7. Addition considerations and designations
This Management Plan provides area specific guidance on development, maintenance and enhancement for the Webb Estate and Upper Woodcote Village Conservation Areas. It should be read in conjunction with Croydon’s Conservation Area General Guidance SPD, which provides general guidance for all conservation areas. It also identifies opportunities to enhance the character of the conservation areas and sets out recommendations for future management.
It is the property owner's responsibility to be aware of the designations that apply to their building and the area within which it is situated. The property owner must also ensure that the correct permissions are in place prior to undertaking works in the conservation area. Additionally, the following considerations apply specifically to the Webb Estate and Upper Woodcote Village Conservation Areas.
7.1 The Implications of Conservation Area Designation
7.1.1 The designation of the Webb Estate and Upper Woodcote Village as Conservation Areas places certain statutory obligations on both the Council and the residents. The main obligations are as follows:
- In the exercise of planning powers, particularly those relating to development management, special attention must be paid to the preservation and enhancement of the character and appearance of the conservation areas.
- There is a strong presumption against the demolition of buildings or structures which make a positive contribution to its character or appearance, and similarly against loss of trees and other green infrastructure that contributes to the special character of the conservation areas.
- Additionally, there are restrictions on the types of development that can be carried out without planning permission (permitted development) in conservation areas. Advice should always be sought from the Council on what works are likely to require planning permission.
- Stricter rules apply in conservation areas with regard to the type and size of advertisements that can be erected without advertisement consent.
7.2 Statutorily and Locally Listed Buildings
7.2.1 There are two listed war memorials within the conservation areas: Woodcote War Memorial and Promenade de Verdun. Listed building consent is required for any works to a listed building that could affect its character. For more information please refer to Historic England’s Guidance on Listed Building Consent.
7.2.2 There are several locally listed buildings within the Webb Estate and Upper Woodcote Village Conservation Areas that are included on the Council’s Local List of Buildings of Historic and Architectural Significance. The Croydon Local Plan sets policies for development proposals affecting locally listed buildings, with substantial weight given to preserving and enhancing these non-designated heritage assets and their settings. For further guidance, please refer to Croydon’s Local List SPD.
84. War Memorials and Locally Listed Historic Park and Garden
7.3 Registered and Locally Listed Park and Garden
7.3.1 The Promenade de Verdun Memorial Landscape is a Grade II Listed Park and Garden originally designed to cement the friendship between the English and French nations. The public is kindly encouraged to help preserve this historic memorial. The Village Green in Upper Woodcote Village was considered by Historic England for inclusion on the Register of Parks and Gardens of Special Historic Interest. Although it did not meet the criteria for national listing, its significance was acknowledged, and it has been locally listed as a historic park and garden .
7.4 Trees and Tree Protection Orders
7.4.1 There are numerous Tree Preservation Orders (TPO) in place across the conservation areas. Council will resist the loss of good quality trees that make a positive contribution to the character of the area. Further information on trees and TPOs.
7.5 Managing Change in the Conservation Area
7.5.1 Local authorities have a responsibility to develop and publish appraisals and management plans that are carefully formulated and designed to preserve and enhance conservation areas. Conservation area management plans are essential tools in reinforcing the special character of a historic area as well as for avoiding, minimising and mitigating any negative impacts that may affect it. This document will facilitate the positive and effective management of the conservation areas.
7.5.2 In the application of statutory powers, policies will be operated to ensure that all proposals preserve or enhance the character, appearance, and setting of the conservation areas. These will focus on two main areas of concern, those directed towards the built environment and those designed to protect landscape features:
- The sub-division of existing single plots is generally not supported. Proposals, which would involve the sub-division of existing single plots may be allowed where it can be clearly demonstrated that sub-division would preserve the spacious and permeable character of the plot and the wider conservation areas.
- Development that introduces new uses should reinforce the established residential character of the area. Proposals for alternative uses, such as nursing homes, hostels or flat conversions, may only be supported where they have no adverse impact on the character and appearance and amenity of the conservation areas.
- New buildings should be sensitively designed to sit comfortably within their plots and in relation to neighbouring buildings. Proposals are expected to respect key landscape feature including mature trees, hedgerows, and open views that define the verdant character of the conservation areas.
- Where a planting scheme was originally specified by Webb including tree species, hedging or ornamental borders, the retention, reinstatement, or sympathetic maintenance of that scheme will be strongly supported and, where appropriate, expected.
- Where justified, proposals for replacement dwellings should demonstrate that the size, siting, height, and design of the building respond sensitively and sympathetically to the site context, while making a positive contribution to the landscape character of the estate.
- Extensions will be supported where their size, siting, height, and overall design respond sympathetically and sensitively to the site context and make a positive contribution to the landscape character of the estate.
- The discreet siting and design of telecommunications equipment, including satellite antenna, is encouraged to ensure they do not detract from the character and appearance of the conservation areas.
7.6 Planning Enforcement
7.6.1 Unauthorised building works may be subject to enforcement action, and owners should obtain all of the necessary permissions before starting any work. Anyone carrying out unauthorised demolition of a building or other structure within the conservation areas, or undertaking unauthorised works to a listed building, could be committing a criminal offence.
7.7 Permitted Development in Conservation Areas
7.7.1 Permitted development rights are more limited in conservation areas; therefore, it is important to seek advice from the Council before undertaking any work that may require planning permission. The General Permitted Development Order (GPDO) sets out what is and is not permitted, and it is essential to consult this legislation before commencing any works. Further guidance is available on the Planning Portal. Where Article 4 Directions are in place, planning permission must be obtained, and any proposed development should preserve or enhance the special character of the conservation areas.
7.8 Article 4 Direction
7.8.1 The Town and Country Planning (General Permitted Development) (England) Order 2015, as amended, permits the serving of Article 4 Directions (where appropriate) to enable a local planning authority to remove permitted development rights, thereby controlling development that involves minor alterations and additions to buildings, gates, fences, walls, and the formation of parking spaces in front gardens. Many of the permitted changes could have a considerable detrimental impact on the special character, and these directions can control small-scale changes that might gradually erode the character and appearance of a conservation