ACTON GREEN CONSERVATION AREA Character Appraisal
DRAFT FOR CONSULTATION DECEMBER 2007 Acton Green Conservation Area Character Appraisal
ACTON GREEN CONSERVATION AREA CHARACTER APPRAISAL
1. INTRODUCTION...... 3 1.1. THE DEFINITION AND PURPOSE OF CONSERVATION AREAS...... 3 1.2. THE PURPOSE AND STATUS OF THIS APPRAISAL ...... 3 1.3. SUMMARY OF SPECIAL INTEREST ...... 5 2. LOCATION AND SETTING...... 6 2.1. LOCATION AND CONTEXT...... 6 2.2. GENERAL CHARACTER AND PLAN FORM...... 6 2.3. LANDSCAPE SETTING ...... 6 3. HISTORIC DEVELOPMENT AND ARCHAEOLOGY...... 7 3.1. HISTORIC DEVELOPMENT...... 7 3.2. ARCHAEOLOGY...... 11 4. SPATIAL ANALYSIS ...... 12 4.1. THE CHARACTER AND INTER-RELATIONSHIP OF SPACES WITHIN THE AREA...... 12 4.2. KEY VIEWS AND VISTAS ...... 13 5. THE CHARACTER OF THE CONSERVATION AREA ...... 14 5.1. CHARACTER AREAS AND THE QUALITY OF ARCHITECTURE...... 14 5.1.1. Sub Area no 1...... 15 5.1.2. Sub Area no 2...... 17 5.2. KEY UNLISTED BUILDINGS...... 18 5.3. BUILDING MATERIALS AND LOCAL DETAILS ...... 19 5.4. CONTRIBUTION OF OPEN SPACES, TREES AND LANDSCAPE...... 21 5.5. THE EXTENT OF INTRUSION OR DAMAGE (NEGATIVE FACTORS)...... 21 5.6. PUBLIC REALM AND STREET FURNITURE ...... 24 5.7. GENERAL CONDITION ...... 24 5.8. PROBLEMS, PRESSURES AND CAPACITY FOR CHANGE ...... 24 6. SUGGESTED BOUNDARY CHANGES ...... 25 7. .COMMUNITY INVOLVEMENT...... 25 8. SUMMARY OF ISSUES ...... 25 9. PLANNING AND POLICY FRAMEWORK...... 26 10. GLOSSARY...... 29 11. BIBLIOGRAPHY ...... 32 12. APPENDIX - STAKEHOLDER CONSULTATION ...... 33 12.1. LIST OF STAKEHOLDERS CONSULTED ...... 33 12.2. ACTON GREEN CONSERVATION AREA APPRAISAL QUESTIONNAIRE SENT TO STAKEHOLDERS ...... 33
Ealing Borough Council 2007 2 Acton Green Conservation Area Character Appraisal
1. Introduction
1.1. The definition and purpose of conservation areas According to Section 69 of the Town and Country Planning (Listed Buildings and Conservation Areas) Act 1990, a Conservation Area (CA) is an “area of special architectural or historic interest the character and the appearance of which is desirable to preserve or enhance”. It is the duty of Local Authorities to designate such areas and to use their legal powers to safeguard and enhance the special qualities of these areas within the framework of controlled and positive management of change.
1.2. The purpose and status of this appraisal The CA was first designated in 1982.
The scope of this appraisal is summarised in the following points: 1. Assessment of the special interest of the architectural heritage of Acton Green CA highlighting elements of special merit, which contribute to the character 2. Assessment of the actions needed to protect and enhance the special qualities of the CA 3. Assessment of the need to revise the boundaries of the CA
This document replaces the existing appraisal published in 1999. However, it is not intended to be comprehensive in its scope and content. Omission of any specific building, space or feature or aspect of its appearance or character should not be taken to imply that they have no significance.
The methodology of the CA Character Appraisal for Haven Green follows the guidance provided by the Planning Policy guidelines 15: Planning and the Historic Environment (1994); the Guidance on Conservation Area Appraisals by English Heritage (2005); and the Guidance on Management of Conservation Areas by English Heritage (2005).
The analysis has been conducted on the basis of visits to the area, the involvement of local associations, and with consultation of primary and secondary sources on the local history and architecture.
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Listed Buildings Locally Listed Buildings Acton Green Conservation Area Character Appraisal
1.3. Summary of special interest • Acton Green CA is situated in the former historic County of Middlesex. The CA is within the ward of Southfield in the London Borough of Ealing
• The plan-form of the central part of the CA is strongly determined by the presence of Acton Green Common and the properties clustered around it. The Common with its mature trees and railway embankment behind it are the dominant features of the area. St Albans Church (Grade II) is the major landmark and focal point of the area.
• Once an outlying hamlet, Acton Green became a parish with the building of St Alban’s Church in 1877/8. In 1642 the Area of Acton Green formed part of the field battle of Brentford,
• Within the CA two area of character can be identified: Sub Area 1: Acton Green; sub Area 2 Beaconsfield Estate
• The CA has a rather diverse architectural heritage but mainly from 19th and 20th century, with Victorian terraces, turn of the century mansion flats and the Victorian Church of St Alban and the late Victorian/Edwardian pub of the Duke of Sussex.
• The CA has a mainly residential use with a few retail units along South Parade.
• Mix of construction material but mainly red bricks (yellow stocks only on rear elevations and in the terraces along Hardwicke Road), tiled roofs, prominent gables and tall chimneystacks, white painted casement and sash windows, tile hanging and half timber embellishments.
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• 2. Location and setting
2.1. Location and context Acton Green CA is situated in the former historic County of Middlesex. The CA is within the ward of Southfield in the London Borough of Ealing.
Acton Green CA is 1.42 Km2 in area and it is south east of Ealing Town Centre between Acton and Chiswick. Approach to the CA from Acton Green CA includes the western part of Acton Chiswick Station Green Common. The CA is bounded to the south by the raised embankment of the District and Piccadilly lines, to the east by Bedford Park CA and to the north and west by slightly later residential developments of generally similar scales but less distinctive character.
2.2. General character and plan form The plan-form of the central part of the CA is strongly determined by the presence of Acton Green Common and the properties clustered around it. The CA includes the length of Acton Lane from the railway bridge at Chiswick Park Station to the junction with Beaconsfield Approach to the CA from Road, an area to the north between Beaconsfield Road the east along South Parade and the continuation of Acton Lane, and then along South Parade as far as Esmond Road to the east. The CA is mainly residential, with a few shops along South Parade, a public house and the Church of St Albans. The Common with its mature trees and railway embankment behind it are the dominant features of the area. St Albans Church (Grade II) is the major landmark and focal point of the area.
2.3. Landscape setting Acton is divided into northern upland clay and southern gravel, which drops away towards the Thames. The railway embankment forming From the Geological Survey it appears that the the south boundary of the CA underlying geology of the area is Langley Silt (“Brickearth”), but gravel is also present, especially towards the southern border of and around the Common. The land in this area is flat and low-lying with no notable topographical features. The CA landscape setting is provided by Acton Green Common identified as “Public Open Space with Ealing’s UDP, and by the District line / Piccadilly line identified as Green Corridors1. The CA adjoins Bedford Park CA on the eastern side. Otherwise on the northern, western side Acton Green CA is set within a broad area of late Victorian and Edwardian development. Acton Green with St Albans Church in the background
1 UDP Vol 1 p. 45, policy 3.4 and, Vol 2, p.12.
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Acton Green Conservation Area Character Appraisal 3. Historic development and archaeology
3.1. Historic development Once an outlying hamlet, Acton Green became a parish with the building of St Alban’s Church in 1877/8. In 1642 the Area of Acton Green formed part of the battle field of Brentford, when a Royalist assault on London led by Prince Rupert was repulsed by the Parliamentarians. Acton Lane was originally called Bromcroft Lane and houses of the same name (demolished in 1870c.) stood on its west side immediately south of Antrobus Road. In the present day Acton Green is what remains of the ancient Common.
Acton Green had been famous for its many laundries since the 1860s when the gentrification of areas like Notting Hill displaced working class families who settled further west to continue their cottage industries. Victorian Villas along Hardwicke Several trades to complement the laundries were Road, now partially demolished. generated: hand-woven baskets and hampers were 1900c. made in Antrobus and Bollo Bridge Roads; mangles, wringers, washing machines and tubs were supplied from Trussler in Bollo Bridge Road. By the 1880s Acton had its own soap-makers, including a soap works behind the Cambridge House Laundry. The need in the early days to transport the washing by horse-drawn vans also gave rise to the need for smithies and chaff merchants.
Light industries, some to support the laundries, were also established in the area at the end of the 19th century, and scattered remnants of these small factories or Duck of Sussex Pub. 1900c. workshops can still be seen today. One of the largest factories was Evershed & Vignoles, built in 1933, at the bottom of Acton Lane, to where the company had originally moved in 1903 and which employed 4,000 people making many kinds of electrical test equipment.
When the railway first opened on 1st July, 1879, "Acton Green" was the original name given to what is now Chiswick Park Station; it was renamed "Chiswick Park and Acton Green Station" in 1887, until it became simply "Chiswick Park Station" in 1910. Old Chiswick Park Station. 1900c.
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1865 OS Map At the time of the first OS map, Acton Green appears surrounded by only a few scattered buildings, some large semi-detached villas along Hardwicke Road, The Duke of Sussex Public House is clearly marked and it is surrounded by a few other small buildings. Terraces appear along Gladstone Road and Beaconsfield Road. The rail tracks on the south side of the common are clearly shown. (Unfortunately the western section of the CA appears to be a missing sheet of the map, therefore we are unable to comment exhaustively.) 1890 OS Map The most notable change in the OS Map of 1890 is the Church of St Albans and the annex School and Vicarage, built in 1877. The row of terraces at the eastern side of Hardwicke Road (Nos 5-10) is shown. Also the terraces flanking Acton Lane had been built, while the site today occupied by Fairlawn Court was occupied by two substantial houses, Ivy Lodge and Acton Green Lodge. South Parade appears in its present configuration. Finally the rail tracks are clearly marked as “Metropolitan Dist. RY Ealing Extension”. 1910 OS Map Fairlawn Court appears along Acton Lane on the site of Acton Green Lodge. The northern side of South Parade appears completely edified in its current configuration including Esmond Gardens blocks. 1930 OS Map The most notable change is the replacement of the semi- detached Victorian Villas on the south side of the common, along Hardwicke Road by the large foot print of the electricity sub-station. The Railway is now marked “Kensington & Richmond”.
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3.2. Archaeology Acton Green Common is identified as an “Archaeological interest area” within the Ealing Plan for the Environment, 2004 (UDP). Acton Green Common has had in fact a possibly medieval hamlet around the Green, the edge of a Roman Road and possibly a Roman settlement in the south. The find of Iron Age coins near Bollo Lane suggests settlement from much earlier times. We know that a Roman road ran via Bayswater, Goldhawk Road across Acton Green Common to Staines, Silchester and Bath. A Roman VI Legion tile is reported to have been found in the Acton Green area, and Kelly's Directory for 1890 says: "a Roman urn and silver coins were found at Turnham Green in 1731".
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Acton Green Conservation Area Character Appraisal
4. Spatial analysis
4.1. The character and inter- relationship of spaces within the
area The layout to the CA is mainly determined by the presence of the large green, and the streets surrounding it. Buildings mainly evolve around the green, along Acton Lane on the eastern side, South Parade on the northern side and Hardwicke Road on the south-western side. Three main key points in the CA layout are the Chiswick Station Bridge in the south west, the crossing of Fisher’s Lane and South Parade in the south east corner, and in the central part of the CA where Acton Lane turns east and isolates a small part of the green. The rail-tracks embankment constitutes the southern boundary and a visual and physical barrier to the south of the CA. The area of Beaconsfield Road, although in the CA, does not have much visual interaction with the central section of the CA evolving around the green, nor does it have much connection with it in terms of character and visual appearance.
Roads surrounding the green are rather busy with vehicular traffic, which contributes to the physical separation between houses and the green and hence partially spoils the enjoyment of the green for the residents of the CA.
The Church of St Albans is the focal point of the CA in its central position on the northern boundary of the green. Buildings around the green are of a range of sizes and proportions. Early Victorian cottages and terraces tend to be of more minute proportions, 2-storey in height and arranged in terraces or small detached cottages. They tend to sit on narrow long plots with deep front yards. Late Victorian terraces along Acton Lane are of more generous proportions and sit on larger plots but with very small front yards. Turn of the century mansion blocks have a much larger foot print and tend to reach three/four storeys in height. In the central part of the CA an element that contributes to define the spatial relationship between properties and the street and the green is the various fence types used at individual property boundaries, which in some cases are correctly retained, but some other cases have been eroded.
The modern development of Beaconsfield Estate in the northern part of the CA presents a very tight grain with flats tightly arranged according to a rather informal pattern.
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Acton Green Conservation Area Character Appraisal
The height of blocks varies from two to three storeys. Glimpses of the roofscape of the development are visable from the Green and from Acton Lane looking north.
4.2. Key views and vistas Due to the flat topography of Acton Green CA, there are no natural vantage points that allow views embracing the entire CA. The only more comprehensive views are obtainable from the District and Piccadilly line trains using the embankment at the southern edge of Acton View of St Albans Church Green. This embankment is also the strongest boundary from the green feature; all other sides are permeable and defined solely by the change in character from Bedford Park to more generic late Victorian developers’ sprawl.
Wide views towards Acton Green from South Parade, from Acton Lane and Hardwicke Road contribute to the suburban and leafy character of the CA.
Views of the Church of St Albans from various points in the CA and from various points within the green are of significant importance to the character of the CA. The Church with its imposing architecture acts as a landmark feature within the CA and adds distinction and interest to the streetscape. View of the CA from the railway tracks
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5. The character of the conservation area
5.1. Character Areas and the quality of architecture This section has been subdivided to reflect the fact that the character of the CA changes within its boundary.
The CA breaks down into two main areas of character.
- Sub Area 1: Acton Green - Sub Area 2: Beaconsfield Estate
Sub Area 1 Acton Green
Sub Area 2 Beaconsfield Estate
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5.1.1. Sub Area no 1 As the only open space in the area, Acton Green is different in character from the surrounding residential areas. It is a flat, triangular, grassed municipal park largely surrounded by mature trees, bounded on the west and north by main roads and bus routes, and on the south by the raised embankment of the District and Piccadilly lines, all of which cause considerable intrusive noise. Acton Green The railway embankment has recently been reinforced with a substantial concrete wall, which is unsightly. Along the eastern stretch of South Parade on the north side, houses are set well back from the road and protected by boundary walls and fences, which form a long protective barrier defending the principal residential zone. The focal point of the area is the St Albans Church occupying the northern side of the green and facing onto South Parade.
The architectural character of the buildings surrounding the Acton Green is very varied. It reflects the fact that buildings have been developed at different times, with different styles, and with different uses. Terraces along Acton Green seen from the north towards south Approaching the CA from Chiswick Underground Station, the west side of Acton Lane (from No 12 to No 44) is lined with three-storey red brick Victorian terraced houses with a variety of ornate gables and very exuberant detailing, such as timber porches, and projecting bays. The roofscape is very articulated thanks to high pitch roofs with projecting gables, dormer windows and corner turrets. Fairlawn Court is a four-storey block (Locally Listed) of red brick, turn of the century Mansion flats with well trimmed privet hedges on the street frontage.
Fairlawn Court Just outside the CA but prominently seen from the corner of the green, is Chiswick Green Studios, a modish conversion of an industrial building into loft apartments.
South Parade commences where the road turns to the east, isolating a small area of the Green. Closing the place to the north side is a short terrace of two-storey turn of the century houses (from Nos 79-81) The terraces have canted bay windows, projecting timber porches and small front gables with half-timber embellishments. When remaining, timber sash windows display a good design, with the upper hung section divided in several small arched panes. The terraces display very good curved bricks and terracotta decorations and other interesting Nos 79-81 South Parade detailing such as doors with elaborate stain glasses and hoods with timber brackets.
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On the corner with Beaconsfield Road is the elaborately decorated Duke of Sussex public house of 1898 (jugging from 1870s OS map, a public house was probably on this site previously). The Duke of Sussex Public House (Listed Grade II) on the corner of South Parade and Beaconsfield Road, facing Acton Green it was designed by specialist pub architects Shoebridge and Rising. The building has two storeys plus attic and cellars. The principal elevation on Beaconsfield Road has three bays, two windows with a two-storey extension containing staircase and kitchen. The attic storey has two, steeply- pitched attic dormers with gables with exposed timber Duke of Sussex beams overhanging tripartite bay windows. External walls are stuccoed, and small Diocletian window separates the two bays. On the first storey the elevation is decorated with tile hung walls, and articulated thanks to two Shavian 'Ipswich oriels' with ornamental cornice above. At the ground floor are large, arched windows to the left, a corner entrance (now blocked) and entrances to the right indicated by ornamental ironwork containing the name 'Duke of Sussex'; and tiled entrance doorway. The interior is now open plan (but sections of the original partitions still survive) and offers an unusually rich, turn- of-the-century pub interior. The pub is a very strong corner feature but the opposite corner is occupied by a garage and a row of shops all of whish detract from the setting of the Listed Building and the appearance of the CA.
From No 54 to 65 is a group of much altered, average Corner entrace of the turn of the century houses (from 61-65 terraces, from 56 Duke of Sussex to 60 semi-detached, and No 54 detached).
To the east of Rusthall Avenue the appearance and character of South Parade changes and takes more the character of the neighbouring Bedford Park. Rusthall Mansions is a three storey block of flats in red brick, an articulated frontage of three bays with white stucco bands and heavy profiled cornice.
The Church of St Alban (Listed Grade II), described in Pevsner as a ‘large raw red basilica on the edge of the green’ dominates the open space when viewed from the Rusthall Mansion south, although its visual impact on the street scene is muted by the large mature trees which screen it from view. The view of the church from the Green is unfortunately obscured by the temporary church hall and club buildings (the latter in green painted corrugated iron).
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Acton Green Conservation Area Character Appraisal
The Vicarage matches the church in its use of red brick with stone window mullions and surrounds. Between Ramillies and Esmond Road is a four-storey mansion block in red brick, the upper floors rendered with half-timber embellishments. The block is notable for its distinctive corner treatment which forms important features in the townscape. The view from the narrow part of the Green when looking west screens out both the embankment and the large bulk of the church, the curve of South Parade being defined and enclosed by the large plane trees in the footpath, giving the appearance of a The Vicarage much larger open space than there is in reality.
Hardwicke Road runs south of the green, along the railway embankment. The best part of the road is the eastern side where, from No 5 to No 10, there is a well preserved row of Victorian terraces in stock bricks with white stucco trimming. Other Victorian cottages are spoiled by the overpowering massing of the 1920s electricity substation, built on the site of Victorian semidetached villas, clues of which are still perceivable at No 12 and 15. From No 17 to 19 are detached Victorian cottages. They Esmond Gardens still retain their overall appearance but have been much altered with later additions and replacements, e.g. Rebecca Cottage, 1852, has been spoiled with inappropriate window replacements and front porches. Also gaps between cottages have been in-filled with garages, extensions and other service structures that have altered the spatial relationship between them.
5.1.2. Sub Area no 2 Sub area 2 includes the modern Beaconsfield Road Development to the north of the green. This modern residential development has replaced Victorian properties Victorian terraces along on the site. The two/three-storey, red brick blocks of flats, Hardwicke Road are not offensive to the CA character, although they are of course very different in character, they reflect the scale and massing of neighbouring buildings. Their contribution to the CA and its townscape quality is neutral.
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5.2. Key unlisted buildings A number of unlisted buildings in Acton Green CA contribute positively to the character of the area despite not meeting the criteria for statutory or possibly local listing. They reflect the age, style and material of a substantial number of buildings in the CA and are a reminder of the gradual development of the settlement. The following buildings already mentioned in the previous sections are considered a positive contribution to the character of the CA. • The Vicarage • Rusthall Mansions • Esmond Gardens • Nos 79-81 South Parade • Nos 12-44 Acton Lane • Victorian Cottages Hardwicke Road
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5.3. Building materials and local details
Building Materials: Acton Green CA is characteristically built with warm red masonry laid in Flemish bond. On some elevations the warm red brickwork is broken up by rubbed mouldings and by areas of rough cast render and by stucco renders, such as on projecting bay windows, Red bricks in Flemish bond some gable ends and coved eaves. Yellow stocks laid in with terracotta decorations Flemish bond are used in the Victorian terraces in Hardwicke Road and on the rear elevations of some of the later buildings.
Chimneystacks in early Victorian Cottages along Hardwicke Road are simple, with clay pots. In terraces along Acton Lane and at the Vicarage chimneys are tall and rectangular in form with brick offset capping and moulded brick and tile string courses with long earthenware pots.
Gables: Dutch gables are a typical feature of the Queen Articulated roofscape with tall Ann’s style and can be found at some of the terraces chimneystacks, prominent gables along Acton Lane. Prominent pitched front gables either and elaborate ridge coping rendered, or with exposed brickwork are present in the CA. They stand out due to their high level and contribute to a very articulate roofscape. Some have special details, such as moulded brickwork, moulded brick cornices, or with half-timber embellishments and bargeboards. These details are integral to the architectural design, and ought to be preserved.
Entrance doors are generally broad panelled doors with raised mouldings with upper panels of one glazed panel or divided into fields. Door hoods or porches supported on shaped brackets with flat lead lined roofs or pitched Prominent front gable tiled or slated roofs.
Roofs: A variety of roof-forms are distinguishable in the CA. Hipped roofs covered with slates in the Victorian properties along Hardwicke Road, pitched roofs covered with rosemary tiles with elaborate ridge course are common in the terraces along Acton Lane and South Parade.
Terracotta decorations Two-storey, canted bay window Ealing Borough Council 2007 19 surmounted by a pitched gable with half –timber embellishments Acton Green Conservation Area Character Appraisal
Windows are highly varied in size, shape and detailing but all of them are white painted timber. Whilst some windows have wide timber mullions and transoms and have squared glazing bars on fanlights or on the entire glazed field, there are other large windows on front bays which are broken up by the arched centrally placed transoms.
Windowpanes tend to be small, sometimes with stained glass. Both sash and casement windows may be found, often on the same building. Types of sash windows
Plain timber sash windows 2/2 with stucco surrounds are found in the early Victorian cottages at Nos 5 – 10 in Hardwicke Road.
Dormer windows either set sloped on roofs or set between elevations and the pitch are very common along Acton Lane terraces.
Bay windows on the front elevation are a typical characteristic of terrace houses along Acton Lane, projecting bays are also a main feature of Fairlawn Court and Nos 79-81 South Parade.
Boundary Treatments: The variety in architectural styles and types in the CA is reflected in the variety of boundary treatments to properties. Very little remains of original Types of doors boundary treatments and only a few properties retain boundary treatments that are of the appropriate materials and size. Amongst the best ones are the well trimmed privet hedges of Fairlawn Court, the palisade of Rusthall Mansions, and around the Vicarage, the red-brick boundary wall along the northern side of St Albans Church and the brick wall and piers surmounted by railings at Esmond Gardens. Boundary treatments of Victorian terraces must have been low brick walls with brick piers surmounted by privet hedges or railing, yet currently it is difficult to distinguish any remains as later replacements have obscured any trace of original Early boundary tratment boundary treatments. Only on the east side of the early Victorian Terraces in Hardwicke Road there is section of an early stock brick boundary wall.
Door hood with sloping roof Examples of early entrace paths with covered in tiles, supported by interlocking tiles timber brackets Ealing Borough Council 2007 20
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5.4. Contribution of open spaces, trees and landscape Acton Green is the “green lung” of the CA. The triangular green surrounded by mature trees provides the setting for the residential properties of the CA and the only formal recreational space for residents. Acton Green is listed as one of Ealing Borough’s Public Open Spaces, this status recognises the value of the open space also for cultural and social activities.2 Mature trees surrounding the Acton The presence of healthy mature broadleaved trees along Green all streets is critical to the character of the suburb. Trees and green hedges and privet complement the architecture and frame views within the CA.
5.5. The extent of intrusion or damage (negative factors) Recent developments or later replacements of earlier buildings have had a detrimental impact on the CA. Poor architectural quality of recent building works, that have come to replace high quality Victorian and Edwardian buildings, ignore the character and quality of the earlier Electricity sub-station along grain, thus creating fractures and visual gaps in the Hardwicke Road continuity of the streetscape. This results in a fragmented townscape in sections where fine Victorian and Edwardian remains have lost their original context and are embedded in and mortified by later developments that are completely alien to their quality, architectural expression, scale, massing, façade rhythm and proportions.
The Electricity sub-station along Hardwicke Road is a fracture with the grain of the early Victorian properties. It disrupts the continuity of the streetscape and creates an area of back land. No 12 Hardwicke road once part of a The development at No 11 Hardwicke Road is most smitetached property now truncated inappropriate in its design, material, roof-form and façade by the sub-station pattern. It’s an alien intrusion within the pattern of Victorian properties in the street.
The presence of numerous gap sites within the boundary of the CA, e.g. large spans of back land, service spaces, and garages, results not only in a very fragmented townscape, but also in a very poor urban grain where means of pedestrian connection between places are unpleasant to use.
The garage opposite to the Duke of Sussex is a major gap site and an eyesore for views within the CA
2 UDP, Vol 1 p. 45, policy 3.4 and, Vol 2, p.12 Property in the CA displaying Ealing Borough Council 2007 21 inadequate design, with a visually disturbing roof extension front Acton Green Conservation Area Character Appraisal
The part of the Green at the South Parade / Beaconsfield Road junction suffers from excessive street clutter and on the common itself the yellow brick shelter, covered with graffiti, is poorly located and of the wrong materials. Special attention should be given to the look of shopfronts. A few good examples remain but they are placed in an uncoordinated and un-cohesive context.
The Church Hall and annex structures to the south side of St Albans Church are most inappropriate. The green painted, corrugated iron outbuildings spoil the appearance of the Listed Building and – due to their Garage opposite to the Duke of central location within the Green - detract from the overall Sussex appearance and quality of the CA.
A number of other threats to the special character of the CA are due to inappropriate development or alterations of the original fabric or properties layout.
The loss of front garden trees and fences together with loss of garden walls constitutes a threat to the area’s character. Boundary walls between properties were an important element of the character of the 19th Century. However, large portions of original boundary walls and fences have been demolished and replaced Later corrugated iron structures at inappropriately. This has resulted in a significant loss in the rear of St Albans Church definition of the streetscape and a loss of the original spatial hierarchy between public and private spaces within the CA. This is particularly evident in the properties along South Parade at Nos 54 to 65.
Later boundary walls especially along Acton Lane have been executed with materials, design or technologies that are inappropriate with respect to their context and create a rather uncoordinated ensemble with a streetline that lacks visual cohesion. The thinning of trees and hedges along properties’ boundary also contributes to create an undistinguished and neglected feel. Example of demolition of boundary treatment and conversion of front- yard into hardstanding to provide car-parking
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The CA is under a number of other threats that include: • Extensions that are disrupting the traditional spatial relationship between buildings (e.g. side extensions and garages to detached cottages along the western end of Hardwicke Road) • Bulky dormer windows at the rear, at the front and at the side of properties that disrupt the original proportions and character of historic properties as well as the roofscape of the CA. • Each house period identified within the CA displays a very distinct character reflected in the Bulky flat roof extensions spoil the design and quality of the joinery. The loss of the appearance of the roofscape traditional fenestration patterns together with later doorways where materials, design and decoration patterns are not in keeping with the character of the property are a major concern for the quality of the architecture in the CA. Inappropriate replacements weaken the finish of the houses and give them a bland look.
Excessive number of rooflights on a Inappropriate window replacements front slope in Hardwicke Road which spoil the character of the elevation
Uncoordinated shopfronts along An example of inappropriate South Parade element of a sash window with inadequate material and glazing pattern (early sash on the right, later replacement on the left)
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5.6. Public realm and street furniture Modern, simple metal lampposts illuminate the CA and the common. They do not have any merit but are not offensive to the character of the area. There are two traditional post-boxes in the CA, cast iron and painted bright red. There are two traditional red painted telephone boxes at the junction of Acton Lane with Beaconsfield Road (Listed , Grade II). More well-designed litter bins would assist in keeping the area tidy.
5.7. General condition The overall condition of most of the fabric in the CA is sound, although the state of neglect of some properties front yards cluttered with fly tipping, and the state of neglect of some shopfronts along South Parade is a concern for the CA. Pavements in concrete slabs or Traditional post-box asphalt could be improved through repaving with high quality stone. Some of the original cast-iron railing around the Common should be better maintained to secure its survival.
5.8. Problems, pressures and capacity for change There is little capacity for major change within the CA. Over the course of the years all plots have been developed in a reasonably sensitive manner. Further intensification could detract from the traditional layout of properties, which has been identified as one of the elements of special interest. The proliferation of inappropriate roof developments should be stopped as it creates severe disturbance to the architectural and townscape quality of the CA. Further control of replacements in historic properties should be exerted as the latter are a harsh threat to the character of the area. Early telephone boxes (Listed,
Grade II)
Gap area with fly-tipping
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6. Suggested boundary changes The Appraisal of Acton Green CA and of its immediate surrounds has shown no need to revise the extension of its boundary. 7. .Community involvement In accordance with English Heritage guidance, the Council has involved key stakeholders during the appraisal process, a list of which is appended. This initial consultation process has been undertaken in a number of on site meetings with representatives of local amenity groups and in the form of a questionnaire sent to key stakeholders based in and around the CA. The questionnaire called for careful consideration and in some instances detailed responses. Due regard to the questionnaire responses has been paid in this text.
8. Summary of issues • Loss of front garden trees and fences • Loss of front yard walls to create parking for cars • The poor condition of some of the buildings in the CA • Gap site and later development not reflecting the character and quality of the buildings in the CA • The general inappropriate design of recent developments: 1. New boundary walls with inappropriate material and design 2. Changes to the fenestration 3. Continuous porches 4. Bulky dormers that disrupt the roofscape
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9. Planning and Policy framework A summary of the principal legislation and policy guidance applicable to Acton Green CA is set out below:
The Planning (Listed Buildings and Conservation Areas) Act 1990 sets out the process of assessment, definition, or revision of boundaries and formulation of proposals for CAs as well as the identification and protection of Listed Buildings. Authorities are required to pay special attention to the desirability of preserving or enhancing the character or appearance of the CA, or in case of Listed Buildings, to have special regard for their preservation in the exercise of their powers under the Planning Acts.
Planning Policy Guidance (PPG) Note 15, for local and other public authorities, property owners, developers, amenity bodies and public, sets out Government polices for the identification and protection of historic buildings, CAs, and other elements of the historic environment. Ealing Council’s Unitary Development Plan (UDP) or Local Development Framework (LDF) includes its statutory policies for implementing the Acts and apply the PPG. This Appraisal should be taken into account when considering planning or listed building applications within the Conservation Area.
The prime objective of the relevant legislation and guidance is the preservation and/or enhancement of character or appearance of CAs. Any proposed developments which conflict with that objective should be normally expected to be refused. PPG 15 and local policy also support a presumption in favour of preservation of any buildings or objects which are considered to make a positive contribution to the character of a CA. At the same time, it is recognised the need to accommodate changes which respect or reinforce the character of the area in order to maintain its vitality.
Many local planning policies – not only those for design and conservation – can affect the developments in a CA. For instance polices on sustainable development, meeting housing needs, affordable housing, landscape, biodiversity, energy efficiency, transport, people with disabilities, employment and town centres can all influence development and the quality of the environment in CA. However, policies concerned with design quality and character generally take greater importance in CAs. The adopted UDP’s section on Urban Design includes policies dealing with:
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• Design of Development (4.1) • Mixed Use (4.2) • Landscaping, Tree Protection and Planting (4.5) • Statutory Listed Buildings (4.7) • Conservation Areas (4.8) • Ancient Monuments and Archaeological Interest Areas (4.9) • Commercial Frontage and Advertising Signs (4.10)
Throughout the Urban Design section, references are made after each policy to further relevant documents and policies, including: • SPG 5: How to Prepare an Urban Design Statement • SGP 12: Greening Your Home • Ealing LA21: Keeping Your Front Garden Alive • PPG 15: Listed Buildings and Conservation Areas • PPG16: Archaeology and Planning • PPG 19: Outdoor Advertisement Control • “By Design - Urban Design in the Planning System: towards a better Practice”(CABE & DETR, 2000) • “By Design – Better Places to Live: A Companion Guide to PPG 3” (CABE, 2001) • The London Plan, Policy 4B.5, 4B10, 4B11, 4B12, 4B14
Policy 4.8 for CA states: • The Council will preserve or enhance the character and appearance of CAs and their setting. • New developments, built or otherwise within or adjacent to the CA, will be permitted provided that they are well related to the existing character of the area in terms of its historic and architectural quality and green setting. The Council requires that any development proposal adhere to the Council’s specific CA guidelines. • The council will refuse planning permission and CA consent for development of existing buildings, unless the proposed replacement development will preserve or enhance the character of the CA. Where appropriate, the Council will also make Article 4 Directions that restrict development rights granted by the General Permitted Development Order. • It is the Council’s intention to create new and extended CAs in the Borough, in areas which merit this status, having regard to the individual quality of the area as a whole.
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The criteria for further designation or extension of CAs are sets out as: • The area concerned must be the setting for one or more of the following:
1. Listed Buildings, or a group of buildings of good design from any period especially when they create an attractive townscape. 2. Urban open spaces or historic village greens. 3. Features of historic or archaeological interest including industrial or transport heritage. 4. Landscape features including, water, trees, and gardens of value for their plant, wildlife or their amenity of the surrounding area. 5. An historic street pattern.
• The area should have some cohesion of character worthy of preservation. • The benefit of preserving that character must be considered to be greater than the loss of certain permitted development rights having regard to the financial and resource implications of such action.
Detailed advice on policies contained in the UDP, on restrictions on Listed Buildings, residential and commercial properties in Conservation Areas, and for guidance on the procedure to apply for permission, can be obtained from the London Borough of Ealing, Planning and Surveying Services, Perceval House, 14-16 Uxbridge Road, London, W5 2HL, Tel 020 8825 6600, email: [email protected], or, alternatively, from the Council’s website at www.ealing.gov.uk.
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10. Glossary
Ashlar hewn blocks of masonry neatened and laid in horizontal courses
Arch the spanning of an opening by means other than a lintel. Most commonly arches are curved and made up of wedge shaped blocks. Numerous variations exist e.g. Blind, Triumphant, Vernacular
Band an unmoulded, projecting string course, often delineating a floor/storey
Bargeboards projecting boards set against the incline of the gable of a building
Bay the vertical division of the exterior, (or interior) of a building marked by a window opening. They may be Round, (or Canted) or Square
Bond style of laying Headers, (bricks laid with the long side at right angles to the face of a wall), and Stretchers, (bricks laid with the long side along the face of the wall), within masonry courses. Flemish Bond is where alternate Headers and Stretchers are used in the face of the wall. English Bond is where alternate courses of bricks in the facing wall are either Headers or Stretchers
Buttress a mass of masonry or brickwork projecting from or built against a wall to give additional strength
Capitals the top or head of a column, pier or pilaster, which relate to Classical architecture
Casement window a window hinged vertically to open like a door
Cladding an external covering applied to a structure for protective/aesthetic purposes
Coade Stone an artificial cast stone used from the second half of the 18th Century for decorative keystones
Column an upright, often supporting, structure either, round, square or rectangular in form
Coping a capping or covering found on top of a wall. They can be flat or sloping to discharge water
Cornice a projecting, decorative moulding found along the top of a building refers to a cornice made up of a series of small square blocks Dentil Cornice
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Corbel a projecting block, usually stone, supporting a horizontal beam Course a continuous layer of stones or bricks found in a wall. Referred to as String, (horizontal) or Soldier (vertical)
Cupola a dome that crowns a roof or turret
Curtilage the available space attached to a property which forms a singular enclosure
Door hood a projected moulding above an exterior door designed to through off the rain
Dormer window a projecting window placed vertically in a sloping roof with a roof of its own
Dressings a decorative feature made of stones, most commonly set around windows
Eaves the underpart of a sloping roof overhanging a wall, (Oversailing), or flush with it
Elevation the external wall or face of a building
Façade commonly the front face of a building
Fanlights a window, often semi-circular with radiating glazing panels, found over a door in Georgian buildings
Fenestration the arrangement of windows in a building
Finial a formal ornament, (usually in Fleur-de-Lis) at the top of a gable, pinnacle or canopy
Footprint the total area over which a building is situated
Gable the triangular upper part of a wall found at the end of a ridged roof
Grain refers to the arrangement and size of buildings in the urban context
Hardstanding an area of hard material used for parking cars within the cartilage, (often front garden space) of a house
Hipped roof a shallowish pitch with sloping at the vertical ends
Keystone central wedge-shaped stone at the crown of an arch
Mortar mixture of cement, (or lime), sand and water laid between bricks as an adhesive
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Lintel a horizontal supporting element of timber, metal or stone found across the top of a door or window
Mansard roof has a double slope where the lower part is steeper than the upper part
Moulding a continuous projection or groove used decoratively to throw shadow or rain water off a wall
Mullion a vertical element (glazing bar) that divides a window into two or more lights
Pantile a roofing tile with a curved S shape designed to interlock
Parapet a low wall used as a safety device where a drop or edge exists
Pediment a low pitched Gable above a Portico
Pier a solid vertical masonry support (or mass) found in buildings and walls
Pilaster a shallow pier projecting slightly from a wall
Pinnacle a small pyramidal or conical shaped crowing element
Pitched roof the most common type. Gables exist at each end of the pitch
Plinth the projecting base of a wall or column
Pointing the exposed mortar finish to brick or masonry joints
Polychromatic multi-coloured brickwork
Portico a roofspace open or partly enclosed
Quatrefoil a set of decorative openings, often leaf shaped cut into an arch
Quoins dressed bricks found at the corners of buildings, usually laid so that the brick faces are alternately large and small
Ragstone rubble masonry, rough building stones or flints, generally laid in irregular courses
Recess space set back in a wall, often the setting for an entrance porch
Render plaster or stucco applied to a wall
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Rooflight a window set flush into the slope of a roof
Rusticated masonry cut in huge blocks, often in its original hewn state, that is normally found on the lower half of buildings
Sash window a window that is double hung with wooden frames (sashes) that slide up and down with pulleys
Sepulchre a recess with Tombchest designed to receive an effigy of Christ
Sett paving slabs
Sills the horizontal element found at the base of a window or door frame
Stucco a form of plaster used internally or externally to decorate or protect
Transom a horizontal bar of stone or wood across a window
11. Bibliography
English Heritage, Guidance on Conservation Area Management Plans, 2005
English Heritage, Guidance on Conservation Area Appraisals, 2005
Ealing Council, Adopted 2004 Plan for the Environment, 2004
Pevsner, N., The Buildings of England. London 3: North West, 2002
Jonathan Oats, Acton – A History, 2003
Historic images are from: Acton Green Residents’ Association Website and from Ealing Local Studies Centre and Acton Green Resident’s .
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12. Appendix - Stakeholder consultation
12.1. List of stakeholders consulted Ealing Civic Society
Acton Green CA Advisory Panel
Acton Green Residents’ Association
Ward Councillors: Elisabeth Reilly, Gary Malcolm and Harvey Rose
12.2. Acton Green Conservation Area Appraisal Questionnaire sent to stakeholders
1. Please list any special qualities, distinctive features or areas, which you consider a positive contribution to the Conservation Area.
2. Can you identify any key feature – within the built or natural environment – that you feel have been eroded over time?
3. Can you identify any development that has taken place since designation, which you feel had a negative impact of the character of the conservation area? If yes, why?
4. Can you identify any areas on the attached map that you consider should be included or excluded from the Conservation Area? Please give your reason.
5. How effective do you consider the present controls over development to be? Please explain.
6. Apart from the Listed Buildings within the Conservation Area, are there any buildings or structures that you consider are of architectural or historical significance? Please give details.
7. Can you identify any open spaces, significant trees or hedges that you feel make a significant contribution to the special character of Conservation Area? Please list
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8. What would you say were the most significant views, vistas or panoramas, within, into or from the Conservation Area? Please give details.
9. In your opinion, what impact does road traffic have upon the Conservation Area?
10. Do you think there are any areas that would benefit from being car-free? If so please describe.
11. Are the streets and public areas generally appealing and easy to use? Please comment.
12. Do you think that street furniture in character with the Conservation Area? If not, what improvements could you suggest?
13. Do you have any concerns about personal safety within the area? Please give details.
14. Do you feel that sufficient Conservation Area direction exists to guide development proposals? Please give details.
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ACTON GREEN CONSERVATION AREA MANAGEMENT PLAN
1. INTRODUCTION...... 2 2. POLICY...... 2 3. CONSERVATION AREA DESIGNATION...... 4 3.1. CHARACTER APPRAISALS ...... 4 3.2. ARCHIVES AND THE IMPORTANCE OF THE PAST...... 4 4. DEVELOPMENT CONTROL...... 5 4.1. PRINCIPLES FOR DEVELOPMENT CONTROL ...... 5 5. PRESERVATION AND ENHANCEMENT...... 7 5.1. UNDERSTANDING THE ASSET...... 7 5.2. MAINTAINING QUALITY...... 8 5.3. PRESERVE OR ENHANCE ...... 13 5.4. ELEMENTS AT RISK ...... 13 5.5. MONITORING AND REVIEW ...... 16 5.6. CONSERVATION STRATEGY AND PRACTICE ...... 16 5.7. ARTICLE 4 DIRECTION CONSIDERATIONS FOR ACTON GREEN CA...... 16 6. CONSULTATION ...... 17
Ealing Borough Council 2007 1 Acton Green Conservation Area Management Plan
1. Introduction This plan sets out the local authority’s approach to managing the future of the Acton Green CA. It is based on an appraisal of the character of the CA, the statutory planning policies affecting the area, the role of other local authority services in the area, and the requirements and aspirations of local people – both residents and businesses.
It is very much a partnership document, ‘owned’ by all parties involved in producing it. This partnership approach means that the plan will be respected, and will be guided by the conduct of all the partners. 2. Policy This Management Plan indicates how the policies in the Local Development Framework (LDF), along with other matters, will figure in the on-going management of the Acton Green CA. It is not a planning policy document itself however, and it does not form part of the Local Development Framework (LDF).
Ealing’s Local Development Framework comprises a series of documents. The following documents have a bearing on the Conservation Management Plan:
• The ‘unitary development plan’ (UDP), also known as the Plan for the Environment. This contains the statutory policies for development in the CA and elsewhere in the borough. Volume one of the UDP has policies for all types of development. There is a specific policy on conservation in Chapter Four on Design (policy 4.8). Volume Two of the UDP shows sites and areas across the borough. The Acton Green CA is indicated in Table 10.12 and Map 8 in volume two of the UDP. The UDP also has a “Proposals Map” which specifies the definitive boundary of the Acton Green CA. It should also be noted that the UDP comprises the development plan for the borough along with the Mayor of London’s London Plan. For most purposes, the London Plan policies are reflected in the UDP, and there are cross-references to them in the UDP.
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• The series of supplementary planning guidance and supplementary planning documents provide more detailed guidance on how the statutory policies should be applied. These cover topics, sites and area.
• The Local Development Scheme sets out the programme of work on future planning policy. This includes reference to a Supplementary Planning Document on Conservation, which is currently being prepared, and which will be subject to formal consultation in the Autumn of 2007. In May of 2007, the Council’s preferred options for the planning of the borough will be published.
• The Statement of Community Involvement sets out the Council’s commitments to community involvement in all aspects of town planning, including matters pertaining to the Acton Green CA.
• There are also other documents providing background information and monitoring data in the LDF. All published information on the Local Development Framework is on the Council’s web site at www.ealing.gov.uk/planpol
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3. Conservation Area designation Acton Green is one of 29 (twenty-nine) of L.B. Ealing’s Conservation Areas (CAs) and it is managed, like the others, by the legal regulations of the Planning (Listed Buildings and Conservation Areas) Act, 1990. The Council operates its responsibilities under the Act to “preserve and enhance” the character of the CA. The Council will also undertake regular reviews of the area to monitor the quality of development and the effectiveness of its policies and guidance.
3.1. Character appraisals The Council has completed a DRAFT Character Appraisal for the Acton Green CA, of which this Management Plan is a further part. The Appraisal has been produced to describe and evaluate the special architectural and historic interest of the CA. The statement of character will provide a basis from which to evolve not only the making of development control decisions, but also for the informed framing of design guidance. The Appraisal is the basis for the direction of this Management Plan, identifying the elements of special interest of the Acton Green CA that require attention or effort. The Appraisal also provides a valuable resource upon which to defend Appeals against refusal of planning permission.
3.2. Archives and the importance of the past The CA contains a good deal of historic fabric and evidence of this has been included in the Appraisal to demonstrate the evolution of the area, particularly over the past 150 years or so.
Once an outlying hamlet, Acton Green become a parish with the building of St Alban’s Church in 1877/8. In 1642 the Area of Acton Green formed part of the field battle of Brentford, when a Royalist assault on London led by Prince Rupert was repulsed by the Parliamentarians. Acton Lane was originally called Bromcroft Lane and houses of the same name (demolished in 1870c.) stood on its west side immediately south of Antrobus Road. The present day Acton Green is that remains of the ancient Common.
Archival material, taken chiefly from the local sources maintained by L.B. Ealing, has been included in the Appraisal to provide a sense of historical depth and to illustrate the reality of Ealing’s past. Elements of this past may still be felt and understood, thus posing questions
Ealing Borough Council 2007 4 Acton Green Conservation Area Management Plan about protection and enhancement as the development of sites and to existing property within the CA inevitably unfolds. 4. Development control As a result of the demand for development, the character of the CA is under constant threat posed by unsympathetic, poorly designed and executed new buildings, extensions and alterations. Most of these are already controlled by existing legislation, administered by the Council’s professional officers. High quality development control plays an important part in managing changes to the CA.
4.1. Principles for development control The Acton Green CA and its immediate surroundings are under some development pressure. Acton Green acts as restful episode in the busy transport led surrounds with Chiswick Station on the south-western side, the railway embankment on the northern side and busy Acton Lane and South Parade on the west and north side respectively. Acton Green is surrounded by a variety of buildings amongst which are: a small Victorian/Edwardian parade of shops, a Victorian public house, Victorian terrace houses, turn of the century and 1930s block of flats. These provide a wide variety of architectural styles and details. Nevertheless the poor quality of later developments and the presence of gap sites provide opportunities for new improvements. Also, along the parade of shops and in proximity of the garage along South Parade. The residential sections of the CA, although they do not offer opportunities for major developments, are under a lot of pressure for small scale interventions to the residential properties. Sensitive and responsive management is required in order to cope with this pressure and the following principles will be adopted to guide the Council in its control of development:
1) The Council will apply the principles, guidance and regulations outlined in the Planning (Listed Buildings and Conservation Areas) Act 1990 and the broader guidance of Planning Policy Guidance Note 15 (PPG15) and any subsequent revisions or additions.
2) The Council will apply the policies outlined in its Plan for the Environment, the Unitary Development Plan (UDP) as adopted in October 2004, until such time as these policies are replaced by policies in the emerging Local Development Framework.
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3) The Council will require all planning applications to be supported by a Design and Access Statement. This should be a brief but thorough guide to the reasons for the development and how the design fulfils these, together with a statement concerning any access issues that may exist.
4) Officers of the Council can provide assistance to applicants with more information and with examples on file of successful Design and Access Statements.
5) A major requirement for any development proposal in a CA is quality, covering the design, materials, workmanship and execution.
6) The Council will not dictate on the choice of architectural styles of any proposed new buildings, extensions or alterations but the position may be simply put as follows:
• Contemporary and Modernist styles are entirely acceptable if they are high in quality and provided that they remain sympathetic in the context and towards the host building and/or other neighbouring buildings
OR
• Replicas of good, older buildings may be preferred provided that they are properly researched and high in quality. The design, scale, massing and detailing of such Traditionalist schemes should accurately replicate the contextual, local materials.
7) The drawings through which proposals are submitted should clearly and competently demonstrate the intentions of the development, preferably being accompanied by photographs and anything else that can demonstrate the project’s aims.
8) The Council will make use of technically experienced and qualified Officers in guiding the assessment and determination of all applications received.
9) Applications for work in CAs must be accompanied by clear indications of the materials to be used in producing the external finish and
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architectural details of the proposed buildings. Actual samples of the materials should be submitted as part of the preparations of the scheme and/or in the course of beginning on-site building operations.
10) Where possible, the Council recommends pre- application consultation. Planning Services and applicants may thus work jointly to produce schemes that are successful and high in quality. Experience has demonstrated that advance work of this sort is the most effective and efficient way of preparing applications. 5. Preservation and enhancement
5.1. Understanding the asset The Character Appraisal of which this Management Plan forms a part is central to understanding the Acton Green CA and its future needs. As a result of the appraisal process, including the public consultation exercise, the aspects of the area that are under the most threat have been identified and a number of negative features, which need to be addressed in this Management Plan, identified. These are as follows:
Spatial: • Busy traffic dominates surrounds of the Acton Green, along the main roads and junctions, this exasperated by the very narrow pavements around the green and along Acton Lane. Acton Green Resident’ Association identified the route of the 440 Bus along Acton Lane as augmenting the problems of noise and increasing traffic in the CA. • Use of utilitarian materials such as concrete slabs and tarmac • Areas of very poor paving with disturbed street surfaces • Back land areas and gap sites that create fractures within the urban grain (e.g. electricity sub station and garage along South Parade) • Unattractive and messy appearance of the small parade of shops along South Parade • Loss of front garden trees and fences, forecourts of properties looking untidy and not well maintained
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Buildings:
• Poor condition of some of the buildings in the CA • Poor quality later developments that are not sympathetic with earlier and valuable architectural remains • Poor quality extensions and alterations generally • Satellite antennas on front elevations • Many buildings in need of repair and require restoration of lost architectural features such as cornicing, windows, doors and painting of the original brickwork. • Poor quality roofing materials, such as concrete tiles, have replaced the original natural slate or tile roofs • Very poor later additions to the Listed Church of St Albans
5.2. Maintaining quality The Council’s attention to quality in the Acton Green CA will be maintained through its contribution to the following elements of development and alteration.
1) Quality of applications
In line with PPG15 the Council will not accept outline applications for proposals in CAs. Full applications will be required to be supported by properly drafted, accurate, scale drawings with plans, sections and elevations. In many cases for large schemes the Council will also expect analytical drawings, showing proposals in context, either through streetscape sections or three-dimensional images.
2) Quality of materials
The Council will, where possible, require that materials proposed are submitted as part of an application and not as a Condition.
3) Details
Where appropriate to aid in the assessment of an application, the Council may require the submission of large-scale construction detail drawings. This enables officers to check the quality of what is proposed and ensure that on site design is not left to the builder.
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4) Experienced persons
The Council will always advise that applicants appoint both consultants and builders who have experience in historic building work.
5) PVC-U (Unplasticised Poly Vinyl Chloride) in window frames and other architectural elements
The Council has a well-founded preference for traditional, renewable materials and will therefore exercise its powers to advise and to insist, in cases where appropriate against the use of architectural elements and fenestration details in PVC-U or other manufactured substitutes. For buildings which are in commercial uses, or for flats, planning permission is usually required to install such windows and the Council can take enforcement action against any windows which have been installed without permission. For family houses, although there are currently few (if any) in the Acton Green CA, the Council can also control the use of such modern details and materials through an Article 4 Direction. More information is provided in section 5.7 – Article 4 Direction considerations for the Acton Green CA.
Plastic window frames and doors are not felt to be able to replicate the quality and appearance of original timber windows in CAs. Upvc is non-renewable and contributes to pollution. When used elsewhere on buildings, such as porches, barge-boards and conservatories it can have a negative effect upon visual appearance that should not be permitted in CAs. Depending on the individual circumstances, aluminium may not be considered an acceptable replacement for steel in window frames.
Generally, the Council believes that it is the attention to detail and the specific concern about quality at all levels that will help to preserve or enhance the character and appearance of the Acton Green CA.
6) Alterations and extensions to roofs and their covering materials.
The roofscape is an important element of the character of the CA. Any works whether for new buildings, extensions, alterations or the replacement of existing roof coverings, require planning permission to ensure that special care and attention is paid to the scale, the massing, the design and the materials employed.
Ealing Borough Council 2007 9 Acton Green Conservation Area Management Plan
• Dormer windows Inset dormer windows will usually be accepted on the rear roof slopes but only rarely on the front or the side. They should not dominate the rood slope.
Dormer windows should be of traditional design. A roof shape in keeping with the original profile is preferred but a flat roofed dormer may be necessary in smaller or shallower roofs, to allow 500mm to the ridge, valleys and hips. All dormer windows should be finished with moulded eaves, cornices and timber fascias. Where possible the window(s) of the dormer should align with the windows of the main house.
There should be no tiling on the front elevation
• Roof extensions Roof extensions should be built within the existing roof slope: they should not be wrapped around two roof slopes, exceed the height of the ridge, or form a continuation of the wall below. Changing a hipped roof to a gable should be avoided.
The ridge of the roof should not be raised to accommodate greater headroom: this will change the proportion of the house and may spoil the character and uniformity of the street scene.
• Rooflights Rooflights will usually be acceptable on the rear roof slopes and on occasion on the sides. Any rooflight should be “conservation rooflight” which lie flat in the roof.
• Tiles Tiles /slates should match the original in type, material and colour, and should be laid using original techniques.
• Chimneys Chimneys are a particularly important element of the character of the Borough’s CAs and the Council has a clear preference for the retention of existing chimneys where they contribute positively to local character and for ensuring that new proposals that include chimneys are high in quality of design, materials and execution.
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7) Extensions
The proliferation of unsightly and over-scale rear, side or roof extensions are regarded as detrimental to the historic environment of Acton Green CA. For this reason, applications for extensions of this sort will be carefully considered and, where necessary for the preservation of local character, will be resisted.
8) Brickwork
The management of brickwork and the pointing of walls is a critical issue in preserving detail in the ActonGreen CA. The Council will discourage the use of rendering, pebble dashing, painting and other new surfaces over existing original brick facades.
9) Rear plots, outbuildings and boundaries
Whilst most of the residential buildings in the of the CA face onto the street, with concealed gardens and yards behind, a substantial number of properties are set back from the streetline with large front yards. The management of front yards is crucial both for the appearance a character of the street as well as for the architectural character of properties.
Elsewhere in the existing CA the Council will ensure that the removal of existing traditional boundaries and gardens will be resisted and that proposals to replace or develop boundaries or front or side gardens will be appropriate in their materials and of high quality design that is compatible with the historic character of the CA. The removal of mature trees, unless dead, should not be permitted in order to create hardstandings.
A number of service buildings and single storey garages, and a few unsympathetic later constructions detract from the general quality of the residential enclave of the CA
As opportunities for new improved development occur, the Council will seek to ensure that any new buildings “preserve or enhance” the CA and that where possible negative features are removed.
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Garden buildings should be small scale and sited discretely, taking care not to locate too near trees. They should be for ancillary garden use and comprise a single, modest-sized room. Timber is the most appropriate material to ensure they blend with the landscape.
10) Shopfronts and signage
A small parade of shops (from no 61 to 65 in South Parade) is within Acton Green CA. They could potentially significantly contribute to the character and quality of the CA, therefore any attempt to improve their appearance should be made. The Acton Green CA retains at no 61 an example of appropriate shopfront. The Council should encourage for the remaining shops in the parade to follow the pattern of no 61. Firm development control and possibly grant aid is required to ensure that the appearance of the CA is incrementally improved, and the Council will take enforcement action against owners of shops who install new shopfronts or who alter their existing shopfronts without planning permission.
The Council will therefore pay special attention to applications to alter or develop these commercial frontages and will ensure that proposals are high in overall quality and make a positive contribution to the character and appearance of the CA.
11) Satellite Dishes and Telecommunication Installations.
Satellite dishes are a common problem in many CAs. They disfigure the fronts of historic buildings and also cause a loss of historic character when fixed in locations that may be seen from within the streets and open spaces.
In the Acton Green CA satellite dishes are regarded by the Council as not being in character and therefore will only be acceptable when they cannot be easily seen from the streets or other public parts of the area.
The rules governing satellite dishes in CAs are significantly tighter than outside such areas. These state that the installation of a satellite antenna on any building or structure within the curtilage of a family house in a CA is only permitted development if the following conditions are met:
Ealing Borough Council 2007 12 Acton Green Conservation Area Management Plan
• The dish does not exceed 90 mm. in any dimension; • Not part of it must exceed the highest part of the roof; • It is not installed on a chimney; • It is not on a building exceeding 15 metres in height; • It is not on a wall or roof slope fronting a highway or footway; • It is located so its visual impact is minimised; • It is removed as soon as it is no longer required; and • There is not a dish already on the building or structure.
Similarly, strict controls exist on commercial buildings and flats, and it is likely that planning permission will be needed for any satellite dish which is on the front elevation of a building, or a roof facing the highway. If in any doubt, please contact the Council’s relevant development control officer.
Telecommunication installations are regarded as causing great potential harm to the historic character of the Acton Green CA. The law governing the erection of masts and antennae is complex and whilst some companies have licences which allow some structures to be put up in CAs without planning permission, the legislation does allow for consultation with the local authority concerned before the work is put in hand. Further information can be found in the second edition of PPG8 Telecommunications.
5.3. Preserve or enhance
As outlined in Planning Policy Guidance Note 15 (PPG15) proposals for work with the historic environment and, in particular, within CAs must, as a minimum, preserve the character of the CA.
The Council supports this standard as a basic requirement but will always encourage applicants and their agents to develop schemes that will actively enhance the character of the CA. In meeting these fundamental requirements the Council will require that proposals are demonstrably a faithful replication of the local historical precedent or a high quality contemporary building as described above in 3.1.
5.4. Elements at risk
As previously described in the Appraisal and summarised in section 5.1 of this document the quality of the Acton
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Green CA has been damaged to a degree by a variety of factors including:
1. Impact of the busy traffic and poor pedestrian movements between the green and surrounding roads
2. Poor quality later developments
3. Uncoordinated and average quality street furniture
4. Shopfronts that are badly detailed and in poor condition
5. Satellite diches on main elevations
6. Loss of historic features on many of the buildings
7. Buildings in need of repair and improvement
8. Use of poor quality materials for roofs, windows and fencing
The Council regards it as important to improve these negative features and to ensure that actions are taken to positively preserve or enhance the Acton Green CA in the following ways:
Issue 1: The Council’s Development Strategy for Ealing Centre1 – in the Easier Movement and Transport section proposes the enhancement of public transport and the introduction of traffic calming measures to be implemented by 2012.
The Council could in fact consider the installation of some traffic management measures to try and reduce the speed of through traffic along the main thoroughfares and other improvements to provide greater pedestrian priority.
Issue 2-4: The appraisal has identified areas of back land and gap sites that create fractures within the urban grain and contribute to poor connectivity (e.g. garage along South Parade, over-ground car parking west to the electricity substation). The council should look into relocating those facilities in a more suitable location and should facilitate the appropriate use/development of the identified sites.
This will hopefully create not only an architectural environment of much higher quality but also provide a much more suitable setting for the valuable early
1 Ealing Centre – A Strategy For Sustainable Improvement 2002-2012. October 2002
Ealing Borough Council 2007 14 Acton Green Conservation Area Management Plan architectural properties of Victorian and Edwardian times and designated buildings.
Issue 3: The stakeholders consultation responses suggest that the CA Panel and Resident’s Association are happy with the existing street furniture.
The Council believes that in the short stretch of shopfronts within the CA requires improvement. Matters such as signage and advertising are already controlled through existing legislation. The Council will ensure that in future all such changes adhere to the Shopfront Guidance leaflet and other guidance contained within the UDP and subsequent documents. The provision of grants from the Council would help to ensure that local businesses improve their frontages.
Issue 5: The control of satellite dishes has already been discussed in section 5.2 Maintaining quality. Usually planning permission is needed if the satellite dish is visible from the public highway and the Council will enforce against unauthorised dishes.
Issue 6 and 7 See 5.2 Maintaining quality
Issue 8: Several of the historic buildings in the CA are in need of some kind of improvement, e.g. replacement of UPVC windows, re-roofing in traditional materials, or repairs to details such as cornicing, eaves and verges. A grant scheme, such as the Townscape Heritage Initiative scheme, which is a partnership between the Council and the Heritage Lottery Fund, could provide the funding for a range of improvements and repairs. Subject to the Council being able to provide match funding, and the support of English Heritage, a grant scheme would help to encourage local property owners to improve their buildings, including new shopfronts.
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5.5. Monitoring and Review
The Council will review its CA Appraisals as part of a five-year programme of regular review and monitoring in compliance with policy reflecting the obligations imposed by the Planning (Listed Buildings and Conservation Areas) Act 1990.
5.6. Conservation Strategy and Practice Ealing Council is in the process of reviewing its 29 designated CAs, some of which have in place Article 4 Directions (A4D) where these are appropriate. To maintain all aspects of the “special character and appearance” of the 29 CAs, the Council will need to retain technical advisors specializing in the preservation and conservation of historic buildings, landscapes etc. A regular five-year cycle of study and review will also be needed to be maintained to assess and monitor the CAs with the aim of the preservation of the areas in the long term. Overall, the Acton Green CA must be protected for both its residents and business owners, and a programme of improvements instigated to achieve its preservation and enhancement.
5.7. Article 4 Direction considerations for Acton Green CA When or after designating a CA, the Council can bring under planning control a number of changes to single family houses meaning that all significant changes or developments would require planning permission (called an Article 4 Direction – A4D). In properties that are presently in commercial uses or are used as offices, such changes, including replacement windows (a particular problem in the CA) already require planning permission. However, the two residential sub areas of the CA contains a number of single family dwellings where an A4D would ensure that the architectural interest of the buildings was not eroded by incremental, unsympathetic changes. In particular the CA Panel and the Acton Green Resident’s Association have considered inappropriate window replacements as one of the most serious problems in the CA. The Council could consider if it is appropriate to propose the application of A4D in parts of the CA and on selected classes of development, i.e. window and door replacements. The adoption of an A4D would result in the requirement for planning permission to be obtained for all new windows and doors.
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The serving of an A4D on family houses, and stricter development control over incremental changes to commercial and flatted properties, will in time result in improvements to the visual appearance of the CA, but also in a substantial restriction of the Permitted Development Rights. 6. Consultation The strength of the Acton Green CA Appraisal and Management Plan relies on the knowledge and commitment of, residents, and other key stakeholders.
Both documents have been produced in partnership with members of the local community who have provided the authors of this work with the expert views and knowledge to help positively shape the future of the CA. Wider views will be sought in the lead up to adoption of both the Appraisal and Management Plan, and thereafter in every five-year period of review.
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