ATION DOCUMENT S · designation, even if this runs counter to rocal feeling. 23. lt has been this...

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CONSERVATIOI{ AREASDE SIGI\ATION DOCUMENT S

RIVERSIDE SOUTH

Original Proposal To Designate

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CONSERVATIOI{ AREASDE SIGI\ATION DOCUMEI{TS

RIVERSIDE SOUTH

o Kingston Neighbourhood Committee3'd December 2002

(minutes included)

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33 DECEMBER 2OO2 KINGSTON TOWN

Gold ZonesSlug & Lettuce, Unit 3, Charter QuayTudor Drive Library: ExtensionAncient Market Revitalisatíon Group

# 105. DESIGNATION OF RIVERSIDE SOUTH CONSERVATION AREAURGENT ITEM

The report assessed an area, which forms part of the Thames-side Strategic Areaof Special Character, to consider whether it has sufficient special interests worthy ofconservation area designation. The new conservation area to be known asRiverside South, is recommended for public consultation to identify the support forconservation area designation.

RESOLVED that the committee agree to:

recommend the designation of the proposed Riverside South ConservationArea as identified on plan no. 02116218 in Annex 1, in accordance with thestatutory procedures set out in sections 69 & 70 of the Planning (ListedBuildings & Conservation Areas) Act 1990, subject to public consultationwith:-

a. the owners and occupiers of all properties within the proposedconservation area boundary;

b. local amenity groups including:-Kingston Conservation Areas AdvisoryCommittee; and any other residents' association covering the area;

c. regional and national bodies including:- English Heritage; VictorianSociety; Twentieth Century Society; Greater London Authority;

carry out the consultation referred to in 1 above;

that the results of the consultation be reported to the Executive for a finaldecision to be made on whether the proposed Conservation Area should bedesignated;

the Kingston Conservation Areas Advisory Committee be invited to bring theRiverside South Conservation Area within their remit and facilitate a localperson to represent the interests of the area in any consultation;

fl'he Ghair authorised the late circulation of this item, as the next scheduledmeeting of Kingston Town Neighbourhood Committee does not take placeuntil 30 January 2003, This matter needs to be considered by the Committeeat its meeting of 3 December 2OO2 to enable it to influence the public enquiryprocessl.

Reason for decisionThe forthcoming public inquiry at Seething Wells, Riverside Filter Beds, on 1BFebruary 2003, for 59 flats and a nature reserve, represents a known threat to thecharacter and appearance of this area. The designation of the proposed RiversideSouth Conservation Area before the Seething Wells public inquiry on the 18

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February 2003, would clearly be in the council's interest and help to resistresidential development on the Riverside Filter Beds.

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SUPPLEMENTARY ITEM

KINGSTON NEIGHBOURHOOD COMMITTEE

3 DEGEMBER 2OO2

DESIGNATION OF RIVERSIDE SOUTH GONSERVATION AREA

REPORT BY THE DIRECTOR OF ENVIRONMENTAL SERVICES

SUMMARY

This report assesses an area, which forms part of the Thames-sideStrategic Area of Special Character, to consider whether it has sufficientspecial interests worthy of conservation area designation. The newconseryation area to be known as Riverside South, is recommended forpublic consultation to identify the support for conservation areadesignation.

REGOMMENDATION

It is REGOMMENDED that the Kingston Neighbourhood Gommittee isrequested to:

1. recommend the designation of the proposed Riverside SouthGonservation Area as identified on plan no. 0211621E in Annex 1, inaccordance with the statutory procedures set out in sections 69 &70 of the Planning (Listed Buildings & Gonservation Areas) Act1990, subject to public consultation with:-a) the owners and occupiers of all properties within the

proposed conseryation area boundary;

b) localamenitygroupsincluding:-KingstonGonservationAreas Advisory Committee; and any other residents'association covering the arca;

c) regional and national bodies including:- English Heritage;Victorian Society; Twentieth Gentury Society; GreaterLondon Authority;

2. Garry out the consultation referred to in 1 above;

3. That the results of the consultation be reported to the Executive fora final decision to be made on whether the proposed GonservationArea should be designated;

4. the Kingston Gonservation Areas Advisory Gommittee be invited tobring the Riverside South Gonservation Area within their remit andfacilitate a local person to represent the interests of the area in anyconsultation;

CA - Riverside South CA Neighbourhood

6

REASON FOR URGENCY

The forthcoming public inquiry at Seething Wells, Riverside Filter Beds,on 18 February 2003, for 59 flats and a nature reserve, represents aknown threat to the character and appearance of this area. Aconsultant's report, which looked at whether the Thames-side StrategicArea of Special Character had sufficient special interests worthy ofconseryation area designation, was received on 25 November 2002. ltconcluded that the character and appearance of the area as a whole wasof special architectural and historic interest and should be designatedas a Gonservation Area.

It is suggested therefore, that the Kingston Neighbourhood Gommitteerecommend the designation of the proposed Riverside SouthGonservation Area subject to public consultation, as a matter ofurgency. This would allow the results of the public consultation to bereported to the Executive for a final decision on 11 February 2003, onwhether the Riverside South Conservation Area should be designated.The designation before the Seething Wells public inquiry on the l8February 2003, would clearly be in the council's interest and help toresist residential development on the Riverside Filter Beds.

BACKGROUND TO CONSERVATION AREAS

1. lt is the duty of every Local Planning Authority under Section 69 (1) of thePlanning (Listed Buildings and Conservation Area)Act 1990, to determinewhich parts of its area are of "special architectural or historic interest, thecharacter or appearance of which it is desirable to preserve or enhance",and to designate such areas as conservation areas.

2. Policies BE3 (Development in Conservation Areas), and BE4 (Demolitíonof Buildings in Conservation Areas) of the Unitary Development Plan setsout the policies for existing conservation areas. The criteria which theAuthority will take into account when considering the designation of anarea as a conservation area are set out under BE3, whilst policy BE2(Local Areas of Special Character) states that future conservation areaswill be drawn from Strategic or Local Areas of Special Character.

3. Central Government guidance on the designation of conservation areas isto be found in PPG15 Planning Policy Guidance: Planning and theHistoric Environment, this is supplemented by Conservation Area Practiceand Conservation Area Appraisals published by English Heritage(October 1995 & March 1997).

4. The statutory definition of a conservation area is set out in paragraph 2,and the national guidance referred to in paragraph 4 makes it clear that itis the quaf ity and character of areas, rather than that of individual buildingswhich should be the prime consideratíon in identifying conservation areas.It is important that conservation areas justify their status, and that thespecial architectural or historic interests are clearly defined. This carefulanalysis will determine whether the area has a character or appearancethat it ís desirable to preserve or enhance.

5. Borough-wide there are presenlly 22 conservation areas, designated overthe last 30 years. The last designation was the Kingston Vale


7

Conservation Area in January 2002. A Conservation Area publicationseries was approved by Cabinet in October 2001and dístributed earlierthis year.

BACKGROUND TO THE RIVERSIDE SOUTH CONSERVATION AREA6. The existing Thames-side Strategic Area of Special Character (SASC) and

Thames Policy Area as indicated in the Thames Landscape Strategy ísidentified on Plan No. 021161/B in Annex 2. The area also contains part ofthe Cleveland Road/The Mall and Seething Wells Local Areas of Specialcharacter (LASC) as identified on Plan No. 021161/8 in Annex 2. TheCleveland RoadÆhe Mall LASC was first ídentified as part of policy UD4 ofthe Royal Borough of Kingston upon Thames Local Plan 1g8g, whirstSeething Wells LASC was identified as part of Policy BE2 of the RoyalBorough of Kingston upon Thames unitary Development plan in 19gg.

7. The unitary Development Plan (uDP) 1998, Policy BE1 states that 'theThames-side SASC has been drawn to include all public and private openspaces which adjoin the riverside and buildings which have a direct visualrelationship with the Thames. Particular importance wíll be attached to theprotection of the riverside character, including both the riverbank and theadjoining open spaces in order to preserve important views and avoidadverse visual intrusion'. UDP Policy BE2 states 'that LASCs possesssufficient quality in terms of their architectural and envíronmental unity tomake them of significant local value. ln particular the retentíon of buildingsand other features that contribute to the character of the índividual areaswill be encouraged'.

I The Thames-side SASC has not been formally assessed for conservationarea designation before. lt has been brought fonruard at this time due tothe importance of the setting of the River Tharnes landscape, particularlyin relation to Hampton court Park, which have been designated aconservation Area by the London Borough of Richmond. However, thecharacter of this riverside location, including important views, is underthreat, partícularly due to recent development pressures to build residentialdevelopment adjacent to the Thames. The only planning control to protectthe area is the designation of a conservation area. Since conservationarea designation is within the power of the local planning authority, it iswithin UDP policy and national guidance to consider designating Riversidesouth as a conservation Area. An independent consultant has beencommissioned to give an impartial and expeft opinion based on a widerknowledge of regional and national conservation area qualities, and toprovide a background for any future appeal evidence to opposeinappropriate development in this area.

GONGLUSIONS ON ASSESSMENT OF THE RIVERSIDE SOUTHCONSERVATION AREA

9. The Consultants' report carefully analyses the architectural and historicinterests of Thames-side Strategic Area of Special Character and theareas immediately outside the boundary. lt concludes that the characterand appearance of the area as a whole is of special architectural andhistoric interest, its linear form being influenced by the spatial and/or visual


I

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relationship with the river Thames, which also acts as the principle unifyingelement.

1O.The historic interest líes in the importance of the riverbank in relation tothe historic landscape of Hampton Court Palace, including views in andout of its parkland, and other strategic views from the riverside path. Alsoof importance is the quality of the 19th century public works thatestablished Queens Promenade as a place of recreation, together with theindustrial/public health buildings and structures at Seething Wells WaterWorks.

11.Queens Promenade is described in the Thames Landscape Strategy asretaining "much of its Victorian character with colourful flower beds,shrubberies, strips of lawn and cast iron railings". lt also provides anattractíve riverside walk. Views of Hampton Court Palace Grounds andthe barge walk opposite increase the value and sensitivity of thís linearopen space. Landing stages advertise boat trips and visits.to HamptonCsurt, whilst ducks and wildlife abound. The boundary railings, plantingand mature trees provide an important visual separation from the busyPortsmouth Road and development to the east. Further tree plantingwithin the grounds of houses along Portsmouth Road, provides positiveedges to these buildings. The mature trees lining Portsmouth Road alsoform an important feature of the wider landscape, particularly when viewedfrom a distance. Together with the river Thames they help to draw thecharacter of the area together. Raven's Ait, once osier beds, is nowdeveloped as a Conference and Corporate Entertainment centre anddominates the rivers scene.

l2.Seething Wells originally occupied the site of a spring but later became thesite of the Chelsea and Lambeth waterworks. These were constructedbetween 1852 and 1860, and represent a site of archaeologicalsignificance, particularly due to the technological advances whichengineers were making in providing a clean water supply to the city. Thesolid Victorian masonry buildings provide an example of "ltalianate Gothic"and form a notable landmark. Whilst the former Water Works complex hasnow been adapted by Kingston University for student accommodation, thefilter beds to the north lie derelict and obsolete. They nevertheless remainthe best suruiving example in the area of the Victorian approach to thistype of essential Public works project and are therefore particularlysensitive. Ïhe filter beds also provide a rich environment for natureconservation on account of the large numbers of wetland wildlife whichnest in the broom of the reservoir wall. However, due to their valuable anddesirable riverside location, they are currently the focus of residentialdevelopment proposals.

13. Also of interest is the fact that the Portsmouth Road is a strategic historicroute, which follows the river and originally formed pañ of the turnpike roadbetween London and Portsmouth.

14.The architectural interest lies in the significant number of listed buildingsand structures that make a positive contribution to the character of thearea, including those associated with river navigation and leisure. Thehistoric pattern of development in the area associated with ancient


Iriverside estates and later Victorian benefactors is also of note. Only afew buildings such as the high rise flats (at Porton Court, Thames Haven,the Hermitage and Tynamara), and the disused petrol filling station, have anegative impact on the residential character, composition of the landscapeand distant views. Also of architectural interest is the industrial/publichealth heritage, which is represented in the buildings and Structures atSeething Wells Water Works. The domestic scale, rhythm and group ortownscape quality of mainly pre-war or earlier buildings alongside or nearthe river frontage also adds to the architectural interest

1S.Thames-side SASC contains many fine individual listed buildings andstructures. These include: The Church of St Raphael Grade ll*; HermesHotel 1 Portsmouth Road; 3 Surbiton Road; together with the Lodge;Chelsea Coal Store; Chelsea Fountain; Chelsea boundary walls andrailings; and Lambeth Uncovered Coalstore.

l6.Amongst the listed buildings mentioned eadier, Seething Wells WaterWorks buildings and the Church of St Raphael, which overlooks QueensPromenade, stand out as important landmark buildings. They can beclearly seen from Hampton Court Park and many points along the oppositebank of the river Thames and in the case of the church from KingstonBridge.

17.The residential areas adjacent to Portsmouth retain many fine examples ofVictorian suburban development, although only a few examples of thesehouses remain, having been demolished and replaced with blocks of flats.Several of these properties and structures have been identified asbuildings of townscape merit and make a positive contribution to thespecial interest of the area. These include: 28, 35, 37, 60 (Fox andHounds PH) and 85 Portsmouth Road, together with the gatehousebuilding (former Lambeth Waterworks Lodge), the Electric substation, theformer Chelsea Watenrvorks drainage pumping house and the wall andrailings to the filter beds. Also included are Dover Cottages in SeethingWells Lane and the Thames Sailing Club. The Club, founded in 1870, isreputedly the oldest sailing club on the Thames. lt ís characterised bygables, veranda and weatherboardíng, which are an important feature ofThames-side architectu re.

18.The area within the boundary identified on Plan No. 0211621F in Annex 1 isconsidered to be an area of special architectural or historic interest, thecharacter or appearance of which it is desirable to preserve or enhance. ltis therefore suggested that a new designation named the proposedRiverside South Conservation Area be progressed.

IMPLICATIONS OF CONSERVATION AREA EXTENSION ANDDESIGNATION

19.All land and properties located within a designated conservation area aresubject to the following additional planning controls: -

a) Demolition of a structure over 115 cubic metres would requireconservation area consent. Any applications would be determinedin accordance with UDP policy BE4 which resists the loss of


buildings that make a positive contribution to the character of thearea;

b) Works to most trees would require six weeks notice, unless alreadysubject to a tree preservation order (TPO). Although some TPOsexist in both areas assessed above the tree protection is notcomprehensive throughout the areas,

c) Permitted development rights to single family houses and industrialor warehouse premises would be more restrictive. For example,planning permission would be required for alterations to any part ofthe roof of a house, the cladding of the exterior, and the installationof a satellite dish. However, houses would still have significantpermitted development rights to changed windows and doors, andconstruct small extensions and porches unless they are controlledby the introduction of an Article 4 Direction.

20.The Authority's obligations following the designation of a conseryation areaare: -

a) To pay special attention to the conservation area in exercising anyof it's planning powers. ln particular, applications for newdevelopment would be determined in accordance with UDP policyBE3 that seeks to preserve or enhance the character andappearance of each conservation area.

b) To advertise applications and take into account representations;

c) To formulate and publish proposals for the preservation andenhancement of the area. The recent publication of theConservation Area leaflet series is the first stage in a long processof conservation area character appraisals, and studies.

21.More detailed information on the implícations of conservation areadesignation and good practice guidance can be found in the text of theConservation Areas General Guide.

PUBLIC CONSULTATION & DESIGNATION PROCEDURES

22.There is no statutory duty to consult prior to designation of a conservationarea, but guidance is that it will be highly desirable that there should beconsultation with local residents, businesses, and other local interestedbodies over both the identification of areas and the definition of theirboundaries. The greater the public supporl for the designation the morelikely it is that policies for the area will be implemented voluntarily, andwithout the need for additional controls. Guidance also acknowledges thatconsultation may produce a negative response and that the Authorityshould take the lead in deciding on the validity and desirability ofdesignation, even if this runs counter to local feeling.

23.|t has been this Authority;s standard practice to consult with all propertyand landowners within a proposed designation boundary prior to a finaldecision to designate a conservation area. A letter and shortquestionnaire have typically been hand delivered to properties andresponse rates have generally been between 40 and 70o/o. lt is commonto receive a majority in favour of a designation and a minority against


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either the principle of a designation or the inclusion of their property in thearea, Often the consultation process has resulted in revisions to theboundary normally to include a wider area. There is no mechanism for anaffected party to appeal against a conservaiion area designation. The onlychallenge would be by way of an application for a Judicial Review to theHigh Court on grounds of a breach of the ultra vires rule. There has notbeen a challenge to any of the previous designations in this Borough,although suggestions have been made.

24.The forthcoming public inquiry at Seething Wells, Riverside Filter Beds, on18 February 2003, for 59 flats and a nature reserve, represents a knownthreat to the character and appearance of this area. lt is suggestedtherefore, that the Kingston Neighbourhood Committee recommend thedesignation of the proposed Riverside South Conservation Area and theproposed boundary subject to public consultation. Consultation shouldinclude a letter to all property and landowners within the proposedboundary, and to any interested residents associatíons and other local,regional and national amenity bodies. Presentation material will beavailable at the meeting and during any consultation period to illustrate theproposed boundary at a large scale and photographs of the specialarchitectural and historic interests which designation seeks to protect.Thereafter, the results of the consultation should be reported to theExecutive, who has the power to make a final decision on whether theproposed Conservation Area should be designated.

25. A further report recommendíng the designation of the proposed RiversideNorth Conservation Area will be available shortly.

FINANCIAL IMPLICATIONS

26. Any increase in Conservation Area coverage of the Borough generatesrecurring costs in the administration of controls, processing of additionalapplications and notices for tree works, consultations, specialist adviceand fulfilling environmental enhancement obligations.

ENVIRONMENTAL IMPLICATIONS

27 . The designation of any new Conservation Area would impose a duty onthe Council to pay special attention to the preservation of the characterand appearance of that area and also to publish proposals for itsenhancement.

CONCLUSION28. That a new Conservation Area to be known as 'Riverside South', is

recommended for public consultation to identify the suppod forconservation area designation.

Annexes1. Existing Thames-side Strategic Area of Special Character (SASC) Plan

No. 0211611B.2. Proposed Riverside Conservation Area, Plan No. 0211621P .

Backsround Papers: held by Tony Hall [author of report], 020 8547 46521. Report by the consultant, Conservation Architecture & Planning, titled " Portsmouth

Road/Queens Promenade Conservation Area".


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CONSERVATIOI\ AREASDESIGNATIOI\ DOCUMEI\TS

RIVERSIDE SOUTH

. Surbiton Neighbourhood Committee19th December 2002

(minutes included)

QINVESTOR IN PEOPLE

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ffiËil

13SURBITON NEIGHBOURHOOD

21 Avenue Elmers, Surbiton

PERMIT

52 Guildford Avenue, Surbiton

REFUSE

41 -53 Broadway, Tolworth

PERMIT

37 Brighton Road, Surbiton

REFUSE and authorise enforcement action

4.6

4.7

4.8

4.9

19 DecemSer 2002

02116271

02t16284

02108067

89281

The Head of Legal Servíces and the Head of Planning & Development beauthorised to issue an Enforcement Notice(s) under Section 172 of the Town andCountry Planníng Act 1990 (as amended), and to withdraw and to vary suchnotice(s) under S.1734 and, in the event of non-compliance, to take action(s) byway of prosecution under S.179 andlor direct action under S.178 of the Act inrespect of the breach of planning controlior for injunctive relief under S.1B7B:

The reason for the enforcement being:

Without planning permission, the erection of a ventilation extract duct and two airhandling units on the roof and an alarm system box and a meter cupboard on theflank wall of the single storey rear extension at the premises.

Requiring, within 1 calendar month of the notice taking effect:

i) The permanent removal of the ventilation extract duct and air handling unitsand an alarm system box and a meter cupboard together with theirsupporting structures and brackets from the site.

ii) Making good of all resulting surfaces in matching materials and finishes

For the following reason(s):

The unauthorised ventilation duct and air handling units on the roof and an alarmsystem box and a meter cupboard are visually incongruous on this building and donot preserve or enhance the character or appearance of the Surbiton TownConservation Area in which the site is situated. The unauthorised development istherefore contrary to Policies STR6, BE3, and BE13 of the Royal Borough ofKingston upon Thames Unitary Development Plan adopted March 1998.

76. DESIGNATION OF RIVERSIDE SOUTH CONSERVATION AREA Appendix F

The repoñ assessed an area, which forms part of the Thames-side Strategic Areaof Special Character, to consider whether it has sufficient special interests worthy ofconservation area designation. The new conservation atea, to be known as

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1419 December 2002 SURBITON NEIGHBOURHOOD

Riverside South, was recommended for public consultation to ídentify the supportfor conservation area designation.

RESOLVED that

the designation of the proposed Riverside South Conservation Area asidentified on plan no. 02116218, in accordance wíth the statutory proceduresset out in sections 69 & 70 of the Planning (Listed Buildings & ConservationAreas) Act 1990, subject to public consultation with:a) local amenity groups including:-Surbiton Conservation Area Advisory

Committee and any other residents' association covering the areab) regional and national bodies including:- English Heritage; Victorian

Society; Twentieth Century Society; Greater London Authority

the consultation referred to in 1 above be carried out;

that the results of the consultation be reported to the Executive for a finaldecision to be made on whether the proposed Conservation Area should bedesignated;

the Surbiton Conservation Areas Advisory Committee be invited to bring theRiverside South Conservation Area within its remít and facilitate a local personto represent the ínterests of the area in any consultation.

REASON FOR DECISION (Executive)

To enable the proposed Riverside South Conservation Area to go out to publicconsultation and to be consídered by the Executive on 11 February 2003, before theforthcoming public inquiry at Seething Wells, Riverside Filter Beds, on 1B February2003.

SURBITON STATION: IMPROVED ACCESSIBILITY FOR CYCLISTS Appendix GAND PEDESTRIANS TRANSPORT FOR LONDON, EXEMPLAR SCHEME

Transport for London (T/L), in partnership with the Royal Borough preparedproposals for highway and infrastructure improvements to enhance accessibility toSurbiton Town Centre and Surbiton Station for cyclist and pedestrians. Studies onmeasures to encourage walking and cyclíng to Surbiton Station and access andcycle parking improvements at the Station were carried out by Tll- and theirconsultant, Sustrans, in 2001-02. The report summarised the options identified toimprove the conditions for cyclists and pedestrians on routes to and from theStation.

Various measures were proposed on routes to the Station within a 3-mile radius,from Chessington, Hook, Tolworth, Berrylands, and Kingston in the Royal Borough,and from Hampton Court, Thames Ditton, Esher and Claygate in Surrey. (Tfl- willdevelop proposals for Elmbridge further with Surrey County Council, and will seekfunding in partnership with them). The frequent rail services attract users from awide area, but trips within this local radius of the Borough can easily be made bywalking or cycling, and the objective is to encourage this rather than making shortcar journeys.

The following proposals were identified to improve road safety and the environmentl3

1

2

3

4

77

15APPEND¡X F

SURBITON NEIGHBOURHOOD COMMITTEE

I9 DECEMBER 2OO2

DESIGNATION OF RIVERSIDE SOUTH CONSERVATION AREA

REPORT BY THE HEAD OF PLANNING & DEVELOPMENT

SUMMARY

This report assesses an area, which forms part of the Thames-side Strategic Area ofSpecial Character, to consider whether it has sufficient special interests worthy ofconseÌvation area designation. The new conservation area, to be known asRiverside South, is recommended for public consultation to identify the support forconservation area designation.

RECOMMENDATION

The Surbiton Neighbourhood committee is requested to recommend:1. the designation of the proposed Riverside South Gonservation Area as

identified on plan no. O21162lB in Annex 2, in accordance with the statutoryprocedures set out in sections 69 & 70 of the Planning (Listed Buildings &Conservation Areas) Act 1990, subject to public consultation with:-a) local amenity groups including:-Surbiton Conseryation Area AdvisoryCommittee and any other residents'association covering the area

b) regional and national bodies including:- English Heritage; VictorianSociety; Twentieth century society; Greater London Authority

2. the consultation referred to in 1 above be carried out;3. that the results of the consultation be reported to the Executive for a final

decision to be made on whether the proposed Conseryation Area should bedesignated;

4. the Surbiton Gonservation Areas Advisory Committee be invited to bring theRiverside South Conservation Area within their remit and facilitate a localperson to represent the interests of the area in any consultation.

REASON FOR RECOMMENDATION

To enable the proposed Riverside South Conservation Area to go out to publicconsultation and to be considered by the Executive on 1 1 Februa ry 2003, before theforthcoming public inquiry at Seething Wells, Riverside Filter Bedé, on 18 February2003.

BACKGROUND TO CONSERVATION AREAS

1 . lt is the duty of every Local Planning Authority under Section 69 (1) of the Planning(Listed Buildings and Conservation Area) Act 1990, to determine which parts of itJarea are of "special architectural or historic interest, the character or appearance ofwhich it is desirable to preserve or enhance", and to designate such areas asconservation areas.

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2. Policies BE3 (Development in Conservation Areas), and BE4 (Demolition of Buildingsin Conservation Areas) of the Unitary Development Plan sets out the policies forexisting conservation areas. The criteria which the Authority will take into accountwhen considering the designation of an area as a conseryation area are set outunder BE3, whilst policy BE2 (Local Areas of Special Character) states that futureconservation areas will be drawn from Strategic or Local Areas of Special Character.

3. Central Government guidance on the designation of conservation areas is to befound in PPG15 Planning Policy Guidance: Planning and the Historic Environment,this is supplemented by Conservation Area Practice and Conservation AreaAppraisals published by English Heritage (October 1995 & March 1997).

4. The statutory definition of a conservation area is set out in paragraph 2, and thenational guidance referred to in paragraph 4 makes it clear that it is the quality andcharacter of areas, rather than that of individual buildings which should be the primeconsideration in identifying conservation areas. lt is important that conservationareas justify their status, and that the special architectural or historic interests areclearly defined. This careful analysis will determine whether the area has a characteror appearance that it is desirable to preserve or enhance.

5. Borough-wide there are presently 22 conservation areas, designated over the last 30years. The last designation was the Kingston Vale Conservation Area in January2002. A Conservation Area publication series was approved by Cabinet in October2001 and distributed earlier this year.

BACKGROUND TO THE RIVERSIDE SOUTH CONSERVATION AREA

6. The existing Thames-side Strategic Area of Special Character (SASC) and ThamesPolicy Area as indicated in the Thames Landscape Strategy is identified on Plan No.021161/8 in Annex 1. The area also contains part of the Cleveland RoadÆhe Malland Seething Wells Local Areas of Special Character (LASC) as identified on PlanNo. 021161/B in Annex 1 . The Cleveland Road/The Mall LASC was first identified aspart of policy UD4 of the Royal Borough of Kingston upon Thames Local Plan 1989,whilst Seething Wells LASC was identified as part of Policy BE2 of the RoyalBorough of Kingston upon Thames Unitary Development Plan in 1998.

7 . The Unitary Development Plan (UDP) 1998, Policy BE1 states that 'the Thames-sideSASC has been drawn to include all public and private open spaces which adjoin theriverside and buildings which have a direct visual relationship with the Thames.Particular importance will be attached to the protection of the riverside character,including both the riverbank and the adjoining open spaces in order to preserveimportant views and avoid adverse visual intrusion'. UDP Policy BE2 states 'thatLASCs possess sufficient quality in terms of their architectural and environmentalunity to make them of significant local value. ln particular the retention of buildingsand other features that contribute to the character of the individual areas will beencouraged'.

8. The Thames-side SASC has not been formally assessed for conservation areadesignation before. lt has been brought fon¡vard at this time due to the importance ofthe setting of the River Thames landscape, particularly in relation to Hampton CourtPark, which have been designated a Conservation Area by the London Borough ofRichmond. However, the character of this riverside location, including importantviews, is under threat, particularly due to recent development pressures to buildresidential development adjacent to the Thames. The only planning control to protectthe area is the designation of a conservation area. Since conservation area

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F3 17designation is within the power of the local planning authority, it is within UDP policyand national guidance to consider designating Riverside South as a ConservationArea. An independent consultant has been commissioned to give an impartial andexpert opinion based on a wider knowledge of regional and national conservationarea qualities, and to provide a background for any future appeal evidence to opposeinappropriate development in this area.

CONCLUSIONS ON ASSESSMENT OF THE RIVERSIDE SOUTH CONSERVATIONAREA

9. The Consultants' report carefully analyses the architectural and historic interests ofThames-side Strategic Area of Special Character and the areas immediately outsidethe boundary. lt concludes that the character and appearance of the area as a wholeis of special architectural and historic interest, its linear form being influenced by thespatial and/or visual relationship with the river Thames, which also acts as theprinciple unifying element.

10. The historic interest lies in the importance of the riverbank in relation to the historiclandscape of Hampton Court Palace, including views in and out of its parkland, andother strategic views from the riverside path. Also of importance is the quality of the19th century public works that established Queens Promenade as a place of

-

recreation, together with the industrial/public health buildings and structures atSeething Wells Water Works.

11. Queens Promenade is described in the Thames Landscape Strategy as retaining"much of its Victorian character with colourful flower beds, shrubberies, strips of lawnand cast iron railings". lt also provides an attractive riverside walk. Views ofHampton Court Palace Grounds and the barge walk opposite increase the value andsensitivity of this linear open space. Landing stages advertise boat trips and visits toHampton Court, whilst ducks and wildlife abound. The boundary railings, plantingand mature trees provide an important visual separation from the busy PortsmouthRoad and development to the east. Further tree planting within the grounds ofhouses along Portsmouth Road, provides positive edges to these buildings. Themature trees lining Portsmouth Road also form an important feature of the widerlandscape, particularly when viewed from a distance. Together with the river Thamesthey help to draw the character of the area together. Raven's Ait, once osier beds, isnow developed as a Conference and Corporate Entertainment centre and dominatesthe rivers scene.

12. Seethíng Wells originally occupied the site of a spring but later became the site of theChelsea and Lambeth waten¡rorks. These were constructed between 1852 and1860, and represent a site of archaeological significance, particularly due to thetechnological advances which engineers were making in providing a clean watersupply to the city. The solid Victorian masonry buildings provide an example of"ltalianate Gothic" and form a notable landmark. Whilst the former Water Workscomplex has now been adapted by Kingston University for student accommodation,the filter beds to the north lie derelict and obsolete. They nevertheless remain thebest surviving example in the area of the Victorian approach to this type of essentialPublic works project and are therefore particularly sensitive. The filter beds alsoprovide a rich environment for nature conservation on account of the large numbersof wetland wildlife which nest in the broom of the reservoir wall. However, due totheir valuable and desirable riverside location, they are currently the focus ofresidential development proposals.


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13. Also of interest is the fact that the Portsmouth Road is a strategic historic route,which follows the river and originally formed part of the turnpike road betweenLondon and Portsmouth.

14. The architectural interest lies in the significant number of listed buildings andstructures that make a positive contribution to the character of the area, includingthose associated with river navigation and leisure. The historic pattern ofdevelopment in the area associated with ancient riverside estates and later Victorianbenefactors is also of note. Only a few buildings such as the high rise flats (at PortonCourt, Thames Haven, the Hermitage and Tynamara), and the disused petrolfillingstation, have a negative impact on the residential character, composition of thelandscape and distant views. Also of architectural interest is the industrial/publichealth heritage, whích is represented in the buildings and Structures at SeethingWells Water Works. The domestic scale, rhythm and group or townscape quality ofmainly pre-war or earlier buildings alongside or near the river frontage also adds tothe architectural interest

15. Thames-side SASC contains many fine individual listed buildings and structures.These include: The Church of St Raphael Grade ll"; Hermes Hotel 1 PortsmouthRoad; 3 Surbiton Road; together with the Lodge; Chelsea Coal Store; ChelseaFountain; Chelsea boundary walls and railings; and Lambeth Uncovered Coalstore.

16. Amongst the listed buildings mentioned earlier, Seething Wells Water Worksbuildings and the Church of St Raphael, which overlooks Queens Promenade, standout as important landmark buildings. They can be clearly seen from Hampton CourtPark and many points along the opposite bank of the river Thames and in the case ofthe church from Kingston Bridge.

17. The residential areas adjacent to Portsmouth retain many fine examples of Victoriansuburban development, although only a few examples of these houses remain,aì.1 $. .-.,having been demolished and rèplaced with blocks of flats. Sevenl ãiin""" "¡r'i"i'r';i'/properties and structures have been identified as buildings of townscape merit andmake a positive contribution to the special interest of the area. These include: 28,35, 37 ,60 (Fox and Hounds PH) and 85 Portsmouth Road, together with thegatehouse building (former Lambeth Watenruorks Lodge), the Electric substation, theformer Chelsea Waten¡¡orks drainage pumping house and the wall and railings to thefilter beds. Also included are Dover Cottages in Seething Wells Lane and theThames Sailing Club. The Club, founded in 1 870, is reputedly the oldest sailing clubon the Thames. lt is characterised by gables, veranda and weatherboarding, whichare an important feature of Thames-side architecture.

18. The area within the boundary identifìed on Plan No. 02116118 in Annex 2 isconsidered to be an area of special architectural or historic interest, the character orappearance of which it is desirable to preserve or enhance. lt is therefore suggestedthat a new designation named the proposed Riverside South Conservation Area beprogressed.

IMPLICATIONS OF CONSERVATION AREA EXTENSION AND DESIGNATION :.' '

19. All land and properties located within a designated conservation area are subject tothe following additional planning controls: -

a) Demolition of a structure over 1 15 cubic metres would require conservation areaconsent. Any applications would be determined in accordance with UDP policy

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BE4 which resists the loss of buildings that make a positive contribution to thecharacter of the area;

b) Works to most trees would require six weeks notice, unless already subject to atree preservation order (TPO). Although some TPOs exist in both areaéassessed above the tree protection is not comprehensive throughout the areas;

c) Permitted development rights to single family houses and industrial orwarehouse premises would be more restrictive. For example, planningpermission would be required for alterations to any part of the roof of ã hous",the cladding of the exterior, and the installation of a'satellite dish. However,houses would still have significant permitted development rights to changedwindows and doors, and construct small extensions and porches unless theyare controlled by the introduction of an Article 4 Direction.

20. The Authority's obligations following the designation of a conservation area are: -a) To pay special attention to the conservation area in exercising any of it's

planning powers. ln particular, applications for new development would bedetermined in accordance with UDP policy BE3 that seeks to preserve orenhance the character and

"ppurr"nce of each conservation area.

b) To advertise applications and take into account representations;c) To formulate and publish proposals for the preservation and enhancement of

the area. The recent publication of the Conservation Area leaflet series is thefirst stage in a long process of conservation area character appraisals, andstudies.

21' More detailed information on the implications of conservation area designation andgood practice guidance can be found in the text of the Conservation Areas GeneralGuide.

PUBLIC CONSULTATION & DESIGNATION PROCEDURES22' There is no statutory duty to consult prior to designation of a conservation area, but

guidance is that it will be highly desirable that there should be consultation with localresidents, businesses, and other local interested bodies over both the identification ofareas and the definition of their boundaries. The greater the public support for thedesignation the more likely it is that policies for thõ area will be implementedvoluntarily, and without the need for additional controls. Guidance alsoacknowledges that consultation may produce a negative response and that theAuthority should take the lead in deciding on the vãfiOity and desirability ofdesignation, even if this runs counter to rocal feeling.

23. lt has been this Authority's standard practice to consult with all property andlandowners within a proposed designation boundary prior to a final decision todesignate a conservation area. A lótter and short questionnaire have typically beenhand delivered to properties and response rates have generally been between 40and 70%. lt is common to receive a majority in favour ói a oerignation and a minorityagainst either the principle of a designation or the inclusion of their property in thearea' Often the consultation process has resulted in revisions to the boundarynormally to include a wider area. There is no mechanism for an affected party toappeal against a conservation area designation. The only challenge wouid Oá Oyway of an application for a Judicial Reviãw to the High Cóurt on grounds of a breach

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of the ultra vires rule. There has not been a challenge to any of the previousdesignations in this Borough, although suggestions have been made.

24. The forthcoming public inquiry at Seething Wells, Riverside Filter Beds, on 18February 2003, for 59 flats and a nature reserve, represents a known threat to thecharacter and appearance of this area. lt is suggested therefore, that the SurbitonNeighbourhood Committee recommend the designation of the proposed RiversideSouth Conservation Area and the proposed boundary subject to public consultation.Consultation should include a letter to all property and landowners within theproposed boundary, and to any interested residents associations and other local,regional and national amenity bodies. Presentation material will be available at themeeting and during any consultation period to illustrate the proposed boundary at alarge scale and photographs of the special architectural and historic interests whichdesignation seeks to protect. Thereafter, the results of the consultation should bereported to the Executive, who have the power to make a final decision on whetherthe proposed Conservation Area should be designated.

CONCLUSION

25. That a new Conservation Area to be known as 'Riverside South', is recommended forpublic consultation to identify the support for conservation area designation.

Annexes1 Existing Thames-side Strategic Area of Special Character (SASC) Plan No

ozt161tB.Proposed Riverside Conservation Area, Plan No. 02116218.

Backqround Pa pers : held by Tony Hall [author of report], 020 8547 4652

Report by the consultant, Conservation Architecture & Planning, titled " PortsmouthRoad/Queens Promenade Conservation Area".

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ATION DOCUMENT S · designation, even if this runs counter to rocal feeling. 23. lt has been this...

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Transcript of ATION DOCUMENT S · designation, even if this runs counter to rocal feeling. 23. lt has been this...