Hanwell Clock Tower Conservation Area Appraisal Draft for consultation January 2007 The authors of this Study are:
Conservation Architecture & Planning
Jack Warshaw RIBA, MRTPI, IHBC, FRSA Director/Editor Sue Beech B Arch (Hons) MSc Build Cons IHBC Liz Cartell BA (Hons), HiDip Admin Coordinator/Graphics
The authors gratefully acknowledge the contributions and assistance of the following individuals and organisations:
London Borough of Ealing
Graham Tite, Conservation Officer Nicola Spalding Irida Rosa Shana Harding
Ealing Civic Society
Save Ealing’s Open Spaces
Hanwell Steering Group
Olde Hanwell Residents Association
Hanwell & Canals (East) Conservation Area Panel
Hanwell & Canals (West) Conservation Area Panel and any other personnel who may have contributed.
Copyright 2006 by Conservation Architecture & Planning Ltd. Ealing Council and its authorised Partners are hereby licensed to copy and disseminate all or any part of this document in connection with the purpose for which it was prepared. No other intellectual property rights are granted to any other individual or body. Hanwell Clock Tower Conservation Area Character Appraisal
CONTENTS page
INTRODUCTION 3
CONTROL of DEVELOPMENT 4
SPECIAL INTEREST 4 Location & context 5 Plan form 6 Geology and natural history 6 Topography 7 General character 7 Historic development and archaeology 7 Map regression and morphology 9
SPATIAL ANALYSIS 13 Spatial character 13 Analysis Map 14 Key views and vistas 15 Uses and their influence 15
CHARACTER ANALYSIS 16 Architectural and historical qualities 16 The contribution made by key unlisted buildings 16 Local details and materials 18 The public realm 20 Greenery and green spaces 21 Negative factors 21 General condition 22 Problems, pressures & the capacity for change 23
INVOLVING THE COMMUNITY 22
SUGGESTED BOUNDARY CHANGES 23 Map 24 LOCAL GENERIC GUIDANCE 25
MANAGEMENT PROPOSALS / STRATEGY 25
PLANNING POLICY FRAMEWORK 26
USEFUL INFORMATION 27 Contact Details 27 Bibliography 28 Glossary 28
APPENDIX 29 Stakeholder consultation 29
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INTRODUCTION
1. A conservation area (CA) is, by law, an area of special architectural and historic interest. The purpose of this appraisal is to help us understand why Hanwell Clock Tower is special and provides a framework for keeping it that way, which is to preserve or reinforce the qualities that have made it special. Its character, or specialness, needs to be defined. What is happening to it, good or bad, needs to be documented and analysed. What should happen in the future needs to be celebrated, guided and well managed. View of Hanwell Clock Tower that gives the Conservation area its name 2. This appraisal forms one of a series commissioned by Ealing Council. It has been undertaken using the methodology of the English Heritage Guidance on conservation area appraisals, 2005. A companion guide, Guidance on the management of conservation areas, recommends a procedure to follow the appraisal. The original conservation area designation for Hanwell was made in 1982. In 1999 the Council published a leaflet describing the CA and outlining its approach to preserving and enhancing its character.
3. CAs often arise from a process of The Broadway, 1896- none of the buildings in this (sustained) local interest and action. Where photo have survived, but the road pattern remains. areas have been designated, it is the Council’s statutory duty to give special consideration to the preservation or enhancement of their character or appearance in the exercise of their planning functions. To that end, policies aimed at guiding and managing development in conservation areas are included in its UDP. The policies and the wider framework for development proposals in the London Borough of Ealing, is summarised at the back of this document.
View today- Edwardian and later buildings
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CONTROL OF DEVELOPMENT
4. In conservation areas there is a presumption in favour of retention of buildings and structures that contribute to their special character. They are subject to additional planning controls, including demolition of buildings, restriction of some ‘permitted development’ rights and automatic tree protection. It is an offence to demolish an unlisted building, fell or lop a tree without planning permission. Should the Council implement an Article 4 Direction, further ‘permitted development’ would be brought within planning control.
5. Detailed advice on policies in the UDP, Approaching the Broadway from the west restrictions on listed buildings and residential and commercial properties in CAs and how to apply for permission may be obtained from LB Ealing, Planning and Surveying Services, Perceval House, 14 – 16 Uxbridge Road, London, W5 2HL Tel 020 8825 6600 and the Council’s website at www.ealing.gov.uk Email: [email protected].
SPECIAL INTEREST
6. The CA is at the centre of the ancient settlement of Hanwell, whose parish boundary hardly differs from that of the 1086 Domesday survey. Its present character is formed of the historic street pattern, gradually developed, mainly in Victorian times and hardly changed since the 1930s. The designs of buildings are Domesday map, with Hanwell circled locally distinctive and reflect local historic uses. The Art Deco design of the commemorative Clock Tower is similar but not identical to one at Northolt. The ensemble of buildings is attractively laid out, presenting interesting views and details. Several buildings are considered of local or wider interest.
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7. The built form of the centre is notable for the distinctive treatment at each of the four principal corners as an architectural statement, with turrets, cupolas, gables and other devices acting as focal points. The above characteristics combine to create a sense of authenticity as a record of a compact historic commercial centre. A number of further buildings and sites of interest outside the present boundary have been noted and recommended for inclusion in the CA towards the end of this document.
Location and context
8. The conservation area, designated in 1982, is located around the junction of Uxbridge Road, Cherington Road and Boston Road, approximately 3km west of Ealing Broadway, covering part of Hanwell Town Centre.
9. Hanwell Town centre is buffered by the River Brent, part of the Grand Union Canal network, which lies about 600m further west of the road junction, Brent Lodge Park and Osterley Park are about 1500m northwest and southwest respectively, and to the east the protected spaces of Hanwell cemeteries. All these are part of the Borough’s most important green network, and over time may have contributed to maintaining Hanwell’s identity and commercial endurance.
10. The compact, small scale town centre developed rapidly following the construction of the Great Western Railway. Hanwell Station, about 600m to the north of the Uxbridge Road junction, is one of the oldest surviving in London.
Above, distinctive corner treatments at the junction of Uxbridge and Boston Roads
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Topography and plan form
11. Apart from the very gentle westward slope of the Uxbridge Road towards the bridge over the River Brent, the land is virtually flat. The CA and Town Centre is generally comprised of mainly Victorian, 2-4 storey buildings on a much older street pattern, with narrow, often irregular plots, little changed since the Second World War. It is one of the oldest settlements of the Borough, however, no above ground features of the original plan form are evident today.
12. The plan form has been generated by the crossing of the ancient routes of the Uxbridge Road and Boston Road/Station Road. Cherington Road merges into the junction at an acute angle, forming a triangular site at the centre of what became called The Broadway. Historically an island site existed here and at one time containing public toilets, but recent highway and landscape works have joined it to the Uxbridge Road. Apart from public highway areas and private rear yards, small car parks and incidental amenity spaces, there are no unbuilt The Clock Tower, 1937 sites within the conservation area.
Geology and Natural History
13. The geology in this area comprises London Clay overlain by superficial deposits of river terrace gravels and brickearth, which form a shallow aquifer. Groundwater is also contained within the chalk that underlies all of these deposits, but there are no groundwater abstractions. (source: Crossrail environmental statement)
Looking south down Boston Road from the junction with Uxbridge Road
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General Character
14. The general character is urban, of rather modest intensity compared to other town centres of west London. The centre and primary focus is the Hanwell Clock Tower, the only listed structure, erected to commemorate the coronation of George VI in 1937. Most surrounding buildings are brick faced. The scale of buildings, elements and ornament is small and traditional. Building dates and styles vary from early C19 through to the 1930s, with some recent infill and alterations to facades. Although Hanwell is categorised in Ealing’s UDP as a District Centre, serving more than the immediate neighbourhood, the predominant ground floor use within the CA is small locally based shops, pubs General character is urban and small scale. and cafes. Beyond the CA, a wide range of further shops forming the ground floors of buildings of varied styles, dating mainly from the late 19th and early 20th centuries, lines much of Uxbridge Road in both directions. These include, to the east, a recent supermarket, the form, siting and design of which is utterly alien to the established historic pattern of development.
Historic development and archaeology
15. The area is very old. A Domesday Map of the area includes the name ‘Hanewelle.’ The place is listed in the Survey of 1086 as having 8 geld hides. The settlement beside the Uxbridge Road is medieval. The road itself originated in the early Middle Ages. References to Brent Bridge and its need of repair have been found as early as 1396. In the 15th or early 16th century it was rebuilt or repaired in stone, but was noted as brick in 1675. It seems to have been repaired by the lords of the adjoining manors until 1762, when the turnpike trustees rebuilt and widened it. From 1815 the county took responsibility and the bridge was widened again and largely faced with stone in 1906. (source: 'Hanwell: Introduction', A History of the County of Middlesex: Volume 3
16. Some building took place around the Uxbridge Road and Boston Road in the first few decades after the Great Western Railway was opened in 1838. This was one of the foremost
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achievements of Brunel, who had been appointed as Chief Engineer in 1833. The chief change, however in the appearance of the parish resulted from the building of the great Central London District School on Cuckoo Hill in 1856. The opening of the two cemeteries on each side of the main road in 1854 (by St. George's Parish, Westminster) and 1855 (by Kensington) also had its effect. While the wider area has experienced significant building during the 1970s and 80s, within the conservation area there appears to have been only one infill building since the 1930s. 1904 photo of Brunel’s viaduct at Hanwell, 1837 The tram lines along the Uxbridge road were laid (not in CA) in 1901and in Lower Boston Road and Boston Road in 1906.
17. There are no ancient monuments within the conservation area. The wider area is generally of archaeological interest on account of its long history. It has produced Pagan/Saxon finds from at least two sites. One site was Seward's Pit, noted for Palaeolithic finds. Seven burials, at least three of which were of men with spears, are said to have been found there in 1886. The skeletons are said to have been found with 'their martial cloaks' held by gold-plated bronze saucer brooches of mid-6th-century date. Some fifty iron spearheads were found 'adjoining' the graves.
18. Pieces of pot and four pierced lead discs were recovered about 1910 and in 1915 at Boston Road, Hanwell (centring on TQ. 153800), which is not far from the Seward's Pit site. The plain rimmed and flat-bottomed pots are perhaps of the 6th century. The finds suggest a settlement site and the discs were probably loom-weights. (source: 'Archaeology: The Pagan Saxon Period', A History of the County of Middlesex: Volume 1:
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Map regression and morphology
1865 OS
19. Interestingly, this map shows the main cluster of buildings not along Uxbridge Road but extending from the bottom of Cherington Road east/northeast with large houses and long gardens, towards Cherington House, an C18 mansion currently in the hands of the National Health Service (NHS). Apart from these larger houses, which have been redeveloped, the plots along this stretch appear much as now, including the pub at the corner of Station Road with what appear to be lock-ups fronting Cheriton Road. To the west of Station Road is the Police Station. The GWR line shows the station to the west of the present one.
Hanwell in 1865
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1896
20. The Road junction is now called Broadway. The terraces on the east side of Station Road can be seen, with a mansion, The Lawn, to the west. The west corner of Boston Road is still undeveloped but the east corner has taken its present form. A new police station has been erected on the same site. Terraces now occupy both sides of Uxbridge Road, those on the north nearest the junction on narrow plots, sharply angled at the Uxbridge Road front.
Hanwell in 1896
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1934
21. Virtually all remaining plots have been built on. Underground toilets have been formed at the junction apex. Trams lines are visible. The fine school complex fronting Springfield Road with its facing terrace can be seen. A cinema has replaced one of the wider house plots on Cherington Road just off Broadway. The Post Office has moved next to the Police Station, with a sorting office just behind, fronting Station Road. A bank has been erected two doors up from the pub, and another occupies part of the new Broadway Buildings development turning the southwest corner of Boston Road. The mouth of Station Road has been widened through demolition of the west corner building. The Kings Arms pub has been rebuilt.
Hanwell in 1934
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1957
22. The Clock Tower can be seen for the first time. The toilets are still present. The Post Office has moved to No. 139 Uxbridge Road. The sorting office complex has been enlarged. The trams have gone.
1973
23. The cinema has closed and become a warehouse. The remaining lock-ups on Cherington Road have been demolished. The building to the rear of 165/167 Uxbridge Road has been enlarged. The terrace at 144-156 Uxbridge Road has given way to a large garage, and the Union Baptist Church to the rear has been redeveloped as a Christian Science Church.
Hanwell in 1957 (left) and 1973
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24. The main changes to the present day include removal of the underground toilets, development of the former cinema site as flats and redevelopment of 57/159 Uxbridge Road. The forecourt created with the widening of Station Road is part of a used car sales outlet at 165 Uxbridge Road. The bank at 153/155 Uxbridge Road has become a pizza parlour.
SPATIAL ANALYSIS
Spatial character
25. The spaces are entirely formed by the The southwest corner, marked with an elaborate wide Uxbridge Road and the pattern of streets classical stone feature, containing place name which converge upon the junction. At the present time, the clock tower remains on a narrow “island.” The former public toilets to the east have been removed. Both areas have been recently furnished, fenced and planted. With the exception of No 165 Uxbridge Road, which was not intended to be a corner building, all other corners around the junction are expressed in some distinctive manner; with turrets, cupolas, a raised pediment or gabled composition. The ancient routes, land tenures, development of mass transport and the late C19 economy have been the main influences on both the pattern of development and a relatively static appearance over some 70 years.
26. Most buildings are joined into terraces. No 169 Uxbridge Road is freestanding. There are gaps between 132 and 134 Uxbridge Road, 151 and 153/5 Uxbridge Road and 11-13 Boston Road, the latter being an arch leading to workshops to the rear, outside the CA. Boston Road - a good terrace of the 1840s, now with poor ground floor shopfronts.
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Ealing Borough Council 2006 14 Hanwell Clock Tower Conservation Area Character Appraisal
Key views and vistas
27. Views into and out of the CA are wholly urban, along the principal and secondary roads. The former, along Uxbridge and Boston Roads, are predominantly commercial, while the latter, along Cheriton and Station Roads, are primarily residential. The two and three storey buildings frame the public realm spaces in an irregular manner on account of their varied storey heights and ornament. Views are severely affected by the heavy traffic at most times of day. The view along Station Road is of two storey Victorian terraced housing.
28. The lower part of Cherington Road has a poor aspect, onto the rear yards of commercial premises, but becoming a residential street further east. The nearest local landmarks of St Mary’s Church spire, Church Road, and Hanwell Community Centre tower are only visible from outside the current CA boundary.
Uses and their influence
29. The town centre developed so as to contain most of the basic facilities required of a late C19/early C20 century aspiring working or artisan class community; shops, pubs, post office, a bank, a cinema, and a police station. Surviving early C19 small terraced houses had their ground floors converted to shops. A mixture of purpose built flats above retail units, commercial buildings and small houses complete the picture. Their original functions are evident in their forms and are still largely unchanged. Most retail units still occupy single shop widths.
Key views, from top: Uxbridge Road, York Avenue, Cheriton Road
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CHARACTER ANALYSIS
Architectural and historic qualities
30. The Clock Tower was locally listed by the Council. The dominant, most ornamented buildings are the late C19 commercial/residential ones, such as 1-7 Broadway, 149 Uxbridge Road and 120 Uxbridge Road. The deliberately ‘Tudorbethan’ style pubs are nevertheless of good quality and offer visual variety in an otherwise mainly red and London stock brick environment. Another exception is the simplified Art Deco of Broadway Buildings. Amongst the oldest buildings are No’s 1-11 (odd) Boston Road and 134-142 (even) Uxbridge Road, both groups predating the 1865 OS.
31. The wider area’s distinctiveness is marked by a number of important structures, including Brunel’s Wharncliffe Viaduct of 1836-7, the well- preserved Hanwell Station of 1875-77, the Grand Union Canal’s Hanwell Locks and Brunel’s Windmill Bridge, where road, rail and canal cross at the same spot.
The contribution made by key unlisted buildings
32. Key unlisted buildings are those which fall within one or more of the following criteria:
• Age – the earliest buildings should merit greater attention towards preservation. • Authenticity- Buildings or structures should be substantially unaltered and should retain the majority of their original features. • Architectural Significance - Buildings or structures of local architectural significance for aesthetic merit or craftsmanship of any period; principal works of principal architects or designers of local importance; exemplars of key Key unlisted buildings, from top: The Kings building types. Arms, the former bank, the former police station. • Local technological significance or innovation.
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• Historic Significance– Buildings/structures illustrating or associated with local architectural/social/cultural history or events, locally or internationally well known people. • Townscape Significance - Individual buildings, objects or groups of exceptional quality in their context - for example, landmark buildings, notable buildings marking or creating interesting places, vistas, or interesting skylines.
33. The UDP also acknowledges several buildings of façade or group value currently outside the designated CA.
34. The buildings below, also marked on the map, are recommended as key buildings. These should be considered for inclusion on a local list. The importance of a local list is twofold: to acknowledge and raise awareness of buildings of higher than average importance and to establish potential candidates for statutory listing, particularly where their significance may be diminished through alteration or lost entirely through demolition. Those marked * are recommended as potentially suitable for consideration by English Heritage for statutory listing.
• The Kings Arms public house – authenticity/townscape • 116-120 (even) Uxbridge Road – architectural/townscape • *153-155 (odd) Uxbridge Road – architectural/townscape • 1-11(odd) Boston Road – age • 134-140 (even) Uxbridge Road – age • *142 Uxbridge Road – age/authenticity • *169 Uxbridge Road (police station) – architectural/townscape
Key unlisted buildings, from top: Former library,
Cheringon House, 142 Uxbridge Road.
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35. It should be noted that the UDP identifies the following buildings as locally listed:
• The former postal sorting office at Station Road and Laurel Gardens • Cherington House and former Library • Clock Tower • 151, 153-155 Broadway (Uxbridge Road)
Local details and materials
36. Many local details are typically consistent with those found in similar buildings of the respective periods in many parts of London. These include:
Walls
37. • Predominance of red brick facades, of A fine former postal sorting office, needing which No. 169 Uxbridge Road, the former protection through inclusion in the CA. Police Station, is a particularly fine example; • Specially moulded brickwork, forming cornices, dressings, mouldings, etc. Examples include Nos. 169 Uxbridge Road, 116-120 Uxbridge Road and 141- 149 Uxbridge Road; • Older building facades are predominantly in London yellow stock brick; • Surviving original jointing to Nos 134-142 Uxbridge Road (dated 1833) demonstrates that this terrace, originally, cottages was finely tuck pointed; • Stone or plaster dressings to openings, some classical detailing, e.g. the former bank building at 153/155 Uxbridge Road; • Rustication in brickwork, e.g. No 169 Uxbridge Road, which also features terracotta elements; Surviving fine tuck pointing to 134 Uxbridge Road, • Onion shaped cupolas at corners, e.g Nos part of a terrace of 1836. 116-120 Uxbridge Road and 141-149 Uxbridge Road; • The Kings Arms has a ground floor plinth, extending to the stallriser of the adjoining shop unit (a former off-license) of attractive green glazed brick tiles. • Shop fronts that retain and display pilasters
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38. Virtually all facing brickwork is built in Flemish Bond. Some brickwork has decayed to the point of having been patched in mortar, e.g. 141-149 Uxbridge Road. The brick parapet of this group has also been painted over in an effort to disguise defects.
Roofs
39. Original roofs where visible are predominantly hipped or gabled, covered in natural slate or clay tiles. Some have been replaced with cheaper materials such as Parapet painted to conceal brick defects patterned concrete tiles, with discordant impact.
Windows
40. Original windows were mainly double hung painted softwood sashes. Many of these, particularly on upper stories along Uxbridge Road, have been replaced with different patterns and materials.
Site boundaries
41. The only building having a front boundary (and front garden) within the present CA boundary is No 169 Uxbridge Road. The Above, the terrace at 134-142 Uxbridge Road boundary appears to have been partially altered, has lost its integrity due to multiple disfiguring with modern metal railings and brickwork. alterations such as those below However, it does appear complimentary, unlike the oversized modern signboard. Rear or flank boundaries visible from the highway are limited to 139-149 Uxbridge Road, 157-161 Uxbridge Road and 165 Uxbridge Road, all of which have a negative impact.
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The public realm
42. The main characteristic is that of an excessively busy traffic route during most daylight hours and beyond. Footways are generally narrow. The highway areas are the only public spaces. The larger scale buildings around the junction help to define and enclose the public space. Uxbridge Road acts as a major barrier to pedestrian movement, with the central clock area effectively forming a somewhat unpleasant refuge. Car sales forecourts, the Cherington Road rear boundaries of buildings fronting Uxbridge Road and the car sales yard boundary fronting Station Road form poor quality and alienating edges to the public realm.
43. Recent street works have introduced a variety of engineered elements in an attempt to mitigate some of the worst effects of traffic and a degraded public realm. The introduction of trees and planting should, when mature, do much to soften an otherwise hard and unforgiving street environment. However, much of the work has little or no basis in period or harmony with either the locally listed clock tower or the surrounding buildings.
44. The floorscape is made of standard concrete slabs. Coloured and studded sections at crossings and elsewhere are discordant. Metal street furniture is uncoordinated. Various railings restrict pedestrian movement options. Service covers are unduly prominent. Signage and its supporting structures is often redundant, uncoordinated and cluttered. Various service boxes and facilities such as telephone and advertising-laden internet kiosks act as obstacles and compete visually with buildings, planting and shopfront advertising. Railings keep people out of planted areas.
Garage forecourts, poor boundaries and inharmonious street furniture detract from a
sense of an historic place and public realm.
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45. In general the installations appear to have been driven more by existing services requirements, prevention of vandalism, minimal maintenance and limited budget than by consideration of the area’s historic connections. The setting of the Clock Tower in particular has been considerably degraded. In general, insufficient attention has been paid to the need to reverse the proliferation of traffic-oriented engineering elements, the absence of which is one of the delights in old photos of the area.
Greenery and green spaces
46. There is a lack of functional green space in and around the site of the CA. Very little greenery exists and the site is noted by the UDP as being severely deficient in its access to a local park. The introduction of trees and planting should, if matured and maintained, enhance the quality of the public realm and the settings of buildings. As the only greenery in the present CA it should be carefully nurtured and expanded if possible.
Negative factors
47. Negative sites are marked on the map. Apart from the public realm elements identified above, the principal negative factors of the CA are:
• Disfiguring alterations to buildings, including: • Painting or pebbledashing natural brickwork • Replacement windows in alien patterns and materials • Poor quality replacement roof materials • Loss of architectural details • Poor quality new building • Shabby alterations and extensions
Above: neglected floorscape, street clutter, utilitarian furniture and the impact of heavy traffic detract from public space.
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48. The greatest overall disfigurement however is the proliferation of bad shopfronts and excessively large, poorly designed signs. Many are noted to be contrary to the Council’s shopfront criteria, adopted in 2004 and have the effect of making the conservation area and town centre generally look shabby. This in turn tends to inhibit interest in conserving or reinstating original features and decreases confidence and pride in an area.
General condition
49. The overall condition of most fabric in the CA is sound, but shabby. A visitor from elsewhere would probably have difficulty in appreciating that this is designated as an historic area whose preservation should be paramount. In most cases however, regular maintenance, retention or reinstatement of original features, one-off gentle cleaning of brickwork, removal of redundant, excessive, lurid or internally illuminated signage and encouraging higher quality shopfronts will bring about substantial enhancement and ensure the preservation of the area's character for the future.
Problems, pressures and the capacity for The greatest disfigurement to the CA is poor change quality shopfronts which breach the Council’s Suppmementary Design Guidance. 50. There is little capacity for major change within the CA, because all plots have been historically developed in a reasonably interesting and compatible manner. With the exception of sites marked as negative, redevelopment or further intensification is likely to detract from character.
INVOLVING THE COMMUNITY
51. In accordance with English Heritage advice, the Council’s brief included a requirement to involve named key stakeholders in the appraisal process, a list of which is appended. The principal means was by questionnaire content of which was agreed with the Client, and sent to key stakeholders based in and around the CA. The questionnaire called for careful
Ealing Borough Council 2006 22 Hanwell Clock Tower Conservation Area Character Appraisal consideration and in some instances detailed responses. The EH advice includes analysis and reporting of questionnaire responses. Due regard to the questionnaire responses has been paid in this text. A summary of responses is set out in the Appendix.
52. There will be further opportunity for dialogue through the next steps in the Council’s programme leading towards adoption.
SUGGESTED BOUNDARY CHANGES
53. A number of sites in contiguous streets, as shown on the map, can potentially be added with benefit to the present designation in order to acknowledge their historic qualities and invoke appropriate protection policies. They include:
• The former sorting office at the corner of Station Road and Laurel Gardens; • Groups of largely unaltered Victorian houses on York Road, Cherington Road and Springfield Road; • Inclusion of the locally listed Cherington House and the nearby former Carnegie Library, both of which merit at least the statutory protection offered by a CA. • An extension to include a varied group of Victorian, Edwardian and later buildings of good townscape value along Uxbridge Road; • The virtually unaltered Edwardian school complex fronting Springfield Road.
Boundary changes are recommended to include the above groups of buildings
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LOCAL GENERIC GUIDANCE MANAGEMENT PROPOSALS / STRATEGY 54. Threats to the character of the CA have been noted within this appraisal. The worst 58. Threats to the character of the CA detractors are the ground floor shopfront and by way of area analyses and stakeholder advert alterations and the lack of coordinated comment suggest that the a management public realm design. This suggests a need to strategy should be directed towards tackling consider whether: poor shopfront design, public realm
enhancements, erosion of detail, and a. Existing shopfront guidance is ensuring good quality new work. Guidance sufficiently detailed, responsive to the character providing detailed advice on process, of conservation areas, well or appropriately acceptable and unacceptable design and disseminated, applied or enforced, and other relevant matters should therefore be b. A multi-discipline design team considered as a priority. An Article 4 could effectively tackle the public realm issues Direction is considered unnecessary in the raised in this appraisal. present conservation area, which lacks any
single family dwellings. However, 55. The scope of a future Management should the CA be extended as Scheme could also include: recommended, it would be appropriate to
impose an Article 4(2) Direction in order to • Reinstatement of original features bring householder alterations visible from • Building materials and details highways under control, such as • Roof conversions and dormers fenestration, boundary walls, and painting of • Rain and foul water systems masonry. • Chimneys • Porches 59. The main problems and pressures identified could be addressed through such • Windows and doors measures as borough wide design • Front boundaries guidance, dissemination of published • Trees and landscape advice, (see under Useful Information) and effective conservation led co-ordination of 56. The Council has already included highways measures. shopfront guidance in its Supplementary Design Guide document. This could be augmented by a further leaflet detailing acceptable and unacceptable approaches and best practice examples of shopfront installations.
57. Issues concerning works within the public realm should be grouped together for inclusion in a policy document for implementation by the Council or Transport for London, as appropriate. Specific guidance on the importance of coordinated design of objects, installations and surfaces within the Conservation Area, and of collaboration between Council services to that end should be included.
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64. Many local planning policies, not just design and conservation, can affect what PLANNING POLICY FRAMEWORK happens in a conservation area. For example, policies on sustainable 60. A brief summary of the principal legislation development, meeting housing needs, and policy guidance applicable to the Hanwell affordable housing, landscape, Clock Tower Conservation Area is set out below: biodiversity, energy efficiency, transport, people with disabilities, employment, town 61. The Planning (Listed Buildings and centres and many others can all influence Conservation Areas) Act 1990 sets out the development and the quality of the process of assessment, definition or revision of environment in conservation areas. boundaries and formulation of proposals for However, policies concerned with design conservation areas as well as the identification quality and character generally take on and protection of listed buildings. Authorities are greater importance in conservation areas. required to pay special attention to the desirability The adopted Unitary Development Plan’s of preserving or enhancing the character or chapter on Urban Design included policies appearance of a conservation area, or in case of dealing with: listed buildings, to have special regard for their preservation in the exercise of their powers under • Design of Development (4.1) the Planning Acts. • Mixed Use (4.2) • Landscaping, Tree Protection and 62. Planning Policy Guidance (PPG) Note, 15, Planting (4.5) for local and other public authorities, property • Statutory Listed Buildings (4.6) owners, developers, amenity bodies and the • Locally Listed Buildings (4.7) public, sets out Government policies for the • Conservation areas (4.8) identification and protection of historic buildings, • Ancient Monuments and conservation areas and other elements of the Archaeological interest areas (4.9) historic environment. Ealing Council’s Unitary • Commercial Frontage and Development Plan (UDP) or Local Development Advertising signs (4.10) Framework (LDF) includes its statutory policies for implementing the Acts and applying the PPG. 65. Throughout the Chapter, references This Appraisal should be taken into account when are made after each policy to other relevant considering, applying for or determining planning documents and policies, including: or listed building applications within the
Conservation Area. • SPG 5: How to prepare an Urban
Design Statement 63. The underlying objective of the relevant legislation and guidance is the preservation or • SPG 12: Greening Your Home; enhancement of character or appearance of • Ealing LA21 'Keeping Your Front conservation areas. Any proposed development Garden Alive' which conflicts with that objective should normally • PPS 1 Delivering Sustainable expect to be refused. PPG 15 and local policy Development also support a presumption in favour of • PPG 15 Listed Buildings and preservation of any building or object which is Conservation Areas considered to make a positive contribution to the • PPG 16 Archaeology and Planning character of a conservation area. At the same • PPG 19 Outdoor Advertisement time, the need to accommodate change which Control respects or reinforces the character of the area in • By Design: Urban Design in the order to maintain its vitality is recognised. planning system: Towards better practice (CABE & and DETR, 2000);
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• Better Places to Live: By Design. A • The area concerned must be the companion guide to PPG 3 (CABE,2001) setting for one or more of the • The London Plan, Policy 4B.5, 4B10, following: 4B11, 4B12, 4B14 o Listed Buildings, or a group of buildings of good design from any 66. The Council has also issued a draft period, especially where they Supplementary Planning Document entitled create an attractive townscape; RESIDENTIAL EXTENSIONS, in October 2005. o Urban open spaces or In general it is applicable to residential properties historic village greens; in conservation areas. o Features of historic or archaeological interest including 67. Policy 4.8 – Conservation Areas, states: industrial or transport heritage; o Landscape features including • The Council will preserve or enhance the water, trees, gardens of value for character and appearance of their plants, wildlife or the amenity of Conservation Areas and their settings. the surrounding area; • New development, built or otherwise o An historic street pattern. within or adjacent to the Conservation Area, will be permitted provided that it is • The area should have some well related to the existing character of the cohesion of character worthy of area in terms of its historic and preservation; architectural quality, and green setting. and, The Council also requires that any • The benefits of preserving that development proposal adhere to the character must be considered to be Council's specific Conservation Area greater than the loss of certain guidelines permitted development rights, • The Council will refuse planning having regard to the financial and permission and Conservation Area resource implications of such action. consent for redevelopment of existing buildings, unless the proposed replacement development will preserve or enhance the character of the USEFUL INFORMATION Conservation Area. The Council will also, where appropriate, make Article 4 Contact Details Directions, restricting development rights granted by the General Permitted For further information about the contents of Development Order this document please contact; • It is the Council's intention to create new and extended Conservation Areas in the Conservation and Urban Design Team Borough, in areas which merit this status, Planning and Surveying services having regard to the individual merits of LB Ealing buildings, spaces and other features, and Perceval House, 14-16 Uxbridge Road the quality and character of the area as a London W5 2HL whole Telephone 020 8825 9357
68. In addition, the criteria for further For general development control enquiries designation or extension of conservation areas please telephone 020 8825 6600 or email are set out as: mailto:[email protected]. For planning policy & development advice please telephone 020 8825 8446
Ealing Borough Council 2006 27 Hanwell Clock Tower Conservation Area Character Appraisal
Bibliography
English Heritage, Guidance on Conservation AreaManagement Plans, 2005
English Heritage, Guidance on Conservation AreaAppraisals, 2005
Ealing Council, Adopted 2004 Plan for the Environment, 2004
Pevsner, N. & Cherry, B., The Buildings of England. London 3: North West, 2002 edition
Hounsell, P., Ealing and Hanwell Past, 1991
Mc Ewan, K., Ealing Walkabout, 1983
Reynolds, S, A History of the County of Middlesex: Vos 1 & 3, 1962
Glossary
Cupola – a dome on a circular or polygonal base, crowning a roof or turret Pediment – low pitched gable above building or opening Turret – a slender tower, often at a corner Façade - the face or front of a building Cornice – a moulded projection or capping Dressing – the framing material of an opening Jointing – the appearance of the mortar between masonry units Tuck pointing – a type of jointing in which a precision white line is laid in the centre of a flush joint, coloured to match the surrounding masonry Plinth – a base Pilaster – a shallow pier or column, projecting from a wall Flemish bond – brick laying pattern in which long (stretcher) and short (header) sides of brick alternate on every course.
Ealing Borough Council 2006 28 Hanwell Clock Tower Conservation Area Character Appraisal
APPENDIX 1
LIST OF STAKEHOLDERS CONSULTED AT PRE-PRODUCTION STAGE
Ealing Civic Society Ms Judy Harris Mr Robert Gurd Chairman Ealing Civic Society 60 Beaufort Road Ealing London W5 3EA
Save Ealing’s Open Spaces Ms V Barns 9 Oakley Close Hanwell London W7 3BQ
Dr Griggs 53 Church Road Hanwell London W7 3BD
Hanwell Steering Group Mr David Blackwell 18 Cuckoo Lane Hanwell London W7 3EY
Olde Hanwell Residents Association Derek Smith 70 St Dunstans Road Hanwell London W7 2HB
Also contributions from Sarah Weston and Sidney Carter
Hanwell & Canals (East) Conservation Area Panel Miss Myrtle Gee 2, The Heath Lower Boston Road Hanwell London W7 3UB
Ealing Borough Council 2006 29 Hanwell Clock Tower Conservation Area Character Appraisal
Mr Les Wallis Rectory Cottage 135 Church Raod Hanwell London W7 3BJ
Mrs Mary Hall 72 Half Acre Road Hanwell London W7 3JJ
Hanwell & Canals (West) Conservation Area Panel Mr Derek Smith 70 St Dunstans Road Hanwell London W7 3HB
Ealing Borough Council 2006 30 Hanwell Clock Tower Conservation Area Character Appraisal
STAKEHOLDER CONSULTATION QUESTIONNAIRE AND SUMMARY
1. Please list any special qualities, distinctive features or areas, which you consider make a positive contribution to the Conservation Area. • The Clock Tower and associated pedestrian precinct & railings The fenced garden (ex-public toilet) Old Hanwell Police Station (in need of house keeping) The two old Banks (Barclays and Lloyds) Two pubs, The Duke of York and Kings Arms Shop frontage -S West of junction of Uxbridge and Boston Roads • This is the borough's smallest CA. The busy cross road has been pedestrianised, enhancing the appearance of the locally listed buildings to the north. The space could accommodate further tree planting which would help absorb traffic fumes and dust making the sitting out space of Cafe Gold more relaxing. A boards should not clutter this paved area. The cafe shopfront lacks the historical interest of the former grocer. The landscaped bed inserted in the railings of the former underground Victorian/Edwardian WC is very successful. • The Clocktower should certainly be protected as a reminder of the past. • The CA shown on the map is a strange indeed – it needs to embrace a much larger area to include notable features. • The Clock Tower and 2 shops opposite that have been refurbished (Strands Hairdresser and Corner Carpets, the Clock restaurant when up and running). • The area which is visible at the junction of Uxbridge Road / Boston Road and Cherington Road. Specially the Clock Tower, Duke of York pub and 151, 120, 149 Uxbridge Road. The Old Police Station (161) and The Broadway Buildings are slightly less important.
2. Can you identify any key features that you feel have been eroded over time? • Destruction of street furniture and incorrect signage Unauthorised advertising. Victorian shop fronts not using Victorian colour schemes. Loss of mature trees Lost opportunity for appropriate development at Clock Tower Mews Shop fronts in poor state of repair Excessive trading on pavements • Inappropriate and unattractive shop fronts and fascias detract from the simple features of much of the CAs street elevations. Shopkeepers have opted for larger fascias, more jazzy colours (such as red and yellow) in the struggle to compete for trade. Flats above shops in Boston Rd are festooned with satellite dishes which could be placed on the rear if control were exerted. The simplicity of the latter has therefore been lost. • To keep the character of Hanwell intact we need to ensure that strict observation of rules and regulations are adhered to. Such as the use of pavement space for exhibiting wares for sale – especially second hand furniture is going too far! • The old shop frontages have been ruined with neon signs, shutters and words printed on the glass. The cleanliness of the area is filthy, not helped by fast food
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shops putting out oil that spills onto the pavement and rubbish bags being put out each night. The council do pick these up but it looks messy. • Quite a few need attention to bring them to their former glory. 161 Uxbridge Road to 7 The Broadway on the north side are in a decent condition. The two most visible coming up the hill from Southall, 120 & 149 Uxbridge Road are in a bad state of repair, especially the roof areas.
3. Can you identify any development that has taken place since designation, which you feel has had a negative effect on the Conservation Area. • Poor development outside this small conservation area really makes a negative impact. Flats in Broadway/ Cherrington Road have a poor junction with CA and tunnel vehicular access to their car parking at the rear, creates a gap like a missing tooth which should have been screened preferably by planting of the car park. • Lidl town square and supermarket provides much need parking space but layout of the square is unattractive. There is no WC and the fun wall painting on the Rolls Royce showroom is lost except for one car. • Clock Tower Mews Advertising hoardings etc – authorised and un-authorised Cash machines and internet kiosks on pavements Un-coordinated shop decorations and signage Excessive and unnecessary traffic signage and road barriers The block of flats in Cherrington Road (immediately outside CA) Rear access to shops for deliveries etc have been removed • Changes of retail use has let to product displays on the forecourts and a proliferation of fast food, eat in and take away outlets, which dominate the CA to such an extent that it is meaningless. • There are still many existing buildings which are part of Hanwell’s character. The Church in Westminster Road. The Viaduct Public House. The Bridge over the River Brent. • The new development in behind Broadway Buildings, is a mess and architecturally at odds with the conservation area. Lidl supermarket which is not in the area but draws in a bad element is an eyesore and creates problems in the area (anti social behaviour). • A new development of flats (Diamond Court) were built in 2005 in the area of 7-11 Cherington Road where a warehouse and surgery is marked on the map. It has a wood and metal exterior which is totally out of keeping with the whole of the area. Although I was dealing with planning matters for the Hanwell Steering Group, only found out what the exterior was, when built.
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 reasons. • Consideration might be given to adding the following areas because of their visual contribution to the character of the Conservation Area: Car Park space and cottages to the West & South – George Street. Boston Road South to No. 42 Wilmot Place Section West of Police Station to Churchfields Conservation Area
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• Cherrington Rd should be part of the CA because it has some interesting buildings. These include Cherrington House , the Carnegie library and nos 4,6,8,10. The first two are locally listed and the later should be. • The E and W approaches to the clock tower also have significant buildings. Hanwell bridge a statutory listed building which is sorely in need of renovation, constricts traffic to a slow pace past the Viaduct and up the hill with shop premises and residential use in buildings of a wide range of ages on the north side. The glory of this section is 5 mature plane street trees which give unity to the interesting mix of buildings. On the south side 178-182 Uxbridge Rd are listed in the UDP for their facade value but their environment of car sales and garages makes it difficult to recommend inclusion in an extended conservation area which should be restricted to the north side only. • To the east of the clock tower 178-182 Uxbridge road are listed for their facade or group value. This should be protected by conservation area status. The catholic church on the south side of Uxbridge Rd at its junction with Church Rd is worthy of locally listing but the links between are let down by the poor quality of the Lidl development. If the square were improved especially the flank walls where it abuts exist street elevations then an extension on the south side could be justified. • There are even features, some long forgotten which could be reclaimed/refurbished to add interest to our area (after all Hanwell was mentioned in the Doomsday book). One such thing comes to mind: There is between St Mary’s Church and the footpath leading down to the bridge over the River Brent an Ice House. This is a spherical structure brick built and submerged in the ground and situated (as most ice houses were in an environment close to rivers/lakes etc. and sheltered from the rays of the sun by use of the northern aspect and further sheltered by trees planted around them). Over the years this Ice House became filled with rubbish and debris and can no longer be seen – but – it does exist and could surely become a source of interest in the area. • George Street and Albany cottages should be included. • 171 to 187 Uxbridge Road on the north side should be included because it is an example of early 20th century shops.
5. In your opinion, how effective do you consider the present controls over development to be? Please explain. • The overall effect of planning controls seems not to prevent to erosion of the Victorian character of the area. Particularly, the street scene is essentially unprotected as priority is given to the requirements of Transport for London and traffic flow in general – a future example might be the West London Tram System if allowed to proceed. Street furniture is either cluttered or neglected; Victorian street lighting has been allowed to be removed over time. What controls have been introduced are not necessarily enforced. Inappropriate advertising is a prime example. • No adequate care over satellite dishes and shop fronts and fascia boards. • Hanwell Station is still more or less in it’s original state and perhaps could be refurbished in the old Great Western Colours. • Development could get out of control here with regard to putting in housing. No one polices the planning issues e.g. ‘A’ boards encroaching onto pavement by 2nd hand furniture shops.
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• The present controls are too weak. The developers have too much power over planning decisions. I.e. if you do not pass it and it goes to appeal and we win, we will sue the council. Not enough notice is taken of resident’s opinion.
6. Are there any buildings or structures that you consider are of note for their architectural or historical importance? Please list. • The two Banks What was Taplins shop east of the pedestrian precinct Sainsbury shop fronts SW of Broadway Cater’s - green grocer Clock Tower & Cloak (hopefully in working condition) and precinct Adjacent but not in the Conservation Area: Hanwell Town Hall and library including associated out buildings • The building at 120 Uxbridge Rd on the corner with Boston Rd gives distinction and character to the junction and should be locally listed; as should 149 Uxbridge Rd with its two onion domes and its important location in the centre of the conservation area. • Many pavements are maintained by simply ‘tarmac-ing’ over rather than being repaved properly. • Golds Café; The Clock Tower; The old bank buildings. • Clock Tower, 120 & 149 Uxbridge Road, Duke of York pub and 134-142 Uxbridge Road (these shops/houses are the only type under any conservation listing.
7. Can you identify any open spaces, significant tress or hedges that you feel make a contribution to the special character of the Conservation Area. Please list. • Open space at George Street car park; Planting and railing at what was the public toilet opposite Clock Tower • The centre of Hanwell lacks open space so the squares are particularly important. The separation of the landscaped area from the paved area round the clock tower is to be regretted as is the poor state of the Lidl square. • Trees are a feature of many of our streets but are often (expecially in the side roads) not kept cut back resulting in street lighting being rendered less effective. • Area outside Golds Café has some trees (which are not many). The bedding by the old public loo. The area is lacking in greenery, even hanging baskets. • None
8. What would you say were the most significant views, vistas or panoramas, either within, into or from the Conservation Area. Please specify. • Looking down the hill from Clock Tower towards Uxbridge Towards the Clock Tower along the three main roads Shop fronts and banks • Vista to the West show the fine plane trees, views to the East the importance of 120 &149 Uxbridge Road. • Advertising hoardings should be a ‘no-no’ as apart from detracting from the character of the area constitute a distraction to drivers. • View down to Ealing Hospital – what a blot on the landscape. The viaduct in the distance. • Coming into Hanwell from Southall up the hill on Uxbridge road.
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9. In your opinion, what impact does road traffic have upon the Conservation Area? • Hanwell Broadway is at the junction of two major local roads. Inevitably, traffic is detrimental to the Victorian character of the Conservation Area. This is made more acute by the present traffic schemes that divert local traffic through Hanwell Broadway. Local side streets have been blocked causing more traffic at the centre and more air borne pollution. • It is swamped. • The E8 Bus stops. For E8s travelling to Brentford there is one in Hanwell Broadway and the NEXT is 50 yards further on in Boston Road. This is ludicrous. 5 bus routes stop at the Uxbridge Road stop and by eliminating the EE8 from this stop at least SOME congestion would be avoided. • A big impact. It cuts the area into two distinct sides. • A major impact on the area but it is a major road between Southall and Ealing.
10. Do you think that there are any areas that would benefit from being ‘car-free’? If so, please describe. • The whole area would benefit form being a “car free” zone (that is buses and large delivery vehicles excluded from the restriction). But is this practical? • If Church Rd could be altered to take a right turn then traffic using Cherrington Rd could be reduced to an access only basis and the 2 parts of the clock tower square could be unified. • No 11. Are the streets and public areas generally appealing and easy to use? Please comment. • No! Generally speaking the pavements are uncomfortable to use and provide an unpleasant atmosphere not conducive to wanting to shop there. Pavements are restricted by excessive shop displays spreading out from the shop fronts. Car and delivery lorries are sometimes parked on the pedestrianised area or in such a way as to restrict access for pedestrians and through traffic. • The access to the Council Car park is difficult to use because access is so narrow and it must influence the passing trade for shopping and therefore the health of the conservation area. • Public areas are an eyesore, paths have clutter on them. Pavement much better now the work has been done on them of relaying paving. ‘A ‘ boards an eyesore. • Streets could be cleaned better.
12. Do you consider that street furniture complements the Conservation Area or if not, what improvements could you suggest? • No! Victorian street furniture is lost. Street lighting is excessive and out of keeping with the Conservation Area. Advertising is inappropriate and gives the overall impression of a mess. Public seating need attention. The wooden seats have been replaced with metal. Seating generally has been removed to avoid attracting street drinkers. • Street furniture does not complement area, lights could be old fashioned ones. • Street lighting needs a more uniform approach appropriate to this particular conservation area. • Some street furniture complements the area. I would like to see large planters filled with bedding plants on the newly paved area between the clock tower and 161-155 Uxbridge Road to break up the large area and give colour to enjoy in the summer.
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13. Do you have any concerns about personal safety within a) the town centre, b) the residential areas and c) large public open spaces? If so, is this more pronounced when it is not daylight? Please give reasons. • The effective width of the pavements are sometime reduced by street trading or street furniture e.g. lamppost at corner of Uxbridge Road and Boston Road. Pedestrians are forced to use the road instead of the pavements. Traffic at the main junction is not supposed to turn East from Cherrington Road. Not to do so causes a long diversion and as a result cars and lorries ignore the traffic sign putting at risk the pedestrians crossing the Uxbridge Road on a green pedestrian crossing sign. Enforcement of the traffic regulations is needed • The Panel is not aware of a particular crime problem in the Conservation Area and if anything the street lighting is excessively bright. • Still feels safe but not at bus stops – could be better lit at night. • Too many A Boards to trip over and the pavement is over cluttered east of clock tower. Some pavement sales are interesting but on a narrow pavement it can be counter-productive because people will use the other side of the street. • No
14. Do you feel that sufficient Conservation Area guidance exists to guide development proposals (however small or large)? If not, what would you like to see? • Previously a series of Planning Guidance Notes were to be produced, one for each Conservation Area. Not all have been produce and the Panel is not aware of Planning Guidance specifically for this Conservation Area. Such a document would be helpful particularly if enforced which has not been the case in the past. • Shopfront and fascia board guidance needed which if implemented and enforced would show the architectural value of many more buildings as would control of satellite dishes on the facade value of 12-14,18-20 and 44-60 Boston Road. • Not sure what this guidance is – doesn’t seem to stop preservation of things such as sash windows etc. • Guidance should be easy to obtain and understand by the general public.
OTHER COMMENTS
• The whole area needs to be improved. It needs to remain a conservation area to retain Hanwell’s heritage of a former time.
Ealing Borough Council 2006 36 Hanwell Clock Tower Conservation Area Character Appraisal
ANALYSIS OF STAKEHOLDER COMMENT
Comment Response
1 Display of goods and signs on Agree, enforcement may be required footways
2 Proliferation of fast food outlets Agree, further changes of use from retail would detract from ability of Hanwell to offer range of goods and services appropriate to a town centre.
3 CA should be enlarged to include Agree, extension is proposed other notable features
4 Reinstate quality paving in place of Agree, historically appropriate floorscapes tarmac would be a considerable enhancement
5 Inadequate street tree maintenance Review pruning regime reduces street lighting coverage
6 Include features further away, e.g. the Too distant to extend CA, however, other ‘ice house’ or Hanwell Station important buildings are proposed for local list and inclusion.
7 Omit E8 bus stop on Uxbridge Road to Unable to comment on transport priorities reduce congestion
8 Rubbish accumulating on streets Agree, cleaning regime should be reviewed
9 Lidl supermarket is an eyesore Not in CA, but agree that form of development is a large wound in the traditional grain and scale of urban fabric at a gateway to Hanwell.
10 Public realm furnishing is inappropriate Agree, noted in text to CA
11 Views out of the area e.g. to Ealing Agree, but outside scope of this appraisal. Hospital is poor.
12 Inappropriate recent development Agree (Cherington Road flats)
13 171-187 Uxbridge Road should be These are under consideration included
14 In general, planning controls too weak. Unable to comment Insufficient notice taken of residents’ views
Ealing Borough Council 2006 37 Ealing Council Perceval House 14-16 Uxbridge Road London W5 2HL www.ealing.gov.uk