CHURCH ROAD CONSERVATION AREA APPRAISAL AND MANAGEMENT PLAN

SUPPLEMENTARY PLANNING DOCUMENT

CROYDON COUNCIL ISSUE CONSERVATION AREA Draft Supplementary Planning Document (SPD) DESIGNATION endorsed for adoption by Cabinet 22 June 2015 and adopted as a Supplementary Planning The Church Road Conservation Area was originally Document at full Council 13 July 2015. designated in January 1974. It was later extended in February 1982, March 1986, August 1992, October This document is available to view and download 2008, and July 2015. online at: www.croydon.gov.uk/caamps CONSERVATION AREA PUBLISHED BY GENERAL GUIDANCE CROYDON COUNCIL Bernard Weatherill House Please read this document alongside the 8 Mint Walk Croydon Conservation Area General Guidance Croydon CR0 1EA document, available online at: www.croydon.gov.uk www.croydon.gov.uk/conservation Other supplementary planning documents are Email: [email protected] also available online via the Croydon Council Tel: 0208 4071385 website Planning pages: http://www.croydon.gov.uk/ planningandregeneration IMAGE CREDITS Historic photographs supplied by the Croydon CROYDON LOCAL PLAN Local Studies and Archives Centre unless other- wise specified The Croydon Local Plan and other Supplementary Planning Documents are All other photographs supplied by London Borough available online at: of Croydon. http://www.croydon.gov.uk/ planningandregeneration/framework/localplan/ Maps reproduced by permission of Ordnance Survey on behalf of HMSO. © Crown copyright and database right 2014. Ordnance Survey Licence Number 100019257, courtesy of Croydon Council

Aerial photography: © Copyright Getmapping plc 2013

© Croydon Council 2015 CONTENTS 1.0 INTRODUCTION 01 PART 2: MANAGEMENT PLAN 45 1.1 What is a Conservation Area? 03 1.2 What is a Conservation Area 03 8.0 DEVELOPMENT GUIDELINES 46 Appraisal and Management Plan? 8.1 Demolition 46 1.3 What is this Document’s Status? 03 8.2 New Development 46 1.4 Community Involvement 03 8.3 Development Affecting the 47 1.5 Designation Background 03 Conservation Area’s Setting 1.6 Statement of Special Character 04 8.4 Property Conversion 47 1.7 Character Areas 04 8.5 Extensions 47 8.6 Window Replacement 48 PART 1: APPRAISAL 07 8.7 Porches 48 8.8 Cladding, Rendering or Painting 48 2.0 CONTEXT 07 of Walls 2.1 Location, Topography and Setting 07 8.9 Front Gardens and Boundary 48 2.2 Historic Development 09 Treatments 2.3 Archaeological Significance 16 8.10 External Fixtures 49 8.11 Advertising and Signage 49 3.0 TOWNSCAPE CHARACTER 17 8.12 Public Realm Works 49 3.1 Layout and Plan Form 17 8.13 Trees in Private Gardens 49 3.2 Density and Land Uses 19 3.3 Building Heights and Massing 19 3.4 Key Views 21 9.0 ADDITIONAL CONSIDERATIONS 49 9.1 Statutory Listed Buildings 49 4.0 STREETSCAPE CHARACTER 23 9.2 Locally Listed Buildings 49 4.1 Public Realm and Open Space 23 9.3 Planning Enforcement 49 4.2 Boundary Treatments 23 9.4 Article 4 Directions 50 4.3 Street Furniture 24 9.5 Building Regulations 50 4.4 Greenery and Trees 25

5.0 ARCHITECTURAL CHARACTER 26 10.0 MAINTENANCE, REPAIR AND 51 5.1 General Architectural Character 26 IMPROVEMENTS 51 5.2 Historic and Architectural 28 10.1 Maintenance and Repair 51 Significance of Buildings 10.2 Restoring and Re-Instating Features 51 5.3 Key Architectural Features and 30 10.3 Public Realm Improvements 51 Materials 10.4 Energy Efficiency Improvements 51

6.0 CHARACTER AREA DESCRIPTIONS 33 APPENDIX 1: OTHER RELEVANT 52 6.1 Church Road Character Area 33 INFORMATION 6.2 Beaulieu Heights Character Area 35 6.3 Fox Hill Character Area 37 APPENDIX 2: CONTACTS 53 6.4 Sylvan Hill Character Area 39 6.5 Grange Hill Character Area 41

7.0 CONDITION AND THREATS 42 7.1 Current Condition 42 7.2 Key Threats and Negative Issues 42 N

KEY

The Church Road Conservation Area

Other Conservation Areas in Croydon

Map 1: The location of the Church Road Conservation Area and other Conservation Areas in Croydon INTRODUCTION

The Church Road Conservation Area

Other Conservation Areas in Croydon

1 N

Above: Map 2: The boundary of the Church Road Conservation Area Previous Page: Numbers 140-142 Church Road, with plaque commemorating Lord FitzRoy 2 1.0 INTRODUCTION

1.1 WHAT IS A 1.3 WHAT IS THE STATUS OF Conservation Area should be CONSERVATION AREA? THIS DOCUMENT? informed by both this SPD and 1.1.1 A conservation area is an 1.3.1 This document is a Supple- the Croydon Conservation Area area of special architectural or mentary Planning Document General Guidance SPD. historic interest, the character (SPD) to the Croydon Local and appearance of which it Plan: Strategic Policies 1.4 COMMUNITY is desirable to preserve or (adopted April 2013) and is a INVOLVEMENT enhance. Please see section material consideration when 1.4.1 The North Croydon Conser- 1.3 of Croydon’s Conservation planning applications affecting vation Area Advisory Panel (see Area General Guidance SPD the conservation area are section 1.4 of the Conservation for further information. assessed. Area General Guidance SPD), supplied material to inform this 1.2 WHAT IS A CONSERVA- 1.3.2 All planning applications for Church Road Conservation TION AREA APPRAISAL AND sites within the Church Road Area Appraisal and Manage- MANAGEMENT PLAN? 1.2.1 A Conservation Area Appraisal and Management Plan is a document produced EXTENDED to supplement Croydon’s N FEBRUARY 1982 Local Plan, the London Plan, and Croydon’s Conservation Area General Guidance SPD (adopted April 2013).

1.2.2 This document is structured in two parts, an Appraisal of the conservation area and an associated Management Plan. The Appraisal defines the principal qualities that constitute the conservation EXTENDED area’s special character JULY 2015 and identifies threats to this EXTENDED character. The Appraisal is not MARCH 1986 necessarily exhaustive and other elements of architectural or historic interest may be present within the area to those described in this document.

1.2.3 The Management Plan addresses issues raised in EXTENDED the Appraisal and provides AUGUST 1992 area-specific development and maintenance guidelines to EXTENDED supplement those provided in OCTOBER 2008 Croydon’s Conservation Area General Guidance SPD. Poten- tial enhancement of the area is also considered. For further EXTENDED information please see section JULY 2015 1.4 of the Conservation Area General Guidance SPD. EXTENDED JULY 2015 Map 3: Boundary extensions to the Church Road Conservation Area 3 ment Plan prior to formal the area in 1854 and railways consultation. resulted in the development of high-class suburban Victorian 1.4.2 Public consultation on this housing along Church Road, document ran from 26 January helping to establish the area - 9 March. The Church Road as a fashionable Victorian Conservation Area Appraisal neighbourhood for the wealthy. and Management Plan was This conservation area also available to view and download contains two statutory listed on the Council’s website and Victorian churches, All Saints hard copies were available from Beulah Hill (Grade II) and St local libraries. Site notices were John the Evangelist (Grade II*), placed in the conservation area, which is also indicative of the letters were sent to all proper- increasing eminence of the area ties located within its boundary, throughout the 19th century. and an article was published in the Croydon Guardian. A public 1.6.2 Today the conservation event and exhibition was held area’s special character is at the Living Water Satisfies further enriched by the mature Cafe in Crystal Palace on 12 landscaping and many trees February 2015. present. The conservation area also has a very spacious 1.4.3 Following the consulta- character, largely as a result tion period, all responses of the generous plot layout, were considered and, where but also enhanced by the long appropriate, the document was views available to the east, amended prior to a recom- south and west as a result of mendation to full Council for the area’s dramatic topography. adoption. 1.7 CHARACTER AREAS 1.5 DESIGNATION 1.7.1 This appraisal identifies BACKGROUND five character areas within 1.5.1 The Church Road Conser- the Church Road Conserva- vation Area was originally tion Area, the boundaries of designated in January 1974 due which are shown on Map 4. its considerable architectural The character areas are also interest, strong historical associ- referred to in Sections 3, 4 ations and the risks posed to the and 5 of this document, with area’s character as a result of further analysis of their distinc- redevelopment pressures. The tive characteristics provided in conservation area boundary has Section 6. since been extended on several occasions (please see Map 3 on 1.7.2 The five character areas p.3). identified in this Appraisal demonstrate that there is 1.6 STATEMENT OF SPECIAL variety in character across CHARACTER the conservation area. This 1.6.1 The Church Road Conser- is largely due to the different vation Area is characterised by phases of development of the the concentration of high-quality area. Factors such as the high Victorian buildings, many of quality Victorian architecture, which are statutory or locally predominately generous plot listed. Although the area was layout and mature landscaping beginning to develop in the first help to unite the conservation half of the 19th Century, the area’s character as a whole. arrival of The Crystal Palace to

4 A. N

C.

D.

E. B.

A. Church Road Character Area B. Beaulieu Heights Character Area C. Fox Hill Character Area

D. Sylvan Hill Character Area E. Grange Hill Character Area

Map 4: Character Areas in the Church Road Conservation Area

5 APPRAISAL

6 2.0 CONTEXT This Appraisal 2.1 LOCATION, TOPOGRAPHY conservation area) to South examines the AND SETTING Norwood to the south-east and 2.1.1 The Church Road Thornton Heath to the south- characteristics of Conservation Area is located west. the Church Road in the north of the borough of Croydon. It is located in 2.1.2 Church Road runs along the Conservation Area, one of the sixteen Places Norwood Ridge, a geological of the Croydon Local Plan, formation shaped by grey including its context, namely Crystal Palace & silt deposits of London Clay, historic development, Upper Norwood. It lies almost capped in places with the gravel completely within the ward of of the Claygate Beds. The townscape, South Norwood, with some Norwood Ridge is approximately streetscape and small areas within the wards of two miles long, 110m above Upper Norwood and Thornton sea level at its highest part and architecture. It Heath. Church Road links the marks the southern edge of the identifies qualities Crystal Palace District Centre Thames Basin (see Map 5). The that make the area (immediately to the north of the special and assesses its current condition. Contour lines

Church Road N Conservation Area boundary

Borough boundary

Previous page: Westow Park Arch, fronting Church Road (see also Map 5: Topography around the Church Road Conservation historic photo on p.12). Area. Measurement in metres The Westow Park Arch is now on the Council’s Local List of Buildings of Historic or Architectural Interest (see section 10.2) 7 spurs of the ridge form a series LONDON LONDON of watersheds. Roads leading BOROUGH OF off Church Road and South BOROUGH OF LAMBETH SOUTHWARK Norwood Hill, including Fox Hill, N Sylvan Hill and Grange Hill, are all located on slopes leading off from the ridge and are of varying gradients. CRYSTAL PALACE PARK 2.1.3 With Church Road located along the Norwood Ridge, there are many long views to the east and west which contribute to LONDON the quality of the conservation BOROUGH OF area’s setting. Several other BROMLEY conservation areas located close to the Church Road Conserva- tion Area, including the Harold WESTOW Road, Upper Norwood Triangle PARK and Beulah Hill Conservation Areas in Croydon (see Map 6). UPPER The Belvedere Road Conser- NORWOOD vation Area, in the London RECREATION Borough of Bromley, has a close GROUND relationship with the Church Road Conservation Area as the boundary between the two runs down the middle of Fox Hill.

2.1.4 The immediate setting of the conservation area largely consists of 20th Century LONDON residential development that BOROUGH OF surrounds the conservation CROYDON area. Some of the cul-de- sacs close to Church Road, including Braybrooke Gardens and Stambourne Way, are of a higher density and finer grain than development within KEY: the conservation area. Gener- CONSERVATION AREAS IN THE LONDON BOROUGH OF CROYDON ally, 20th Century residential Church Road development in the setting of Upper Norwood Triangle the Church Road Conservation Harold Road Area, including Forsyte Crescent on Church Road and Auckland CONSERVATION AREAS IN THE LONDON BOROUGH OF BROMLEY Rise, do not detract from its Crystal Palace Park character. Belvedere Road

2.1.5 However some development CONSERVATION AREAS IN THE LONDON BOROUGH OF LAMBETH has had a negative impact on Gipsy Hill the setting of the Church Road Conservation Area, such as Westow Hill the construction of the YMCA Map 6: Aerial photograph showing surrounding context of the Church Road building on Sylvan Hill. The Conservation Area and its relationship with adjacent and nearby London building is 10 storeys in height, boroughs and conservation areas

8 with a long continuous frontage APPROXIMATE which is not in keeping with the LOCATION OF conservation area’s townscape CHURCH ROAD character (see Section 3).

2.2 HISTORIC DEVELOPMENT 2.2.1 The Upper Norwood area has been a site of human activity for thousands of years. The Great North Wood, from which ‘Norwood’ is a contrac- tion, was the name of a large wooded area that stretched from the present-day Croydon Town Centre to Camberwell. It was named during the Anglo- Saxon period to distinguish it from the Great South Wood in Map 7: Extract from the 1745 John Rocque Map of the Great North Wood the Weald of Kent and Surrey. The part of the Great North Wood within the parish of Croydon is recorded in the 11th Century in the Domesday Book as belonging to the Archbishop of Canterbury. APPROXIMATE LINE OF 2.2.2 Rocque’s map of the Great CHURCH ROAD North Wood of c.1745 (Map 7) shows the area still largely APPROXIMATE covered in forest. The line of LINE OF Church Road is also shown BEULAH HILL on this map; it was an ancient route through the woodland leading south-west from the historic Vicar’s Oak. This was the most famous of the boundary oaks located at the point where the parishes of Croydon, Lambeth and Camberwell (as well as a detached portion of Battersea Parish) met, now marked by the crossroads of Anerley Hill, Church Road, Westow Hill APPROXIMATE and Crystal Palace Parade. LINE OF SOUTH Boundary oaks were planted to NORWOOD HILL help parish authorities navigate the wooded area on the annual ‘beatings of the bounds’.

2.2.3 Although the Lords of the Manor held the rights for hunting and felling trees for timber and allowed local tenants Map 8: Extract from the 1800 Croydon Enclosures Map, showing the basis of to graze pigs in the woodland, today’s road layout. The approximate lines of Church Road, South Norwood Hill evidence of permanent settle- and Beulah Hill are evident from this map

9 ment in the area is virtually 2.2.5 By the start of the 19th conditions of central London non-existent before the 18th Century much of the area’s encouraged well-off residents Century. This lack of develop- dense woodland had been to move further out of the city ment can be explained by the cleared, and the area was for the clean air and dramatic geology. The heavy London regarded as a more respect- views. clay of the Norwood Ridge (see able. In 1815 the gypsies of Section 2.1) was a relatively Norwood were ordered to 2.2.6 Around the time of the poor environment for agricul- leave the area, having been Croydon Enclosures Act of ture, and building. However it apprehended as vagrants. The c.1800 (see Map 8 on p.8), was ideally suited to the growth ‘Norwood Heights’ became well Church Road was known as of deep rooted trees, including known as a place of refresh- Dulwich Road. It was renamed the English Oak. ment and recreation, particularly Church Road after the construc- to travellers on the road to and tion of All Saints, the Parish 2.2.4 In the 17th and 18th Centu- from London. As the population Church of Upper Norwood, at its ries the area was famous for of London rapidly grew, the southern end in 1827–9, built to its gypsies, which is referenced overcrowding and unsanitary serve the growing population. in several local street names present today. The woodland also served as refuge for those fleeing the Great Plague of 1665-6 and was notorious for providing cover for outlaws and smugglers. The diarist John Evelyn recorded an encounter near the present Crystal Palace District Centre where he was dragged from his horse and mugged.

Map 9: Extract from the 1847 Roberts Map of the Croydon Parish, showing Historic photo of All Saints, Beulah Hill, some development springing up along Church Road, Beulah Hill and South showing the intricate historic railings, Norwood Hill; the Beulah Spa Gardens are shown to the west of Beulah Hill. most of which have now been lost Estimate boundary of the Church Road Conservation Area is marked in pink

10 This church (now Grade II listed) was designed by James Savage, who is also thought to have designed the former All Saints’ School that was opened in 1829 on the same site as the present primary school, opened in 1976.

2.2.7 In the 1830s the popularity of the area was increased by the opening of the Beulah Spa Gardens in 1831 to the east of Church Road. These fashionable pleasure gardens, which closed in 1856, helped to attract visitors to the area and to raise its profile in London society. The official Beulah Spa guide described Norwood as ‘a village situated on the outskirts of an extensive wood, and long famed for the salubrity of its air, and the beauty of its surrounding scenery with Historic photograph of Church Road in the 19th century, showing the Queens Hotel (without the large extension now located to the north). From Victorian smiling villas’. The London to Croydon Illustrated Croydon Railway had opened in 1839 with a station at nearby Annerley (now Anerley Station). CRYSTAL PALACE This was later amalgamated with the London and Brighton Railway in 1846 to form part of the London, Brighton and South Coast Railway.

2.2.8 Only sparse development had occurred on Church Road CHURCH ROAD by the 1840s, shown by the 1847 Roberts map (Map 9 on p.9). Beaulieu Heights House had been constructed by this time, as had Westow Villa (112 Church Road) and a sprinkling ALL SAINTS BEAULIEU of other houses along Church CHURCH HEIGHTS Road. A cluster of buildings at the top of South Norwood Hill were built near to the junction with Beulah Hill and Church Road. This also included The Grange (no. 10 Grange Hill), after which Grange Hill is named.

2.2.9 The arrival of The Crystal Palace in 1854 brought massive change to Upper Norwood Historic aerial photo of Church Road from the early 20th century, showing a much lower density of development than that which exists today

11 Map 10: Extract from the 1868 first series Ordnance Survey Map. Estimate boundary of the Church Road Conservation Area is marked in pink

12 and encouraged a significant amount of development on and around Church Road in the 1850s and 1860s (see Map 10 on p.11). The immense glass exhibition hall, which had originally been designed for the 1851 Great Exhibition in Hyde Park, was rebuilt, altered and enlarged with expansive pleasure gardens laid out to the south, complete with attractions such as artificial lead mines and model dinosaurs.

2.2.10 The Crystal Palace Low Level Station opened in 1854 (now operating as Crystal Palace Station) and the Upper Level Station opened in 1865 (demolished 1961). Along with Gladswood House in the early 20th century, incorporating the entrance arch the Palace, these new stations that now forms part of the frontage on Church Road to Westow Park inevitably had a significant impact on the character and French national who visited the College to create a small recre- development of the wider area during the second half of ation ground. Following the area, including increasing the 19th Century was Camille demolition of Windermere and the numbers of visitors, local Pisarro, whose 1870 painting Walmer Houses this recreation businesses and residents, of Fox Hill now resides in the ground was extended between many of whom were commuters National Gallery, London. 1963-1972 taking over the into central London. At this former grounds of these houses time homes in Crystal Palace 2.2.12 Auckland Road was laid to form the present day Westow were soon the most sought- out in the 1870s to the south- Park. Similarly Beaulieu after residential areas in South east of Church Road, named Heights Park was formed by London. after the lessee of the former the acquisition of land formerly estate that covered the area associated with private houses, 2.2.11 Many grand Victorian before 1827. Large houses Hazlewood and Beaulieu Lodge villas were constructed along were constructed on Auckland (now Beaulieu Heights Mansion Church Road in the 1850s and Road in the 1880s, alongside - see historic picture on p.15). 60s. The Queens Hotel, the the construction of the Gothic The land was purchased from largest and most successful Revival Church of St John the Church Commissioners in of several hotels in the area, Evangelist, designed by John 1938, however the park was not was established during the first Loughborough Pearson and opened until after the Second wave of enthusiasm to cater for constructed from 1878-87. World War. A fire in 1976 the visiting masses. It was built During the 1880s and 1890s destroyed much of the ancient concurrently with the relocating houses were also built on Fox oak woodland in Beaulieu of the Crystal Palace in 1853-4 Hill (at this time called Fox Heights. to designs by the architect Lane) and Sylvan Hill. Francis Pouget. The Hotel 2.2.14 By the time The Crystal attracted numerous fashionable 2.2.13 The Royal Normal College Palace burnt down in 1936, and important guests, including for the Blind took up residence it had fallen into decline and Emperor Frederick of Germany, from 1873 in Windermere following the fire the site was Florence Nightingale, John House, which had previously left derelict. The loss of the Bright, and Emile Zola, whose been a private house. In the Palace’s economic influence 1898-99 visit is commemorated 1890s the Croydon Corporation in the Upper Norwood area in a blue plaque placed on acquired a small portion of land meant that no major changes the building. Another famous to the west of the Royal Normal occurred within it during the

13 Map 11: Extract from the 1890 Ordnance Survey Map. Estimate boundary of the Church Road Conservation Area is marked in pink

14 Map 12: Extract from the 1940 Ordnance Survey Map. Very little development has occurred in the area since 1890-

15 Historic aeriel photograph of Beaulieu Heights in the mid 20th Century following decades. In the as well as within the setting of 1950s the southern wing of the the conservation area in the 2.3 ARCHAEOLOGICAL Queens Hotel was demolished wider area, on land that was SIGNIFICANCE to create access to the Fitzroy formerly part of large historic 2.3.1 At present the Church Gardens housing estate to the plots. Road Conservation Area is west of Church Road. The hotel not located within or in close acquired number 120 Church SELECTED REFERENCES proximity to any Archaeological Road and demolished the • John Coulter, Norwood Past, Priority Zones (please see historic building to construct a 1996 Section 4.5 of Croydon’s large new northern wing in the • Victorian Croydon Illustrated, Conservation Area General 1970s. Croydon Natural History and Guidance SPD for further Scientific Society, 1990 information). There are no 2.2.15 The Crystal Palace Trans- • John Gent, Norwood Past, scheduled monuments in the mitting Station was constructed • John Gent, Croydon Past, immediate area. in the mid-1950s on the site 2002 of the former Crystal Palace • Nikolaus Pevsner and Bridget 2.3.2 Further details of finds in Aquarium. Construction of the Cherry, Buildings of England, the area are held by the Greater mast which is over 200m in London 2: South London, London Historic Environment height, began in 1954. The 1980 Record, managed by Historic smaller Croydon Transmitting • Alan Warwick, The Phoenix England (please see Appendix Station located on Beulah Hill Suburb,2008 2 for details). in Croydon was established in • J. B. Wilson, The Story of 1955, and the current mast, Norwood, Norwood Society, around 150m in height, was 1973 constructed in 1962. Both towers are visible from long distances across London. 2.2.16 From the 1970s onwards there has been much develop- ment in the conservation area,

16 3.0 TOWNSCAPE CHARACTER

3.0.1 This section provides an with the exception of Grange overview of the townscape Hill which is narrow at approxi- character of the Church Road mately 7m at its western end. Conservation Area where This is also where there is no townscape is defined as the footway to one side of the road. arrangement and appearance of buildings, spaces and other 3.1.4 There is some variety in plot physical features in the built and sizes, building lines, building natural environment. Further footprints and spacing between detail on individual elements buildings throughout the within each character area is conservation area, with more provided in section 6. consistency of these elements within the Church Road, Fox Hill 3.1 LAYOUT AND PLAN FORM and Sylvan Hill Character Areas 3.1.1 The distinctive topography than the Beaulieu Heights and Consistent building lines on Church of the conservation area (see Grange Hill Character Areas Road Section 3.4) has played an (see Section 6). However this important part in the way that diversity of layout is governed this area has developed. The by the following overarching form of the conservation area composition patterns: is broadly linear, following • Plots are predominantly rect- the historic north-south route angular, with the shorter side along Church Road and South forming the street frontage. Norwood Hill that runs along • Buildings’ footprints are the Norwood Ridge. Fox Hill, generally rectangular, with the Sylvan Hill and Grange Road longer side facing the street are located on steep slopes • Street frontages are defined descending from Church Road by the regular rhythm created and South Norwood Hill. Due by buildings and the spaces High visibility of the rear elevations of to the layout and topography between them properties on Church Road of the area the rear of some • Development not directly properties are very visible facing the street has an from public areas. There is a organic layout that is well dramatic opening at the top of integrated with the surround- South Norwood Hill marked by ing natural landscaping a number of connected open spaces centred on the trian- 3.1.5 There have been changes gular plot of the Church of All to the layout of the Church Saints. Road Conservation Area in the late 20th Century as a result 3.2.2 The conservation area of development on land that Modern development at Limekiln also incorporates Stambourne was originally part of gardens Place (above) on the former garden of Woodland, which has a public associated with large houses. the historic building at 153 Auckland path through it, and two public In some instances this type Road parks that were formed from the of development has been estates of historic properties: integrated more successfully Westow Park is located at the with the area’s character north of the conservation area than others. For example the and Beaulieu Heights Park to redevelopment of the former the south. hotel at 153 Auckland Road in the late 1990s to form 3.1.3 Street widths are relatively Limekiln Place, which involved consistent throughout the converting the main building conservation area, ranging and coach house to residential from approximately 11 to 13m use and the erection of six between property boundaries semi-detached houses, was

17 N

Residential

Ecclesiastical

Commercial

Education

Service Infrastructure

Open Space

Map 13: Current land uses in the Church Road Conservation Area - please note that this map indicates use of premises at ground floor level

18 successful. It was integrated being of the highest density of School at 144 Church Road. within the established mature this phase of development. There are two churches, All landscaping and respected Saints and St John the Evange- the area’s historic layout. In 3.2.2 In the second half of the list which has an associated N contrast, a development such 20th Century further develop- church hall and vicarage, as as the adjacent Copper Close, ment has occurred on land well as All Saints’ Primary comprising fifteen houses very previously associated with large School. Land to the east of densely laid out on small inward historic plots. This development South Norwood Hill is used facing plots, isolated from the is generally of a much higher for the Croydon Transmitting surrounding open space, repre- density compared with the station. sents overdevelopment that area’s historic development, for does not respect the generous example at Tree View Close, 3.3 BUILDING HEIGHTS AND layout of buildings set within Southolme Close, Copper MASSING landscaped gardens. (See Close and Turkey Oak Close. 3.3.1 Building heights in the picture on p.42). Church Road Conservation 3.2.3 Westow Park, Beaulieu Area vary according to the age, 3.2 DENSITY AND LAND Heights Park and Stambourne distribution and type of build- USES Woods are important areas of ings (see Map 14). 3.2.1 The density of develop- open space given the context of ment varies throughout the the increasing density of devel- 3.3.2 It is notable that building conservation area, generally opment within the conservation heights and massing of relating to the pattern of historic area. residential buildings are gener- development. The lowest ally consistent throughout the density group of properties are 3.2.4 Land uses in the conserva- conservation area, predomi- the late Georgian and Victorian tion area (see Map 13) are nantly two-three storeys in properties in Church Road with predominantly residential, with height sometimes with roof approximately 10 buildings many large historic proper- accommodation, and their per hectare. Development on ties having been divided into massing is broken up by their Auckland Road and Sylvan Hill flats. In addition there are often varied skylines. There is has a slightly higher density of some buildings in commercial some variety in the height and approximately 12 buildings per use on Church Road located massing of buildings between hectare, although modern infill towards the Crystal Palace different character areas (see development has increased this District Centre including hotels Section 6). in places. Later Victorian devel- (Queens Hotel, Crystal Palace opment on Fox Hill, and Grange Tower Hotel, Church Road 3.3.3 In contrast, non-residential Hill is of an even higher density, Hostel), offices at 125 Church buildings in the Church Road up to 20 buildings per hectare Road, a medical practice at Conservation Area display a with the row of semi-detached number 130 Church Road and variey of height and massing. detached houses on Fox Hill the St Andrew’s Language

Typical height and massing of buildings on Church Large massing of the Queens Hotel extension which has a Road, and space between buildings which allows for detrimental impact on the conservation area views between buildings and contributes towards the streetscene 19 N

Single storey

Two storeys

Two storeys with roof accommodation

Three storeys

Three storeys (with raised ground floor or roof accommodation)

Four storeys +

Map 14: Building heights in the Church Road Conservation Area

20 For example, All Saints’ 3.4 KEY VIEWS in this view. There are also Primary School is between one 3.4.1 The height of much of the southern views towards and two storeys in height, with land within the Church Road Croydon along South Norwood N a large massing as a result of Conservation Area offers a Hill. the spread of accommodation series of spectacular long views over a wide area. Whereas the (see Map 15 on p.21). These 3.4.3 In addition to views from Queens Hotel (see pciture on include panoramic views from within the conservation area, p.18) is of four to six storeys in Westow Park and Beaulieu the NTL television mast on height with a bulky massing as Heights Park (views 1 and 4 Beulah Hill is a landmark visible a result of its large footprint. on Map 15), long views to the from across London. Church 3.3.3 There are also several east from Fox Hill and Sylvan spires of All Saints, St John the landmark buildings which Hill (views 2 and 3 on Map 15). Evangelist and St Constantine contribute to the special Long views to the east down and St Helen (in the Upper character of the conservation Sylvan Hill are partly obscured Norwood Triangle Conservation area. The buildings are much by the rich mature vegetation Area) are also local landmarks. taller than other buildings, these and trees along the street. Some development at the include the Church of St John The long views from Westow northern end of Church Road the Evangelist, the spire of All Park are partly restricted by is visible from areas to the west Saints Church and the NTL two tower blocks located to of the conservation area. The television mast (see photo below the south of the park. Grange bulky massing of the 1970s and on pp. 25 and 33). Hill offers dramatic panoramic extension to the Queens Hotel views to the west (View 5 on dominates and harms the view Map 14); St Helier Hospital in of Church Road from the Harold Sutton is a prominent landmark Road Conservation Area.

Panoramic view south-west from Grange Hill (View 5 on View east from Fox Hill (View 2 on Map 15), with St Helier’s Hospital in Sutton visible Map 15) -

Panoramic view north-west from Westow Park (View 1 on View of the landmark NTL mast from Map 15) the bottom of Grange Hill 21 N

1.

2.

3.

3.

Long / Local Panoramic Landmark Views Designated Linear Views Landmark in 4. the Croydon Local Plan Some significant Views: 5. 1: Panoramic view north-west from Westow Park 2: View to the east from Fox Hill 3: View to the east from Sylvan Hill and Sylvan Road 4: Panoramic view to the south-east from Beaulieu Heights Park 5: Panoramic view to the west from Grange Hill

Map 15: Landmarks and some significant views within and out of the Church Road Conservation Area

22 4.0 STREETSCAPE CHARACTER

4.0.1 This section provides an 4.1.4 Typical street frontages overview of the streetscape 4.1.2 Roads and footways in the conservation area are character of the Church Road are surfaced with bitumen defined by the regular rhythms Conservation Area where macadam and edged with created by buildings and the streetscape is defined as the granite kerbs. Church Road has spaces between them, set outward visual appearance and formal pedestrian crossings, back from the road behind character of a street or locality. whereas the other streets in front gardens often containing Further detail on individual the conservation area do not. mature trees. There are some elements within each character Side streets have minimal road instances where front gardens area is provided in Section 6. markings. have been hard-surfaced and / or boundary treatments 4.1 PUBLIC REALM AND 4.1.3 Along the southern end removed, which has had a OPEN SPACE of Church Road and South negative impact on the quality 4.1.1 The public realm of the Norwood Hill there are several of the street-scene. The two Church Road Conserva- forecourt areas within the churchyards make a positive tion Area is predominantly conservation area boundary, contribution to the streetscene comprised of simple residential including the grassed areas through their low-level streets.Church Road and in front of Forsyte Crescent boundary treatments, open Beulah Hill are busy vehicular and the hard surfaced area in space, landscaping and mature through-routes although they front of the parade of shops trees and have a semi-public retain a residential character on South Norwood Hill. These character. despite this. There are also provide a buffer zone to the generous public open spaces busy roads and allow for vehic- 4.1.5 There is a high propor- of Westow Park and Beaulieu ular pick-ups and drop-offs. tion of open and green space Heights.

Typical Church Road street frontage Simple uncluttered streetscape on Fox Hill

Open space in Westow Park Typical streetscape on Church Road

23 in the conservation area, which makes an important contribution to the quality of the public realm in the Church Road Conservation Area. This includes open space in private gardens, in the churchyards of All Saints and St John the Evangelist, in the playing fields of All Saints’ Primary School, the green space around the Croydon Transmitting Station, Stambourne Woods and the public parks of Westow Park and Beaulieu Heights Park. Historic high quality boundary treatment on Church Road There is a strip of green space at the top of Church Road opposite the entrance to Westow Park. Although this strip of green land is an anomaly to the predominant layout of the conservation area, enhances the special character of the area.

4.2 BOUNDARY TREATMENTS Mid level brick boundary treatment on Church Road Typical street frontage opening 4.2.1 Front property boundaries in between brick piers the Church Road Conservation Area are generally well defined by low to medium level brick walls with stone coping, timber fences or iron railings, often accompanied by shrubs and planting. There are generally no formal gates. Instead, openings of frontages are often flanked by brick piers. Where boundary treatments have been removed this has had a negative impact on the quality of the Well sited telecommunication cabinet street-scene, and breaks in an to the rear of the footway otherwise consistent building treatment lines.

4.3 STREET FURNITURE historic cast iron Queen Victoria Type 4.3.1 The footways of the Church B post box on Sylvan Hill Road Conservation Area gener- ally do not appear cluttered due to well designed and sited street furniture. Street furniture present includes lamp-posts, bus stops, road signs, post boxes, telecommunication cabinets, which are generally unobtrusively sited to the rear of Historic cast iron King George V Type Historic street name plate footways. Pedestrian crossings B post box on Auckland Road

24 are marked by median islands supported by illuminated signs.

4.3.2 However there is some unattractive visual clutter created at the road junction of Church Road, Beulah Hill and South Norwood Hill, as a result of guard rails, traffic lights, and road signage. 4.3.3 Historic street furniture present includes cast iron street name plates, a cast iron Queen Victoria Type B post box at the top of Sylvan Hill and two cast iron King George V Type B post boxes on Auckland Road and at the top of South Norwood Hill. Trees and hedges serving as definition of boundaries to the street and between front gardens of properties on Church Road 4.4 GREENERY AND TREES 4.4.1 There is a high proportion of mature trees and greenery in the Church Road Conserva- tion Area and buildings are often well integrated with their surrounding landscaping. Many trees in the conservation area are located on private land and there are relatively few street trees present. Trees, shrubs and hedges often serve as a definition of boundaries to the street and between front gardens of properties. They provide a visual and noise Horse-chestnut trees in Westow Park buffer for properties from the road. 4.4.3 There are many Tree Preservation Orders within the 4.4.2 Trees and greenery in conservation area. For further front and rear gardens make information please contact the an important positive contribu- Council’s Tree Officers (please tion to the quality of the public see Appendix 2 for contact realm. There are particularly details). fine examples of mature trees in front gardens on Church Road and Auckland Road and a high concentration of mature trees at the western end of Sylvan Hill, named after its wooded character. There are also many mature trees located in public parks, churchyards and Stambourne Wood.

Large cedar tree on Church Road

25 5.0 ARCHITECTURAL CHARACTER

5.0.1 This section provides an overview of the architectural character of the Church Road Character Area, including key features and building materials. It also provides assessment of the significance of individual buildings and indivudal descrip- tions of the listed buildings in the conservation area. Further detail relating to other individual buildings is also provided in Section 6. Grouping of large red-brick villas on Church Road - numbers 273-281 5.1 GENERAL ARCHITEC- TURAL CHARACTER 5.1.1 The Church Road Conservation Area contains a wide variety of high quality late-Georgian and Victorian suburban housing, built as part of an exclusive residential area. The conservation area boasts streets lined with large villas either of individual character or laid out in notable group- 10 Grange Hill, late Georgian mansion Gothic villa, 142 Auckland ings. Houses are designed in now divided into flats Road a variety of styles, including Classical, Italianate and Gothic Revival. There are also eclectic buildings containing a range of stylistic influences.

5.1.2 In addition to the large number of houses present, there are several hotels (some of which are in converted Victorian houses), two Victorian Red brick villa, 9 Sylvan Hill Numbers 114-116 Church Road churches and other unique structures and buildings present, including the NTL television mast and the BT telephone exchange.

5.1.3 Many buildings have distinc- tive architectural features, including elaborate entrances, bay windows, stone dressing and other decorative treatments (see Section 5.3), which, along with the quality and durability of traditional building materials, make an important contribution to the character and appear- Red brick villas on Auckland Road, numbers 157-159, with parts of numbers ance of the conservation area. 155 and 161 visible either side

26 N

Statutory listed

Locally listed

Positive contribution (unlisted)

Neutral contribution

Detract from special character

Map 16. Designations and level of contribution buildings within the Church Road Conservation Area make to its special character

27 5.2 HISTORIC AND ARCHI- TECTURAL SIGNIFICANCE OF BUILDINGS 5.2.1 An assessment of the designations and level of contribution individual buildings make to the special character of the Church Road Conservation Area is shown on Map 16 on p.26. There are high concentra- tions of listed and locally listed buildings present.

A) LISTED BUILDINGS 5.2.2 The Church Road Conser- vation Area contains the Grade II* and Grade II listed buildings discussed below. Please see Section 10.1 for further informa- tion about the planning implica- Church of St John the Evangelist tions of this designation. Full list descriptions are available from Historic England (see Appendix 1).

CHURCH OF ST JOHN THE EVANGELIST, SYLVAN ROAD (GRADE II*) 5.2.3 This church was constructed in 1878-87 and, designed by J. L. Pearson in the Early English style. The building is of red brick, with stone dressings. The tall west front has grouped lancets, flanked by square turrets with pyramidal stone roofs. The church has a lean-to round- Monument to Admiral FitzRoy, church- arch narthex, four-bay nave Church of All Saints Beulah Hill yard of All Saints Beulah Hill with double aisles, transepts, a straight-ended chancel Following bomb damage the headstone and footstone and south chapel. The south north and south galleries were erected c.1865 to Vice-Admiral transept was intended to carry removed and the south porch Robert FitzRoy (1805-1865). a tower which was never built. was converted into a baptistery His wife Maria Isabella (d.1889) The building was restored after in 1952. The building is of white and daughter Laura Maria bomb damage by Carol and brick and the nave and aisles Elizabeth FitzRoy (d.1913) were Partners, 1946-51. are in the lancet style with ‘Y’ also buried here. Vice-Admiral tracery in some windows. The FitzRoy was captain of the CHURCH OF ALL SAINTS, west tower has pinnacles and a ‘Beagle’ during Charles Darwin’s BEULAH HILL (GRADE II) recessed spire. first voyage (1831-36) and 5.2.4 This church was originally was Governor of New Zealand constructed in 1827-29, and MONUMENT TO VICE ADMI- 1843-1845. The monument designed by James Savage. RAL FITZROY, CHURCHYARD comprises a cast-iron railed The tower and spire were OF ALL SAINTS BEULAH HILL enclosure with spear railings and added in 1841 and the chancel (GRADE II) dog railings on a stone plinth. added in 1861, by Edwin Nash. 5.2.5 A railed monument with The headstone with a curved

28 top incorporates a roundel with ROCKMOUNT, 128 CHURCH cross held by an anchor. The ROAD (GRADE II) 1985 footstone commemorates 5.2.9 A large and elaborate the fact that FitzRoy was also asymmetrical villa of 1880, the first head of the Meteoro- designed by the architect logical Office in 1854. Sextus Dyball. It is of two and a half storeys and constructed ROSEBANK, 117 CHURCH of yellow stock brick with red ROAD (GRADE II) and blue brick dressings. The 5.2.6 A rare example of a modest left-hand section has a wooden early Victorian suburban villa, canted bay window to the this building is of three bays, ground floor with three sash constructed of yellow stock windows, keystones and the Rosebank, 117 Church Road, Grade brick with slate tiled roof to outer corners in chamfered II listed the shallow pitched roof. It is brickwork. The right-hand a single storey building with section is lower, narrower and a semi basement and raised slightly set back. There is a ground storey with stone striking two storey projecting steps leading up to a central wooden bay with brick nogging entrance. The front elevation and demi-octagonal roofs to has a cast iron canopied porch both ground and first floors. The and sash windows either side of steeply pitched roofs have an the entrance. irregular outline with ornamental tile bands and tall brick stacks BEULAH VILLA, 124 CHURCH with strapwork and oversailing ROAD (GRADE II) upper courses. The entrance is 5.2.7 An early 19th Century to the side under an elaborate stucco two-storey cottage with wooden porch. A wall over the two casement French windows porch rises one clear storey Beulah Villa 124 Church Road, Grade on the ground floor, and a above the front eavesline. II listed double band between storeys. The building is topped with a B) LOCALLY LISTED pedimented slate roof with iron BUILDINGS trellis cresting, an oval panel in 5.2.10 There are many buildings a tympanum and ornamented in the conservation area that barge-boards. There is a cast are on Croydon’s Local List of iron balcony railing to the first Buildings of Architectural or floor. Historic Interest, shown on Map 15 on p.24 and WESTOW LODGE, 126 listed below: CHURCH ROAD (GRADE II) • 112-116 Church Road (even) 5.2.8 An early 19th century • Queens Hotel, 122 Church stucco two-storey cottage with Road Westow Lodge, Grade II listed a three storey centrepiece • 130 Church Road crowned with an open • 133-135 (even)Church Road pediment. There is a central • 140-158 (even)Church Road semi-circular fluted Doric porch • 181-191 Church Road topped with a trellis verandah • 193 Church Road with cast iron valance and • 197 Church Road cresting. Windows above are • 201-203 (odd) Church Road set in an open pediment on • 215 Church Road paired modillions with cast-iron • 271-281 Church Road window-box guards. • 12-14 (even) Fox Hill • 108-110 (even) Auckland Road

Rockmount, 128 Church Road, Grade II listed 29 • 132-136 (even) Auckland Road E) BUILDINGS THAT • 142 Auckland Road DETRACT FROM THE CON- • 155-161 (odd) Auckland Road SERVATION AREA’S SPECIAL • 167 Auckland Road CHARACTER • 4 Sylvan Road 5.2.14 There are some buildings • 2 Mowbray Road within the conservation area • Cintra House, 9-11 Beulah Hill that detract from its special • BT Telephone Exchange, character (please see Map 16 Church Road on p.26). These buildings may • 7-17 Beaulieu Heights, 264 have merit in their own right. Numbers 17-21 Grange Hill, locally South Norwood Hill listed • The Chimes, Upper Beulah 5.2.15 Buildings on Copper Hill Close, Turkey Oak Close, Tree • 217 South Norwood Hill View Close and Southholme • 17-21 Grange Hill Close are all considered to • Gayfere, 2-4 Grange Hill detract from the area’s special • 10 Grange Hill character due to the fact that they are laid out at a much 5.2.11 These buildings have a higher density, than the historic significant level of local value buildings in the area, and and make a positive contribu- have a very plain architectural tion to the conservation area’s design that does not respect special character. Please see the established character of Section 6 for further information the conservationarea. The on individual buildings within large development to the rear each character area. of Rosetta Court is considered Cintra House, 9-11 Beulah Hill, locally to detract from the character of listed C) BUILDINGS THAT MAKE the conservation area primarily A POSITIVE CONTRIBUTION due to its large massing and (UNLISTED) impact on views from Westow 5.2.12 Many other buildings in Park. It also impacts on views the Church Road Conservation of Church Road from the wider Area make a positive contribu- area. Number 15 Sylvan Hill is tion to its special character also considered to detract from (please see Map 16 on p.26). the character of the conserva- These buildings are considered tion area, as explained in to have local heritage value and paragraph 6.4.4. are a key part of the conserva- tion area’s special interest. 5.3 KEY ARCHITECTURAL Please see Section 6 of this FEATURES AND MATERIALS document for further information 5.3.1 Despite the diversity in the on individual buildings within character a large number of 133-135 Church Road, locally listed each character area. buildings contained within this conservation area, many build- D) BUILDINGS THAT MAKE A ings share design characteris- NEUTRAL CONTRIBUTION tics and many key architectural 5.2.13 There are several buildings features and common building in the conservation area that materials are found throughout do not positively contribute or the conservation area. Archi- actively detract from the conser- tectural features and building vation area’s special character materials that are highly charac- (please see Map 16 on p.26). teristic of the Church Road These buildings may have merit Conservation Area and that in their own right. contribute to its special interest are listed overleaf.

30

KEY ARCHITECTURAL TRADITIONAL BUILDING FEATURES MATERIALS 1. Pitched roofs, often with projecting 24. London stock brick gables 25. White brick 2. Prominent porches, often with recessed entrances and columns or 26. Red brick pilasters 27. Stucco (render and 3. Projecting gables moulding)

4. Prominent chimney stacks, 28. Timber (windows, doors, barge- often with moulding detailing boards and porches

5. Feature dormer windows 29. Ironwork (balconies and railings)

6. Barge boards, often topped with finials 30. Natural slate (roof tiles)

7. Gablets 31. Stone (dressings)

8. Bay windows (many of which are 32. Terracotta (decorative panels) double-height) 33. Ceramic (decorative tiles) 9. Arched (pointed or rounded)window openings

10.Sliding sash windows

11. Gothic tracery windows

12. Decorative keystones

13. Architraves around doors and windows

14. Soldier brick courses above windows

15. Decorative window boxes

16. Cornices above windows or doors

17. Decorative brackets

18. Decorative motifs or panels

19. String courses or banding

20. Date plaques

21. Quoins

22. Patterned brickwork

23. Decorative ceramic tiles

31 9 11 26 31 16 27 29 4 5 7

31 4

8 10 14 19 22 26 28 1 4 6 26

9 13 16 19

10 13 24 31

2 16 24 28 10 13 15 24 29

20 22

32

32 6.0 CHARACTER AREA DESCRIPTIONS

6.0.1 This section provides a street with a large ‘L’-shaped conservation importance, with detailed analysis of the distinc- footprint of over 2600m2 and is a total area of 2.58 hectares tive characteristics of each between 4 to 6 storeys in height, set over a sloped gradient with character area and supplements which creates a dominant a series of well-connected the information provided relating massing in the streetscene. As paths that link Church Road to to the Church Road Conserva- a result the Queens Hotel is a Coxwell Road and streets to tion Area in Sections 3-5 of this local landmark. the east significantly increasing document. the pedestrian links through 6.1.3 At the northern end of the the area. The parkland has 6.1 CHURCH ROAD conservation area the street scattered trees, grassland, wild CHARACTER AREA opens to Westow Park with grasses, shrubs and coarse 6.1.1 Church Road is a straight the street frontage of Church grassland. Tree species include road that runs north-south along Road around 63m set behind horse-chestnut, cypress, beech, the Norwood Ridge acting as an elaborate boundary treat- yew, field maple, ash and silver the spine of the conservation ment of brick piers enclosing birch. The park has strongly area. It is primarily characterised geometrically shaped decorative defined boundaries as a result by the regular rhythm of late iron railings and an historic Georgian and Victorian street- arched gateway, which is facing buildings of a high archi- locally listed. Westow Park is tectural quality complemented designated as a site of nature by the presence of many mature trees. Its character reflects that of a prestigious Victorian neighbourhood in terms of the scale of development, generous spacing between properties, massing of buildings and their individual architectural design. There has been some modern redevelopment on the eastern side of Church Road, resulting in some parts of the street being excluded from the conservation area boundary.

6.1.2 There is an average of just over 13m between property boundaries with footways Church Road looking north between 2.5-2.7m wide. The layout of development gener- ally consists of large, detached street-facing buildings spaced about 5-7m apart on plots between approximately 13 and 20m wide. Building lines are generally parallel to each other and are set back from front boundaries by between 14–15 m on the western side of the street and 11–13m on the eastern side. Buildings are generally three storeys in height with roof accommodation. The Queens Hotel has a distinctive character from the rest of the Westow Park street frontage at the northern end of Church Road (see also historic photo on p.12)

33 of buildings surrounding the villa that has been converted supported by brackets, quoins park, including those to the rear to provide sheltered housing and open balustrading. Unfor- of properties on the west of accommodation, with a large tunately, the building includes Church Road. extension to the rear which a poorly designed extension results in a dominant massing, (see 3.4.3 and photo p19). 6.1.4 Most buildings on Church visible from Westow Park. The Across the road numbers 195 Road are statutory or locally historic part of Rosetta Court and 197 are ‘Swiss chalet’ style listed (see Section 5.2) and has lead canopies and decora- houses that share features with most are still in residential use. tive garlands to window frames, number 193 set back from the While many of these buildings as well as a prominent porch to road. All have gable frontages share common design features, the street frontage with decora- with timber barge boards and including double height bay tive ironwork. Numbers 114-116 finials as well as very prominent windows, prominent decora- (see photo on p.26) are a pair chimney stacks; entrance tive entrances, brick chimney of Victorian villas of white brick porches are contained within stacks and sash windows, most with stone dressings; they have projecting single storey wings buildings or groups of buildings identical, asymmetrical designs also with steeply pitched roofs. have striking individual charac- with a central tower and variety teristics that contribute towards of window treatments. 6.1.7 Numbers 201 and 203 are the conservation area’s special detached double-fronted build- character. 6.1.6 The Queens Hotel (see ings with coloured brickwork, photo on p.19) occupies a two-storey bay windows and 6.1.5 Numbers 133-135 are a prominent position on the interesting arched dormers set pair of late-Georgian stucco- street due to its large scale into the roofscape alongside faced cottages of attractive and massing set on a variety of projecting gables. Number 130 is proportions and simple detailing planes. It is faced with stucco also double fronted, and shares see photo on p.30). Number and decorative treatments characteristics with the grouping 112 (Rosetta Court) is a large include a projecting cornice of 148-158. Numbers 132-134

Rosetta Court, 112 Church Road 144 Church Road 130 Church Road

133-135 Church Road 195 Church Road 197 Church Road 34 and 140-142 are pairs of semi- detached brick-faced buildings with bay windows and stucco dressings. Numbers 144 and 146 are detached double fronted brick-faced buildings; number 144 has a particularly striking pointed arched entrance porch.

6.1.8 The section of Church Road to the south of the junction with Sylvan Hill is dominated by two distinctive groupings of buildings facing one another as if in dialogue. The group in the western side (numbers 148-158 even) is made up of detached Italianate stucco-faced symmet- rical double-fronted buildings of 201 Church Road identical designs with shallow- pitched slate roofs. They have double-height bay windows with two small arched windows above and prominent central entrance porches supported by free-standing columns. The group opposite (numbers 271-281 odd) are a stark visual contrast of red brick with stone dressings, loosely Gothic in style of asymmetric designs with pointed arched windows and steeply pitched tiled roofs.

6.1.9 Although little can be seen of the locally listed building ‘The Chimes’ from Upper Beulah Hill, it is of some architectural signifi- cance. It is a converted stable 158 Church Road 277 Church Road block with an iron wind-vane supporting a horse and carriage above a scrolled weathervane.

6.2 BEAULIEU HEIGHTS CHARACTER AREA 6.2.1 This character area is dominated by open space, mature trees and landscaping, enriched by landmark build- ings set in generous grounds. The age, massing and layout of buildings varies, but they visually interact with each other The roofscape of The Chimes, Upper BT Telephone Exchange in order to frame the public and Beulah Hill private open spaces present.

35 6.2.2 The Beaulieu Heights Character Area is centred on the triangular space of the junction of Church Road, Beulah Hill and South Norwood Hill, marked by the spire of the Grade II listed All Saints Church (see Section 5.2), a local landmark, and open spaces related to All Saints’ Primary School and the NTL television mast. The churchyard of All Saints Church contains tall, slender conifer trees, which allow a high level of transpar- ency through the space, and deciduous trees lie along the boundary with the street. Very Junction of Church Road, South Norwood Hill and Beulah Hill little survives of the historic decorative ironwork railings that once surrounded the churchyard of All Saints Church (see historic picture on p.9). The Croydon Transmitting Station, including the elegant 150m high steel framed NTL television mast, a landmark visible from long distances, is surrounded by associated service buildings. The locally listed BT Telephone Exchange is an early 20th Century brick building, Neo-Georgian in style.

6.2.3 Beaulieu Heights Park is the largest area of open space. It is Beaulieu Heights Mansion. The NTL television mast in the background has a detrimental visual impact designated as a site of nature conservation importance and is on Croydon’s Local List of Historic Parks and Gardens. It covers a large area of 6.87 hectares, with a 46m frontage to Upper Norwood Hill and 11m to Auckland Road and has restricted access with only two entrances. The parkland contains woodland and amenity grassland and is rich in mature trees with a variety of natural habitats. Tree species include oak, horse-chestnut, beech, lime and ash.

6.2.4 Beaulieu Heights Mansion, with which the parkland was Mature trees and informal landscaping in Beaulieu Heights Park looking north-east 36 historically associated, is a character of openness, and Section 2.1). The layout of particularly fine locally listed positively contribute to the this character area is strongly Victorian mansion of two streetscene. related to its topography, with storeys in white brick with stone 6.2.6 Numbers 1-11 Beulah Hill tighter boundary to street front- dressings set in generous have more or less consistent ages and less spacing on the grounds to the west of the building lines and spacing and steep slope than on the level park. The garden elevation are set back from the street ground. The topography also has French windows framed by between 6-10m. Numbers offers dramatic long distance between pilasters with capitals. 1-7 Beulah Hill are a row of views across South-East Detailing includes decora- two storey (with roof accom- London. tive brackets to windows and modation) Victorian red-brick eaves, a cornice and decorative buildings, of a similar design 6.3.2 Development in this keystones. There is an associ- with subtle embellishments. character area, which also ated row of modern houses (1-6 Cintra House (numbers 9-11) contains Fox Hill Gardens and Beaulieu Heights) constructed is a locally listed building that part of Auckland Road, consists on the approach. To the corner was originally constructed as a mostly of two to three storey of this parkland is a charming semi-detached pair, and is now Victorian detached or semi- lodge, 121 Sylvan Lodge. The in use by a housing association. detached buildings set around building has three rhythmical It has a distinctive Italianate Stambourne Woodland. pitched gables, decorative style, characteristic of the timbers and is predominantly period in which it was built. This 6.3.3 Stambourne Wood is a made with clay hanging tiles. striking building is constructed dense area of woodland over Modern additions have occured of white brick with stone dress- 1.5 hectares in size. Tree which has affected the architec- ings. It has two elaborate species include oak, lime, tural character of this building, porches on the north and east sycamore, sweet chestnut, holly predominantly the oversized sides, unusual dormers with and yew. The mature woodland dormer window to the rear segmented copings, decorated is visible above and through which disrupted the catslide consoles to the sides and gaps in properties on Fox Hill, roof. elaborate decoration to the Fox Hill Gardens and Auckland windows. Road, as well as the 19m long 6.2.5 Street widths between frontage of the woodland to property boundaries are 6.3 FOX HILL CHARACTER Auckland Road. It positively between approximately 10m AREA contributes to the streetscene, (Beulah Hill) and 13.8m wide 6.3.1 Fox Hill was originally laid and serves as a reminder of with footways between 2.1-2.7m out as a track that led to the the historic Great North Wood, wide. Secondary roads and former Fox Farm from which previously located in this area. their associated public realm, the road derives its name.. It Stambourne Woodland Path, a such as to the front of Forsyte runs downhill eastwards from public right of way through the Crescent and numbers 283 – Church Road along the borough densely wooded area, connects 425 Church Road, add to the boundary with Bromley (see these two roads.

Side elevation of Cintra House View east up Fox Hill

37 6.3.4 Fox Hill is approximately 10m wide between property boundaries on either side of the street, with footways on the western side approximately 2.3m wide. The road meanders slightly as it descends towards the junction with Auckland Road, which is marked by a grassed square containing mature trees in the borough of Bromley. Development on Fox Hill within the conserva- tion area is generally on plots approximately 7-8m wide; buildings have regular spacing Numbers 22-28 Fox Hill of between 2-3m and are set back consistently from property boundaries by 5-6m.

6.3.5 The selection of Victorian villas on Fox Hill in the conser- vation area is complemented by historic properties on the northern side of the road within Bromley’s Belvedere Road Conservation Area. Numbers 1-3 Fox Hill are Fox Hill Gardens a pair of mid-19th century semi-detached stucco-faced cottages of a simple design with sash windows, pitched slate roofs and projecting porches. Numbers 12-14 are a locally listed pair of semi-detached three storey properties of yellow brick with rustication to the ground floor, brick quoins and timber sash windows, of which the ground floor are round headed. (The properties feature in a painting by Pissarro of Fox Numbers 161-167 Auckland Road Hill on show in The National Gallery, 1870.) Numbers 16-20 are a terrace of three and 22-44 are a row of semi-detached buildings set close together, all of which are red-brick buildings with interesting detailing and distinctive porches. Numbers 46-48 date from the 1930s and make a neutral contribution to the character of the conserva- tion area. 143 Auckland Road

38 6.3.6 Fox Hill Gardens is an historic cul-de-sac accessed from Fox Hill and is a private road. Its layout consists of wedge-shaped plots containing detached or semi-detached Victorian properties with some modern backland development behind. Its organic character is complemented by a gravel surfaced road and mature trees 132 Auckland Road 155-157 Auckland Road which are both in surrounding gardens and on the edge of Stambourne Woodland.

6.3.7 The section of Auckland Road within this character area is approximately 12.5m wide with footways approximately 2.5-2.8m wide and contains building plots approximately 10m wide; buildings have regular spacing of between 4-6m and are set back from property boundaries by 7-9m behind more generous front gardens than those on Fox Hill.

6.3.8 There are many striking Gothic-Revival style detached and semi-detached late Victorian villas in this part of Auckland Road, most of which are locally listed (see Section 5.2). Number 132 is double The northern side of Sylvan Hill, historic buildings integrated with rich vegeta- fronted with a pointed arched tion and mature trees recessed porch. 134, 136 and 142 are all of a similar are infill buildings of a simple Limekiln Place was converted asymmetric design with large design from the post-war period. in the late 1990s into a gated Gothic pointed stone tracery 2 Mowbray Road is a striking development of high quality windows with decorative crests building with Gothic-Revival traditional style architecture, the or coats of arms and projecting detailing including pointed layout of which preserves the gables. Numbers 136,138 and arches, lancet windows, stone area’s open character. 142 were designed by C J C tracery and fake-machicolations Pawley between1883-84. They gables. 6.4 SYLVAN HILL CHARAC- feature dormer windows in the TER AREA steeply pitched roofs. 155-161 6.3.9 Copper Close is a 1980s 6.4.1 Sylvan Hill runs downhill (odd) are all of a similar, but not infill development out of eastwards from Church Road identical, design with gables, keeping with the conservation to join Mowbray Road, with barge board, bespoke window areas special character (see large Victorian detached houses designs. Numbers 157 and Section 5.2). Copper Close was with tree avenue boundary 159 have striking octagonal full constructed on land formerly treatments.The junction of height bay windows to numbers. associated with Limekiln Place Auckland Road is marked Numbers 140 and 163-165 number 153 Auckland Road. by the prominent Grade II*

39 listed Church of St John the facing the street, set back by Evangelist (see Section 5.2) approximately 15-22m behind a and the surrounding open space high level historic brick retaining of the landscaped churchyard wall and mature trees and predominantly consisting of landscaping. simple grassed areas. The landmark NTL television mast in 6.4.4 Sylvan Hill contains three the Beaulieu Heights Character two storey Victorian villas with Area is visible from the cross- roof accommodation (numbers roads, towering over the mature 9-13 odd) of similar design trees to the west of Sylvan Hill. with bay windows and central entrances behind a timber Number 11 Sylvan Hill 6.4.2 Sylvan Hill is approximately porch. Number 15 is a new build 13m wide between property development (see picture on boundaries with wide footways p.42), the design of which has of between 2.3-3.3m. There is taken inspiration from its historic a mix of historic buildings and neighbours. However, as a modern infill developement result of its substantial footprint in this character area, which it has a negative impact on the also contains part of Auckland character and appearance of Road. Sylvan Hill contains the street due to its overly bulky large detached historic build- and dominant massing. ings set on relatively large plots approximately 20-24m 6.4.5 The eastern end of Sylvan wide, set back from the street Hill continues the trend of Tree View and Southolme Place behind generous front gardens. historic buildings with infill Backland development has development. The Phil significantly reduced the length Edwards Centre is set around of some plots and led to over- dense trees, which result in the development of these plots. property not being visible from Properties have roughly consis- the street. This large Victo- tent building lines set back from rian detached villa, has four the street by between 10-14m. prominent chimney stacks with Typical spacing between build- clay pots and simple bricking ings varies between 4-8m. detailing. The property has had modern additions which have 6.4.3 At the western end of Sylvan altered its appearance, such as Hill there is a flatted develop- modern uPVC windows, side View west down Grange Hill, termina- teing on number 10 Grange Hill with ment formed from conver- long views above the rooftop sion of the former All Saints Vicarage (Vicarage Court) and the construction of two other blocks (Cloisters and Saint Courts). There is also a cluster of terraced housing (Tree View Close and Southolme Close), built on the gardens of the former Vicarage, which consists of buildings on much smaller plots at a higher density than the historic properties in the rest of the conservation area. These buildings have a detrimental impact on the streetscene with their stepped rear elevations Numbers 108 and 110 Auckland Road 40 fire exit stairs and side exten- (see picture on p.21). the front garden, is a Georgian sion. It is interesting to note building of an asymmetric design that 139-143 (odd) share a lot 6.5.2 The street width ranges from with an intricate iron porch with of similarities with 9-13 (odd) approximately 9m wide between Greek key patterning. Number Sylvan Hill. property boundaries including 10, also Georgian in origin, . footways at the top of the hill to has a symmetrical three-storey Toward the very eastern end of as narrow as 7.2m at the bottom, front with lower wings (see Sylvan Hill, is a grouping of where there is no footway photo p26). Number 17-21 is historic Victorian villas, with present alongside number 10 a mid-19th Century villa, now modern additions which have Grange Hill. Boundaries are divided into flats. It has brick had a detriemental impact on a mixture of solid fences and facing with stucco detailing and the special character of these planting spilling over the top. include heavy-set mouldings properties, predominantly the around windows and quoins. The loss of original windows for 6.5.3 Grange Hill largely consists building also has double height uPVC and extensions. Many of a variety of late Georgian bay windows and deep eaves original features do still remain and Victorian large houses with supported by brackets. Number such as terracotta decoration, various phases of infill develop- 217 South Norwood Hill marks brick soldier courses and ment. There is a wide variety in the entrance to Grange Hill, and coloured lead lights. terms of layout, plot sizes and is a locally listed small villa with footprints of buildings, reflective interesting detailing and deeply 6.4.6 Houses on Auckland Road of the informal subdivision of set eaves. Other buildings on share characteristics with those historic plot boundaries. As a Grange Hill are infill develop- on the same road in the Fox Hill result building lines are as a ments from the Inter-War and Character Area (see above). It result loosely defined: Some Post-War periods and have a is likely that number 139-143 properties are set at an angle to neutral impact on the character (odd) Auckland Road were all the street line and the layout of of the conservation area. constructed by the same builder properties largely relates to the along with number 153 as they steep gradient of the hill. There- 6.5.5 The new boundary treat- are all of a similar design with fore there is no consistency of ments introduced to Gayfere many shared design features. building lines, with properties set on the northern side of Grange Numbers 108 and 110 are back from the street by between Hill are out of keeping with the locally listed detached buildings 3-7m. area’s special charcter. There of a striking design. The latter is are tall open iron railings fronting of a similar design to numbers 6.5.4 Number 1 Grange Hill is the street and a large number 134, 146 and 142 Auckland a Victorian former Lodge with of tall solid timber fences that Road. attractive detailing and propor- are prominently visible from tions. Numbers 2-4 (Gayfere), the street, and dominate the 6.5 GRANGE HILL CHARACTER which has recently been recon- streetscene. AREA figured with two new buildings in 6.5.1 Grange Hill is a narrow street located on a steep slope running west from South Norwood Hill. Number 217 South Norwood, a former lodge, flanks the street’s entrance by its diagonal siting in relation to both streets and funnels views (and movement) down Grange Hill. No 10 Grange Hill terminates views down the street, with the steep incline offering pleasing long views above the rooftops to the south- west. The NTL television mast in the Beaulieu Heights Character Area is visible in the view uphill Numbers 2-4 Grange Hill (Gayfere), showing the restored Georgian buildings set back from the street behind high railings that are out of keeping with the character of the street 41 7.0 CONDITION AND THREATS

7.1 CURRENT CONDITION and Copper Close. These have unsympathetic new develop- 7.1.1 The general condition of not respected the area’s estab- ment. Smaller streetchanges buildings in the Church Road lished layout and have diluted can also have a cumulative Conservation Area is good with the integrity of some parts of the detrimental impact on the buildings well maintained with no conservation area. conservation area’s character obvious signs of decay. Excep- and appearance. tions to this include the Grade 7.1.4 The public realm is generally II* listed Church of St John the well maintained (see Section 7.2.2 Due to the large size of Evangelist, which is currently 4.1) and in a good condition. buildings in the area there can suffering from subsidence due However front gardens to some be development pressure for to its position on uneven ground. properties have been hard- their conversion to flats. This This issue is currently being surfaced and / or boundary can result in negative impacts to investigated by the Church and treatments removed which has the conservation area such as the building is on The Heritage had a negative impact on the hard-surfacing of front gardens at Risk Register produced by quality of the public realm. for parking, poor siting of English Heritage. The Grade II services on building elevations listed Beulah Villa at number 7.1.5 Westow Park is in good and an increase in the number 124 Church Road (see picture condition with landscaping and of bins in front gardens without on p.28), is also in a poor condi- trees being subject to regular screening. tion and in need of maintenance. maintenance, supported by 7.1.2 Although some minor the Friends of Westow Park. 7.2.3 There is also pressure for development, including side and Beaulieu Heights Park and backland development in some roof extensions, has occurred Stambourne Woods have parts of the conservation area in parts of the conservation a more informal and wild due to the varied spacing and area, notably on Sylvan Hill and character with a lower level of large plot sizes. When this is Grange Hill, the collective signifi- maintenance taking place. poorly sited , overscaled and/ cance of the historic buildings or poorly designed, it can has been largely maintained. 7.2 KEY THREATS AND have a negative impact on the NEGATIVE ISSUES character of the area, interupting 7.1.3 The distinctive townscape 7.2.1 The Church Road Conser- the integrity of the area’s layout character of the Church Road vation Area is at risk from and spacing, blocking views Conservation Area (see section inappropriate subdivisions of and resulting in the removal of 3) has been largely maintained. land, changes or damage to mature trees. However there are a few buildings, as well as changes to exceptions to this, for example, the public realm that can affect 7.2.4 Please see the list of existing through some instances of its special interest and appear- and potential threats to the back-land development, such as ance. Major threats include the conservation area on p.42. Turkey Close, Tree View Close loss of historic buildings and

New development on Sylvan Hill, occupying the full width 1980s development on Copper Close, a densely laid out of the plot resulting in overly bulky and dominant massing development with poor pedestrian access and a lack of soft (see section 6.4) landscaping and trees

42 SUMMARY OF THREATS AND CURRENT ISSUES TO BUILDINGS: 1. Demolition of historic buildings 2. New development that disregards the layout, scale and charcter of surrounding buildings 3.. Oversized or poorly designed extensions 4. Installation of dormer windows and/or rooflights in roofscapes that are visible from the street. 5. Loss of historic architectural features and detailing 6. I ntroduction of new building materials that do not respect the area’s character 7. Unsympathetic rendering or painting of buildings, including pebbledash render 8. Infilling of recessed or open porches 9. Replacement of doors and windows with inappropriate modern materials, including uPVC 10. Replacement of doors and windows with units of an inappropriate design and proportions 11. Loss of chimney stacks and pots 12. Poorly sited building services including renewable energy technologies 13. Satellite dishes located on front/side elevations 14. Inappropriate or oversized advertising placed on buildings converted to commercial use 15. Poor maintenance of buildings

SUMMARY OF THREATS TO THE WIDER TOWNSCAPE AND CHARACHTER: 1. Back land development of an unsympathetic or overly dense nature 2. Development encroaching on open spaces 3. Development outside of the conservation area negatively affectIng its setting 4. Loss of trees and planting on both public and private land 5. Loss of low to medium level boundary treatments 6. New boundary treatments of an inappropriate scale, design and /or materials 7. Hard-surfacing of front gardens 8. Lack of screened bin storage 9. Oversized and poorly designed commercial advertisements in front gardens 10. Street clutter created by a proliferation and poor siting of street furniture, including CCTV cameras and telecommunicaton43 cabinets Satellite dishes on street-facing elevations

Pebbledash render over brickwork

Originally an open porch with free standing columns and infill that has been enclosed, harming the appearance of the property 44 MANAGEMENT PLAN

45 This Management 8.0 DEVELOPMENT GUIDELINES Plan provides area- 8.0.1 The information below 8.1.3 Demolition of buildings specific guidelines provides area-specific principles identified in this document as that respond to the particular making a neutral contribution to, for development, challenges and opportunities or detracting from, the conser- maintenance and for proposed development in vation area’s special character the Church Road Conservation will only be supported where enhancement of Area. there are acceptable plans for the Church Road the site following demolition. 8.0.2 All development proposals For further advice please see Conservation should preserve or enhance the section 5.1 of the Conservation Area. It should be conservation area’s character Area General Guidance SPD. and appearance and conform to read in conjunction the Croydon Local Plan. 8.2 NEW DEVELOPMENT with Croydon’s 8.2.1 Opportunities for new 8.0.3 For advice on whether development in the Church Conservation Area planning permission is required Road Conservation Area could General Guidance for works please contact the arise from the redevelopment of Council (see Appendix 2). sites that make either a neutral SPD. contribution to or detract from Please note that is is 8.1 DEMOLITION the conservation area’s special the responsibility of the 8.1.1 Planning permission from character (see Map 16 on p.27). property owner to be aware the Council is required for the All new development in each of the designations that demolition of buildings larger character area of the Church apply to their building, and than 115 cubic metres within Road Conservation Area, the area within which it is the conservation area. should respect the established situated. layout, siting, height, scale and 8.1.2 The Council will resist the massing of buildings, as well as demolition of statutory listed distinctive landscape features buildings, locally listed build- of the area. All development ings and buildings that are proposals should also carefully considered to make a positive consider the relationship with contribution to the special nearby listed and locally listed character of the Church Road buildings. Conservation Area.

Modern cul-de-sac development at Limekiln Place on the former garden of the Previous page: front elevation of historic building at 153 Auckland Road, well spaced, integrated with landscap- Rockmount, 126 Church Road as ing and set around a gravel surfaced drive that contributes to the organic viewed from the street character of the development

46 8.2.2 There are some instances 8.3 DEVELOPMENT AFFECT- 8.5 EXTENSIONS where further development may ING THE CONSERVATION 8.5.1 Front extensions to street- be proposed on sites currently AREA’S SETTING facing buildings will generally used as large gardens. Impor- 8.3.1 All proposed development not be permitted due to the tant considerations for this type in close proximity to the Church disruption to the character and of backland development will Road Conservation Area should appearance of individual and include the impacts on and seek to preserve and enhance groupings of buildings present. subservience of the new devel- its setting. Development in the opment to the character of the adjacent London Borough of 8.5.2 There is a very limited conservation area as a whole. Bromley has the potential to scope for side extensions to There are generally two forms affect the immediate setting of buildings in the Church Road of development behind main the conservation area, particu- Conservation Area due to the street frontages that could be larly in Fox Hill. It should not potential loss of buildings. considered acceptable: unduly disrupt the key views Spaces between buildings are • Compact cul-de-sacs with identified in Section 3.4 of this often regular, part of the rhythm courtyard-like layouts which document. of the townscape and allow are well integrated with the for pleasing views inbetween adjacent natural open spaces 8.3.2 All development proposals properties. All proposed side • Individual or small groups affecting the setting of the extensions should generally be of buildings, located on rear conservation area will be single storey, set back from the gardens, which preserve the assessed against the Historic main building line and should established character and England guidance document maintain spacing between openness of the conservation The Setting of Heritage Assets. properties to allow subservience area. to the main building, and to 8.4 PROPERTY CONVERSION preserve views between build- 8.2.3 All Saints’ Primary School 8.4.1 Due to the generous size of ings and the spacious character could use the existing site many buildings in the conserva- of the conservation area. more efficiently. This could tion area, the conversion of potentially include rationalisa- dwellings to flats is often sought. 8.5.3 Rear extensions that are tion of vehicular spaces and There is no objection to this in of a high quality design and an increase in height of some principle, provided it complies materials that complement the elements of the site. However, with the Croydon Local Plan and existing building and are not any proposals would need to the appearance of the building oversized are generally accept- be carefully considered against is not harmed by the proposed able in principle. However if the any potential impacts on the conversion. rear of a property is visible from open character and appearance the street, rear extensions may of the conservation area, and 8.4.2 Additional parking and bin not be considered acceptable. should be considered as part storage requirements as a of a holistic approach in the result of property conversions 8.5.4 Large roof extensions, context of the Beaulieu Heights should not result in harm to the including dormer windows, Character Area. Additional appearance of the front garden are generally considered to be classroom building on the site and street scene (see section unacceptable where they will to the existing school building, 8.9). Careful attention should be be visible from the street due to are unlikely to be considered paid to entrance arrangements the resultant additional massing acceptable due to the resultant to ensure that they are sensi- and impacts on the character loss of the playing field, impacts tively accommodated within the of the main building. Where on the setting of the Grade II All existing building’s composition. roof extensions are considered Saints Church and harm to the Changes should not be made to to be acceptable in principle, character of the conservation window openings and original they should not overly dominate area through the loss of open detailing on visible elevations. the host building, and should space. External fixtures (see section be set below the main ridge 8.10) should not be located on height of the building. They will street-facing elevations and front be considered on the merits of gardens should be retained. their individual design.

47 8.5.4 All proposed extensions 8.6.2 The use of uPVC as a 8.7.2 Open porches are often should be of a high quality replacement material for original part of the original design of design and materials to or traditional style timber houses and add interest to the complement the area’s historic windows will not be considered character and appearance of character. Proposed extensions acceptable as their proportions, the conservation area. Open should not disrupt the balance opening methods, shiny plastic porches and recessed entrance and appearance of distinctive appearance and light reflection arches should not be enclosed groupings of buildings. The are all at odds with the character and original pebble dash should guidance provided in this of historic buildings. For similar be reinstated. document and in section 5.3 of reasons aluminium is also not the Conservation Area General considered to be an acceptable 8.8 CLADDING, RENDERING Guidance SPD supplements alternative material to timber. OR PAINTING OF WALLS Croydon’s Residential Exten- 8.8.1 Originally exposed brick sions and Alterations SPD. 8.6.3 To improve the thermal walls, often part of a build- performance of windows the ing’s original design, make an 8.6 WINDOW REPLACEMENT Council recommends that all important contribution to the 8.6.1 Most properties within the replacement window units should character of the conservation conservation area contain either be double glazed. Alternatively, area and should not be clad, timber sliding sash, casement internal secondary glazing could rendered or painted. External, windows or bespoke designed be installed, which does not rendering or painting can also stone or stucco framed windows. require planning permission. cause problems with damp and If possible, original or replica condensation. windows should be retained and 8.7 DOORS AND PORCHES repaired. Following advice from 8.7.1 Historic timber doors should 8.8.2 External cladding or a professional joiner, if windows be retained as they are impor- rendering of buildings in are beyond reasonable repair, tant features that contribute conservation areas requires then replacements should match towards the character of the planning permission, which in the original window design conservation area. All neces- most instances, is unlikely to be and materials. It is likely that sary replacements should be granted. planning permission will be of timber and of a design that required for proposed replac- complements the building within 8.9 FRONT GARDENS AND ment windows not in a similar in which it is situated. BOUNDARY TREATMENTS style or materials. 8.9.1 Large front gardens

An example of a two-storey side extension to the right hand side of a building on Sylvan Hill. This extension would have been less visually intrusive if it had been set back from the front building line and had been of a smaller scale to preserve spacing between buildings Historic open porch

48 throughout the Church Road Conservation Area make an essential contribution to its character. It is important that an appropriate balance is maintained between soft landscaping and areas required for parking. All development proposals to properties where soft landscaping in front gardens or boundary treat- ments have been removed in the past should involve its re-instatement. The guidelines below should be followed in relation to the landscaping of Large front garden on Church Road with mid-level boundary treatment and mature planting front gardens: • All areas for parking should be of permeable surfacing to slope or elevation fronting the furniture should be preserved. allow for sustainable surface road requires planning consent. drainage. 8.12.2 The siting of street furni- • Trees and planting in front 8.10.3 All fixtures should be ture, such as telecommunica- gardens should be retained located below the level of the tion cabinets, should be sited and supplemented roof eaves, ideally to the rear in the least visually obtrusive • Provision should be made for of a property, to minimise the location at the rear of the the storage and screening of visual impact within the conser- pavement. If additional cabinets refuse and recycling bins. vation area. are proposed, redundant • Brick walls and piers should cabinets must be removed. be retained or repaired to 8.11 ADVERTISING AND match their original design SIGNAGE 8.13 TREES IN PRIVATE as they complement the 8.11.1 Where buildings are in GARDENS architectural character of the commercial or community 8.13.1 Most work to trees in the conservation area. Where use signage may be required. conservation area requires prior stone coping is present this Where signage is located on approval from the Council. For should also be retained. the front boundary it should be further information please see integrated and should not have Sections 5.14 and 7.3 of the 8.10 EXTERNAL FIXTURES a dominant presence in the Conservation Area General (INCLUDING SATELLITE streetscene. Where signage is Guidance SPD or contact one DISHES AND TV AERIALS) located on building elevations of the Council’s Tree officers 8.10.1 Modern extraneous fixtures, this should complement the (see Appendix 2). including satellite dishes, boiler composition of the building flues, meter boxes and cabling, and not obscure architectural should not be visible from the detailing. Unless in exceptional street. The removal of existing and temporary circumstances fixtures cluttering front eleva- signage in the Church Road tions is encouraged; however Conservation Area should not care should be taken to ensure be illuminated as this area is that surfaces affected are located outside of a town or repaired. district centre.

8.10.2 There are specific permitted 8.12 PUBLIC REALM WORKS development rules relating to 8.12.1 All proposals to enhance satellite dishes in conservation the conservation area’s public areas and other designated realm must be in accordance areas. The siting of a satellite with the Croydon Public Realm dish on the chimney stack, roof Design Guide. Historic street

49 9.0 ADDITIONAL CONSIDERATIONS

9.1 STATUTORY LISTED 9.4 ARTICLE 4 DIRECTIONS BUILDINGS 9.4.1 There is currently no Article 9.1.1 There are several buildings 4 Direction in place that applies in the Church Road Conserva- to this conservation area. The tion Area are statutorily listed Council maintains the right to (see Section 5.2). Listed serve an Article 4 Direction, if building Consent will be deemed appropriate, to protect required for all building works to the special character of the listed buildings, either external conservation area. For further or internal, that affect the information please see Section building’s character. For more 2.5 of the Conservation Area information on the implications General Guidance SPD. of statutory listing please see Section 4.5 of the Conservation 9.5 BUILDING REGULATIONS Area General Guidance SPD 9.5.1 In addition to planning and/or contact the Council’s regulations, all building work Spatial Planning service (see must comply with Building Appendix 2). Regulations. For further information and guidance 9.2 LOCALLY LISTED please see Section 8 of the BUILDINGS Conservation Area General 9.2.1 There are many buildings Guidance SPD and/or contact in the Church Road Conserva- the Council’s Building Control tion Area that are currently on service (see Apppendix 2). the Council’s List of Historic and Architectural Significance. Please see Section 5.2 to check if a building in the conserva- tion area is locally listed. Careful consideration must be given towards protecting locally listed buildings and any important features present. For further information please see Croydon’s Local List SPD.

9.3 PLANNING ENFORCEMENT 9.3.1 If you feel that unauthorised development has occurred in the Church Road Conservation Area, including the replacement of windows or the installation of satellite dishes, please report this to the Council’s planning enforcement team (please see Appendix 2 for contact details). For further information please also see Section 7 of the Conservation Area General Guidance SPD.

50 10.0 MAINTENANCE, REPAIR AND IMPROVEMENTS

10.0.1 Property owners are be regularly maintained; any tial for further enhancements in encouraged to maintain their repairs should be undertaken the future (see Section 8.12). properties and undertake minor with appropriate materials. works to buildings that would 10.3.2 All new street lighting will improve their condition and 10.1.6 Please see Section 6 of be implemented in the area appearance. This will have a the Conservation Area General according to the Council’s wider positive impact on the Guidance SPD for further adopted Street Lighting conservation area. guidance. Additional advice Strategy. Replacement street for homeowners is provided in lights on Church Road will be of 10.1 MAINTENANCE AND a publication produced by the a heritage-style to complement REPAIR Institute of Historic Buildings the area’s historic character. 10.1.1 Regular maintenance and Conservation and the Society repair is important to ensure for the Protection of Ancient 10.3.1 For information on the long term survival of valued Buildings entitled ‘A Stitch standards set for Croydon’s architectural and landscaping in Time’ (see Appendix 1 for public realm please see the features, to retain the collec- details). Croydon Public Realm Design tive value of the attractive Guide (2012). features present in the area 10.2 RESTORING AND and to prevent future problems RE-INSTATING FEATURES 10.4 ENERGY EFFICIENCY including damp and decay. 10.2.1 The following works would IMPROVEMENTS result in enhancement of the 10.4.1 The Council supports the 10.1.2 Buildings in a poor condi- conservation area: principle of works to build- tion detract from the appear- • The stripping of inappropriate ings to improve their energy ance of the conservation area. paint or render from originally efficiency, provided that the If repair and maintenance is exposed brickwork using a original character of the building left unattended, this may result non-damaging method is not harmed. There are some in further unncessary decay • The restoration of lost or retrofitting measures that can and damage, which could lead damaged architectural detail- be explored for buildings in this to the need to conduct more ing with appropriate materials conservation area to improve complex and expensive repair and design their energy efficiency and works at a later date. • Removing the infilling of thermal performance. Some porches retrofitting measures may 10.1.3 Recommendations for • The re-siting of satellite dishes require planning permission. basic maintenance include: and TV aerials where visible Please see Section 9 of the • The regular clearing of debris from the street Conservation Area General in gutters and rainwater pipes • Replanting of hedges or Guidance SPD for further infor- • The regular cleaning and landscape features in front mation. maintenance of front gardens gardens where they have • The sensitive pruning of been removed 10.4.2 The installation of external vegetation in close proximity • Restoring removed boundary wall insulation or photo-voltaic to buildings treatments or solar thermal panels on • the re-fixing of loose roof tiles • Reduction and / or removal of roofscapes visible from the road or slates non-porous surface materials in the Church Road Conserva- • the regular painting of timber to driveways tion Area is not considered to window, doors and porches • Re-instatement of timber be appropriate measures due windows where they have to the impacts on the character 10.1.4 Brick walls should be been unsympathetically and appearance of buildings. regularly re-pointed. All replaced IIt is recommended that less re-pointing works to brick walls obtrusive measures, including should be carried out using a 10.3 PUBLIC REALM IMPROVE- internal wall and roof insulation, lime-based mortar rather than MENTS the draught proofing of windows cement, which can prevent 10.3.1 Routine maintenance of and doors, internal secondary buildings from ‘breathing’ and the public realm occurs as part glazing, are considered instead. result in problems with damp. of the ongoing programme of maintenance within the 10.1.5 Stucco render should borough. There may be poten-

51 APPENDIX 1: OTHER RELEVANT INFORMATION

A) USEFUL WEBSITES: • Croydon Council Planning and Conservation web pages: www.croydon.gov.uk/conservation www.croydon.gov.uk/planningandregeneration • Historic England web pages: www.historicengland.org.uk www.historicengland.org.uk/advice/ www.historicengland.org.uk/advice/your-home/ saving-energy/ • National Planning Policy Framework and associated guidance: www.gov.uk/government/publications/national-planning-policy -framework--2 • The Planning Portal: www.planningportal.gov.uk • Greater London Historic Environment Record: www.heritagegateway.org.uk (managed by Historic England) • Greater London Authority (for the London Plan): www.london.gov.uk/thelondonplan • Department for Communities and Local Government: www.communities.gov.uk • Building Conservation Directory: www.buildingconservation.com • Sustainable Traditional Buildings Alliance: www.sdfoundation.org.uk/stba

B) RELEVANT CROYDON COUNCIL POLICY AND GUIDANCE (DOWNLOADABLE FROM ABOVE WEBLINK) • Croydon Local Plan: Strategic Policies DPD • Croydon Local Plan: Detailed Policies and Proposals DPD • Borough Character Appraisal • Croydon Conservation Area General Guidance SPD • Planning Application Validation Checklist • Local List of Buildings of Architectural or Historic Interest SPD • Residential Extensions and Alterations SPD • Shopfronts and Signage SPG • Landscape Design SPG • Public Realm Design Guide • Review of Sites of Nature Conservation Importance

C) RELEVANT NATIONAL GUIDANCE DOCUMENTS (DOWNLOADABLE FROM ABOVE WEBLINKS) • Archaeology and Planning in Greater London (Historic England, 2011) • The Setting of Heritage Assets (Historic England, 2012) • Understanding Place: Conservation Area Designation, Appraisal and Management (Historic England, 2011) • Understanding Place: Historic Area Assessments (Historic England, 2011) • Energy Efficiency and Historic Buildings, which is a series of Historic England guidance documents available to view and download at www.helm.org.uk/climatechange • By Design: Urban Design in the Planning System (CABE, 2000) • The Urban Design Compendium (English Partnerships, 2007) • Responsible Retrofit of Traditional Buildings (Sustainable Traditional Buildings Alliance, 2012) • A Stitch in Time (IHBC and the Society for the Protection of Ancient Buildings, 2002) 52 APPENDIX 2: CONTACTS

CROYDON COUNCIL Bernard Weatherill House 8 Mint Walk Croydon CR0 1RE www.croydon.gov.uk Phone: 0208 726 6000 Email: [email protected]

• Spatial Planning (including Conservation and Urban Design officers): Tel: 0208 4071385; Email: spatial.planning@croydon. gov.uk • Development Management (including Enforcement & Tree Officers): Email: [email protected] • Building Control Team, Croydon Council: Email: building. [email protected] • Waste Management Team, Community Services, Croydon Council: Tel: 0208 7266200 • Croydon Local Studies Library and Archives Centre: www. croydon.gov.uk/libraries Tel:0208 7266900; Email: [email protected]

Historic England London Region 1 Waterhouse Square, 138-142 Holborn, London EC1N 2ST Tel/Email: 0207 9733000; [email protected]

The Victorian Society Tel/Email: 0208 9941019; [email protected] www.victoriansociety.org.uk

The Georgian Group Tel/Email: 0871 7502936; [email protected] www.georgiangroup.org

The Society for the Protection of Ancient Buildings (SPAB) Tel/Email: 0207 3771644; [email protected]; www.spab.org.uk

The Building Conservation Directory Tel/Web: 01747 871717; www.buildingconservation.com

The Energy Saving Trust Tel/Web: 0800 512012; www.energysavingtrust.org.uk

Register of Building Conservation Accredited Architects Tel/Web: 01625 523784; www.aabc-register.co.uk

Royal Institute of British Architects (RIBA) Tel/Web: 0207 3073700; www.architecture.com

Croydon Natural History and Scientific Society Contact: John Greig (Secretary) Email: [email protected]

Norwood Society Contact: Philip Goddard (Chairman of the Planning Sub-committee) Email: [email protected]

North Croydon Conservation Area Advisory Panel (please contact the Spatial Planning Service) 53 IF YOU FIND IT EASIER TO READ LARGE PRINT, USE AN AUDIO TAPE, BRAILLE OR NEED TO COMMUNICATE IN A LANGUAGE OTHER THAN ENGLISH, PLEASE LET US KNOW.

020 8726 6000

54