshalton Park or Great Woodcote Park.



Pine Walk comprising of large detached houses on large plots located close to the Metropolitan Green Belt

8.33 These lower density areas are generally loosely structured with a less regimented arrangement of buildings. However, the variation in individual properties makes less of an impact, than for example other character types, as the low density results in the architectural form being less significant on the street scene and the extensive landscaping of the boundaries. It should also be noted that housing density in this area is well below the government’s prescribed density ranges set out in Planning Policy Statement 3. Furthermore, the character of these areas is predominantly defined by the significant and mature landscaping within the gardens, the verge planting and associated open spaces.

Typical example of low density housing, from the Drive

The Drive with elaborate detached houses on large plots with extensive landscaping


• Intensification of plots leading to the loss of visual gaps and dominant landscaping between buildings;

• Whilst architectural style is often not cohesive the palette of materials is. Often new development



imposes a style such as Neo-Georgian Architectural porches which introduces a different palette of materials and is therefore discordant with the existing character of the area; and

• Dominance of building to plot ratio in new development changes the character of the area.

Town Centres 8.35 The borough’s retail centres all have differing

characters reflecting the periods of their predominant growth, including older village centres (Carshalton/Cheam), Victorian centres (Wallington/Belmont), 1930’s retail centres (North Cheam/Stonecot/Rosehill) and centres which have experienced considerable modern development (Sutton). The following section considers, in greater detail, the key elements that define the character of several retail centres. Further townscape character information is available in:

• The Development Framework for Sutton Station and Adjacent Land, produced by London Borough of Sutton (2005); • The North Sutton (Angels End) Study by Atkins and CB Hillier Parker 2004; • The Sutton Town Centre Urban Design Analysis by Urban Practitioners (2007); and • The Carshalton Village Conservation Area Character Appraisal (2007) undertaken by the Council

Sutton metropolitan centre 8.36 Sutton High Street, which is two thirds pedestrianised,

forms the backbone to Sutton Town Centre, the borough’s only metropolitan retail centre. This pedestrianised area, interspersed with various squares, contributes to civic spaces, which is in parts, attractive and active.

Sutton High Street with vibrant pedestrian areas and entrances to the Time Square and St Nicholas shopping centres off the High Street

8.37 The Sutton Town Centre Urban Design Analysis

identifies three broad character areas: North; Central; and South – each of which has distinct contextual issues and constraints.

8.38 The linear layout of the centre makes accessibility

difficult, especially with the main train station located towards the southern end of the centre. This opportunity to public transport has also resulted in the majority of redevelopment occurring near the southern portion. East-west connections between the town


centre and its residential hinterland are not always welcoming and clear.

Linear layout of Sutton Town Centre

8.39 Sutton Town Centre does not have a clear urban

character, however there are several good examples of Victorian and Edwardian retail frontages. Some recent architecture is of poor quality and has not taken opportunities for integration within the wider townscape or to make improvements to character.

Unattractive pedestrian environment caused by treatment of the changes in level and amount of hard landscaping

8.40 Much of the recent re-development in the town centre has seen the introduction of shopping malls located off the high Street, with entrance pavilions onto the High Street. An example of this is Times Square with its imposing red brick and stone finish.

The entrance to Times Square shopping centre

8.41 The South Sutton Character Area is in an elevated position and is characterised both north and south of the station by a number of existing tall office buildings of relatively poor quality. In contrast to this there is a



small-scale parade of shops opposite the station entrance.

Carshalton village centre 8.42 Carshalton Town Centre is a village retail centre wholly

within the Carshalton Conservation Area that is characterised by extensive open space. However, the A232 dominates the High Street and heavy traffic detracts from its character.

Carshalton High Street with very dominant vehicle usage detracting from the character of the conservation area

8.43 There are several decorative Victorian shopfronts remaining along the High Street. However, the majority of the remaining retail units, from around the 1930’s, comprise of shopfronts with various finishes or signage that alter heights and depths detracting from the original façade.

Decorative shopfront in Carshalton High Street

8.44 The historical village ‘feel’ of Carshalton, discussed in previous sections, is successfully protected from new development. However, certain aspects of 1960’s development, such as the introduction of concrete walkways, have negatively impacted the character of the area, such as Beacon Grove.

Beacon Grove with hard paving and blank frontages


does little to reflect the conservation area designation of Carshalton

Cheam village centre 8.45 Cheam village originates at the intersection of Maldon

Road and Ewell Road, in the Cheam Village Conservation Area. The main shopping areas comprise of a historic village character and the majority of the shops are decorated with Tudor and mock Tudor timber detailing and leaded-light windows. However, the parade at the Broadway from Whitehall onwards comprises of earlier white weatherboard.

Mock Tudor retail units in Cheam Village

White weatherboard property in Cheam Village, in close proximity to Whitehall

8.46 Further techniques and materials of the Cheam village

retail area include white rendering, black timber detailing with black leaded light windows, where the shopfronts are set back from the road on raised pavements with grass verges and mature trees.

8.47 Several three-storey neo-Georgian retail units still exist,

however a more recent development along Ewell Road east, protrudes from the existing building line and is finished in red-brick that is not in keeping with character of the area.

Hackbridge retail centre 8.48 The Hackbridge retail centre comprises of a mixture of

uses, including some retail, industrial and offices. The area suffers from a lack of clear identify, mostly attributed to the quality and quantity of metal sheds, industrial uses, vacant sites and a plethora of advertising boards.


Hackbridge suffers from a lack of clear identity with vacant sites and vast amounts of advertising boards

8.49 The quality of buildings and frontages in the area

makes various contributions to the character, such as Hexagon House with a positive impact on the character and the Bath Store. However, the now demolished Kimpton House did little to create an identity for Hackbridge. The area has large amounts of concrete paving, few trees and lacks maintenance.

8.50 Generally, the current issues with all the Town Centres

include: • Large unsympathetic post Second World War

development conflicting with scale, form and grain of Victorian terraces;

• Character eroded by poorly designed shop fronts and fascia boards;

• Dominance of traffic and car parking, such as is visible in Wallington town centre;

• Development with inappropriate blank façades

reducing vibrancy, natural surveillance and opportunities to expand the retail offer;

• Use of poorly designed security grills; • Insufficient creative use and poor maintenance of

public realm; • Unattractive pedestrian environment; and • Lack of respect to natural landscaping features,

such as the Wandle and other open space that may become a visual focus or improved pedestrian movement.

Rosehill 8.51 Rosehill is situated on a major gyratory between the

B278, B2230, A217 and A297 although the primary shopping area is situated along the southern parade of Wrythe Lane. This centre serves the St Helier Estate built for the London County Council between 1928 and 1936.

8.52 The quality of the buildings and frontages in the area is

variable. However the attractive 1930’s ‘ocean liner’ building fronting onto Rosehill and the modern building opposite which mirrors it, act as landmarks in this area. Meanwhile, the Co-Op food store, which anchors the centre, does not act as a positive gateway feature to the centre.

North Cheam district centre 8.53 The focus of North Cheam retail centre is Queen

Victoria junction with solid red brick two and three storey apartments above shop frontages on three corners. The other corner, a landmark feature, consists


of a newer 1960’s concrete building that detracts from this character.

The character of Queen Victoria junction, in North Cheam, is solid red brick two and three storey apartments above shops, on three corners

This landmark development on the remaining corner of Queen Victoria junction, North Cheam, does little to respect the character of the area

8.54 Several properties along London Road are of an

intimate scale of mostly single storey frontages above

shops. These consist of tiled pitched roofs and half timbered effect fronts with bay windows, together with gabled fronts, setting a pattern along the line of frontages jutting out form the main roof line.

Wallington district centre 8.55 Wallington district centre predominantly comprises of

Victorian terraces with nondescript retail on the ground floors. Woodcote Road is a busy road that runs through the distinct centre and therefore acts as a barrier between both sides of the street.

Wallington town centre - Victorian buildings with shops below, and the busy Woodcote Road dominating the centre and segregating pedestrian movement

8.56 The Sainsbury’s development, including the pedestrian

square (Wallington Square), does very little to improve the character of the area, with various negative aspects, such as lack of active frontages, buildings not in keeping with the Victorian character, dark covered areas, car parking located to the front of the site, changes in levels, planting / street furniture and poor pedestrian and cycle environment, especially at night.


Wallington Square with buildings above cause dark and unwelcoming urban environments

The blank frontages of the Sainsbury’s building and parking located to the front of the site does not make the most of the opportunities available for improving that strategic site in the town centre

The development in the foreground does very little to respect the Victorian properties in the background, along Woodcote Road, Wallington


Assessment of density and setting Introduction 9.1 Policy 3A.3 of the London Plan: Consolidated with

Alterations since 2004 (the London Plan) seeks to ensure that all development proposals ensure the maximum intensity of use. In order to achieve this, the Policy indicates that boroughs should adopt the residential density ranges set out in the Mayor’s Density Matrix.

9.2 The London Plan Density Matrix Review, prepared by

URS Corporation Ltd for the GLA1, explains that the existing characteristics of the area are indicative to some degree of the density prevalent in the area. Hence, the importance of this element within the Density Matrix is that it ensures the proposed development is in line with the surrounding environment, not just in terms of density but also massing and heights.

1 The London Plan Density Matrix Review, URS, 2006

9.3 In its conclusions and recommendations URS indicates that “defining the setting of an area will always be…a subjective process, which needs extensive knowledge of the locality”. URS recommends that local authorities should define the setting and resulting density as part of their LDF process with the context and guidance given by the GLA (URS, Paragraph 7.2.5).

9.4 However, having undertaken the thorough assessment

of character of the Borough, as set out in the preceding pages, the Council is concerned that the Mayor’s Matrix does not sufficiently reflect local circumstances and consequently its rigid application is likely to lead to a significant change in local character, in certain parts of the Borough. Accordingly, research has been undertaken to assess the applicability of the settings2 and density ranges of the Mayor’s Matrix to Sutton.

9.5 It is clear from the character appraisal work set out in the

preceding chapters that the townscape character of the Borough is complex and does not fall easily into the Mayor’s definitions for settings. Consequently a more detailed assessment of density has been undertaken which, along with the review of character, has helped inform a local definition of setting.

Methodology 9.4 In accordance with the URS recommendations a study

was conducted during 2007 to determine the prevalent densities across the Borough and to investigate the characteristics of areas with different densities.

2 The Mayor defines settings by looking at location, buildings form and massing

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9.5 The study used two primary research methods:

• Firstly, a qualitative appraisal was undertaken of the 27 inter-war character areas reported in Chapter 8. Site visits were undertaken and areas were assessed using historic area analysis techniques. The Council recorded the findings of the field surveys on the standard field sheets used for assessing Areas of Special Local Character, a copy of which is attached as Appendix 1.

• Secondly, a desktop study was carried out to identify over 100 examples of density and character commonly found in the residential heartlands of the Borough and identified approximately 100 examples of density and character of residential areas in, or close to, town centres. This quantitative exercise was translated into density frequency graphs.

9.6 The following sections set out the detailed findings of the

density/settings Study. Qualitative Assessment 9.7 The qualitative appraisal assessed the character of inter-

war suburbs, based on the criteria used by the GLA to define setting, which includes the consideration of: • Accessibility to Metropolitan, District or Local Centre

in terms of easy walking distance; • Type of development, such as flats, terrace, semi,

detached and bungalows; • Heights of buildings; • Dwelling setback and front boundary treatment; • Nature of the street and pavement, including parking

arrangements;

• Period of development; and • Housing density.

9.8 Of the 27 areas assessed, the qualitative appraisal of the following sites (also identified on Figure 9.1) have been set out in the section below: 1. Brinkley Road, Worcester Park 2. Morningside Road / Beverly Road, Worcester Park 3. Marlow Drive / Egham Crescent, North Cheam 4. Tudor Avenue / Oaks Avenue, Worcester Park 5. Wickham Avenue / Palmer Avenue, Nonsuch 6. Gassiot Way / Colburn Way / Pagent Avenue,

Benhilton 7. Thornton Road, St. Helier 8. Royston Avenue, Wallington 9. Hawthorne Road, Wallington 10. Windborough Road, Carshalton Beeches 11. The Warren, Carshalton Beeches 12. The Drive, South Cheam


Figure 9.1: Location of Sites

1. Brinkley Road, Worcester Park

9.9 Brinkley Road is located in Worcester Park directly north

of Central Road and within 2 to 5 minutes walk of Worcester Park District Centre. The housing in Brinkley Road is from the Inter War period, being built between 1918 and 1938. A mix of bungalows and semi-detached dwellings of very little distinctive architectural quality define the character. The dwellings are predominantly two storeys with sloped roofs and a mix of single or 2 storey bay windows, with matching tiling on the single storey bay. The dwellings are well set back from the road, which has encouraged the paving over of front gardens for use as additional vehicle parking. Brinkley Road is narrow, with considerable parking on the street, half the pavement, few street trees and no grass verges.

9.10 The current housing density of this area is approximately

27 dwellings per hectare or 108 habitable rooms per hectare.


2. Morningside Road / Beverly Road, Worcester Park

9.11 This area is located north of Cheam Common Road and

west of London Road, approximately 2 to 5 minutes walk to Worcester Park District Centre and 5 to 10 minutes walk to North Cheam District Centre. The area is from the Inter War housing period of development (1918 – 1939) and is well presented and maintained, comprising of 2 storey semi-detached dwellings, with rounded bay windows, deep front gardens and garages located to the side of the dwellings. There is a mix of well-landscaped front gardens and some paving for vehicle parking. The streets are wider than other parts of Worcester Park, with wide pavements, grass verges and many street trees.



3. Marlow Drive / Egham Crescent, North Cheam

9.13 Marlow Drive / Egham Crescent is located to the east of

London Road, approximately 5 to 10 minutes walk from North Cheam District Centre. Again, this area is from the Inter War period of housing development (1918 – 1939). This area predominantly comprises of 2 storey terraces of 4 dwellings, varying roof design, rounded bay windows and peddledashed, tile hung or rendered front exteriors. There is an access road in the middle of the street block, which provides access to the garages to the rear of the properties. The roads are relatively wide with on-street parking and wide pavements with several street trees and grass verges. However, the significant dwelling set backs are encouraging the paving over of front gardens for parking, resulting in a loss of the front boundary treatments and grass verges.




4. Tudor Avenue / Oaks Avenue, Worcester Park

9.15 Tudor Avenue and Oaks Avenue are located to the south

of Cheam Common Road and to west of London Road, approximately 5 to 10 minutes walk from Cheam North District Centre. The area is from the Inter War period of housing development (1918 – 1939) and comprises of very high quality, 2 storey semi-detached Mock-Tudor dwellings. Most of the properties have a combination of off-street parking and well landscaped front gardens. There is minimal on-street parking and a large amount of street trees and grass verges that further contribute to the character of the area.



5. Wickham Avenue / Palmer Avenue, Nonsuch

9.17 Wickham Avenue / Palmer Avenue is located to the east

directly off London Road, approximately 5 to 10 minutes walk from North Cheam District Centre. This Inter War housing area is characterised by two storey semi-detached dwellings, with garages to the rear of the properties accessed via an access road in between the semis. This provision of garages has resulted in virtually no on street parking. The area is fairly spaciously laid out with large back gardens.




6. Gassiot Way / Colburn Way / Pagent Avenue, Benhilton

9.19 This area is located to the east of Benhill Road, over 10

minutes walk to Sutton Metropolitan Centre. This Inter War housing area is characterised by two storey semi-detached dwellings, with fairly small front gardens. There is a significant loss of front gardens to off-street parking and there is a significant amount of on street parking.



7. Thornton Road, St. Helier

9.21 Thornton Road is located to the north east of Wrythe

Lane, about 10 minutes walk from Rose Hill District Centre. The area forms part of the St. Helier housing estate designed and built by the London County Council in the style of the Cottage Garden Style Estate. The built form comprises of 2 storey terraces of approximately 8 dwellings, with fairly small front gardens. These front gardens have increasingly been replaced with paving for the provision of parking, which has contributed to creating a ‘hard’ feel in the area. However, the concept of the Cottage Garden Style Estate includes the provision of soft landscaping, by using corner sites and other pieces of land as green open space.




8. Royston Avenue, Wallington

9.23 Royston Avenue is located to the south of the Croydon

Road, approximately 5 minutes walk to Plough Lane Local Centre. It is characterised by two storey semi-detached dwellings, from the Inter War (1918 – 1939) period of development. The buildings are decorated with several single storey bay windows, including some with white render or tile hung frontages. The front gardens are small and well maintained, with garages to the rear with a shared access road in between the semis. The street is relatively wide with moderate amounts of on-street parking, some street trees and significant grass verges, which contribute to a green feel in the area.



9. Hawthorne Road, Wallington

9.25 Hawthorne Road is located to the south of Stanley Park

Road and to the west of Woodcote Road, approximately 5 to 10 minutes walk from Wallington District Centre. This area was predominantly developed during the Inter War housing period (1918 to 1939) and comprises of fairly low density two storey, detached houses, of varying architectural style, character and materials. Many of these houses are well setback from the street with well landscaped gardens and driveways. The streets are fairly wide with few parked cars and a significant number of street trees, but no grass verges.




10. Windborough Road, Carshalton Beeches

9.27 Boundary Road and Windborough Road are located to

the south of Stanley Park Road, in Carshalton Beeches, over 10 minutes walk to Wallington District Centre. The area consists of fairly standard two storey, 4 dwelling terraces and several semi-detached houses from the Inter War housing period (1918 – 1939). The architectural features of the street are fairly consistent and with steep tiled roofs, although there is mix of colour render. The dwellings are well set back from the street, however the gardens are not well maintained and in some cases have been paved for parking. There is considerable parking on the street and the pavement has several street trees and grass verges.



11. The Warren, Carshalton Beeches

9.29 The Warren is located over ten minutes to Carshalton

Beeches Station or 20 minutes to Sutton Metropolitan Centre or Belmont Larger Local Centre. The area is characterised by large two storey, very high quality detached houses set in well-landscaped large gardens. This area was predominantly developed in the Inter War period (1918 – 1939) with varying architectural features, materials and finishes. The streets are characterised by several large trees and wide pavements, with significant grass verges. Parking on the street is minimal given the provision of driveways and garages.




12. The Drive, South Cheam

9.31 The Drive is located in the South Cheam Special Policy

Area, over 2km from the Cheam District Centre. The area was subdivided by Edward Northey in the late 1880s, although several of the properties were developed during the Edwardian period and the major part of South Cheam was developed in the Inter War period. The landscaping of the grass verges, large mature trees and high hedges make a dominant contribution to the character of this area, even more so than the character of the buildings. In this regard, the dwellings are a mixture of one and two storey, very large detached houses, set on large gardens and significantly set back from the street behind high hedges. There is no parking on the street as most dwellings have private driveways and garages, with some properties containing 2 crossovers for entry and exit.



Quantitative assessment of density 9.33 Density has a key bearing on the character of an area

and therefore as part of this characterization assessment the Council has carried out a study of densities across the Borough.3

9.34 In terms of the Sample Survey, the Council considered

the current housing density of over 100 areas of differing density and building form in the residential heartlands in the borough and approximately 100 examples of the density of areas close to or in the town centres.

9.35 The map in Appendix 2 identifies the sample areas in the

residential heartlands and the maps in Appendix 3 identify the locations and density calculations for those areas in and close to town centres.

9.36 One of the key findings from the sample survey for

residential heartlands, as shown on Figure 9.2, is that housing densities are higher to the north of the borough and lower towards the south of the borough. This is mainly attributable to Sutton’s location as an outer London suburb where densities increase towards the city centre and decrease towards the greenbelt. Furthermore, the Figure illustrates that in the majority of instances the net densities of residential blocks in the south of the Borough fall within the range of 1-29 units per hectare and of these a higher proportion are below 19 units per hectare. Whilst to the north of the Borough, density is across a wider range, from 10-70 units per hectare. The higher densities reflect location and the wider range is a function of varying styles of

3 The net densities of characteristic street blocks were calculated.


development across the north of the Borough. 9.37 Figure 9.3 below shows an overlay of the density/quality

information and again it is notable that within the Borough the highest quality areas are in the lowest density locations.

9.38 Figure 9.4 is a frequency table for densities of residential

areas in/and close to town centres. In District Centres, much of the existing development is between 20-50 units per hectare, whereas in Sutton Town Centre, the range is much wider and this exemplifies the varied nature of Sutton Town Centre and its hinterland.

I


Figure 9.2:Frequency of densities in the residential heartlands

0

5

10

15

20

25

1 to9

10to19

20to29

30to39

40to49

50to59

60to69

70to79

80to89

90to99

100to

109

Units per Hectare

Num

ber o

f occ

urre

nces

North of the Sutton /Walllington Railway Line South of the Sutton /Walllington Railway Line


Figure 9.3: Quality/Density Overlay


0

5

10

15

20

25

1to 9 10 to19

20 to29

30 to39

40 to49

50 to59

60 to69

70 to79

80 to89

90 to99

100to

109

110+

Units per Hectare

Num

ber o

f occ

urre

nces

Sutton Town CentreOther District Centres

Figure 9.4: Frequency of densities in and close to the town centres


Understanding Character and Setting in Sutton Application of the Mayor’s Settings: 9.39 The London Plan defines areas by one of the following

three definitions of setting: • Central: areas with very dense development, a mix of

different uses, large building footprints and typically buildings of four to six storeys and above, located within 800m walking distance of an international, metropolitan or major town centre;

• Urban: areas with predominantly dense development such as for example terraced houses, with a mix of different uses, medium building footprints and typically buildings of two to four storeys, located within 800m walking distance of a district centre or, along main arterial routes; and

• Suburban: areas with predominantly lower density development such as for example detached and semi detached houses, predominantly residential, small building footprints and typically buildings of two to three storeys.

9.40 Figure 9.5 shows how the spatial implications of the

Mayor’s definitions of setting would apply to Sutton, for which the Mayor’s Density Matrix would be used to calculate the appropriate density.

Figure 9.5: Implications of Mayor’s Settings Conclusions from the assessment of local character 9.41 The London Borough of Sutton is characterised as being

a typical outer London suburban borough. Apart from several important Conservation Areas around the historic centres in the borough, much of the development occurred in the Inter War period between 1918 and 1939.

9.42 Through the quality/density analysis, the Council has

identified that the higher density northern part of the borough predominantly exhibits the characteristics of the suburban setting as defined by the Mayor. It comprises of 2 storey terraced housing, as found in the St Helier estate and part of North Cheam and Worcester Park,


and 2 storey semi-detached housing, as found in Worcester Park and Beddington.

9.43 However the quality/density analysis identified that the

character of the lower density area to the south of the Sutton/Wallington Railway does not conform to the character of the Mayor’s suburban setting but exhibited the following features: very low density development of large detached houses in large well landscaped plots with ample street parking. Wide grassed verges and many street trees. The Council has assessed these areas as having an outer suburban character. The Warren, Carshalton Beeches and The Drive, South Cheam are good examples of this character and density.

9.44 Only development within the Sutton Town Centre

boundary is characterised by the qualities defined by the Mayor as being Central and whilst much of the development within 800 metres walking distance of this boundary has the quality of an urban area, there are areas of detached and semi-detached houses, which are distinctly suburban in character.

9.45 Finally, whilst the development within the District Centre

boundaries is urban in character these are set within a suburban context with detached and semi-detached low-density development immediately abutting the retail areas.

9.46 The results of the quality/density analysis are portrayed

in Figure 9.6 below, which identifies the actual character of the Borough.

Figure 9.6: The Character of the Borough Conclusions and Application of Local Settings 9.47 In accordance with the advice given by the Mayor’s

consultants URS in the Density Matrix Review the Council has assessed local character in order to refine the strategic definitions of setting adopted by the Mayor.

9.48 Whilst much of the Borough conforms to the Mayor’s

classifications of setting there are some significant differences, which can be seen when comparing the Maps in Figures 9.5 and 9.6. Consequently the rigid application of the Mayor’s Matrix would result in significant changes to local character, particularly within


the suburban areas. 9.49 Having undertaken the detailed assessments of the

character of the Borough a range of definitions of setting that specifically reflect Sutton’s distinct character as an outer London Borough have been established and are set out below.

9.50 The local definitions of setting are shown spatially on the

Plan in Figure 9.7 and are set out as: • Central: (Sutton Town Centre) very dense

development, mix of different uses, large building footprints with buildings of 4 storeys and above;

• Urban Corridors: areas of urban character along some of the main roads linking town centres;

• Urban within / close to town centres: district centres and areas within easy walking distance of town centres having an urban character (denser development with buildings of 2 storeys and above in the form of terraced houses and flats, mixed uses and medium sized footprints);

• Suburban close to town centres: area within an easy walking distance of a town centre (800m for Sutton and 400m for all other town centres) having a suburban character (mainly 2 storey short terraced, semi detached and some detached houses);

• Outer Suburban north: residential areas to the north of the Borough beyond easy walking distance of a town centre (mainly short terraced, semi detached and some detached houses);

• Outer Suburban south: residential areas to the south of the borough beyond easy walking distance of a

town centre (mainly lower density 2 storey semi-detached and detached housing).

Figure 9.7: Local Definitions of Settings


Further evidence required Introduction 11.1 This Report of Studies has identified several issues or

areas that require further consideration, study or research. These are listed below:

• Character Appraisals of the Conservation Areas not yet reviewed (these reviews are to be undertaken in accordance with English Heritage Guidance and a programme for their preparation will be set out in a Heritage Report of Studies to be produced in support of the published Core Planning Strategy;

• Research into long and short distance views into, out of and within the Borough and research into the skyline;

• Research into the impact of tall buildings on local character, especially within the context of Sutton and Wallington town centres but also looking at other areas of potential (this assessment is to be undertaken in accordance with English

Heritage/CABE guidance using a sieve analysis) and then detailed area studies. The sieve analysis will look at clusters of development pressure/levels of public transport accessibility etc.;

• The preparation of an Urban Design Framework for Sutton Town Centre setting out comprehensive design guidelines for the future development in the town centre and drawing up key development briefs for key town centre sites to be addressed through the Area Action Plan; and

• The preparation of an Urban Design Framework for Hackbridge Sustainable Suburb to feed into the development of a Master Plan for the area.

11.2 Finally reviews of the Open Space Study should be co-

ordinated with any review of the Landscape Character and Quality Appraisal.

TE

N


Contact details & further information Contact details • LB Sutton - Strategic Planning

Sally Blomfield 020 8770 6200 [email protected]

• LB Sutton - Development Control

Karen Fossett 020 8770 6200 [email protected]

• LB Sutton - Environment and Leisure

Planning, Highways and Transport 24 Denmark Road Carshalton SM5 2JG www.sutton.gov.uk

• Commission for Architecture and the Built Environment (CABE) 1 Kemble Street, London, WC2B 4AN

Tel: 020 7070 6700 www.cabe.org.uk

• Planning Aid for London

Unit 2, 11-29 Fashion Street, London, E1 6PX Tel: 020 7247 4900 Fax: 020 7247 8005 [email protected] www.planningaidforlondon.org.uk

• GLA Architecture and Urbanism Unit

Greater London Authority, City Hall, The Queen’s Walk, London SE1 2AA Tel: 020 7983 4000 [email protected] www.london.gov.uk/mayor/auu/index.jsp

• English Heritage

1 Waterhouse Square, 138-142 Holborn, London EC1N 2ST Tel: 020 7973 3000 [email protected] www.english-heritage.org.uk/server/show/nav.2

• English Partnerships

110 Buckingham Palace Road, London, SW1W 9SA Tel: 020 7881 1600 Fax: 020 7730 9162 www.englishpartnerships.co.uk/

• Urban Design London Palestra, First Floor, 197 Blackfriars Road, London SE1 8AA Tel: 020 7593 8379


[email protected] Further information LB Sutton Information • Townscape/Landscape Appraisal, January 1998 • North Sutton (Angels End) Study – Atkins & CB Hillier

Parker (2003) • Sutton Town Centre Urban Design Analysis – Urban

Practitioners (2007) • Conservation Areas Appraisals Planning policy • Planning Policy Statement 1, Delivering Sustainable

Development, Office of the Deputy Prime Minister, 2005 • Planning Policy Statement 3, Housing, Office of the Deputy

Prime Minister, 2006 • Planning Policy Statement 6, Planning for Town Centres,

ODPM, 2005 • The London Plan:Consolidated with Alterations Since 2004,

Greater London Authority, 2008 Good practice guidance • By Design, Urban design in the planning system: towards

better practice. Department of Environment, Trade and the Regions (DETR) / Commission for Architecture and the Built Environment (CABE), 2000

• By Design, Better places to live: A companion guide to PPG3, ODPM, 2004

• Design and access statements: How to write, read and use them, CABE, 2006

• The Dictionary of Urbanism, Robert Cowan, Streetwise Press, 2005

• Protecting Design Quality in Planning, CABE, 2002

• Urban Design Compendium, English Partnerships / Housing Corporation, prepared by Llewelyn-Davies, 2000

• The Use of Urban Design Codes, Building Sustainable Communities, CABE

• In Suburbia, Delivering Sustainable Communities, In Suburbia, 2004

• Guidance on Conservation Area Appraisals, English Heritage and PAS, 2005

• Suburbs and the Historic Environment, English Heritage, 2007

• The Heritage of Historic Suburbs, English Heritage, 2007 Resource information • Andrew, Martin. Francis Frith's Around Sutton. 2001. Frith

Book Company Ltd. United Kingdom • Barrett, Helena and Phillips, John. 1987. Suburban Style –

The British Home, 1840 – 1960. Guild Publishing. London. • Cluett, Douglas. 1995. Discovering Sutton's Heritage - The

story of five parishes. London Borough of Sutton • Gradidge, Roderick. 1991. The Surry Style. The Surrey

Historic Building Trust. Kingston upon Thames • Jones, E.M. 1998. Images of England: Sutton. Tempus

Publishing Limited. Gloucestershire • London Borough of Sutton. Official Guide. The British

Publishing Company. • London Borough of Sutton District Plan: Living in Sutton - A

Community Profile • McKay W.B and McKay J.K. Mckay Building Construction

Volumes 1 to 4, 1963, Longmans, London • Rookledge, Gordon and Skelton, Andrew. 1999.

Rookledge's architectural identifier of conservation areas: Sutton edition. Sarema Press (Publishers) Ltd. London


APPENDIX 1 Area of Special Local Character

Assessment Checklist Assessment Criteria

Street/Road QUALITY OF OVERALL CHARACTER Plot sizes Frontage widths Spaces between buildings Predominant building line Rear garden sizes Site coverage Contemporary Infill development Amount of visible back land development Amount of on-street parking (Note restrictions if applicable) Extent of traffic intrusion Predominant use TOWNSCAPE VALUE

ARCHITECTURAL QUALITY

Extent of visible extensions to original buildings Building types (Show examples with photos) Predominant characteristics and building materials (General material and building construction techniques)

Roof forms Scaling (height ie 1, 2, 2.5, 3 storeys) Detailing


Assessment Criteria Street/Road

Visible changes to property under permitted development (eg painting of brickwork, removal of boundary walls etc)

HISTORICAL IMPORTANCE

Origins of development Former uses in area Listed buildings Locally listed buildings Archaeological Significance Topography (Carried out in survey) Age of properties (Cross-check with historical maps) LANDSCAPE CHARACTERISTICS Quality of front gardens (landscaping & maintenance) Tree cover (gardens) Tree cover (streets) Tree Preservation Order

QUALITY OF OPEN SPACES

CONTRIBUTION OF INCIDENTAL FEATURES Nature Conservation Negative factors Neutral Areas


APPENDIX 2


APPENDIX 3



November 2008

DARREN RICHARDS EXECUTIVE HEADPlanning, Transport and Highways

Jeff Wilson Head of Strategic Planning London Borough of SuttonEnvironment and Leisure24 Denmark RoadCarshalton SM5 2JG

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Sutton

Documents

development character

existing local character

existing character

understanding character

urban character

landscape character

distinct character

historic development