6.1 General condition
6.1.1 The overall condition of the conservation areas is generally good, with the original layout and plan form largely intact, reinforcing their distinctive townscape and streetscape character. The continuity of the built form, combined with the surrounding landscaping, plays a crucial role in preserving their special character. However, the conservation areas remain vulnerable to incremental changes, development pressures, and inappropriate alterations, all of which pose a risk to their long-term significance.
6.1.2 Buildings within the conservation areas generally retain their historic integrity and are well-preserved, with most being occupied and maintained by owner-occupiers. Historic maps indicate that approximately 65% of the buildings from the initial development phase have survived to the present day. The majority, including those constructed after the 1960s, remain in good condition. However, a small number of buildings have fallen into disrepair due to prolonged vacancy, though they have largely retained their original architectural details. While the overall character of the conservation areas has been preserved, certain modern infill developments have introduced designs and forms that are unsympathetic to their historic context, as discussed in Section 8.3.
6.1.3 The estate has maintained its physical integrity remarkably well over time; however, while the overall condition of the landscape is generally good, some areas exhibit signs of neglect due to inadequate or inconsistent maintenance. Emerging concerns within the conservation areas include overgrown vegetation, the loss of historic planting schemes, the deterioration of boundary treatments, and the introduction of inappropriate materials or species, all of which pose a threat to the landscape character and its long-term integrity.
6.2 Key threats and negative issues
6.2.1 While insensitive development can cause immediate harm to the special character of the conservation area, gradual erosion often occurs through incremental changes, such as unsympathetic alterations that do not require planning permission or occurred prior to the area’s designation. These cumulative changes pose a significant threat to the character and appearance of the conservation areas, progressively undermining their integrity and authenticity.
Threats to buildings
6.2.2 The character and integrity of buildings within the conservation areas are increasingly at risk due to inappropriate alterations, insensitive development, and the gradual loss of historic features. In some instances, insensitive design and construction choices and disproportionate scale disrupt the harmony of the surrounding built environment, undermining the special character of the conservation areas. Similarly, certain extensions, due to their scale and design, compromise the significance of their host buildings and the wider conservation areas.
6.2.3 Some characteristics of the conservation areas have been eroded due to the loss of historic features and materials. In particular, the replacement of traditional windows with uPVC alternatives and the increasing application of paint or render over original brick or stone elevations have diminished the architectural integrity and historic character of the area. These alterations present new challenges, as they not only impact the character and appearance of the streetscape but also raise concerns about the long-term preservation of the buildings' original materials. Such incremental changes can also lead to issues with damp control, further compromising the resilience of the conservation areas.
Additionally, these modifications obscure the historical significance of the buildings and contribute to the gradual erosion of the character and appearance of the conservation areas:
- Inappropriate alterations to historic buildings
- Poorly designed and oversized extensions
- Loss of important landscape and architectural features
- Loss of important buildings, features and structures
- Loss of original windows and doors and inappropriate replacements
- New development of poor-quality design, materials or inappropriate siting, scale or massing
- New development which erodes the historic integrity of the estate
- Vacant houses, absent or disengaged landlords
- Rendering/painting previously untreated surfaces
Threats to Streetscape
6.2.4 The streetscape of the conservation areas is generally well-maintained, but certain developments and alterations pose increasing threats to its character and coherence. While building clutter is not a significant concern, street clutter including outbuildings, gates, pools, fences, and barriers can occasionally detract from the overall aesthetic. Additionally, the installation of photovoltaic panels without planning permission is an emerging issue, as it affects the visual integrity of the streetscape. Rooflights on front roof slopes visible from the street are also undermine the significance of the conservation areas.
6.2.5 The estate has historically benefited from a carefully designed and naturalistic approach to boundary treatments, contributing to a unified streetscape within each character area. However, the quality and consistency of these treatments have gradually deteriorated. In some areas, the absence of appropriate boundary treatments has disrupted the visual continuity of the streetscape. Traditional hedgerows, once integral to the estate’s character, have increasingly been replaced with fast-growing conifers and fencing resulting in a more fragmented and less harmonious appearance.
6.2.6 Traditional gates have also been replaced with more elaborate and imposing designs at residential entrances. In certain examples, solid boundary treatments such as privacy screens and walls have been introduced. While these may provide greater security, they are often poorly designed, visually intrusive and incongruous with the open character of the conservation areas undermining the principles that shaped its original design.
6.2.7 Public enjoyment of the Estate was one of Webb's intentions, however, public right of access with vehicles is not paramount to this enjoyment and the increasing privatisation and gating of roads within the Estate will act as a deterrent to rat running and support the preservation of its tranquil character. At the time the estate was built in the early 1900s as a gated development, car ownership was limited, and minimal traffic was anticipated. However, the design of the public realm has not always evolved to sufficiently accommodate pedestrians, resulting in a somewhat car-centric environment that detracts from the intended balance between vehicular and pedestrian spaces. While on-street parking is minimal, residents tend to park within their own property boundaries, which helps maintain the estate’s open character.
6.2.8 Upper Woodcote Village and Furze Lane, as unadopted highways, experience higher levels of vehicular traffic than other private roads within the estate. Parking pressures are particularly evident around estate entrances and the Village Green, where congestion occurs during daytime hours. While current parking levels remain manageable, any future alterations to accommodate more parking or to prioritise car access may erode the area’s special character. Additionally, ongoing issues such as joyriding and nighttime littering pose further challenges to the preservation of the estate’s tranquil environment.
These issues significantly impact the streetscape, presenting continuous threats to the special character of the conservation areas, as outlined below:
- Installation of modern equipment such as solar panels and security measures, where visible from the street scene,
- Inappropriate boundary treatments incl. fences, gates etc.
- Rooflights on front roof slopes
- Loss of historic boundary treatments
- Loss of gaps between buildings
- Loss of views to and from historic buildings
- Boundary changes
- Bin clutter
- Increased traffic levels
Threats to Landscape
6.2.9 Over time, changes in landscaping have gradually altered the visual and spatial qualities of the conservation areas, often detracting from their original character. The replacement of original planting schemes with hardstanding, the loss of mature trees, and the introduction of materials inconsistent with Webb’s vision have led to a fragmented landscape. In certain areas, carefully designed planting schemes have been removed or replaced, diminishing the intended character of the landscape. These cumulative changes not only affect the landscape character but also have broader environmental implications, including biodiversity loss and ecological disruption.
82. Promenade de Verdun
6.2.10 Promenade de Verdun forms part of the unadopted highway network, maintained at private expense while affording the public full rights of way for all purposes. Originally designed by Webb as an informal pedestrian route, the promenade was defined by a grass verge and a row of poplar trees. However, recent alterations have compromised its intended role. Low-hanging chains now cordon off the grass verge at key access points, restricting pedestrian movement, while signage such as “Keep Off Verge” and “Private Road” further discourages public access. These interventions undermine the historic function of the promenade as an open and inclusive memorial landscape. Additionally, the lack of clear distinctions between public, highway, and private spaces has led to confusion and uncertainty over access rights, further reducing wider community engagement with this historically significant landscape.
83. Promenade de Verdun (CNHSS)
6.2.11 The following issues have contributed to these ongoing threats, significantly impacting the character and quality of the conservation areas:
- Provision of hardstanding to front gardens for parking
- Loss of preservation and implementation of Garden First Principles
- Loss of trees/planting schemes (or inappropriate landscape design)
- Loss of garden space
- Poor landscape maintenance
- Accessibility/poor quality public realm
- Unauthorised signs
6.3 Development Pressure
6.3.1 The area around the estate, outside the boundary of the conservation area, is evolving towards greater density, but the estate itself is not undergoing the same degree of change, in part due to its protection in the form of conservation area status. Although suburban development has started to encroach upon the land close to the estate, the historic pattern of development, the topography and the open land surrounding the estate have retained their character. This character continues to reflect a blend of green, suburban and rural qualities, further reinforced by the designation of the Brighton Road Local Heritage Area, the Scakebread Archaeological Priority Area and the continued operation of the golf course.
6.3.2 However, intensifying new development close to the estate has the potential to overwhelm its special character. New developments on sites located close to or immediately adjacent to conservation areas significantly impact their setting. These proposals pose a potential threat, especially in terms of back land development and the subdivision of plots, which could lead to a more crowded and fragmented environment. Additionally, the presence of tall or large buildings in proximity can disrupt the visual and contextual integrity of the conservation areas, particularly in isolated locations where new developments within the setting are visible.
6.3.3 On several occasions, redevelopment, infill development, or new construction on subdivided plots has altered the historic pattern of development, disrupting established spatial standards and gradually eroding the character of the conservation areas. Furthermore, some buildings within the conservation areas have suffered from inappropriate alterations, including excessive extensions and partial or substantial demolitions. Such changes have sometimes resulted in loss of historic fabric, overdevelopment or multiple occupancy dwellings, further undermining the historical and architectural significance of the area. These developments collectively are viewed as threats to the integrity of the conservation areas, jeopardising their character.
6.3.4 Over the years, several factors have contributed to the gradual degradation of the conservation areas' character and integrity. The following issues, in particular, highlight the ongoing challenges posed by inappropriate or insensitive development:
- Demolition
- Overdevelopment (large extensions and curtilage buildings)
- Subdivision of plots
- Development on garden land (Back land development)
- Multiple occupancy dwellings
- Encroachment
- Developments in the setting (esp intensification schemes, flatted developments and tall/large buildings)