Raynes Park Sub Area Neighbourhoods 20Raynes Park

Raynes Park Sub Area Neighbourhoods

DRAFT 20 Raynes Park Raynes Park Local Neighbourhood

Origins and General residential area. Only after 1871 when Junction Tavern and a school, Character trains began to stop at Raynes Park development around Raynes Park Raynes Park is a quiet suburban Station did development start, however station did not start until the beginning residential neighbourhood west of progress was slow and the area was of the 20th century. Across the railway Wimbledon with a wide variety of known as ‘isolated and neglected’. By a building estate was developed on architectural styles and typologies. the early 1880s there were less than the south side of Kingston Road which The properties overall are maintained 100 houses north of Coombe Lane, was eventually to become the twelve to a high standard and a number are mostly small homes along Richmond roads of the ‘Apostles’ estate. These located in the 3 Conservation areas Road and Amity Grove served by houses were closely packed cul de covering parts of this neighbourhood. shops on Durham Road and opposite sacs of terraced houses. The estate Raynes Park is characterised by its the new Raynes Park Station. The gradually expanded from Bronson dichotomy, the railway line which runs Worple Road extension in the late Road to Gore Road over thirteen across the area created a barrier which 1890s connected the neighbourhood years. The twelve roads were all to the wider area and by 1907 trams terraces but vary in style from east to 2 led to the development of a primary and a secondary shopping core to were running from Kingston which west. Each road was lengthened in service opposite sides of the tracks. attracted young families wanting to subsequent years therefore in most settle in Wimbledon. Small relatively roads there is a transition in style. At Maps from 1865 indicate that much cheap homes were built in Durham, east end of Prince George’s Avenue of the neighbourhood was part of the Lambton and Pepys Road, as well as near the Kingston Road was located a Cottenham Park estate and Devas a series of new roads between political club: the Conservative and the estate which were largely farmland Lambton and Pepys. Maisonettes Unionist Club, the building is distinctive subdivided into fields and meadow appeared round the Cambridge – due to turret feature. Shops appeared with woodland to the north. There were Durham crossroads and highly along the south side of Kingston Road some buildings evident along Coombe decorative Edwardian semis in to cater for the needs of residents on Lane and the London & South Western Dunmore and Stanton Roads on the this side of the tracks which suggests Railway had already been established. old Devas Estate. Shops appeared that the railway became a barrier After the death of the Earl of along Coombe Lane, Worple Road and between two communities. Cottenham in 1851 the Cottenham Pepys Road to cater for the increased Park estate was split up, the 1865 map population. The next wave of development came illustrates the early development of the in the 1930s with the development of estate with roads such as Cambridge, By the late Victorian period the large detached/semi detached houses Durham, Lambton and Pepys being residential development of Wimbledon along roads such as Devas, Hunter laid out. The land was divided into was encroaching on the north side of and Durrington Park Road. To the large plots which the developer W. S. the railway from the east but, apart south adjacent to the railway rows of from a few buildings including the semi detached houses were laid out Sim hoped would become a high class Shopping parade on Coombe Lane Merton borough character study: 20 Raynes Park Local Neighbourhood Raynes Park Local Neighbourhood

on Camberley, Abbott, Taunton and Somerset Avenue. In the post war period Cranleigh House, Milburn House, Langham Court and Malden Court were developed. The neighbourhood was largely developed at that time apart from an area across the railway where an estate was laid out in the 1970s known as the Carter Estate which consists of 400 low rise flats and houses. Across from this is an enclave beneath the railway line where the Rainbow Industrial Estate became established. Most recently located on Coombe Lane on the northern side of 3 the rail line a new Waitrose store has changed the shape of the town centre, the supermarket is part of a mixed use development which includes residential apartments above. The public realm around the train station on Coombe Lane has recently undergone an enhancement programme.

Built Form Built form is predominantly 2 storey houses from a variety of periods ranging from late Victorian, Edwardian, interwar and post war with parallel early 20th century commercial strips running on either side of the railway. In the residential area there are distinct enclaves from various eras with varying degrees of ornamentation. The palette of materials used in the area

Merton borough character study: 20 Raynes Park Local Neighbourhood Raynes Park Local Neighbourhood

includes red brick, yellow London space. There are some larger blocks stock brick, pebble render, stone and concentrated in the town centre the render mouldings, red tile hangings largest of which is a supermarket with and timber beam decoration. Motifs residential above. The void running include subordinate gable feature, across the southern end of the square or canted double bays, hipped neighbourhood denotes the railway or pitched roofs and canopy porches. which clearly splits the neighbourhood There are designated conservation in two. areas evident such as Lambton Road, Dunmore, West Wimbledon. To the Land Use south east of the neighbourhood the The predominant land use within the formal cul de sac layout of the grid area is residential. However there are iron terraces is clearly evident. Also a range of uses evident in the evident to the south of Coombe Lane 4 neighbourhood such as commercial, are the 1930s cul de sac development retail, open space, community, leisure adjacent to which is the large void of and education. the playing fields. Immediately south of Commercial and retail uses are this is the geometric pattern of concentrated along Coombe Lane and perimeter block style development. Kingston Road. Retail and commercial Adjacent to which is a cluster of activity also spills onto the southern informally laid out larger blocks which end of Worple, Durham and Pepys comprises the Rainbow industrial Road. There is an enclave of industrial estate. use evident adjacent to the railways in Rainbow Industrial Estate. There are To the north of Coombe Lane the built pockets of open space to the north of form appears predominantly to be the area such as Melbury Gardens, loosely structured suburban Holland Gardens, 2 private bowling development of detached and semi grounds and also a large open space detached houses which follow the namely Raynes Park Sports Ground. curvature of the roads. There is There are 3 churches in the area however a pocket of grid iron terraces located on Durham, Worple and to the west which has a formal layout Kingston Road and also a public library of terraces running parallel and on Kingston Road. There is a primary perpendicular to one another. Voids school located on Cambridge Road. to the north of the area indicate park Movement View of the Bellmouth from Coombe Lane Merton borough character study: 20 Raynes Park Local Neighbourhood Raynes Park Local Neighbourhood

The area is divided by the railway with arch is restricted to traffic coming from courts. There are perimeter paths and services running from Raynes Park the Approach Road direction. However trees, including mature oaks. Holland station to London Waterloo. The area there are pedestrian links such as the Garden is secluded open space also benefits from good road cattle arch which provides the link from located in the West Wimbledon side of connections with the A3 providing Grand Drive to Coombe Lane. There the neighbourhood. The Garden is access to central London with the is an additional pedestrian / cycle lane accessible from Cambridge Road, additional benefit of the connection to onto Kingston Road. The London cycle Pepys Road and Cottenham Park the M25 (Junction 10).Coombe Lane network runs along Coombe Lane onto Road. Amenities to the rear include and Kingston Road runs along the Kingston Road. tennis courts and ornamental gardens. primary and secondary shopping cores There are perimeter paths, trees and respectively, these are busy traffic Open Space hedges around a central open green corridors which are London distributor The neighbourhood is home to two space. Raynes Park Sports Ground roads. West Barnes Lane, Durham public parks namely Cottenham Park is large open space to the west of the Road and Cambridge Road are also neighbourhood which comprises of and Holland Park in addition to the 5 relatively busy and are part of the local municipal Raynes Park sports ground bowling green, cricket wickets, training distributor road network which adjacent to which is a private ground area, rugby pitches, football pitches, connects to either Wimbledon or the old Wimbledonians sports ground. tennis courts and pavilion. Bushey Road which is part of the There are also two private bowling strategic road network. greens, the West Wimbledon bowling club on Durham Road and Southey Traffic has a tendency to back up onto bowling club on Lower Down Roads. Grand Drive from Bushey Road which connects to the strategic road network Cottenham Park is 3.21 hectares (A3). This neighbourhood is divided recreation ground which opened in by the railway which has fragmented 1897 as Melbury Gardens. A map of the area into two. The railway provides 1920 shows the recreation ground regular services from Raynes Park laid out much as it is today: from the Station to London Waterloo however entrance on the south-east corner it also creates a barrier for vehicular is a line of plane trees along the and pedestrian movement across the east boundary and an area of grass neighbourhood apart from specific crossed by a diagonal path leading points under railway arches. Driving to a hedge, beyond which the land into the primary retail core area from opens out to playing fields which forms Kingston Road is not easily navigable the main area of the park. Amenities as vehicle movement under the railway include a modern pavilion, and tennis Cottenham Park Merton borough character study: 20 Raynes Park Local Neighbourhood Raynes Park Local Neighbourhood Neighbourhood Analysis

General Neighbourhood Characteristics

Major movement corridor

Minor movement corridor

Major Gateway

Minor Gateway

Major neighbourhood node

Minor neighbourhood node

6 Local landmark

Topography gradient

Positive Neighbourhood Characteristics

RP9 Key view to open space RP6 RP6 RP7 RP7 RP6 Glimpsed views RP7 RP2 Panoramic view

RP1 RP3 Green open space RP4 RP5 Negative Neighbourhood Characteristics

Major barrier

RP Public realm enhancement needed Merton borough character study: 20 Raynes Park Local Neighbourhood Raynes Park Local Neighbourhood Heritage Assets

Heritage map to be added at later stage

Merton borough character study: 20 Raynes Park Local Neighbourhood Raynes Park Local Neighbourhood Character Areas

1 The Apostles

2 Camberley Avenue

3 Rainbow Industrial Estate

4 Farnham Gardens

5 Raynes Park Core

6 Cottenham Park 10 9 7 Worple Road

6 8 7 8 Lambton Road 2 9 Panmuir Road 11 10 Melbury Gardens 5 11 Coombe Lane 2 1 3 2 4

Merton borough character study: 20 Raynes Park Local Neighbourhood Raynes Park Local Neighbourhood Character Areas Assessment, Issues and Guidance

9 1 The Apostles Character Area Assessment

This area comprises twelve terraced mouldings and embellishments. roads known locally as ‘the Apostles’, Moving west from Edna Road streets Criteria Based a series of quiet residential cul de sac begin to exhibit additional features streets some of which are lined with such gabled double bays with simple Assessment The qualitative attributes of each character trees. These are tightly packed decorative bargeboard and canopy area are assessed by using the following terraces which follow a grid iron layout porches with decorative timber criteria: running perpendicular between carvings, oriel windows and red tile Identity Kingston Road and Bushey Road. hangings. There is also a transition in Urban Layout Movement Houses are set behind small front the public realm from east to west as Architectural Interest garden with front boundary wall and streets from Prince George’s Avenue Built Form larger garden to the rear. The majority onwards are more leafy with stronger Public Realm of houses were built in the Edwardian tree planting which has a positive Trees Landscape period however the streets were impact on the street scene. The post Features subsequently lengthened which has war development interspersed in the 10 Economic Vitality lead to variety in the style of houses estate particularly on Chestnut Road, along each street particularly towards Vernon Avenue and Carlton Park Each criteria point is scored according to whether the contribution made to the the Kingston and Bushey Road sides. Avenue are 2 storey red brick houses character area is good, moderate or poor. The terraces are punctuated in places built in the 1950s typically laid out in The total score defines whether an by post war infill on streets such as blocks of 3-4 and set back slightly from area is an: Chestnut Road, Vernon Avenue and the original terrace with front garden 1) Area of established high quality Carlton Park Avenue. There is an array and low boundary wall or original 2) Area with scope to reinforce the of architectural motifs evident on the hedge. Motifs include simple existing character houses from east to west. To the east fenestration, projecting canopy at front 3) Area requiring enhancement to of the estate there is a predominant door and larger blocks have a central reinforce identity character of 2 storey houses in yellow gable red tiled feature overhanging stock brick, red brick decorative course half bay below. Overall the houses Character area assessment sheets with breakdown of score and neighbourhood with modest render decoration on in this character are well maintained assessment map are located at the end shallow double bay, sash windows however there are a number where the of this chapter. with mullion on ground floor and raised finish has diminished; there has been gable on party wall. There is variation loss of original features such as Overall Score: 70 in bay windows such as double or half, painting over of brickwork and addition shallow square and canted bays, a of front porches. On number of streets Area type: number of houses have tiled canopy at the Bushey Road end there are projection across ground floor, some of emergency access points which Area with scope to reinforce the the properties display additional stucco detract from the street scene. existing character Carlton Avenue Merton borough character study: 20 Raynes Park Local Neighbourhood 1 The Apostles Character Area Issues & Guidance

Issues

Public Realm: • Paving; tarmac with stone kerbs, fragmented finish in places. • Lack of tree planting on streets towards eastern side of area. • Visual appearance of emergency vehicle barriers detracts from the street scene. • Loss of front gardens detracts from street scene. Built Form: Post war infill on Dupont Road Sydney Road Carlton Avenue • Variety in front boundary treatment and finish degrades the cohesion of street scene. • Addition of glazed porches is prevalent and interrupts the architectural rhythm of terraces. 11 • Some inappropriate dormer roof additions.

Guidance

Public Realm: • Maintenance of footpaths required. Tree lined St.Georges Avenue Sydney Road Prince Georges Ave • Strenghten tree planting at eastern side of area. • Retain front gardens where present.

Enhancement Project Built Form: • All alterations to properties to be informed by the original detailing and RP1: Upgrade emergency materials. vehicle entrances and surrounding • Avoid total infilling of entrance canopies, addition of glazed porches and landscape to enhance overall dormer roof extensions. views down streets in the Apostles area.

Aston Road Merton borough character study: 20 Raynes Park Local Neighbourhood 2 Camberley Avenue Character Area Assessment

This character area is made up of 3 red tile hangings on bays or façade, separate pockets of similar 1930s and over door canopy and sweeping gable Criteria Based 1950s development to the south of features. Specific to the houses there the neighbourhood. To the east just is repetition of features such as double Assessment The qualitative attributes of each character below the railway is Abbott Avenue, to bays, timbered gables, oriel windows, area are assessed by using the following the south of the station there is Grand ground floor red tiled canopy projection criteria: Drive and Firstway, to the west there with recessed porch, painted render or Identity is Somerset, Camberley and Taunton pebbledash finish on upper floor with Urban Layout Movement Avenue. red brick at ground floor. Much of the Architectural Interest original fenestration has been replaced Built Form These are quiet residential streets the with uPVC windows. Distinctive to Public Realm majority of which are laid out as cul de Firstway central pairs on terrace block Trees Landscape sac streets. The predominant housing have mirrored sweeping gable feature Features type is 2 storey semi-detached or with semi-circular arched recessed 12 Economic Vitality terraced. In addition to the low rise porch. Specific to Camberley Avenue residential streets this area includes a on one side of the street properties Each criteria point is scored according to whether the contribution made to the 4 storey 1950s development adjacent have deep overhanging eaves with character area is good, moderate or poor. to Bushey Road namely Bushey Court decorative brackets. The total score defines whether an area is an: which comprises of 97 flats. Typically houses are set back from tree lined 1) Area of established high quality street behind small front garden with 2) Area with scope to reinforce the low boundary wall however properties existing character along Grand Drive and Firstway have 3) Area requiring enhancement to larger front gardens. Streets have low reinforce identity traffic flow therefore are relatively quiet apart from Grand Drive where traffic Character area assessment sheets with breakdown of score and neighbourhood queues develop and Bushey Court assessment map are located at the end which is located just off a busy of this chapter. traffic corridor although established tree panting shields the development Overall Score: 65 from the road. Area type: There are recurring motifs found on both types of development such as the Area with scope to reinforce the use of red brick, canted bay windows, existing character Camberley Avenue Merton borough character study: 20 Raynes Park Local Neighbourhood 2 Camberley Avenue Character Area Issues & Guidance

Issues

Public Realm: • Paving; tarmac and paving slabs, fragmented finish in places and loss of grass verges. • Loss of front boundary and/or front garden.

Built Form: • Loss of original features such as canopy porches. Canopy porch on Camberley Avenue Sweeping gables on Firstway • Addition of glazed porches is prevalent and interrupts the architectural rhythm of terraces. • Addition of rooflights on front roof elevation. 13

Guidance

Public Realm: • Maintenance of footpaths required. • Retain front boundaries. Taunton Road Kingston Road Bushey Court Built Form: • All alterations to properties to be informed by the original detailing and materials. • Avoid total infilling of entrance canopies, addition of glazed porches and dormer roof extensions. • Rooflights should be located in an unobtrusive location, away from the front elevation. • Any replacement windows should match the glazing pattern of the original.

Raynes Park Playing Field Kingston Road Abbott Avenue Merton borough character study: 20 Raynes Park Local Neighbourhood 3 Rainbow Industrial Estate Character Area Assessment

The Rainbow estate is an enclave of The majority of the current buildings industrial land to the south of the on-site consist of larger industrial Criteria Based railway station. As a result of the ‘sheds’ used for storage or industrial railway infrastructure, the site is an type uses, temporary/prefabricated Assessment The qualitative attributes of each character island with only a single point of storage areas and office structures. area are assessed by using the following access from Grand Drive (at its The general state of the existing criteria: junction with Approach Road). The buildings, onsite infrastructure Identity access passes beneath the including roadways and services and Urban Layout Movement south-bound railway line with a environment is moderate at best, but Architectural Interest moderate gradient in the road into the largely considered to be poor. In Built Form site. particular, a number of the existing Public Realm buildings are either temporary or Trees Landscape Whilst the access is well used by the coming to the end of their natural life. Features existing site uses, it is informally Thre are large areas of 14 Economic Vitality arranged which can lead to congestion hardstanding provided throughout the at the site entrance. The site entrance estate, much of which is under used Each criteria point is scored according to whether the contribution made to the also suffers from some ad hoc or utilised for open storage such as for character area is good, moderate or poor. parking by commuters and those scrap metal/car breaking which has The total score defines whether an visiting the town centre. The estate the potential to impact upon area is an: contains approximately 17 plots/units neighbours. There is also little soft 1) Area of established high quality which include a mix of open storage landscaping within the Estate or along 2) Area with scope to reinforce the uses, light industrial space and the entrance. The majority of the existing character ancillary office areas. The site is existing buildings are utilitarian in 3) Area requiring enhancement to currently occupied by a range of low appearance and detract from the local reinforce identity intensity types uses including area when viewed from the scaffolding storage; car/van hire; coach surrounding roads and from the Character area assessment sheets with breakdown of score and neighbourhood parking/storage; skiphire; car repairs/ Raynes Park station platform. As such assessment map are located at the end re-spraying and architectural metal the estate does not make a positive of this chapter. salvage and an office interiors strip-out contribution to the overall character of company. The nature of the current the surrounding Raynes Park Overall Score: 25 accommodation is such that the site neighbourhood. is very traffic generative, and acts as Area type: a hub for businesses utilising heavy good vehicles. Area requiring enhancement to reinforce identity View of boundary treatment to units Merton borough character study: 20 Raynes Park Local Neighbourhood 3 Rainbow Industrial Estate Character Area Issues & Guidance

Issues

Public Realm: • Public realm is not clearly defined due to current land use. • Site is cluttered and landscaping is in need of maintenance. • Entrance to site is in shabby condition with litter visible and congested with parked vehicles detracting from the surrounding area which is a focal point due to proximity to train station entrance/exit.

Example of buildings on site Temporary buildings Built Form: • Temporary buildings coming to the end of useable life. • The boundary treatment around units is varied and unattractive with mesh and barbed wire fencing in use. 15

Guidance

Public Realm: • Scope to investigate redevelopment of site for alternative uses through comprehensive masterplan. Storage yard Temporary structure Boundary treatment • Improvement of site entrance so as to enhance surrounding area.

Built Form: Enhancement Project • Removal of temporary buildings, investigation of permanent buildings suitable for future uses. • New developments should be creatively designed to be sympathetic in Enhancement of site RP2: terms of massing, materials and details to the older properties in the area. entrance area. RP3: Investigation and implementation of masterplan for redevelopment of site for alternative uses. View along access road into site Merton borough character study: 20 Raynes Park Local Neighbourhood 4 Farnham Gardens Character Area Assessment

Just off West Barnes Lane, is Farnham are enclosed by high brick boundary Gardens, which is largely wall or fencing. Houses predominantly Criteria Based characterised by uniform blocks of front onto parking bays and or patch 2 and 3 storey residential buildings. of grass whilst flats front onto raised Assessment The qualitative attributes of each character Buildings are arranged in a series of planters with parking bays to the fore. area are assessed by using the following geometric cul de sacs following The estate is difficult to navigate due criteria: Radburn layout design principles which to the uniformity of the buildings and Identity has resulted in a block arrangment that layout with poorly conceived Urban Layout Movement lacks permeability or legibility. pedestrian links for example narrow Architectural Interest walkways with little or no natural Built Form Vehicular access is from West Barnes surveillance. Due to the size, shape Public Realm Lane onto Bodnant Gardens from and location of communal green Trees Landscape which a series of cul de sac roads spaces they do not offer substantial Features branch off. The estate has a amenity benefit and appear to serve as 16 Economic Vitality substantial gradient, the layout steps a landscaped route which the up to follow the topography. Within surrounding buildings do not address. Each criteria point is scored according to whether the contribution made to the each cul de sac houses are arranged The estate is well maintained however character area is good, moderate or poor. in blocks around an internal central there is need for overall enhancement The total score defines whether an green space and have pedestrian links of the buildings and public realm. area is an: to an additional green space which 1) Area of established high quality serves as a communal space for the Carter House and West Wimbledon 2) Area with scope to reinforce the surrounding blocks. The housing Primary school are also included in this existing character typology is generally arranged in this area. Adjacent to Bodnant Gardens is 3) Area requiring enhancement to manner whilst 3 storey flat blocks run Carter House, a residential care home reinforce identity parallel to the railway line. which is a contemporary 5 storey building in yellow brick with rendered Character area assessment sheets with breakdown of score and neighbourhood Both houses and flats have a uniform semi circle projection over entrance assessment map are located at the end rectangular block shape in red brick and recessed top floor. The school is of this chapter. with coloured cladding across upper located across from Bodnant Gardens; façade. Architectural features include a raised section of Bushey Road forms Overall Score: 55 simple fenestration; some units have a the southern boundary to the school very small window aperture, recessed grounds. The school was built during Area type: balconies on flats and recessed the 1970s and has a modernist porches. Houses and ground floor flats utilitarian appearance. Area requiring enhancement to have small gardens to the rear which reinforce identity

Merton borough character study: 20 Raynes Park Local Neighbourhood Polesden Gardens 4 Farnham Gardens Character Area Issues & Guidance

Issues

Public Realm: • Footpaths; tarmac a, fragmented finish in places. • Lack of wayfinding signage to navigate around the estate. • Communal greens spaces and overall landscaping in need of enhancement. • Street furniture such as railings and lamposts in poor condition.

Low rise housing on Bodnant Gardens Hidcott Gardens Built Form: • Loss of original features such as doors detracts from the cohesive style of the estate. • The finish on some of the cladding has degraded on some blocks. 17

Guidance

Public Realm: • Maintenance of footpaths and landscaping required. • Introduction of new street furniture and way finding signage across estate. Farnham Gardens Pedestrian walkways

Built Form: • Retain original features where present. Enhancement Project

RP4: Upgrade of public realm, Installation of new street furniture and wayfinding signage. RP5: Investigate overall enhancement of estate buildings through re-cladding of facades. Houses backing onto communal green space Merton borough character study: 20 Raynes Park Local Neighbourhood 5 Raynes Park Core Character Area Assessment

The centre comprises of a parallel the area is the raised railway with a low rise Arts & Craft style block primary and secondary core to the infrastructure. The focus for the town in red brick with tiled gable feature. Criteria Based north and south of the railway centre on Coombe Lane is around The parade along Coombe Lane is respectively which once served the the station, the public realm around more defined around the railway Assessment need of residents on either side. which is known as ‘The Bellmouth’ has station however the retail zone The qualitative attributes of each character area are assessed by using the following recently been enhanced. Buildings on character tails off into surrounding criteria: The retail parade along Kingston Road the railway side are low rise 1 storey streets such as Durham Road, West Identity now acts as a secondary core which blocks whilst those across the street Barnes Lane, Worple Road and Pepys Urban Layout is inhabited by commercial units and range from 2-5 storeys with active Road. Shopping parades have Movement Architectural Interest businesses typical of a transition area frontage on ground floor and extended into what were Built Form into a town centre. The character residential/office accommodation originally Edwardian residential Public Realm towards the railway station is above and are typically from the properties and developed in a Trees Edwardian interspersed with some Edwardian period. The parade on piecemeal fashion which has resulted Landscape Features contemporary development. Adjacent Coombe Lane has a linear symmetry in a rather fragmented core; this is 18 Economic Vitality to the railway there are larger utilitarian in parts due to the horizontal rhythm of particularly evident around Durham buildings formerly used for features on facades such as moulded Road with shop fronts set back on Each criteria point is scored according to commercial/industrial purposes, cornice and raised parapet. The roof hard standing and disjointed whether the contribution made to the character area is good, moderate or poor. where the building line is interrupted line is near consistent however there appearance of shop fronts. A recent The total score defines whether an with varied plot sizes. From the is an occasional shift in height of 1 Waitrose development has bridged this area is an: eastern end of the road there is a storey or punctuated by a slightly taller area to the heart of the retail core with transition from modest houses with or corner element. On exiting the station a contemporary mixed used 5 storey 1) Area of established high quality 2) Area with scope to reinforce the without shop fronts on ground floor to the bank building and public house are block which has a public piazza. existing character more ornate purpose built shopping 2 focal points in the street scene. The 3) Area requiring enhancement to parades closer to the train station. bank is a 3 storey red brick building Part of Worple Road is included in a reinforce identity More defined shopping parades with pronounced render quoins, conservation area and it comprises towards the train station display front classical style decorative parapet and mainly commercial and community Character area assessment sheets with gable features, generally red brick with cornice, central to the parapet is an uses. The outstanding architectural breakdown of score and neighbourhood assessment map are located at the end render decoration, some with mansard arched pediment. At the corner is the interest of the Church is a key feature, of this chapter. roof articulation and dormer windows, public house building which is a yellow as is the related design of the church parades bookended by turrets. This brick 3 storey building which hall (Lantern Arts Centre and Day Overall Score: 70 parade is disconnected from Coombe punctuates the parade with prominent Nursery). The two short terraces of Lane due to the railway however there turret. Motifs include arched windows shops/flats are notable for their shop Area type: are pedestrian links through tunnels and dormer windows with decorative fronts and the small scale design such as the cattle arch. pediment. Towards West Barnes Lane details generally. Area with scope to reinforce the A prominent feature cutting across there is a shift in the style of parade existing character

Merton borough character study: 20 Raynes Park Local Neighbourhood 5 Raynes Park Core Character Area Issues & Guidance

Issues Public Realm: • Paving materials slab and or tarmac with fragmented finish on Kingston Road, Durham Road and West Barnes Lane. • Railway embankment, fences and arches are highly visible and in a condition which detracts from the area. • Loss of boundary line on Durham Road due to commercial use creates a disjointed appearance. Built Form: Coombe Lane Kingston Road • Loss of original shop front features in places such as pilasters. • Finish on some shopfronts has degraded and quality of signage along parades varies which creates a disjointed appearance. 19

Guidance Public Realm: • Maintenance of footpaths on Kingston Road, Durham Road and West Barnes Lane. Rationalise public realm on Durham Road. • Enhance railway embankment landscaping, fences and arches. Built Form: Worple Road Coombe Lane Worple Road • Implement shop front improvements throughout town centre core.

Enhancement Project RP6: Enhance public realm on Kingston, Durham Road and West Barnes Lane. RP7: Implement shop front improvement scheme. RP8: Enhancement of railway embankment, fences and arches. ‘The Bellmouth’ Coombe Lane Merton borough character study: 20 Raynes Park Local Neighbourhood 6 Cottenham Park Character Area Assessment

This area covers a large tract of area was slow to develop therefore it is are set back from street behind front loosely structured suburban interspersed with properties from garden and boundary treatment. The Criteria Based development. It comprises of 1920s and 1930s. Typical to this area established plants and trees in private residential detached and semi are large detached or semi detached gardens enhance the leafy character Assessment detached 2-3 storey houses to the houses which vary in features. The of the street. Motifs common to this The qualitative attributes of each character area are assessed by using the following north of the railway line parts of which layout follows that streets are tree area are panelled windows, large criteria: fall into conservation areas. The area lined and houses are set back behind chimneys. Materials in use red and Identity particularly to the east is characterised small front garden, however plot sizes brown brick some with brick at ground Urban Layout by gradients in the topography where differ in places. Planting in private floor and or painted render. There are Movement Architectural Interest streets are aligned along the contours gardens contributes positively to the pockets of post war development, such Built Form of the land. street scene. There are various as Parkfield Avenue which are 2 storey Public Realm motifs used throughout which include semi detached houses in red and Trees To the east are streets of 1930s bow windows, double bay, front gable brown brick with curved suntrap Landscape Features detached suburban houses in features heavily, red tile hangings, windows, hipped roof with deep 20 Economic Vitality various architectural styles ranging decorative bargeboard, decoration overhanging eaves and canopy porch. from restrained modernism to houses such as herring bone and fish scales Each criteria point is scored according to inspired by the Arts and Craft tradition. on gable features. The predominant Durham Road is predominantly whether the contribution made to the character area is good, moderate or poor. Buildings are set back from tree lined material is red brick some with render terraced houses with typical The total score defines whether an streets behind large front gardens. on upper floors and or painted render Edwardian features as noted area is an: Houses typically differ from adjacent however the larger houses are red throughout area. There is variation on properties but there are recurring brick with simple render decoration. the part of Pepys Road included in 1) Area of established high quality 2) Area with scope to reinforce the architectural features which unifies the There are some impressive pairs this area built during the 1930s typi- existing character character of the area. Motifs include facing Melbury Gardens with balcony cally 2.5 storey semi-detached house 3) Area requiring enhancement to large sweeping gable, large chimney over double bay, oval windows and with ground floor in red and render on reinforce identity stack, canted double bays, panelled shaped gable feature. Towards the upper floors, features such as canted windows, timber beams, red tile eastern end of Cambridge Road there bays, red tiled canopy porch, timber Character area assessment sheets with hangings deep overhanging eaves is a terrace block of large houses beam decoration, oriel windows breakdown of score and neighbourhood assessment map are located at the end and bow windows. Similar motifs are which are stepped to follow the change interspersed with later development of this chapter. evident on the eastern end of Melbury in curvature of the road at this point. such as 1 storey bungalow with wide Gardens interspersed with some sweeping gable from the 1970s. A Overall Score: 95 contemporary development. Richmond Road consists of Edwardian prominent building in the area is St. properties to the west and later infill Matthews Church which is a large red Area type: To the west on roads such as from the 1920s, 1930s and post war brick buildings with arched Cambridge Road development first period. It is a leafy street of detached fenestration. Area of established high quality appeared in the 1890s however the and semi detached houses which

Merton borough character study: 20 Raynes Park Local Neighbourhood 6 Cottenham Park Character Area Issues & Guidance

Issues

Public Realm: • Loss of grass verges on Richmond Road. • Loss of front garden and/or boundary wall in places.

Built Form: • Loss of original features such as windows is widespread. • Installation of multiple rooflights on front roof elevation creates visual Cambridge Road Cambridge Road Devas Road clutter.

21 Guidance

Public Realm: • Reinstate grass verges on Richmond Road. • Retain front boundaries and/or garden where present.

Built Form: • All alterations to properties to be informed by the original detailing and Richmond Road Hunter Road Cambridge Road materials. • Rooflights should be located in an unobtrusive location, away from the front elevation. • Original windows should be retained if possible, any replacement windows should match the glazing pattern of the original.

Durham Durrington Road Richmond Road Merton borough character study: 20 Raynes Park Local Neighbourhood 7 Worple Road Character Area Assessment

Typical to this area are tree lined walls. Both the gable end and party with motifs such as fish scale tiles on streets of terraced houses with walls project above the roof line and front gable, wooden balcony, double Criteria Based elaborate timber decoration. are capped with red tiles. canted bay, panelled glazing some Dunmore Road has been designated with arches and or small panes on Assessment as a conservation area due to the The tiled roofs have red ornamental upper sash. Pairs share a gable with The qualitative attributes of each character area are assessed by using the following elaborate detailing of the houses and finials to the ridges to the main roof timber beam decoration, ground floor criteria: their consistency of character. Streets and the roof to the projecting gables. red tiled projection with recessed porch Identity such as Stanton Road and part of The facades are a mixture of brick, surround by decorative trelliswork. Urban Layout Worple Road are included in this area render and ornamental tile. The lower The character of houses along Worple Movement Architectural Interest as they share a similar architectural part up to the height of the first floor Road has been broken down by Built Form palette and colour palette of window cills is of red brick with painting over however features Public Realm predominantly white and red. rendering above including the gables, include red tile hangings across centre Trees In contrast to other streets Worple which are framed in timber of double bay, red tiled canopy porch, Landscape Features Road is a wide sweeping busy bargeboards. The canted bays are decorative timber window frames, 22 Economic Vitality traffic corridor whilst Stanton Road has enlivened by panels of red decorative glazing patterns, front gable similar street scene to Dunmore Road. ornamental tiles below the first floor projection and raised parapet. Each criteria point is scored according to windows, the ground floor windows whether the contribution made to the character area is good, moderate or poor. Dunmore Road is lined on each side have small keystones, and there are The total score defines whether an with similar two storey properties of simple capitals to the rendered corner area is an: the same period and style. The front piers to the ground floor bays. The boundaries are lined with a variety of roofs to the wide projecting entrance 1) Area of established high quality 2) Area with scope to reinforce the fences and walls, with white picket porches are of red tiles, and the top existing character fencing predominant. A significant rail and bottom panels of the openwork 3) Area requiring enhancement to element of its character are the trees timber porches contain ornamental reinforce identity which line both sides of the road. trelliswork. The glazing to the front Houses are laid out in semi detached doors and windows are of decorated Character area assessment sheets with pairs Each of the other single-fronted leaded glass. The original timber white breakdown of score and neighbourhood assessment map are located at the end semi-detached pairs consists of canted painted panelled front doors include a of this chapter. bay windows on the ground and first circular glass panel above the floors each side of the party wall and letterbox which reflects the circular Overall Score: 80 topped by a steep gable, beside which motif to the porches and the panel to is a front door within an overhanging the sidelight. The sash windows are of Area type: porch on the ground floor and a single timber, painted white, with ornamental window above. The roofs are topped frames to the top lights. The houses on Area of established high quality by chimneys on the line of the party Stanton Road are also semi-detached

Merton borough character study: 20 Raynes Park Local Neighbourhood 7 Worple Road Character Area Issues & Guidance

Issues

Public Realm: • Fragmented pavement finish on Stanton and Dunmore Road.

Built Form: • Installation of roof lights on front roof elevation breaks the architectural rhythm of terraces. • Proliferation of satelite dishes on Stanton Road detracts from the cohesion Stanton Road Worple Road of terrace elevation.

23 Guidance

Public Realm: • Maintenance of footpaths required on Stanton and Dunmore Road.

Built Form: • Satellite dishes and rooflights should be located in an unobtrusive location, away from the front elevation. Stanton Road Dunmore Road

Dunmore Road

Worple Road Merton borough character study: 20 Raynes Park Local Neighbourhood 8 Lambton Road Character Area Assessment

The predominant characteristic of this details such as gabled facades, bay area is the formal layout of the streets. windows, render embellishments and Criteria Based Much of the area is part of the decorative brick courses. Front Lambton Road conservation area. gardens tend to be longer here with Assessment The qualitative attributes of each character Properties generally date from late tree planting along the street. The area are assessed by using the following Victorian and Edwardian period. houses along east side of Pepys Road criteria: Central to the area are Trewince, closely relate to the tightly knit grid iron Identity Tolverne, Rosevine, Kenwyn and terraces due to their cohesive style Urban Layout Movement Pendarves Roads which comprise tight and in the use of materials and similar Architectural Interest knit terraces of houses, with small front motifs. Built Form gardens, and a strong geometry to the Public Realm layout. In contrast to surrounding There is a change in character along Trees Landscape streets these roads are level and Amity Grove which has a slight Features enclosed by two streets Lambton and curvature and gradient however is 24 Economic Vitality Pepys with a moderate gradient. The included in this area due to similar architecture of the buildings within materials and motifs. Houses here are Each criteria point is scored according to whether the contribution made to the each street is very strongly cohesive. generally 2 storeys with a more character area is good, moderate or poor. There are street trees, and high modest scale than nearby terraces. The total score defines whether an quality materials used in the public There are blocks with cohesive area is an: realm. Houses are in yellow London appearance interspersed with houses 1) Area of established high quality stock brick with red brick decorative in a variety of finishes. Recurring 2) Area with scope to reinforce the courses and modest render motifs are half bays, recessed arched existing character decoration. Features include canted porch, buildings are either red brick 3) Area requiring enhancement to double bays with sash windows and with yellow brick decorative courses reinforce identity raised party wall parapet. or the reverse with some painted over. There is also some post war infill in Character area assessment sheets with breakdown of score and neighbourhood Along Lambton Road one side of the this area. At the Coombe Lane end assessment map are located at the end street relates closely to houses in there is a striking 2.5 storey terrace of of this chapter. Pendarves Road and Kendarves Road 6 houses, the design involves paired differing in details such as gabled pairs houses to form 3 strong gables facing Overall Score: 80 in terrace and more ornate render the street in a gothic revival style in red decoration. There are semi-detached brick with stone detailing to the ground Area type: houses which have their own unique and 1st floors, white brick with style however many of the houses are terracotta panels in chequerboard Area of established high quality linked together by common design arrangement to the 3 gables. Pendarves Road Merton borough character study: 20 Raynes Park Local Neighbourhood 8 Lambton Road Character Area Issues & Guidance

Issues

Public Realm: • Loss of front garden and or boundary wall/fence in places. • Paving materials slab and/or tarmac fragmented finish.

Built Form: • Infilling of recessed porch or addition of porch interrupts the rhythm of the terrace. Tolverne Road Amity Grove Amity Grove • Loss of original features such as doors and windows in places, isolated instances of painting over of brickwork which disrupts terrace elevation. • Installation of mutiple rooflights on front roof elevation creates visual clutter. 25

Guidance

Public Realm: • Maintenance of footpaths required. • Retain front boundary and/or garden where present. Lambton Road Lambton Road Pendarves Road Built Form: • All alterations to properties to be informed by the original detailing and materials. • Retain original features such as windows and doors where present. • Avoid total infilling of entrance canopies, addition of glazed porches and dormer roof extensions. • Rooflights should be located in an unobtrusive location, away from the front elevation.

Pendarves Road Pendarves Road Rosevine Road Pepys Road Merton borough character study: 20 Raynes Park Local Neighbourhood 9 Panmuir Road Character Area Assessment

This area comprises a pocket of Other details include projecting bays Victorian/Edwardian houses along either square or canted, central Criteria Based Panmuir Road and Durham Road chimney on eaves line, either flat or which are distinct from the pitched front gable detail over bays Assessment The qualitative attributes of each character predominantly loosely structured some with timber beam decorations, area are assessed by using the following suburban development around. use of ‘dog tooth’ moulded brick criteria: Properties are typically terraced detailing, terracotta panels on bays Identity maisonettes and whilst there are minor and terracotta coping tiles on party Urban Layout Movement differences of detailing within this wall. Original windows are sliding sash Architectural Interest area, the overall impression is that of a with distinctive glazing detail. Built Form strong sense of architectural cohesion. Public Realm Houses on Durham Road have Trees Landscape The maisonettes have a clearly relatively deep gardens whilst thoses Features expressed and rigid geometry to the on Panmuir Road are small set behind 26 Economic Vitality plot and building layout. The boundary treatment of fence some with maisonettes are built as short shaped hedge. Houses are aligned Each criteria point is scored according to whether the contribution made to the terraces, which mostly contain 8 along a moderate gradient on Durham character area is good, moderate or poor. maisonettes. Each terrace has two Road whilst Panmuir Road is level. The total score defines whether an entrances, with central recessed porch Streets are of a high quality design area is an: entrance which provides the main and are lined with trees; many of the 1) Area of established high quality architectural focus of the buildings. gardens have established shrubs and 2) Area with scope to reinforce the Central porch is richly detailed in white trees which make a positive existing character painted stone or render, and displays contribution to the street scene. 3) Area requiring enhancement to classical design and detailing. There Overall the area is of established high reinforce identity is a classical portico with pilasters and quality however there is some corbels to each side The 2 buildings evidence of loss of detail. Character area assessment sheets with breakdown of score and neighbourhood which mark the junction of Cambridge assessment map are located at the end Road and Durham Road have of this chapter. octagonal corner turret features, with a steeply pitched pyramid roof in slate. Overall Score: 85 One retains a slim finial. Each building has brickwork to the ground Area type: floor elevation, and pebbledash to the 1st floor but with brick to both levels Area of established high quality on the projecting 2 storey canted bays.

Merton borough character study: 20 Raynes Park Local Neighbourhood 9 Panmuir Road Character Area Issues & Guidance

Issues

Public Realm: • Paving tarmac with concrete kerb fragmented finish on Panmuir Road.

Built Form: • Installation of rooflights on front roof elevation creates visual clutter. • Loss of original features such as windows in places.

Panmuir Road Durham Road Durham Road

Guidance 27

Public Realm: • Foothpath enhancement required on Panmuir Road.

Built Form: • All alterations to properties to be informed by the original detailing and materials. • Original windows should be retained if possible, any replacement Tree lined Panmuir Road Durham Road Durham Road windows should match the glazing pattern of the original. • Rooflights should be located in an unobtrusive location, away from the front elevation.

Durham Road Panmuir Road Panmuir Road Merton borough character study: 20 Raynes Park Local Neighbourhood 10 Melbury Gardens Character Area Assessment

This area is characterised by a distinct housing type of quarter houses Criteria Based whereby the semi detached pairs are divided into 4 houses with individual Assessment The qualitative attributes of each character gardens to the front and rear of the area are assessed by using the following building. criteria: Identity Most striking about the street scene is Urban Layout Movement the high front boundary fences which Architectural Interest are in contrast to the low boundary Built Form treatments predominant in the Public Realm surrounding area. This affords the Trees Landscape garden privacy to the street facing Features property however the variety and 28 Economic Vitality quality of the boundary treatment is poor and detracts from the street Each criteria point is scored according to whether the contribution made to the scene. The pairs have unusual roof character area is good, moderate or poor. structure of flat top hipped roof some The total score defines whether an of which include dormer windows clad area is an: in red tile hangings. Houses are 1) Area of established high quality generally red brick at ground floor and 2) Area with scope to reinforce the white render on upper floor with red existing character brick quoins. Features include exposed 3) Area requiring enhancement to red brick chimney stack with large reinforce identity terracotta chimney flutes, terracotta coping tiles topping party wall and red Character area assessment sheets with breakdown of score and neighbourhood tile roof. Projecting bay windows are assessment map are located at the end evident throughout some flat roof and of this chapter. some with pitched gable subordinate roof with decorative bargeboard. Some Overall Score: 70 of the houses are also subdivided into flats. Area type:

Area with scope to reinforce the existing character Laurel Road Merton borough character study: 20 Raynes Park Local Neighbourhood 10 Melbury Gardens Character Area Issues & Guidance

Issues

Public Realm: • Variety and condition of boundary treatment creates a disjointed street scene.

Built Form: • Loss of original wooden canopy porch and or infilling of porch. • Installation of rooflights on front roof elevation creates visual clutter. Melbury Road Melbury Road

Guidance 29

Public Realm: • Original boundary fence and treatment (fence and hedge) should be retained where present or reinstated where possible.

Built Form: • All alterations to properties to be informed by the original detailing and materials. Melbury Road Melbury Road Melbury Road • Original windows should be retained if possible, any replacement windows should match the glazing pattern of the original. • Rooflights should be located in an unobtrusive location, away from the front elevation.

Laurel Road Melbury Road Merton borough character study: 20 Raynes Park Local Neighbourhood 11 Coombe Lane Character Area Assessment

This area marks a transition from town the case of one pair involves yellow centre into a residential area. Houses stock and brown brick, and in the case Criteria Based are well set back shielded from the of the other brown and red bricks. busy Coombe Lane behind tree lined The roofs are of slate, and the bay Assessment The qualitative attributes of each character grass verges and relatively deep front windows have tile hanging. The most area are assessed by using the following garden some with low front boundary notable features of interest include criteria: treatment. the overall Arts and Crafts style of the Identity buildings, the corner windows, the Urban Layout Movement The front boundary of properties is well windows in the half gable roof, and the Architectural Interest set back from vehicular traffic behind curved line of the tile hanging used on Built Form designated cycle lane, large grass the front bays. Public Realm verge lined with mature trees and Trees Landscape pedestrian footpath.Houses are Post war infill follows the building line Features detached or semi detached on of older properties, these are 2 storey 30 Economic Vitality relative large building plots in red brick pairs with modest features comparison to surrounding area. To such as hipped roofs and suntrap Each criteria point is scored according to whether the contribution made to the the south of Coombe Lane properties windows. character area is good, moderate or poor. were typically built during the 1930s. The total score defines whether an There are recurring features area is an: throughout which include hipped roof 1) Area of established high quality with subordinate gabled roof, red brick 2) Area with scope to reinforce the at ground floor and white render or existing character pebble dash upper, red tiled canopy 3) Area requiring enhancement to porch, canted or square bay, oriel reinforce identity windows and timber beam decoration. Character area assessment sheets with breakdown of score and neighbourhood To the north of Coombe Lane assessment map are located at the end properties date from the early 1900s of this chapter. a p a r t f r o m s o m e l a t e r p o s t w a r i n fi l l . Just beyond Raynes park core are Overall Score: 85 two pairs of two storey semi detached houses, which date from 1909. The Area type: design of the buildings is based on the Arts and Crafts style. The materials Area of established high quality used include brick banding which in Typical house on Coombe Lane Merton borough character study: 20 Raynes Park Local Neighbourhood 11 Coombe Lane Character Area Issues & Guidance

Issues

Public Realm: • Loss of front garden and or boundary wall in places.

Built Form: • Loss of original windows and doors widespread. • Installation of rooflights on front roof elevation creates visual clutter.

Post war infill on Coombe Lane Semi-detached houses on Coombe Lane

Guidance 31

Public Realm: • Retain front boundary and/or garden where present.

Built Form: • All alterations to properties to be informed by the original detailing and materials. • Original windows should be retained if possible, any replacement Loss of front garden and boundary wall Notable pairs on Coombe Lane windows should match the glazing pattern of the original. • Rooflights should be located in an unobtrusive location, away from the front elevation.

Houses set back from Coombe Lane Edwardian house on northern side of Coombe Lane Merton borough character study: 20 Raynes Park Local Neighbourhood Raynes Park Local Neighbourhood

1 The Apostles Character Area 2 Camberley Avenue Character Area

Good: Moderate: Poor: Good: Moderate: Poor: Makes a Makes some Does not Makes a Makes some Does not Character Area Assessment Criteria significant direct contribute Character Area Assessment Criteria significant direct contribute Contribution contribution Contribution contribution (Value of 0) (Value of 0) (Value of 10) (Value of 5) (Value of 10) (Value of 5)

Identity: Clearly identifiable edges that distinguish the area Identity: Clearly identifiable edges that distinguish the area from the surrounding development from the surrounding development

Urban Layout: Strong street pattern or road layout with well Urban Layout: Strong street pattern or road layout with well defined public spaces defined public spaces

Movement: Building and street layout that is easy to find your Movement: Building and street layout that is easy to find your way around with good connections to the surrounding streets way around with good connections to the surrounding streets

Architectural Interest: Area containing buildings of Architectural Interest: Area containing buildings of architectural or historic interest architectural or historic interest 32

Built form: Buildings with cohesive scale, massing and details Built form: Buildings with cohesive scale, massing and details

Public Realm: High quality public realm and or generally Public Realm: High quality public realm and or generally consistent boundary treatments consistent boundary treatments

Trees: Significant trees or shrubs that make a positive Trees: Significant trees or shrubs that make a positive contribution to the identity of the area contribution to the identity of the area

Landscape: Green open spaces or riverside areas that make a Landscape: Green open spaces or riverside areas that make a positive contribution to the identity of the area positive contribution to the identity of the area

Features: Topography, significant views or landmarks that Features: Topography, significant views or landmarks that contribute to the experience of being within the area contribute to the experience of being within the area

Economic Vitality : Area with few vacant or underused sites Economic Vitality: Area with few vacant or underused sites which affect the character which affect the character

Criteria Score 50400 1 03010 Criteria Score 50300 1 03510

Character Area Total Score 70 Character Area Total Score 65

Merton borough character study: 20 Raynes Park Local Neighbourhood Raynes Park Local Neighbourhood

3 Rainbow Industrial Estate Character Area 4 Farnham Gardens Character Area

Identity: Clearly identifiable edges that distinguish the area Identity: Clearly identifiable edges that distinguish the area from the surrounding development from the surrounding development

Urban Layout: Strong street pattern or road layout with well Urban Layout: Strong street pattern or road layout with well defined public spaces defined public spaces

Architectural Interest : Area containing buildings of Architectural Interest : Area containing buildings of architectural or historic interest architectural or historic interest 33

Built form: Buildings with cohesive scale, massing and details Built form: Buildings with cohesive scale, massing and details

Public Realm: High quality public realm and or generally Public Realm: High quality public realm and or generally consistent boundary treatments consistent boundary treatments

Trees: Significant trees or shrubs that make a positive Trees: Significant trees or shrubs that make a positive contribution to the identity of the area contribution to the identity of the area

Economic Vitality : Area with few vacant or underused sites Economic Vitality : Area with few vacant or underused sites which affect the character which affect the character

Criteria Score 50100 1 01510 Criteria Score 50300 1 02510

Character Area Total Score 25 Character Area Total Score 55

Merton borough character study: 20 Raynes Park Local Neighbourhood Raynes Park Local Neighbourhood

5 Raynes Park Core Character Area 6 Cottenham Park Character Area

Identity: Clearly identifiable edges that distinguish the area Identity: Clearly identifiable edges that distinguish the area from the surrounding development from the surrounding development

Urban Layout: Strong street pattern or road layout with well Urban Layout: Strong street pattern or road layout with well defined public spaces defined public spaces

Architectural Interest: Area containing buildings of Architectural Interest: Area containing buildings of architectural or historic interest architectural or historic interest 34

Built form: Buildings with cohesive scale, massing and details Built form: Buildings with cohesive scale, massing and details

Public Realm: High quality public realm and or generally Public Realm: High quality public realm and or generally consistent boundary treatments consistent boundary treatments

Trees: Significant trees or shrubs that make a positive Trees: Significant trees or shrubs that make a positive contribution to the identity of the area contribution to the identity of the area

Economic Vitality: Area with few vacant or underused sites Economic Vitality: Area with few vacant or underused sites which affect the character which affect the character

Criteria Score 5050 1020 Criteria Score 5090 1005

Character Area Total Score 70 Character Area Total Score 95

Merton borough character study: 20 Raynes Park Local Neighbourhood Raynes Park Local Neighbourhood

7 Worple Road Character Area 8 Lambton Road Character Area

Identity: Clearly identifiable edges that distinguish the area Identity: Clearly identifiable edges that distinguish the area from the surrounding development from the surrounding development

Urban Layout: Strong street pattern or road layout with well Urban Layout: Strong street pattern or road layout with well defined public spaces defined public spaces

Architectural Interest: Area containing buildings of Architectural Interest: Area containing buildings of architectural or historic interest architectural or historic interest 35

Built form: Buildings with cohesive scale, massing and details Built form: Buildings with cohesive scale, massing and details

Public Realm: High quality public realm and or generally Public Realm: High quality public realm and or generally consistent boundary treatments consistent boundary treatments

Trees: Significant trees or shrubs that make a positive Trees: Significant trees or shrubs that make a positive contribution to the identity of the area contribution to the identity of the area

Economic Vitality: Area with few vacant or underused sites Economic Vitality: Area with few vacant or underused sites which affect the character which affect the character

Criteria Score 5070 1010 Criteria Score 5080 10

Character Area Total Score 80 Character Area Total Score 80

Merton borough character study: 20 Raynes Park Local Neighbourhood Raynes Park Local Neighbourhood

9 Panmuir Road Character Area 10 Melbury Gardens Character Area

Identity: Clearly identifiable edges that distinguish the area Identity: Clearly identifiable edges that distinguish the area from the surrounding development from the surrounding development

Urban Layout: Strong street pattern or road layout with well Urban Layout: Strong street pattern or road layout with well defined public spaces defined public spaces

Architectural Interest: Area containing buildings of Architectural Interest: Area containing buildings of architectural or historic interest architectural or historic interest 36

Built form: Buildings with cohesive scale, massing and details Built form: Buildings with cohesive scale, massing and details

Public Realm: High quality public realm and or generally Public Realm: High quality public realm and or generally consistent boundary treatments consistent boundary treatments

Trees: Significant trees or shrubs that make a positive Trees: Significant trees or shrubs that make a positive contribution to the identity of the area contribution to the identity of the area

Economic Vitality: Area with few vacant or underused sites Economic Vitality: Area with few vacant or underused sites which affect the character which affect the character

Criteria Score 5080 1005 Criteria Score 5050 1020

Character Area Total Score 85 Character Area Total Score 70

Merton borough character study: 20 Raynes Park Local Neighbourhood Raynes Park Local Neighbourhood

11 Coombe Lane Character Area

Good: Moderate: Poor: Makes a Makes some Does not Character Area Assessment Criteria significant direct contribute Contribution contribution (Value of 0) (Value of 10) (Value of 5)

Identity: Clearly identifiable edges that distinguish the area from the surrounding development

Urban Layout: Strong street pattern or road layout with well defined public spaces

Movement: Building and street layout that is easy to find your way around with good connections to the surrounding streets

Architectural Interest: Area containing buildings of architectural or historic interest 37

Built form: Buildings with cohesive scale, massing and details

Public Realm: High quality public realm and or generally consistent boundary treatments

Trees: Significant trees or shrubs that make a positive contribution to the identity of the area

Landscape: Green open spaces or riverside areas that make a positive contribution to the identity of the area

Features: Topography, significant views or landmarks that contribute to the experience of being within the area

Economic Vitality: Area with few vacant or underused sites which affect the character

Criteria Score 5080 1005

Character Area Total Score 85

Merton borough character study: 20 Raynes Park Local Neighbourhood Raynes Park Local Neighbourhood Character Area Assessment

1 The Apostles

2 Camberley Avenue

3 Rainbow Industrial Estate

4 Farnham Gardens

5 Raynes Park Core 10 9 6 Cottenham Park 38 7 Worple Road 6 8 7 8 Lambton Road 2 11 9 Panmuir Road 5 10 Melbury Gardens 11 Coombe Lane 2 1 Area of established high 3 quality 2 Area with scope to reinforce existing character Area requiring enhancement to 4 reinforce identity

Merton borough character study: 20 Raynes Park Local Neighbourhood