Alton Area Masterplan

Baseline Report September 2013 Contents

4 Executive Summary 8 The Wider Area 20 Evolution of Place 44 What Happened to the LCC Masterplan? 98 Transport & Connections 126 Delivery Factors 162 Conclusion

Lead Consultants:

Consultants: The Alton Estate is located in the west of the London Borough of Wandsworth, between Putney Heath and Richmond Park at Roehampton. Built in the 1950s, the estate was developed in two phases, Alton East and Alton West, which were each designed by separate architectural teams. It is the majority of Alton West that comprises the study area of this baseline report. Alton West is defined by Priory Lane to the west, Clarence Lane to the north, Roehampton Lane and Holybourne Avenue to the east, and Richmond Park to the South. The future success of the Alton area will also be linked to the wider Roehampton area. Why is a Masterplan Needed ?

and transportation issues. The purpose Alton West holds a was to establish a baseline compendium special place in the of facts which the evolution of masterplan options could be based on. It was also history of housing used to analyse conditions at Alton West today and highlight issues and development in the opportunities for the masterplan to focus United Kingdom, on. Discussions were also held with a range of Council officers with experience based on its highly of the estate, local service providers and representatives of residents’ influential post- organisations during the baseline stage. war conception of This document is a reference tool. The towers in a parkland information gathered responds to the level of detail the masterplan addresses. setting. Further local information was gathered as the masterplan progressed through It is recognised for its bold masterplan Options and Preferred Options and their and the importance of key buildings at related consultation stages. this location, and also as a template for components applied to social housing The Baseline Report considers: across the UK. The estate is visible locally • Alton West in context and nationally. However, significant • The evolution of the estate parts of the estate have suffered from a • Changes that have been made to flawed layout as well as poorly sited and the London County Council scheme executed buildings. The quality of entries • The open space framework and access to residential buildings is poor • The transport framework and some units overlook service and • Socio-economic conditions refuse areas. There are insecure areas. • Property and Town Planning factors Housing units do not meet contemporary standards in terms of services and layout. The masterplan has established a suite The centres at Danebury Avenue and of reports that now includes: Portswood Place do not meet current • The Baseline Report shopping and service needs, while • Masterplan Options Report community infrastructure is outdated. • Options Consultation Report Without intervention, these issues will • Preferred Option Report become more acute, and the quality of life • Preferred Option Consultation of residents will suffer. Report • The Masterplan Report The baseline report reflects investigations carried out by the project team during These investigations are brought the first stage of the masterplan process. together to form a concluding case for These investigations addressed a range change. This provides a platform for the of locational, historical, physical, economic preparation of the masterplan.

Alton Area Masterplan 6 Baseline Report 7 The Wider Area The Wider Area A Landscape of Ancient Towns & Villages

Open/Green Space

Towns & Villages

Alton West

The Thames The Alton Estate sits in a rolling landscape directly north of Richmond Park in south west London. London Wetland Centre It is surrounded by a remarkable set of Kew Gardens historic towns and villages; Roehampton, Richmond, Barnes and Mortlake are Barnes amongst the most affluent communities Battersea in London and in the world.

The National Tennis Centre, the London Wetland Centre and Kew Gardens draw visitors from across the UK and abroad. The Heathrow approach Mortlake hovers overhead. National Tennis Centre Richmond Putney

Wandsworth

Richmond Park Alton Roehampton

Golf Course

Alton Area Masterplan 10 Baseline Report 11 The Wider Area

Isolated From Its Surrounding Context Open/Green Space

Alton West

The Thames

Roads as Barriers

Fences But at the same time, the estate is a disconnected and isolated entity:

The A3 and Roehampton Lane rumble close by, producing hard physical barriers; continuous fences along Richmond Park and the Golf Course prevent residents from accessing the park; enclosed and insular institutions turn their back on the estate; pedestrian and vehicular movement is restricted and controlled through physical Mortlake barriers. 3.4km Barnes 2.8km Despite being at a commuter distance Richmond from Central London, the lack of efficient 5.8km transport infrastructure makes Alton North Sheen Putney inaccessible and isolated. The estate 5.1km 3.1km has become an island. Although R o

e

geographically embedded, it feels h

a

disconnected from the wider area. m

p East Putney t

o 3.5km

n

Fence

L

a n

e Alton

Fence

A3 Southfields 4.1km

Distance by road to nearest National Rail, London Underground and London Overground.

Alton Area Masterplan 12 Baseline Report 13 The Wider Area On the Boundary of Two London Boroughs

Open/Green Space

Alton West

The Thames

Fences The Alton Estate suffers from the Hammersmith & Fulham disadvantage of Hounslow being located on the threshold of two London Boroughs.

These edges and corners tend to be forgotten spaces, left behind and overlooked.

But they are also the seam that stitches places together, that connects neighbourhoods and could produce an integrated whole.

Richmond Upon Thames

Wandsworth

Alton

Alton Area Masterplan 14 Baseline Report 15

Alton West The Wider Area The Thames A Potential Part of the London Green Grid Regional Parks

Local/District Parks & Other Open Spaces

Strategic Corridors

Strategic Links The London Green Grid is a landscape infrastructure network of interlinked, multi-purpose open spaces.

University of This network will help connect Westminster neighbourhoods and points of Royal Botanical Sports Ground The London attraction, increase access to Gardens, Kew Wetland recreational spaces and promote Centre walking and cycling. Fulham Palace The Alton Estate falls into the Arcadian Gardens Thames section of the Green Grid, stretching from the Thames to Kingston and Epsom Common. It incorporates the Strategic Link r biodiverse wetlands of Barnes and the o id r large open spaces of Richmond Park, National r Tennis o Wimbledon Common and Putney Heath. C Centre c i A strategic corridor sweeps across g e the estate, suggesting a physical green t a r connection from Richmond Park all the t way to the Thames via the Alton Estate. S Alton Putney Heath Richmond Park

Wimbledon Wimbledon Park Common

Alton Area Masterplan 16 Baseline Report 17 The Wider Area Traversed by Green Grid Strategic Connections

Strategic Cycle Routes

Strategic Walking Routes A network of cycle routes and walkways encourage sustainable transport throughout

the Green Grid.

T

h a

Danebury Avenue is one such strategic m

e cycle route, as is Clarence Lane. They s

C connect to the Thames Cycle Route y c along Priory Lane to the west of the le R estate, which extends to Kingston via o u Richmond Park to the south and to Kings te Road via Putney to the north.

e ce Lan Claren Da nebu ry A ve nue

Alton Area Masterplan 18 Baseline Report 19 Evolution of Place A Landscape of Country Estates Roehampton 1860

Roehampton emerged as a favoured summer Templeton House residence away from Grove House the crowded city with the construction of Roehampton House Roehampton Gate Putney Bridge in 1729. The Cedars

Downshire House The well-heeled established a series Dover House of small country estates in the leafy Georgian landscape, several of which still survive although many altered, extended or part demolished. Mount Clare

The 1860 Ordinance Survey map includes the buildings and grounds of Downshire House (1770), Manresa Roehampton House (1772) and Mount Clare (1772). High Street It also reveals the tree lined country lane that precedes Danebury Avenue and the parcels of land that eventually became the Alton Estate neighbourhoods – one can actually hint Manresa House the outlines of Highcliffe and Tangley.

The first major change to the Georgian aristocratic landscape occurred when parts of the Manresa House grounds were divided up into small plots to be developed for Victorian villa dwellers.

Roehampton Park

Alton Area Masterplan 22 Baseline Report 23 The Georgian Legacy

Park”, was divided up at that time into The Georgian era relatively small parcels, to be developed is reflected in a as villas (site of Alton East). There were no other significant changes until the number of country LCC acquired the land for housing in the houses and the 1940s. structure of the Mount Clare (listed grade I) was built in 1770-3 for George Clive (a banker central open space and cousin of Lord Clive) to the designs of Robert Taylor for George Clive. The in the Alton area. wooden Doric portico was added by P Columbani c 1780. Capability Brown was paid for works on the grounds in 1774-5 Mount Clare and the Capability Brown landscape The Country Houses but the surroundings are significantly altered today. A number of aristocratic families established country estates in the area Downshire House (listed grade II*) close to Richmond Park, primarily for was built in 1770 for the Marquess of use as summer residences, following the Downshire. The house is much altered. opening of Putney Bridge in 1729. There Extensive formal gardens were laid out were three in the area now covered between 1912 and 1920 for Sir Stephen by the Alton West Estate, all reflecting Herbert Gatty, and a small part of these the latest architectural and landscape survives to the north of the house. trends. Together with the remnants of their parkland and garden settings, these provide a layer of 18th century Estate Structure landscape. The main routes and edges of the Downshire House seen from Roehampton Lane Manresa House (listed grade I), originally Alton West Estate are defined by the called Parksted, was built in 1760 by Sir former estate boundaries and historic William Chamber for Lord Bessborough. lanes: Clarence Lane, the boundary It has late 19th century and post war with the former Grove House estate to extensions. A Doric temple formerly in its the north; the boundary with Richmond grounds (listed grade II*) was moved to Park to the south; Danebury Avenue the grounds of Mount Clare in 1913. The east west through the estate and the 5th Earl of Bessborough (who had never route between the Mount Clare and lived at Roehampton) sold Parksted in Devonshire House Estates, aligned along 1858. The house and forty-two acres the line of the lane from Priory Lane, past of the estate were eventually acquired the gatekeeper’s lodge to Mount Clare. by the Society of Jesus (Jesuits) who The main landscape features that remain renamed it “Manresa” (in honour of their are the surviving mature trees, and the founder’s Spanish origins). The rest of lawned areas immediately associated with the original houses. the estate, still known as “Roehampton Manresa House viewed from the estate grounds

Alton Area Masterplan 24 Baseline Report 25 An Established Residential Suburb Roehampton 1950

Whilst the Alton area remained very much intact through the first half Grove House of the 20th century, Queen Mary’s the surrounding Hospital landscape was Roehampton Gate transforming. Downshire House

Dramatic change came to Roehampton Golf Club House when the London County Council built the Garden City inspired Roehampton Mount Clare Estate (now the Dover House Estate) in the 1920s and 1930s. The Queen Roehampton Mary’s hospital was opened in 1915 to High Street provide care for soldiers wounded in WWI, covering an extensive area immediately east of the site.

The Richmond Park Golf Club was founded in 1924 as a public facility. The Golf Course historic footpaths were retained and Manresa House incorporated into the layout, with a link extending through the Manresa House grounds.

In the late 1940s, the LCC acquired Mount Clare, Downshire House and Manresa House, including the villas. The intent was to restore the Georgian villas and develop the grounds.

Alton Area Masterplan 26 Baseline Report 27 The Alton Estate Masterplan Alton West and East 1960

The development of the historic country estates became a flagship LCC housing scheme in the 1950s. Grove House Queen Mary’s Hospital The project was divided into two phases with Manresa House in the middle. Roehampton Gate The Victorian villa neighbourhood Downshire House became the Portsmouth Road Estate, later the Alton East. This was the first phase of development, constructed between 1952 and 1955. The area west ALTON WEST of Manresa House was developed Golf Club House Mount Clare between 1955 and 1959 and became the Roehampton Lane Estate, renamed Roehampton Alton West after completion. High Street

The Alton Estate is one of the largest council estates in the UK, built to rehouse people as part of slum clearance schemes in Hammersmith, Fulham and Shepherds Bush. Golf Course

Manresa House

ALTON EAST

Alton Area Masterplan 28 Baseline Report 29 The Alton Estate Masterplan Building Typologies

Alton West was The Danebury Avenue Maisonettes A collection of four storey maisonettes conceived as found at either end of Danebury Avenue. elegant and Terraced Houses harmonious clusters Two and three storey terraces. of residential Bungalows accommodation set Two groups of one storey older people’s bungalows, one on Minstead Gardens, within a generous the other on Danebury Avenue. These were designed 1952-3 and built in parkland. 1957-8 (Colin Lucas was the lead LCC Highcliffe slab blocks Highcliffe slab blocks Architect) and include prefabricated The intent was to provide a mixture of elements. They now have UPVC windows. housing types, not just high-rise flats, but also low-rise flats, family houses and The main developments of terraced bungalows for older people. Five basic houses and maisonettes blocks are types were designed to provide a variety focused to the east and includes of accommodation: areas both inside and outside the Alton Conservation Area. These buildings The Highcliffe Slab Blocks were standard LCC typologies for the time. Pevsner describes this part Five eleven storey slab blocks within of the estate as “rather rigid lines of the Highcliffe neighbourhood (Binley, maisonette blocks and terrace houses, Winchfield, Charcot, Denmead and less informal than the groups at Alton Dunbridge Houses) - listed Grade II*. East but not quite urban enough to These were designed in 1952 - 8 under make an impressive promenade”. the lead LCC architect Colin Lucas and Tangley and Tunworth point blocks Danebury Avenue maisonettes are angled into Downshire Field above Other development included a primary Danebury Avenue. The plan arrangement school (now demolished) and a small consists of 5 tiers of maisonettes. Pevsner parade of shops at the centre of describes them as the most important the estate on Portswood Place; and innovation of the estate. maisonette slab blocks with retail units at ground floor level, Allbrook House and The Tangley and Tunworth Point Blocks Roehampton Library, all at the south- Twelve storey point blocks - six east end of Danebury Avenue at the located along Tangley Grove within junction with Roehampton Lane. the Tangley neighbourhood (Egbury, Brockbridge, Holmsley, Hurstbourne, Finchdean and Overton) and a further six along Turnworth Crescent with the Tunworth neighbourhood (Warnford, Tatchbury,Allenford, Swaythling, Penwood Terraced houses Bungalows and Shalden House). Alton Area Masterplan 30 Baseline Report 31 Additions and Adaptations 1960s: Masterplan Anomalies

Masterplan Anomalies

Historic Estates

Feature Buildings

Standard Buildings There have been a great deal of additions and adaptations to the original masterplan, most of which appear to have been shortsighted and undermine the Extended whole. Primary School

2 Replicated The two centres were not delivered in Point Blocks line with the original plan; an extended primary school was located on the western part of the site; two additional point towers were built as part of the Tangley neighbourhood; the bungalow typology was constructed almost as Altered Centre infills on left over and available land.

All in all, these anomalies compromised the vision of the original masterplan, produced a somewhat confused place, and muddled the concept of distinct neighbourhoods. Altered Civic Centre & School Layout

Alton Area Masterplan 32 Baseline Report 33 Additions and Adaptations 1970s to 1980s Additions and Demolitions

1970s Additions

Masterplan Anomalies

Historic Estates

Feature Buildings

Standard Buildings The centrally located primary school was New Residential demolished and Neighbourhood merged with the Roehampton Gate School.

South Thames College/ Further additions include: the physically Sure Start/NHS isolated Clarence Lane residential neighbourhood; rows of view stealing student accommodation behind Mount Clare; and South Thames College plugging the link between the central University of landscape and Roehampton Lane. x Roehampton Student Accommodation Many of these additions are awkward and unfortunate as they compromise the openness and connectivity of the estate. School Demolished for new Housing

Alton Area Masterplan 34 Baseline Report 35 Additions and Adaptations 1980-2010 1980s-2010s: New Development Development

1970’s Additions

Masterplan Anomalies

Historic Estates

Feature Buildings

Standard Buildings This era has seen extensive development and Ibstock School redevelopment. Extensions New Private & Affordable Homes Most “spare” bits of land dotted around the estate have been filled in over the years: an area of poor quality 1980s Stables housing on the Danebury Avenue civic centre site; awkwardly located private and sheltered housing; a new Sports & Fitness tucked away behind Danebury Avenue.

Both the Ibstock School and the University of Roehampton have expanded within their confines.

New Homes (Multiple Housing Associations) Sheltered Housing

Whitelands College Extension & Student Housing

New Homes

Alton Area Masterplan 36 Baseline Report 37

Planned Additions Additions and Adaptations 1980-2010 Consented Future Development Development

1970’s Additions

Masterplan Anomalies

Historic Estates

Feature Buildings

Standard Buildings The University of Roehampton recently gained approval to expand its Downshire House premises with three new Roehampton buildings for student University Extension accommodation.

All in all, these anomalies, additions, demolitions and extensions have eroded the overall vision and sense of place. The Alton Estate feels a little confused as a result, and some neighbourhoods have lost their flare. Often, the real issues appear in the interface between neighbourhoods, and around the perimeter of the estate.

Well described by one of the residents at an early consultation, this is a mishmash of a place.

Alton Area Masterplan 38 Baseline Report 39

Residential The Alton Estate Today Residential Institutions

Commercial

Non-Residential Institutions

Business

Miscellaneous

Service Infrastructure Housing is the primary use across the estate. However, there is a wide 1. Ibstock Place School range of institutions, 2. The Equestrian 1 Centre community 3. Alton Primary 2 School infrastructure and 4. University of Roehampton retail activity within 10 5. Sheltered residents’ Clubroom 3 5 the Alton area. 6 11 6. The Danebury Avenue Surgery 7. Methodist Church Although there are shops and a 4 7 8. Focus Hall library clustered in two locations along Community Centre Danebury Avenue, the estate was 9. Maryfield Convent designed without a single focus or a 10. University of real town centre with a bigger draw. 8 12 Roehampton Entertainment facilities and restaurants 11. Eastwood Day are missing from the area and this Nursery / Citizen 13 Advice Bureau / has had an impact on how the estate Sure Start / Small functions today. 9 Steps / University of 14 18 Roehampton 17 19 Roehampton University has campus 20 12. Alton Activity sites dotted around the estate . Other 15 Centre large institutions include the Maryfield 13. Roehampton Library Convent, the Alton and Ibstock Primary 14. Roehampton Sports Schools, and 166 Roehampton Lane 16 & Fitness Centre which houses an NHS centre, the South 15. University of Thames College, a Sure Start centre Roehmapton and nursery. 16. The Hunterconmbe Hospital Looking at the wider area, we find 17. Roehampton Youth Club / Western a number of well-known institutions, Area Housing including: Kingston University; Queen Office Mary’s Hospital; Bank of England Sports 18. St Josephs RC Centre; International Tennis Federation; Church and the Lawn Tennis Federation. 19. Alton Medical Practice 20.Chapel Street Family Hub

Alton Area Masterplan 40 Baseline Report 41 The Alton Conservation Area Listed Buildings within the Alton Estate

The Alton Conservation Area was designated in 2001. Despite this, The Watchers Sculpture the estate has seen Grade II Listed (1998) extensive change to Slab Blocks (1998) listed buildings and to the setting of listed Downshire House buildings. & Iron Fence (1955) Mount Clare (1955) The Conservation Area covers 58 hectares of land, a significant portion of the Alton Estate. The area around Allbrook House, as well as parts of the Danebury neighbourhood and the Bungalows Bull Sculpture Ibsley neighbourhood are not included. (1998) Grade II* Listed (1998) The significance of the conservation area is derived from the unique character of the layers of development from successive historical eras that Temple (1955) Manresa House survive within a landscape setting first (1955) laid out in the 18th century. These include development from the Georgian, Victorian and post-war period all set within a distinctive parkland Conservation Area environment. Many of the buildings are statutorily listed, eight at grade I or II*, in Grade I Listed recognition of their special architectural and historic interest. Grade II* Listed

Grade II Listed

Locally Listed (YEAR) Year Listed

Alton Area Masterplan 42 Baseline Report 43 The Alton West Estate was conceived as elegant and harmonious clusters of residential accommodation set within generous parkland. The principles of this civilised and “free” environment have What Happened to the been eroded over time and now is the opportunity to reconsider both the built LCC Masterplan? and unbuilt spaces. This chapter considers the present day estate in light of the architects’ original intent. We will outline the LCC key place making components and explore how these elements of the masterplan have evolved over time.

Alton Area Masterplan 44 Baseline Report 45 The Grand Vision

The LCC sought architectural solutions In the late 1940’s, to maintain the sense of openness of the LCC bought the earlier country estates with the presumption that the maximum amount Roehampton Park of parkland should be left open for amenity and landscape values. This and the three led to clusters of distinct building types former Georgian being sited within the wider parkland setting (itself reordered as part of the country estates. masterplan) accessed off Danebury Avenue, a central route that ran through They resolved the site from north-west to south–east. to restore the Part of the original concept was to eighteenth century provide a mixture of housing types, not just high-rise flats, but also low-rise houses and to flats, family houses and bungalows for old people. Five basic types of housing develop their accommodation was designed to grounds with new provide a variety of accommodation and forms of built interventions within housing. the landscape. Some of these were designed specifically for this project, most notably the slab blocks which provide the ‘iconic’ image of the Alton The result was a comprehensive Estate. These are grade II*. development of new housing with reference to the existing landscape. This was to be one of the LCC’s flagship developments for the 1950s. Much of the land around the house was compulsory purchased for the project.

The project was divided into two phases, with Manresa House in the middle. Alton East was developed first followed by Alton West, originally known as the Roehampton Lane Estate.

Alton Area Masterplan 46 Baseline Report 47 The Grand Vision Alton West

Alton West (1959) is a far larger site The Alton Estate that Alton East and its landscape is was developed more open. The LCC sought to retain the sense of openness of the historic in the early fifties rolling landscape as the setting for a reinvented country estate, and a as a response to platform for recreational pursuits. the severe housing Danebury Avenue was established along the line of the old lane to Mount shortage in London Clare, and the five slab blocks are set in Downshire Field, the principle part of the after the Second grounds of Downshire House.

World War. Design work commenced in 1951. The Alton West was conceived as an Alton West was developed and elegant and harmonious cluster of completed slightly later than Alton East residential accommodation set within and is totally different in character. a generous parkland. The Alton team The architecture is mainly split of architects wanted tall buildings, whilst between brutalist architecture and its the LCC planners favoured low rise Scandinavian-inspired counterpart. development. The end result was a While this is in part due to differences in compromise. landscape and scale, the main reasons for the differences are the influences and ideology of the team of generally younger architects. The influence of Le Corbusier is clear, particularly in the eleven-story slab blocks which were inspired by a visit to the recently completed Unité d’Habitation in Marseilles. Although brick is used in some places, the overall impression is of light coloured concrete, particularly on the point blocks.

Aerial view of the Alton Estate - a mix of high and low rise

Alton Area Masterplan 48 Baseline Report 49 The Grand Vision Alton East

Alton East (1958) was conceived in a subtle Scandinavian style, along the lines of the softer humanistic architecture of the Swedish welfare state. Axonometric drawing of Alton Road houses and apartment block

This style tended to be more cautious than pre-war modernism, and more in tune with the national vernacular. Despite the need for economy, the architects tried to bring a touch of brightness and individuality.

Scandinavian inspired houses at the time of completion

Scandinavian inspired houses at the time of completion Aerial view of Alton East looking east

Alton Area Masterplan 50 Baseline Report 51 LCC Original Concept 1 The Central Landscape

The masterplan was fundamentally about the central park linking two historical country estates: The masterplan was Mount Clare and about the central park, Downshire House. linking Mount Clare and Downshire House. Downshire It was a bold gesture, a grand sweep House of green open space, conceived as a series of open plateaus – a sequence The dominance of the of connected spaces stepping from the landscape and the upper level Downshire House to the low Mount Clare concept of “living in the lying Mount Clare. Strategic tree planting park” was fundamental. was used to frame and enclose, but never obscure.

Downshire House

Mount Clare

Richmond Park

Alton Area Masterplan 52 Baseline Report 53 LCC Original Concept 1 The Central Landscape: What Really Happened?

Over the years, the central landscape Central Landscape Overgrown has become overgrown with trees and sections Fence of impermeable wilderness. View of the central landscape with Mount Clare and Richmond Park in the background The space has become a setting to be appreciated at height or at a distance, as opposed to a public amenity to enjoy on the ground. The space feels dark, unsafe and unusable. CCTV keeps a watchful eye in the absence of natural surveillance, but fails to provide a sense of security. Link Fractured

The sweeping link between the two Fence historic mansions has been severed by fences and the bus turning / standing on Danebury Avenue. Mount Clare and Downshire House are surrounded by mature trees and shrubs, and no longer Playground in Downshire Fields visible even at close distance.

Pedestrian link from central landscape to Roehampton Lane

Alton Area Masterplan 54 Baseline Report 55 LCC Original Concept 1 The Central Landscape: What Really Happened?

Am I part of the park?

View towards the Central Landscape from Downshire House Student accommodation to the rear of Mount Clare

The central landscape - dark and overgrown

Patch of impermeable wilderness Fence and planting around Downshire House

Am I a usable landscape?

Pedestrian walkway along Pedestrian walkway leading to Roehampton Lane 166 Roehampton Lane/Downshire House The central landscape looking towards Minstead Gardens

Alton Area Masterplan 56 Baseline Report 57 LCC Original Concept 2 Richmond Park on the Doorstep

The original masterplan positioned Mount Clare as a free standing mansion within the central landscape, its ground open to the public, providing a link between the estate and Richmond Park. Hello Richmond Park! The proud slabs and towers of Alton were dancing along the park edge, providing a visionary and ultra-modern backdrop to the park and the golf course.

A footpath ran along the park edge, connecting the Tunworth point blocks with the primary school playing field and the Danebury Avenue terraced family homes. The park interface was open and clear of planting, allowing views from the estate to the park and from the park to the estate.

View of Primary School grounds with the Tangley point blocks in the background

Alton Area Masterplan 58 Baseline Report 59 LCC Original Concept 2 Richmond Park on the Doorstep: What Really Happened?

Danebury terraces viewed from the golf course Today, the park edge is impassable. The full length of the Alton Estate, from the Roehampton Fence Along Full Extent of Park Gate to Kingston Road/Roehampton Vale, is fenced off. Sometimes the Golf course/Alton Estate boundary edge is double fenced.

Earth mounds and intense planting prohibits views across. Forbidding security gates effectively deter potential trespassers. Walking along the park edge, one can get close. Very close. You can almost reach out and knock on someone’s front door. Peer into a back garden. But at the same time, Alton Alton East point blocks seen from the golf course Estate is oh so far away. Golf Course Enclosed with Regulated Access The installation and construction of a pedestrian entrance to Richmond Park from the Alton Estate was secured in 2007 by local politicians, approximately in the same location as suggested by the Mayor of London’s Green Grid. Nothing has yet materialised.

Visitor car park in Richmond Park / Roehampton Gate entrance

Alton Area Masterplan 60 Baseline Report 61 LCC Original Concept 3 The Valley Spine

The valley spine runs the course of the historic access route to Mount Allbrook House/Danebury Centre in the 1960s Clare. It was crucial to the design, generating the main circulation spine and reaching out to the neighbouring Roehampton High Street and residential areas. Allbrook House/Danebury Centre in the 1960s/1970s

It also invited people in, giving life to local centres, to the central landscape, to streets and the public realm. It was the lifeline of the community.

The concept of the valley spine was as crucial to the design, generating the main circulation artery.

Alton Area Masterplan 62 Baseline Report 63 LCC Original Concept 3 The Valley Spine: What Really Happened?

With the main movement route curtailed, the whole estate has turned into a cul-de-sac.

Traffic comes to a halt at the road barrier by Alton Primary School, further limiting access from the estate to Richmond Park. Buses turn around and Road barrier by Alton Primary School stand in line at Minstead Gardens, instead of providing a potential link to the park and beyond.

With the Highcliffe approach barred, access to the estate is now limited to Danebury Avenue and Kingsclere Road, both off the busy Roehampton Lane.

Circulation is poor and to visitors the estate has become difficult to navigate.

Highcliffe Drive road barrier

Bus stand on Danebury Avenue

Alton Area Masterplan 64 Baseline Report 65 LCC Original Concept 4 Foreground and Background Architecture

Highcliffe, Tunworth and Tangley were the innovative typologies designed as “foreground” –fluid buildings in parkland. Foreground The juxtaposition of fluid and framing neighbourhoods These were site specific architectural components, designed for the Alton landscape and characteristics.

The rest of the homes were of a lower quality and delivered as “background”. Their role was to frame the parkland I’m fluid! and financially underpin the more ambitious “foreground” architecture.

This approach leads to clear building Highcliffe, Tunworth, clusters and a set of distinctive sub- Tangley and Allbrook neighbourhoods that help improve House were the innovative legibility and a sense of belonging typologies designed as Background for residents. The “foreground/ “foreground”. Highcliffe collage illustrating the concept of fluid buildings in park background” approach also helps explain why some areas work better than others. The rest of the homes were delivered as I’m framing “background”.

Danebury neighbourhood in the Alton Estate’s early days

Alton Area Masterplan 66 Baseline Report 67 LCC Original Concept 4 Foreground and Background Architecture: What Really Happened?

With more recent additions, adaptations, extensions and Background encroaching on reconfigurations, the foreground the concept of the “foreground” and “background” has New development in close proximity to Binley House become muddled.

In fact, the “background” has started to encroach on the “foreground”, sometimes cornering buildings and creating a rather uncomfortable and claustrophobic setting for buildings that were designed to be free and fluid. The clarity between the two types has become clouded and begs the question of whether this eroded concept is still a consideration. The lack of distinction between framing and fluid typologies

Alton Area Masterplan 68 Baseline Report 69 LCC Original Concept 5 Feature and Standard Typologies

The plan was not perfect, and some of the grand The “background”, standard typologies were ambitions were of a lower quality and not compromised by Standard always built to last. the use of standard Typologies LCC typologies. Highcliffe The use of feature and Budgets were so tight that in certain standard typologies places some accommodation was not leads to clear character built to last, but were merely temporary Tunworth areas, and helps explain solutions. For example, at that time, Tangley why some areas work homes for the elderly had to be single better than others. storey. The bungalows were a slight afterthought and done very cheaply. In a sense, they were fillers, easily plugged Allbrook into gaps in the plan, grouped and Standard House aligned as required. Typologies

Standard Typologies

Alton Area Masterplan 70 Baseline Report 71 LCC Original Concept 5 Feature and Standard Typologies: What Really Happened?

The use of standard No Relationship Between Buildings typologies has led to Buildings Turn Away from some obvious issues the Street across the site.

Building Orientation Building Orientation has become a particular issue around the Danebury and Ibsley neighbourhoods, both made up of low-rise single family terraced Back gardens and front façades overlooking car park houses and 4-storey apartment slab blocks. Buildings Turn Away from the Street The terraced houses are stacked back to front, with all buildings arranged to face the same direction. Narrow access routes are provided between walled rear gardens and front gardens, creating rather awkward back of house type of spaces. Blank side walls front onto main streets and fail to create an active and overlooked street environment.

The 4-storey apartment slabs have a tendency to turn away from the street Rear garden walls facing front gardens and entrances which they should be addressing, instead exposing rear private or communal gardens. This means that residents’ back yards including drying Backs to Fronts laundry, inflatable pools, barbeques and bicycles are directly juxtaposed with Danebury Avenue, which is supposed to be an urban street and No Relationship Between the main shopping parade. Buildings

In some neighbourhoods there is no apparent relationship between buildings and they seem to be arranged in a rather random fashion. Blind side elevations fronting Swanwick Close

Alton Area Masterplan 72 Baseline Report 73 LCC Original Concept 5 Feature and Standard Typologies: What Really Happened?

Relation to Topography The estate occupies a rolling landscape that slopes down towards Danebury Avenue with dramatic level changes in places. There is little scope for the standard architectural types applied here to respond to even the slightest variations in the ground plane. As a result, many street frontages are cluttered with steps and ramps to overcome level differences. Sometimes stepping up from the street, only to step down again towards a residential lobby. Exposed basement/service area This also means that in some instances, to ground one end of a building, the other end is raised above ground, exposing basement areas or residents’ storage units.

In the most extreme case, a full building is set below street level, with homes facing a retaining wall. Access is via a long, pedestrian, stepped, dead end route. Not a fantastic setting for any kind of building.

Steps and ramp to access terraced homes

Fences and level changes along Danebury Avenue Buildings set below street level with a series of steps to access homes

Alton Area Masterplan 74 Baseline Report 75 LCC Original Concept 5 Feature and Standard Typologies: What Really Happened?

Left Over Space The quality of the open space varies enormously. High quality spaces are matched by low points which are over- whelmed by the level of pedestrian use and dog-walking. There are mud zones. In some cases the landscape setting of buildings and whole neighbourhoods has become overtaken by car parking, waste storage and underutilised spaces.

There is a significant amount of non- descript space with no apparent owner. Open space at Tunworth adjacent Alton Primary School It is difficult to determine whether these are for the use of residents or the public, if they are communal or private, back gardens or front lawns. In many occasions, these non-descript spaces appear to be what was left over rather than planned green areas.

Green space along Minstead Gardens

Non-descript space with no apparent owner

Alton Area Masterplan 76 Baseline Report 77 LCC Original Concept 5 Feature and Standard Typologies: What Really Happened?

Am I a back or a front?

Green space surrounding the Highcliffe slab blocks Semi-private back gardens along Danebury Avenue Semi-private or public space along Harbridge Avenue

Green space between Danebury maisonette blocks Semi-private back gardens along Danebury Avenue

Am I private or public?

Communal back gardens at the Swanwick Close bungalows Green space surrounding Mount Clare student residences Semi-private back gardens along Danebury Avenue

Alton Area Masterplan 78 Baseline Report 79 LCC Original Concept 6 The Urban Street

LCC’s aspiration was to establish Connecting with Danebury Avenue Roehampton High Street as an urban street from Minstead Gardens to Roehampton Lane, connecting with Roehampton High Street across the junction. Buildings Addressing Danebury Avenue

Alton Estate physical model showing the original Danebury Avenue layout and the attempt at creating an “urban street”

Alton Area Masterplan 80 Baseline Report 81 LCC Original Concept 6 The Urban Street: What Really Happened?

With the use of standard typologies, the LCC Fences and level changes contributing towards team struggled to Lack of frontage onto Danebury Avenue Ground level storage units and blank façades the disconnect between building and street achieve a successful urban environment.

As described across the previous pages, buildings fail to address the street with back gardens facing Danebury Avenue. Level changes, ramps and stepped access further exacerbate the disconnect between buildings and streets.

The busy and heavily trafficked Roehampton Lane junction is not an easy crossing for cars or pedestrian which compromises the concept of Danbury Avenue as an extension of Roehampton High Street.

Exposed back gardens along Danebury Avenue

Alton Area Masterplan 82 Baseline Report 83 LCC Original Concept 7 Two Centres

The original masterplan At the heart of the proposed two neighbourhood and distinct centres with opposite the park was meant to be the primary clear programmes. and nursery school. The school was deemed superfluous and demolished to make way for new homes.

Alton Area Masterplan 84 Baseline Report 85 LCC Original Concept 7 Danebury Avenue Centre

View of shops from Roehampton Lane The Danebury Avenue Centre was the main retail destination for Alton East and Alton West, bringing together a food store with smaller retail units, The Co-op and public space in front a surgery, a library, Library a site maintenance depot/area office/ boy’s club. Urban Street Square The cluster was conceived as a continuation of Roehampton High Street. Facilities were organised around a central square, part hard landscaping, part soft, with mature trees retained. Retail Danebury Avenue crossed the square without undermining the pedestrian Square experience. Allbrook House and library Co-op The retail parade is completed with a Surgery run of residential accommodation to the back, adding a frontage to Laverstoke Gardens. The homes were overlooking the rich and mature landscape surrounding Manresa House.

Maintenance Depot / Area Office / Boys Club

Roehampton Library Original Masterplan - Danebury Centre

Alton Area Masterplan 86 Baseline Report 87 LCC Original Concept 7 Danebury Avenue Centre: What Really Happened? Open space occupied by car parking

Public space lacking definition & function

Level change makes space difficult to use

The architectural form is robust, but The role and offer the poor quality of the upper levels, Community Facilities the residential lobbies, pedestrian of the Danebury Residential walkways and portals, the back of Avenue centre house service areas and the materials Hardstanding Poor quality undermine the whole. The public spaces space retail frontages is pretty much as have deteriorated over time, and the Poor quality retail frontages “square” is no longer one legible space Surface car park/ originally intended service area Sport & fitness but rather a collection of disconnected center hidden Cluttered & run down with a number of left over surfaces. Danebury Avenue/ on a back street back of house Roehampton High St retail outlets, cafés, Laverstoke Gardens is fronted by poorly community services, arranged retail rear service areas and Roehampton Lane high walled gardens and institutional Other streets Youth Club turn a post office and a grounds. The Sports & Fitness Centre its back on and the Youth Club are hidden away on Residential backs Danebury Avenue library. back streets. Retail fronts

Much of the ground plane surrounding Retail back of University Campus Allbrook House and the library is unusable house walled & isolated due to the dramatic level changes and the predominance of surface car parks and associated ramps.

View of Roehampton High Street and Danebury Avenue from Allbrook House

Alton Area Masterplan 88 Baseline Report 89 LCC Original Concept 7 Danebury Avenue Centre: What Really Happened?

Difficult to use open space due to level changes Car park and ramp at rear of Allbrook House

Sports & Fitness Centre behind Danebury Avenue Retail units along Danebury Avenue Open spaces lacking definition adn function

Surface car park and on-street The Youth Club turning its back on the Danebury centre Cluttered and unslightly back of house service area Danebury Avenue dominate the space car parking along Danebury Avenue

Alton Area Masterplan 90 Baseline Report 91 LCC Original Concept 7 Portswood Place

The Portswood Place centre was Urban Street intended as a Surgery community focused Community cluster of facilities Centre Square with local retail. Retail

At the heart was a Primary School and playing fields with tree planting enclosing the grounds whilst maintaining Methodist Primary School a visual and physical connection to Church Richmond Park.

A Methodist Church, a retail building and a surgery framed a square housing a community centre. The square was Physical model of illustrating original concept for the Portswood Place Centre located directly off Danebury Avenue Pl.aying Field and within metres of the central landscape.

Portswood Place primary school and playing field Original Masterplan - Portswood Centre

Alton Area Masterplan 92 Baseline Report 93 LCC Original Concept 7 Community Portswood Place: What Really Happened? Services

Residential - Original Plan

Residential - New Development

Square

Gardens Roads Extensive additions, demolitions, and The original community hall also had a This part of the reconfigurations have left this space brief existence and was demolished estate was not suffering from a lack of focus where no at the same time as the school. A one part seems to relate to another. community hall was constructed to the Old People’s delivered in line with rear of the school, and is today tucked Club the original plan, and The Primary School was demolished away behind the private housing. It is to free up space for new housing. This difficult to find, and does nothing much Surgery was supposed to be the heart and since its construction to announce its presence to the world. Parking & focus of the Portswood Place centre, Garages it has undergone providing life and activity throughout The church is poorly sited and turns its the day. The school children would have back on the centre, instead addressing Retail/ significant change benefited from the proximity of the Minstead Gardens with an underused Community to the detrimental central landscape and the (at that point surface car park. The retail service Parking in time) easily accessible Richmond Park. yard and garages front onto the effect of the built An area of low rise social housing was central landscape, missing out on the delivered in its place. extraordinary opportunity to link with environment and this major green space. Parking has Methidist filled what remains of the square. Ramps, Church the public realm. steps and railings clutter the space and make it unusable.

Focus Hall

Portswood Place Centre today Surface car park dominate the space

Alton Area Masterplan 94 Baseline Report 95 LCC Original Concept 7 Portswood Place: What Really Happened?

Parking

Semi-Private Gardens

Private Gardens Fences

Roads The retail parade is tired and lacklustre. Many shops have their shutter down through the day.

The seating area towards Danebury Parking Avenue overlooks the bus stand, and Semi private has become a street drinking spot. gardens Poor quality of rear spaces Parking This is not a positive gathering space. The area needs an overall rethink. It needs to regain its focus and deliver Parking a set of spaces and facilities that is in line with the needs and desires of the existing and future Alton residents. Parking

Fences and level changes dominate the space Private gardens facing street

Seating area towards Danebury Avenue

Alton Area Masterplan 96 Baseline Report 97 Transport and Connections

Alton Area Masterplan 98 Baseline Report 99 Accessibility and Connectivity

N Alton West has a low level of public transport accessibility.

The PTAL (Public Transport Accesibility Level) is classified as being between 1B and 3 (Very Poor to Mediocre).

Site

N PTAL Level 1a PTAL Level 1b PTAL Level 2 PTAL Level 3 PTAL Level 4 PTAL Level 5 PTAL Level 6a PTAL Level 6b PTAL Map Alton Area Masterplan 100 Baseline Report 101 ALTON WEST, ROEHAMPTON Site BASELINE STUDY

PUBLIC TRANSPORT ACCESSIBILITY

1694/10 Figure 1

JULY 2013 Alan Baxter

ALTON WEST, ROEHAMPTON BASELINE STUDY

PUBLIC TRANSPORT ACCESSIBILITY

1694/10 Figure 1

JULY 2013 Alan Baxter Accessibility and Connectivity

N Site Site Network Rail Network Rail London overground London Overground London Underground London Underground N A key issue for Site

Alton West is the Network Rail poor access to rail and underground London overground stations. London Underground

The closest rail station to Alton West is Barnes which is a 25 minute bus journey. In addition there are no direct bus services from the centre of Alton West to Barnes Station. Buses to Barnes Station only run on Roehampton Lane.Barnes Station 40-45mins 20-25mins is served by South West trains with direct connections to London Waterloo, 25-30mins Weybridge, Richmond and Kingston. 35-40mins

The nearest London Underground station is East Putney, which is approximately a 40 minute bus journey 40-45mins from Alton West. East Putney is served by the District Line with connections to 40-45mins Wimbledon, Hammersmith, Edgware 20-25mins Road, Westminster and Whitechapel. 25-30mins 35-40mins

Train Services from Barnes Station 40-45mins Frequency (Trains per Hour) Destination Weekday Weekday Saturday Sunday Peak Off Peak Peak Peak London Waterloo 8 8 6 2 Weybridge Trains services2 from Barnes 2 Station 2 1 London Waterloo Circular Route ALTON WEST, ROEHAMPTON 2 2 2 1 BASELINE STUDY (via Hounslow & Richmond) Frequency (trains per hour) London Waterloo Circular Route Destination Weekday Weekday Saturday Sunday 2 2 2 1 BUS JOURNEY TIMES TO (via Richmond & Hounslow) Peak Off Peak Peak Peak NATIONAL RAIL, LONDON London Waterloo Circular Route London Waterloo 8 8 6 2 2 2 2 1 OVERGROUND AND LONDON (via Richmond & Kingston) Weybridge 2 2 2 1 Bus Journey Times to Rail/UndergroundUNDERGROUND Stations STATIONS London Waterloo Circular Route (Via Hounslow and Richmond) 2 2 2 1 1694/10 Figure 2 London Waterloo Circular Route (Via Richmond and Hounslow) 2 2 2 1 Alton Area Masterplan 102 Trains services from Barnes Station Baseline Report 103 London Waterloo Circular Route (Via Richmond and Kingston) 2 2 2 1 JULY 2013 Alan BaxterALTON WEST, ROEHAMPTON Frequency (trains per hour) BASELINE STUDY Destination Weekday Weekday Saturday Sunday Peak Off Peak Peak Peak BUS JOURNEY TIMES TO NATIONAL RAIL, LONDON London Waterloo 8 8 6 2 OVERGROUND AND LONDON Weybridge 2 2 2 1 UNDERGROUND STATIONS London Waterloo Circular Route (Via Hounslow and Richmond) 2 2 2 1 1694/10 Figure 2 London Waterloo Circular Route (Via Richmond and Hounslow) 2 2 2 1 London Waterloo Circular Route (Via Richmond and Kingston) 2 2 2 1 JULY 2013 Alan Baxter Accessibility and Connectivity

Due to poor In comparison to accessibility to other locations rail based public in London, Alton transport, journey West is relatively times to central, inaccessible. northern and The diagram shows public transport eastern parts journey times to Oxford Circus from of London are locations that are a similar physical distance (7.5 miles) from this destination. generally high. Public transport journey times from Oxford Circus to Alton West are Although some destinations such as N approximately 60 minutes, which is 20 Notes: the West End and Victoria are within minutes longer than the journey time for 60 mins • All chosen locations are approximately 7.5 miles distance 60 minutes travel time, the major well connected parts of north and east from Oxford Circus N employment centres of the City and London such as Finchley and Leyton. Canary Wharf have travel times of over 55 mins 75 minutes. This is significant as most Journey times from Oxford Circus to Colindale people will be willing to travel a maximum Kilburn other locations in south London, such as of 60 minutes to work. Queens Park Streatham (45 Minutes) and Wimbledon 50 mins (38 minutes) are significantly quicker Kings Cross Stratford East Acton than to Alton West. 45 mins Oxford Circus Stephney Heathrow Airport Wood Lane Shepherds Leicester Ealing Broadway Acton Town Bush Square Northfields Wembley Farringdon Canary Wharf 40 mins Chiswick Finchley Wood Green Barnes Hammersmith Victoria Bank Tottenham Mortlake Walthamstow North Sheen Aldgate Richmond Old Street 35 mins Leyton Shoreditch High Street Ealing Twickenham Canning Town Alton West Putney Bridge Wapping Clapham Oxford Street Junction Brentford Wandsworth Lewisham

Colliers Wood North Sheen Southfields Tooting Bec 30 minutes Wimbledon Raynes Park

East Croydon Wimbledon Park Crystal Palace Alton West Morden ALTON WEST, ROEHAMPTON BASELINE STUDY ALTON WEST, ROEHAMPTON 60 minutes BASELINE STUDY

JOURNEY TIMES TO LONDON WIDE DESTINATIONS PUBLIC TRANSPORT/WALKING Streatham JOURNEY TIMES TO OXFORD CIRCUS 1694/10 Figure 3 All locations are 1694/10 Figure 4 JULY 2013 Alan Baxterapproximately 7.5 miles distance from Oxford Circus JULY 2013 Alan Baxter 90 minutes Alton Area Masterplan 104 Baseline Report 105 Accessibility and Connectivity

N N Site Westfield White City Site Westfield White City Site Town centre Town centre

N Town Centres Site The nearest town Westfield White City centres are Barnes, Town centre Mortlake, Putney and Wandsworth with journey times Barnes between 20 and 35 Barnes minutes by bus.

50-55mins Barnes These centres are defined as district 50-55mins centres and tend to have a limited range of services and amenities. The Richmond Mortlake closest major centres to Alton West are Richmond Mortlake 30-35mins Putney

30-35mins 30-35mins Putney Kingston, Richmond and Wimbledon 20-25mins

30-35mins with journey times by public transport of 50-55mins 20-25mins approximately 40 - 45 minutes. 40-45mins 40-45mins Mortlake In general journey times from Alton West Richmond 25-30mins Wandsworth 30-35mins Putney to nearby districts and major centres 5-15mins 25-30mins Wandsworth

30-35mins are typically high, compared to other 5-15mins Roehampton High Street 20-25mins locations in London. Part of the reason 40-45mins Roehampton High Street for this is due to constraints caused by the large amount of green spaces in 25-30mins Wandsworth the local vicinity, (such as Richmond Park 5-15mins and Putney Heath) wich means that bus Roehampton High Street routes are not direct. 40-50mins 40-45mins 40-50mins The relatively high journey times to central 40-45mins London, rail stations and town centres result in a general sense of disconnection and remoteness for those living at Alton 40-50mins West. 40-45mins Kingston Wimbledon Kingston Wimbledon

ALTON WEST, ROEHAMPTON BASELINE STUDY ALTON WEST, ROEHAMPTON BASELINE STUDY Kingston Wimbledon BUS/WALKING JOURNEY Journey times to town centres BUS/WALKINGTIMES TO LOCAL JOURNEY TOWN + TIMESMETROPOLITAN TO LOCAL CENTRES TOWN +ALTON WEST, ROEHAMPTON BASELINE STUDY METROPOLITAN CENTRES Alton Area Masterplan 106 Baseline Report 107 1694/10 Figure 5 1694/10 Figure 5 BUS/WALKING JOURNEY JULY 2013 Alan BaxterTIMES TO LOCAL TOWN + JULY 2013 Alan BaxterMETROPOLITAN CENTRES

1694/10 Figure 5

JULY 2013 Alan Baxter Walking Connections

N Site Westfield White City Site N Town centre Travel on foot in Site the vicinity of Alton West is significantly constrained by the impermeable edge of Richmond Park.

20 m Barnes in ut es w a Access to facilities and amenities within lk

(1 6 1 0 a 10 minute walk (800m) is limited to 5 m 0 in m ut ) Richmond Park, Roehampton High Street, es w a lk Queen Marys Hospital, Alton Primary (1 2 0 School, Ibstock Place School, Alton 0 1 m 50-55mins 0 m in ) Nursery and Putney Heath. ut es w a lk

(8 0 There is a reasonable provision of public Mortlake 0 Richmond m 30-35mins 5 min ) footpaths and rights of way within the Putney ute s w al 30-35mins k surrounding green spaces of Barnes (4 20-25mins 0 0 Common, Richmond Park and Putney m ) Heath. There is also a footpath that links 40-45mins the Roehampton Gate of Richmond Park to the National Tennis Centre. 25-30mins Wandsworth 5-15mins Roehampton High Street

40-50mins 40-45mins

Kingston Wimbledon

ALTON WEST, ROEHAMPTON BASELINE STUDY

Alton Area Masterplan 108 Baseline Report 109 BUS/WALKING JOURNEY ALTON WEST, ROEHAMPTON TIMES TO LOCAL TOWN + BASELINE STUDY METROPOLITAN CENTRES

1694/10 Figure 5 WALKING JOURNEY TIMES

JULY 2013 Alan Baxter

1694/10 Figures 7

0m 500m 1km JULY 2013 Alan Baxter N N N Site N Site N Site N Site CycleSite Super Highway 8 - to CycleWestminsterSiteSite Super Highway 8 - to CycleWestminster Super Highway 8 - to SignedCycleWestminster Super routes Highway for cyclists. 8 - to Cycling Connections CycleSignedWestminsterCycle Super Super routes Highway Highway for cyclists. 88 - to 10 SomeWestminster have on-street cycle m Signed routes for cyclists. 10 i SignedWestminsterSome have routes on-street for cyclists. cycle m nu to Westminster in t lanesSigned routes for cyclists. 10 u es Some have on-street cycle 1 m te c lanesSigned routes for cyclists. 0 i s y Some have on-street cycle 1 m n c c 0 i u y le SignedSomeSigned have routes Routes on-street for for cyclists. Cyclists cycle m n te c ( lanes 1 i u s le 1 Some have on-street cycle 0 n te c 6 lanesQuieter roads that are m ut s y (1 0 1 in e c c 6 0 SomeQuieterlanes have roads on-street that are cycle 0 u s y le 0 m Some with On-Street Lanes m t c c 0 i e y le (1 ) recommendedlanes for cyclists n s c 6 m Quieter roads that are u c le ( 0 ) te y 1 Quieterlanesrecommended roads that for arecyclists s c (16 0 c le 60 m Quieter roads that are y 00 ) Quieter Roads that are c (1 0m recommended for cyclists le 6 m) Off-roadQuieter roads alternatives that are to busy 0 recommended for cyclists (1 0 ) 6 m QuieterOff-roadrecommended roads alternatives that for arecyclists to busy 5 0 Recommended for Cyclists m 0 ) recommended for cyclists i m intersections on one-way 5 m nu Off-road alternatives to busy in te ) Off-roadrecommendedintersections alternatives on for one-way cyclists to busy u s Off-road alternatives to busy 5 m te cy streets 5 i s c intersectionsOff-road alternatives on one-way to busy m nu cy le streetsOff-road alternatives to busy 5 in te c intersections on one-way m u s le (8 intersections on one-way in te c 0 Off-road alternatives to busy 5 u s y (8 0 streets m te c c 0 m Greenwaysintersectionsintersections -Shared onon one-wayone-way use streets in s y le 0 streets 5 u c c ) Richmond m te y le (8 m intersectionsstreetsGreenways -Shared on one-way use in s cl 0 ) Richmond u c e (8 0 walkingstreets and cycling paths te yc ( 0 m Greenways -Shared use s l 8 0 walkingGreenways and -cycling Shared paths use walking c e 0 m) Greenways -Shared use Richmond y ( 0 streets c 8 m) Greenways -Shared use Richmond le 0 through parks 0 ) walking and cycling paths Richmond (8 m throughGreenways parks -Shared use 0 walking & cycling and paths cycling through paths parks 0 ) walking and cycling paths Richmond m throughGreenways parks -Shared use ) Sharedwalking use and walking cycling andpaths Richmond walkingSharedthroughShared use useandparks walking walkingcycling andpaths& Sharedcyclingthrough usepaths parks walking along andcanal path Sharedthroughcyclingcycling usepaths parks walking alongalong andcanal canal path N Sharedcycling usepaths walking along andcanal path cycling paths along canal path cyclingShared usepaths walking along andcanal path Travel by bike in the cycling paths along canal path Site vicinity of Alton West Cycle Super Highway 8 - to Westminster is also significantly Signed routes for cyclists.

10 Some have on-street cycle m i nu constrained by the te lanes s c yc le

(1 6 Quieter roads that are 0 0 impermeable edge m ) recommended for cyclists of Richmond Park. Off-road alternatives to busy 5 m in intersections on one-way ut es c streets yc le

(8 0 0 Provision of cycling links immediately m Greenways -Shared use Richmond ) outside Alton West are generally walking and cycling paths through parks acceptable. Danebury Avenue, Roehampton High Shared use walking and cycling paths along canal path Street and Putney Heath comprise signed cycle routes linking Alton West with north-south routes to Wimbledon and Fulham. However, Roehampton Lane, which is a major north-south route in the local area is not signed for use by cyclists.

Additionally, NCN (National Cycle Network) Route 4 is within a 5 minute cycle of the site on the western edge of Richmond Park, with connections to Hampton Court and Putney. ALTON WEST, ROEHAMPTON ALTON WEST, ROEHAMPTON 0m 500m 1km BASELINE STUDY 0m 500m 1km BASELINEALTON WEST, STUDY ROEHAMPTON 0m 500m 1km ALTON WEST, ROEHAMPTON 0m 500m 1km BASELINEALTON WEST, STUDY ROEHAMPTON 0m 500m 1km BASELINEALTON WEST, STUDY ROEHAMPTON 0m 500m 1km BASELINEALTON WEST, STUDY ROEHAMPTON 0m 500m 1km BASELINE STUDY CYCLE NETWORK AND JOURNEY CYCLETIMES NETWORK AND JOURNEY CYCLETIMES NETWORK AND JOURNEY CYCLETIMES NETWORK AND JOURNEY TIMES TIMESCYCLE NETWORK AND JOURNEY 1694/10TIMES Figure 8 1694/10 Figure 8 1694/10 Figure 8 1694/10 Figure 8 JULY1694/10 2013Figure 8 JULY1694/10 2013Figure 8 Alan Baxter JULY1694/10 2013Figure 8 Alan Baxter JULY 2013 Alan Baxter JULY 2013 Alan Baxter JULY 2013 Alan Baxter

Alton Area Masterplan 110 Baseline Report 111 ALTON WEST, ROEHAMPTON 0m 500m 1km BASELINE STUDY

CYCLE NETWORK AND JOURNEY TIMES

1694/10 Figure 8

JULY 2013 Alan Baxter Bus Services

N Site Westfield White City Site to Town centre East Acton Town Centres Site N

Roehampton Lane Bus route acts as a north– south bus corridor to serving four routes Victoria with connections to Hammersmith, , Barnes Putney, Richmond, Tolworth, St Georges-University of London and 50-55mins White City. Richmond Mortlake 30-35mins Putney

Two of these routes have direct 30-35mins to 20-25mins connections with Barnes Stations with Wandsworth and a peak weekday frequency of one bus 40-45mins Victoria every 4.5 minutes. 25-30mins Wandsworth Additionally two terminating bus 5-15mins routes serve Alton West directly with Roehampton High Street connections to Putney, Fulham, South Kensington, Wandsworth, Clapham and Victoria.

40-50mins 40-45mins

to Roehampton Vale Asda. Tolworth and Kingston Wimbledon Kingston

ALTON WEST, ROEHAMPTON BASELINE STUDY

to to BUS/WALKING JOURNEY Alton Area Masterplan 112 Tolworth St George’s and TIMESBaseline TO LOCAL Report 113 TOWN + METROPOLITAN CENTRES ALTON WEST, ROEHAMPTON University of London BASELINE STUDY

1694/10 Figure 5

JULY 2013 Alan BaxterWIDER BUS NETWORK

1694/10 Figure 9

JULY 2013 Alan Baxter Bus Services

N to to Site Westfield White City Hammersmith, East Putney and South N Acton and Richmond Kensington Site Town centre Site to to Bus Stop Barnes Hammersmith N Bus Stop Site

TLRN

Borough distributor road

Primary estate access street

Priory Lane A306 Secondary estate access street

Barnes Road closure

One-way direction of flow

Parking courts/car parks

50-55mins

to MortlakeRichmond Richmond to 30-35mins Putney Wandsworth and

30-35mins Victoria 20-25mins to 40-45mins Putney

25-30mins Wandsworth

Treville St 5-15mins Frequency Roehampton High Street Route Weekday off Weekday peak Saturday peak Sunday peak Medfield St peak

Park & Ride Gladstone 969 to Roehampton Vale 6 mins 6 mins 5 mins 8 mins Asda

St Georges/University of London to to 493 40-50mins12 mins 12 mins 12 mins 20 mins Richmond/North 40-45mins Roehampton Vale Sheen Asda. Tolworth and Danesbury Ave/ Kingston Minstead Gardens 430 to Natural History 7 mins 7 mins 8 min 10 mins Museum/South to Kensington ALTON WEST, ROEHAMPTON BASELINE STUDY A3, M25, Guildford Putney Bridge Station 265 fo Tolworth/Kings 12 mins 12 mins 12 mins 15 mins Charles Road Wimbledon Kingston ALTON WEST, ROEHAMPTON Danesbury Avenue/ LOCAL BUS NETWORK BASELINE STUDY 170 Minstead Gardens to 8 mins 8 mins 8 mins 12 mins to Victoria Bus Station Norley Vale Brunel Road/East ALTON WEST, ROEHAMPTON 6 mins 8 mins 7 mins 12 mins 72 Acton to Norley Valley 1694/10BASELINEFigure 10 STUDY 0m 50m 100m 250m STREET HIERARCHY

JULY 2013 0m 250m 500km Alan Baxter

BUS/WALKING JOURNEY 1694/10 Figure 11 Alton Area Masterplan 114 TIMESBaseline TO LOCAL Report 115 TOWN + METROPOLITAN CENTRES JULY 2013 Alan Baxter

1694/10 Figure 5

JULY 2013 Alan Baxter Road Network

N N Site Westfield White City Site Westfield White City Site Town centre Town centre

Town Centres N Notes: Roehampton has • Traffic flows are from 2012 excellent access to the strategic Site and primary road Town centre network through Barnes Roehampton Lane. Barnes However during

peak hours 50-55mins

Roehampton Lane 50-55mins often experiences Richmond Mortlake Richmond Mortlake 30-35mins Putney

30-35mins 30-35mins Putney significant 20-25mins

30-35mins 20-25mins congestion. 40-45mins 40-45mins /day 22,000 vehs 25-30mins30,000 vehs/day Wandsworth 20,000 vehs/day Roehampton Lane provides direct 5-15mins 25-30mins Wandsworth connections to the South Circular and 5-15mins the A3. However during peak hours, TfL Roehampton High Street prioritises traffic movement on the South Roehampton High Street Circular and the A3. As a consequence, Roehampton Lane often experiences significant traffic queues for vehicles heading towards central London in the 40-50mins AM peak and out of central London in 40-45mins 40-50mins the PM peak. 40-45mins 25,000 vehs/day

70,000 vehs/day

Kingston Wimbledon Kingston Wimbledon 120,000 vehs/day ALTON WEST, ROEHAMPTON BASELINE STUDY ALTON WEST, ROEHAMPTON BASELINE STUDY BUS/WALKING JOURNEY BUS/WALKINGTIMES TO LOCAL JOURNEY TOWN + TIMESMETROPOLITAN TO LOCAL CENTRES TOWN + Alton Area Masterplan 116 METROPOLITANBaseline Report 117CENTRES ALTON WEST, ROEHAMPTON 1694/10 Figure 5 BASELINE STUDY 1694/10 Figure 5 JULY 2013 Alan Baxter JULY 2013 Alan BaxterSTRATEGIC AND PRIMARY ROAD NETWORK

1694/10 Figure 6

JULY 2013 Alan Baxter Vehicle Movement in the Estate

to to to to BarnesBarnes HammersmithHammersmith N N Barnesto Hammersmithto N toBarnes toHammersmith N SiteSiteSite Primary vehicle Barnes Hammersmith Site N to to Site Barnes Hammersmith Site access into Alton N TLRNTLRNTLRN SiteTLRN West is from BoroughTLRNBoroughBorough distributor distributor road road Boroughdistributor distributor road road TLRNBorough distributor road Borough distributor road Danebury Avenue PrimaryPrimary estate estate access access street street Priory LanePriory Lane Primary estate

Priory Lane Primary estate access street

A306 Borough distributor road A306 Priory Lane A306 access street via Roehampton SecondaryPrimary estate estate access access street street

Priory Lane A306 SecondarySecondary estate estate access access street street A306

A306 PrimarySecondarySecondary estate estate access estate access street street Priory Lane

Lane. RoadSecondaryaccess closureRoad estatestreetclosure access street A306 SecondaryRoad closure estate access street One-wayRoadRoad closureOne-way closure direction direction of flow of flow There is also a minor vehicle access RoadOne-way closure direction of flow ParkingOne-wayOne-way courts/car direction parksof flow point from Kingsclere Close via ParkingParking courts/car courts/car parks parks One-wayParkingdirection courts/car direction of flow parksof flow Roehampton Lane. There are no vehicle Parking courts/car parks access routes from the south and west Parking courts/car Parkingparks courts/car parks due to the impermeable boundary to to of Richmond Park. Additionally, vehicle Richmondto Richmond access from the north and west of the toRichmond Richmond site is restricted by two vehicle barriers to on Danebury Avenue and Highcliffe Richmond to Drive preventing access from Priory to to Putneyto Putney Lane and Clarence Lane respectively. toPutney Putney These barriers were installed to prevent to

Treville St Putney rat running and amid concerns over the Treville St Treville St safety of pedestrians. However they Treville St effectively make Alton West one large Treville St Medfield St MedfieldMedfield St St Treville St cul-de-sac, with no through movement Medfield St of vehicles. Medfield St Medfield St Street hierarchy within the estate is based around Danebury Avenue which is laid out along the line of a historic lane. Danebury Avenue functions as the main vehicle spine route connecting to internal estate roads. Traffic calming has to been installed on Danebury Avenue to to to toA3, M25, Guildford A3, M25,A3, M25,Guildford Guildford restrain vehicle speeds. The alignment toA3, M25, Guildford A3, M25, Guildford of the street does not naturally calm to ALTON WEST, ROEHAMPTON vehicle speeds. Danebury Avenue A3, M25, GuildfordBASELINEALTON STUDY WEST, ROEHAMPTON ALTONBASELINEBASELINE WEST, STUDY ROEHAMPTON STUDY connects with Roehampton Lane and ALTONBASELINE WEST, STUDY ROEHAMPTON BASELINE STUDY access is controlled many traffic signals. ALTON WEST, ROEHAMPTON

0m 50m 100m 250m BASELINE STUDY 0m 50m 100m 250m STREET HIERARCHY 0m 50m 100m 250m STREET HIERARCHY 0m 50m 100m 250m STREET HIERARCHY 0m 50m 100m 250m STREET HIERARCHY 1694/10 Figure 11 0m 50m 100m 250m 1694/10STREETFigure HIERARCHY 11 Alton Area Masterplan 118 1694/10 BaselineFigure 11 Report 119 1694/10 Figure 11 JULY1694/10 2013Figure 11 Alan Baxter JULY 2013 Alan Baxter JULY 2013 Alan BaxterAlan Baxter 1694/10 Figure 11 JULY 2013 Alan Baxter JULY 2013 Alan Baxter Walking and Cycling in the Estate

N N N N Site N SiteSiteSite Walking and cycling Site Site N Roads with occurs on streets RoadsRoads with footways with footways SiteRoadsfootways with footways Roads with footways Formal pedestrian and cycling and on formal FormalFormal pedestrian pedestrian and cycling and cycling routesroutesFormal pedestrian routesRoadsFormalroutes with pedestrian footways and cycling InformalroutesInformal& cycle pedestrianpedestrian routes andand and informal paths InformalInformal pedestrian pedestrian and and cyclingFormal routespedestrian and cycling cyclingInformalInformalcycling routes pedestrian routes and cyclingroutes routes though green Universitypedestrian gate & InformalUniversityUniversity pedestrian gate gate and cyclingUniversitycycle routes routes gate spaces. Entrances to the estate EntrancesEntrances to the to estate the estate EntrancesUniversityUniversity togate the gate estate

EntrancesEntrance to the to estatethe The off street paths are of varying estate quality and attractiveness, with some being formed in accordance with desire lines. Despite traffic calming measures, vehicle speeds within Alton West can be quite high, particularly on Danebury Avenue, creating an uncomfortable environment for pedestrians and cyclists.

The northern and eastern edges of Alton West are not very permeable for walking or cycling, while the southern edge of Alton West is completely impermeable preventing access to Richmond Park.

ALTON WEST, ROEHAMPTON ALTONALTON WEST, WEST, ROEHAMPTON ROEHAMPTON BASELINE STUDY BASELINEALTONBASELINE WEST, STUDY ROEHAMPTON STUDY BASELINE STUDY ALTON WEST, ROEHAMPTON BASELINEPEDESTRIAN STUDY AND CYCLE 0m 50m 100m 250m PEDESTRIAN AND CYCLE 0m 50m 100m 250m ROUTESPEDESTRIANPEDESTRIAN AND ANDCYCLE CYCLE 0m0m 50m50m 100m 100m 250m 250m ROUTES ROUTESPEDESTRIANROUTES AND CYCLE 0m 50m 100m 250m ROUTES 1694/10PEDESTRIANFigure 12 AND CYCLE 0m 50m 100m 250m 1694/10 Figure 12 Alton Area Masterplan 120 1694/10ROUTES1694/10FigureBaseline Figure12 12 Report 121 JULY1694/10 2013Figure 12 JULY 2013 Alan Baxter JULY 2013JULY 2013 Alan AlanBaxter Baxter 1694/10JULY 2013Figure 12 Alan Baxter

JULY 2013 Alan Baxter Travel to Work Patterns

The lack of access Between the to rail facilities for Census in 2001 Roehampton is and 2011 the reflected in the movement pattern method of travel of Roehampton to work profile has changed recorded in the significantly. Census statistics. As shown in Table 2 below, car ownership per household in the wider As shown in Table 1 below, in London and Roehampton area has decreased Wandsworth, 37.8 % and 50.9 % of trips between 2001 and 2011. to work respectively occurred via rail services. However, in Roehampton and There has also been a shift towards Alton West Estate only 24.4 % and 21.6 greater use of sustainable mode as % of journeys were via rail. By contrast, presented in Table 3 below. in Roehampton and Alton West the proportion of people traveling to work by bus is one of the highest in the borough at 35.1 % and 41.9 % respectively.

Table 1: Method of Travel to Work in 2011 Table 2: Car Ownership Levels in Roehampton Ward Table 3: Method of Travel to Work in Roehampton Ward Mode London (%) Wandsworth (%) Roehampton (%) Alton West Estate (%) No of Cars or Vans in Households 2001 (%) 2011 (%) Methods of Travel to Work 2001 (%) 2011 (%) Underground/Metro/Light Rail/Tram 23.8 29.8 13.1 11.8 0 48.6 54.5 Underground/Metro/Light Rail/Tram 10.8 13.1 Train 14.0 21.1 11.3 9.8 1 39.3 38.4 Train 12.8 11.3 Bus/Minibus/Coach 14.8 14.0 35.1 41.9 2 10.2 6.9 Bus/Minibus/Coach 26.0 35.1 Taxi 0.5 0.2 0.4 0.4 3 or More 1.9 2.2 Taxi 0.2 0.4 Motorcycle/Scooter/Moped 1.2 2.2 1.7 1.2 Source: 2001 and 2011 Census Motorcycle/Scooter/Moped 2.3 1.7 Driving a Car or Van 29.5 15.2 22.1 19.8 Driving a Car or Van 29.5 22.1 Passenger in a Car or Van 1.38 0.8 1.7 1.7 Passenger in a Car or Van 2.2 1.7 Bicycle 4.3 8.1 5.0 4.3 Bicycle 3.5 5.0 On Foot 9.3 8.1 8.9 8.4 On Foot 12.0 8.9 Other Methods 0.8 0.6 0.6 0.6 Other Methods 0.7 0.6 Source: 2011 Census Source: 2001 and 2011 Census

Alton Area Masterplan 122 Baseline Report 123 Summary of Existing Conditions

The main transport issues for Alton West

N N are: N N Site N Site SiteSiteSite N Site Primary street PrimarySite street PrimaryPrimaryPrimary street street street • A low level of public transport Primary street PrimarySecondary street street accessibility generally and poor SecondarySecondary street street SecondarySecondary street street access to rail/underground Secondary street SecondaryBusBus routes routes street stations. As a result, relatively high Bus routes Bus routesBus routes journey times to other destinations Bus routes BusHeavilyHeavily routes trafficked trafficked route Heavily trafficked route in London, particularly the City and HeavilyrouteHeavily trafficked trafficked route route Heavily trafficked route Canary Wharf No through road NoHeavily through trafficked road route NoNo throughNo through through road route road No through road • Relatively high journeys times to One-way direction of flow One-wayNo through direction road of flow local town centres. Combined with One-wayOne way direction direction of flow One-wayof flowOne-way direction direction of flow of flow the low level of public transport Severance - impermeable SeveranceOne-way direction - impermeable of flow SeveranceSeverance - impermeable - impermeable accessibility this contributes to SeveranceSeverance: - semi-permeableimpermeable Severance - semi-permeableimpermeable a sense of disconnection and Severanceimpermeable - semi-permeable SeveranceSeverance - semi-permeable - semi-permeable remoteness Severance - semi-permeable SeveranceSeverance: - semi-permeable • Excellent access to the strategic semi-permeable and primary road network but there is congestion on these routes in the peak hours. • Falling car ownership levels and rising use of sustainable modes • Movement on foot and by bike restricted by the impermeable southern edge along Richmont Park and the semi-impermeable nothern and eastern edges. • Direct bus connections from Alton West to Putney, Fulham, South Kensington, Wandsworth, Clapham and Victoria. No direct bus connection from the heart of the estate to the nearest rail station, Barnes. • The use of vehicle barriers on Danebury Avenue and Highcliffe Drive result in Alton West being one ALTON WEST, ROEHAMPTON large cul-de-sac, with no though ALTON WEST, ROEHAMPTON BASELINEALTON WEST, STUDY ROEHAMPTON BASELINEALTON WEST, STUDY ROEHAMPTON movement of vehicles. Access out of BASELINEALTONALTON WEST, STUDY WEST, ROEHAMPTON ROEHAMPTON the estate by vehicle can be difficult ALTONBASELINEBASELINE WEST, STUDY ROEHAMPTON STUDY BASELINE STUDY during peak hours due to high traffic 0m 50m 100m 250m CONSTRAINTS AND ISSUES 0m 50m 100m 250m flows on Roehampton Lane. 0m 50m 100m 250m CONSTRAINTS AND ISSUES 0m 50m 100m 250m CONSTRAINTS AND ISSUES 0m0m 50m50m 100m 100m 250m 250m CONSTRAINTSCONSTRAINTS AND ANDISSUES ISSUES 0m 50m 100m 250m CONSTRAINTS AND ISSUES 1694/10 Figure 13 1694/10 Figure 13 1694/10 Figure 13 Alton Area Masterplan 124 JULY1694/10 20131694/10FigureBaseline 13Figure 13 Alan Report Baxter 125 JULY1694/10 2013Figure 13 Alan Baxter JULY 2013 Alan Baxter JULY 2013JULY 2013 Alan BaxterAlan Baxter JULY 2013 Alan Baxter Delivery Factors Retail Centres

The Wandsworth Retail and Town Based on the Management Horizon Figure 3 - Retail Catchment of Roehampton Town Centre The nearest Centre Needs Assessment (2012) is Europe’s (MHE) rank for centres, which Metropolitan Centre an update to the previous Assessment calculates a score for centres based undertaken in 2008 and acts as part on the presence of national multiples, to Roehampton is of the evidence base informing the the highest rated centre in Wandsworth emerging Local Plan for the borough. is Putney, ranked at 165th in the UK. Kingston, which is The document takes into account recent However, the research suggests that accessible by public changes in planning policy such as the none of the town centres in the borough NPPF and the London Plan 2011 and are dominant with similar sizes, retail transport and lies at covers the period 2014/15 to 2028/29. rents and the presence of high street retailers being shared. the opposite side of The London Plan 2011 identifies the future of the nine local centres that For the Alton area Kingston is a Richmond Park. support the five town centres in the significant town centre, ranked at 15th borough as being “promoted as in the UK on the MHE scale, and the There are also a number of local local shopping centres, suitable for a usual destination of non-food shoppers Town Centres within easy access of wide range of services and facilities, from the Alton area according to the supporting the overall provision of Wandsworth Retail Study 2012. The Over 80% Roehampton that provide the residents with additional retail and leisure shopping facilities in the borough”. study shows that Roehampton residents 65 - 80% options. These include: Battersea Town looking to purchase clothing/footwear, Centre, Wandsworth Town Centre, Roehampton is classed as a large domestic appliances, electrical Source: Nathanial Lichfield Putney, Richmond, Wimbledon and local centre in the borough with 49 goods and furniture/carpets favour 2012 Hammersmith. units, 11% of which are vacant. There are visiting Kingston to shop, whilst for DIY The convenience spend in the area is The Danebury Avenue shopping area town centres in the borough, Clapham / hardware Wandsworth town centre Issues to Carry Forward around £1,900 per capita per annum). presents a harsh environment at the Roehampton Town Centre focused Junction, Balham, Putney, Tooting and would be the favoured destination and This is significantly below neighbouring front and rear and does not have a at the east end of Danebury Avenue Wandsworth. Each of these are modest for books/ CDs / toys / gifts the internet There is an opportunity to: areas of Putney and Barnes (£2,400 full range of services in an attractive is designated as a Local Centre. in size and compete with larger centres would be the most likely place to shop. per capita per annum). setting. It is also a highly visible gateway Roehampton High Street to the north of within reach of local people such as • Strengthen local services for to the Alton Estate. Roehampton Lane provides additional London West End, Kensington and Beyond the Alton Estate the catchment residents; Danebury Avenue and Roehampton retail space to the immediate north Chelsea, Westfield, Croydon, Richmond area for the town centre is relatively low • Increase the appeal of local High Street do not offer a full range The Portswood Place shopping parade of the study area. The retail offer also and Kingston. density. Prior to the recent development centres to residents of the wider of retail, leisure, entertainment, culture also presents a harsh environment at includes further retail units at Portswood of Queen Mary sites on Roehampton Roehampton Area; and community services. The focus of the front and rear and does not have Place at the centre of Alton West. Lane most nearby stock was low rise • Increase the appeal of local services is on immediately neighbouring an attractive setting. and house based. The catchment also centres to passing trade; residents. The range of services has not has significant geographic gaps in the • Diversify the role of the centres evolved to respond to new residents There is an absence of a leisure, form of Wimbledon Common, Richmond to include leisure, entertainment, moving to new developments in the recreation or cultural draw for the wider Park and nearby golf courses. community infrastructure, arts and Roehampton area. south west London community at the culture facilities and services; estate which could also serve residents, • Physically redevelop some or despite the destinations presented by all of the Danebury Avenue Richmond Park and the University of and Pottswood Place Centres; Roehampton. transform the public realm and create stronger connections with Roehampton High Street.

Alton Area Masterplan 128 Baseline Report 129 Table 4 - Household Composition of the Alton Area 2011 The Residents Alton Area LB Wandsworth London Count % Count % Count % Pensioner 285 12% 13,729 11% 454,745 14% Single person 502 22% 31,721 24% 718,745 22% household Introduction Census so the geographic coverage is households at 22%, which is significantly As shown there are some noticeable Dependent Children 92 4% 3,847 3% 149,043 5% also different. However, it is possible to above the borough average of just shifts in the population profile of Married / cohab 581 25% 47,633 37% 1,199,314 37% couples Residents of the Alton area include compare the two datasets to understand 9%, and the rest of London (13%). The the Alton area. There has been a a diverse range of households and some of the contextual changes. proportion of All Pensioner households is significant shift in the age composition Single parent 506 22% 12,338 9% 413,464 13% individuals including: 12% in the Alton area, which is in line with of households, with smaller proportion All students 107 5% 965 1% 24,384 1% • First residents of the estate - many Data suggests that the proportion of the average for Wandsworth (11%) and of pensioner households. At the same Other 238 10% 20,260 16% 306,687 9% now older; the resident population aged 15-64 has slightly below London as a whole (14%). time there has been an increase in the Total 2,311 130,493 3,266,173 expanded from 65% in 2001 to 74% in student population. • Retired and senior citizens; Source: Census 2011 • Families with children; 2011. This has been balanced a 3% fall The census indicates the proportion • Younger people; and in the proportion of the population aged of All Student households (5%) in the Both single person households and Table 5 - Household Composition of the Alton Area 2001 0-15 and a larger fall in the proportion area is above the borough and London married couple households have • Students Alton Area LB Wandsworth London of the population aged over 64, which average (both 1%). This is due to the also increased. These appear to Count % Count % Count % Length of residency also varies, with the has decreased by 7% to represent 7% presence of Roehampton University predominantly be in households with no Pensioner 531 23% 16,986 15% 555,266 18% community comprised of: of the population in 2011. which is located within and adjacent to dependent children as the proportion of • Long term residents – both tenants the Alton area. single parent households has remained Single person 432 19% 29,711 26% 664,802 22% and leaseholders; Household Composition constant and couple households with household • More recent arrivals who will Accurate comparison over time is dependent children has decreased as Dependent Children 380 17% 18,764 16% 643,605 21% become long term; The census indicates that the Alton area challenged given changes to statistical a share of all households. Married / cohab 225 10% 21,983 19% 570,614 19% • Private renters who may spend a has a lower proportion of Married/ boundaries between the 2001 and couples few years; Cohabiting Couples households (25%), 2011 Census however they can provide Ethnic Composition Single parent 499 22% 10,668 9% 335,964 11% a broad understand of how household • Temporarily housed and short term compared to the Wandsworth and All students 76 3% 771 1% 14,034 0% London average of 37%. There is also composition has shifted (even if not The Alton area has a more diverse residents; Other 155 7% 16,770 15% 231,712 8% • Students in private rentals; and a higher proportion of Single Parent directly comparable). population than the rest of the Borough. Total 2,298 115,653 3,015,997 • Student dorm residents The Black population has higher Source: Census 2001 Figure 4 Census Output Area Best Fit and Study Area representation at 17% of the area’s Census data is collected for an area that total population, compared to 11% in Table 6 - Population of the Alton Area by Ethnicity 2011 extends beyond the Alton West study Wandsworth and 13% across London. area. However, analysis is considered to At 62% of the total, the white population Alton Area LB Wandsworth London be broadly representative. of the Alton area is below the average Count % Count % Count % for the Borough (71%), but is line with the White 4,301 62% 219,216 71% 4,887,435 60% Current Population Alton Estate Study average for London (60%). Mixed / Multiple 518 7% 15,241 5% 405,279 5% Area Asian / Asian British 753 11% 33,338 11% 1,511,546 18% Again, whilst the geographic area According to the 2011 census, the Black / African / 1,169 17% 32,756 11% 1,088,640 13% Output Area differs it is possible to draw some high estimated population of the Alton area Definition Caribbean / British was approximately 7,000. level comparisons with the results of the 2001 Census. Other 231 3% 6,444 2% 281,041 3% Total 351 26,911 904,749 The Alton area has a high proportion of young adults (41%), compared to Source: GVA and ON5s The data from the 2011 Census indicates Source: Census 2011 borough (27%) and London (24%) 2011 that the Alton Area has become more Table 7 - Population of the Alton Area by Ethnicity 2001 averages. By contrast it has a lower Table 3 - Population of the Alton Area by Age mixed, with the proportion of ‘white’ residents decreasing against increasing Alton Area LB Wandsworth London proportion of ‘family makers’ in the 30 to Alton Area LB Wandsworth London shares of the resident population within Count % Count % Count % 44 year age group. The retired population Count % Count % Count % is also comparatively lower in the Alton BAME groups. The largest increase White 4,739 78% 202,978 78% 5,103,203 71% Pre-School (0-4) 557 8% 21,670 7% 591,495 7% would appear to be within residents of West study area, accounting for only Mixed / Multiple 297 5% 8,728 3% 226,111 3% School Age (5-14) 801 11% 27,095 9% 939,674 11% Asian ethnicity, with a notable increase 7% of the population compared to 9% in Asian / Asian British 216 4% 18,044 7% 866,693 12% Young Adult (15-29) 2,856 41% 83,319 27% 1,934,597 24% of Black residents. Wandsworth and 9% across London. Black / African / 700 11% 25,066 10% 782,849 11% Family Makers (33-44) 1,277 18% 93,803 31% 2,070,954 25% Caribbean / British The 2001 Census grouped data by Older Families (45 - 64) 1,018 15% 54,197 18% 1,732,472 21% Other 137 2% 5,564 2% 193,235 3% different age groups so comparison Retired (65+) 468 7% 26,911 9% 904,749 11% Total 6,089 260,380 7,172,091 at this level is not possible, the output Total 6,977 306,995 8,173,941 areas also changed between each Source: Census 2011 Source: Census 2001

Alton Area Masterplan 130 Baseline Report 131 Employment, Qualifications & Occupation

Employment Baseline Table 8 - Population of the Alton Area by Employment / Economic Activity 2011 Qualification Levels Table 10 - Population of the Alton Area - Highest Level of Qualification 2011 Alton Area LB Wandsworth London Alton Area LB Wandsworth London There are currently 2,038 Alton Count % Count % Count % The qualification levels of residents living Count % Count % Count % residents in employment (38% of the Full time 1,127 21% 123,965 51% 2,437,797 40% in the Alton area are below average for No Qualification 880 16% 29,622 12% 1,152,517 18% total population). Of these 55% are full Wandsworth, although similar to London time employees, 23% are part time and Part time 467 9% 18,968 8% 666,513 11% as whole. Around 16% of the residents Level 1 Qualification 535 10% 16,903 7% 702,687 11% 22% are self-employed. The proportion Self employment 444 8% 29,535 12% 712,893 12% aged 16-74 of the Alton area have no Level 2 Qualification 650 12% 21,454 8% 775,928 12% of residents in employment is low Unemployment 295 6% 9,311 4% 318,500 5% qualifications, compared to 12% across Apprenticeship 54 1% 2,509 1% 107,665 2% compared to the borough (51%) and Student 923 17% 8,010 3% 248,514 4% the Borough and 18% in London. Only Level 3 Qualification 1460 26% 25,485 10% 685,508 10% London (62%) averages. This distribution Economically Inactive 2,044 39% 53,744 22% 1,733,265 28% 23% of those living in the Alton area Level 4 Qualification 1296 23% 137,142 54% 2,470,225 38% may be explained by the relatively high Total 5,300 243,533 6,117,482 have ‘Level 4 Qualifications and Above’ and above proportion of students living in the area. Source: Census 2011 compared to 54% in LB Wandsworth Other Qualification 663 12% 22,874 9%Source: 654,643 Census 10% 2011 and 38% in London. All usual residents 5538 255,989 6,549,173 Considering a similar area from the aged 16 and over 2001 Census suggests that economic A high level comparison with the 2001 Table 9 - Population of the Alton Area by Employment / Economic Activity 2001 Source: Census 2011 inactivity rates have fallen within the Census results suggests that the skills Alton Area, although given changes Alton Area LB Wandsworth London profile of the area has improved. to statistical boundaries comparisons Count % Count % Count % Table 11 - Population of the Alton Area - Highest Level of Qualification 2001 should be considered indicative. Full time 1,197 27% 104,885 51% 2,260,177 43% The 2001 Census results show a Alton Area LB Wandsworth London Part time 296 7% 12,952 6% 456,742 9% considerable proportion (50%) of Count % Count % Count % The proportion of residents in full time residents with Level 2 qualifications or Self employment 176 4% 18,877 9% 475,409 9% No Qualification 1,115 26% 33,418 16% 1,257,929 24% employment has decreased between below, compared to 38% in 2011. The 2001 and 2011, alongside a rise in part Unemployment 208 5% 7,871 4% 231,052 4% biggest increase has been within those Level 1 Qualification 458 10% 16,484 8% 689,228 13% time and self-employment; this broadly Student 512 12% 5,443 3% 157,006 3% achieving Level 3 qualifications, with Level 2 Qualification 625 14% 27,288 13% 904,205 17% mirrors trends at the Borough level. Economically Inactive 1,979 45% 54,619 27% 1,719,946 32% improvements at Level 4 lagging both Apprenticeship Unemployment within the Alton Area Total 4,368 204,647 5,300,332 the borough and London-wide skills Level 3 Qualification 625 14% 22,718 11% 518,624 10% has risen slightly, at a rate similar to Source: Census 2001 improvements. Level 4 Qualification 849 19% 96,704 47% 1,642,467 31% London, whilst the Wandsworth level has and above remained constant. Other Qualification 244 6% 8,035 4%Source: 287,879 Census 5% 2011 All usual residents 4,365 204,647 5,300,332 The major change in activity of aged 16 and over residents has been the proportion Source: Census 2001 of the population that are students, which has increased 5% between the 2 Census surveys. The proportion of the population of students is significantly higher than both the borough and London levels in both periods.

Alton Area Masterplan 132 Baseline Report 133 Occupation Level Table 12 - Population pf the Alton Area by Occupation Level 2011 At the borough level the share of Table 14 - Population of the Alton Area by Sector 2011 residents in higher level occupations Alton Area LB Wandsworth London Alton Area LB Wandsworth London has increased marginally (by 1%) whilst The occupation level for residents in Count % Count % Count % Count % Count % Count % the Alton study area shows that a those engaged at the lower level has Managers, Directors 166 6% 25,675 14% 464,272 12% remained consistent. Manufactoring 46 2% 4,131 2% 128,905 3% lower proportion of the residents are and Senior Officials managers, professionals and associate Construction 168 6% 7,443 4% 262,356 7% Professional 337 12% 51,734 29% 898,018 22% Distribution, hotels and 404 15% 9,854 6% 251,574 6% professionals (6%) compared to Occupations Wandsworth (14%) and London (12%). Employment by Sector restaurants Associate Professional 295 11% 39,143 22% 651,058 16% The census also shows that only 29% Transport and 136 5% 5,402 3% 200,336 5% and Technical of Alton residents are in the top three The Public Admin, Education and Health communications Occupations occupation levels compared to 65% in sector employs the largest proportion Wholesale and Retail 495 18% 18,182 10% 522,204 13% Administrative 226 8% 17,899 10% 466,488 12% Wandsworth and 50% in London. The of employed residents in Alton at 24%. Trade; Repair of Motor and Secretarial Source: Census 2011 Source: Census 2011 largest single occupation level within This is line with the borough and London Vehivles and Motor Occupations the Alton area residents is Elementary averages of 22% and 25% respectively. Cycles Skilled trade 254 9% 9,291 5% 332,674 8% Occupations (20%), compared to the 15% of the employed residents the Finance, IT and other 78 3% 149,244 11% 306,443 8% Occupations Wandsworth average of just 6% and Alton area work in distribution, hotels Business Activities Source: Census 2011 Caring, Leisure 344 13% 10,838 6% 314,023 8% London at 10%. and restaurants, which is comparatively Public admin, education 664 24% 39,918 22% 1,014,287 25% and Other Service high against Wandsworth and London and health Occupations Those working in Caring, Leisure and and a whole( both 6%). Conversely the Professional, Scientific 136 6% 30,051 17% 434,405 11% Sales and Customer 401 15% 9,133 5% 299,222 7% other Service occupations represent proportion of the population employed and Technical Activities Service Occupations in Finance, IT and Business (3%) is low a larger proportion of residents on the Other 566 21% 44,357 25% 878,387 22% Process, Plant amd 147 5% 4,317 2% 189,123 5% compared to the borough (11%) and Alton estate (13%) compared to the Total 2,720 178,582 3,998,897 borough (6%) and London (8%). Similarly Machine Operatives London average (8%). the proportion of the population Elementary 550 20% 10,552 6% 384,019 10% Source: Census 2011 working in Sales and Customer Occupations Service Occupations (15%) is also Source: Census 2011 above average compared to 5% in LB Table 13 - Population pf the Alton Area by Occupation Level 2011 Wandsworth and 10% across London. Alton Area LB Wandsworth London Despite some improvements in resident Count % Count % Count % qualifications it would not appear that Managers, Directors 257 13% 31,075 22% 583,468 18% these have translated into improved and Senior Officials occupational activity for residents. Professional 206 10% 27,189 19% 493,302 15% Occupations Between 2001 and 2011 data suggests Associate Professional 262 13% 32,542 23% 594,572 18% that the proportion of residents and Technical engaged in higher level occupations Occupations (Managers, Professional and Associate Administrative 269 13% 18,184 13% 513,174 15% Professionals) has decreased by 7% and Secretarial Source: Census 2011 whilst those in lower level occupations Occupations (Process and Elementary) have Skilled trade 129 6% 6,569 5% 256,346 8% increased by 6% to represent a quarter Occupations of residents. Caring, Leisure 199 10% 6,968 5% 195,621 6% and Other Service Occupations Sales and Customer 311 15% 6,777 5% 222,487 7% Service Occupations Process, Plant amd 99 5% 3,516 2% 162,745 5% Machine Operatives Elementary 289 14% 8,371 6% 297,419 9% Occupations Source: Census 2011 Alton Area Masterplan 134 Baseline Report 135 Income, Deprivation & Wellbeing Income Levels Figure 5 - Income Distribution for the Alton Area In terms of long term health issues, 19% Table 15 - Households of the Alton Area by Deprivation Level Data on incomes has been sourced £ <200,000+ of residents in 2001 felt they suffered Alton Area LB Wandsworth London from longstanding health issues that from CACI which provides an estimate Count % Count % Count % of income levels across the area, £ <180,000 - 200,000 have limited their day to day activities, 5% higher than in 2011 suggesting health Household is Not 604 28% 65,759 50% 1,287,458 39% although this will also includes some of Deprived in Any £ <160,000 - 180,000 levels may have improved. However, it the neighbouring (and more affluent) Dimension must be recognised that the data sets areas. Figure 5 shows an emphasis £ <140,000 - 160,000 are not directly comparable. Household is Deprived 855 36% 39,677 30% 1,117,962 34% of household incomes towards the in 1 Dimension lower income end of the spectrum. £ <120,000 - 140,000 Safety Household is Deprived 621 23% 18,174 14% 626,841 19% Approximately 48% of households in 2 Dimensions have income levels below £20,000 £ <100,000 - 120,000 Household is Deprived 209 11% 6,064 5% 204,345 6%

Income The Metropolitan Police Service per annum and 76% below £40,000 in 3 Dimensions Source: Census 2011 per annum. By comparison the rest of £ <80,000 - 100,000 produces annual ward based crime Household is Deprived 22 1% 819 1% 29,567 1% Inner London has only 31% of households indices for their entire service area. The £ <60,000 - 80,000 in 4 Dimensions earning less that £20,000 per area is also lower than Wandsworth and London when comparing theft and All Households 2,311 130,493Source: 3,266,173 Census 2011 annum and 59% less than £40,000. £ <40,000 - 60,000 Conversely, there is a small proportion handling. These statistics show that there Source: Census 2011 is a higher rate of Violence Against of higher income households in the £ <20,000 - 40,000 area, with 1.7% of households with an the Person in the Roehampton ward as Table 16 - Population of the Alton Area Health Issues annual income exceeding £100,000 £ <20,000 compared with Wandsowrth as a whole, Alton Area LB Wandsworth London although rates are similar to London. compared to 5.5% in the rest Inner Count % Count % Count % 0 200 400 600 800 1000 1200 1400 London. Day-to-Day Activities 462 7% 16,114 5% 551,664 7% Households Factors to Carry Forward Limited a Lot Source: Census 2011 Day-to-Day Activities 475 7% 18,272 6% 605,51 7% Deprivation Limited a Little The masterplan will need to address Household is Deprived 6040 87% 272,609 89% 7,016,776 86% Based on this assessment, the Alton the range of households and individuals The 2011 Census classified households Health and Wellbeing in 2 Dimensions in terms of their deprivation based on area has a higher proportion of as well as a relatively dynamic housing Very Good Health 3484 50% 176,198 57% 4,127,788 50% the following indicators: ‘deprived’ households compared to Approximately 14% of the population of market which has core long terms residents and a more fluid population Good Health 2421 35% 91,935 30% 2,725,645 33% the Borough and London average. the study area have long-term health Source: Census 2011 1. Employment: any member of a Around 36% of households living in the problems or disabilities which limits day with higher turnover. The masterplan will Fair Health 746 11% 27,299 9% 915,035 11% household not a full-time student is Alton area are deprived in 2 or more to day activity ‘a little or a lot’. This is also need to address future residents, Bad Health 256 4% 8,749 3% 305,343 4% either unemployed or long-term sick. dimensions. This is significantly higher marginally higher than the proportion in which may include those living in private, Very Bad Health 70 1% 2,814 1% 100,130 1% than the proportion at borough level LB Wandsworth (11%) but is the same as intermediate and social housing tenures. Source: Census 2011 2. Education: no person in the household (19%), and London (25%). Only 28% of the regional average (14%). 4.7% of the has at least level 2 education, and no households in the study area are not The masterplan should also seek population in the Alton area describe Table 17 -Crime Levels in the Roehampton ward (12 Months to May 2013) person aged 16-18 is a full-time student. deprived in any dimension, compared their general health as being bad or to raise employment and income to 50% across Wandsworth, and 39% very bad, compared to just 3.8% of the prospects for existing residents. Offences per 1000 population Roehampton Wandsworth Met Police Area 3. Health and disability: any person in in London. Borough and 5% in London. Burglary 12.4 12.9 12.7 the household has general health ‘bad Criminal Damage 10.6 7.2 8.1 or very bad’ or has a long term health Directly comparable data is not Drugs Offences 4.5 4.2 7 problem. available for the 2001 Census; Fraud or Forgery 3.7 3.7 4.6 however we can draw some contextual Other Notifiable Offences 1.8 1 1.3 4. Housing: Household’s understanding from similar information accommodation is either overcrowded, the Census did collect. Approximately Robbery 4.8 4.5 4.5 with an occupancy rating -1 or less, or 89% of residents considered they were Sexual Offences 1.6 1.1 1.2 is in a shared dwelling, or has no central in “Good or Fairly Good” health, with 11% Theft and Handling 31.8 44.2 43.6 heating. responding to say they were not in good Violence Against the Person 23.8 15.4 20.3 health. Source: Met Police 2013

Alton Area Masterplan 136 Baseline Report 137 Property Value Indicators

Residential Sales Market Note the property data for the Alton Table 20 - Alton and Roehampton - Average Asking price study area is based on postcodes that by Property Type (as at July 2013) The Alton Estate sits within the higher are centred on the study area, and Property Type Alton Area Roehampton may therefore include some properties value southwest London market area. 1 bed flat £180,000 £238,000 Neighbouring areas of Putney, Barnes located outside the Alton Estate which and Richmond are among the higher could skew the average value. To more 2 bed flat £190,000 £345,000 value areas of the capital outside of fully understand how property values 3 bed mansionette £230,000 £475,000 vary by building type, the current asking central London. However, there is a clear Average £200,000 £352,000 delineation between values at the Alton prices for properties currently on the Source: Zoopla estate and these neighbouring areas. market in the Alton study area and the New Build wider Roehampton area have been Table 18 - Average Property Values (2012) The London residential property reviewed. There have been two significant new average value is £356,000. The Average developments in the Roehampton area average for LB Wandsworth is price In the Alton study area the average in recent years. Queen Mary’s Place, £410,000. If the arithmetic average Alton Area £232,000 current asking price is £200,000. located on Roehampton Lane, is a 469 Values range from £160,000 for a two is taken rather than the Land Registry Roehampton £445,000 unit development delivered by ‘luxury’ indexed average , the average bed flat in a tower block, to £240,000 developer St James. The development, property value for LB Wandsworth LB Wandsworth £529,000 for a 3 bed maisonette in a mid rise which is set in the grounds of the Grade block. increases to £529,000. According London (Indexed) £356,000 Source: Land Registry I listed Roehampton House, provides to Land Registry data there were 10 a mix of one, two and three bedroom transactions in 2012; 7 of the properties Values for property in low rise or mid rise apartments and two, three, four and sold were flats and 3 were terraced block type accommodation tend to be five bedroom houses; 2% of which are houses. Based on this limited market higher than for those in tower blocks or affordable and 17% are intermediate. To data, the average property price for ‘slab’ blocks’. date, 243 units have been sold, and the the Alton area in 2012 was £232,000. scheme is due for completion in January Whilst there are no houses currently on 2014. the market, sold price data suggests Property Values by Type Table 19 - Property Values by Type that 3 bed terraces in the Alton study Emerald Square is located to the Property Type Alton Area Roehampton LB Wandsworth Land Registry also records property area sell for c. £250,000 and 4 beds north of Queen Mary’s Place, also on transactions by type. Average values Detached - £1,556,000 £1,163,006 for c. £320,000 Roehampton Lane. The scheme provides for the Alton Study area for terraced Semi - - £691,493 91 x one and two bed flats in three 4-6 houses and flats are significantly below The Roehampton Context Terraced £414,000 £525,000 £567,782 storey blocks (18 of which are affordable), the average for the wider Roehampton and 45 x four and five bed houses area and LB Wandsworth. Flat £153,000 £260,000 £343,543 Property values in the wider behind. The asking prices for the two Source: Land Registry Roehampton area are significantly schemes are set out in the table below. higher than those in the Alton study area. The housing stock is more mixed Table 21 - New Build Asking Prices outside the estate, and includes period 1 The Land Registry calculates the standard average house price by taking the average (geometric mean) price in April 2000 Property Type Alton Area Roehampton and then recalculating it in accordance with the index change both back to 1995 and forward to the present day. properties, new build apartment blocks as well as local authority housing. Asking 1 bed flat £295,000 £313,125 prices for ex-local authority units are 2 bed flat £512,830 £433,077 on average circa 35% below the value 3 bed flat £676,663 - of other housing types. 3 bed house £573,125 - 4 bed house £751,812 £831,923 5 bed house £1,685,000 - Source: Molior

Alton Area Masterplan 138 Baseline Report 139 Residential Rental Market

Within the Alton Study area demand for Table 22 – Average Monthly Rents in the Alton Study Area private rental properties is driven by the Property Type Alton Area Roehampton Wandsworth Greater significant number of students requiring Area London accommodation close to the University Room £510 £850 £470 £420 of Roehampton. This is reflected in high monthly rental values for single rooms 1 bed £1,020 £1,170 £1,210 £1,080 in the Alton study area. Rents for ‘room’ 2 bed £1,270 £1,500 £1,520 £1,350 properties in the Alton study area are 3 bed £1,400 £1,490 £1,990 £1,500 higher, while rents for all other property types are slightly below the average for 4+ bed £1,500 £1,820 £2,820 £2,300 Wandsworth. Source: legacy.london.gov.uk 2013; rightmove.co.uk; spareroom.co.uk

The wider Roehampton area includes more affluent parts of the borough such Commercial Market as Roehampton Gate and the area Benchmarks around Queen Mary’s Hospital. This is reflected in the higher rental values for There are six designated ‘Town Centres’ all property types compared to the in relative proximity to the Alton study Alton study area. area. Across these centres, prime rental values vary significantly, ranging from Rental values for one and two bed £300psf (ITZA) in Kingston to £110psf properties in the wider Roehampton (ITZA) in Putney. Rents in Wandsworth area are more consistent with the Town Centre are the second lowest of borough average but are slightly higher the six nearby centres. than the London average. Average Table 23 - Net Effective Prime Rental Values (2012) rents for three bedroom properties however, are significantly lower than Prime Rental Values expected and fall 25% below the (£psf ITZA) borough average and slightly below the London average. Wandsworth £120

However, it is important to note that Clapham Junction £140 the rents achieved at the Alton Estate Putney £110 are higher than would normally be Richmond £225 expected for ex-local authority stock. Wimbledon £135 The differential between these units and new build and private stock in Kingston £300 nearby areas is relatively narrow. The Source: Colliers International differential is noticeably narrower than the differential in sales prices for units Roehampton is identified as one of Data from the tenancy schedule reveals within and outside of the estate. The eight ‘Local Centres’ in the Borough of that the average retail rental value for significant role of local student demand Wandsworth (Local Plan, 2010). The council-owned units in the study area is likely to be a factor in maintaining retail provision in the Alton study area is c. £16psf ITZA. Four of the 21 units rental values at the estate. comprises approximately 50 retail are rented to charity or community The Alton Estate viewed from Richmond Park and the golf course units; the majority of which are located organisations and therefore receive no in the commercial centre on Danebury rental income. The highest rent achieved Avenue. is £27.80 psf ITZA for a mixed retail unit, selling fashion and other goods.

Alton Area Masterplan 140 Baseline Report 141 Public Sector Housing Finance Position

Minstead Gardens bungalows with the Tangley point blocks in the background The Tangley point blocks with 166 Roehampton Lane in the background

The Investment Programme The system enables the Council to The capital programme includes total Wandsworth Asset Over recent years LBW has been The Council has recognised that retain its rents, and increase them over costs for major estate refurbishment, Management Strategy examining the potential to rationalise there can be limitations to a service Wandsworth Council’s share of the £28 time in line with national guidelines. The adaptations and improvements of in the estate to improve efficiency, based asset management approach, billion housing debt passed across to modelling of these amounts over the excess of £20m per annum for the The Council is in the process of reduce its revenue expenditure and resulting in difficulties in taking an area local authorities as part of the next 30 years has shown the Council next three years (£23.5m 2012/13, developing a new asset management to utilise surplus assets to generate based approach to property where cap-financing settlement amounted to can repay its borrowing by year 13 and 29.8m 2013/14, 24.7m 2014/15) strategy that brings together service capital receipts or drive forward elements of the estate are managed £434 million. generate headroom to borrow against based asset management with its regeneration objectives within specific from different services. As a result ongoing rents to generate significant The revenue spend for housing corporate objectives to deliver on the localities. This process continues and the Council is examining piloting area The Council funded this liability through funds to invest in its existing stock, as increases from £144m in 2012/13 to significant regeneration, development there are significant receipts from the based asset approaches with areas borrowing from two sources, £224 well as to provide new homes. The £152m by 2015/16. and asset management priorities it has Council’s asset base identified within such as Alton, Winstanley and York million from the Public Works Loans assumptions based analysis has shown developed. the Medium Term Financial Strategy Road being potential focus areas in the Board (PWLB) and £210 million from that this could be more than £100 (MTFS). The process to realise these near future. existing Council Reserves. million over the life of the business plan. The Council’s assets are operated receipts is operated through a strong There are, however, significant risks over and managed service by service collaboration between services, Whilst this is a significant amount of these amounts ranging from market within a broader framework of asset finance and the property function debt for LBW to take on, it is at a low risk to government intervention but the management driven at a corporate with proceeds from asset sales being interest rate and enables the Council change in HRA accounting position is level. The Schools and Housing estate pooled centrally to be used to further to plan more effectively across its a more positive one for the Council to making up a significant proportion the overall objectives of the Council housing portfolio. Overall, the Council is make investment decisions balancing of the overall asset base. Significant rather than being delineated to a significant beneficiary to this change these risks against potential rewards. other asset classes include Social services. in legislation. Under the historic system Care premises and investment approximately 25% of all housing rents The 2013/14 30 year Housing Revenue properties both within and outside the collected within the Borough were Account business plan for the Council HRA. Total Assets as disclosed in the redistributed to other Authorities, now also makes a number of commitments in 2011/12 accounts were £1.34 bn, with these can be retained in perpetuity and terms of capital and revenue costs over housing making up the largest service invested across the Borough. the coming years. proportion at £893 m

Alton Area Masterplan 142 Baseline Report 143      Property Ownership  

Land Ownership Factors to Carry Forward Ownership across the Alton West study The masterplan and delivery strategy area presents some complexities. While will need to address and build Wandsworth Council is the largest single agreement among a number of land land owner, other landowners include: owners.

• Wandsworth Council; The masterplan delivery strategy • Roehampton University; will require an approach that can • Registered Social Landlords; respond to each of these leaseholder • GLA; categories. • TfL; • The Methodist Church; Given the significance of leasehold • Southland Trust / Methodist Church; units in the private rental sector, and a • The Poor Servants; concentration of student households • The Archbishops Council; and within this sector, a strategy for • Individual private owners. alternative student accommodation • Leasehold Ownership of Residential may be required. Stock

There are high levels of right to buy penetration, with a large number of private leasehold housing units within mixed tenure buildings and neighbourhoods. There are a number of categories and distinctions among leasehold owners, who include:

• Private leaseholders who are resident in the unit they own; • Private landlords who hold a single leasehold, but live off the estate; • Private landlords who hold a small number of units; • Private landlords with more significant multiple holdings.

An initial review suggests the following approximate distribution of leaseholder types:

• Single interest – address on estate- 45% of titles • Single interest- 65% of titles • Multiple interest- 35% of titles • Typical units held by multiple interest- 3 to 5 units • Large multiple owners- Up to 50 units approx

Alton Area Masterplan 144 Baseline Report 145 Existing Housing Stock

Housing Units by Neighbourhood Figure 2 - Neighbourhoods in the Study Area Housing Ownership Table 3 Leaseholders Percentage of stock Neighbourhoods Information providide by LB There are high levels of right to buy Area Total Sold to LH % Wandsworth indicates the the study penetration, with a large number Units Lease area comprises of a total of 1,883 Clarence Lane of private leasehold housing units in dev Holder Council managed homes distributed within mixed tenure buildings and area across five neighbourhoods. These Danebury neighbourhoods. Ibsley 84 48 57% neighbourhoods are Ibsley (84 homes), Clarence Lane 138 72 52% Highcliffe (375), Danebury (462), Highcliff Overall, the proportion of properties Tunworth (428) and Tangley (396). that have been sold to leaseholders Highcliffe 375 108 29% Ibsley in the area is around 40%. In terms of Danebury 462 216 47%

According to the 2011 census 86% of Tangley ownership, the five neighbourhoods can Tunworth 428 200 47% the housing stock in Alton are flats with also be divided into two distinct groups. Tangley 396 101 26% 8% terraced, 3% Semi-detached and Tunworth At Ibsley, Danebury and Tunworth circa Total 1,883 745 40% 3% detached. By comparison only 66% 50% of the housing stock has been of the Wandsworth housing stock is flats Source: GVA and LBW 2013 sold to leaseholders. At Highcliffe and Source: London Borough of Wandsworth 2013 and only 52% in London. However, this Tangley just under 30% of properties data includes some of the output areas have been sold. Figure 3 Leaseholders bu Block Leaseholder % of all which cross beyond the study area homes boundary. There are also distinctions among Table 2 Property Size in Alton Neighbourhoods leaseholders. Many are residents who Unit Sizes Over 80% Area Room 1 bed 2 bed 3 bed 4+ bed Unknown / non Total still live in their home, others rent out Across the study area, two bedroom residential their unit and live elsewhere, a number 65 - 80% properties are the most prevalent unit Ibsley 0 0 0 0 0 0/0 84 have up to five leasehold ownerships type, making up 43% of the total homes. and there is a small number of who have 50% - 65% Clarence 0 31 47 6 6 0/0 138 more substantial holdings. There are a One and three bedroom properties Lane also make up a large proportion of number of categories and distinctions 35% - 50% Highcliffe 0 0 375 0 0 0/0 375 among leasehold owners, who include: the total, representing 22% and 25% Less than 35% respectively. “Rooms”, four beds and Danebury 50 24 42 80 80 23/22 462 • Private leaseholders who are five+ bed units comprise 7% of the Tunworth 0 155 153 0 0 0/0 428 No Leaseholders units when combined. Table 1 shows Tangley 0 198 198 0 0 0/0 396 resident in the unit they own; the unit size distribution for the Alton • Private landlords who hold a single Source: GVA and LBW 2013 Total 50 408 815 86 86 23/22 1,883 leasehold, but live off the estate; neighbourhoods considered here. Issues to Carry Forward Source: London Borough of Wandsworth 2013 • Private landlords who hold a small The distribution by unit size varies number of units; The masterplan delivery strategy by neighbourhood. In Highcliffe, for • Private landlords with more will require an approach that can example, 100% of the units have two significant multiple holdings. respond to each of these leaseholder bedrooms, whereas in Tunworth there is categories. a more even mix of one, two and three An initial review suggests the following bedroom properties. approximate distribution of leaseholder Given the significance of leasehold types: units in the private rental sector, and a The stock in Danebury tends to concentration of student households be larger than that of the other • Single interest – address on within this sector, a strategy for neighbourhoods, with a strong estate- 45% of titles alternative student accommodation representation of 3+ bed properties. • Single interest- 65% of titles may be required. This reflects a higher proportion • Multiple interest- 35% of titles of house based stock. Danebury • Typical units held by multiple The masterplan delivery strategy also hosts 93% of the four bedroom interest- 3 to 5 units will require approaches that reflect properties in the Alton West study area, • Large multiple owners- Up to 50 different levels of leasehold penetration and also the only 5+ bedroom dwellings. units approx across the Alton West Area.

Alton Area Masterplan 146 Baseline Report 147 Community Infrastructure

The Ibstock Place School is a fee paying Health Facilities There are a number independent school catering for girls According to NHS Choices there are a and boys aged between 3 and 18 and of key community number of Doctors surgeries serving has a roll of 939 located just to the the area. However, only the Danebury west of Alton West. Approximately 97% facilities in the Alton Avenue Surgery and Alton Surgery of pupils achieved 5 or more A*-C in are located within the area itself. The area with a variety GCSEs including English and maths, Roehampton Surgery (4 GPs) and compared to 58% in the rest of the of public and Mayfield Surgery (8 GPs), are within Borough. voluntary services walking distance. In addition two higher and further In addition, the Queen Mary’s offered from them. education facilities operate in the local Community Hospital on Roehampton area. South Thames College and the Lane provides the area with a range of University of Roehampton. services. The hospital is equipped with Alton Primary School 166 Roehampton Lane 20 beds in the rehabilitation centre, 69 Schools South Thames College is a multi campus mental healthcare beds and 50 elderly further education college specialising Two schools are located in the Alton and intermediate care beds. West area. The Alton School is a Local in vocational training in subject areas such as business and computing, hair Authority Primary School. The school has There are no dentists within the Alton and beauty, construction, media, music, a roll of 221 pupils. Approximately 87% area however the Maple Dental Centre, performing arts, catering and travel of the pupils achieving Level 4 or above on Roehampton Lane, is within close and tourism. The college offers A Level in both English and maths in 2012. This proximity. There are two pharmacies courses free to 16-19 year olds as well is a significant increase from previous located in the Danebury local centre, at as higher education, access courses, years (17% in 2009) and compares to the eastern end of the area covered by leisure and taster courses. Across 86% for Wandsworth Borough and 79% the masterplan. for state funder schools nationally. Last the campuses 21,000 students are year all sibling applicants were offered enrolled. a place. The University of Roehampton Heathmere Primary School Danebury Avenue Surgery The area is also served by Heathmere was created 2004 and is the Primary School which is just outside amalgamation of four colleges: Digby the study area within Alton East. Stuart College, Froebel College, The school is operated by the local Southlands College, and Whitelands authority and has capacity for 295 College. The University has 8,535 pupils. Approximately 70% of the students and offers a wide range of pupils achieving Level 4 or above in both undergraduate and postgraduate English and maths in 2012, which is below courses. The main campus is to the the Borough average. immediate north of the Alton Estate. The four colleges still remain and much of the student accommodation and teaching facilities are organised around these colleges. The most significant facilities impacting the Alton West area are Whitelands College to the north Ibstock Place School Queen Mary’s Hospital of Danebury and Mont Clare east of Tunworth.

Alton Area Masterplan 148 Baseline Report 149 Leisure and Recreation In addition the London Borough of Issues to Carry Forward Wandsworth Arts Team also run a There are no formal sports playing Consultation with a range of service number of workshops and events in fields in the Alton area, however there providers has identified: the area throughout the year and are a number of informal open spaces interfaces with a range of organisations and playgrounds, including a large open • A number of facilities reflect their and forums active in the area. space located in the centre of the Alton age in physical condition and in study area. Community Services formats that reflect outmoded forms of service provision; The nearest sports centre is the There are also a number of community • Services are dispersed; Roehampton Sport & Fitness Centre, services focused at the Alton Estate. • Providers based elsewhere who located on Laverstoke Gardens, which deliver on site periodically do not includes an indoor sports hall, gym, Children’s facilities provide a range have high quality facilities; fitness studio, multipurpose room and of services including day nurseries, • There is an absence of facilities Roehampton Library playzone. indoor and outdoor play opportunities that can provide holistic and Roehampton Sports & Fitness Centre and helping children with disabilities. integrated services for their The Alton Estate as a whole is in close Activities are provided by: Small Steps; customers and clients – whether proximity to Richmond Park and Eastwood Centre for Children and families or individuals; Richmond Golf Course. There are Families; Chapel Street Family Hub and • There are gaps in provision – additional sports and recreational the Alton Activity Centre. particularly relating to recreation, facilities to the north of the study arts and culture; area with the National Tennis Centre, A range of youth services provides • A number of services are provided Bank of England Sports Ground and information, advice and practical at a mixed service facility at 166 Roehampton University gym and support to 13-19 year olds as well Roehampton Lane – a site which recreational facilities in close proximity. as programmes that help children has been previously identified for steer clear of crime or substance potential redevelopment. Arts and Culture misuse, develop skills for work, live independently, gain new skills and play Roehampton Library which is located The masterplan will need to consider a full part in their community. A range at Danebury Avenue provides a range potential options and locations for: of techniques and forums are used to Richmond Park Golf Course Bank of England Sports Centre of education and cultural activities engage youth. Key organisations include including: Adult and children’s books, • Facility consolidation; The Base, Regenerate and Catch 22 as computer classes, DVDs and videos, • New facilities for existing services; well as Borough services. internet access, a knitting and sewing • New facilities for new activities; group, a reading group and storytime • Creating stronger relationships Service for older residents include for children. between facilities as part of a Regenerate RISE, an over 60s cafe and place-making agenda, particularly activityies in the sheltered club room. The Spare Tyre participatory arts as local centres; company operate in Roehampton • The potential for new community Employment placement services are with the aim of creating theatre within facilities to provide a signature new provided by LB Wandsworth Access to voiceless communities. The company building. Employment and TWIN. work with people aged 60+, adults with learning disabilities, and women who In addition, the area also has a Citizens have experienced violence. Emergency Advice Bureau on Roehampton Lane. Exit Arts also provide arts and National Tennis Centre community projects in conjunction with Wandsworth Public Health.

Alton Area Masterplan 150 Baseline Report 151 Town Planning Policy Position

at a minimum of 11,450 new homes Affordable Homes there are concentrations of deprivation. Whilst the 2010 Core Strategy is still character and attractiveness. The National between 2011 and 2021 with an annual the most recent document, significant The large areas of open space The London-wide Strategic Housing monitoring target of 1,145 per annum. A lack of tenure mix is considered to weight is likely to be given to the which add to the distinctiveness of Planning Policy Market Assessment (SHMA) set a have contributed to social deprivation emerging updated Core Strategy. residential neighbourhoods will be requirement for 144,000 more market There is a real emphasis from the and worklessness in some areas. The protected from encroachment. Framework (NPPF) homes and 182,000 additional Mayor throughout the Plan for quality London Plan explains that “infill schemes The 2010 Core Strategy quotes housing affordable homes between 2007 2012 in the design of development and the in predominantly social housing estates requirement targets from the 2008 b. Deprivation and inequalities will and 2017. The current annual average need to preserve or enhance the should primarily be targeted for London Plan, however these figures be tackled through regeneration housing requirement for London is environment of London. Policy 3.5 of intermediate and market housing. New have since been superseded and the initiatives and the focusing of The NPPF sets the Government’s approximately 34,000 dwellings per the Plan states “The design of all new social housing development should new figures show that Wandsworth’s mainstream services and resources planning policies for England and how annum. The SHMA highlighted a specific housing developments should enhance be encouraged in areas where it is requirement is 11,450 over the ten year on the highest priority areas, they are to be applied. need for social-rented family homes as the quality of local places, taking currently under represented.” The period (2011 – 2021), with an annual especially in parts of Battersea, a result of overcrowding, whilst larger into account physical context; local London Plan sets affordable housing target of 1,145. The emerging 2013 Tooting and Roehampton, and The core message of the NPPF is a market homes are in less demand. ‘presumption in favour of sustainable character; density; tenure and land use targets through Policy 3.11 and states Core Strategy takes into account the other local areas of high social mix; and relationships with, and provision that 13,200 more affordable homes per requirement for Wandsworth as set out deprivation.” development’. Policy 3.9 of the London Plan promotes of, public, communal and open spaces, year in London should be provided over in the London Plan 2011. mixed and balanced communities by taking particular account of the needs the plan period. Within this provision, There is a specific focus on the From March 2013 onwards, the NPPF tenure and household income in both of children and older people”. Minimum 60% of the affordable housing should The Core Strategy update covers the Roehampton area for comprehensive requires that due weight should be large and small scale developments. space standards are also set out in be social rented accommodation and period 2014/15 to 2028/29. Within regeneration and new development. given to relevant policies in adopted These communities should foster social 40% should be intermediate for rent or this 15 year period a minimum target Policy PL15 Roehampton sets out this local plans according to their degree of diversity, redress social exclusion The Housing Supplementary Planning sale. Providing affordable family housing of 17,175 additional homes are to be focus and supports comprehensive consistency with the NPPF (the closer the and strengthen communities’ sense Guidance (SPG) (November 2012) is should be prioritised. provided with 16,215 of these to be regeneration and new development policies in the plan are to the policies in of responsibility for, and identity with, more detailed in its design guidance new dwellings from conventional supply to deliver improved housing, new the framework, the greater the weight their neighbourhoods. The policy also and assesses the local approaches to In terms of the existing housing stock and 930 from non-self contained and improved business floorspace, they should be given). Limited weight emphasises the need for a mix of implementing the strategic density Policy in London, Policy 3.14 highlights the household spaces such as student employment opportunities and an may also be afforded to emerging tenures particularly in neighbourhoods (3.4) of the London Plan. need to support the maintenance and accommodation and hostels. improved environment. The policy also planning policies according to their where social renting predominates and stage of preparation and consistency enhancement of the condition and intends to make Roehampton more with NPPF policies. Table 24 - Minimum Gross Internal Floorspace Standards for New Developments quality of London’s existing housing Roehampton, in which the Alton area is attractive to visitors and investment and stock. There is a resistance against located, is designated as a high priority seeks to improve the transport linkages House Type Persons Size the loss of housing in the London Plan area with regards to Policy PL1 attractive to and from the “Heart of Roehampton”. London Plan 2011 Studio 1 persons 37 sqm unless the housing is to be “replaced and distinctive neighbourhoods and 1 bed flat 2 persons 50 sqm at existing or higher densities with regeneration initiatives and the need Housing Targets at least equivalent floorspace”. to tackle deprivation and inequalities. 2 bed flat 3 persons 61 sqm The London Plan sets out the spatial Improving the condition of vacant, unfit Of particular importance within this development strategy for London with 2 bed flat 4 persons 70 sqm or unsatisfactory dwellings should be a policy, due to the close proximity to an emphasis on growth and quality over 3 bed flat 4 persons 74 sqm priority. Richmond Park, is the statement “the the next 20-25 years. The document 3 bed flat 5 persons 86 sqm large areas of open space which add Wandsworth Core Strategy (2010) to the distinctiveness of residential has formal status as part of the 3 bed flat 6 persons 95 sqm development plan and is accompanied The current Wandsworth Core Strategy neighbourhoods will be protected from by the London Housing Strategy 4 bed flat 5 persons 90 sqm was published in February 2010 and encroachment”. Policy PL1 is reproduced (February 2010). 4 bed flat 6 persons 99 sqm is currently under review in response below. 2 bed 2 storey house 4 persons 83 sqm to the publication of the NPPF 2012 “Core Policies for Places: Policy PL 1 With the population of London set to 3 bed 2 storey house 4 persons 87 sqm and the London Plan 2011. The review increase by 1.3 million from 2011 to seeks to update the Development Plan Attractive and distinctive 2031, and average household sizes 3 bed 2 storey house 5 persons 96 sqm Documents (DPDs) to ensure conformity neighbourhoods and regeneration decreasing, it is estimated that the 4 bed 2 storey house 5 persons 100 sqm with new national and regional policy. initiatives number of households could rise by 0.9 4 bed 2 storey house 6 persons 107 sqm a. The local distinctiveness of the million. This would mean approximately 3 bed 3 storey house 5 persons 102 sqm The most recent consultation on the 34,000 additional households each proposed submission of the updated various neighbourhoods which year. The Plan’s Policy 3.3 sets out 4 bed 3 storey house 5 persons 106 sqm Core Strategy (May 2013) began 17 together make up the borough housing targets for Wandsworth set 4 bed 3 storey house 6 persons 113 sqm May 2013 and ended 28 June 2013. of Wandsworth will be promoted, building on their cherished existing Source: The London Plan 2011 Alton Area Masterplan 152 Baseline Report 153 environmental quality of the borough. The Council will seek to deliver 2,656 Wandsworth SHMA (2012) Figure 6- Alton Conservation Area Core Policies The policy also seeks to improve air new affordable dwellings per annum The Wandsworth SHMA highlights a quality, reduce the impact of noise and to be delivered between 2014/15 and The Wandsworth Core Strategy has relationship between concentrations ensure efficient water management in 2023/24 from conventional sources, of seven core policies for issues. In line of high unemployment and social line with other policies. which 1,251 should be social/affordable with the NPPF and London Plan, the housing within the Borough. Paragraph rent units and 1,405 intermediate units. 64 identifies the need for a mix and Wandsworth Core Strategy also Policy IS5: Achieving a mix of housing balance of housing types to be has a focus on ensuring sustainable including affordable housing delivered in such areas. development and good quality design Alton Estate Conservation Area Policy IS5 emphasises the need for in the Borough. Policies IS1-4 are of Appraisal and Management (2010) particular importance to sustainability additional social rented dwellings and The Alton Neighbourhood is included and design principles expected from for intermediate housing in the borough The townscape map highlights those within a list of opportunity areas for new development. and the importance of preventing the buildings and areas which make a regeneration. It is stated that in these loss of existing housing. The Council will positive contribution, a negative areas “emphasis could potentially see Policy IS1: Promoting sustainable seek to replace provision at existing or contribution, provide positive green preference given to the development development higher densities where redevelopment is space, are listed of intermediate tenures and market proposed. housing whilst maintaining the existing Policy IS1 promotes a sustainable Local View Supplementary Planning social housing sector”. relationship between development The Council proposes to set a minimum Guidance Document (2012) and transport so as to minimise the provision of 33% of dwellings on The Site Specific Allocations Document need to travel. This will be achieved This supplementary guidance has development of 10 units or more to be (2012) Figure 7 - Townscape Map Showing Buildings and Spaces Making a Positive by maximising the use of previously particular standing in terms of affordable. Where it is viable, a higher Contribution to the Character of the Alton West Area developed land and vacant and regeneration. The unusual combination The Wandsworth Core Strategy provision should be sought. Within underused buildings and taking account of 18th and 20th century landscapes Proposals Map was published in this there should be a tenure split of of the suitability of sites for high density and buildings within the area to the February 2012 and forms part of the 60% social / affordable rent and 40% mixed use development. east of Richmond Park (the Alton area) Development Plan Documents. Within intermediate, as set out in the emerging create views that are considered the Alton area there are a number of 2013 Core Strategy Update. Policy IS2: Sustainable design, low worthy of preservation and contribute proposals included on the map. carbon development and renewable to the positive character of the The policy also emphasises that new energy conservation area. Development The Western side of the town centre dwellings should be built to the ‘Lifetime proposals should be sensitive to this is within the Alton area (Holybourne Policy IS2 encourages new residential Homes’ standard that allow adaptation planning guidance. Avenue) and within this there are a development to achieve at least level as residents’ circumstances change number of Protected Core Shopping 3 of the Code for Sustainable Homes over time, increasing flexibility in the Frontages that are covered by CS Policy and for other development to meet housing stock. PL8 (Town and local centres) and DMPD the equivalent BREEAM standards. Policy DMTS3 (Core shopping frontages). Major developments are required to demonstrate and justify their approach Table 25 - Delivery Targets by Tenure for Affordable Housing The whole Alton area appears to be as part of an Energy Assessment. It Tenure Delivery target Delivery target Total delivery designated as an “Archaeological is also stated that developments will 2014/15 to 2019/20 to 2014/15 to Priority Area” covered by DMPD shopping facilities, new B1 employment Key to Figure 7 be required to achieve a reduction in 2018/19 2023/24 2023/24 Policy DMS2 (Managing the historic incubator space, library, leisure, health, carbon emissions in line with the London Social / affordable rent 414 837 1,251 environment). The vast majority of the housing and public space. Plan targets (currently 25% and rising to Positive buildings site in Roehampton is designated as 40% between 2013 and 2016) through Intermediate 793 612 1,405 a Conservation Area covered by CS The Site allocations DMPD suggests than Listed buildings on site renewable energy generation Total affordable 1,207 1,449 2,656 Policy IS3 (Good quality design and In accordance with Core Strategy Policy unless it is demonstrated that such Source: Updated Submission Draft Core Strategy 2013 township) and DMPD Policy DMS2 IS3d, tall buildings in this location are likely Negative buildings that makes provision is not feasible. a negative contribution Policy IS6: Community services and the provisionof infrastructure (Managing the historic environment). to be inappropriate. In accordance with DMPD Policy DMS4, the height at which a development in this location will be Locally listed buildings Policy IS4: Protecting and enhancing Part of the Roehampton town centre Policy IS6 sets out the Council’s support considered to be tall is 5 storeys. Tall environmental quality (Danebury Avenue, SW15) is designated for the provision of adequate, high buildings would need to be justified in Green space amking a quality social and community facilities in the “Site Specific Allocations positive contribution Policy IS4 outlines the Council’s support Document”. The site allocation suggests relation to the specific site context against measures to protect and enhance the through resisting the loss and seeking criteria set out in DMPD Policy DMS4. the improvements of existing facilities. that regeneration will provide improved

Alton Area Masterplan 154 Baseline Report 155 Conclusion

Alton Area Masterplan 156 Baseline Report 157 The Case for Change

An analysis of the What is the Alton area indicates evidence of a a neighbourhood problem? exhibiting relatively An examination of the Alton area illustrates a series of socio-economic significant socio- and market issues affecting the quality economic and of life of the people who live there. There is a concentration of problems that physical problems, distinguishes Alton from the surrounding which are putting neighbourhoods. an increasing strain Socio Economic Challenges The Alton area has a population of on services and on approximately 7,000 residents. public expenditure. Although this population is relatively young, economically disparate and This masterplanning process has ethnically and culturally diverse, sought to define the evidence that the residents suffer significant deprivation area is not working to its full potential, in comparison to the local area . Only to understand the reasons for these 28% of households in the area are problems, and to establish a series of considered not to be deprived against interventions to address the main issues. any deprivation measure, compared to 50% across Wandsworth as a whole. The masterplan sets clear objectives for the area aimed at focusing intervention The age composition of the local where it is most needed. Guided by population is broadly comparable to a set of good practice principles the Wandsworth as a whole in relation to masterplan defines a series of design pre-school and school age children. and development interventions to However the area has a very high address the principal causal factors proportion of young adults between at the heart of the area’s problems, the ages of 15-29 compared to the thereby establishing a basis for a more borough average, and a significantly sustainable future for the Alton area lower proportion of people in the and its residents. ‘family makers’ age bracket (33-44). This drop-off between these two age brackets suggests that between the ages of 15 and 29 people are choosing to leave the Alton area. View of Alton West with Richmond Park in the foreground

Alton Area Masterplan 158 Baseline Report 159 This could be because this age Furthermore only a relatively low The area also performs relatively poorly Market Indicators Ownership bracket tends to cover age periods proportion of Alton area residents are on health indicators. 14% of the area’s Key Causal Factors Despite sitting within the higher value The Alton area presents a complex where people are most likely to make engaged in the three highest earning population have long-term health south west London market area with The analysis undertaken as part of this pattern of land-ownership with at decisions about where they wish to live occupations. Less than 30% of those problems or disabilities which limit their proximity to Richmond, Putney and masterplanning process has indicated least 11 different types of land owners. in order to continue or start employment employed Alton area residents work in day to day activity ‘a little or a lot’. This is Barnes, there is a clear disparity that there are a number of critically However, the vast majority of the Alton or a career, or where people make a managerial, professional or associate above the Wandsworth average of 11%. between the values in the Alton area important factors giving rise to the area’s land is owned by the Council and decision about where they will settle or professional occupations, less than half This higher incidence of health problems and these other locations. The average aforementioned problems and issues. has not been subject to development have children. the proportion for Wandsworth borough potentially limits the ability of people in property prices in the Alton area There are a myriad of different factors for the last fifty years. There has been as a whole. A fifth of all residents who the area to access jobs, or participate are considerably below London and contributing to these issues but the main a lack of opportunity to develop on the There are also high levels of economic are in work are employed in elementary in exercise or social activity, or access Wandsworth - £232,000, compared ones the masterplan needs to focus on Alton and this has resulted in the area’s inactivity and unemployment. Only 38% occupations, over three times the services or amenities. This also puts to £356,000 and £410,000 are summarised below. housing stock, services and amenities of the residents are in employment rate across the borough. Resident significant pressure on health and respectively (summer 2013 values). not being significantly refreshed since compared to 71% in the borough employment is higher than average other community services. Anecdotal Residential values on the estate are Tenure Mix the estate was built. overall. Even when accounting for the within public administration, education evidence from health practioners in the approximately £270 per sq ft. However, large student population, this indicates and health sector, with almost a quarter area suggests that there are particular The Alton area has higher levels of values across the neighbouring context The Council’s dominant ownership that there are a significant number of of all residents employed in the public problems of mental health and physical Private Rented Sector (PRS) properties area are approximately £580 per sq levels and the inability for others to people in the area who are unemployed sector. Conversely, private sector inactivity which further contribute to the than other estates in Wandsworth. This ft. Although the market is dynamic and build homes on the majority of the or economically inactive. Despite having engagement in high value sectors areas problems regarding the health is due to the high rental yield levels and rapidly changing, this is an indicator of a Alton area, have resulted in a lack a strong proportion of young adults in (such as finance, business services and and wellbeing of its residents. the growing Roehampton University lack of demand from the market in this of new build developments able to higher education (again largely as a professional services) is low. A third of student population. area and that it is not an area of choice compete with local developments not result of the presence of the university), all residents are employed in ‘service Public Safety Issues for many potential owner-occupiers. situated on the Alton. Consequently, education attainment levels are sector’ jobs such as retail and leisure, Student households are proportionally There are also a range of public safety These low prices also make the housing there is a lack of tenure diversity in the actually significantly below average, which typically have lower incomes. over-represented accounting for 5% issues and the area performs poorly in for sale particularly attractive to certain Alton area because options such as with 16% of residents having no formal of households, compared to 1% for almost all the crime indicators recorded sections of the buying market such as different forms of affordable housing, qualifications compared to 12% across This evidence may be partly a reflection the borough as a whole. This is a clear by the Metropolitan Police. There is private landlords renting to students and private rented sector housing Wandwworth, and only 23% achieving of the lower levels of educational consequence of the areas proximity to a particularly high rate of ‘violence from the nearby university. The yield that isn’t dominated by non-resident a Level 4 qualification, compared to attainment and formal qualifications, both Roehampton University and Kingston against the person’ and ‘criminal of rental income compared to capital leaseholders and the student market, 54% in Wandsworth. This combination preventing the population from University as well as the relative cost of damage incidents’ in the Roehampton value is higher here than in many other have not been able to develop. of low educational attainment and high accessing higher value occupations, housing compared to other local areas. ward, compared with Wandsworth areas given these circumstances. levels of economic inactivity suggest and relying on those in the service Borough as a whole. These higher Currently 40% of the units in the Alton that there are problems with the labour or public sectors. It could also be Fragmented management of properties than average crime levels have a area are privately rented owned by supply in the area compared to the suggested that, given the population has resulted in student accommodation negative impact upon the quality of buy to let landlords and primarily let to borough as a whole, with educational structure discussed above, those being pepper-potted throughout the life of residents on the estate. Criminal students. This lack of tenure diversity attainment and the lack of skills, among with higher levels of qualifications and estate without a clearly accountable damage may be a particular problem in has resulted in a prevalence of short other factors, preventing people from those in or able to attain higher value management trail. Issues including anti- relation to the area as a place to live as term tenancies with accompanying entering the labour market. occupations, leave the area between social behaviour, maintenance problems it contributes to negative perceptions management problems as detailed the 15-29 and 33-44 age brackets. and communication with landlords are of the environment because affects the above; an increase in resident exacerbated by a lack of management buildings and other objects within the leaseholders could address this focus. area. imbalance.

Alton Area Masterplan 160 Baseline Report 161 1 1

Design Factors and Challenges sole domain of residents living in these living standards. Housing units do not blocks, being openly accessible and meet contemporary standards in terms 2 3 A combination of physical factors, deemed to be insecure and unsafe. of services and layout. Issues such as including fundamental design flaws Entrances are not frequent enough, with unattractive and deteriorating stairwells, in the development layout, along a large number of households using external walkways exposing residents with poorly sited and constructed the same stairways and corridors to to the elements, worn exteriors, front residential buildings are contributing to access units. Not only has this resulted doors facing away from the street and the area’s problems and need to be in a lack of active frontages but it back gardens fronting on to Danebury addressed. Design flaws include poor contributes to security problems. Avenue do not only negatively impact quality entrances to blocks, spaces the lives of residents living in the area, not overlooked and residential units These design flaws have created an but also shape the perception of those overlooking refuse and service areas. abundance of dark and insecure settings, who visit the area. Furthermore the design standards including non-overlooked alleys and fall considerably short of today’s external stairwells, which are conducive expectations and indeed the standards to anti-social behaviour such as drug set in the London Housing Design Guide. dealing, street drinking and vandalism. 4 5 The current design of areas such as Accessibility and permeability levels Danebury and Harbridge Avenues reduce at Portswood Place as soon and Portswood Place has resulted in as a detour is taken from Danebury fragmentation and a plethora of leftover, Avenue’s main route. Ramps, steps directionless and rarely used spaces. and bollards around the retail parade These insecure spaces are created by combine with fences and walls around rear service areas with no ground floor parking areas to create fragmented uses or blank boundary or building walls. spaces and a series of obstacles to There are also small spaces between movement. This lack of clearly navigable buildings and smaller car parks which routes contributes to the perception are not well supervised or very visible of this area as insecure and providing to residents or visitors. High walls on spaces that are dark, not overlooked Laverstoke Gardens ensure that the and tailored for anti-social behaviour. 1 area is not overlooked and can, in the Danebury Avenue Town Centre same vein as the large refuse area at The external and internal design 6 7 Portswood Pace, feel particularly unsafe 2 Portswood Place of Harbridge Avenue’s housing has after dark. negative effects on residents and family 3 Danebury Avenue Housing area Entries to stairwells or ground level units 4 Minstead are not secured in every instance. This Gardens results in areas, which should be the bungalows 5 166 Roehampton Lane 6 Sports & Fitness Centre 7 Council offices / community centre

Alton Area Masterplan 162 Baseline Report 163 Programmes intended to improve Accessibility Specific interventions focusing on the Opportunity and potential. Matters for Specific Attention the properties have had unintentional A Rationale for area beyond existing policies and The relative distance from town The case for change is not only Without intervention these issues will consequences for the residents. Internal initiatives currently being employed are centres and other concentrations of Intervention made on the basis of addressing the become more acute and the quality of modification such as new heating and required given the disparities, across a employment could partially explain challenges highlighted above. There life of residents will deteriorate further. water systems have reduced storage number of deprivation indices, apparent the relatively low levels of economic also exists significant potential and The cost of maintenance and public space and useable areas in kitchens The high proportion of households in the area. activity in the area. Public transport opportunity in the area which if realised intervention to address these and which are no longer suitable for modern exhibiting multiple signs of deprivation is limited to buses in order to access could make the Alton area into a related issues will increase. Intervention is family living. Overall, the housing in this against a range of indicators in These interventions should address rail or underground services, and the location of choice for both owner- required to prevent further deterioration. area is reaching the end of its useful comparison to Wandsworth as a whole the different themes which can be Public Transport Accessibility Level occupiers and Council tenants. life and suitability to meet current and suggest multiple challenges need to be identified from the analysis presented (PTAL, a method by which an area’s Nonetheless the problems are not future housing needs. addressed. here and in the baseline report, relating accessibility by public transport can The Alton area could host a stronger uniform across the entire area. to factors such as employment, skills be measured) is classed within the set of destinations to meet resident Therefore there is a need to focus Community infrastructure in the Alton The tenure and type of housing and education; health & wellbeing, ‘very poor to mediocre’ bracket. It and neighbour needs and bring more attention on those factors and places area is also significantly outdated. available is limited thereby helping to and issues relating to housing, the built takes an average of 60 minutes to visitors to Roehampton to support the where the problems are most manifest, Shopping and other services are very create an imbalanced community out environment and accessibility. The wider travel from Roehampton to Oxford local economy. There is the opportunity and where the greatest impact can limited, thereby failing to meet the day of kilter with surrounding areas. This Aspirations Programme currently being Circus in comparison to 38 minutes to create new homes and a better be achieved. Agreement on this has to day needs of local residents and the can create a sense of isolation and delivered by the Council, of which this from Wimbledon and 45 minutes from place to live on a day to day basis. been broadly reached through the wider Roehampton community. Shop difference from the surrounding areas. masterplan is part, is aimed to address Streatham, which are similar distances community engagement processes. units do not provide unit sizes that can these themes. from the West End. Its proximity to assets such as Richmond attract a range of retailers to meet The design flaws referred to primarily As well as affecting accessibility Park, the University of Roehampton This choosing of selected areas, when local and wider community needs. The need to be directly addressed to This masterplan, as a series of to education and employment as a place to study and a source of coupled with heritage restrictions, lack of suitable and modern premises significantly improve living conditions proposals primarily regarding the built opportunities, the relatively high journey employment as well as successful and means that certain areas – for example affects the level of services available and improve security. environment, has been developed to times in to central London, coupled with desirable places such as Barnes and the iconic ‘slab blocks’, do not warrant to the local population. This is clearly address those issues and realise the the distances from rail stations and town Putney, could all become factors which radical intervention. That does not mean demonstrated at Portswood Place Moreover, many of the residential potential that exists in the area. It also centres, result in a sense of general encourage people to consider living that ‘softer’ refurbishment, ongoing where buildings are not fit for purpose; buildings are in fragmented ownership, interacts with other elements of the disconnection and remoteness for and investing in the Alton area. maintenance and management the Danebury Avenue Surgery building thereby responsibility for outdoor regeneration programme aimed at residents in the Alton area. interventions are not required here. is ageing and the internal layout is not spaces is not clearly defined which addressing socio-economic problems The area itself also has a number of These are not however a focus for sufficient to provide current treatments creates management challenges. or those relating to health & wellbeing Accessibility to Richmond Park from the assets which are not currently being this masterplan. These masterplan and practices. There is also a lack through the provision of new community centre of the Alton area is significantly realised to their full potential. These interventions are set out over the next of spaces for smaller businesses Most community buildings across the services or facilities, improving constrained by the Park’s impermeable include a highly valued and high two pages. and local entrepreneurial and social estate are now outdated and unsuitable accessibility, or improving the natural edge. Local families do not use this quality setting for buildings, green enterprise projects that could increase for the contemporary provision of environment and open spaces. natural resource on a regular basis, spaces, and listed buildings within a employment levels in the Alton Area. health, youth, family and older people’s with fewer than 10% of families from Conservation Area many of which are services. Indeed certain facilities are the local state primary school using valued by currently residents but under located on the edge rather than at the Park. The lack of use of this park, as appreciated by the wider population. the heart of the estate which restricts well as other green spaces, restricts accessibility for local residents. opportunities for exercise and physical All of these elements can be harnessed activities, potentially contributing to the by the interventions proposed in this relatively poor health indicators for the Masterplan to create a neighbourhood population. valued by existing residents and a place that new residents choose to live.

Alton Area Masterplan 164 Baseline Report 165 Central landscape 1. Danebury Centre 4 A New Alton Park overgrown and Through intervention a cleaner, more The parkland landscape is a unique forest like attractive, more active and safer place setting and greatly valued by residents, The estate can be achieved. More people will visit however its potential is not being fully the centre. New shops that meet today’s realised. The park is underused and the is isolated from retail needs can be provided. A wider original design framework has faded neighbouring areas range of shops and services will be due to self-seeding trees, uncontrolled and have little presence available close to home for residents. shrubs, rapid growth and weeds. Service areas can be better managed These factors discourage its use as a Richmond along Roehampton and secured. There is an opportunity to resource for the local area, and a lack Park Lane create a better and more diverse Town of activities in the space means it is Centre to meet the needs of residents not fully functioning as an amenity for fenced off and others. local residents. It could be significantly improved to become a high quality park 2. Portswood Place Centre at the heart of the area. New community facilities at Portswood Some buildings 5 Transport and Accessibility Place will be able to provide a fuller lack a positive range of services, more efficiently in a The Alton area has limited connections relationship to more welcoming setting for residents. into surrounding areas, with a number This can have direct benefits on child of insecure and poor quality pedestrian surrounding buildings, development, family life, adult health connections from Roehampton Lane into streets and open and the wellbeing of all people in the the area. Public transport accessibility community throughout their lives. is low and the area is relatively remote spaces from rail and underground services There is an opportunity to create a meaning the area is reliant on buses, The internal layout revitalised and active focus that is some of which terminate or turn round of some housing part of the daily lives of residents. New inside the estate. Improvements to is unsuitable for facilities will provide a better platform connections into surrounding areas for the highest quality public services will make movement more attractive modern needs and can help revive the area. and safer, with improvements to public transport required to allow people to Car dominated, 3. Danebury Avenue Housing access jobs and services quicker and poor quality public New homes offer the opportunity to more reliably. The ageing and create a cleaner, safer and better spaces with hidden obsolete community managed environment. New homes spaces, anti-social infrastructure doesn’t can meet contemporary standards reflect today’s service Community/ for access, layout, heating, glazing, behaviour and fly- lighting, materials and decoration. This is tipping models leisure uses are also an opportunity to better organise hidden and don’t ownership and management among the support the local Council, private landlords and residents. centre

Alton Area Masterplan 166 Baseline Report 167