Appraisal no 4 Ealing Green Conservation area

Location The conservation area stretches from the south end of St Mary’s Road north to the junction of Ealing Green with Bond Street and High Street, then west along Mattock Lane as far as its junction with Churchfield and Somerset Roads, including Culmington Road and the open space of Walpole Park.

Designation details The conservation area was designated in 1969, and extended in 1982 and 1992. A Policy and Design Guide for Shopfronts and Advertisements in the conservation area was published in 1984.

History Ealing was already a large village by the late eighteenth century, stretching from the old centre around the parish church northward towards the hamlet of Haven Green close to the main Uxbridge Road. To the south west was a smaller settlement known as Little Ealing, and to the west another small settlement known as Ealing Dean with its centre at the west end of Mattock Lane.

During the seventeenth and eighteenth centuries Ealing became a popular rural retreat for the aristocratic and wealthy. However, apart from Sir John Soane’s Pitshanger Manor, few of the once numerous country seats survive. The development that followed the arrival of the railways (the GWR in 1838 and the Metropolitan District Line in 1879) saw Ealing transformed from village to suburb, becoming a UDC in 1894 and a borough in 1901. The local surveyor and architect, Charles Jones, was a major figure in the development of Ealing, being responsible not only for the layout of the streets and their services but also for all the major civic buildings.

Special interest The conservation area can be broken down into three main sub-areas. The first sub-area takes in the whole length of St Mary’s Road and Ealing Green, running north-south from Bond Street and Pitshanger Manor to St Mary’s Church. The second sub-area includes Mattock Lane and the roads at its western end. The third sub-area is the important open space of Walpole Park.

St Mary’s Road is a gently curving street of considerable townscape value, combining changing views and the open space of the Green with its large trees, with a mix of buildings of architectural and historic interest throughout its varied length. At the north end, Bond Street is a good example of Edwardian commercial streetscape (red brick with stone dressings), the view north being closed by the fine Edwardian elevation of New Broadway. Soane’s Pitshanger Manor faces onto the widest part of the Green, which is closed on its east side by a fine terrace of shops containing an original chemist’s shop front and interior. Soane’s north-east gateway to Pitshanger Manor consists of a rubbed red brick arch with pilasters of knapped flint. To the south, facing the Green, are the main gates to the house and the War Memorial. The Green gradually narrows towards the south, and both sides of St Mary’s Road are lined with good examples of buildings from the eighteenth century onward, with the celebrated Ealing Studios on the west side. The road continues past good examples of Victorian villas, but the continuity of the middle section is interrupted by the larger scaled new buildings of the Thames Valley University campus, and the modern brick- built YMCA hostel.

The road curves gently to the west as it approaches the junction with South Ealing Road and Church Lane, and the tower of Teulon’s St Mary’s Church is the major landmark. A scattering of attractive small houses remains near the church, and buildings of interest include the houses and cottages in Church Lane (nos 1, 15-17), St Mary’s Road (nos 72-74) and the Georgian terraces in St Mary’s Square. Westfield House (94 St Mary’s Road) is a grander late-Georgian house, whilst 1 Church Lane is a well preserved house dating from 1720. St Mary’s Place, approached through an archway, used to house the stables for the adjoining New Inn (originally a coaching inn).

Mattock Lane links Ealing Green at its east end with the area around St John’s Church at its western end, and the north side is lined with large villas dating from 1860 onwards, in stock brick with stucco trim, some having shallow gables with decorative brackets. The later versions have red brick and tile trim. At the west end of Mattock Lane a small group of earlier houses with stucco trim survives. Mattock Lane, Churchfield Road and Somerset Road all converge on the battlemented tower of St John’s Church, the area’s major landmark.

Walpole Park was opened to the public in 1901, and the cedars on the west lawn date back to the eighteenth century as does the walled kitchen garden. The ornamental gardens were landscaped in 1800 by John Haverfield of Kew. The earlier serpentine lake was replaced as a sunken garden in the 1920s. At its north end is a picturesque bridge of flint and cyclopean masonry, designed by Soane in 1802, together with a number of sculptured stone fragments. The park is listed grade II by English Heritage on the Register of Historic Parks and Gardens.

Listed buildings Pitshanger Manor (1770-1802) G Dance the Younger and Sir John Soane (grade I) Entrance archway and gates at Pitshanger Manor (1802) Sir John Soane (grade I) Bridge at northern end of Walpole Park (early c19) Sir John Soane (grade II*) Bench at northern end of Walpole Park (early c19) Sir John Soane (grade II) Lodge at Pitshanger Manor (early c19) (grade II) North boundary wall to Walpole Park fronting Mattock Lane (late c18) (grade II) Church of St Mary (1866-73) S S Teulon (grade II*) 19-23 and 94 St Mary’s Road (grade II) 1 and 15 Church Lane (grade II) Morgan House, Wrexham Lodge and Willow House, Ealing Green (grade II) St Mary’s House, Ealing Green (grade II) Gates and railings to St Mary’s House (grade II) Pine Cottage and Thorpe Lodge, Ealing Green (grade II) Chemist’s shop, 22-22a The Green (grade II) Church of St John (1875) E H Horne (grade II) 86 Mattock Lane (grade II) EALING GREEN CONSERVATION AREA Character Appraisal

DRAFT FOR CONSULTATION DECEMBER 2007 Ealing Green Conservation Area Character Appraisal

EALING GREEN CONSERVATION AREA CHARACTER APPRAISAL

1. INTRODUCTION...... 3

1.1. THE DEFINITION AND PURPOSE OF CONSERVATION AREAS ...... 3 1.2. THE PURPOSE AND STATUS OF THIS APPRAISAL...... 3 1.3. SUMMARY OF SPECIAL INTEREST ...... 5 2. LOCATION AND SETTING...... 7

2.1. LOCATION AND CONTEXT ...... 7 2.2. GENERAL CHARACTER AND PLAN FORM...... 7 2.3. LANDSCAPE SETTING ...... 8 3. HISTORIC DEVELOPMENT AND ARCHAEOLOGY...... 8

3.1. HISTORIC DEVELOPMENT...... 8 3.2. ARCHAEOLOGY ...... 13 4. SPATIAL ANALYSIS ...... 14

4.1. THE CHARACTER AND INTER-RELATIONSHIP OF SPACES WITHIN THE AREA ...... 14 4.2. KEY VIEWS AND VISTAS ...... 16 5. THE CHARACTER OF THE CONSERVATION AREA ...... 17

5.1. CHARACTER AREAS AND THE QUALITY OF ARCHITECTURE ...... 17 5.1.1. Sub Area no 1: The Ealing Green and St Mary’s Road ...... 18 5.1.2. Sub Area no 2 Mattock Lane...... 23 5.1.3. Sub Area no 3 Walpole Park ...... 26 5.2. KEY UNLISTED BUILDINGS ...... 27 5.3. BUILDING MATERIALS AND LOCAL DETAILS ...... 28 5.4. CONTRIBUTION OF OPEN SPACES, TREES AND LANDSCAPE ...... 30 5.5. THE EXTENT OF INTRUSION OR DAMAGE (NEGATIVE FACTORS) ...... 31 5.6. PUBLIC REALM AND STREET FURNITURE ...... 33 5.7. GENERAL CONDITION ...... 33 5.8. PROBLEMS, PRESSURES AND CAPACITY FOR CHANGE ...... 34 6. SUGGESTED BOUNDARY CHANGES ...... 34 7. COMMUNITY INVOLVEMENT ...... 34 8. SUMMARY OF ISSUES ...... 34 9. PLANNING AND POLICY FRAMEWORK...... 35 10. GLOSSARY ...... 38 11. BIBLIOGRAPHY...... 41 12. APPENDIX - STAKEHOLDER CONSULTATION...... 42

12.1. LIST OF STAKEHOLDERS CONSULTED ...... 42 12.2. EALING GREEN CONSERVATION AREA APPRAISAL QUESTIONNAIRE SENT TO STAKEHOLDERS ...... 42

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1. Introduction

1.1. The definition and purpose of conservation areas According to Section 69 of the Town and Country Planning (Listed Buildings and Conservation Areas) Act 1990, a Conservation Area (CA) is an “area of special architectural or historic interest the character and the appearance of which is desirable to preserve or enhance”. It is the duty of Local Authorities to designate such areas and to use their legal powers to safeguard and enhance the special qualities of these areas within the framework of controlled and positive management of change.

1.2. The purpose and status of this appraisal Ealing Green CA was designated in 1969, and extended in 1982, in 1992 and 2004. A Policy Design Guide for Shopfronts and Advertisements in the CA was published in 1984.

The scope of this appraisal is summarised in the following points: 1. Assessment of the special interest of the architectural heritage of Ealing Green CA highlighting elements of special merit, which contribute to the character 2. Assessment of the actions needed to protect and enhance the special qualities of the CA 3. Assessment of the need to revise the boundaries of the CA

This document replaces the existing appraisal published in 1999. However, it is not intended to be comprehensive in its scope and content. Omission of any specific building, space or feature or aspect of its appearance or character should not be taken to imply that they have no significance.

The methodology of the CA Character Appraisal for Ealing Green follows the guidance provided by the Planning Policy guidelines 15: Planning and the Historic Environment (1994); the Guidance on Conservation Area Appraisals by English Heritage (2005); and the Guidance on Management of Conservation Areas by English Heritage (2005). The analysis has been conducted on the basis of visits to the area, the involvement of local associations, and with consultation of primary and secondary sources on the local history and architecture.

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Listed Buildings Locally Listed Buildings Ealing Borough Council 2007 4

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1.3. Summary of special interest

• Ealing Green CA is situated in the former historic County of Middlesex, in the central part of today’s London Borough of Ealing’s Borough. Ealing Green is part of Ealing Broadway and Walpole Wards.

• The plan-form in the northern part of the CA is determined by the presence of the open spaces of Walpole Park and the Ealing Green and the roads in their immediate surrounding: Mattock Lane which flanks the northern side of Walpole Park and Ealing Green / Bond Street on the eastern side. The plan- form of the southern section of the CA is mainly determined by the main thoroughfare of St Mary’s Road and buildings aligned on either side.

• The earliest settlement developed around the old Church of St Mary’s from the 12th century, south of the CA.

• Three “Areas of Character” can be distinguished within the Ealing Green CA: 1) The Ealing Green and St Mary’s Road, 2) Mattock Lane 3) Walpole Park.

• The CA has a varied architectural heritage with buildings from the 18th century onwards. With most buildings going back to the time when Ealing started to expand and flourish as one of London’s more desirable suburbs. Building types are residential, educational, parades of shops, religious buildings and public houses.

• The three areas of character display different spatial relationships between buildings: Sub Area no 1 has developed gradually with buildings arranged in an informal layout following the line of streets or other properties boundaries, In Sub Area 2 buildings are more formally arranged as are the results of planned exercises.

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• Both in Sub Area 1 & 2 surviving remains of the Victorian and Edwardian architectural heritage have been spoiled in parts by later, poor quality developments or general neglect and poor maintenance.

• Green spaces and trees along the streetline as well as trees and green fences around properties are an important part of the suburban and leafy character of the CA.

• Mix of construction materials: o Stock and red brick laid in Flemish bond, stone dressing, Kentish ragstone and cast-iron details, low-pitch or hipped roofs covered with slates or flat tiles, stucco trimming and white painted timber sash windows are prevalent details.

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2. Location and setting

2.1. Location and context Ealing Green CA is situated in the former historic County of Middlesex. The CA is divided between the Ward of Ealing Broadway and the Ward of Walpole in the London Borough of Ealing.

Ealing Green CA is 4.64 Km2 in area, and it is in the central part of the modern borough. The CA stretches from the south end of At Mary’s Road to the north of Ealing Green with Bond Street and High Street, then it extends westward along Mattock Lane as far as its junction with Churchfield and Somerset Roads, including Culmington Road and the open space of Walpole Park.

Ealing Green CA bounds with Ealing Town Centre CA on its northern and western side. Ealing Town Centre CA has influenced the historical development of Ealing Green CA and it still provides its immediate setting.

Ealing Broadway ward and Walpole ward of which Ealing Green CA is a part, have a population of 10,047 and 12,688 respectively.

2.2. General character and plan form The plan-form in the northern part of the CA is determined by the presence of the open spaces of Walpole Park and the Ealing Green and the roads in their immediate surrounding: Mattock Lane which flanks the northern side of Walpole Park and Ealing Green / Bond Street on the eastern side. The plan-form of the southern section of the CA is mainly determined by the main thoroughfare of St Mary’s Road and buildings aligned on either side. On the western most end of Mattock Lane, Somerset Road, Churchfield Road and Culmington Road form a small residential enclave.

The CA contains three clearly distinguished areas of character in terms of architectural language and uses. The first Sub Area takes in the whole length of St Mary’s Road and the Ealing Green, running north-south from Bond Street and Pitzhanger Manor to St Mary’s Church. The second Sub Area includes Mattock Lane and the Roads at its western end. The third Sub Area is the important open space of Walpole Park. With its high concentration of buildings of national and local importance, which include residential, religious and public buildings, as well designated shopfronts and open spaces, the CA offers a highly varied architectural heritage and sections of strong townscape value.

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2.3. Landscape setting Much of the land in the Ealing Parish is flat, rising gently from the Thames to reach 30m near the Uxbridge Road where Ealing Town Centre CA is located. The ridge of higher ground being at Castlebar Hill north-west of the CA and reaches Hanger Hill in the north-east of the CA. The southern part of the CA along St Mary’s Road slightly ascends the hill towards Ealing Green. In the northern section of the CA the land tends to be flat. Brickearth lies along Uxbridge Road just north of Ealing Green CA. Taplow gravel extends across the parish north St Mary’s Church, 1900c. of Gunnersbury park from Acton to the Brent except at Little Ealing, where a tongue of brickearth runs from Uxbridge Road. Farther south is more brickearth, with flood-plain gravel at Old Brentford and a strip of alluvium along the Thames and at the mouth of the Brent.

3. Historic development and archaeology

3.1. Historic development Ealing began as a straggling village around the Parish St John’s Church, 1900c. Church of St Mary’s since medieval times, from the 12th century the original hamlet of Ealing was in fact made of a group of buildings clustered around St Mary’s Church. Ealing was already a large village by the late eighteenth century, stretching from the old centre around the parish church northward towards the hamlet of Haven Green close to the main Uxbridge Road. To the south west was a smaller settlement known as Little Ealing, and to the west another small settlement known as Ealing Dean with its centre at the west end of Mattock Lane.

During the seventeenth and eighteenth centuries Ealing became a popular rural retreat for the aristocratic and wealthy. However, apart from Sir John Soane’s Pitshanger Manor, few of the once numerous country seats survive. The development that followed the arrival Bond Street form Ealing Green, 1900c. of the railways (the GWR in 1838 and the Metropolitan District Line in 1879) saw Ealing transformed from village to suburb, becoming a UDC in 1894 and a borough in 1901. The local surveyor and architect, Charles Jones, was a major figure in the development of Ealing, being responsible not only for the layout of the streets and their services but also for all the major civic buildings.

1865 OS Map At the southern end of St Mary’s Road, the first OS Map already shows the small terraces facing onto St Mary’s Square and the semidetached cottages along the eastern side of South Ealing Road. The Church of St Mary appears in the same location. Westfield House is

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Ealing Green Conservation Area Character Appraisal portrayed in more appropriate setting than today with garden on the western side. Semidetached along Ranelagh Road were already built. A row of terraces seemed to be in the place of the 1930s parade of shops opposite the Church (probably behind the 1930s appearance hide earlier structures). The New Inn is marked in its present location, although its current appearance is probably later. St Mary’s Place with its archway leading to the terraces is shown in its present form. The short row of terrace at No 95-96 is shown. The central part of the building that is now occupied by Walpole Park, 1900c. Ealing Mansion Court is shown. A substantial detached house is shown on the site today’s occupied by Marilea Court. The Castle Inn Public House is recorded in its present location. St Mary’s Vicarage (demolished in 1969) appears on the site that today is occupied by the Thames and Valley University. Nos 19-23 were already built, whilst the opposite site of St Mary’s Road in this stretch appears still free from buildings. At No 13, there is the sign of a Public House – this is today’s Red Lion Pub. St Mary’s Road 1-7 is shown on the eastern side of the road. On the western side is a substantial building – today The Lawns Flats. The former Ealing Studios’ offices – The White House – is shown. Immediately north to the White Hose the Parade of shops at Ealing Green, 1900c. terrace of Morgan House, Wrexam Lodge and Willow House, is shown and also St Aidan and Thorpe and Pine Cottages. The Kingdome Hall is marked as “The National School of Girls”. Buildings on the eastern side of the Green already appear in their present location. The front part of the Telephone Exchange building is shown. Pitzhanger Manor is of course shown without its later extensions and it is recorded as “Manor House”.

The eastern side of the Green seems already occupied by buildings arranged tightly on the eastern side – some Pitzhanger Manor, 1900c. of them would be replaced at the turn of the century. The Ashton House still occupies the northern part of the Green at the point were Bond Street would be opened in 1905. Along Mattock Lane only no 1 west of Barney Pickles had already been built. Most of northern side of the road appears still free from buildings. Buildings start again westward only from 12 to 19. Raphael Cottage and Chapel are shown on the south side. Further south, St John’s Church had not yet been built (built in 1875). Semidetached cottages at nos 65-70 and semidetached villas at nos 53-69 Mattock Lane are shown. The West Ealing Baptist Church is shown. Somerset Road, Churchfield Road and Culmington Road were still to be created. The grounds south of Mattock Lane where still occupied by meadows.

1890 OS Map No much changes can be recorded at the southern most end of St Mary’s Road in the 1890 OS Map, with the

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Ealing Green Conservation Area Character Appraisal exception of the opening of Beaconsfield Road on the west side and the erection of the terraces between no 47 –63. On the grounds of St Mary’s Vicarage appears also St Mary’s Church House. Both buildings have now been demolished. Sunnyside Road had been opened on the west side of St Mary’s Road. The Park Road seems completely built up by 1890. The Lawn and annex Coach House are clearly marked. North of them is a building marked as “The Lodge” that later will be housing Ealing Studios’ Offices. Glastonbury House appears on the eastern side, later demolished and then replaced by “Glaston Court”. No substantial changes either side of the section of the Green around Ealing Church. No changes are recorded to Pitzhanger Manor. In the northern section of the CA Bond Street had not been opened yet and the area was still occupied by The Ashton House. The church of St John’s at the western end of Mattock Lane appears for the first time in the 1890’s OS Map. Somerset Road, Churchfield Road and Culmington Road have been laid and appear mostly edified.

1910 OS Map No substantial differences are recorded on the 1910 OS Map, apart from the general growth in density and the opening of Bond Street on the northern side of the Green. The Dane Lodge at the south western end of Mattock Lane was replaced by the King Edward Memorial Hospital.

1930 OS Map On the 1930’s OS Map, one striking element is the intensification of building activity at the rear of the frontline of buildings along St Mary’s Road. Especially at the rear of the Telephone Exchange and Ealing Studios site.

Although difficult to distinguish on the OS Maps sequence, Soane’s Pitzanger Manor and grounds had seen some changes during the time span covered by the 4 OS Maps considered. In 1901, in fact, the building was sold to Ealing District Council and extended to become Ealing's Public Library. In 1938-40 the lending library block was replaced by a new building which was slightly larger. The library moved out in 1984 and in 1985 the restoration work began. The building opened to the public again in January 1987 as the London Borough of Ealing's main museum and the 'PM Gallery & House', showing contemporary art1

1 At the time of writing Pitzhanger Manor complex is being considered for a substantial regeneration scheme. For further

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details please see, Donald Insall Associates, Pitzhanger Manor Conservation Plan, July 2006

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3.2. Archaeology Ealing Green CA has a very strong archaeological significance. The Ealing Plan for the Environment identifies the area south of the Uxbridge Road in particular as “Area of Archaeological Interest (A11)”. Especially the area around St Mary’s Road was a moated site of Ealing Manor and a medieval settlement. St Mary’s Church was first recorded in 1130. The old Rectory House (1529) stood in the north. Widely spaced prehistoric find spots and one Roman occur in the area – which extends west to Culmington Road, east of Gunnersbury Avenue, north the Broadway and Ranelagh Road.

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4. Spatial analysis

4.1. The character and inter- relationship of spaces within the

area The spatial character of the CA is strongly defined by the important open spaces of Walpole Park and of the Ealing Green in the heart of the CA, and by the main thoroughfare surrounding them. Walpole Park

Within the CA, three main areas of character can be distinguished: The Green and St Mary’s Road, the residential area along Mattock Lane up to St John’s Church to the west, and Walpole Park.

There are three main key points within the CA layout: The end of Mattock Lane around St John’s Church, the southern end of St Mary’s Road around St Mary’s Church and Ealing Green at the crossing of Mattock Lane, Bond Street and the Green.

The Ealing Green is the geographical core of the CA and the visual link between the three sections of the CA that Walpole Park looking towards are branching out. Mattock Lane, with the buildings along Uxbridge Road in the Sub Area 1 is very varied in character. The plan-form of background. this section evolves around the Ealing Green, and streets branching out north and south. Bond Street on the northern side offers a very tight grain with a row of Edwardian buildings placed right along the edge of the street with very narrow forecourts. The main activity is retail arranged in terraces along either side of the road. Further south along the eastern side of the Green, commercial buildings and their shopfronts still provide a very tight and continues edge to the urban space. Here the height and roof-form of buildings offers a more varied parade as buildings have different styles and have been developed at different times. The setting of the shopping parade in this section is much more open as it is provided Mattock Lane by the Green and the buildings aligned along the western side which offer a much more loose urban grain. On the western side in fact, is the open setting of Pitzhanger Manor. The western side of the Green in this section offers a rather loose grain: buildings are of substantial footprint and sit in generous plots. Further south the Green narrows and the grain of properties – especially on the eastern side becomes tighter again with early Victorian buildings of minute proportions (2/3 storey, 2/3 bay) yet, the substantial width of the street still provides a rather open feel. Buildings follow a rather informal alignment and layout as they Varied roofscape of have been built independently. buildings around the Green

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The curvaceous aspect of the southern end of St Mary’s Road with the Church of St Mary’s closing the view south creates a townscape of valuable impact.

Sub Area 2 -The plan-form of this section of the CA is mainly defined by Mattock Lane. Mattock Lane branches out of Ealing Green westward and reaches St John’s Church at its western-most end where it joints with a small residential enclave to the south, comprising Somerset Road, Churchfield Road and Culmington Road. The south side of Mattock Lane borders with Walpole Curvaceous aspect of St Mary’s Park that provides the setting for the properties along the Road northern side of the road. Properties in this section of the CA are from mid-late Victorian time. They offer a much more formal arrangement and display a coherent architectural language as they are the result of a planned residential exercise. Houses are detached or semidetached, 3/4 storey in height. Houses are well recessed from the streetline with wide front yards. Plots are substantial in size and have very regular form. The Church of St John’s and the properties around it have a slightly more informal arrangement. The Church is the main landmark of this section of the CA. Along Culmington Road there are a few later developments that have much larger footprints, this Roofscape along Mattock Lane results in a less coherent and cohesive townscape.

Sub Area 3 - Walpole Park Walpole Park and Pitzhanger Grounds occupy a substantial area to the west of the CA. Walpole Park creates a tranquil and restful episode within the bustling and traffic-led environment of the shopping streets around Ealing Green and Ealing Broadway. In addition it provides an open setting for the residential properties along Mattock Lane that can enjoy unobstructed views of the large expanse of the park. Together with Ealing Green and Lammas Park, Walpole Park is part of a well- used network of open spaces. Walpole Park

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4.2. Key views and vistas The flat topography of the CA does not allow for any natural vantage point from which to obtain a comprehensive vista of the CA.

Views of Ealing Green From the southern end of the Bond Street and well into Ealing Green, the view of the ample stretch of the Green View of Pizhanger Manor from the with the complex of Pitzhanger Manor in the background Green constitute the unique setting for this part of the CA. The Green provides a filter and a means of transition between the dense commercial core of the Broadway’s more urban character, and the domestic and calm character of the residential section of the CA along Mattock Lane.

Views of Walpole Park Along Mattock Lane looking south as well as within the Walpole Park, views of the large expanse of the green surrounded by mature trees create a contrast with the bustling commercial character of the Ealing Green and Bond Street.

Views along St Mary’s The shallow curve formed by St Mary’s Road southward and the slightly hilly topography creates a townscape punctuated by several landmark buildings, the Church of St Mary’s being the major one. The imposing architecture and the location at the southern most end of the Road at View of the\Church of its junction with South Ealing Road makes the view of St St Mary from St Mary’s Road Mary’s a focal point of this section of the CA.

The narrow view of St Mary’s Place cottages through an archway opening on the west side of St Mary’s Road offers a very attractive piece of townscape.

The well proportionate and finely detailed elevation of Westfield House viewed from South Ealing Road looking north is a pleasant closing element of the streetscape at the junction between South Ealing Road and St Mary’s Road. Modular rhythm of the The view along Mattock Lane of the modular rhythm of elevations along Mattock Lane the elevations and roofs of the properties that flank the northern side of the road is an intrinsic element of the character of the residential section of the CA. The views of St Johns Church at the western-most end of the Road is a focal point both for views along Mattock Lane looking west as well as for views from Somerset and Churchfield Road.

Ealing Borough Council 2007 16 View of St John’s Church from Mattock Lane Ealing Green Conservation Area Character Appraisal

5. The character of the conservation area

5.1. Character Areas and the quality of architecture This section has been subdivided to reflect the fact that the character of the CA changes within its boundary.

The CA breaks down into two main areas of character.

- Sub Area 1: The Ealing Green and St Mary’s Road - Sub Area 2: Mattock Lane - Sub Area 3: Walpole Park Sub Area 1

Sub Area 2

Sub Area 3

Listed Buildings Locally Listed Buildings

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5.1.1. Sub Area no 1: The Ealing Green and St Mary’s Road Sub Area 1, evolving around Ealing Green, Bond Street and St Mary’s Road, offers a strongly varied architectural character. Small residential units, blocks of flats, religious, public and retail buildings contribute to a multi- use area, which functional diversity is reflected in the style and size of buildings and in the diverse contribution they make to the quality of the townscape. Bond Street opened in 1905/6 and is at the northern end Edwardian buildings of the Ealing Green. The street is a good example of along Bond Street Edwardian commercial streetscape - red bricks and stone dressing and prominent, pitched front gables defining the streetscape. The view to the north is closed by the fine Edwardian elevation of New Broadway.

The Green is flanked by an attractive parade of shops on the east side and by Pitzhanger Manor on the west side. The shopfronts retain much of the original character with original corbels and pillars as well as in-keeping display windows. Most of the shopfronts are Locally Listed, only No 22 is Statutorily Listed (Grade II). No 22 The Green is in fact The Green with the parade the most interesting example of shopfront in the parade of shops on the eastern side along the road. It is a Chemist's shop with accommodation above (now separate). Dated 1902, the shop was re-ordered in 1924c. The three-storey, one-bay building is in brownish brick with ashlar dressings and tiled roof with crested ridge tiles and chimney on the right. The 1924 shop front is set within original surround, it has a recessed central door with overlight and tessellated pavement in front and is flanked by bow- corned windows which have black marble plinths, slender columns with bulbous bases and capitals, and transoms. The door and overlights have glazing bars forming lozenges. The surround has red marble pilasters on plinths supporting short paired columns with plain capitals; console brackets flank fascia and support cornice. The above two storeys have canted bay window with transuded 4-light windows. A date panel and coat of arms is placed between windows breaking the parapet above. The interior has much of the original decorations Shopfront at No 22 The Green and fittings. The building is of special interest because of the quality and completeness of the shop fittings and shopfront.

Soane’s Pitzhanger Manor complex (Listed, Grade I) faces onto the widest part of the Green which is closed on its east side by a fine terrace of shops containing an original front and interior. Soane’s north east gateway to Pitzhanger Manor consists of a rubbed red bricks arch with pilasters of knapped flints (Listed, Grade II*). To the south, facing Pitzhanger Manor Ealing Borough Council 2007 18

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The Green, are the main gates to the house and the War Memorial (Listed, Grade II). The Lodge at Pitzhanger Manor at the north-east end of the park is an early 19th century single-storey building included for group value

Further south, the broad tree-lined stretches of Ealing Green and St Mary’s Road still have a leisurely atmosphere and a few buildings to recall the period up to the mid 19th century when Ealing was simply a village with some comfortable small country houses. St Mary’s Road The Green gradually narrows towards the south and becomes St Mary’s Road where both sides are lined with good examples of buildings from the 18th century onwards. St Mary’s Road is a gently curving street of considerable townscape value, combining changing views with a mix of buildings of architectural and historic value through its varied length.

From Ealing Green to St Mary’s- West Side – (from north to south) Immediately south of Pitzhanger Manor is the imposing footprint of Ealing & West London College (Locally Listed). Proceeding southwards is St Mary’s Building - St Mary’s Building now Telephone Exchange - (Listed, Grade II), a good mid 18th century house. The three-storey, with basement, five-bay (1:3:1) building is in brown brick with red dressings and rubbed flat arches. The entrance door is up 8 steps, it boasts architrave, carved moulded brackets and moulded hood. The top part of the elevation is defined by brick bands, parapet and central dentilled pediment. The building has two-storey wings right and left under hipped slate roofs. Railing and gates (Listed, Grade II) are in good wrought iron and are contemporary to the main building. Unfortunately the setting of this valuable architectural ensemble has been rather spoiled by other Telecom structures. Further south is Kingdome Hall and cottages at the rear (Locally Listed). The charming building was the Kingdome Hall former Girl’s School from 1861. It is a small, gabled, U- shaped group in polychrome brick with patterned tiled roof. With its articulate roofscape punctuated by numerous tall chimneystack, and its exuberant gothic style, it has a distinctive presence in the townscape and contributes to the somehow rustic feel of this stretch of the CA. The Welsh Cottage and Presbyterian Church (Locally Listed) of 1908 are hidden down an alley with pretty iron overthrow. Thorpe Lodge and Pine Cottage (Listed, Grade II) are semidetached houses dating from 1820c. The property is east-facing with Pine Cottage at the southern side. The 3-storey (with one bay on each side) house is built in Thorpe & Pine Cottage

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Ealing Green Conservation Area Character Appraisal purple brick with a central rendered pilaster strip and is covered by a slated hipped roof with central chimneystack. The Pine Cottage has an original round- arched doorway with fanlight and panelled door. Multi- paned sash windows of the main elevation are finished with flat arches in Gauged yellow brick. The interior of the Pine Cottage is particularly significant as it retains most of its original feature (e.g. original pine panelling to partition walls) and original plan-form with the only exception of the extensions to the rear of the properties carried out at different times. Further south is St Aidan (Locally Listed), today a small Morgan House-Wrexham Lodge-Willow House stock brick house with red brick details at parapet level. Immediately after is an interesting and well preserved terrace consisting of Morgan House, Wrexham Lodge, Willow House (Listed, Grade II). The three late 18th or early 19th century houses are built in brown brick and are 2-storey, with 7/2 double hung sashes in reveals, mainly without glazing bars. Ground floor windows have segmental sunk panels above, whilst first floor windows have segmental arches. Two porches of Roman Doric square piers on plinths define the entranceway. The terrace has a central brick modillion pediment on the main elevation and is covered by a slate roof. End houses project and have brick modillion cornices. The tight grain of small early cottages is interrupted by Ealing Studios the celebrated Ealing Studios Offices – the White House (Listed, Grade II) – well set back from the streetline - and actual studios with the large foot print at the rear. Ealing Film Studios were first established in 1902 and are the oldest surviving film studios in the country. The Ealing Studios partly incorporate e pre- existing house (The West Lodge) on the site. The present sound stages were built in 1929-30 to the design of R. Atkinson. Ealing’s Golden Age under Sir Michael Balcon from 1938 to 1955 when the Georgian White House was used as the studios offices. Although a number of the original buildings have more recently been replaced by modern structures the sound stages and the White House remain with English Heritage Blue Plaque to Sir The Lawn Balcon. The Lawn (flats) (Locally Listed) is clearly Victorian stock brick, 1-3-1 bays, with arched ground-floor windows, a parapet with Jacobean raised centre and coach house to match. No 36 St Mary’s Road – the Castle Inn Public House (Locally Listed) from 1832 was the meeting place for Ealing’s Court of Tenants. The 2-storey, 3 bays pub has very well detailed ground floor with good timber and leaded glass details. At the point where St Mary’s Road starts curving westward is the imposing presence of Ealing Court Mansions (Locally Listed). Built in 1867 in stock brick it The Castle Inn Public House was an industrial school.

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The architecture displays a conservative Georgian style, with 5-bays, 3-storey, flanked by two projecting much altered side wings. At this point of the road, right in the middle of The Green, opposite to No 60 St Mary’s Road is a stone Cattle Trough (Locally Listed). On the western side of St Mary’s Road branches St Mary’s Place, accessible through an archway. St Mary’s Place used to house the stables for the adjoining New Inn. The road is flanked by early Victorian properties (Locally Listed). The secluded setting and the sense of enclosure deriving from the layout of this space, makes St Mary’s Place this small ensemble a pleasant remain of the early townscape. The New Inn (Locally Listed), at no 62 St Mary’s Road was originally a coaching inn and it probably occupies the site of an 18th century inn.

From Ealing Green to St Mary’s- East Side – (from north to south) After the Finnegan’s Public House follow the Victoria Terraces from No 1-3 St Mary’s Road (Locally Listed), Ealing Church and Congregational Manse (Locally Listed) were designed by Charles Jones in 1859 in his typical Gothic style with rag-stone dressing. Their architectural form and material contribute to the diversity of the townscape in this section of the CA. Ealing Court Mansions At no 1 Grange Road (Locally Listed) is a fine Victorian House in stock brick with stucco trimming and ground floor canted bays. The house provides a pleasant setting for Ealing’s Drama School founded in 1966. No 13 St Mary’s Road (Locally Listed) is the Red Lion Pub – a mid 19th century coaching inn that was popular with Ealing Studios’ workers. At Nos 19-21 St Mary’s Road – Ness house (Listed, Grade II) is an early Victorian semi-detached house, well set back from the streetline and still retaining its original boundary wall. At No 23 St Mary’s Road (Listed, Grade II) is a 1830s detached house with c1870 alterations. It is a yellow stock brick building with plain rendered bands and slated hipped roof with brick stacks. The house is 2 storeys and Ealing Church and Manse basement with slightly recessed extension to the left. Good Doric porch, with panelled door and overlight, in slightly recessed central bay. Flanking bays have ground floor canted bay windows with projecting cornices, added 1870c; continuous band at impost level. 1st floor 6-pane sashes with continuous sill band. On the east side of St Mary’s Road branches The Park. The side street was laid out by Sydney Smirke from 1847c., with five pairs of stuccoed, Italianate semidetached villas (Listed, Grade II), somewhat reminiscent of grander development in Kensington.

St Mary’s Road Nos 19-21

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Past the Victorian Villas, the continuity of the middle section is interrupted by the larger scaled new buildings of the Thames Valley University campus and modern YMCA hostel. Thames Valley University’s main building is Locally Listed due to its connection with Lady Byron (1792-1860) who founded the co-operative school on the same site. Nos 33-35 St Mary’s Road (Locally Listed) offer good yet neglected examples of early shopfronts with decorative corbels. Victorian Terrace along Ranelagh On the east side of St Mary’s Road branches Ranelagh Road Road, flanked by a row of early Victorian terraces (Locally Listed).

On the southern end, St Mary’s Road curves gently to the west as it approaches the junction with south Ealing and Church Lane, and the Tower of Toulon’s St Mary’s Church is the Major landmark (Listed, Grade II). Designed in 1866-73 by SS Teulon, it is a robust composition in Romanesque style dominating the wide road junction. Brick and stone with tiled roofs are the construction materials. Thorne says that the church is actually a recasting of the church of 1739. The church St Mary’s Square has an austere interior with galleries on 3 sides and an open timber roof supported on iron columns.

A scattering of attractive small houses remains near the church and buildings of interest include the houses and cottages in and around Church Lane No 2 Coningsby Road, is Locally Listed, whilst nos 1 Church Lane is Listed, Grade II. The latter is a well preserved house dating from 1720. The cottage is in brown brick with red brick quoins to angles and to windows. The building is two storeys with attic, the fenestration consists of 3 double-hung sashes with flat arches in flush architraves. The entrance door has architrave and hood.

No 15 Church Lane (Listed, Grade II) Probably from the 17th century with two storeys, one bay with flanking entrance door right. Made from brick, with concrete tile roof and cemented chimney. The building features casement windows above a modern bow. Westfield House Similarly nos 17 and 19 Church Lane (Locally Listed) also reflect this small early grain.

St Mary’s Road nos 72-74 (Locally Listed) are detached, set back houses, with steep gables to the road, once they were part of an old workhouse built in 1700c. On two sides of the little St Mary’s Square are modest Georgian terraces with the Fire Station from 1888.

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Their L–shaped setting around the little square offer a restful episode along the main road that in this section becomes particularly busy. Opposite to St Mary’s Square at no 94 St Mary’s Road at the bend of the Road is Westfield House a grander late Georgian house (Listed, Grade II): A 3-bay, 3-storey, brown brick house with iconic entrance porch, which is enclosed and surmounted by a pediment. Ground floor windows are set in semicircular arched recesses and first floor central windows are set in semicircular recesses as well. Nos 2-3 Mattock Lane 5.1.2. Sub Area no 2 Mattock Lane Mattock Lane was first built up during the 1860s on part of the Ashton House estate, and many of the grand old houses are still standing - although most have been converted into flats and bed-sits. Mattock Lane links Ealing Green at its east end with the area around St John’s Church at its western end. The north side is lined with large villas dating from 1860 onwards. They are in stock brick with stucco trim, some having shallow gables with decorative brackets. The later versions have red brick and tile trim. At the west end of No 9 Mattock Lane Mattock Lane a small group of earlier houses with stucco trim survives. Mattock Lane, Churchfiled Road and Somerset all converge on the battlement tower of St John’s Church, the area’s major landmark.

Mattock Lane north side (east to west) At nos 2-3 is a semi-detached (Locally Listed) house. The 2-storey plus attic and half-basement is – like most houses in the road – built in yellow stock, with bold stucco trimming, canted basement and ground floor bay window. The 5-bay house has a projecting off-set bay on one side finished with a low pitch gable facing the road. Roof is in slates with projecting eves supported by The Questors Theatre brackets. Timber sashes are predominant joinery. On the eastern elevation of the house that faces the car-park the tiles facades of the Walpole Cinema had been attached. The cinema uses to be in Bond,Street but then it was closed and demolished in 1971.

The following houses on the west from Nos 4 to 11 (all Locally Listed) are variation of this same type. The only difference between them being the way in which they are arranged as detached, semidetached or terraced (max 3). At No 12 Questors Theatre (Locally Listed) breaks the consistent architectural language of the residential properties. The Questors Theatre with its simple yet crisp glazed elevation, is a welcome novelty in the streetscape. The theatre was one of the finest amateurs’ theatres in Later Victorian semi-detached the country. The building has expanded from a redundant on Mattock Lane – No 22 chapel into the playhouse we see today.

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Immediately west of the Questors Theatre, the character and architectural language go back to the Victorian, residential properties that characterise the rest of the street. At No 13 The Clinic (Locally Listed) is a stock brick detached house boasting a very symmetrical composition with central steps leading to the entrance door and two ground floor canted bay-windows either side. The façade is finished with stuccoed brick quoins. Again up to no 20 are semidetached house that are a variation of the previous type. From no 22 to 27 properties (Locally Listed) are later No 39 Mattock Lane and have more of an Edwardian character with red bricks details and red bricks boundary walls (when surviving) and piers with stone coping. No 29 detached (Locally Listed) Up to No 36 all houses are detached, standard 2-storey, 3-bay, with off-set front gable and projecting bay window. No 37 and 39 terrace cottages (Locally Listed) have more of a unique and picturesque character. They are early Victorian cottages, no 37 with an unusual columned porch with rusticated brick columns and no 39 has a very well preserved and compact appearance framed by a substantial front garden with hedges. St. Raphael Cottage, No 86 mattock Mattock Lane south side (from east to west) Lane Walpole Park flanks he southern side of Mattock Lane. No 86 St Raphael Cottage (Listed, Grade II) has two storeys built from yellow stock brick with slate roofs. The main block has 3 bays with the left one recessed. There is a stucco Doric porch in the left bay with columns and plain entablature and a narrow stucco band at first floor cill level along with a coped parapet. To the left is a 3 bay yellow stock brick wing with parapet. The left flank is rendered with simple Gothic style fenestration including quatrefoil windows to the first floor and two small attic windows with pointed arch set in the gable. There is a modern 2 bay wing on the right. Mattock Lane Nos 65-70 Around St John’s Church St John’s Church (Listed, Grade II) is the major landmark of the area at the western end of Mattock Lane. It was built in 1875 by Edwin Henry Horne in yellow stock brick with gault brick and stone dressings in Early English style.

Mattock Place Health Centre has been built on the site of the Dane Lodge, of which boundary brick wall and piers with cast iron railings still remain.

Mattock Lane nos 65-70 (Locally Listed) are three pairs of semidetached Victorian cottages in stock brick with bold stucco trimming and hipped slate roof. Early St John’s Church timber sash with very fine glazing bars are still retained and add to the character of the architecture.

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Nos 53-60 Mattock Lane are semidetached (Locally Listed) Victorian villas. The three pairs of 2-storey plus basement, 4-bay houses have entrance doors on either side. The houses follow the curve of the road toward West Ealing effectively closing the view westward from the end of Mattock Lane. West Ealing Baptist Church (Locally Listed) on Chapel Road does not occupy a very prominent position within the streetscape and its setting seems very much altered. Ealing Baptist Church

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Somerset Road Has a stretch of well preserved Victorian villas still with their boundary treatments and front yards. No 7 to no 12 detached (Locally Listed). The detached houses are in stock-bricks with stucco trimming, 2-storey, 3-bay, with central columned portico, and canted bay-windows on either side. Hipped roofs have eaves with brackets and are covered with slates. Original Victorian timber sashes are still retained and contribute to the character of the houses. Cheltenam Villa No 1 is particularly interesting as it sits on a substantial triangular plot at the junction between Churchfield Road and Somerset Road. (Locally Listed).

5.1.3. Sub Area no 3 Walpole Park The landscape at Pitzhanger has associations with important personalities. There are records of designed Park Land at this site since 1685. The existing structure and layout of the site, despite minor alterations, remains mostly unaltered since these early days. Around Pitzhanger the design of John Soane and John Havertfield are still very much perceivable and provide a good record of the Regency garden design. Major Walpole Park – structural elements such as the garden walls, entrance Mattock Lane entrance archway and ornamental bridge are still in existence. The earlier serpentine lake was replaced with a sunken garden in 1920s. At its north end is a picturesque bridge of flint and cyclopean stone fragments. The bridge is Listed Grade II*. It is early 19th century, built by Sir John Soane as an embellishment to his garden during his ownership of Pitzhanger Manor 1801-1811. The 3-arches bridge (the centre one being larger) is built of rubble, flint and dressed stone, in rustic classical style. The decorative features are on the parapet on one side only. Also at the northern end of the Park is an early 19th century Portland stone bench with central grotesque mask. (Grade II, Listed) 19th century bridge at Walpole Park Along the north boundary of Walpole Park is a late 18th century boundary wall fronting Mattock Lane from the entrance archway at Pitzhanger Manor to the public conveniences (Grade II, Listed). The wall is in stock brick with stone coping and it is about 10 ft high.

Walpole Park is Listed Grade II by English Heritage on the Register of Parks and Gardens.

19th century Portland Stone bench at Walpole Park

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5.2. Key unlisted buildings A number of unlisted buildings in Ealing Green CA contribute positively to the character of the area despite not meeting the criteria for statutory or possibly local listing. They reflect the age, style and material of a substantial number of buildings in the CA and are a reminder of the gradual development of the settlement. The following buildings already mentioned in the previous sections are considered to be of positive contribution to St Mary’s Road Nos 1-7 the character of the CA. - Nos 1-7 St Mary’s Road - Elms Villas - Nos 76-88 St Mary’s Road,1930s parade of shops at junction of South Ealing Road with St Mary’s Road - Shopfront at No 56-58 St Mary’s Road - New Inn at No 62 St Mary’s Road - Houses along Culmington Road (from Nos 24 to 10 and from 19 to 13 - Houses along Churchfield Road on either side - The Clinic, No 87 Mattock Lane - Terraces and Fire Station in St Mary’s Square - Brick wall, railings of Mattock Lane Health Centre Elms Villas

1930s Parade of Shops at junction of St Mary’s Road with South Ealing Road

St Marys Road Nos 56-58

Brick wall and railings of the Mattock Lane Health Centre

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5.3. Building materials and local details Sub Area 1 – Red bricks and brown bricks, stone dressing, slates or flat tiles are predominant materials in the Victorian/Edwardian architectural heritage of the Sub Area 1 in the CA. In general, stock bricks or brown bricks are used for earlier properties – Pitzhanger Manor and Victorian Villas and earlier cottages along St Mary’s Road. Stock bricks are also used for secondary elevations of late Victorian Edwardian buildings.

Kentish ragstone is the characteristic material used for Red bricks in Flemish Bond churches and public buildings of the Victorian era. and stone dressing of Edwardian buildings in SA 2 Early residential properties along The Green and St Mary’s Road are mainly in brown bricks, with some stucco trimming, and hipped slate roofs. White painted, timber sash, 2/2 or 1/1 are predominant. Wrought or cast iron railings or balustrades are present in some of the early-mid Victorian properties. Red bricks laid in Flemish bond, very prominent and highly decorative pointed gables (some with mock Tudor embellishments), very elaborate mouldings and/or stone string courses define façade patterns of many late Victorian/Edwardian properties along Bond Street, The Green.

Some original mosaic or interlocking tiles paving along shop forecourts survive Some of the shopfronts retain decorative corbels and pillars and original windows’ configuration.

Sub Area 2 Brown bricks in Flemish bond Prevalent building materials in the residential area of and stuccoed porch in a late Georgian building of SA 1 Mattock Lane, Somerset Road and Churchfield Road are yellow stock bricks laid in Flemish bond. Windows and doors in the mid/late Victorian properties have italianate stucco surrounds, some with classical decorative patterns. The original front yard treatments were a brick wall with stone coping and brick piers and simple cast- iron gates or privet hedges, unfortunately very few are left. (On the west side of Somerset Road boundary treatments are the best preserved.) Timber sash, 2/2 or 1/1 are predominant. Ground floor canted bay windows characterise a good number of residential late Victorian properties in the residential area. Some properties have projecting porches with columns. Bounduary treatment in Somerset Road. Low brick wall and piers and privet hedges

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The traditional roof form is hipped or low pitch roofs, covered with flat tiles or slates – although not many properties still retain their original roofing materials.

On the western end of Mattock Lane are some late Victorian/Edwardian properties – some in yellow stock, some in red bricks – they have pitched roof with off-set projecting bay and front gable.

In the residential enclave south of Mattock Lane, Culmington Road has a more Edwardian character. Bold italianate stucco surrounds On the west side of the road high pitched roofs, red bricks, prominent gables with decorative bargeboard, decorative porches and terracotta tile embellishments seem to be the predominant architectural materials and details. On the east side of the road, houses are characterised by a projecting central bay finished with a decorative parapet. Detached houses are covered by hipped roofs with tiles.

Red brick dressing and canted bay window of late Victorian properties along Mattock Lane.

Italianate stucco surrounds and Projecting gabled bay with Pitched slates roofs with terracotta original timber sahes painted black decorative bargeboards and copingbargeboards and finials terracota decorations

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5.4. Contribution of open spaces, trees and landscape The grounds at Pitzhanger Manor are a significant open space and are designated as Public Open Space; within Ealing’s UDP. This status recognises their value also for cultural and social activities. Together with Ealing Green and Lammas Park they form part of a larger network of green spaces that provide essential respire from the pressure of urban living, whether it be for recreation, an Walpole Park is the main green alternative pedestrian route or for al fresco lunches for space within the CA office workers. The park is well used by the local community, and it acts as the focus of active recreation containing a playground and a bandstand. It very often hosts large community events such as the Summer Festival. The gardens of the Manor by contrast provide space for quiet contemplation. Walpole Park is also designated within Ealing’s UDP as Heritage Land, and this local designation is reflected in the Statutorily Designation of the park within English Heritage register of Historic Parks and Gardens. This designation implies that development that would have an adverse effect on the site, setting or enjoyment of any Mature broadleaved trees along parts of its grounds will not normally be permitted2. Mattock Lane

The Ealing Green at the core of the CA provides the CA the visual setting for the central part of the CA and for the most significant building within the CA, Pitzhanger Manor. Ealing Green is listed as Ealing Borough’s Public Open Space; this status recognises the value of the open space also for cultural and social activities.3

The presence of healthy and mature broadleaved trees along the streets – both in Sub Area 1, 2 and 3 – is critical for the character of the CA and is intrinsic to the very historical image of Ealing as a green suburb. Trees along the New Broadway and the North side of the Mall are particularly significant. A particularly fine tree is placed in the pavement west of the Town Hall and some along Longfield Avenue on the edge of the CA which provide a screen between the CA and Perceval House. Also in the residential enclave, mature trees and green hedges complement the architecture and frame views within the CA.

2 For more detailed information on Walpole Park and Pitzhanger Manor, see, Donald Insall Associates, Pitzhanger Manor Conservation Plan, July 2006 3 UDP, Vol 1, p. 45, policy 3.4, Vol 2, p. 12

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Ealing Green Conservation Area Character Appraisal 5.5. The extent of intrusion or damage (negative factors) Recent developments or later replacements of earlier buildings have had a detrimental impact on the CA. Poor architectural quality of recent building works that have come to replace high quality Victorian and Edwardian buildings ignore the character and quality of the earlier grain, thus creating fractures and visual gaps in the continuity of the streetscape. This results in a fragmented townscape in sections where fine Victorian and Edwardian remains have lost their original context and Trend Court in Somerset House are flanked by later developments that are completely alien to their quality, architectural expression, scale, massing, façade rhythm and proportions.

Amongst inappropriate developments within the CA, the following have been identified: - Ray Court at the northern end of Somerset Road. - Trend Court at No 17 Somerset Road - Kemseley Court, a 1930s much altered block of flats located on Rathgar Avenue just outside the CA - it closes the view southward from Somerset Road. - Lenan Court on Churchfield Road Single storey garages facing - Park View Lodge, Shenstone, Walpole Lodge all Somerset Road along Culmingtone Road (they also compromise views from Walpole Park westwards) - Marilea Court, St Mary’s Road - Glaston Court, St Mary’s Road

The presence of gap sites used as over ground car parking space or single storey garages facing the highways destroys the continuity of the streetscape and creates undesirable fracture in the urban grain. Some examples are the garages west of Westfield House, the parking space adjacent to the West Ealing Baptist Church and between No 1 and No 5 South Ealing Road, Later poor quality boundary single storey garages fronting the highway along treatement and poorly managed Somerset Road. property forecourt, detracting from the character of the CA and the

setting of the listed church of St Later development at the rear of St Mary’s Building, at John the rear of the Ealing & West London College and at the Ealing Studio site detract from the setting of Listed Buildings and the character of the streetscape.

A number of other threats to the special character of the CA are due to inappropriate development or alterations of the original fabric or properties layout. The loss of front garden trees and fences together with loss of garden walls constitutes a threat to the area’s character. Boundary walls between properties were an important element of the character of the 19th Century. However, large portions of original boundary walls and fences have been demolished and replaced inappropriately. Inappropriate porch Ealing Borough Council 2007 31 replacement

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This has resulted in a significant loss in definition of the streetscape and a loss of the original spatial hierarchy between public and private spaces within the CA. Later boundary walls have been executed with materials, design or technologies that are inappropriate with respect to their context. The thinning of trees and hedges along properties’ boundary also contributes to create an undistinguished and neglected feel.

The CA is under a number of other threats that include: • Extensions that are disrupting the traditional Oversized side and roof extensions spatial relationship between buildings which completely disrupt the • Bulky dormer windows at the rear, at the front and original design of the house as well at the side of properties that disrupt the original as the roofscape of the CA. proportions and character of historic properties as well as the roofscape of the CA. • Each house period identified within the CA displays a very distinct character reflected in the design and quality of the joinery. The loss of the traditional fenestration patterns together with later doorways where materials, design and decoration patterns are not in keeping with the character of the property are a major concern for the quality of the architecture in the CA. Inappropriate replacements weaken the finish of the houses and give them a bland look. Garage at No 96 St Mary’s Road disrupting the immediate setting of the Listed Westfield House and views of St Mary’s Church

Satellite dishes placed on main elevations create visual disturbance.

Bulky dormer flat roof extension spoil the views from St Mary’s Place

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5.6. Public realm and street furniture Residents feel that the heritage lampposts along Mattock Lane and around Ealing are in keeping with the character of the area and of the right height. They constitute a positive complement to the architecture. Other types of very undistinguished and average quality lamppost coexist with heritage lamppost in the CA (e.g. new street lighting along St Mary’s Road, street lighting Concrete slaps and tarmarc with along The Park need repainting). Some coordination at granite kerbs are used as pavement least reflecting the areas of character should be sought. materials There are numerous traditional post-boxes in the CA, cast iron and painted bright red. Pavement paving materials are of a mix of tarmac, concrete slabs, concrete bricks, with granite kerbs. Apart from the general inconsistency in the surface treatments they are also not very well kept and therefore they do not constitute an adequate complement to the CA character nor to the setting of historic properties. Service boxes attract graffiti and make pavements narrow. Also clutter of metal posts for signs around Ealing Green, The Park and other streets within the CA. Bollards are scattered at various points in the CA. There is some discontinuity and inconsistency in their Cast irom bollards are used in positioning and numbers. This creates an untidy and places along the Green and in neglected feel in places. sections of Mattock Lane More well-designed litter bins would also assist in keeping the area tidy. Some original shopfronts still survive with original corbels, pilasters and windows. These play a fundamental role in defining the character of the CA. New shopfronts or new advertisements should aim to respect and follow the patterns of original remains4.

5.7. General condition The overall condition of most of the fabric in the CA is sound, although the state of neglect of some properties front yards cluttered with fly tipping is a concern for the Stucco finish in need of repair on historic properties CA. Pavements in concrete or asphalt are in poor condition and could be improved by repaving with quality stone. Boundary treatments and properties’ front–yards should be better maintained. Also house fabric is not always in good state of repair. These issues are probably linked to the fact that most residential properties especially in Sub Area 2 have been converted into flats, this leads to very poor management of the communal areas. Walpole Park landscaping is in need of restoration.

4 Please refer to, Ealing Green Conservation area – Policy Fly-tipping in properties’ front yards Shopfront and Advertisements, October 1984, London Borough detracts from the CA character of Ealing-

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5.8. Problems, pressures and capacity for change There is little capacity for major change within the CA. Over the course of the years all plots have been developed in a reasonably sensitive manner. Further intensification could detract from the traditional layout of properties, which has been identified as one of the elements of special interest. Identified gap sites or developments of poor quality could create opportunities for improvement or new high quality development. The proliferation of inappropriate roof developments should be stopped as it creates severe disturbance to the architectural and townscape quality of the CA. Further control of replacements in historic properties should be exerted as the latter are a harsh threat to the character of the area. 6. Suggested boundary changes The Appraisal of the Ealing Green CA and of its immediate surrounds has shown no need to revise the extension of it boundary. Significant areas in the surroundings of the CA and part of its setting are already protected by the CA status (i.e. Ealing Town Centre CA). 7. Community involvement In accordance with English Heritage guidance, the Council has involved key stakeholders during the appraisal process, a list of which is appended. This initial consultation process has been undertaken in a number of on site meetings with representatives of local amenity groups and in the form of a questionnaire sent to key stakeholders based in and around the CA. The questionnaire called for careful consideration and in some instances detailed responses. Due regard to the questionnaire responses has been paid in this text. 8. Summary of issues • The state of neglect of some open/public spaces in the CA • Loss of front garden trees and fences • Loss of front yard walls to create parking for cars • The poor condition of some of the buildings in the CA. The general inappropriate design of recent developments: 1. New boundary walls with inappropriate material and design with the addition of out of character decorative railings 2. Changes to the fenestration 3. Continuous porches 4. Bulky dormers that disrupt the roofscape

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9. Planning and Policy framework A summary of the principal legislation and policy guidance applicable to Ealing Green CA is set out below:

The Planning (Listed Buildings and Conservation Areas) Act 1990 sets out the process of assessment, definition, or revision of boundaries and formulation of proposals for CAs as well as the identification and protection of Listed Buildings. Authorities are required to pay special attention to the desirability of preserving or enhancing the character or appearance of the CA, or in case of Listed Buildings, to have special regard for their preservation in the exercise of their powers under the Planning Acts.

Planning Policy Guidance (PPG) Note 15, for local and other public authorities, property owners, developers, amenity bodies and public, sets out Government polices for the identification and protection of historic buildings, CAs, and other elements of the historic environment. Ealing Council’s Unitary Development Plan (UDP) or Local Development Framework (LDF) includes its statutory policies for implementing the Acts and apply the PPG. This Appraisal should be taken into account when considering planning or listed building applications within the Conservation Area.

The prime objective of the relevant legislation and guidance is the preservation and/or enhancement of character or appearance of CAs. Any proposed developments which conflict with that objective should be normally expected to be refused. PPG 15 and local policy also support a presumption in favour of preservation of any buildings or objects which are considered to make a positive contribution to the character of a CA. At the same time, it is recognised the need to accommodate changes which respect or reinforce the character of the area in order to maintain its vitality.

Many local planning policies – not only those for design and conservation – can affect the developments in a CA. For instance polices on sustainable development, meeting housing needs, affordable housing, landscape, biodiversity, energy efficiency, transport, people with disabilities, employment and town centres can all influence development and the quality of the environment in CA. However, policies concerned with design quality and character generally take greater importance in CAs. The adopted UDP’s section on Urban Design includes policies dealing with:

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• Design of Development (4.1) • Mixed Use (4.2) • Landscaping, Tree Protection and Planting (4.5) • Statutory Listed Buildings (4.7) • Conservation Areas (4.8) • Ancient Monuments and Archaeological Interest Areas (4.9) • Commercial Frontage and Advertising Signs (4.10)

Throughout the Urban Design section, references are made after each policy to further relevant documents and policies, including: • SPG 5: How to Prepare an Urban Design Statement • SGP 12: Greening Your Home • Ealing LA21: Keeping Your Front Garden Alive • PPG 15: Listed Buildings and Conservation Areas • PPG16: Archaeology and Planning • PPG 19: Outdoor Advertisement Control • “By Design - Urban Design in the Planning System: towards a better Practice”(CABE & DETR, 2000) • “By Design – Better Places to Live: A Companion Guide to PPG 3” (CABE, 2001) • The London Plan, Policy 4B.5, 4B10, 4B11, 4B12, 4B14

Policy 4.8 for CA states: • The Council will preserve or enhance the character and appearance of CAs and their setting. • New developments, built or otherwise within or adjacent to the CA, will be permitted provided that they are well related to the existing character of the area in terms of its historic and architectural quality and green setting. The Council requires that any development proposal adhere to the Council’s specific CA guidelines. • The council will refuse planning permission and CA consent for development of existing buildings, unless the proposed replacement development will preserve or enhance the character of the CA. Where appropriate, the Council will also make Article 4 Directions that restrict development rights granted by the General Permitted Development Order. • It is the Council’s intention to create new and extended CAs in the Borough, in areas which merit this status, having regard to the individual quality of the area as a whole.

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Ealing Green Conservation Area Character Appraisal

The criteria for further designation or extension of CAs are sets out as: • The area concerned must be the setting for one or more of the following:

1. Listed Buildings, or a group of buildings of good design from any period especially when they create an attractive townscape. 2. Urban open spaces or historic village greens. 3. Features of historic or archaeological interest including industrial or transport heritage. 4. Landscape features including, water, trees, and gardens of value for their plant, wildlife or their amenity of the surrounding area. 5. An historic street pattern.

• The area should have some cohesion of character worthy of preservation. • The benefit of preserving that character must be considered to be greater than the loss of certain permitted development rights having regard to the financial and resource implications of such action.

Detailed advice on policies contained in the UDP, on restrictions on Listed Buildings, residential and commercial properties in Conservation Areas, and for guidance on the procedure to apply for permission, can be obtained from the London Borough of Ealing, Planning and Surveying Services, Perceval House, 14-16 Uxbridge Road, London, W5 2HL, Tel 020 8825 6600, email: [email protected], or, alternatively, from the Council’s website at www.ealing.gov.uk.

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10. Glossary

Ashlar hewn blocks of masonry neatened and laid in horizontal courses

Arch the spanning of an opening by means other than a lintel. Most commonly arches are curved and made up of wedge shaped blocks. Numerous variations exist e.g. Blind, Triumphant, Vernacular

Band an unmoulded, projecting string course, often delineating a floor/storey

Bargeboards projecting boards set against the incline of the gable of a building

Bay the vertical division of the exterior, (or interior) of a building marked by a window opening. They may be Round, (or Canted) or Square

Bond style of laying Headers, (bricks laid with the long side at right angles to the face of a wall), and Stretchers, (bricks laid with the long side along the face of the wall), within masonry courses. Flemish Bond is where alternate Headers and Stretchers are used in the face of the wall. English Bond is where alternate courses of bricks in the facing wall are either Headers or Stretchers

Buttress a mass of masonry or brickwork projecting from or built against a wall to give additional strength

Capitals the top or head of a column, pier or pilaster, which relate to Classical architecture

Casement window a window hinged vertically to open like a door

Cladding an external covering applied to a structure for protective/aesthetic purposes

Coade Stone an artificial cast stone used from the second half of the 18th Century for decorative keystones

Column an upright, often supporting, structure either, round, square or rectangular in form

Coping a capping or covering found on top of a wall. They can be flat or sloping to discharge water

Cornice a projecting, decorative moulding found along the top of a building refers to a cornice made up of a series of small square blocks Dentil Cornice

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Corbel a projecting block, usually stone, supporting a horizontal beam Course a continuous layer of stones or bricks found in a wall. Referred to as String, (horizontal) or Soldier (vertical)

Cupola a dome that crowns a roof or turret

Curtilage the available space attached to a property which forms a singular enclosure

Door hood a projected moulding above an exterior door designed to through off the rain

Dormer window a projecting window placed vertically in a sloping roof with a roof of its own

Dressings a decorative feature made of stones, most commonly set around windows

Eaves the underpart of a sloping roof overhanging a wall, (Oversailing), or flush with it

Elevation the external wall or face of a building

Façade commonly the front face of a building

Fanlights a window, often semi-circular with radiating glazing panels, found over a door in Georgian buildings

Fenestration the arrangement of windows in a building

Finial a formal ornament, (usually in Fleur-de-Lis) at the top of a gable, pinnacle or canopy

Footprint the total area over which a building is situated

Gable the triangular upper part of a wall found at the end of a ridged roof

Grain refers to the arrangement and size of buildings in the urban context

Hardstanding an area of hard material used for parking cars within the cartilage, (often front garden space) of a house

Hipped roof a shallowish pitch with sloping at the vertical ends

Keystone central wedge-shaped stone at the crown of an arch

Mortar mixture of cement, (or lime), sand and water laid between bricks as an adhesive

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Lintel a horizontal supporting element of timber, metal or stone found across the top of a door or window

Mansard roof has a double slope where the lower part is steeper than the upper part

Moulding a continuous projection or groove used decoratively to throw shadow or rain water off a wall

Mullion a vertical element (glazing bar) that divides a window into two or more lights

Pantile a roofing tile with a curved S shape designed to interlock

Parapet a low wall used as a safety device where a drop or edge exists

Pediment a low pitched Gable above a Portico

Pier a solid vertical masonry support (or mass) found in buildings and walls

Pilaster a shallow pier projecting slightly from a wall

Pinnacle a small pyramidal or conical shaped crowing element

Pitched roof the most common type. Gables exist at each end of the pitch

Plinth the projecting base of a wall or column

Pointing the exposed mortar finish to brick or masonry joints

Polychromatic multi-coloured brickwork

Portico a roofspace open or partly enclosed

Quatrefoil a set of decorative openings, often leaf shaped cut into an arch

Quoins dressed bricks found at the corners of buildings, usually laid so that the brick faces are alternately large and small

Ragstone rubble masonry, rough building stones or flints, generally laid in irregular courses

Recess space set back in a wall, often the setting for an entrance porch

Render plaster or stucco applied to a wall

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Rooflight a window set flush into the slope of a roof

Rusticated masonry cut in huge blocks, often in its original hewn state, that is normally found on the lower half of buildings

Sash window a window that is double hung with wooden frames (sashes) that slide up and down with pulleys

Sepulchre a recess with Tombchest designed to receive an effigy of Christ

Sett paving slabs

Sills the horizontal element found at the base of a window or door frame

Stucco a form of plaster used internally or externally to decorate or protect

Transom a horizontal bar of stone or wood across a window

11. Bibliography

English Heritage, Guidance on Conservation Area Management Plans, 2005

English Heritage, Guidance on Conservation Area Appraisals, 2005

Ealing Council, Adopted 2004 Plan for the Environment, 2004

Pevsner, N., The Buildings of England. London 3: North West, 2002

Hounsell, P., The Ealing Book, 2005

Rogers, J. & Eden, R., Images of London- Ealing, 2004

Pevsner, N., The Buildings of England. London 3: North West, 2002

Ealing Library Service, Ealing In the 1930s& ‘40s, 1985

A.A., Ealing and Brentford: a History of the county of Middlesex, 1982

Ealing Library Service, Ealing as it was, 1980

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Ealing Green Conservation Area Character Appraisal 12. Appendix - Stakeholder consultation

12.1. List of stakeholders consulted Ealing Civic Society

Conservation Area Panel

Ward Councillors for Walpole and Ealing Broadway

12.2. Ealing Green Conservation Area Appraisal Questionnaire sent to stakeholders

1. Please list any special qualities, distinctive features or areas, which you consider a positive contribution to the Conservation Area.

2. Can you identify any key feature – within the built or natural environment – that you feel have been eroded over time?

3. Can you identify any development that has taken place since designation, which you feel had a negative impact of the character of the conservation area? If yes, why?

4. Can you identify any areas on the attached map that you consider should be included or excluded from the Conservation Area? Please give your reason.

5. How effective do you consider the present controls over development to be? Please explain.

6. Apart from the Listed Buildings within the Conservation Area, are there any buildings or structures that you consider are of architectural or historical significance? Please give details.

7. Can you identify any open spaces, significant trees or hedges that you feel make a significant contribution to the special character of Conservation Area? Please list

8. What would you say were the most significant views, vistas or panoramas, within, into or from the Conservation Area? Please give details.

9. In your opinion, what impact does road traffic have upon the Conservation Area?

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10. Do you think there are any areas that would benefit from being car-free? If so please describe.

11. Are the streets and public areas generally appealing and easy to use? Please comment.

12. Do you think that street furniture in character with the Conservation Area? If not, what improvements could you suggest?

13. Do you have any concerns about personal safety within the area? Please give details.

14. Do you feel that sufficient Conservation Area direction exists to guide development proposals? Please give details.

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EALING GREEN CONSERVATION AREA MANAGEMENT PLAN

1. INTRODUCTION...... 2 2. POLICY...... 2 3. CONSERVATION AREA DESIGNATION...... 4

3.1. CHARACTER APPRAISALS ...... 4 3.2. ARCHIVES AND THE IMPORTANCE OF THE PAST ...... 4 4. DEVELOPMENT CONTROL...... 5 4.1. PRINCIPLES FOR DEVELOPMENT CONTROL...... 5 5. PRESERVATION AND ENHANCEMENT...... 7

5.1. UNDERSTANDING THE ASSET ...... 7 5.2. MAINTAINING QUALITY...... 8 5.3. PRESERVE OR ENHANCE ...... 13 5.4. ELEMENTS AT RISK ...... 14 5.5. MONITORING AND REVIEW ...... 18 5.6. CONSERVATION STRATEGY AND PRACTICE ...... 18 5.7. ARTICLE 4 DIRECTION CONSIDERATIONS FOR EALING GREEN CA...... 18 6. CONSULTATION...... 19

Ealing Borough Council 2007 1 Ealing Green Conservation Area Management Plan

1. Introduction This plan sets out the local authority’s approach to managing the future of the Ealing Green CA. It is based on an appraisal of the character of the CA, the statutory planning policies affecting the area, the role of other local authority services in the area, and the requirements and aspirations of local people – both residents and businesses.

It is very much a partnership document, ‘owned’ by all parties involved in producing it. This partnership approach means that the plan will be respected, and will be guided by the conduct of all the partners. 2. Policy This Management Plan indicates how the policies in the Local Development Framework (LDF), along with other matters, will figure in the on-going management of the Ealing Green CA. It is not a planning policy document itself however, and it does not form part of the Local Development Framework (LDF).

Ealing’s Local Development Framework comprises a series of documents. The following documents have a bearing on the Conservation Management Plan:

• The ‘unitary development plan’ (UDP), also known as the Plan for the Environment. This contains the statutory policies for development in the CA and elsewhere in the borough. Volume one of the UDP has policies for all types of development. There is a specific policy on conservation in Chapter Four on Design (policy 4.8). Volume Two of the UDP shows sites and areas across the borough. The Ealing Green CA is indicated in Table 10.12 and Map 8 in volume two of the UDP. The UDP also has a “Proposals Map” which specifies the definitive boundary of the Ealing Green CA. It should also be noted that the UDP comprises the development plan for the borough along with the Mayor of London’s London Plan. For most purposes, the London Plan policies are reflected in the UDP, and there are cross-references to them in the UDP.

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• The series of supplementary planning guidance and supplementary planning documents provide more detailed guidance on how the statutory policies should be applied. These cover topics, sites and area.

• The Local Development Scheme sets out the programme of work on future planning policy. This includes reference to a Supplementary Planning Document on Conservation, which is currently being prepared, and which will be subject to formal consultation in the autumn of 2007. In May of 2007, the Council’s preferred options for the planning of the borough will be published.

• The Statement of Community Involvement sets out the Council’s commitments to community involvement in all aspects of town planning, including matters pertaining to the Ealing Green CA.

• There are also other documents providing background information and monitoring data in the LDF. All published information on the Local Development Framework is on the Council’s web site at www.ealing.gov.uk/planpol

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3. Conservation Area designation Ealing Green is one of 29 (twenty-nine) of L.B. Ealing’s Conservation Areas (CAs) and it is managed, like the others, by the legal regulations of the Planning (Listed Buildings and Conservation Areas) Act, 1990. The Council operates its responsibilities under the Act to “preserve and enhance” the character of the CA. The Council will also undertake regular reviews of the area to monitor the quality of development and the effectiveness of its policies and guidance.

3.1. Character appraisals The Council has completed a DRAFT Character Appraisal for the Ealing Green CA, of which this Management Plan is a further part. The Appraisal has been produced to describe and evaluate the special architectural and historic interest of the CA. The statement of character will provide a basis from which to evolve not only the making of development control decisions, but also for the informed framing of design guidance. The Appraisal is the basis for the direction of this Management Plan, identifying the elements of special interest of the Ealing Green CA that require attention or effort. The Appraisal also provides a valuable resource upon which to defend Appeals against refusal of planning permission.

3.2. Archives and the importance of the past The CA contains a significant portion of historic fabric and evidence of this has been included in the Appraisal to demonstrate the evolution of the area, particularly over the past 200 years or so.

The earliest settlement in the area was called “Yealing” and it developed around the old Church of St Mary, in the southern part of the CA. Archaeological evidence shows that parts of Ealing have been occupied for at least 7,000 years The Appraisal deals with its evolution from this time up to the 21st century. Historic maps of the late 19th and 20th century demonstrate how a village grew up into a large and prosperous Victorian suburb along the main routes. Archival material, taken chiefly from the local sources maintained by L.B. Ealing, has been included in the Appraisal to provide a sense of historical depth and to illustrate the reality of Ealing’s past. Elements of this past may still be felt and understood, the CA in fact contains an unusually high number of buildings of historical and architectural interest (at local and national level) thus posing questions about their protection and enhancement

Ealing Borough Council 2007 4 Ealing Green Conservation Area Management Plan of their setting as the development of sites and to existing property within the CA inevitably unfolds. 4. Development control As a result of the demand for development, the character of the CA is under constant threat posed by unsympathetic, poorly designed and executed new buildings, extensions and alterations. Most of these are already controlled by existing legislation, administered by the Council’s professional officers. High quality development control plays an important part in managing changes to the CA.

4.1. Principles for development control The Ealing Green CA and its immediate surroundings are under strong development pressure. Ealing acts as a very busy shopping centre for western Greater London, with its extensive range of high street shops, but also with a few small family businesses. Within the CA and facing the main streets are terraces or groups of buildings dating from the late 18th century to the 1930s and beyond. These provide a wide variety of architectural styles and details. Nevertheless the poor quality of several 1950s, 1960s and later developments provide opportunities for new improvements. Modern shopfronts and signage in many cases spoil (especially along Bond Street) the overall appearance of many fine Victorian and Edwardian buildings. The residential stretches of the CA, although they do not offer opportunities for major developments, are under a lot of pressure for small-scale interventions to the residential properties. Sensitive and responsive management is required in order to cope with this pressure and the following principles will be adopted to guide the Council in its control of development:

1) The Council will apply the principles, guidance and regulations outlined in the Planning (Listed Buildings and Conservation Areas) Act 1990 and the broader guidance of Planning Policy Guidance Note 15 (PPG15) and any subsequent revisions or additions.

2) The Council will apply the policies outlined in its Plan for the Environment, the Unitary Development Plan (UDP) as adopted in October 2004, until such time as these policies are replaced by policies in the emerging Local Development Framework.

3) The Council will require all planning applications to be supported by a Design and Access Statement. This should be a brief but thorough guide to the reasons for the development and

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how the design fulfils these, together with a statement concerning any access issues that may exist.

Officers of the Council can provide assistance to applicants with more information and with examples on file of successful Design and Access Statements.

4) A major requirement for any development proposal in a CA is quality, covering the design, materials, workmanship and execution.

5) The Council will not dictate on the choice of architectural styles of any proposed new buildings, extensions or alterations but the position may be simply put as follows:

• Contemporary and Modernist styles are entirely acceptable if they are high in quality and provided that they remain sympathetic in the context and towards the host building and/or other neighbouring buildings

OR

• Replicas of good, older buildings may be preferred provided that they are properly researched and high in quality. The design, scale, massing and detailing of such Traditionalist schemes should accurately replicate the contextual, local materials.

6) The drawings through which proposals are submitted should clearly and competently demonstrate the intentions of the development, preferably being accompanied by photographs and anything else that can demonstrate the project’s aims.

7) The Council will make use of technically experienced and qualified Officers in guiding the assessment and determination of all applications received.

8) Applications for work in CAs must be accompanied by clear indications of the materials to be used in producing the external finish and architectural details of the proposed buildings. Actual samples of the materials should be submitted as part of the preparations of the

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scheme and/or in the course of beginning on-site building operations.

9) Where possible, the Council recommends pre- application consultation. Planning Services and applicants may thus work jointly to produce schemes that are successful and high in quality. Experience has demonstrated that advance work of this sort is the most effective and efficient way of preparing applications. 5. Preservation and enhancement

5.1. Understanding the asset The Character Appraisal of which this Management Plan forms a part is central to understanding the Ealing Green CA and its future needs. As a result of the appraisal process, including the public consultation exercise, the aspects of the area that are under the most threat have been identified and a number of negative features, which need to be addressed in this Management Plan, identified. These are as follows:

Spatial:

• Busy traffic dominates the main roads and junctions, exasperated by the mainly cluttered pavements (Bond Street, The Green and St Mary’s Road) • Use of utilitarian materials such as concrete slabs, tarmac, average quality street furniture • Areas of very poor paving with disturbed street surfaces • Dominant street “clutter” e.g. service boxes, redundant railings, signage, bollards, etc. • Back land areas and gap sites that create fractures within the urban grain • Poor setting for some of the Listed Buildings: e.g. St John’s Church, Westfield House, St Mary’s Building. • Loss of front garden trees and fences

Buildings:

• Poor condition of some of the buildings in the CA

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• Poor quality later developments that are not sympathetic with earlier and valuable architectural remains • Poorly designed shopfronts and uncoordinated street furniture • Very poor quality shopfronts displaying the following negatives features: ƒ Over-deep fascias ƒ Garish colours ƒ Shopfronts in need of repair ƒ Dominant and poor quality lighting ƒ Unattractive signage ƒ • Poor quality extensions and alterations generally • Satellite dishes on many front elevations • Many buildings in need of repair and require restoration of lost architectural features such as cornicing, windows, and doors • Demolition of original boundary treatments. • Replacement of early boundary treatments with new walls of inappropriate design and materials • Conversion to hardstanding of front yard especially in Mattock Lane • Poor quality roofing materials, have replaced the original natural slate or tile roofs

5.2. Maintaining quality The Council’s attention to quality in the Ealing Green CA will be maintained through its contribution to the following elements of development and alteration.

1) Quality of applications

In line with PPG15 the Council will not accept outline applications for proposals in CAs. Full applications will be required to be supported by properly drafted, accurate, scale drawings with plans, sections and elevations. In many cases for large schemes the Council will also expect analytical drawings, showing proposals in context, either through streetscape sections or three-dimensional images.

2) Quality of materials

The Council will, where possible, require that materials proposed are submitted as part of an application and not as a Condition.

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3) Details

Where appropriate to aid in the assessment of an application, the Council may require the submission of large-scale construction detail drawings. This enables officers to check the quality of what is proposed and ensure that on site design is not left to the builder.

4) Experienced persons

The Council will always advise that applicants appoint both consultants and builders who have experience in historic building work.

5) PVC-U (Unplasticised Poly Vinyl Chloride) in window frames and other architectural elements

The Council has a well-founded preference for traditional, renewable materials and will therefore exercise its powers to advise and to insist, in cases where appropriate against the use of architectural elements and fenestration details in PVC-U or other manufactured substitutes. For buildings which are in commercial uses, or for flats, planning permission is usually required to install such windows and the Council can take enforcement action against any windows which have been installed without permission. For family houses, although there are currently few (if any) in the Ealing Green CA, the Council can also control the use of such modern details and materials through an Article 4 Direction. More information is provided in section 5.7 – Article 4 Direction considerations for the Ealing Green CA.

Plastic window frames and doors are not felt to be able to replicate the quality and appearance of original timber windows in CAs. Upvc is non-renewable and contributes to pollution. When used elsewhere on buildings, such as porches, barge-boards and conservatories it can have a negative effect upon visual appearance that should not be permitted in CAs. Depending on the individual circumstances, aluminium may not be considered an acceptable replacement for steel in window frames.

Generally, the Council believes that it is the attention to detail and the specific concern about quality at all levels that will help to preserve or enhance the character and appearance of the Ealing Green CA.

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6) Alterations and extensions to roofs and their covering materials.

The roofscape is an important element of the character of the CA. Any works whether for new buildings, extensions, alterations or the replacement of existing roof coverings, require planning permission to ensure that special care and attention is paid to the scale, the massing, the design and the materials employed.

• Dormer windows Inset dormer windows will usually be accepted on the rear roof slopes but only rarely on the front or the side. They should not dominate the rood slope.

Dormer windows should be of traditional design. A roof shape in keeping with the original profile is preferred but a flat roofed dormer may be necessary in smaller or shallower roofs, to allow 500mm to the ridge, valleys and hips. All dormer windows should be finished with moulded eaves, cornices and timber fascias. Where possible the window(s) of the dormer should align with the windows of the main house.

There should be no tiling on the front elevation.

• Roof extensions

Roof extensions should be built within the existing roof slope: they should not be wrapped around two roof slopes, exceed the height of the ridge, or form a continuation of the wall below. Changing a hipped roof to a gable should be avoided.

The ridge of the roof should not be raised to accommodate greater headroom: this will change the proportion of the house and may spoil the character and uniformity of the street scene.

• Rooflights

Rooflights will usually be acceptable on the rear roof slopes and on occasion on the sides. Any rooflight should be “conservation rooflight” which lie flat in the roof.

• Tiles Tiles /slates should match the original in type, material and colour. Interlocking tiles are rarely appropriate.

• Chimneys

Chimneys are a particularly important element of the character of the Borough’s CAs and the Council has a

Ealing Borough Council 2007 10 Ealing Green Conservation Area Management Plan clear preference for the retention of existing chimneys where they contribute positively to local character and for ensuring that new proposals that include chimneys are high in quality of design, materials and execution.

Extensions

The proliferation of unsightly and over-scale rear, side or roof extensions are regarded as detrimental to the historic environment of Ealing Green. They change the original relationship between buildings. For this reason, applications for extensions of this sort will be carefully considered and, where necessary for the preservation of local character, will be resisted.

7) Brickwork

The management of brickwork and the pointing of walls is a critical issue in preserving details in the Ealing Green CA. The Council will discourage the use of rendering, pebble dashing, painting and other new surfaces over existing original brick facades.

8) Rear plots, outbuildings and boundaries

Whilst most of the buildings in the residential stretches of the CA face onto the street, with concealed gardens and yards behind, a substantial number of properties are set back from the streetline with large front yards. The management of front yards is crucial both for the appearance a character of the street as well as for the architectural character of properties.

Elsewhere in the existing CA the Council will ensure that the removal of existing traditional boundaries and gardens will be resisted and that proposals to replace or develop boundaries or front or side gardens will be appropriate in their materials and of high quality design that is compatible with the historic character of the CA. The removal of mature trees, unless dead, should not be permitted in order to create hardstandings.

A number of service buildings and single storey garages, and a few unsympathetic later constructions detract from the general quality of the residential areas of the CA

As opportunities for new improved development occur, the Council will seek to ensure that any new buildings “preserve or enhance” the CA and that where possible negative features are removed.

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Garden buildings should be small scale and sited discretely, taking care not to locate too near trees. They should be for ancillary garden use and comprise a single, modest-sized room. Timber is the most appropriate material to ensure they blend with the landscape.

9) Shopfronts and signage

A considerable number of buildings within the shopping thoroughfares of the CA are considered to be of local or national significance1. Shopfronts should attempt to follow the precedents set by those around them and the architecture of the building in which they sit. The Ealing Green CA retains large numbers of mostly modern shopfronts (Bond Street), while occasionally remnants of original, usually late 19th century shopfronts remain(The Green). The Council has published a Shopfront Guidance leaflet which advocates the use of traditional materials and details, but this appears to have been largely ignored. Also many of the shopfronts have been installed for many years and the owners do not want to change them, so improvements can usually only be achieved through the planning process as properties change hands. Firm development control and possibly grant aid is required to ensure that the appearance of the CA is incrementally improved, and the Council will take enforcement action against owners of shops who install new shopfronts or who alter their existing shopfronts without planning permission.

The Council will therefore pay special attention to applications to alter or develop these commercial frontages and will ensure that proposals are high in overall quality and make a positive contribution to the character and appearance of the CA. All changes will also have to adhere to the Council’s Shopfront Guidance leaflet. The Council will also look into updating the existing Shopfront Guidance to ensure that all shopfronts with the CA are included (e.g. shopfronts along Bond Street, the Parades of shops along St Mary’s Road and the at the and of Mattock Lane)

10) Satellite Dishes and Telecommunication Installations.

Satellite dishes are a common problem in many CAs. They disfigure the fronts of historic buildings and also cause a loss of historic character when fixed in locations

1 Ealing’s Adopted Plan for the Environment, 2004, p.37

Ealing Borough Council 2007 12 Ealing Green Conservation Area Management Plan that may be seen from within the streets and open spaces.

In the Ealing Green CA satellite dishes are regarded by the Council as not being in character and therefore will only be acceptable when they cannot be easily seen from the streets or other public parts of the area.

The rules governing satellite dishes in CAs are significantly tighter than outside such areas. These state that the installation of a satellite antenna on any building or structure within the curtilage of a family house in a CA is only permitted development if the following conditions are met:

• The dish does not exceed 90 mm. in any dimension; • Not part of it must exceed the highest part of the roof; • It is not installed on a chimney; • It is not on a building exceeding 15 metres in height; • It is not on a wall or roof slope fronting a highway or footway; • It is located so its visual impact is minimised; • It is removed as soon as it is no longer required; and • There is not a dish already on the building or structure.

Similarly, strict controls exist on commercial buildings and flats, and it is likely that planning permission will be needed for any satellite dish which is on the front elevation of a building, or a roof facing the highway. If in any doubt, please contact the Council’s relevant development control officer.

Telecommunication installations are regarded as causing great potential harm to the historic character of the Ealing Green CA. The law governing the erection of masts and antennae is complex and whilst some companies have licences which allow some structures to be put up in CAs without planning permission, the legislation does allow for consultation with the local authority concerned before the work is put in hand. Further information can be found in the second edition of PPG8 Telecommunications.

5.3. Preserve or enhance

As outlined in Planning Policy Guidance Note 15 (PPG15) proposals for work with the historic environment and, in particular, within CAs must, as a minimum, preserve the character of the CA.

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The Council supports this standard as a basic requirement but will always encourage applicants and their agents to develop schemes that will actively enhance the character of the CA. In meeting these fundamental requirements the Council will require that proposals are demonstrably a faithful replication of the local historical precedent or a high quality contemporary building as described above in 3.1.

5.4. Elements at risk

As previously described in the Appraisal and summarised in section 5.1 of this document the quality of the Ealing Green CA has been damaged to a degree by a variety of factors including:

1. Impact of the busy traffic and poor pedestrian movements

2. Poor quality setting for the Listed Buildings

3. Poor quality later developments

4. Advertising and signage that is boldly designed, and that uses inappropriate modern materials making it visually dominant

5. Uncoordinated streetfurniture

6. Shopfronts that are badly detailed and in poor condition

7. Satellite dishes on many elevations

8. Loss of historic features on many of the buildings

9. Buildings in need of repair and improvement

10. Use of poor quality materials for roofs, windows and facing materials

The Council regards it as important to improve these negative features and to ensure that actions are taken to positively preserve or enhance the Ealing Green CA in the following ways:

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Issue 1 : The Council’s Development Strategy for Ealing Centre2 – in the Easier Movement and Transport section proposes the enhancement of public transport and the introduction of traffic calming measures to be implemented by 2012.

The Council could in fact consider the installation of some traffic management measures to try and reduce the speed of through traffic along the main thoroughfares and other improvements to provide greater pedestrian priority.

Issue 2-: The appraisal has identified several areas of back land and gap sites that create fractures within the urban grain and contribute to poor connectivity. Ealing’s UDP identifies most of those areas as “Development Sites”3. In particular Site No 55, including Ealing Studios, Ealing Hammersmith & West London Collage, St Mary’s House and BT building.

The Site 55 includes: ƒ On the western edge of Ealing Green, within the Ealing Green Conservation Area ƒ Flanking Walpole Park to the west, Pitzhanger Manor to the north and Ealing Film Studios/University House to the south

- Site 55 - Constraints ƒ Development should respect the open nature of adjoining land the architectural and historic importance of the area ƒ Retain educational use of the Ealing and West London College site ƒ St Mary’s House, used by BT, is listed as Grade I ƒ The whole site is within the Ealing Green Conservation Area and adjoins (and the northern part of the site) Metropolitan Open Land ƒ Must not impact on the Park, Pitzhanger Manor Rose Garden and the Manor itself as a Grade I listed building) is an historic area and must be respected ƒ The listed St Mary’s House could be enhanced by new development

2 Ealing Centre – A Strategy For Sustainable Improvement 2002-2012. October 2002 3 Ealing Adopted Plan for the Environment, 2004, Vol 2, pp. 64, 65

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ƒ Walpole Park - Grade II (English Heritage Register of Parks and Gardens) ƒ Potential to produce a comprehensive development site ƒ Enhancing the picturesque setting of Ealing Green ƒ Combining the sites should enable a higher density of development ƒ Opportunity to improve educational use possible joint-use with Thames Valley University ƒ Library/learning resources centre opportunity ƒ More efficient use of building space, (enabling TVU and Ealing Studios to collaborate to develop the media studies courses offered by TVU and Ealing and West London College and enterprise opportunities and facilities offered by Ealing studios)

- Site 55 - Preferred Uses ƒ Cultural and creative industries (TV and film production) and offices; education; performance, museums; community facilities; public realm and some opportunity for restaurant/cafe ƒ EB3A: Ealing/Green/Ealing Tertiary College – refurbishment/redevelopment (retaining Ealing Green High School building and PO frontage). Improved education facilities combining use with Thames Valley University, possibly new public Central Library (as an alternative to Site EB1). Provide new road access south through site to Ealing Studios Media Village ƒ EB3B: Ealing Studios refurbishment of listed buildings and redevelopment of non-listed buildings to create media village comprising film/TV studios, offices, workshops, museum and performance space Development can take advantage of views over Walpole Park

The Council will do its outmost to facilitate the redevelopment of these sites to ensure that they will achieve the desired improvement in terms of their townscape value, setting of Listed Buildings and the enhancement of the local character and identity4.

Issue 3 -: Most of the later developments within Ealing Green CA that have been identified as detrimental within the Character Appraisal (see section 5.5, page 31 of

4 For further information, please refer to Planning Brief of Site 55, of the Ealing’s UDP.

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Ealing Green Conservation Area Character Appraisal) they should be replaced with high quality developments.

This will hopefully create not only an architectural environment of much higher quality but also provide a much more suitable setting for the valuable early architectural remains of Victorian and Edwardian times.

Issue 4-5 -6: The stakeholders’ consultation responses suggest the reduction of street “clutter” (signage, bollards, railings, street lighting etc) and the use of more traditional materials. Also more coordinated street furniture would be welcome.

The Council will need to consider these issues, including the possible improvement of the Listed Buildings within the context of the future development schemes5.

Matters such as signage and advertising are already controlled through existing legislation. The Council will ensure that in future all such changes adhere to the Shopfront Guidance leaflet and other guidance contained within the UDP and subsequent documents. The provision of grants from the Council would help to ensure that local businesses improve their frontages.

Issue 7: The control of satellite dishes has already been discussed in section 5.2 Maintaining quality. Usually planning permission is needed if the satellite dish is visible from the public highway and the Council will enforce against unauthorised dishes.

Issue 8 and 10 See 5.2 Maintaining quality

Issue 9: Several of the historic buildings in the existing CA are in need of some kind of improvement, e.g. replacement of UPVC windows, re-roofing in traditional materials, or repairs to details such as cornicing, eaves and verges. A grant scheme, such as the Townscape Heritage Initiative scheme, which is a partnership between the Council and the Heritage Lottery Fund, could provide the funding for a range of improvements and repairs. Subject to the Council being able to provide match funding, and the support of English Heritage, a grant scheme would help to encourage local property owners to improve their buildings, including new shopfronts.

5 In particular for Ptzhanger Manor and Grounds will be the subject of an application for a Heritage Lottery Grant for a conservation and regeneration scheme that aims to ensure the long life, use and maintenance of the Listed Structures. See, Donald Insall Associates, Pitzhanger Manor Conservation Plan, July 2006.

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5.5. Monitoring and Review

The Council will review its CA Appraisals as part of a five-year programme of regular review and monitoring in compliance with policy reflecting the obligations imposed by the Planning (Listed Buildings and Conservation Areas) Act 1990.

5.6. Conservation Strategy and Practice Ealing Council is in the process of reviewing its 29 designated CAs, some of which have in place Article 4 Directions (A4D) where these are appropriate. To maintain all aspects of the “special character and appearance” of the 29 CAs, the Council will need to retain technical advisors specializing in the preservation and conservation of historic buildings, landscapes etc. A regular five-year cycle of study and review will also be needed to be maintained to assess and monitor the CAs with the aim of the preservation of the areas in the long term. Overall, the Ealing Green CA must be protected for both its residents and business owners, and a programme of improvements instigated to achieve its preservation and enhancement.

5.7. Article 4 Direction considerations for Ealing Green CA When or after designating a CA, the Council can bring under planning control a number of changes to single family houses meaning that all significant changes or developments would require planning permission (called an Article 4 Direction – A4D). The majority if not all of the properties presently within the Shopping Area in the CA are in commercial uses or are used as offices, where such changes, including replacement windows (a particular problem in the CA) already require planning permission. However, the residential sections of the CA contain a number of terraced, single family dwellings where an A4D would ensure that the architectural interest of the buildings was not eroded by incremental, unsympathetic changes. The Council could consider if it is appropriate to propose the application of A4D in parts of the CA and for selected classes of developments.

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Subject to the classes of development selected, the adoption of an A4D could result in the requirement for planning permission to be obtained for all new windows and doors, extensions, porches, changes to the front elevation materials and roofs, and the creation of new driveways and vehicular hardstandings.

The serving of an A4D on family houses, and stricter development control over incremental changes to commercial and flatted properties, will in time result in improvements to the visual appearance of the CA.

In case the Council would consider proposing a selective Art4(2) in the CA. This intention will of course be subject to public consultation. 6. Consultation The strength of the Ealing Green CA Appraisal and Management Plan relies on the knowledge and commitment of business owners, residents, and other key stakeholders. Both documents have been produced in partnership with members of the local community who have provided the authors of this work with the expert views and knowledge to help positively shape the future of the CA. Wider views will be sought in the lead up to adoption of both the Appraisal and Management Plan, and thereafter in every five-year period of review.

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