NORLAND NEIGHBOURHOOD PLAN

DRAFT

FOR LOCAL CONSULTATION Foreword

The Norland Conservation Area was first In accordance with Section 277(1) of the Town designated in 1969 under the then recently & Country Planning Act, 1971, as amended by introduced Civic Amenities Act 1967. The Estate the 1974 Act, the Norland Conservation Area itself was laid out and built in the mid-nineteenth was designated on the 29th January 1969 with century over a remarkably short period starting in extensions designated on 2nd June, 1978, and a the 1840s: just fifteen years separated green fields Conservation Area Policy Statement published in from a suburban estate. September 1982. Its magnificent set pieces of Royal Crescent, The objective of the Council is to conserve Norland Square and St. James’s Gardens led to this Conservation Area as an area of special the confirmation of the area as an outstanding architectural and historic interest. This does Conservation Area by the Department of the not mean that no change should take place, Environment. for conservation is as much concerned with ensuring that changes are compatible with The development was prompted by advantageous their surroundings, as with retaining the exact draining works for a new railway. But the estate appearance of the buildings. was premature and too near to the notorious potteries. The freehold owner of the estate was Since then much has been done by individual bankrupted by the scheme. He was nevertheless owners as well as the Royal Borough and the instrumental in creating an estate of grand Norland Conservation Society, to preserve and compositions which, although not designed by enhance the area: great architects of the day, resulted in a townscape of innate quality. ●● The gardens of Royal Crescent and Norland Square (as well as St James’s Gardens) now It comprises many types of urban streetscape: boast fine new cast-iron railings, and the gar- grand compositions of linked terraces, coupled dens have been beautifully landscaped and, to with more modest, but nonetheless unified a considerable extent re-planted smaller-scale houses and mews, creating different ●● Article 4 directions (see Appendix C) have airs of urbanity and spacious style. It retains been implemented to protect the street scene homogeneity due to the dates of building being in most streets in the area so close. The varied style east of Pottery Lane ●● Adherence to the agreed painting scheme in is partly due to the historical age difference, Royal Crescent and Norland Square (covered and partly to the influence of the neighbouring by Article 4 direction) has done much to en- Ladbroke Estate. hance the unity of the Crescent and the ter- A few feature buildings at significant locations races of the Square create foci of attention in the formal layout whilst ●● The increasing affluence of individual owners a wide variety of detail and changing styles create has enabled a lot of improvements to individual progressive interest throughout the area. Modern properties, including reinstatement of all-im- imaginative design does not detract much from the portant architectural details of façades area, although some eyesores identify themselves ●● A lot of the paving has been replaced with York for remedial action. stone, to change the “feel” of the area very The north-south traffic route down St. Ann’s Villas much for the good and round Royal Crescent creates some major problems. The solution to these problems requires At the same time, as any highly desirable inner striking a careful balance between the need to London conservation area, Norland has been protect and enhance Grade II* listed buildings and subject to many new development pressures (as important parts of the Conservation area, and the owners have sought to stay put and expand their communication needs of areas immediately to the houses, rather than move elsewhere to something north. larger), as well as the increasing noise and dirt Despite the inevitable problems in the area, caused by traffic in Royal Crescent and St Ann’s the overwhelming impression is of remarkable Villas. preservation requiring only a helping hand to remedy the minor eyesores which detract from the delicate classicism of the architecture in the area. Aims of this Neighbourhood Plan

The Council has a statutory duty to preserve The aims of this Neighbourhood Plan, just as and enhance the character and appearance earlier Conservation Area Policy Statements within of conservation areas as areas of special RBKC are: architectural and historic interest – “to pass on the legacy”, in the words of the Local Development 1. To set out agreed aims for development and Framework. conservation in the area, including planning control, traffic, tree planting, neighbourhood and This has been the principal aim of the Norland streetscape. Conservation Society since its founding in 1969. This does not mean that no change should take 2. To provide a useful guide for residents, place, for conservation is as much concerned with owners, developers and their architects as well ensuring that changes are compatible with their as for the Council’s officers. neighbours, surroundings as with retaining the exact appearance of the area and its buildings.

Specifically with reference to the Norland Conservation Area, the aims of the Neighbourhood Plan are:

1. To define the essential character and features which make it “outstanding” as a conservation area, in terms of: • Townscape – primarily buildings and garden squares • Landscape – primarily gardens, trees and planting • Streetscape – primarily street furniture, movement and traffic • Neighbourhood – uses, facilities and amenities

2. To define the aspects that should be protected, preserved or enhanced.

3. To identify the important aspects of quality of life in the area, such as • tranquility • overall security • ease and security of movement • access to public facilities and amenities

and to define those aspects which should be protected, preserved or enhanced.

4. To provide guidance for: • control of development • streetscape design and management, landscaping • detailed design in the area

5. To identify areas where improvements should be made Conservation is a partnership. This much Boundaries Of The Neighbourhood Area is clear from the past 43 years since the designation of the Norland Conservation Area. This Neighbourhood Plan covers the Norland Neighbourhood Area designated on 22nd May Everyone living and working in Norland, as well as 2012. It comprises the Norland Conservation the Norland Conservation Society and the Royal Area and includes 2-32 St Ann’s Road and 65- Borough of Kensington and Chelsea, share a 117 Wilsham Street. These properties have been responsibility to preserve and enhance the area - included as they belong stylistically to Darnley everyone sensitive to what will enhance and what Terrace, and historically to the development of the will detract, what is authentic and in keeping with Norland Estate. the original design ideas for the area, and active in upholding them. The Norland Conservation Area was designated on 29th January 1969. It included the original The policies and guidance set out in this Norland Estate as built up to 1852 and the Neighbourhood Plan are not all subject to planning completed north side of St. James’s Gardens control; they are aspirational, but also exemplify which dates from 1864-79. best practice. Where appropriate, through Article 4 directions, the planning authority maintains control The boundaries of the conservation area were of development and alterations to ensure the most adopted by the Council on 26th April, 1978. important architectural heritage is preserved. The complete list was published in the London Gazette on 2nd June, 1978. On 25th June, 1979 On the basis of 43 years experience of working the Secretary of State of the Department of to preserve and enhance the area, the Norland Environment accepted that the extended Norland Conservation Society has a vital role to play in Conservation Area is of “outstanding historic and guiding best practice and promoting quality, as architectural interest”. well as developing the policies and guidance set out in this Neighbourhood Plan. Individual owners also have a responsibility to take care of the very special part of London in which they live – in relation to their own properties and gardens, by raising the awareness of their neighbours, and being alert to alterations and changes that would be detrimental to the area.

Status of this Neighbourhood Plan This neighbourhood plan becomes part of the Royal Borough of Kensington and Chelsea’s statutory development plan and will form the 111-117 Wilsham Street basis for determining planning and listed building applications in Norland. The plan conforms to the policies within the Core Strategy and other development plan documents which form the Local Development Framework. The Local Development Framework, together with The London Plan, determines how the planning system helps to shape Norland – the London Plan provides Londonwide policies to help achieve the Mayor’s vision for London, whilst LDFs provide more focused and localised policies to shape development within the borough to achieve the Council’s vision.

14 St. Ann’s Road

CONTENTS

1. OUR VISION FOR THE FUTURE 2. DEVELOPMENT PRESSURES OF NORLAND 2.1 USE CLASS CHANGES 1.1 QUALITY OF LIFE IN NORLAND 2.2 PERMITTED DEVELOPMENT 1.2 VISION FOR THE FUTURE

3. ESSENTIAL CHARACTER AND FEATURES OF THE AREA

3.1 TOWNSCAPE 3.3.5 Street Furniture – lights and signs 3.3.5.1 Street Lights 3.1.1 Building styles and character of the 3.3.5.2 Parking signs area 3.3.5.3 Ugly traffic managementmeasures, signs 3.1.1.1 Grand Compositions 3.3.5.4 Notices on lampposts and trees 3.1.1.2 Terraces of visual quality 3.3.5.5 Telephone wires 3.1.1.3 The lesser terraces 3.3.5.6 Street clutter 3.1.1.4 Mews and minor streets 3.3.5.7 Recycling litter bins 3.1.1.5 Eccentricities, which give individuality 3.3.5.8 Estate Agents Boards 3.1.1.6 Holland Park Avenue 3.3.5.9 Ugly modern telephone boxes 3.1.2 Feature Buildings 3.3.5.10 Other problems 3.1.3 Modern buildings 3.5 MOVEMENT 3.1.4 Interiors 3.5.1 Rat-run traffic 3.1.5 Soft spots 3.5.2 North-south traffic in St Ann’s Villas (a) Garages and Royal Crescent (b) Development of Addison Avenue gardens onto Carson Terrace and Queensdale Walk (c) Addison Place (south side) (d) 50-52 Queensdale Road 3.2 LANDSCAPE 3.2.1 Garden squares 3.2.2 Street tree planting 3.2.3 Private gardens and trees 3.2.4 Outbuildings – Summerhouses and Garden Sheds 3.3 STREETSCAPE 3.3.1 Roads 3.3.2 Pavements 3.3.3 Parking 3.3.4 Enclosure 4. GUIDANCE FOR FUTURE DEVELOPMENT

4.1 VISION AND AIMS 4.3.2 Street planting 4.3.3 Private gardens and trees 4.2 BUILDINGS 4.3.4 Outbuildings – Summerhouses and 4.2.1 Roof levels, styles and exten- Garden Sheds sions (a) Roofline developments 4.4 STREETSCAPE (b) Pitched Roofs (c) Parapets and flat or low-pitched roofs 4.4.1 Pavements (d) Roof gardens and terraces 4.4.2 Parking 4.2.2 Rear extensions and Conservatories 4.4.3 Enclosures: Walls, railings and fences 4.2.3 Architectural features and Decorative (a) Front Gardens - Enclosures and elements hardstandings (a) Cornices (b) Wrong or missing railings/enclosures (b) Front doors 4.4.4 Street Furniture (c) Fenestration, architraves and window design (a) Street Lights (d) Door designs (b) Parking signs (e) Front Door steps (c) Ugly traffic management measures, signs (f) Railings and other ironwork (d) Notices on lampposts and trees (g) Door knockers and Footscrapers (e) Telephone wires 4.2.4 Exterior painting (f) Other Street clutter (a) Painted brickwork (g) Recycling litter bins (b) Stucco features (h) Estate Agents Boards (c) Painting of architectural details (j) Modern telephone boxes 4.2.5 Small Scale Additions/Alterations 4.4.5 Maintenance (a) Downpipes on façades (a) Vandalised bus stops, walls and railings (b) Wiring on façades (b) Poorly maintained pillar boxes (c) Burglar Alarms (c) Graffiti (d) Satellite dishes (d) Litter (e) Solar panels 4.4.6 Shop fronts and Advertising 4.2.6 Interiors (a) Shopfronts (b) Advertising 4.2.7 Subterranean Developments 4.5 MOVEMENT 4.2.8 New building 4.2.9 Buildings to be proposed for Statu- 4.5.1 Rat-run traffic tory Listing 4.5.2 North-south traffic in St Ann’s Villas and Royal Crescent 4.3 LANDSCAPE 4.6 DEVELOPMENT PRESSURES – 4.3.1 Garden squares CHANGE OF USE

APPENDICES

Appendix A: History Development Of Norland Appendix D: Article 4 Directions Appendix B: Listed Buildings To be included in Final Draft of Norland Neighbourhood Plan Appendix C: Detailed street-by-street survey Part 1: Our Vision for the future of Norland

1.1 Quality of life in Norland Spaciousness and Tranquility: An eclectic range of religious activity: With exceptions already mentioned, Norland As described in Section 1.4.1.5, Norland is unusual is distinguished by its relative tranquility and in the extraordinary range of religious denominations spaciousness. With its Square and Crescent gardens, which it serves, - not that the residents themselves are interesting open spaces and private gardens behind the unusually religious. houses, it enjoys lots of trees and greenery. The whole Estate was designed round the church Holland Park and Kensington Gardens are among the of St James Norlands, whose religious services public open spaces that make the area particularly attract worshippers from outside the Conservation attractive. Area – particularly from the Council and Housing Association residents to the north. It is also a popular Fine Buildings and Streets: place for weddings, christenings and funerals, and for extra-curricular activities, such as music rehearsals Since its description as an “Outstanding Conservation and concerts; and it was the birth-place of the W11 Area”, much has been done to restore both the listed Children’s Opera. It also houses a nursery school. and the unlisted buildings. With increasing general prosperity, and the influx of extremely wealthy The Roman Catholic Church is represented by the families and individuals, prepared and able to invest Church of St Francis of Assisi on Pottery Lane. considerable resources in their properties, the street scene has thankfully been relatively protected, and in No 8 St James’s Gardens is home to the Spanish & some cases, even improved. The battle to protect this Portuguese Synagogue; how they came to be there is heritage will always be on-going. The application of described in an Appendix. Article 4 Directions to a wide range of unlisted buildings will be important in achieving this aim. The Sikhs’ Central Gurdwara is at 62 Queensdale Road. Families, a place to stay – with excellent com- And 21 Penzance Street, a former Baptist Chapel, is munications: home to the Islamic Universal Association, an Iranian It is a place for families, a place where people come Shia Mosque. to live, and stay. People know each other, greet each other and pass the time of day in the street. Excellent Schools: connections to the City (via the Central Line) and the There is a range of nursery, primary and preparatory West End, make Norland an extremely attractive, schools, - some of which use the square garden in St accessible, almost rural, place to live. James’s Gardens for recreation.

A sense of belonging: Theatres, concerts, opera, cinemas, museums: The support of a substantial and loyal membership of All London’s cultural attractions are easy to reach. the Norland Conservation Society (370 as at January There are cinemas and a theatre in Notting Hill. Other 2012) is an indication of the strength of sense of attractions include Leighton House, Linley Sambourne belonging and involvement in the area. This is an House, and Holland Park Opera (in season) is only a important aspect and should be maintained as a short walk away. highest priority. Improving security: Neighbourhood shopping: Though there are frequent cases of vandalism against Though, unfortunately, most of the small neighbourhood cars, graffiti, troublesome bicycling on pavements, and shops have disappeared, it retains a “villagey” feel. despite Norland’s proximity to less prosperous areas to Holland Park Avenue still provides some neighbourhood the north, it is a relatively safe place to live and bring shopping (Lidgates, Holland Park Pharmacy, Daunts, up children. The activities of the Safer Neighbourhoods the florist, the fruit and veg place, the gift shop in the Team, and close co-operation with local police, can be side streets). Kensington High Street is not far away. expected to help enhance this security. Parking is easy for most, though since the development of Westfield (in Hammersmith, and outside the conservation area), it has become extremely difficult to park in Royal Crescent and neighbouring streets. 1.2 Vision for the future

Our aims are to:

●● Protect and enhance the character and historic features that define Norland’s sense of place - in terms of townscape, streetscape, landscape and neighbourhood. ●● Protect our listed buildings, as well as those which may not be of listing quality, but whose architec- tural features are important to the character of Norland. ●● Protect and enhance our open spaces, gardens and trees – private as well as public ●● Protect and enhance the aspects that add to the quality of life - tranquility, security, discourage and reduce traffic noise and disturbance through residential areas. ●● Strive for retention of local heritage characteristics, including both architecture and local and social amenity if possible (shops, pubs, post offices) ●● Make it easy for pedestrians to move freely and safely in Norland ●● Manage new development in such a way as to conserve local character ●● Maintain a mix of uses – try to retain small businesses ●● Maintain its social diversity ●● Encourage ‘civic’ pride and local involvement of individuals and organisations Part 2: Development Pressures

Since the early 1980’s the Norland CA has been residential, supporting the following Core Strategy subjected to immense development pressure, as policies: its desirability as a place for a family home, with plenty of open space, fine houses, easy access to ●● CH2 – relates to housing (chapter 35) the City, and to parks and playgrounds, has been ●● CF1 – relates to retail (chapter 31) increasingly appreciated. In the most recent years, ●● CF5 – business uses (chapter 31) the demographic profile has changed and provided ●● CF6 – creative and cultural businesses (chap- opportunity for redevelopment of some of the ter 31) larger houses. ●● CF7 – arts and cultural uses (chapter 31) But the contemporary demands of family living ●● CE5/6 – air quality and noise and vibration – today have also resulted in the creation of large, relates to restaurants (chapter 36) open-plan living rooms. These changes to internal layouts caused the loss of the original historic plan forms. Often the fine original internal plasterwork By the same token, it is less easy to identify was also destroyed, even in the listed buildings, possible sites for change of use from residential which is much to be regretted. to commercial or business; but such a possibility demands a policy within this Neighbourhood Plan. However, in both Royal Crescent and Norland Square for example, a considerable number (if 2.2 Permitted Development not the majority) of houses previously converted to flats, have been returned to their original The 2008 new Planning legislation has extended use as single family dwellings. These houses the scope of “Permitted Development” – even have benefitted from the reinstatement and/or in Conservation Areas, and thereby poses new restorations of original architectural features, the threats to their historic townscapes. use of agreed BS paint colours (to comply with New guidelines and policies outlined in this Article 4 directions) on exterior façades to enhance Neighbourhood Plan support a tougher the uniformity and coherence of the facades as approach to inappropriate development and well as the reinstatement of fine cast iron railings overdevelopment. around these communal gardens. The latest extensive application of Article 4 2.1 Use Class Changes Directions in the Conservation Area is intended to bring the most obtrusive kinds of “permitted With the increasing value of residential property development” back within planning control, and in the area, and competitive pressures on small thus prevent repetitions of some unfortunate shops and pubs, there has been constant pressure erosion of architectural features of merit in the for changes of use from commercial (eg. A1, A2, recent past. A3, A4, A5, and B1), to C3 Residential. In the case of public houses, in particular, this pressure has Together, the guidelines and policies in this been hard to resist, as property value for domestic Neighbourhood Plan, and the intended Article 4 use now far exceeds the property value that would Directions, aim to achieve tighter control, providing be justified by the profit achievable from use as a advice and guidelines for improvements where pub. planning control, as such, is not possible, and to prevent further “mistakes”. Within Norland, there are a small number of sites which could be regarded as “soft”, and where a change of use to residential, (or substantial redevelopment to increase value and income) could be anticipated: 49 Princedale Road is the most obvious example. Others are listed in Section 3.1.5. In line with our aim of conserving a mix of uses, a mixed social profile, and trying to retain small businesses, particularly shops, this Neighbourhood Plan sets out principles to be followed in the case of further such requests for change of use to

Part 3: Essential Character and Features of the Area

3.1 Townscape The townscape character of the Norland Estate, despite being in origin a suburban development, is largely urban in style. Built as a speculative development, it was particu- larly ambitious, given its location on what was, at the time, the outermost fringes of London. The Es- tate was largely completed within 15 years. It was conceived on quite a grand scale, and laid out to a well-defined plan with a crescent mimicking Royal Crescent in Bath, garden squares and a wide avenue to provide a sense of unhurried space for family living. St James’s Church It included long views and vistas ending in “feature buildings”: (St James’s Church and The Prince of Wales public house, the “flat iron” building at 43 Portland Road, and the old Portland Arms (now The Cowshed), giving onto Clarendon Cross, are good examples). On a longer view down a street, a curved terrace may lead the eye away, or bring it to a building whose extra decoration or loca- tion adds interest, and variety (e.g. 84 Princedale Road). Perhaps the most suburban street is Addison Avenue with its leafy vista up to the Garden sur- 32 Portland Road rounding the St. James’s Church. The front gar- dens here are well planted and of sufficient size to contribute significantly to the street scene. The pure urban environment comprises:

●● formal street terraces with modest classical elevational detailing (as in Norland Square and Royal Crescent), ●● the more articulated paired villas of St James’s Gardens and St Ann’s Villas, ●● the many interesting variations in individual decorative detail treatment of Addison Avenue 22-24 Addison Avenue and Portland Road, and ●● the informal cottagey or mews feeling of Addi- son Place, Queensdale Place and Queensdale Walk. Trees, the communal gardens (now beautifully landscaped – particularly in Norland Square and Royal Crescent, with fine new railings), and front garden planting, soften the lines of the terraces, providing shade and a sense of calm. But most pri- vate (rear) gardens are hidden from street view by the infilling of corner sites, unlike the villas of the Boltons, where private gardens (and their planting) feature in many views. Royal Crescent 3.1.1 Building styles and character of the area The Norland Estate was a suburban, speculative development. There are few buildings of outstand- ing architectural or craftsmanship value. The build- ings were largely finished to the minimum standard required to sell houses in the 1840’s. Royal Cres- cent, for instance, whilst undeniably impressive as a townscape set piece, features relatively modest external and internal decorative detailing when compared with the more refined accomplishment of the Grade II* listed Pelham Crescent or even the Grade II listed Egerton Crescent in South Kensington. However, within the boundaries of the original Nor- land development, there is an imaginative design Prince of Wales public house layout and interesting variety of building styles and plan forms. There are also many intriguing small differences between the houses within a terrace, indicating (as is known to be the case at the southern end of Addison Avenue) that different , developers or craftsmen, were responsible for different pairs or part terraces of houses.

Railings, Norland Square P1030294.jpg

18, 19, 20 Norland Square 44-46 Portland Road

Cowshed, Portland Road 84 Princedale Road 51-52 St James Gardens

3.1.3 Modern buildings, infill and new Princes Place, the largest modern redevelopment buildings in the area was built in 1977, with the purpose of keeping pedestrians and living areas away from Since the 1981 Conservation Area Proposals motor traffic. Statement, new buildings have only replaced dilapidated stock to a very limited extent. Previous The scheme replaced two rows of artisans’ new building has resulted in a few interesting cottages, with charming narrow front gardens buildings whose architecural style does not detract going down to a central road, delightful in from the character of the area: Princes Yard, appearance, and at the same time private and 1 Addison Place, 17b Princes Place (now 2-4 neighbourly. The cottages with windowless rear Carson Terrace are such examples). walls backed on to the gardens of surrounding houses, St James’s Gardens to the north, and Less fortunate is the largest development, Princes Norland Square/Queensdale Road to the south. Place, (see below), located in the middle of the Unfortunately their condition was considered so conservation Area and 13 Norland Place, which poor that there was no alternative to demolition. unfortunately preceded the Article 4 Direction aiming to protect the mews character of the The frontage (north) of the new building is street. This building is quite inappropriate for its functional and bare, completely lacking in setting, with windows of inappropriate size and sympathy for its surroundings, with echoes of the proportions, and elevational design out of keeping Brutalist architecture of the 60’s. Its garage doors with the rest of the mews. and access balconies dominate the plain three- storey vertical facades. Immediately before and after World War 2, a concern for people’s living standards produced The maisonettes possess south-facing gardens architecture whose paramount aim was increase and window space on the pedestrian side in in residential accommodation – where main stepped levels. Garden and balcony areas, and a attention was paid to the provision of facilities play square at the west end of the footpath side of and internal arrangement of rooms, without much the maisonettes, make these dwellings suitable for consideration for the external appearance of the mixed family occupation; while disabled or older building and how it fitted into its surroundings. It people are provided for by single storey dwellings is to be hoped that, despite the constantly rising south of the footpath with their small private value of land in the Conservation Area, and the gardens. attendant pressure to make the most of every cubic foot of space, a better balance will be struck The scheme’s architects were Jefferson Sheard between accommodation requirements and and Partners working for the Rowe Housing Trust. exterior appearance. The Council will continue to The development won a DoE award for good pursue the highest possible design standards for design in housing in 1977. the Conservation Area (Core Strategy CL1, CL2 The scheme has aroused some aesthetic disquiet - New Buildings, Extensions and Modifications to since it was built. Although its enclosed site Existing Buildings and CL3 – Heritage Assets – isolates it from the rest of the Conservation Area, Conservation Areas and Historic Spaces) and careful choice of materials (especially the matching of brick to adjacent terraces) helps to integrate the scheme into its surroundings, a more sympathetic treatment of such a site would be possible today - in a manner which is not necessarily a pastiche of the traditional.

3.1.4 Interiors 3.1.5 “Soft spots” It is sad to realise the extent to which the original The Conservation Area includes buildings and historic interiors of many of the Grade II listed features which detract from, or at least do not add buildings in St James’s Gardens and Addison to, the Conservation Area. Equally it contains “soft Avenue have been altered, and important historic spots”, which could be subject to development layout and decorative features lost. Examples are pressures, where guidelines are required as to the removals of the dividing walls between the what is acceptable: front and back ground floor rooms, the original (a) Garages room cornices and skirtings and sometimes also While garages have considerable capital value to the original fire surrounds. These works were car- their owners, the potential value of a residential ried out to suit the fashion for larger open interior development on the same site could be much spaces, with minimal architectural decoration. greater. Such is the case: The majority of these alterations are probably unauthorised, carried out without Listed Building ●● on the north side of Queensdale Road, be- Consent, on the assumption that interiors are not tween Carson Terrace and Addison Avenue; covered by the listing or possibly prior to the statu- loss of this relatively open space should be tory listing. resisted ●● on the south side of Queensdale Road, be- We have not been able to carry out a house-by- tween 37 Queensdale Road and 10 St Ann’s house survey to quantify this damage in the area. Villas; any redevelopment should be in keeping The retention of the original internal layouts and with 29-37 Queensdale Road decorative features of listed buildings in Norland is (b) Development of Addison Avenue gardens every bit as important as the preservation of their onto Carson Terrace and Queensdale Walk exteriors. This should also include old lath and The gardens of Addison Avenue giving onto Carson plaster ceilings at the principal ground and first Terrace and Queensdale Walk provide valuable floor levels and halls and staircases, which should open space, which has already been partially erod- not be punctured with recessed downlights. Apart ed by Nos 2-4 Carson Terrace, and No 20 Queens- from the destabilisation of the old lath and plaster dale Walk, built in the garden of Cranley Lodge. Any layers, the ‘star studded ceilings’ detract from the proposal that would result in further erosion of this original historic character and appearance of the attractive, almost rural, corner at the end of Addison rooms. Avenue gardens should be resisted.

Also of importance are interesting interiors in some (c) Addison Place (south side) houses which are not listed (eg 29 and 31 Addison Nos 7-25 Addison Place represent, as a block, a Avenue). The aim of this Neighbourhood Plan is to potential redevelopment opportunity. Guidelines strongly encourage the owners to preserve these are required to ensure that any such redevelop- interiors. When the Society gets to hear of interiors ment is in keeping with the low-level, mews/cot- under threat, the NCS will endeavour to dissuade tagey character of the street: the owners from removing of historic plan form and decorative features. ●● Current roof levels should not be exceeded ●● Subject to national legislation and Core Strat- To this end, the Norland Conservation Society egy policies, no subterranean developments submitted (mid 2010) an application for ●● No windows in rear walls giving onto the gar- statutory listing the southern end of Addison dens of Royal Crescent Avenue (Nos17-35 (odd) and 18-36 (even)) to ●● Pitched roofs in slate ensure these interiors are in future protected. Unfortunately this listing was not granted. ●● No rear dormers or works of any kind, which would affect the privacy of the gardens of Even though the Council planning and Royal Crescent or affect the setting of these conservation officers have no power over internal significant Grade II* listed buildings. alterations, when dealing with applications for (d) 50-52 Queensdale Road alterations to unlisted houses in the conservation These modern in-fill houses, together with the area, they should discourage the removal of single garage adjoining No 52, represent a po- interesting original internal features. tential redevelopment opportunity. Guidelines are (See guidelines given in Section 4.2.6) required: Any redevelopment should be in keeping with the scale and design of Numbers 44 and 48. 3.2 Landscape that these open spaces are preserved, with no development (including hard standings), other than Garden squares, private gardens and street tree “summer houses” or “garden sheds”, allowed. planting Rear gardens also have a crucially important role 3.2.1 Garden squares as natural soakaways, as the only permeable The three garden squares in the area, St James’s, surface in an otherwise impermeable urban Norland Square and Royal Crescent, are well landscape. They are also an important oasis for landscaped, with mature trees and shrubs, and biodiversity. form important townscape and neighbourhood elements. It is equally important that trees in private gardens should be protected, (by Tree ●● St James Gardens – a quiet square with el- Preservation Orders (TPO) where warranted), egant houses and permission to remove and replace only given ●● Norland Square – a visual link between Hol- where trees become dangerous. TPO’s should land Park Avenue and the heart of the area only be removed if trees become dangerous. ●● Royal Crescent – a major landmark along Replacements should be required of all trees Holland Park Avenue and a ‘gateway’.to the (large enough to be subject to planning control). western part of the area 3.2.4 Outbuildings – Summerhouses and 3.2.2 Street tree planting Garden Sheds The charm and relative calm of Norland is much enhanced by street tree planting. This is most There has been, and still is, substantial abuse obvious in Addison Avenue, but also at Clarendon of Planning Controls in relation to rear garden Cross, and at the southern end of Portland Road developments – even within the curtilage of on the west side. listed buildings, where listed building consent is required. Elsewhere street tree planting is spasmodic, These abuses, and situations at risk, are: though the Council’s Arboricultural Department has recently replaced or newly planted trees in ●● buildings are erected without permission Penzance Street, Queensdale Road and Norland ●● permission is sought and obtained but the Road. applicants deviate extensively from the permis- Trees could provide an effective natural screening sion – in terms of plan size, layout, height or against the glare of Westfields and the 24 hour materials LED screens which now provide an unfortunate ●● developments go way beyond “summer hous- end stop to the SW end of Queensdale Road. es” or “garden sheds”, to the extent of having Where viable, additional trees should be planted to substantial excavated foundations soften this end of Norland. Royal Crescent has been, and remains, Opportunities for street tree planting are of course particularly at risk, even though it is Grade II* limited by underground services, which are not listed. Other sites which might pose such a threat obvious to the casual observer. are: The Norland Conservation Society recently ●● The gardens of 38 – 44 and 54 Addison surveyed prima facie tree-planting opportunities, Avenue (giving onto Carson Terrace/Princes and proposed them to the Council’s Arboricultural Place (all listed) and 18 – 28 Addison Avenue Department. (giving onto Queensdale Walk), which provide valuable open space, already partially eroded A subterranean service map would help the by Nos 2 - 4 Carson Terrace, and No 20 Norland Conservation Society to be proactive and Queensdale Walk, built in the garden of practical in its suggestions. Cranley Lodge. Any proposal that would result in further erosion of this attractive, almost rural, 3.2.3 Private gardens and trees corner at the end of Addison Avenue gardens Many private gardens contribute to the landscape, should be resisted. open spaces and streetscape by virtue of their ●● back gardens, where garden end walls give mature trees and shrubs, providing important onto the street, eg 47 – 54 St James’s habitats for birds and pollinating insects. It is Gardens (all listed) and 13 – 28 Penzance important to the character of the conservation area Street, (giving onto Princes Place) ●● 49 Princedale Road (entrance in Princes programme as soon as budgets permit. Place), a large space hidden at the back of Princedale Road and Queensdale Road/ 3.3.3 Parking Norland Square, currently used as low-level offices/design studios Residents are mostly extremely fortunate in the ●● Other back gardens could be “at risk”, eg ready availability of convenient Residents’ Parking spaces. o Addison Avenue 17 – 35 o 86-116 Princedale Road, However these can come under pressure from o 25 – 41 St James’s Gardens, outsiders during uncontrolled hours. Examples o 2-32 St Ann’s Road, and are: o all of Portland Road and Wilsham Street ●● Large numbers of visitors to the Mosque (21 Penzance Place) during Ramadan and Ashura; In gardens belonging to houses which are listed, ●● Sikh temple rear garden developments, need listed building ●● Shoppers from Westfield (particularly in Royal consent. Crescent, Royal Crescent Mews, and nearby In gardens belonging to unlisted properties, per- streets). mitted development is quite generous (eg up to Measures may be needed to overcome this problem. 50% of the total land around the original house 3.3.4 Front boundary enclosures: walls, can be developed with a single storey building railings and fences without requiring planning permission) Given the importance of these private open spac- Though many front gardens are already protected es to the sense of openness and character of the from front garden car parking by Article 4 Direc- Conservation Area, these situations are intended tions, many are still unprotected, such as at the to be made subject to planning control through south end of Addison Avenue. Article 4 Directions. Policy guidelines to prevent Article 4 Directions, aimed at preventing the further erosion of important private gardens and removal of front boundary walls, railings and trees are given in Section 4.3.4. fences, and the creation of hardstandings are 3.3 Streetscape now intended to cover all properties in the Conservation Area where this possibility exists. 3.3.1 Roads See Appendix C for full schedules and maps of Norland’s Article 4 Directions. Much of the Conservation Area’s charm lies in its relatively quiet, untrafficked streets. Unfortunately, some streets are less fortunate:

●● St Ann’s Villas and Royal Crescent, which intentionally provide a major local north-south distributor road; ●● Queensdale Road, west from Norland Square, which is used as a “rat-run” from the south, heading towards the north of the Borough; ●● Pottery Lane and the north (and less so, south) sides of St James’s Gardens, which are used as a “rat-run” from the east, heading towards the Freston Road area. Action is required to mitigate these problems. This As pointed out in the individual street surveys, is considered furher in Section 3.5 Movement. railings or other boundary enclosures are 3.3.2 Pavements sometimes to the wrong design, or missing altogether (eg on Addison Avenue, at 80 Portland The Council’s rolling programme of replacing old Road and on St Ann’s Villas). Whenever planning concrete paving slabs with York paving is of great permission is requested for houses to which this benefit to the Conservation Area. Unfortunately, applies, the Planning Case Officer or Conservation 2011 budget constraints mean this programme has Officer should take the opportunity to encourage been discontinued. The Council will reinstate the the owner to put this right.

3.3.5.6 Street clutter 3.3.5.9 Modern telephone boxes This Neighbourhood Plan sets out the ambition to Unfortunately a number of ugly modern telephone work with the Council to reduce street clutter over boxes have been installed on Holland Park Av- time. enue, plastered with advertisements.

3.3.5.7 Recycling litter bins

This Neighbourhood Plan sets out the ambition to work with the Council’s Refuse Department to consider an alternative siting.

Class 16(1), Part 1 of Schedule 3 of The Town and Country Planning (Control of 3.3.5.8 Estate Agents Boards Advertisements) (England) Regulations 2007, states that no advertisement may be displayed The proliferation of Estate Agents Boards has long on a telephone kiosk within a conservation been a source of irritation to residents who see the area. street scene so defaced. Hopefully, the Council’s application of a Regulation 7 will finally get rid of this problem. However, since Regulation 7 came into force, we have seen two in Norland. The first one took four weeks to remove; the second four days. They are fairly common in other Conserva- tion Areas. There is no real deterrent for Estate Agents’ boards, and unless we continue to be vigilant, opportunist agents will continue with this practice. Residents will be encouraged to report violations (with photographic evidence if possible) to RBKC Enforcement as quickly as possible. 3.3.5.10 Other problems

Other problems are:

●● Vandalised bus stops, walls and railings ●● Poorly maintained Royal Mail pillar boxes ●● Graffiti ●● Litter/cigarette ends from takeaways etc

Unfortunately, any blank wall, or screen, or even street name signs can attract graffiti.

3.5 Movement 3.5.1 Rat-run traffic The Norland Conservation Area suffers from rat- run traffic in two places:

●● traffic from the south, turning left off Holland Park Avenue into the west side of Norland Square, then left onto Queensdale Road, then right on St Ann’s Villas, to head north up St Ann’s Road and Bramley Road ●● traffic from the east heading north, by-passing Holland Park Avenue by taking Pottery Lane and the north side of St James’s Gardens

The danger here is excess speed, with vehicles taking advantage of the long straight roads east- west. Consideration needs to be given to how to control and reduce speed on both these routes. Two radar-controlled illuminated speed limit warning signs have recently (June 2010) be erected on the north side of St James’s Gardens in a bid to inhibit speeding on that section of the rat- run. Whether or not this will be successful remains to be seen. If not, alternative means of slowing the traffic on these rat-runs (including Pottery Lane) will need to be found. It is understood that RBKC intends to replace the white painted circle at the intersection of Addison Avenue and Queensdale Road with a raised granite sett “hump” to inhibit excessive speeding down the Queensdale Road rat-run. This has been the intention for some three years, but so far no action has been taken.

3.5.2 North-south traffic in St Ann’s Villas and Royal Crescent These traffic problems are as nothing compared to the traffic (particularly bus traffic) volumes in St Ann’s Villas and Royal Crescent.

Part 4: Guidance for Future Development

4.1 Vision and Aims Our aims are to:

●● Protect and enhance the character and historic features that define Norland’s sense of place - in terms of townscape, streetscape, landscape, neighbourhood, in order to “pass on the legacy” ●● Protect our listed buildings, as well as those which may not be of listing quality, but whose architec- tural features contribute to the character of Norland. (eg by Article 4 Direction) ●● Protect and enhance our open spaces, gardens and trees – private as well as public ●● Protect and enhance the aspects that add to the quality of life - tranquility, security, discourage and reduce traffic noise and disturbance through residential areas. ●● Strive for retention of local and heritage characteristics, including both architecture and local and social amenity if possible (shops, pubs, post offices) ●● Make it easy for pedestrians to move freely and safely in Norland ●● Manage new development in such a way as to conserve local character ●● Maintain a mix of uses – try to retain small businesses ●● Maintain its social diversity ●● Encourage ‘civic’ pride and local involvement of individuals and organisations

In furtherance of achieving our Vision for Norland, within the timescale of this Neighbourhood Plan (say by 2020):

●● Norland should have retained and enhanced all the features that are essential to its character, charm and attraction as a place to live ●● HGV and bus traffic problems in Royal Crescent and St Ann’s Villas should have been mitigated to make these streets attractive places to live ●● Rat-run traffic speeding will have been effectively eliminated ●● Our listed buildings and others important to the character of the Norland Conservation Area will have been preserved ●● Eyesores will have been eliminated, and ugly buildings replaced by development more appropriate to their surroundings ●● Controls should be in place to prevent undesirable new developments, alterations or extensions of existing buildings ●● Any new developments will be of exceptional design quality, “fit in”, and be appropriate to their set- ting ●● Subject to National Legislation and Core Strategy policies, the proliferation of out of character and hugely disruptive subterranean developments under, and within the curtilage of our historic buildings will have been stopped. ●● Holland Park Avenue will remain an attractive local shopping street, protected from the demands of through traffic; garish shopfronts and internally illuminated fascia boxes will have been eliminated ●● Norland will have maintained a good mix of small business use alongside a predominance of resi- dential use ●● Important streets will benefit from a strategic tree planting plan ●● All redundant and non-essential street furniture and signs will have been removed ●● Ugly lampposts, inappropriate to their setting, will have been eliminated ●● More original front garden boundary features will have been restored or reinstated, and inappropriate features removed ●● The proliferation of LED advertising screens on areas immediately adjoining the Norland Conserva- tion Area will have been stopped

This chapter sets out specific planning policies and guidelines to achieve these aims. 4.2 Buildings

The over-riding principle to be applied in the Nor- land Conservation Area is that any alteration or addition should contribute positively to the pres- ervation and enhancement of the character and appearance of the Conservation Area. To enable control to this end, Article 4 Directions are now intended to be applied to restrict the extent of permitted development. This Neighbour- hood Plan intends to provide guidelines for what is permissible where permitted development rights have been lifted. Chaos of dormers 4.2.1 Roof levels, styles and extensions (a) Roofline developments All roofline developments or alterations require planning permission in conservation areas, and, in the case of listed buildings, Listed Building Con- sent. Over the years, rooflines have suffered all kinds of depredations due to the lack of coherent and adhered-to guidelines as to what is and is not ac- ceptable. This has happened at the rear of houses (eg 35 Norland Square, 46-56 Addison Avenue), 54-56 Addison Avenue as well as at the front and sides (eg 42, 46, 48, 54, 56, 49, 57 Addison Avenue). In a conservation area such as Norland, with open spaces affording distant views of slate roofs, inap- propriate additions to the rear roofs can spoil the buildings’ architectural integrity just as much as unsuitable alterations at the front. The sensitivity of roof lines to change varies, ac- cording to the setting of the building in the street- scene. Some of the variables are the length of view available of the building, and whether the roof is hidden by a parapet and whether it is flat or pitched - either fore and aft or sideways. 44-46 Addison Avenue

Ugly roof extension 57 Addison Avenue

The preponderance of blue indicates a policy 4.2.2 Rear and side extensions and weighted against roof level developments in conservatories general. But there are situations (orange) where “improvements” would be acceptable. There are With the increasing value and desirability of hous- only four properties where an additional storey es in Norland, pressures have grown to increase might be acceptable, and a small number of build- the interior space of valuable properties. ings where any roofline alteration would be judged Whilst conservatories were originally intended for “on its merits” the cultivation of plants nowadays they are mostly The Council’s intention is now to review, and, if considered as extensions of the main house: as necessary, update this roof guidance map, and the “breakfast rooms”, “family rooms” or “garden results of this review will then provide guidelines rooms”. With the removal of a large part of the rear for future roof policy. In some cases what are ac- wall of the original house at lower or upper ground ceptable “improvements” may need to be speci- floor levels these conservatory extensions become fied. an integral part of the main house. Until this review is completed and agreed, it is Often in Norland Conservation Area, the rear the intention of this Neighbourhood Plan that the elevations of houses and terraces are visible from guidelines set out in the map should be followed. some distance, and inform the character of the open spaces behind the houses. When a roof extension is proposed, and the sur- rounding terraces are devoid of similar extensions, In accordance with the general principle that any the Council’s policy will be to refuse planning alteration or addition should contribute positively to permission. the preservation and enhancement of the charac- ter and appearance of the Conservation Area, no (b) Pitched Roofs alterations to rear extensions should be consid- ered which might jeopardise the character, appear- Examples can be seen in Addison Avenue, St. ance and value of these open spaces. James’s Gardens, St. Ann’s Villas and Penzance Street. The scope for rear and side extensions is deter- mined not just by open space considerations, but Original pitched roofs are sensitive to the need to also by the need for a good architectural relation- retain the original type of roof covering to maintain ship between the proposal, the existing building the character of the area. When repairs are neces- and its neighbours. The erosion of rear garden sary, broken slates should be replaced with natural space is an important consideration, as are neigh- slate. bour effects such as privacy, daylighting and All slate roof-level developments and alterations sunlighting. should use natural slates. Proposals will not be permitted if they would com- (c) Parapets and flat or low-pitched roofs promise architectural character or contribute to a serious loss of garden space Where a flat or low pitched roof is largely obscured from street level by a parapet or balustrade, the It is important to note that: continuity of such a feature in a terrace takes on ●● whilst certain types of rear or side extensions great visual significance. may be permitted development and therefore not require planning consent, any extension to Where there are existing roof extensions behind a listed building always requires Listed Building the front parapet, the retention of the uninterrupted Consent. parapet is important for the continuity of the fa- ●● for listed buildings, the listing applies to every- cade. Where it has been pierced to allow a dormer thing within the curtilage (in other words, every- window to project or to gain more light, the parapet thing within the garden walls) should be reinstated as soon as the opportunity arises. ●● in a conservation area, such as Norland, the preservation of the original character of the (d) Roof gardens and terraces rear and side elevations of the houses is also important. Planning permission is frequently sought for roof ●● single storey rear extensions are permitted de- gardens and terraces. On other occasions, enclo- velopment within defined limits, unless Article 4 sures are erected around “informal” roof terraces Directions are used to remove these rights. without permission. ●● Side extensions and double storey rear extensions require planning permission in conservation areas. In the Norland Conservation Area, the principle should be applied that all extensions (front, side or New Buildings, Extensions and rear), on unlisted should: Modifications to Existing Buildings ●● not exceed single storey, (except in the case of The Council will require new buildings, rear lightwell infill extensions between existing extensions and modifications to existing closet extensions of more than a single storey) buildings to be of the highest architectural and ●● not intrude upon the privacy, or access to day- urban design quality, taking opportunities to light and sunlight of neighbouring gardens and improve the quality and character of buildings houses, and the area and the way it functions. ●● not adversely affect the character and appear- ance of the backs of the terrace or street as a To deliver this the Council will, in relation to: group ●● use matching materials to existing eg. there Architectural Design should be a presumption against the erection a. require development to be: of predominantly glass structures (except in the case of infilling between two existing rear i. Functional - fit for purpose and legible; extensions) ●● minimise use of garden space, and not extend ii. Robust - well built, remain in good condition further than 3m from the rear wall of the origi- and adaptable to changes of use, lifestyle, nal house demography and climate; ●● not be allowed to intrude into garden space which, on its own or together with neighbouring iii. Attractive - pleasing in its composition, gardens, is important either to the character materials and craftsmanship; of the particular area or to the general charac- iv. Locally distinctive - responding well to its ter of the urban scene (ie. uninterrupted open context; garden corridors at the rear of terraces of build- ings) v. Sustainable - in the use of resources, ●● Within 2m of boundary walls, the maximum construction and operation; eaves height should be no higher than the ad- joining party wall, and the maximum height not vi. Inclusive - accessible to all; more than 2.5m ●● No side extensions or side porches should be vii. Secure - designs out crime. permitted. b. require an appropriate architectural style on ●● In the case of “infilling” between two existing a site-by-site basis, in response to: rear extensions, the “infill” should not extend beyond the shorter of the two existing rear i. the context of the site; extensions and should be set back from it in order to preserve at least some feeling of the ii. the building’s proposed design, form and gap/void. use; ●● To protect neighbours’ privacy, and the appear- ance of rear elevations, balconies on top of iii. whether the townscape is of uniform or rear extensions will not normally be permitted varied character. c. facilitate the redevelopment of ‘eyesores’ by 4.2.3 External Architectural features and offering flexibility in relation to policies which Decorative elements make redevelopment with buildings more Preservation or restoration of original architectural suited to their context demonstrably unviable. details such as cornices, fenestration, architraves, stucco embellishments, door design, door furniture Architectural features such as porticos, bays, and ironwork, railings, balconies and foot scrapers, pediments and balusters form the characteristic is of paramount importance for listed as well as rhythm of the street scene, and should be retained unlisted buildings in the conservation area. and renovated. Original decorative details such as cornices, string courses and console brackets are The Council’s Core Strategy Policy CL2 sets also very important to the appearance of individual out the following requirements regarding building buildings and the integrity of terraces. Some of alterations: these details remain missing, and every opportu- nity should be taken to get them restored. Article 4 Directions are intended to cover doors Whenever any planning permission or listed build- and windows, balconies, and architectural details ing consent is requested for any houses to which of façades of all buildings in the Conservation Area this applies, the Planning Case or Conservation which are not listed. The aim of these Directions is Officer should take the opportunity to encourage to protect and ensure the architectural integrity of the owner to put this right. all front elevations, and prevent alterations which would conflict with their original design. In particu- (b) Fenestration patterns, window designs and lar, the aim is to maintain or restore the integrity external surrounds of principal terraces where the same colour and finish should be used for all architectural details Windows represent one of the most important, key - cornices, string courses, architraves, balconies visible external elements of a historic façade. The etc (including rusticated ground floors and base- variety of different period window types and glaz- ments). ing patterns, their spacing and the proportions of the openings, their three-dimensional modelling When considering applications for alterations and with often deep finely sculpted glazing bars, as improvements to unlisted, as well as listed, build- well as the uneven lively character of multi paned ings, the Council expects appropriate restoration window with the characteristic glitter of the indi- of architectural features and original decorative vidual panes of historic glass, all contribute to their details to be included in the proposal. special historic character and significance. (a) Cornices Apart from the considerable charm of historic windows they provide one of the main tools to date In much the same way that the vertical spacing a historic building. Window alterations can have a and proportions of windows define the proportion dramatic impact on the building’s appearance as of individual house facades, the continuous hori- well as the character of the townscape of which zontal details such as cornices, string courses and it forms part. Historic fabric is a precious and stucco channelling unite a terrace in terms of its finite resource that should be preserved for future horizontal character. generations and the loss of the surviving historic The function of cornices is to break water away windows may result in a significant erosion of the from the front wall of the building to stop stucco building’s special architectural and historic charac- and paint or facing brickwork from being stained ter. by water which otherwise will run down the facade. Throughout the 19th century, architectural design As originally constructed they are prone to infiltra- in London kept the theme of verticality of the indi- tion by water and some have decayed beyond vidual unit within the horizontality of the whole (i.e. safe retention, as was earlier the case in Royal the individual house within the terrace, the propor- Crescent and Norland Square. Their maintenance tions of window frames and architraves within the and repair is important in deference to their practi- elevation, window pane sizes and glazing pattern cal role as well as the visual continuity of these proportions within the sash or casement, etc). The terraces. success of the architectural design of individual Many cornices are still missing, though consider- houses and whole terraces depends on the careful able progress has been made over the past 30 design and proportions of all these elements. years with reinstating them. This problem is partic- Where a more distant view of any group is avail- ularly noticeable on the south side of Queensdale able across a square or where there are front Road – eg Nos 15, 25-27, 39,43-55; also 2A-10, gardens, the importance of continuity of detail is 32-38 on the north side. emphasised. Cornices, parapet and roof lines, rhythm of fenestration, and repeated decorative details are all seen in the context of a group of buildings rather than in isolation. With windows the proportions of the frame or architrave within the elevation may be spoilt by the removal of glazing bars. Individual sashes are sometimes wider than their height, but the division of the sash into six or more panes emphasises the window’s overall vertical proportions. The sketches of different window designs show how different glazing patterns alter the perception of the same window. publicly visible elevations whilst sometimes paint- ing ventilation ing ‘out’ the glazing bars in the lesser windows of ●● The significant weight difference of double the house to disguise the use of cheaper multiple glazed units that impose increased loading on panels of glass. the original frames Very much the same comments apply to window architraves/external surrounds. They frame the These all have a detrimental effect on the appear- windows and contribute strongly to the rhythm of ance and overall character of the listed building. the facade features. Even one missing architrave can be very disturbing to the overall character and Unlisted buildings appearance of the building frontage. Architraves are often missing or have been inappropriately As with listed buildings, there are important con- restored eg: servation benefits in retaining the original historic fabric in unlisted buildings in conservation areas, ●● Princedale Road 44, 56, 60, 72, 82; including the windows. When considering their re- ●● Portland Road 15, 41, 73, 119, 167-169, 175. placement the primary consideration is the materi- al effect on the external appearance of the building and the consequent effect on the character and appearance of the conservation area. The result of this assessment may vary and will depend on the age of the buildings, the degree of the survival of the original windows and the detail of the par- ticular window. See Appendix D for further guidance.

(d) Entrance door designs There are countless examples of “wrong” door designs: eg

54-60 Princedale Road ●● 27 Portland Road Wherever permission is sought for alterations to ●● 49, 53 & 55, 65 Portland Road street elevations in the Conservation Area, the Council’s Planning or Conservation officers should ●● 162, 164 and 166 Holland Park Avenue encourage the owner to restore the original win- ●● Several houses in Norland Square dow and architrave designs, (eg on Princedale ●● 20, 24, 26 St Ann’s Road Road). This is particularly important in the case of listed buildings. PvC windows are completely unacceptable in the conservation area.

(c) Heritage Assets and Double Glazing Listed buildings There is a strong presumption against the replace- ment of historic windows in listed buildings with double glazed units. The main reasons for this are: In the same way that lost details on windows can ●● The loss of the original historic fabric and his- spoil the facade of a building, it is disappointing to toric authenticity see a magnificent original portico framing a flush- ●● The visual changes to the external and internal faced hardboard door pock-marked by numerous appearance including visible spacer bars and doorbells, and lacking the original ironmongery. sealants on the edge of the glass panes and Similarly it is regrettable to see an over-decorated the necessary inclusion of a prominent indi- or fake panelled door of incorrect architectural vidual sealing cap on each pane of the vacuum period and style. glazing units ●● The dangers of future internal fabric decay There is no definitive front door pattern in the con- within the building as a consequence of remov- servation area. However majority of the original

Unfortunately a lot of these original features have Article 4 Directions preventing rendering and/or been lost in breakages or covered in rust and lay- painting of brickwork, which destroys the original ers of paint (which also applies to railing heads). design concept, are now intended to cover the Since these are grouted in with lead, they are façades (front and rear elevations) of all unlisted difficult to remove for bead blasting or some other buildings in the conservation area. The aim of form of paint stripping and cleaning prior to re- these directions is to protect and ensure the archi- painting. The sketches show their full detail, where tectural integrity of these elevations, and prevent discernible on existing scrapers or catalogue alterations which conflict with their original design illustrations. Although not a major piece of street concept. furniture, these scrapers represent one of the smaller details which would be sadly missed and Consent will not be given for any rendering or which contributed to the attention to detail in the painting of original unpainted facing brickwork on design of the estate when built. Owners should be front and rear elevations. Where original facing encouraged, where possible, to repair or reinstate brick elevations have been painted, subject to the them where the original design detail is known. results of small patch tests as to the likely feasibili- ty and effect on the brickwork of the paint removal, 4.2.4 Exterior painting owners are encouraged to remove the paint and restore the original facing brickwork. (a) Painted brickwork See Appendix C for full schedules and maps of The Conservation Area contains numerous Norland’s Article 4 Directions. examples of brickwork having been painted (often in most unfortunate colours), which destroys the (b) Stucco features painted in inappropriate architectural integrity of the whole terrace, as well colours as an individual house, eg: Stucco, as a material, was originally left unpainted ●● 56 Queensdale Road and 114 Portland Road, to imitate Bath stone. Where rare examples of whole façades are painted blue, destroying the such unpainted surfaces survive, (eg 86-92 Port- two-coloured brickwork design land Road), it is preferred for these to be left ●● (Rear of) 3 Portland Road unpainted. ●● 71-75 Portland Road, brickwork painted in pleasant pastel colours with white stucco de- As a general principle, on houses with a brick tailing; but this hides the brickwork as originally façade, stucco ornamentation (including rustica- designed tion at ground floor and basement level) should be painted white (not Brilliant White), or an off-white colour, so long as this applies to the whole terrace. On houses with a stucco façade, ornamentation should be picked out in white, while the main body of the stucco is painted in a gently contrasting pale pastel colour. The result is an integrated scheme with some flexibility to allow for variation and per- sonal choice. Some building groups already feature a variety of paint colours which have become part of the established character and add to the local inter- est. But there are other examples which seriously detract from the overall effect of the street scene, and are not at all what was intended in the original design scheme.

●● 2A Queensdale Road: whole house painted black ●● 48 Portland Road: all stucco decoration and ground floor painted barley-sugar pink ●● 134 Portland Road: lower band of cornice painted maroon to match ground floor ●● 24 Queensdale Road: painted lurid orange ●● 116 Holland Park Avenue (Mr Pumpernink) brick, white or a pale (stone) colour are specified at ground floor and basement level. See Schedule for full details and intended colour palettes

4.2.5 Small Scale Additions/Alterations to Facades (a) External Pipework The later addition of sanitation and plumbing has resulted, in some cases, to pipework being at- tached to façades facing onto the street, thus de- tracting from their original design and appearance.

Article 4 directions are now intended to prevent ●● 13-31 Portland Road inappropriate colour schemes: ●● 44 Portland Road ●● for ornamental stucco detailing throughout the ●● 54 Portland Road (why painted black?) conservation area ●● 81 Portland Road (down middle of façade) ●● for plain or rusticated stucco surfaces at ground floor and basement levels, on whole Refurbishment and enhancement over the past terraces where unity is important: eg 5-33 40 years has gradually reduced the number of Princedale Road, 84-94 Portland Road instances of such eyesores/blemishes on facades. ●● painting of terraces with whole stuccoed But more remains to be done, and Planning Of- façades where the original intention was to imi- ficers should take every opportunity to encourage tate stone eg 2A-16 and 18-28 Queensdale owners rectify this problem. Road (b) Wiring on façades ●● painting of bay windows at 11A-D Queensdale Road The same point applies to external wiring, which in some cases is even left trailing loosely across The default colour for all stucco ornamentation façades: should be white, or an acceptable alternative to ●● 61 & 65 Portland Road simulate pale stone, for a whole terrace, if all own- ers are agreed. ●● 71 & 73 Portland Road ●● 81, 91, 105, 121-127 Portland Road Examples of where this is important include: ●● 169-171 Portland Road Portland Road: where the front elevation at 1st ●● 26, 40, 44 Portland Road and 2nd floor level is, or originally was, of facing ●● 14, 20, 27, 28 and 43 Royal Crescent brick, or unpainted stucco. In these cases, white or a pale (stone) colour are specified for stucco (often The unsightliness of wires and aerials is simply rustication) at ground floor and basement level due to poor workmanship on installation or the Princedale Road: where the front elevation at first desire to save money by avoiding internal routing and second floor level is, or originally was facing of these runs. entiated, and may not require planning permission. Any dish or other antenna must be positioned in such a way that its effect on the outside appear- ance of the building and the effect on surroundings is reduced as far as possible. Further advice is available on http://www.com- munities.gov.uk/publications/planningandbuilding/ householdersguideantennas

(e) Solar panels Only very discreet locations for these installations can be considered as acceptable in proposals for Listed Building Consent. In conservation areas there are also restrictions in relation to unlisted Putting this right is outside planning control, and a buildings. This Neighbourhood Plan proposes that matter for individual owners. On principle, when- solar panels only be permitted in discreet locations ever exterior or interior renovation is required, the that would not harm the setting of any listed build- aim should be to remove wires from façades. But ings or any key view or vista within the conserva- if wires have to be fixed to a front elevation their tion area. effect may be minimised by their running vertically along the line of down pipes and horizontally along Further advice is available on: gutters and string courses and by matching cable colour to the background. http://www.planningportal.gov.uk/permission/com- monprojects/solarpanels Alternatively, cabling might be run inside trunking alongside down-pipes and painted in to match; this 4.2.6 Interiors would prevent coming adrift and flapping about in Section 3.1.4 described the extent to which numer- the wind. ous interiors of listed buildings in the area have Wires are less obtrusive if fixed securely. More- been altered by removing elements of their his- over, tidying up wires is cheap and quick. toric plan form or original decorative features, and stated the aim of protecting against further such Where aerials are placed on the roof they should damage. be as far to the rear of the roof as possible, behind the parapet line on low pitched or flat roofs, and on This is also very much in the interest of owners of the rear roof slopes so that they are screened from these historic buildings, and, wherever the Society the street view. gets to hear of interiors under threat, the NCS will endeavour to persuade owners to preserve them (c) Burglar Alarms in order to retain their historic character (and con- sequently their monetary value on resale). Brightly coloured alarm boxes are usually dis- played prominently as a deterrent. However, wher- It is recognised that Planning Officers have no ever possible, they should be placed on basement power over internal alterations in unlisted build- walls, or on the side of houses to avoid detracting ings. However, when dealing with any application from the appearance of the facades. for alterations to unlisted as well as listed build- ings in the Conservation Area, they should make These features normally will not require a planning every effort by persuasion to protect internal layout permission, but will require Listed Building Con- and decorative features (eg internal dividing walls, sent. cornices, fireplaces, door and window surrounds, (d) Satellite dishes ceiling roses, and plaster and lath ceilings) and prevent interesting original internal features being Listed Building Consent is required for any an- removed tenna or dish that affects the character or appear- ance of the building or its setting. The particular All applications for alterations to Listed Buildings site circumstances have to be assessed to ensure should be supported by detailed architect drawn that the proposed location is not detrimental to the plans showing the existing and proposed layouts building’s special architectural or historic character and confirming in detail the retention of individual and heritage significance. decorative features (room by room) and clearly describing the proposed changes. On non-listed buildings, the regulations are differ- 4.2.7 Subterranean Developments The Council’s current policy states:

Listed Buildings and proposed structure is narrow and discreet to preserve the integrity and character of the Apart from structural considerations, there original historic basement level of the listed is a particular concern regarding the impact building. In considering such applications account of subterranean development on the special will also be taken of the importance of preserving architectural or historic interest of listed the integrity and stability of historic boundary buildings. The special interest is not the same walls. as appearance. Special interest includes the location and hierarchy of rooms and floor levels, Any works for the alteration or extension of foundations, the original purpose of the building, a listed building or an extension immediately the size and location of any original basement, adjoining it, such as subterranean development, cellar or vault, and the integrity of the historic will require Listed Building Consent whether structure, among other things. Whilst roof planning permission is required or not. additions and rear and side extensions have become commonly accepted means of enlarging Unlisted Buildings in the Conservation Area listed buildings, development beneath the building raises other issues about the relationship In Conservation Areas, the main planning of the building to its site, its structure and the issues relate to the external manifestations of degree of intervention involved. subterranean development, which include the provision of light wells and roof lights, structures An addition of a new floor level underneath the for safety, access and ventilation, exposed original lowest floor of a listed building (normally masonry and trees and landscaping. the lower ground floor level) would have a significant impact on the hierarchy of the historic Soil above subterranean developments floor levels. For this reason, excavation under the main body of statutory listed buildings is normally The Council is keen to protect the green and resisted in this Borough due to its detrimental leafy appearance of the borough and make impact on the hierarchy of the historic floor levels provision for landscape to be reinstated. In this and the historic integrity, scale and layout of regard, the Council will require the following for the original building. In addition, the excavation all basement proposals under gardens: and construction of new foundations may have 1m of permeable soil above the top cover of the consequential effects on historic foundations basement; which may impact upon the future stability of the parent building and any adjoining listed buildings. No more than 85% coverage of the garden space (between the boundary walls and existing The Council will normally resist proposals building), with the remainder of the space used for subterranean development under listed for drainage, planting and ‘tree pits’ buildings or directly attached to existing historic The provision of drainage technology to facilitate basements, cellars or vaults of listed buildings. sustainable urban drainage systems to enable However, the Council may consider proposals the movement of water over and around the for subterranean development under gardens basement, to ensure it does not collect on the top within the curtilage of a listed building, as long of the basement as any connecting passage between the existing

In respect of the Norland Conservation Area, the The Council’s subterranean development policy Norland Conservation Society’s concern for its is currently under review. As the Neighbourhood green spaces and back gardens is not only to Forum for Norland Conservation Area, we are op- maintain its historic character, but for their crucially posed to any further Subterranean Development in important role as natural drainage resources. the Area. Subterranean developments under and within the curtilage of buildings in the conservation area can be very disruptive to the fabric of the building and current or future stability of neighbouring houses. 4.2.8 New buildings 4.3 Landscape In pursuance of CL 2 of the Core Strategy, the 4.3.1 Garden squares Council, supported by the Norland Conservation Society, will pursue the highest possible design The three garden squares in the area, St James’s, standards for the Conservation Area. Planning Norland Square and Royal Crescent, are well Case Officers should encourage developers and landscaped, with mature trees and shrubs, and architects to consult the Norland Conservation form important townscape and neighbourhood ele- Society at an early stage. ments. New buildings should “fit in” with the street scene: ●● St James Gardens - a quiet square with el- they are expected to be in keeping and resonant egant houses with adjacent buildings and immediate environ- ●● Norland Square – a visual link between Hol- ment in terms of their height, scale and massing. land Park Avenue and the heart of the area They should contribute to the creation of a coher- ●● Royal Crescent – a major landmark along ent and cohesive whole with the adjoining build- Holland Park Avenue and a ‘gateway’ to the ings. They should use appropriate materials and western part of the area paint finishes, fenestration and decorative features which echo in some ways the surrounding historic townscape. 4.3.2 Street planting 4.2.9 Buildings proposed for Statutory Listing It will be important to the character of the Conser- vation Area to remain vigilant in protecting and The following buildings will be proposed for statu- replacing street trees, as well as taking every pos- tory listing by the Norland Conservation Society: sible opportunity to increase street tree planting ●● 12 Addison Place – particularly with a view to screening Queensdale Road from the intrusive “permanent daylight” from ●● Spanish & Portuguese Synagogue, St James’s LED advertising on the Westfield shopping centre. Gardens Where viable, additional trees should be planted ●● 43 Portland Road to protect views along Queensdale Road from this brash intrusion.

4.3.3 Private gardens and trees Many private gardens contribute to the landscape, open spaces and streetscape by virtue of their ma- ture trees and shrubs. It is important to the char- acter of the Conservation Area that these open spaces are preserved and protected. It will also be important to the character of the Conservation Area to remain vigilant in protecting and replacing trees in private gardens.

4.3.4 Outbuildings – Summerhouses and Gar- 12 Addison Place 43 Portland Road den Sheds Many private gardens contribute to the land- scape, open spaces and streetscape by virtue of their mature trees and shrubs. It is important to the character of the conservation area that these open spaces are preserved, with no development (including hard standings), other than “summer houses” or “garden sheds”, allowed. Sites which may be under threat are listed in Sec- tion 3.2.4. In gardens belonging to houses which are listed, rear garden development is in any case subject to planning control. But, as noted earlier, even the Spanish and Portuguese Synagogue gardens of listed buildings can be at risk. In gardens belonging to houses which are not listed, 4.4 Streetscape permitted development is quite generous (eg up to 50% of the total land around the original house can 4.4.1 Pavements be developed with a single storey building without The Council’s rolling programme of replacing old requiring planning permission). concrete paving slabs with York paving is of great Given the importance of these private open spaces benefit to the Conservation Area. Unfortunately, to the sense of openness and character of the 2011 budget constraints mean this programme has conservation area, these developments are now been discontinued. The Council will be encouraged intended to be made subject to planning control to reinstate the programme as soon as budgets through Article 4 Directions, and guidelines applied permit. in considering planning applications as given below 4.4.2 Parking in the case of both listed buildings and those subject to Article 4 Directions. Residents’ parking spaces can come under pressure from outsiders during uncontrolled hours, as de- The consideration of garden outbuilding proposals scribed in Section 3.3.3. Measures may be needed will be done on the specific merits of the particular to overcome this problem. site and its relationship to the main building, but normally: 4.4.3 Boundary Enclosures ●● Garden building should be best located usu- (a) Front gardens and hardstandings ally only at the end of gardens, and occupy no greater depth into the garden than 20% of its Many front garden enclosures (railings, walls, overall length (from rear wall of main house to fences and hedges) are already protected from front rear garden wall) garden car parking by Article 4 Directions. But some remain to be so protected - at the south end of Ad- ●● Only summer houses (preferably open sided), dison Avenue in particular. gazebos or garden sheds ●● Only wooden structures, or other traditional or Article 4 Directions, aimed at preventing the removal period materials of enclosures and the creation of hardstandings are ●● Single storey only, with now intended to be applied to all properties in the conservation area where this possibility exists.Policy ●● The eaves should be no higher than the garden and action are required to prevent this become an boundary walls on either side (where they are invasion. less than 2 metres from the boundary walls), and the roof ridge (or highest point of the roof) not (b) Wrong or missing railings/enclosures more than 2.5 metres high, and at least 2 metres from the boundary wall. As pointed out in the individual street surveys, railings or other enclosures are sometimes to the ●● maximum eaves height of 2.5m (where they are wrong design, or missing altogether (eg on Addi- 2 metres or more from the party walls) son Avenue, at 80 Portland Road and on St Ann’s ●● Not for use as living accommodation Villas). Whenever any planning permission is re- ●● No antennae or satellite dishes should be at- quested for any houses to which this applies, the tached to the outbuilding Planning Case Officer should take the opportunity ●● Any additions to existing to comply with these to persuade the owner to put this right, following guidelines consultation with the Conservation Officer as to the right design.

In the case of listed buildings this may result in even 4.4.4 Street Furniture – lights, signs and clutter more restrictive control than described in the bullet As detailed in section 3.3.5 Street Furniture, there points above. are problems in Norland relating to:

(a) Street Lights (b) Parking signs (c) Ugly traffic management measures and signs (d) Notices on lampposts and trees (e) Telephone wires (f) Street clutter (g) Recycling litter bins (h) Estate Agents Boards (j) Modern Telephone boxes The key local policy is CR4 Streetscape in the Core al of graffiti, street cleaning and fly-tipped material. Strategy: They will remove any graffiti fronting a highway not more than two metres high. Offensive material will The Council will require improvements to be removed within 24h, if it is non-offensive it will be the visual, functional and inclusive quality of removed within seven days our streets, ensuring they are designed and maintained to a very high standard. Queries or complaints about graffiti, street cleaning or litter should be directed to Streetline on 020 7361 To deliver this, the Council will: 3001 or email: [email protected]

a. require all work to, or affecting, the public 4.4.6 Shop fronts and Advertising highway, to be carried out in accordance with the (a) Shopfronts Council’s adopted Streetscape Guidance; b. require all redundant or non-essential street Our preference for future retail and leisure develop- furniture to be removed; ment on Holland Park Avenue is to be more pre- c. retain and maintain historic street furniture, scriptive, in order that the overall pleasant ambience where it does not adversely impact on the safe of the Avenue should not be overwhelmed by an ac- functioning of the street; cumulation of brash, plastic signage from individual d. require that where there is an exceptional need retailers such as the Singapore Chinese Restaurant, for new street furniture that it is of high quality the Pizzeria, Jazz’s Barber. It would be worth spend- design and construction, and placed with great ing some money to include suggested acceptable care, so as to relate well to the character and design ideas which would conform with the prin- function of the street; ciples set out in RBKC’s Supplementary Planning e. require that by reason of size, siting, design, Document to the LDF on Shop Front Design materials or method of illumination, advertising The 1981 CAPS made prescriptive suggestions as on buildings does not harm the appearance to acceptable design concepts for shop and res- of the building or streetscene, and does not taurant fronts on Holland Park Avenue and more adversely affect amenity, or public or road safety; recently RBKC’s Supplementary Planning Docu- f. resist temporary or permanent advertising ment to the LDF on Shop Front Design (adopted on hoardings, or freestanding adverts on streets, 25 November 2011) should be rigorously applied to forecourts or roadsides, or advertisements all applications. attached to street furniture, where these negatively impact on our high quality townscape This provides useful context and very comprehen- or on public or road safety; sive guidelines for future design of shopfronts within g. resist pavement crossovers and forecourt the conservation area. Wherever possible, shop parking; owners should be encouraged to follow the guide- h. require all major development to provide lines to upgrade and enhance shop fronts to fit in new public art that is of high quality and either with Conservation Area surroundings. incorporated into the external design of the new building or carefully located within the public realm.

Many of these issues are dealt with by the Council’s Highways department and action to rectify these problems will be pursued with them.

4.4.5 Maintenance Additionally Norland suffers problems relating to:

(a) Vandalised bus stops, walls and railings (b) Poorly maintained pillar boxes (c) Graffiti (d) Litter/cigarette ends from takeaways etc The unity of the Avenue might also be enhanced by controlling the paint colour of houses behind/above Steps will be taken to ensure these problems are the shops, and, particularly, the houses with small kept to a minimum. front gardens and no shops (130-132). Owners will be encouraged to consider coordinated painting as The Council’s Streetline team deals with the remov- and when redecoration becomes necessary. All advertising within the conservation area should be subject to Planning Control

Character and Appearance of the Conservation Area: ●● Advertisements should respect the character and appearance of the Conservation Area - pre- serving or enhancing the character of buildings and streets. ●● The size, form, materials, colours, positioning and lettering of advertisements should be de- signed to relate to the character of the buildings on which they are attached and should be visibly The set-back terrace 133 – 159 on the south side compatible with the traditional appearance of of the Avenue, though not formally a part of the their street Norland Conservation Area, is a fitting, if slightly later southward closure of Norland Square, and any ●● Specific proposals, especially on listed buildings, alteration or development of its well-preserved, origi- can be discussed with the Norland Conservation nal integrity of design should be resisted. An Article Society, or officers of the Planning Department 4 Direction could be considered to control building ●● Additional considerations relating to listed build- height, alterations to the doors and windows, bal- ings and conservation areas are contained in conies, and architectural details of the façades of the Planning (Listed Buildings and Conservation this terrace, and prevent rendering or painting of its Areas) Act 1990 brickwork. Position on a Building or in the Street: (b) Advertising ●● Advertisements should be confined to the ground floor or basement area of buildings. There are currently, fortunately, very few examples of back-lit or otherwise illuminated signage and ●● Projecting signs should be fixed to the pilasters advertising in the Conservation Area. (However, with or columns between buildings, or the fascia the development of Westfield, residents are subject- above the ground floor window, if one exists. ed to light pollution from illuminated hoardings that ●● Advertisements fixed above the ground floor will are positioned around Shepherds’ Bush roundabout not normally be allowed, unless they cannot rea- and on the outside of Westfield overlooking the Nor- sonably be fixed at a lower level, or if it can be land Conservation Area.) demonstrated that they make a positive contribu- tion to the character of an area or a building. Internally illuminated advertising always needs ad- ●● Attention will be paid to the potential impact of vertising consent in a conservation area (Class 4 of the advertisement upon pedestrian and vehicular Advertisement Regulations). safety. In the case of Norland Conservation Area, no back- ●● Advertisements will not normally be allowed to lit or otherwise illuminated signage should be per- be fixed to street furniture within conservation mitted anywhere in the Conservation Area. areas The Council’s Shopfront SPD states: Materials, Illumination and Detailed Design:

3.3.1.55 Illumination should be appropriate to ●● In general, traditional materials such as painted the context and general character of the street timber, wrought iron, bronze and other alloys or as well as being discreetly sited on the building ceramics will be more appropriate than acrylics itself. The intensity of illumination should allow and other plastics, particularly on listed buildings the sign to be easily read but not cause a ●● Harsh and gaudy fluorescent colours, unsympa- distracting glare. thetic to the building, should be avoided ●● Illuminated advertisements will not be permitted The Norland Conservation Society and RBKC will also resist all LED or similar Advertising Screens Advertisements on Street Level Front Boundary (even if located outside, or on the boundary of, the Railings Conservation Area) which have a detrimental impact on the Conservation Area. ●● These should normally be avoided, unless a small sign fixed to the railings is the only way of The following general principles for Advertising in drawing attention to the existence of, for exam- Conservation Areas (very similar to those for Shop ple, a separate unit at building level, with direct Fronts) should apply in Norland: access from the street.

Appendices

Appendix A: History - Development Of Norland Appendix B: Listed Buildings

The Potteries improved as pig-keeping was given Street) in an attempt to discourage overcrowding. up during the 1870s and the brick field worked out A photo shows the backs of the properties just pri- during the 1860s. Poor housing remained, how- or to purchase. This obviously did not alleviate the ever, housing labourers, builders, shoemakers and problem since 8ooth’s study of 1902 still regarded street traders. this area as of the worst kind. In 1902 Booth’s Survey ‘The Life and Labour of At the time that Richardson was developing the the London Poor’ was published, with informa- estate, the reputation of the potteries may have tion collected over the previous twenty years. This hindered the easy letting of completed properties. mapped classes 16 of people by area and showed Early plans to extend the estate northwards from the potteries as a very poor area and an area of St. James’s Gardens might, therefore, have been five streets around William Street (now Kenley doubtful even before Richardson sold the brickfield Street) was shown as the lowest class. It was de- north of the area to Morris. scribed as the dregs of London, moved on by im- provements in other areas and consisting of many temporary residents. He called them an “unexam- pled concourse of the disreputable classes and as populated with criminals or near criminals which form the most serious mass of the kind of which we have to deal, greater than any now remaining in one spot in Central London”. The builders of the modest properties in the area found from their completion that they were impos- sible to sell to respectable families. They became largely boarding houses overcrowded with the large transient population entering London. Em- ployment followed similar lines to the potteries although many women took in the laundry of the west London middle class and a number of men were employed in the stables of the London Om- nibus Company in Goreham Place, on the Central London Electric Railway or in the yards of the Great Western Railway.

In 1892 Adams brick field, which separated the two areas and included a stagnant pool known as ‘The Ocean’ was bought by Kensington Vestry. After some costly landscape works this was opened as Avondale Park as an amenity in this predominantly poor area. The Council also purchased some, of the poor properties in Notting Dale in the late nine- teenth century, including William Street (Kenley