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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 1 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 2 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 3 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. 4 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. 5