Download Walworth Road Response to Conservation Area

Walworth Road Response to Conservation Area Appraisal from Southwark Council
Included in Planning Application 15/AP/4191
12th January 2016
The Walworth Society strongly supports the Conservation Area Appraisal that Southwark
Council has developed and the particular guidance that it offers. We would like to highlight a
number of elements (in no particular order of importance) and make a small number of
suggestions for improvements to it. Mindful of the particular development pressures facing
the area today, we would encourage the swift adoption of this Conservation Area and the
implementation of guidelines because we can understand the tangible benefits that would
result.
More generally we wonder whether the CAA guidance might be slimmed down to make it a
more practical document and thus more easily and widely used. The inclusion of illustrations
and maps might also help to improve accessibility. Potentially the HAA report could be crossreferenced as an evidence base and this could help to reduce the size of the CAA
significantly.
1. Preserving the current historic building line, heights and details
We support the idea of maintaining the grain, materiality, historic building lines, proportions
and building heights in the Conservation Area; meaning that any new façades/buildings will
be designed to respect and to echo the narrowness of the traditional building plots, creating
strong vertical rhythms that are sympathetic to the historic character and appearance of the
existing street.
We support the idea of continuing to maintain three and four storey building heights, by
maintaining and continuing existing parapet lines. This is particularly prescient given the
buildings at either end of the street, and in particular the northern end of the Walworth
Road, are becoming so tall. It is important to maintain the human, more domestic scale of
the Walworth Road, as buildings of this height makes it a sunny, welcoming environment
which is pleasant to experience as pedestrians and avoids shadows from tall buildings.
We support the detailed guidance about the forms that new roof extensions should take,
closely mirroring existing designs. In particular, that chimneys and other characteristic roof
level building details and materials should be reproduced. We can see that without
protection, these elements are beginning to disappear. Retaining these features will help to
preserve the character of the road and ensure that the rhythm and consistency of each
terrace remains legible, as well as retaining important clues about earlier patterns of
development and the Georgian origins of the street.
2. Preserving, enhancing and upgrading a local shopping street that is a pleasure to use
Overall we welcome the guidance given to those who want to set up and run shops on the
Walworth Road, in terms of preserving the original characteristics of the buildings, and
recognise that if owners upgrade their shops in the way proposed, the Walworth Road will
be a better place to shop and that more people will want to set up shops.
In our view, an important feature of traditional high streets, such as Walworth Road, is the
low rise form which permits generous levels of sunlight and a sense of openness. It is
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important to maintain a high degree of connectivity with the surrounding streets and estates
and to recognise the value of its distinctive landmark buildings (such as pubs) which frequent
and activate its many corners. A particular asset is the assemblage of coherent and well
cared for traditional shopfronts, which form a really distinctive asset for the wider Walworth
area, particularly as the Aylesbury and former Heygate Estates sites are completed and will
exhibit an entirely different character.
2.1 Shopfronts
We support the clear guidance from Southwark about the appearance of shopfronts so that
over time they will come to sit more comfortably with the existing buildings. The clear
shopfront guidelines expressed in the Conservation Area Appraisal place emphasis on the
importance of the design of all shop fronts, including the restoration of the traditional
elements that still exist, as well as a strict policy concerning the replacement of more
traditionally detailed and proportioned fascias, shop signage and projecting signs which
mean that they will sit more comfortably and sympathetically within the terraces, so there
will be more consistency across the street and individual signs will not be excessively garish
or obtrusive. We also welcome the guidelines on shop windows, and other windows in the
buildings, to ensure that replacement designs are guided by the original designs of buildings
from relevant periods (C18th, C19th and C20th).
We support the very clear guidance given to businesses and landlords in terms of not having
externally visible satellite dishes, no extraneous cables, more simply and sympathetic
signage designs, maintaining bins and waste facilities behind the shop fronts as well as
guidance on colour and lighting. We support strongly guidance that shops should not have
completely open shop fronts on the Walworth Road, from the point of view of retaining
valuable heritage as well as issues of safety and hygiene. However, we can see that there
perhaps may be a role for these more open style of shopfronts on East Street market.
2.2 Refuse
We support keeping utility, refuse and service areas behind each street frontage and the
idea that these services are integrated into any new buildings; overall this will clearly
improve the appearance, safety and ease of use of the public footpath which is currently
littered with over 40 commercial refuse bins.
3. Pubs and other important landmarks of quality
We particularly welcome the emphasis on retaining pub and bank buildings which typically
have a high quality and distinctive form of architecture, and represent important visual
landmarks along the street. In addition, where appropriate, we would of course advocate
their continued use. In particular we would highlight the Old Red Lion PH, which has been in
use as a pub in that location since the early 1800s. We note that the Tankard PH has not
been included in the proposed Conservation Area. The Tankard PH has changed very little
since it was re-built as a Tudorbethan pub in the 1930s and features the most remarkable
set of chimney pots on the Walworth Road and some wonderful detailing on its windows.
We would therefore recommend its inclusion in the proposed Conservation Area.
We also note that the Barclays bank building (circa 1888) and the former NatWest bank
building (circa 1918) were both purpose-built as banks, and have only ever been used as
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banks. As well as offering important services to customers and driving footfall along the road,
they are both buildings of quality and are important landmarks.
4. Exclusions
We remain unclear as to why the block north of Hampton Street cannot be included in the
Conservation Area. It is the last remaining part of the ‘Piccadilly Circus of the South’ which
once defined the character of the Elephant & Castle area. Furthermore, it is in clear danger
of redevelopment, having lost one building recently on Hampton St. The whole block is a
continuous set-piece, being constructed in the late 1880s where each building was built by a
different builder but remains coherent overall. Built on historic plot widths and featuring
traditional materials, it contains attractive and distinctive gables in the Queen Anne style.
We urge its inclusion in the proposed Conservation Area or at the very least some prompt
action to consider its protection as part of Site 39B, with which it is understood to be
associated.
5. Opportunities for sensitive restoration or redevelopment
5a Restoration
We are strongly supportive of the guidance in the CAA which supports the restoration of a
number of the historic terraces. We believe that these terraces in particular have the
capacity to improve the overall offer of the Walworth Road and consider restoration of
these important blocks would act as catalysts to wider regeneration.
We particularly welcome the prominence given to the three storey small scale mid-19th
Century buildings that were built for artisans – no 282, the South London Press building
(adjacent to Poundland in the former Temple Bar PH) and 273, the Greggs building. These
two buildings have never been recognised before and yet they clearly illustrate the mid
C19th period when artisans lived and traded from small-scale shops along the road. Both
roof designs are typical of the period.
We welcome all seven examples of buildings listed for “sensitive repair” but we would like to
make particular mention in addition of the following: 273 Walworth Road (Greggs) along
with nos 5 and 7 East Street. These represent the entrance to East Street market when it
was widened at the turn of the 20th Century and are the only remaining clues as to the
atmosphere and scale of the world famous market. These historic buildings are clearly at risk
owing to the very poor state that they are in. In addition we would also suggest the
highlighting of the 3/4 single storey shopfronts on East Street including the 1876 shop front
directly opposite on the southern side, as well as the single storey retail units built circa
1900/10 on the northern. These are the only original East Street market buildings that
remain at the Walworth Road end. Together they represent an historic, atmospheric and
small scale entrance to the market.
We would also recommend the highlighting of the original William of Walworth PH (297
Walworth Road) which has an intact façade. In the past it hosted one of the most exuberant
and impressive granite Victorian shop fronts on the Walworth Road.
The terrace formally known as Crosby Row is integral to the historic character of the area
and worthy of restoration as a whole, therefore we would propose the sensitive restoration
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of 201 to 237 Walworth Road. The building that is in particularly poor state is 209 Walworth
Rd (not 213 as stated in the report).
We would also propose the recognition of the view looking from nos 284 to 286 Walworth
Road looking north. This is a view of a building gable and chimney pots and, included in the
foreground, one of the TPO’d trees on the former Carter Gardens. This view is clear evidence
of the historic domestic scale of the road, containing a side gable and chimney stacks. We
note that 288 is a single storey post-war building and would recommend that any
redevelopment takes into account keeping a clear view of the chimney stacks.
We would ask that the finial on No 250 above Schwar is photographed and documented in
the eventuality that shop front improvements for this terrace could mean that the finials
could all be restored. This appears to be the only example of the original finial design which
now remains.
The tripe factory on Cadiz Street. Built of a pleasing stock brick, this appears to be a C19th
light-industrial building, with original lantern light in the roof and a traditional shopfront, all
of which could be restored and re-used for retail purposes. This building may also contain
original internal features.
5b Re-development opportunity guidelines
Overall we welcome the list of post-war buildings that could be redeveloped and look
forward to the designs for these. It is certainly hoped that any new build designs would seek
to give emphasis to the traditional grain of the street; having elevations with a vertical
rather than horizontal expression and will deliver a sensitive scale and massing so that what
is built fits back into the streetscape in a manner which is more harmonious and sympathetic
to the Conservation Area. We also welcome the opportunity for very good quality, new and
contemporary designed buildings within the Conservation Area, as long as this enforces the
historic rhythm scale and building lines. We note that although high quality contemporary
buildings have been created elsewhere in Southwark, there has been a dearth of quality
contemporary building on the Walworth Rd and we therefore encourage and welcome this.
Use on uppers floors
We welcome new uses into the upper floors of buildings, as many have been under-used for
some time. We are supportive of the design guidance that supports this by incorporating
new front doors into shop front designs.
We welcome numbers nos 341 to 345 being identified as sites for redevelopment (listed in
the CAA as 343 to 345) but note that these buildings sit in front of the 1862 Sutherland
Chapel. This important local building has an imposing façade incorporating Tuscan columns
which is stunning when the west light hits it in the afternoons. There is perhaps a unique
opportunity here to enhance the special historic character and appearance of the area and
we would value some careful consideration of how, in any redevelopment, open areas of
views of the façade could be delivered or re-created in line with the original vision
(unfulfilled) for a garden and clear views of the façade from the Walworth Road to be
created. In any redevelopment of nos 341-345, views of the grade I listed St Peter’s Church
should be enhanced and the ‘greening’ of Liverpool Grove should be supported to provide a
more sympathetic setting for the Church and greener connections across the Walworth
Road and into the Sutherland Square conservation area.
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We imagine that no 306 Walworth Road might be redeveloped to provide a more
appropriate landmark building and entrance to the Sutherland Square Conservation Area.
We would strongly recommend that no 262 Walworth Road, the former Horse & Groom PH
should be retained and, if possible, be extended upwards (to 3 storeys as it was prior to the
Second World War). The design of the first floor facade, overall footprint and curved corner
should be retained because of its primary location at the heart of the historic village centre
and its importance historically at the heart of the C18th village. Writing by Cuming describes
its role at the centre of village life.
Nos 289 to 291 Walworth Road (Boots) should be a possible redevelopment site, including
reinstatement of the building height of no 291 to the same as no 293. Pre-war nos 291 and
293 were a pair of 4 storey Georgian buildings. No 289 was part of the 3 storey terrace.
Overall we would thank Southwark Council for the care and attention that they have taken
with this work and re-iterate our belief that the designation of the Walworth Road as a
conservation area can kickstart significant investment into it for restoration and
improvement. In addition we believe that this designation will contribute to creating a clear
positioning for the Walworth Road as a characterful and historic high street as our area
enters a new phase, in terms of the scale of retail offer, with the redevelopment of the
Elephant & Castle to the north and the Aylesbury Estate to the south.
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