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4.3 the Character of the Central Area of the Borough

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4.3 the Character of the Central Area of the Borough POLICY CAE 1:- The strategic open space network should continue to be developed and enhanced by continuing with such projects as the Beam Valley Extension, providing better linkages to the open space should by improving footpaths and bridge crossings and signage to the Beam Valley to improve access, legibility and permeability. POLICY CAE 2:- The Millennium Centre should be retained as a landmark by continuing to uphold it as an example of sustainable building techniques and a focus for LBBD countryside activities. POLICY CAE 3:- All new developments should incorporate fine-grained networks for footpaths and cycleways to provide accessibility and connections to the wider area. POLICY CAE 4:- Dagenham East station should be enhanced as the nearest local station. In general the existing densities should be retained except where there is scope to increase this to the west of the station. POLICY CAE 5:- The residential estates should be enhanced by encouraging the upgrading of properties and improvements to the street scene. POLICY CAE 6:- The surroundings to the front of the Civic Centre should be improved to enhance the setting of this important feature and listed building. POLICY CAE 7:- All shopping Parades should be up-graded through shop front and public realm improvements to enhance usage, vitality and add to the vibrancy of the area. 4.3 The character of the central area of the Borough 4.3.1 Generally this character area consists predominantly of an extensive Inter-war/Post-war Suburb, the Becontree Estate, the Historic Village Core of Dagenham Village and the retail area of Dagenham Heathway. To the north of the area is the industrial area of Freshwater Road. In addition, there are numerous urban parks and open spaces associated with the Becontree 1 Estate, including Parsloes Park, Dagenham Old Park and Valence Park. The area also contains the University of East London Campus (UEL), an institutional building associated with the adjacent open space Mayesbrook Park although UEL is scheduled for redevelopment. There are several listed buildings such as the Valence House Museum and Dagenham Village Church and the Dagenham Village Conservation Area. There are several potential regeneration areas within the central area, including the UEL site, Lymington Fields, the area around Dagenham Swimming Pool in Becontree Heath, The Heathway, and Becontree Station. 4.3.2 The Becontree Estate was built by London County Council (LCC) to re- house the working classes who occupied the slum areas of London’s east- end. The programme of re-housing was kick-started by the national housing scheme ‘Homes fit for Heroes’ as a result of the Great War (1914-1918). The physical form was strongly influenced by Tudor Walters Committee report on improving housing standards (published 1918); low density suburban estates, winding lanes, trees and gardens, with a standard of 12 houses per acre. The Becontree was the largest of a number of estates built in a similar style at that time which meant that new layouts could be tried such as circles, crescents and banjos (the forerunner to the cul de sac). The patterns were meant to create interest and variety in what was a predominantly flat landscape. 4.3.3 Photo 11: Typical ‘parlour style’ houses on Becontree Avenue where the privet hedge has been removed to provide car parking 4.3.4 Managing the Becontree has proved difficult as it was built initially across three different administrative boroughs Barking, Ilford and Dagenham. It was not until 1994 that the Becontree Estate finally occupied one borough. It is described in the reference books as a cottage estate based on the ideas of a garden city. It was built as a town in itself but did not successfully reach this expectation as the LCC’s focus was on building houses and not providing the facilities, although spaces were left for them on the plans. Originally the estate 2 had a civic hub but this was not built due to disagreements between the involved local borough’s. 4.3.5 The houses were well built with gardens and tree lined streets and there was a proposed green belt around the town. Some of the houses were built to attract a higher class of resident and some to reflect a traditional Essex style. The existing road network was retained for the most part with The Heathway having since overtaken Broad Street as the main north south route. Sustainability of the estate was not considered, this is evident by the lack of one bedroom flats, schools and cemeteries. 4.3.6 Where small areas that still retain some of the original features survive there is the impression of visual cohesion but increased car ownership has impacted on the public realm and detracted from the character and integrity of the area. Trees, hedges, fences and garden walls have been lost on some of the main streets and the condition of the properties varies. 4.3.7 The Parks and Green Spaces Strategy, states that the borough is well served with parks and green spaces, but that most are in poor condition and lie within residential areas but poorly connected with their surroundings. Photo 12: A typical tree lined street on the Becontree Estate 4.3.8 The Heathway is the major north south spine route in the Borough, taking much traffic from the A13/A1306 and the A12 through the Borough and includes the Heathway shopping area around the Dagenham Heathway Station. Dagenham Heathway is the third largest retail centre in LBBD and on the edge of the Becontree estate and the Dagenham Village area. The area has suffered in recent times, from competition from neighbouring superstores, and the closure of anchor supermarkets in the Heathway. 3 Figure 8: The characteristics of the Central Character Area 4.3.9 A regeneration study has recently been prepared for the Heathway and is comprised of three parts, a framework plan, a public realm strategy and a 4 feasibility study for a new library. It is hoped that the library will be the catalyst for further regeneration and revitalisation of the area. 4.3.10 The Public Realm Strategy goes beyond the Heathway area, and includes the whole of the Heathway route from Hedgemans Road through to Chequers Corner on the A1306. This area has been designated as one of the Mayor of London’s 100 public spaces1 where the quality and use of the space is recognised as having the potential to contribute positively to the wider area. The study divides The Heathway into three elements the bridge over the railway, the central section between Hedgemans Road and Chequers Corner and Chequers Corner itself. 4.3.11 The bridge is the commercial centre and is described as a prominent artificial hill predominantly lined with 1930s style architecture between one and three storeys high which create a strongly defined urban centre but a cluttered street scene. The bridge affords views looking south towards the wind turbines at Fords as is a prominent landmark feature. Photo 13: The shopping area at the Heathway. 4.3.12 Dagenham Village to the east of the Heathway, has contracted in size as much of the village was demolished some years ago and replaced with newer houses so losing much of its integrity. The village is centred on the church, pub and a new memorial green. 4.3.13 The street pattern is still evident but the only original buildings that remain are the Cross Keys pub, Dagenham Parish Church and the Rectory which are all listed buildings. The church yard is a designated Nature Conservation Area. The few Victorian houses and the parade of shops on Church Street give the street a distinct identity and tranquility. The density of the area is around 42-54 dwellings/hectare. Old Dagenham Park is the local park adjacent to Dagenham Village with ornate gates, tennis courts and a rose garden. The park is undergoing some improvements 1 The Mayor of London – 100 public spaces initiative –July 2002 http://www.london.gov.uk/mayor/auu/publications.jsp 5 Photo 14: Dagenham Parish Church, the Cross Keys pub and war memorial. 4.3.14 Valence House Museum adjacent to Valence Park to the north of the central area is a local landmark and the only remaining manor house in Dagenham. It is a central cultural hub at the centre of the Becontree Estate. It is a Grade II * Listed Building. The park and manor house could be part of a heritage trail within the Borough. Photo 15: Valance House Museum, Valance Avenue. 6 Photo 16: The Longbridge Road Campus of the University of East London, Barking 4.3.15 Another major landmark building in the area is the University of East London campus on Longbridge Road, to the west of the Central Area. This imposing building commands a considerable position and frontage along Longbridge Road. The development brief for this area however requires that the façade of the main building is retained. 4.3.16 Specific Policies for the Central Character Area (CCA) 4.3.17 There are opportunities to restore the integrity of the Becontree estate, improve links to the associated open spaces and parks from the residential areas and regenerate Dagenham Heathway as a retail centre. Restoring the integrity of Dagenham Village would help retain its identity and a valuable heritage asset in the area. 4.3.18 These three areas of the central part of the Borough are quite diverse in their nature and character. It is important to retain this diversity in order to maintain a sense of place, identity and legibility. 4.3.19 In addition to the UDF policies detailed earlier in this section, the following Policies will help to reinforce the character of the central character area.
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