9. Enhancements and recommendations
This section recommends additional measures that could be considered to ensure good management of the area in the future and identifies interventions and changes that could enhance the special character of Webb Estate and Upper Woodcote Village Conservation Areas.
9.1 General Maintenance and Improvements
9.1.1 Reinstatement and enhancement of the original features within the conservation areas, including architectural details of historic buildings, boundary treatments, gardens, and landscaping, in accordance with the provided guidance, especially where existing elements are considered inappropriate and detract from the character and appearance of the conservation areas. The following works are considered general enhancements for buildings:
- Repair and maintenance of buildings
- Reinstatement of damaged or lost features and structures
- Removal of clutter
- Removal of non-historic render or paint
- Replacement of non-original UPVC or Aluminium windows with traditional timber or metal windows to match originals.
- Removal of clutter on building facades which is visible from the street (including satellite dishes and building services)
9.1.2 Property owners are strongly encouraged to undertake regular maintenance and sympathetic minor works to improve the condition and appearance of their properties and gardens, which will have a wider positive impact on the appearance of the conservation areas as a whole.
9.1.3 The surviving distinctive buildings and significant architectural features stand as a testament to the dedication, loving care and regular maintenance undertaken by both their current and previous owners. Maintenance can also prevent problems including damp and decay, helping the building to be as energy efficient as possible. If minor repair works are left unattended, it may result in unnecessary damage and the need for more extensive and expensive repairs in the future. Ongoing maintenance can limit, or even prevent, the need for repairs later. It will avoid the loss of original fabric and is cost effective.
9.1.4 Some buildings within the conservation areas have been adversely affected by extended periods of vacancy and neglect, often due to absent or disengaged landlords, leading to a lack of regular maintenance. This has resulted in common maintenance issues typically seen in historic buildings, such as deteriorating paintwork, timber decay, and the loss of historic features.
9.1.5 Recommendations for basic maintenance and repair include:
- Regular clearing of gutters and rainwater hoppers and downpipes
- Pruning of vegetation and trees, particularly those close to buildings
- Re-fixing loose roof tiles or slates
- Regular repainting of timber and metal (where previously painted)
- Repair and repointing brickwork and other facing materials
9.1.6 Repairs should be undertaken considerately and should match the original appearance and materials. There is further detailed guidance on repair and maintenance of historic buildings in Croydon’s Conservation Area General Guidance SPD. Detailed advice on building maintenance is available from Historic England and the Society for the Protection of Ancient Buildings via their websites.
9.2 Public Realm Improvements
9.2.1 Regular maintenance of the public realm and green spaces makes an important contribution to the appearance of the conservation areas. There are opportunities to enhance the character and appearance of the conservation areas through improvements to public spaces and the wider public realm. This can be achieved by continuing to improve and rationalise existing street furniture and signage, reducing clutter, enhancing surfaces and landscaping, and introducing public art and creative interventions to enhance the character and pedestrian experience. The integration of heritage plaques and signs, subject to approval by Croydon’s conservation officers, will enhance the estate’s public realm while respecting its historical context.
9.2.2 Most streets are private roads (some gated), owned and maintained at private expense by the Webb Estate Limited. Promenade de Verdun, Furze Lane and Upper Woodcote Village form part of the unadopted highway network, which is also maintainable at private expense, with the public enjoying full rights of way for all purposes. The legal duty to maintain these ways for public use falls to the occupiers of the properties fronting the way.
89. Highway Status
9.2.3 There may be opportunities for further improvements, such as additional enhancements to the Village Green, reinstating the water fountain, or upgrading street furniture and signage. All proposals to enhance the conservation areas’ public realm should consider the Croydon Public Realm Design Guide and must contribute to the special character and appearance of Webb Estate and Upper Woodcote Village Conservation Areas.
9.2.4 Paving and surfaces, maintenance: With the exception of Rose Road, all roads are black tarmac. Any variation on surface would need to have the approval of the Croydon Council’s conservation team. In keeping with Webb’s vision, a low-maintenance variation of loose gravel would be welcomed, such as resin bound gravel or a compacted gravel.
9.2.5 Fencing and hedging: See individual enhancements for character areas below on the type of living fence (a hedge) or transparent fence appropriate for each location. Living fences were traditionally privet hedges with a post and wire-style fence in the middle. In response to climate change and the desire to enhance biodiversity, it would be acceptable to have a mixed-hedge with 50% native 50% climate tolerant/native mixed-hedge species along garden property lines. The hedge to the front of the property should remain a double-staggered privet hedge with a post and wire at its centre.
9.2.6 Sustainable Urban Drainage System: The current drainage within the estate appears to direct water towards central gullies. A more nature based, sustainable solution would be welcomed, where surface rainwater is diverted to planting areas and managed as close to the source as possible. This approach would allow for rainwater to be naturally absorbed through evaporation, transpiration via plants and ground infiltration. Such a solution could be achieved by implementing features like raingardens, bioswales or historic interventions such as a ha-ha system.
9.2.7 Crossovers and kerbs: The estate has a number of treatments for kerbs and crossovers. It would be preferred if the crossover material matches the pavement material. Kerbs should be 200mm or 300mm granite, depending on location, with dropped kerbs to facilitate level access.
9.2.8 Maintenance: Routine maintenance of the public realm occurs as part of the ongoing cycle of maintenance within the borough. However, maintenance for the Webb Estate is privately managed. All materials that are to be used in the public realm should be of a quality expected from conservation areas, this can be found in the Public Realm Design Guide