St. George’s Circus Conservation area appraisal Regeneration department November 2005 www.southwark.gov.uk St. George’s Circus conservation area Regeneration department Contents 1.0 Introduction 5 2.0 The origins and development of the area 10 3.0 Influence of uses on plan form and building types 16 4.0 Archaeological significance 17 5.0 Architectural and historic qualities 18 6.0 The contribution made by key unlisted buildings 21 7.0 Local materials and details 22 8.0 Contribution made by green spaces, hedges or trees 23 9.0 Setting of the areas significant views and landmarks 24 10.0 Negative factors – loss intrusion or damage 25 11.0 Neutral areas 26 12.0 Design guidance 27 12.1 Consulting the Council 27 12.2 Materials 27 12.3 Maintenance 27 12.4 New/Re-development 28 12.5 Windows and Doors 28 12.6 Roofs 29 12.7 Stucco/Render 30 12.8 Brickwork 31 12.9 Shopfronts 31 12.10 Extensions 32 12.11 Street Improvements 32 Listed Buildings 33 Useful Contacts 33 Further Reading 34 St. George’s Circus conservation area Regeneration department 1.0 Introduction 1.1 The purpose of this Conservation Area Character appraisal and Design Guidance Statement is to set out a definitive statement of the character of the St. George’s Circus conservation area based on national criteria and to give a clear indication of the Borough Council’s approach to its preservation and enhancement. • To produce guidance for property owners and occupiers, developers and architects considering development works within the area; • To aid Council officers in assessing the merits of proposals for development and to be used at Planning Appeals or inquiries • To satisfy the requirement of the Government’s Planning Policy Guidance Note 15 (PPG 15), which recommends that all Local Authorities make assessments of the special character and appearance of all conservation areas within their boundaries. 1.2 Once adopted by the Council, this appraisal will be a material consideration when assessing planning applications. It will assist and guide all those involved in development and change in the area. 1.3 The statutory definition of a conservation area is an “area of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance”. Conservation areas are normally centred on listed buildings and pleasant groups of other buildings, open space, or an historic street pattern. A town space or features of archaeological interest may also contribute to the special character of the area. It is, however, the character of areas, rather than individual buildings, that such designation seeks to preserve or enhance. The most recent legislation dealing with conservation areas is the Planning (Listed Buildings and Conservation Areas) Act 1990 (Sections 69 to 78). Guidance to the legislation is given in Planning Policy guidance Note 15: Planning and the Historic Environment (PPG 15), published by the Departments of the Environment and National Heritage in September 1994. 1.4 Planning legislation requires that special attention shall be paid to the desirability of preserving or enhancing the character or appearance of the conservation area. In doing this the emphasis will be on control rather than prevention, to allow the area to remain alive and prosperous but at the same time to ensure that any new development accords with its special architectural or visual qualities. 1.5 This statement has been prepared areas. The Council will seek to preserve and enhance following the guidance in English Heritage’s note the character and appearance of conservation “Conservation Area Appraisals”. areas. The Council will prepare guidelines to identify their special qualities. Identification of the special 1.6 Following the introduction, Section architectural and historic qualities of an area will 2 provides a brief history of the area and its be based on detailed analysis of the area. This development. Sections 3 and 4 assess the influence will include the architectural and historic quality, of the street layout and the area’s archaeology. character and coherence of the buildings and the Sections 5 to 9 deal with the area’s architectural contribution they make to the special interest of the and historic qualities: the contributions of listed and area” unlisted buildings, the local materials, and significant open spaces and views. Sections 10 and 11 deal • Policy E.4.2: Proposals Affecting with sites and factors that have a negative impact on Conservation Areas the area’s appearance and those where the impact “Conservation Area Consent for demolition in is neutral. Section 12 provides guidance on future conservation areas will not normally be granted development and change in the area and on the except where certain conditions are met. These maintenance of the existing buildings. A plan of the conditions are as follows: area is Figure 1. (i) consent will not normally be given for the Location redevelopment of, or demolition or partial 1.7 St.. George’s Circus is located in the demolition of buildings, or parts of buildings north west of the borough at the southern end which make a positive contribution to the of Blackfriars Road. The conservation area was character or appearance of the conservation designated on 23 October 2000 and includes the area; Circus, the western end of Borough Road and the northern end of London Road. On its south western (ii) there are acceptable and detailed plans for side it adjoins the West Square conservation area, the site of the building to be demolished or which was designated on 17 September 1971. partially demolished. Demolition is not to be undertaken before a contract for the carrying Planning Policies out of the works of redevelopment has been 1.8 The Unitary Development Plan for the made, and planning permission granted for London Borough of Southwark was adopted in the redevelopment.” 1995. In addition to specific policies dealing with proposals for individual buildings of special interest, scheduled ancient monuments and historic parks and gardens, there are three policies in the Plan dealing with conservation areas and proposals affecting them. • Policy E.4.1: Conservation Areas “Where appropriate, the Council will designate new conservation areas and extend existing conservation 3.0m 3.5m 28 to 24 BM 3.34m 59a The 2 to 8 43 36 34 Priory 1 to 12 Newspaper PH 47 to 55 15 to 22 House 48 57 10 The Priory BM 3.91m 59 to 16 61 46 3.6m ElSub Sta 63 Primary LB 18 WEBBER STREET 1 to 27 3.5m to 24 Education Tadworth 26 Language 1 to 19 3.8m to 32 T House Centre 94 48 TCB 153 50 92 WEBBER ROW 1 to 19 S 4 se S 1 to 2 t G S e e e eo 1 to 25 r v r ic Overy House g 152 Brookwood Hou 56 e e 's C H entr 1 t o 19 1 t o 19 a Clandon Buildings lt 1 to 30 St. George’s Circush conservation area Regeneration department Q R 151 Albury Buildings Stopher 1 to 36 House 1 to 20 Delarch House 1 3.6m t o 19 o A 24 Markstone House o 1 to 32 t P 1 60 to 1 SILEX STREET Playground BOYFIELD STREET 1 to 25 Algar House 1 to 4 El U 2 Sub Garavi Gujarai House Sta 1 t o LANCASTER STREET 24 B 24 o t O 1 1 1 to 20 1 to 16 Dauney House N LB C 3.6m D 1 t o 24 24 o t 1 1 t o 24 o t 1 1 to 32 Lingfield1 to House 33 1 to 16 Bazeley House M Peabody Square El Sub Sta 44 to 50 50 to 44 o15 to 1 ESS Gibbings House 3.8m 1 to 18 1 to 16 11 5 11 K E Mawdley Games BM 4.21m Court House 227 to 233 133 S STREET t o 15 DAVIDGE STREET 0 J J Hill House 1 to 16 16 to 1 52 to 58 58 to 52 F F KING JAME 235 19 to 1 17 to 32 PH 42 El Sub Sta Milcote 239 House 1 to 16 I I 3.0m 1 to 18 18 to 1 245 16 to 1 G G Mathieson 3.2m Court 66 LIBRARY STREET 5 H H 7 to 13 1 to 16 16 to 1 MIL 35 16 to 30 30 to 16 COTE STREET a to r WATERLOO 67 66 2 2 1 Hunter House ROAD 3.7m 1 to 4 1 to 15 15 to 1 a to p Gardiner 31 R S R Librar y House Erlang House a to p a to p R O A D A O R 32 McLaren House 268 to 282 282 to 268 BL A C K F R IA R F K C A BL LANC 31 33 STREET ASTER 259 M u r p h y H ou se 30 30 PC 29 282 282 PH to 1 t o 24 MILCOTE STREET 268 South Bank L IB R AR YAR TSTRER EIB L Library University M ur ph y H o u se Car Park 1 2 13 t o 16 WATERLOO ROAD 3.4m 4.2m 3.2m 1 GEORGE'S BO R O U G H R O AD ST CIRCUS DODSO N STREET 3.5m 284 to 302 302 to 284 103 El Sub 04 1 Cranfield Row Sta 1 05 05 1 1 1 PH 1 0 9 t o 1 1 2 2 1 1 o t 9 0 1 14 Posts 13 1 11 9 9 11 3.4m The South Bank University BM 4 .41 m KELL STREET Duke of 1 t o 3 3 o t 1 W ES T M I NS T E R B RID G E R O A D Clarence TCB 5 4.3m (PH) 1 to 6 132 131 7 to 12 7a 7a 7c 4 3 3 5 S t G e o r ge ' s TCB ROTARY STREET ol 1 R C P r i ma r y Sc h o 13 to 18 Hugh Astor 125 to 128 Court 1 9 t o 2 6 6 2 o t 9 1 FB 3.3m 6 3 27 to 32 32 to 27 Whitehorse 124 5 5 Mews 3.2m 123 Students Union Building 9 9 119 to 122 Turntable 2.8m Carriage Shed Place th wor Key 10 10 5 5 Bank 6 6 LAMBETH ROAD Posts THOMAS DOYLE STREET KEYWORTH STREET 4.2m Chy 15 15 PH 2 15a 44 South Bank University 46 16a 16a C a r r ia g e D e p o t South Bank University 4 100 to 116 16 17 17 5 28 1 10 PH 38 3 11 11 8 21 21 18 18 2 48 1 LB Flaxman House 6 13 2 N o t r e D a m e R C GLADSTONE STREET 4 22 3.9m 23 onda r y G i r ls Sc h o o l 6 S e c 30 k Technopark 32 3.7m Ban 21 33 South 1 BM 45 23 33 Proposed4.36m Conservation Area 12 St George’s Circus, SE1 35 35 LONDON Fn 5 ROAD Listed buildings 37 k T 7 17 EE 29 ol 4l E 30 C of Jude's Southwar 90 St mary Scho ROW Unlisted buildings that make a positive contribution 31 Pri NBROOK STR COL 32 33 33 9 GARDEN 3.9m 41 34 George's Court 116 St 35 91 91 10 Vic © Crown copyright reserved 42 St Jude 's 13 11 25 0 Church 37 1 1 14 46 Figure 1 Plan of the Conservation108 Area 10 1 to 63 104 22 34 43 43 7 7 11 4 4 1 1 8 8 5 5 3.4m 9 Pro 2 2 Newman House spe 6 6 ct Hou 3.4m 44 18 22 22 3 3 50 se Games Court 24 24 51 51 52 52 19 53 53 20 20 21 21 WOOD STREET 80 GAY Posts 56 56 19 23 24 24 Introduction • Policy E.4.3: Conditions for Planning planning guidance documents relating to different Permission in Conservation Areas themes – including design and heritage conservation “Planning permission for proposals affecting – and for different areas: conservation areas will not normally be granted except where certain conditions are met.