Norland Neighbourhood Plan - Norland Conservation Society

NORLAND NEIGHBOURHOOD PLAN
DRAFT
FOR LOCAL CONSULTATION
Foreword
The Norland Conservation Area was first
designated in 1969 under the then recently
introduced Civic Amenities Act 1967. The Estate
itself was laid out and built in the mid-nineteenth
century over a remarkably short period starting in
the 1840s: just fifteen years separated green fields
from a suburban estate.
In accordance with Section 277(1) of the Town
& Country Planning Act, 1971, as amended by
the 1974 Act, the Norland Conservation Area
was designated on the 29th January 1969 with
extensions designated on 2nd June, 1978, and a
Conservation Area Policy Statement published in
September 1982.
Its magnificent set pieces of Royal Crescent,
Norland Square and St. James’s Gardens led to
the confirmation of the area as an outstanding
Conservation Area by the Department of the
Environment.
The objective of the Council is to conserve
this Conservation Area as an area of special
architectural and historic interest. This does
not mean that no change should take place,
for conservation is as much concerned with
ensuring that changes are compatible with
their surroundings, as with retaining the exact
appearance of the buildings.
The development was prompted by advantageous
draining works for a new railway. But the estate
was premature and too near to the notorious
potteries. The freehold owner of the estate was
bankrupted by the scheme. He was nevertheless
instrumental in creating an estate of grand
compositions which, although not designed by
great architects of the day, resulted in a townscape
of innate quality.
It comprises many types of urban streetscape:
grand compositions of linked terraces, coupled
with more modest, but nonetheless unified
smaller-scale houses and mews, creating different
airs of urbanity and spacious style. It retains
homogeneity due to the dates of building being
so close. The varied style east of Pottery Lane
is partly due to the historical age difference,
and partly to the influence of the neighbouring
Ladbroke Estate.
A few feature buildings at significant locations
create foci of attention in the formal layout whilst
a wide variety of detail and changing styles create
progressive interest throughout the area. Modern
imaginative design does not detract much from the
area, although some eyesores identify themselves
for remedial action.
The north-south traffic route down St. Ann’s Villas
and round Royal Crescent creates some major
problems. The solution to these problems requires
striking a careful balance between the need to
protect and enhance Grade II* listed buildings and
important parts of the Conservation area, and the
communication needs of areas immediately to the
north.
Despite the inevitable problems in the area,
the overwhelming impression is of remarkable
preservation requiring only a helping hand to
remedy the minor eyesores which detract from the
delicate classicism of the architecture in the area.
Since then much has been done by individual
owners as well as the Royal Borough and the
Norland Conservation Society, to preserve and
enhance the area:
●● The gardens of Royal Crescent and Norland
Square (as well as St James’s Gardens) now
boast fine new cast-iron railings, and the gardens have been beautifully landscaped and, to
a considerable extent re-planted
●● Article 4 directions (see Appendix C) have
been implemented to protect the street scene
in most streets in the area
●● Adherence to the agreed painting scheme in
Royal Crescent and Norland Square (covered
by Article 4 direction) has done much to enhance the unity of the Crescent and the terraces of the Square
●● The increasing affluence of individual owners
has enabled a lot of improvements to individual
properties, including reinstatement of all-important architectural details of façades
●● A lot of the paving has been replaced with York
stone, to change the “feel” of the area very
much for the good
At the same time, as any highly desirable inner
London conservation area, Norland has been
subject to many new development pressures (as
owners have sought to stay put and expand their
houses, rather than move elsewhere to something
larger), as well as the increasing noise and dirt
caused by traffic in Royal Crescent and St Ann’s
Villas.
Aims of this Neighbourhood Plan
The Council has a statutory duty to preserve
and enhance the character and appearance
of conservation areas as areas of special
architectural and historic interest – “to pass on the
legacy”, in the words of the Local Development
Framework.
This has been the principal aim of the Norland
Conservation Society since its founding in 1969.
This does not mean that no change should take
place, for conservation is as much concerned with
ensuring that changes are compatible with their
neighbours, surroundings as with retaining the
exact appearance of the area and its buildings.
The aims of this Neighbourhood Plan, just as
earlier Conservation Area Policy Statements within
RBKC are:
1. To set out agreed aims for development and
conservation in the area, including planning
control, traffic, tree planting, neighbourhood and
streetscape.
2. To provide a useful guide for residents,
owners, developers and their architects as well
as for the Council’s officers.
Specifically with reference to the Norland Conservation Area, the aims of the Neighbourhood Plan are:
1. To define the essential character and features which make it “outstanding” as a
conservation area, in terms of:
• Townscape – primarily buildings and garden squares
• Landscape – primarily gardens, trees and planting
• Streetscape – primarily street furniture, movement and traffic
• Neighbourhood – uses, facilities and amenities
2. To define the aspects that should be protected, preserved or enhanced.
3. To identify the important aspects of quality of life in the area, such as
• tranquility
• overall security
• ease and security of movement
• access to public facilities and amenities
and to define those aspects which should be protected, preserved or enhanced.
4. To provide guidance for:
• control of development
• streetscape design and management, landscaping
• detailed design in the area
5. To identify areas where improvements should be made
Conservation is a partnership. This much
is clear from the past 43 years since the
designation of the Norland Conservation Area.
Everyone living and working in Norland, as well as
the Norland Conservation Society and the Royal
Borough of Kensington and Chelsea, share a
responsibility to preserve and enhance the area everyone sensitive to what will enhance and what
will detract, what is authentic and in keeping with
the original design ideas for the area, and active in
upholding them.
The policies and guidance set out in this
Neighbourhood Plan are not all subject to planning
control; they are aspirational, but also exemplify
best practice. Where appropriate, through Article 4
directions, the planning authority maintains control
of development and alterations to ensure the most
important architectural heritage is preserved.
On the basis of 43 years experience of working
to preserve and enhance the area, the Norland
Conservation Society has a vital role to play in
guiding best practice and promoting quality, as
well as developing the policies and guidance set
out in this Neighbourhood Plan.
Boundaries Of The Neighbourhood Area
This Neighbourhood Plan covers the Norland
Neighbourhood Area designated on 22nd May
2012. It comprises the Norland Conservation
Area and includes 2-32 St Ann’s Road and 65117 Wilsham Street. These properties have been
included as they belong stylistically to Darnley
Terrace, and historically to the development of the
Norland Estate.
The Norland Conservation Area was designated
on 29th January 1969. It included the original
Norland Estate as built up to 1852 and the
completed north side of St. James’s Gardens
which dates from 1864-79.
The boundaries of the conservation area were
adopted by the Council on 26th April, 1978.
The complete list was published in the London
Gazette on 2nd June, 1978. On 25th June, 1979
the Secretary of State of the Department of
Environment accepted that the extended Norland
Conservation Area is of “outstanding historic and
architectural interest”.
Individual owners also have a responsibility to
take care of the very special part of London in
which they live – in relation to their own properties
and gardens, by raising the awareness of their
neighbours, and being alert to alterations and
changes that would be detrimental to the area.
Status of this Neighbourhood Plan
This neighbourhood plan becomes part of the
Royal Borough of Kensington and Chelsea’s
statutory development plan and will form the
basis for determining planning and listed building
applications in Norland. 111-117 Wilsham Street
The plan conforms to the policies within the Core
Strategy and other development plan documents
which form the Local Development Framework.
The Local Development Framework, together with
The London Plan, determines how the planning
system helps to shape Norland – the London Plan
provides Londonwide policies to help achieve the
Mayor’s vision for London, whilst LDFs provide
more focused and localised policies to shape
development within the borough to achieve the
Council’s vision.
14 St. Ann’s Road
CONTENTS
1. OUR VISION FOR THE FUTURE
OF NORLAND
1.1 QUALITY OF LIFE IN NORLAND
1.2
2. DEVELOPMENT PRESSURES
2.1 USE CLASS CHANGES
2.2 PERMITTED DEVELOPMENT
VISION FOR THE FUTURE
3. ESSENTIAL CHARACTER AND FEATURES OF THE AREA
3.1 TOWNSCAPE
3.1.1 Building styles and character of the
area
3.1.1.1
3.1.1.2
3.1.1.3 3.1.1.4 3.1.1.5 3.1.1.6 Grand Compositions Terraces of visual quality
The lesser terraces
Mews and minor streets
Eccentricities, which give individuality
Holland Park Avenue
3.1.2Feature Buildings
3.1.3Modern buildings
3.3.5 Street Furniture – lights and signs
3.3.5.1 Street Lights
3.3.5.2 Parking signs
3.3.5.3 Ugly traffic management measures, signs
3.3.5.4 Notices on lampposts and trees
3.3.5.5 Telephone wires
3.3.5.6 Street clutter
3.3.5.7 Recycling litter bins
3.3.5.8 Estate Agents Boards
3.3.5.9 Ugly modern telephone boxes
3.3.5.10 Other problems
3.5 MOVEMENT
3.1.4Interiors
3.5.1 Rat-run traffic
3.1.5Soft spots
3.5.2 North-south traffic in St Ann’s Villas
and Royal Crescent
(a)Garages
(b) Development of Addison Avenue gardens
onto Carson Terrace and Queensdale Walk
(c) Addison Place (south side)
(d) 50-52 Queensdale Road
3.2
LANDSCAPE
3.2.1 Garden squares
3.2.2 Street tree planting
3.2.3 Private gardens and trees
3.2.4Outbuildings – Summerhouses and
Garden Sheds
3.3 STREETSCAPE
3.3.1Roads
3.3.2Pavements
3.3.3Parking
3.3.4 Enclosure
4. GUIDANCE FOR FUTURE DEVELOPMENT
4.1 VISION AND AIMS
4.2BUILDINGS
4.2.1 Roof levels, styles and extensions
(a) (b)
(c)
(d)
Roofline developments
Pitched Roofs
Parapets and flat or low-pitched roofs
Roof gardens and terraces
4.2.2Rear extensions and Conservatories
4.2.3Architectural features and Decorative
elements
(a)Cornices
(b) Front doors
(c) Fenestration, architraves and window design
(d) Door designs
(e) Front Door steps
(f) Railings and other ironwork
(g) Door knockers and Footscrapers
4.3.2Street planting
4.3.3Private gardens and trees
4.3.4Outbuildings – Summerhouses and
Garden Sheds
4.4 STREETSCAPE
4.4.1 Pavements
4.4.2Parking
4.4.3 Enclosures: Walls, railings and fences
(a)
(b)
4.4.4Street Furniture
(a)
(b)
(c)
(d)
(e)
(f)
(g)
(h)
(j)
4.2.4Exterior painting
(a)
(b)
(c)
Painted brickwork
Stucco features
Painting of architectural details
4.2.5Small Scale Additions/Alterations
(a)
(b)
(c)
(d)
(e)
Downpipes on façades
Wiring on façades
Burglar Alarms
Satellite dishes
Solar panels
4.2.6 Interiors
4.2.7Subterranean Developments
4.2.8New building
4.2.9Buildings to be proposed for Statutory Listing
4.3
LANDSCAPE
4.3.1Garden squares
Front Gardens - Enclosures and
hardstandings
Wrong or missing railings/enclosures
Street Lights
Parking signs
Ugly traffic management measures, signs
Notices on lampposts and trees
Telephone wires
Other Street clutter
Recycling litter bins
Estate Agents Boards
Modern telephone boxes
4.4.5Maintenance
(a) Vandalised bus stops, walls and railings
(b) Poorly maintained pillar boxes
(c) Graffiti
(d)Litter
4.4.6Shop fronts and Advertising
(a) Shopfronts
(b)Advertising
4.5 MOVEMENT
4.5.1Rat-run traffic
4.5.2North-south traffic in St Ann’s Villas
and Royal Crescent
4.6 DEVELOPMENT PRESSURES –
CHANGE OF USE
APPENDICES
Appendix A: History Development Of Norland
Appendix B: Listed Buildings
Appendix C: Detailed street-by-street survey
Appendix D: Article 4 Directions
To be included in Final Draft of Norland
Neighbourhood Plan
Part 1: Our Vision for the future of Norland
1.1 Quality of life in Norland
Spaciousness and Tranquility:
An eclectic range of religious activity:
With exceptions already mentioned, Norland
is distinguished by its relative tranquility and
spaciousness. With its Square and Crescent gardens,
interesting open spaces and private gardens behind the
houses, it enjoys lots of trees and greenery.
As described in Section 1.4.1.5, Norland is unusual
in the extraordinary range of religious denominations
which it serves, - not that the residents themselves are
unusually religious.
Holland Park and Kensington Gardens are among the
public open spaces that make the area particularly
attractive.
Fine Buildings and Streets:
Since its description as an “Outstanding Conservation
Area”, much has been done to restore both the listed
and the unlisted buildings. With increasing general
prosperity, and the influx of extremely wealthy
families and individuals, prepared and able to invest
considerable resources in their properties, the street
scene has thankfully been relatively protected, and in
some cases, even improved. The battle to protect this
heritage will always be on-going. The application of
Article 4 Directions to a wide range of unlisted buildings
will be important in achieving this aim.
Families, a place to stay – with excellent communications:
It is a place for families, a place where people come
to live, and stay. People know each other, greet each
other and pass the time of day in the street. Excellent
connections to the City (via the Central Line) and the
West End, make Norland an extremely attractive,
accessible, almost rural, place to live.
The whole Estate was designed round the church
of St James Norlands, whose religious services
attract worshippers from outside the Conservation
Area – particularly from the Council and Housing
Association residents to the north. It is also a popular
place for weddings, christenings and funerals, and for
extra-curricular activities, such as music rehearsals
and concerts; and it was the birth-place of the W11
Children’s Opera. It also houses a nursery school.
The Roman Catholic Church is represented by the
Church of St Francis of Assisi on Pottery Lane.
No 8 St James’s Gardens is home to the Spanish &
Portuguese Synagogue; how they came to be there is
described in an Appendix.
The Sikhs’ Central Gurdwara is at 62 Queensdale
Road.
And 21 Penzance Street, a former Baptist Chapel, is
home to the Islamic Universal Association, an Iranian
Shia Mosque.
Schools:
There is a range of nursery, primary and preparatory
schools, - some of which use the square garden in St
James’s Gardens for recreation.
A sense of belonging:
Theatres, concerts, opera, cinemas, museums:
The support of a substantial and loyal membership of
the Norland Conservation Society (370 as at January
2012) is an indication of the strength of sense of
belonging and involvement in the area. This is an
important aspect and should be maintained as a
highest priority.
All London’s cultural attractions are easy to reach.
There are cinemas and a theatre in Notting Hill. Other
attractions include Leighton House, Linley Sambourne
House, and Holland Park Opera (in season) is only a
short walk away.
Neighbourhood shopping:
Though, unfortunately, most of the small neighbourhood
shops have disappeared, it retains a “villagey” feel.
Holland Park Avenue still provides some neighbourhood
shopping (Lidgates, Holland Park Pharmacy, Daunts,
the florist, the fruit and veg place, the gift shop in the
side streets). Kensington High Street is not far away.
Parking is easy for most, though since the development
of Westfield (in Hammersmith, and outside the
conservation area), it has become extremely difficult to
park in Royal Crescent and neighbouring streets.
Improving security:
Though there are frequent cases of vandalism against
cars, graffiti, troublesome bicycling on pavements, and
despite Norland’s proximity to less prosperous areas to
the north, it is a relatively safe place to live and bring
up children. The activities of the Safer Neighbourhoods
Team, and close co-operation with local police, can be
expected to help enhance this security.
1.2
Vision for the future
Our aims are to: ●● Protect and enhance the character and historic features that define Norland’s sense of place - in
terms of townscape, streetscape, landscape and neighbourhood.
●● Protect our listed buildings, as well as those which may not be of listing quality, but whose architectural features are important to the character of Norland.
●● Protect and enhance our open spaces, gardens and trees – private as well as public
●● Protect and enhance the aspects that add to the quality of life - tranquility, security, discourage and
reduce traffic noise and disturbance through residential areas.
●● Strive for retention of local heritage characteristics, including both architecture and local and social
amenity if possible (shops, pubs, post offices)
●● Make it easy for pedestrians to move freely and safely in Norland
●● Manage new development in such a way as to conserve local character
●● Maintain a mix of uses – try to retain small businesses
●● Maintain its social diversity
●● Encourage ‘civic’ pride and local involvement of individuals and organisations
Part 2: Development Pressures
Since the early 1980’s the Norland CA has been
subjected to immense development pressure, as
its desirability as a place for a family home, with
plenty of open space, fine houses, easy access to
the City, and to parks and playgrounds, has been
increasingly appreciated. In the most recent years,
the demographic profile has changed and provided
opportunity for redevelopment of some of the
larger houses.
But the contemporary demands of family living
today have also resulted in the creation of large,
open-plan living rooms. These changes to internal
layouts caused the loss of the original historic plan
forms. Often the fine original internal plasterwork
was also destroyed, even in the listed buildings,
which is much to be regretted.
However, in both Royal Crescent and Norland
Square for example, a considerable number (if
not the majority) of houses previously converted
to flats, have been returned to their original
use as single family dwellings. These houses
have benefitted from the reinstatement and/or
restorations of original architectural features, the
use of agreed BS paint colours (to comply with
Article 4 directions) on exterior façades to enhance
the uniformity and coherence of the facades as
well as the reinstatement of fine cast iron railings
around these communal gardens.
2.1 Use Class Changes
With the increasing value of residential property
in the area, and competitive pressures on small
shops and pubs, there has been constant pressure
for changes of use from commercial (eg. A1, A2,
A3, A4, A5, and B1), to C3 Residential. In the case
of public houses, in particular, this pressure has
been hard to resist, as property value for domestic
use now far exceeds the property value that would
be justified by the profit achievable from use as a
pub.
Within Norland, there are a small number of sites
which could be regarded as “soft”, and where
a change of use to residential, (or substantial
redevelopment to increase value and income)
could be anticipated: 49 Princedale Road is the
most obvious example. Others are listed in Section
3.1.5.
In line with our aim of conserving a mix of uses,
a mixed social profile, and trying to retain small
businesses, particularly shops, this Neighbourhood
Plan sets out principles to be followed in the case
of further such requests for change of use to
residential, supporting the following Core Strategy
policies:
●● CH2 – relates to housing (chapter 35)
●● CF1 – relates to retail (chapter 31)
●● CF5 – business uses (chapter 31)
●● CF6 – creative and cultural businesses (chapter 31)
●● CF7 – arts and cultural uses (chapter 31)
●● CE5/6 – air quality and noise and vibration –
relates to restaurants (chapter 36)
By the same token, it is less easy to identify
possible sites for change of use from residential
to commercial or business; but such a possibility
demands a policy within this Neighbourhood Plan.
2.2 Permitted Development
The 2008 new Planning legislation has extended
the scope of “Permitted Development” – even
in Conservation Areas, and thereby poses new
threats to their historic townscapes.
New guidelines and policies outlined in this
Neighbourhood Plan support a tougher
approach to inappropriate development and
overdevelopment.
The latest extensive application of Article 4
Directions in the Conservation Area is intended
to bring the most obtrusive kinds of “permitted
development” back within planning control, and
thus prevent repetitions of some unfortunate
erosion of architectural features of merit in the
recent past.
Together, the guidelines and policies in this
Neighbourhood Plan, and the intended Article 4
Directions, aim to achieve tighter control, providing
advice and guidelines for improvements where
planning control, as such, is not possible, and to
prevent further “mistakes”.
Part 3: Essential Character and Features of the Area
3.1 Townscape
The townscape character of the Norland Estate,
despite being in origin a suburban development, is
largely urban in style.
Built as a speculative development, it was particularly ambitious, given its location on what was, at
the time, the outermost fringes of London. The Estate was largely completed within 15 years. It was
conceived on quite a grand scale, and laid out to a
well-defined plan with a crescent mimicking Royal
Crescent in Bath, garden squares and a wide
avenue to provide a sense of unhurried space for
family living.
St James’s Church
It included long views and vistas ending in “feature
buildings”: (St James’s Church and The Prince of
Wales public house, the “flat iron” building at 43
Portland Road, and the old Portland Arms (now
The Cowshed), giving onto Clarendon Cross, are
good examples). On a longer view down a street,
a curved terrace may lead the eye away, or bring
it to a building whose extra decoration or location adds interest, and variety (e.g. 84 Princedale
Road).
Perhaps the most suburban street is Addison
Avenue with its leafy vista up to the Garden surrounding the St. James’s Church. The front gardens here are well planted and of sufficient size to
contribute significantly to the street scene.
32 Portland Road
The pure urban environment comprises:
●● formal street terraces with modest classical
elevational detailing (as in Norland Square and
Royal Crescent),
●● the more articulated paired villas of St James’s
Gardens and St Ann’s Villas,
●● the many interesting variations in individual
decorative detail treatment of Addison Avenue
and Portland Road, and
●● the informal cottagey or mews feeling of Addison Place, Queensdale Place and Queensdale
Walk.
Trees, the communal gardens (now beautifully
landscaped – particularly in Norland Square and
Royal Crescent, with fine new railings), and front
garden planting, soften the lines of the terraces,
providing shade and a sense of calm. But most private (rear) gardens are hidden from street view by
the infilling of corner sites, unlike the villas of the
Boltons, where private gardens (and their planting)
feature in many views.
22-24 Addison Avenue
Royal Crescent
3.1.1 Building styles and character of the area
The Norland Estate was a suburban, speculative
development. There are few buildings of outstanding architectural or craftsmanship value. The buildings were largely finished to the minimum standard
required to sell houses in the 1840’s. Royal Crescent, for instance, whilst undeniably impressive as
a townscape set piece, features relatively modest
external and internal decorative detailing when
compared with the more refined accomplishment
of the Grade II* listed Pelham Crescent or even
the Grade II listed Egerton Crescent in South
Kensington.
However, within the boundaries of the original Norland development, there is an imaginative design
layout and interesting variety of building styles and
plan forms.
Prince of Wales public house
There are also many intriguing small differences
between the houses within a terrace, indicating
(as is known to be the case at the southern end
of Addison Avenue) that different , developers or
craftsmen, were responsible for different pairs or
part terraces of houses.
Railings, Norland Square P1030294.jpg
18, 19, 20 Norland Square
Cowshed, Portland Road
44-46 Portland Road
84 Princedale Road
51-52 St James Gardens
3.1.3 Modern buildings, infill and new buildings
Since the 1981 Conservation Area Proposals
Statement, new buildings have only replaced
dilapidated stock to a very limited extent. Previous
new building has resulted in a few interesting
buildings whose architecural style does not detract
from the character of the area: Princes Yard,
1 Addison Place, 17b Princes Place (now 2-4
Carson Terrace are such examples).
Less fortunate is the largest development, Princes
Place, (see below), located in the middle of the
conservation Area and 13 Norland Place, which
unfortunately preceded the Article 4 Direction
aiming to protect the mews character of the
street. This building is quite inappropriate for its
setting, with windows of inappropriate size and
proportions, and elevational design out of keeping
with the rest of the mews.
Immediately before and after World War 2, a
concern for people’s living standards produced
architecture whose paramount aim was increase
in residential accommodation – where main
attention was paid to the provision of facilities
and internal arrangement of rooms, without much
consideration for the external appearance of the
building and how it fitted into its surroundings. It
is to be hoped that, despite the constantly rising
value of land in the Conservation Area, and the
attendant pressure to make the most of every
cubic foot of space, a better balance will be struck
between accommodation requirements and
exterior appearance. The Council will continue to
pursue the highest possible design standards for
the Conservation Area (Core Strategy CL1, CL2
- New Buildings, Extensions and Modifications to
Existing Buildings and CL3 – Heritage Assets –
Conservation Areas and Historic Spaces)
Princes Place, the largest modern redevelopment
in the area was built in 1977, with the purpose of
keeping pedestrians and living areas away from
motor traffic.
The scheme replaced two rows of artisans’
cottages, with charming narrow front gardens
going down to a central road, delightful in
appearance, and at the same time private and
neighbourly. The cottages with windowless rear
walls backed on to the gardens of surrounding
houses, St James’s Gardens to the north, and
Norland Square/Queensdale Road to the south.
Unfortunately their condition was considered so
poor that there was no alternative to demolition.
The frontage (north) of the new building is
functional and bare, completely lacking in
sympathy for its surroundings, with echoes of the
Brutalist architecture of the 60’s. Its garage doors
and access balconies dominate the plain threestorey vertical facades.
The maisonettes possess south-facing gardens
and window space on the pedestrian side in
stepped levels. Garden and balcony areas, and a
play square at the west end of the footpath side of
the maisonettes, make these dwellings suitable for
mixed family occupation; while disabled or older
people are provided for by single storey dwellings
south of the footpath with their small private
gardens.
The scheme’s architects were Jefferson Sheard
and Partners working for the Rowe Housing Trust.
The development won a DoE award for good
design in housing in 1977.
The scheme has aroused some aesthetic disquiet
since it was built. Although its enclosed site
isolates it from the rest of the Conservation Area,
and careful choice of materials (especially the
matching of brick to adjacent terraces) helps to
integrate the scheme into its surroundings, a
more sympathetic treatment of such a site would
be possible today - in a manner which is not
necessarily a pastiche of the traditional.
3.1.4Interiors
3.1.5 “Soft spots”
It is sad to realise the extent to which the original
historic interiors of many of the Grade II listed
buildings in St James’s Gardens and Addison
Avenue have been altered, and important historic
layout and decorative features lost. Examples are
the removals of the dividing walls between the
front and back ground floor rooms, the original
room cornices and skirtings and sometimes also
the original fire surrounds. These works were carried out to suit the fashion for larger open interior
spaces, with minimal architectural decoration.
The majority of these alterations are probably
unauthorised, carried out without Listed Building
Consent, on the assumption that interiors are not
covered by the listing or possibly prior to the statutory listing.
The Conservation Area includes buildings and
features which detract from, or at least do not add
to, the Conservation Area. Equally it contains “soft
spots”, which could be subject to development
pressures, where guidelines are required as to
what is acceptable:
We have not been able to carry out a house-byhouse survey to quantify this damage in the area.
The retention of the original internal layouts and
decorative features of listed buildings in Norland is
every bit as important as the preservation of their
exteriors. This should also include old lath and
plaster ceilings at the principal ground and first
floor levels and halls and staircases, which should
not be punctured with recessed downlights. Apart
from the destabilisation of the old lath and plaster
layers, the ‘star studded ceilings’ detract from the
original historic character and appearance of the
rooms.
Also of importance are interesting interiors in some
houses which are not listed (eg 29 and 31 Addison
Avenue). The aim of this Neighbourhood Plan is to
strongly encourage the owners to preserve these
interiors. When the Society gets to hear of interiors
under threat, the NCS will endeavour to dissuade
the owners from removing of historic plan form and
decorative features.
To this end, the Norland Conservation Society
submitted (mid 2010) an application for
statutory listing the southern end of Addison
Avenue (Nos17-35 (odd) and 18-36 (even)) to
ensure these interiors are in future protected.
Unfortunately this listing was not granted.
Even though the Council planning and
conservation officers have no power over internal
alterations, when dealing with applications for
alterations to unlisted houses in the conservation
area, they should discourage the removal of
interesting original internal features.
(See guidelines given in Section 4.2.6)
(a) Garages
While garages have considerable capital value to
their owners, the potential value of a residential
development on the same site could be much
greater. Such is the case:
●● on the north side of Queensdale Road, between Carson Terrace and Addison Avenue;
loss of this relatively open space should be
resisted
●● on the south side of Queensdale Road, between 37 Queensdale Road and 10 St Ann’s
Villas; any redevelopment should be in keeping
with 29-37 Queensdale Road
(b) Development of Addison Avenue gardens
onto Carson Terrace and Queensdale Walk
The gardens of Addison Avenue giving onto Carson
Terrace and Queensdale Walk provide valuable
open space, which has already been partially eroded by Nos 2-4 Carson Terrace, and No 20 Queensdale Walk, built in the garden of Cranley Lodge. Any
proposal that would result in further erosion of this
attractive, almost rural, corner at the end of Addison
Avenue gardens should be resisted.
(c) Addison Place (south side)
Nos 7-25 Addison Place represent, as a block, a
potential redevelopment opportunity. Guidelines
are required to ensure that any such redevelopment is in keeping with the low-level, mews/cottagey character of the street:
●● Current roof levels should not be exceeded
●● Subject to national legislation and Core Strategy policies, no subterranean developments
●● No windows in rear walls giving onto the gardens of Royal Crescent
●● Pitched roofs in slate
●● No rear dormers or works of any kind, which
would affect the privacy of the gardens of
Royal Crescent or affect the setting of these
significant Grade II* listed buildings.
(d) 50-52 Queensdale Road
These modern in-fill houses, together with the
single garage adjoining No 52, represent a potential redevelopment opportunity. Guidelines are
required: Any redevelopment should be in keeping
with the scale and design of Numbers 44 and 48.
3.2
Landscape
Garden squares, private gardens and street tree
planting
3.2.1 Garden squares
The three garden squares in the area, St James’s,
Norland Square and Royal Crescent, are well
landscaped, with mature trees and shrubs, and
form important townscape and neighbourhood
elements.
●● St James Gardens – a quiet square with elegant houses
●● Norland Square – a visual link between Holland Park Avenue and the heart of the area
●● Royal Crescent – a major landmark along
Holland Park Avenue and a ‘gateway’.to the
western part of the area
3.2.2 Street tree planting
The charm and relative calm of Norland is much
enhanced by street tree planting. This is most
obvious in Addison Avenue, but also at Clarendon
Cross, and at the southern end of Portland Road
on the west side.
Elsewhere street tree planting is spasmodic,
though the Council’s Arboricultural Department
has recently replaced or newly planted trees in
Penzance Street, Queensdale Road and Norland
Road.
Trees could provide an effective natural screening
against the glare of Westfields and the 24 hour
LED screens which now provide an unfortunate
end stop to the SW end of Queensdale Road.
Where viable, additional trees should be planted to
soften this end of Norland.
Opportunities for street tree planting are of course
limited by underground services, which are not
obvious to the casual observer.
The Norland Conservation Society recently
surveyed prima facie tree-planting opportunities,
and proposed them to the Council’s Arboricultural
Department.
A subterranean service map would help the
Norland Conservation Society to be proactive and
practical in its suggestions.
3.2.3 Private gardens and trees
Many private gardens contribute to the landscape,
open spaces and streetscape by virtue of their
mature trees and shrubs, providing important
habitats for birds and pollinating insects. It is
important to the character of the conservation area
that these open spaces are preserved, with no
development (including hard standings), other than
“summer houses” or “garden sheds”, allowed.
Rear gardens also have a crucially important role
as natural soakaways, as the only permeable
surface in an otherwise impermeable urban
landscape. They are also an important oasis for
biodiversity.
It is equally important that trees in private
gardens should be protected, (by Tree
Preservation Orders (TPO) where warranted),
and permission to remove and replace only given
where trees become dangerous. TPO’s should
only be removed if trees become dangerous.
Replacements should be required of all trees
(large enough to be subject to planning control).
3.2.4 Outbuildings – Summerhouses and
Garden Sheds
There has been, and still is, substantial abuse
of Planning Controls in relation to rear garden
developments – even within the curtilage of
listed buildings, where listed building consent is
required.
These abuses, and situations at risk, are:
●● buildings are erected without permission
●● permission is sought and obtained but the
applicants deviate extensively from the permission – in terms of plan size, layout, height or
materials
●● developments go way beyond “summer houses” or “garden sheds”, to the extent of having
substantial excavated foundations
Royal Crescent has been, and remains,
particularly at risk, even though it is Grade II*
listed. Other sites which might pose such a threat
are:
●● The gardens of 38 – 44 and 54 Addison
Avenue (giving onto Carson Terrace/Princes
Place (all listed) and 18 – 28 Addison Avenue
(giving onto Queensdale Walk), which provide
valuable open space, already partially eroded
by Nos 2 - 4 Carson Terrace, and No 20
Queensdale Walk, built in the garden of
Cranley Lodge. Any proposal that would result
in further erosion of this attractive, almost rural,
corner at the end of Addison Avenue gardens
should be resisted.
●● back gardens, where garden end walls give
onto the street, eg 47 – 54 St James’s
Gardens (all listed) and 13 – 28 Penzance
Street, (giving onto Princes Place)
●● 49 Princedale Road (entrance in Princes
Place), a large space hidden at the back of
Princedale Road and Queensdale Road/
Norland Square, currently used as low-level
offices/design studios
●● Other back gardens could be “at risk”, eg
o Addison Avenue 17 – 35
o 86-116 Princedale Road,
o 25 – 41 St James’s Gardens,
o 2-32 St Ann’s Road, and
o all of Portland Road and Wilsham
Street
In gardens belonging to houses which are listed,
rear garden developments, need listed building
consent.
In gardens belonging to unlisted properties, permitted development is quite generous (eg up to
50% of the total land around the original house
can be developed with a single storey building
without requiring planning permission)
Given the importance of these private open spaces to the sense of openness and character of the
Conservation Area, these situations are intended
to be made subject to planning control through
Article 4 Directions. Policy guidelines to prevent
further erosion of important private gardens and
trees are given in Section 4.3.4.
3.3 Streetscape
3.3.1Roads
Much of the Conservation Area’s charm lies in its
relatively quiet, untrafficked streets.
programme as soon as budgets permit.
3.3.3Parking
Residents are mostly extremely fortunate in the
ready availability of convenient Residents’ Parking
spaces.
However these can come under pressure from
outsiders during uncontrolled hours. Examples
are:
●● Large numbers of visitors to the Mosque (21
Penzance Place) during Ramadan and Ashura;
●● Sikh temple
●● Shoppers from Westfield (particularly in Royal
Crescent, Royal Crescent Mews, and nearby
streets).
Measures may be needed to overcome this problem.
3.3.4 Front boundary enclosures: walls,
railings and fences
Though many front gardens are already protected
from front garden car parking by Article 4 Directions, many are still unprotected, such as at the
south end of Addison Avenue.
Article 4 Directions, aimed at preventing the
removal of front boundary walls, railings and
fences, and the creation of hardstandings are
now intended to cover all properties in the
Conservation Area where this possibility exists.
See Appendix C for full schedules and maps of
Norland’s Article 4 Directions.
Unfortunately, some streets are less fortunate:
●● St Ann’s Villas and Royal Crescent, which
intentionally provide a major local north-south
distributor road;
●● Queensdale Road, west from Norland Square,
which is used as a “rat-run” from the south,
heading towards the north of the Borough;
●● Pottery Lane and the north (and less so, south)
sides of St James’s Gardens, which are used
as a “rat-run” from the east, heading towards
the Freston Road area.
Action is required to mitigate these problems. This
is considered furher in Section 3.5 Movement.
3.3.2Pavements
The Council’s rolling programme of replacing old
concrete paving slabs with York paving is of great
benefit to the Conservation Area. Unfortunately,
2011 budget constraints mean this programme has
been discontinued. The Council will reinstate the
As pointed out in the individual street surveys,
railings or other boundary enclosures are
sometimes to the wrong design, or missing
altogether (eg on Addison Avenue, at 80 Portland
Road and on St Ann’s Villas). Whenever planning
permission is requested for houses to which this
applies, the Planning Case Officer or Conservation
Officer should take the opportunity to encourage
the owner to put this right.
3.3.5.6 Street clutter
3.3.5.9 Modern telephone boxes
This Neighbourhood Plan sets out the ambition to
work with the Council to reduce street clutter over
time.
Unfortunately a number of ugly modern telephone
boxes have been installed on Holland Park Avenue, plastered with advertisements.
3.3.5.7 Recycling litter bins
This Neighbourhood Plan sets out the ambition
to work with the Council’s Refuse Department to
consider an alternative siting.
3.3.5.8Estate Agents Boards
The proliferation of Estate Agents Boards has long
been a source of irritation to residents who see the
street scene so defaced. Hopefully, the Council’s
application of a Regulation 7 will finally get rid of
this problem. However, since Regulation 7 came
into force, we have seen two in Norland. The first
one took four weeks to remove; the second four
days. They are fairly common in other Conservation Areas. There is no real deterrent for Estate
Agents’ boards, and unless we continue to be
vigilant, opportunist agents will continue with this
practice. Residents will be encouraged to report
violations (with photographic evidence if possible)
to RBKC Enforcement as quickly as possible.
Class 16(1), Part 1 of Schedule 3 of The
Town and Country Planning (Control of
Advertisements) (England) Regulations 2007,
states that no advertisement may be displayed
on a telephone kiosk within a conservation
area.
3.3.5.10 Other problems
Other problems are:
●● Vandalised bus stops, walls and railings
●● Poorly maintained Royal Mail pillar
boxes
●● Graffiti
●● Litter/cigarette ends from takeaways etc
Unfortunately, any blank wall, or screen, or even
street name signs can attract graffiti.
3.5 Movement
3.5.1 Rat-run traffic
The Norland Conservation Area suffers from ratrun traffic in two places:
●● traffic from the south, turning left off Holland
Park Avenue into the west side of Norland
Square, then left onto Queensdale Road, then
right on St Ann’s Villas, to head north up St
Ann’s Road and Bramley Road
●● traffic from the east heading north, by-passing
Holland Park Avenue by taking Pottery Lane
and the north side of St James’s Gardens
The danger here is excess speed, with vehicles
taking advantage of the long straight roads eastwest. Consideration needs to be given to how
to control and reduce speed on both these
routes.
Two radar-controlled illuminated speed limit
warning signs have recently (June 2010) be
erected on the north side of St James’s Gardens in
a bid to inhibit speeding on that section of the ratrun. Whether or not this will be successful remains
to be seen. If not, alternative means of slowing the
traffic on these rat-runs (including Pottery Lane)
will need to be found.
It is understood that RBKC intends to replace the
white painted circle at the intersection of Addison
Avenue and Queensdale Road with a raised
granite sett “hump” to inhibit excessive speeding
down the Queensdale Road rat-run. This has been
the intention for some three years, but so far no
action has been taken.
3.5.2 North-south traffic in St Ann’s Villas and
Royal Crescent
These traffic problems are as nothing compared
to the traffic (particularly bus traffic) volumes in St
Ann’s Villas and Royal Crescent.
Part 4: Guidance for Future Development
4.1 Vision and Aims
Our aims are to:
●● Protect and enhance the character and historic features that define Norland’s sense of place - in
terms of townscape, streetscape, landscape, neighbourhood, in order to “pass on the legacy”
●● Protect our listed buildings, as well as those which may not be of listing quality, but whose architectural features contribute to the character of Norland. (eg by Article 4 Direction)
●● Protect and enhance our open spaces, gardens and trees – private as well as public
●● Protect and enhance the aspects that add to the quality of life - tranquility, security, discourage and
reduce traffic noise and disturbance through residential areas.
●● Strive for retention of local and heritage characteristics, including both architecture and local and
social amenity if possible (shops, pubs, post offices)
●● Make it easy for pedestrians to move freely and safely in Norland
●● Manage new development in such a way as to conserve local character
●● Maintain a mix of uses – try to retain small businesses
●● Maintain its social diversity
●● Encourage ‘civic’ pride and local involvement of individuals and organisations
In furtherance of achieving our Vision for Norland, within the timescale of this Neighbourhood Plan (say
by 2020):
●● Norland should have retained and enhanced all the features that are essential to its character,
charm and attraction as a place to live
●● HGV and bus traffic problems in Royal Crescent and St Ann’s Villas should have been mitigated to
make these streets attractive places to live
●● Rat-run traffic speeding will have been effectively eliminated
●● Our listed buildings and others important to the character of the Norland Conservation Area will have
been preserved
●● Eyesores will have been eliminated, and ugly buildings replaced by development more appropriate
to their surroundings
●● Controls should be in place to prevent undesirable new developments, alterations or extensions of
existing buildings
●● Any new developments will be of exceptional design quality, “fit in”, and be appropriate to their setting
●● Subject to National Legislation and Core Strategy policies, the proliferation of out of character and
hugely disruptive subterranean developments under, and within the curtilage of our historic buildings
will have been stopped.
●● Holland Park Avenue will remain an attractive local shopping street, protected from the demands of
through traffic; garish shopfronts and internally illuminated fascia boxes will have been eliminated
●● Norland will have maintained a good mix of small business use alongside a predominance of residential use
●● Important streets will benefit from a strategic tree planting plan
●● All redundant and non-essential street furniture and signs will have been removed
●● Ugly lampposts, inappropriate to their setting, will have been eliminated
●● More original front garden boundary features will have been restored or reinstated, and inappropriate
features removed
●● The proliferation of LED advertising screens on areas immediately adjoining the Norland Conservation Area will have been stopped
This chapter sets out specific planning policies and guidelines to achieve these aims.
4.2 Buildings
The over-riding principle to be applied in the Norland Conservation Area is that any alteration or
addition should contribute positively to the preservation and enhancement of the character and
appearance of the Conservation Area.
To enable control to this end, Article 4 Directions
are now intended to be applied to restrict the
extent of permitted development. This Neighbourhood Plan intends to provide guidelines for what
is permissible where permitted development rights
have been lifted.
Chaos of dormers
4.2.1 Roof levels, styles and extensions
(a) Roofline developments
All roofline developments or alterations require
planning permission in conservation areas, and, in
the case of listed buildings, Listed Building Consent.
Over the years, rooflines have suffered all kinds
of depredations due to the lack of coherent and
adhered-to guidelines as to what is and is not acceptable. This has happened at the rear of houses
(eg 35 Norland Square, 46-56 Addison Avenue),
as well as at the front and sides (eg 42, 46, 48, 54,
56, 49, 57 Addison Avenue).
54-56 Addison Avenue
In a conservation area such as Norland, with open
spaces affording distant views of slate roofs, inappropriate additions to the rear roofs can spoil the
buildings’ architectural integrity just as much as
unsuitable alterations at the front.
The sensitivity of roof lines to change varies, according to the setting of the building in the streetscene. Some of the variables are the length of
view available of the building, and whether the
roof is hidden by a parapet and whether it is flat or
pitched - either fore and aft or sideways.
44-46 Addison Avenue
Ugly roof extension
57 Addison Avenue
The preponderance of blue indicates a policy
weighted against roof level developments in
general. But there are situations (orange) where
“improvements” would be acceptable. There are
only four properties where an additional storey
might be acceptable, and a small number of buildings where any roofline alteration would be judged
“on its merits”
The Council’s intention is now to review, and, if
necessary, update this roof guidance map, and the
results of this review will then provide guidelines
for future roof policy. In some cases what are acceptable “improvements” may need to be specified.
Until this review is completed and agreed, it is
the intention of this Neighbourhood Plan that the
guidelines set out in the map should be followed.
When a roof extension is proposed, and the surrounding terraces are devoid of similar extensions,
the Council’s policy will be to refuse planning
permission.
(b) Pitched Roofs
Examples can be seen in Addison Avenue, St.
James’s Gardens, St. Ann’s Villas and Penzance
Street.
Original pitched roofs are sensitive to the need to
retain the original type of roof covering to maintain
the character of the area. When repairs are necessary, broken slates should be replaced with natural
slate.
All slate roof-level developments and alterations
should use natural slates.
(c) Parapets and flat or low-pitched roofs
Where a flat or low pitched roof is largely obscured
from street level by a parapet or balustrade, the
continuity of such a feature in a terrace takes on
great visual significance.
Where there are existing roof extensions behind
the front parapet, the retention of the uninterrupted
parapet is important for the continuity of the facade. Where it has been pierced to allow a dormer
window to project or to gain more light, the parapet
should be reinstated as soon as the opportunity
arises.
(d) Roof gardens and terraces
Planning permission is frequently sought for roof
gardens and terraces. On other occasions, enclosures are erected around “informal” roof terraces
without permission.
4.2.2 Rear and side extensions and
conservatories
With the increasing value and desirability of houses in Norland, pressures have grown to increase
the interior space of valuable properties.
Whilst conservatories were originally intended for
the cultivation of plants nowadays they are mostly
considered as extensions of the main house: as
“breakfast rooms”, “family rooms” or “garden
rooms”. With the removal of a large part of the rear
wall of the original house at lower or upper ground
floor levels these conservatory extensions become
an integral part of the main house.
Often in Norland Conservation Area, the rear
elevations of houses and terraces are visible from
some distance, and inform the character of the
open spaces behind the houses.
In accordance with the general principle that any
alteration or addition should contribute positively to
the preservation and enhancement of the character and appearance of the Conservation Area, no
alterations to rear extensions should be considered which might jeopardise the character, appearance and value of these open spaces.
The scope for rear and side extensions is determined not just by open space considerations, but
also by the need for a good architectural relationship between the proposal, the existing building
and its neighbours. The erosion of rear garden
space is an important consideration, as are neighbour effects such as privacy, daylighting and
sunlighting.
Proposals will not be permitted if they would compromise architectural character or contribute to a
serious loss of garden space
It is important to note that:
●● whilst certain types of rear or side extensions
may be permitted development and therefore
not require planning consent, any extension to
a listed building always requires Listed Building
Consent.
●● for listed buildings, the listing applies to everything within the curtilage (in other words, everything within the garden walls)
●● in a conservation area, such as Norland, the
preservation of the original character of the
rear and side elevations of the houses is also
important.
●● single storey rear extensions are permitted development within defined limits, unless Article 4
Directions are used to remove these rights.
●● Side extensions and double storey rear extensions
require planning permission in conservation areas.
In the Norland Conservation Area, the principle
should be applied that all extensions (front, side or
rear), on unlisted should:
●● not exceed single storey, (except in the case of
rear lightwell infill extensions between existing
closet extensions of more than a single storey)
●● not intrude upon the privacy, or access to daylight and sunlight of neighbouring gardens and
houses,
●● not adversely affect the character and appearance of the backs of the terrace or street as a
group
●● use matching materials to existing eg. there
should be a presumption against the erection
of predominantly glass structures (except in
the case of infilling between two existing rear
extensions)
●● minimise use of garden space, and not extend
further than 3m from the rear wall of the original house
●● not be allowed to intrude into garden space
which, on its own or together with neighbouring
gardens, is important either to the character
of the particular area or to the general character of the urban scene (ie. uninterrupted open
garden corridors at the rear of terraces of buildings)
●● Within 2m of boundary walls, the maximum
eaves height should be no higher than the adjoining party wall, and the maximum height not
more than 2.5m
●● No side extensions or side porches should be
permitted.
●● In the case of “infilling” between two existing
rear extensions, the “infill” should not extend
beyond the shorter of the two existing rear
extensions and should be set back from it in
order to preserve at least some feeling of the
gap/void.
●● To protect neighbours’ privacy, and the appearance of rear elevations, balconies on top of
rear extensions will not normally be permitted
4.2.3 External Architectural features and
Decorative elements
Preservation or restoration of original architectural
details such as cornices, fenestration, architraves,
stucco embellishments, door design, door furniture
and ironwork, railings, balconies and foot scrapers,
is of paramount importance for listed as well as
unlisted buildings in the conservation area.
The Council’s Core Strategy Policy CL2 sets
out the following requirements regarding building
alterations:
New Buildings, Extensions and
Modifications to Existing Buildings
The Council will require new buildings,
extensions and modifications to existing
buildings to be of the highest architectural and
urban design quality, taking opportunities to
improve the quality and character of buildings
and the area and the way it functions.
To deliver this the Council will, in relation to:
Architectural Design
a. require development to be:
i. Functional - fit for purpose and legible;
ii. Robust - well built, remain in good condition
and adaptable to changes of use, lifestyle,
demography and climate;
iii. Attractive - pleasing in its composition,
materials and craftsmanship;
iv. Locally distinctive - responding well to its
context;
v. Sustainable - in the use of resources,
construction and operation;
vi. Inclusive - accessible to all;
vii. Secure - designs out crime.
b. require an appropriate architectural style on
a site-by-site basis, in response to:
i. the context of the site;
ii. the building’s proposed design, form and
use;
iii. whether the townscape is of uniform or
varied character.
c. facilitate the redevelopment of ‘eyesores’ by
offering flexibility in relation to policies which
make redevelopment with buildings more
suited to their context demonstrably unviable.
Architectural features such as porticos, bays,
pediments and balusters form the characteristic
rhythm of the street scene, and should be retained
and renovated. Original decorative details such as
cornices, string courses and console brackets are
also very important to the appearance of individual
buildings and the integrity of terraces. Some of
these details remain missing, and every opportunity should be taken to get them restored.
Article 4 Directions are intended to cover doors
and windows, balconies, and architectural details
of façades of all buildings in the Conservation Area
which are not listed. The aim of these Directions is
to protect and ensure the architectural integrity of
all front elevations, and prevent alterations which
would conflict with their original design. In particular, the aim is to maintain or restore the integrity
of principal terraces where the same colour and
finish should be used for all architectural details
- cornices, string courses, architraves, balconies
etc (including rusticated ground floors and basements).
When considering applications for alterations and
improvements to unlisted, as well as listed, buildings, the Council expects appropriate restoration
of architectural features and original decorative
details to be included in the proposal.
(a) Cornices
In much the same way that the vertical spacing
and proportions of windows define the proportion
of individual house facades, the continuous horizontal details such as cornices, string courses and
stucco channelling unite a terrace in terms of its
horizontal character.
The function of cornices is to break water away
from the front wall of the building to stop stucco
and paint or facing brickwork from being stained
by water which otherwise will run down the facade.
As originally constructed they are prone to infiltration by water and some have decayed beyond
safe retention, as was earlier the case in Royal
Crescent and Norland Square. Their maintenance
and repair is important in deference to their practical role as well as the visual continuity of these
terraces.
Many cornices are still missing, though considerable progress has been made over the past 30
years with reinstating them. This problem is particularly noticeable on the south side of Queensdale
Road – eg Nos 15, 25-27, 39,43-55; also 2A-10,
32-38 on the north side.
Whenever any planning permission or listed building consent is requested for any houses to which
this applies, the Planning Case or Conservation
Officer should take the opportunity to encourage
the owner to put this right.
(b) Fenestration patterns, window designs and
external surrounds
Windows represent one of the most important, key
visible external elements of a historic façade. The
variety of different period window types and glazing patterns, their spacing and the proportions of
the openings, their three-dimensional modelling
with often deep finely sculpted glazing bars, as
well as the uneven lively character of multi paned
window with the characteristic glitter of the individual panes of historic glass, all contribute to their
special historic character and significance.
Apart from the considerable charm of historic
windows they provide one of the main tools to date
a historic building. Window alterations can have a
dramatic impact on the building’s appearance as
well as the character of the townscape of which
it forms part. Historic fabric is a precious and
finite resource that should be preserved for future
generations and the loss of the surviving historic
windows may result in a significant erosion of the
building’s special architectural and historic character.
Throughout the 19th century, architectural design
in London kept the theme of verticality of the individual unit within the horizontality of the whole (i.e.
the individual house within the terrace, the proportions of window frames and architraves within the
elevation, window pane sizes and glazing pattern
proportions within the sash or casement, etc). The
success of the architectural design of individual
houses and whole terraces depends on the careful
design and proportions of all these elements.
Where a more distant view of any group is available across a square or where there are front
gardens, the importance of continuity of detail is
emphasised. Cornices, parapet and roof lines,
rhythm of fenestration, and repeated decorative
details are all seen in the context of a group of
buildings rather than in isolation.
With windows the proportions of the frame or
architrave within the elevation may be spoilt by
the removal of glazing bars. Individual sashes are
sometimes wider than their height, but the division
of the sash into six or more panes emphasises the
window’s overall vertical proportions. The sketches
of different window designs show how different
glazing patterns alter the perception of the same
window.
publicly visible elevations whilst sometimes painting ‘out’ the glazing bars in the lesser windows of
the house to disguise the use of cheaper multiple
panels of glass.
Very much the same comments apply to window
architraves/external surrounds. They frame the
windows and contribute strongly to the rhythm of
the facade features. Even one missing architrave
can be very disturbing to the overall character and
appearance of the building frontage. Architraves
are often missing or have been inappropriately
restored eg:
●● Princedale Road 44, 56, 60, 72, 82;
●● Portland Road 15, 41, 73, 119, 167-169, 175.
ing ventilation
●● The significant weight difference of double
glazed units that impose increased loading on
the original frames
These all have a detrimental effect on the appearance and overall character of the listed building.
Unlisted buildings
As with listed buildings, there are important conservation benefits in retaining the original historic
fabric in unlisted buildings in conservation areas,
including the windows. When considering their replacement the primary consideration is the material effect on the external appearance of the building
and the consequent effect on the character and
appearance of the conservation area. The result
of this assessment may vary and will depend on
the age of the buildings, the degree of the survival
of the original windows and the detail of the particular window.
See Appendix D for further guidance.
(d) Entrance door designs
There are countless examples of “wrong” door
designs: eg
54-60 Princedale Road
Wherever permission is sought for alterations to
street elevations in the Conservation Area, the
Council’s Planning or Conservation officers should
encourage the owner to restore the original window and architrave designs, (eg on Princedale
Road). This is particularly important in the case of
listed buildings.
●● 27 Portland Road
●● 49, 53 & 55, 65 Portland Road
●● 162, 164 and 166 Holland Park Avenue
●● Several houses in Norland Square
●● 20, 24, 26 St Ann’s Road
PvC windows are completely unacceptable in the
conservation area.
(c) Heritage Assets and Double Glazing
Listed buildings
There is a strong presumption against the replacement of historic windows in listed buildings with
double glazed units. The main reasons for this
are:
●● The loss of the original historic fabric and historic authenticity
●● The visual changes to the external and internal
appearance including visible spacer bars and
sealants on the edge of the glass panes and
the necessary inclusion of a prominent individual sealing cap on each pane of the vacuum
glazing units
●● The dangers of future internal fabric decay
within the building as a consequence of remov-
In the same way that lost details on windows can
spoil the facade of a building, it is disappointing to
see a magnificent original portico framing a flushfaced hardboard door pock-marked by numerous
doorbells, and lacking the original ironmongery.
Similarly it is regrettable to see an over-decorated
or fake panelled door of incorrect architectural
period and style.
There is no definitive front door pattern in the conservation area. However majority of the original
Unfortunately a lot of these original features have
been lost in breakages or covered in rust and layers of paint (which also applies to railing heads).
Since these are grouted in with lead, they are
difficult to remove for bead blasting or some other
form of paint stripping and cleaning prior to repainting. The sketches show their full detail, where
discernible on existing scrapers or catalogue
illustrations. Although not a major piece of street
furniture, these scrapers represent one of the
smaller details which would be sadly missed and
which contributed to the attention to detail in the
design of the estate when built. Owners should be
encouraged, where possible, to repair or reinstate
them where the original design detail is known.
4.2.4 Exterior painting
(a)
Painted brickwork
The Conservation Area contains numerous
examples of brickwork having been painted (often
in most unfortunate colours), which destroys the
architectural integrity of the whole terrace, as well
as an individual house, eg:
●● 56 Queensdale Road and 114 Portland Road,
whole façades are painted blue, destroying the
two-coloured brickwork design
●● (Rear of) 3 Portland Road
●● 71-75 Portland Road, brickwork painted in
pleasant pastel colours with white stucco detailing; but this hides the brickwork as originally
designed
Article 4 Directions preventing rendering and/or
painting of brickwork, which destroys the original
design concept, are now intended to cover the
façades (front and rear elevations) of all unlisted
buildings in the conservation area. The aim of
these directions is to protect and ensure the architectural integrity of these elevations, and prevent
alterations which conflict with their original design
concept.
Consent will not be given for any rendering or
painting of original unpainted facing brickwork on
front and rear elevations. Where original facing
brick elevations have been painted, subject to the
results of small patch tests as to the likely feasibility and effect on the brickwork of the paint removal,
owners are encouraged to remove the paint and
restore the original facing brickwork.
See Appendix C for full schedules and maps of
Norland’s Article 4 Directions.
(b) Stucco features painted in inappropriate
colours
Stucco, as a material, was originally left unpainted
to imitate Bath stone. Where rare examples of
such unpainted surfaces survive, (eg 86-92 Portland Road), it is preferred for these to be left
unpainted.
As a general principle, on houses with a brick
façade, stucco ornamentation (including rustication at ground floor and basement level) should be
painted white (not Brilliant White), or an off-white
colour, so long as this applies to the whole terrace.
On houses with a stucco façade, ornamentation
should be picked out in white, while the main body
of the stucco is painted in a gently contrasting pale
pastel colour. The result is an integrated scheme
with some flexibility to allow for variation and personal choice.
Some building groups already feature a variety
of paint colours which have become part of the
established character and add to the local interest. But there are other examples which seriously
detract from the overall effect of the street scene,
and are not at all what was intended in the original
design scheme.
●● 2A Queensdale Road: whole house painted
black
●● 48 Portland Road: all stucco decoration and
ground floor painted barley-sugar pink
●● 134 Portland Road: lower band of cornice
painted maroon to match ground floor
●● 24 Queensdale Road: painted lurid orange
●● 116 Holland Park Avenue (Mr Pumpernink)
brick, white or a pale (stone) colour are specified
at ground floor and basement level.
See Schedule for full details and intended colour
palettes
4.2.5 Small Scale Additions/Alterations to
Facades
(a) External Pipework
The later addition of sanitation and plumbing has
resulted, in some cases, to pipework being attached to façades facing onto the street, thus detracting from their original design and appearance.
Article 4 directions are now intended to prevent
inappropriate colour schemes:
●● for ornamental stucco detailing throughout the
conservation area
●● for plain or rusticated stucco surfaces at
ground floor and basement levels, on whole
terraces where unity is important: eg 5-33
Princedale Road, 84-94 Portland Road
●● painting of terraces with whole stuccoed
façades where the original intention was to imitate stone eg 2A-16 and 18-28 Queensdale
Road
●● painting of bay windows at 11A-D Queensdale
Road
The default colour for all stucco ornamentation
should be white, or an acceptable alternative to
simulate pale stone, for a whole terrace, if all owners are agreed.
Examples of where this is important include:
Portland Road: where the front elevation at 1st
and 2nd floor level is, or originally was, of facing
brick, or unpainted stucco. In these cases, white or
a pale (stone) colour are specified for stucco (often
rustication) at ground floor and basement level
Princedale Road: where the front elevation at first
and second floor level is, or originally was facing
●● 13-31 Portland Road
●● 44 Portland Road
●● 54 Portland Road (why painted black?)
●● 81 Portland Road (down middle of façade)
Refurbishment and enhancement over the past
40 years has gradually reduced the number of
instances of such eyesores/blemishes on facades.
But more remains to be done, and Planning Officers should take every opportunity to encourage
owners rectify this problem.
(b)
Wiring on façades
The same point applies to external wiring, which
in some cases is even left trailing loosely across
façades:
●● 61 & 65 Portland Road
●● 71 & 73 Portland Road
●● 81, 91, 105, 121-127 Portland Road
●● 169-171 Portland Road
●● 26, 40, 44 Portland Road
●● 14, 20, 27, 28 and 43 Royal Crescent
The unsightliness of wires and aerials is simply
due to poor workmanship on installation or the
desire to save money by avoiding internal routing
of these runs.
entiated, and may not require planning permission.
Any dish or other antenna must be positioned in
such a way that its effect on the outside appearance of the building and the effect on surroundings
is reduced as far as possible.
Further advice is available on http://www.communities.gov.uk/publications/planningandbuilding/
householdersguideantennas
(e) Solar panels
Putting this right is outside planning control, and a
matter for individual owners. On principle, whenever exterior or interior renovation is required, the
aim should be to remove wires from façades. But
if wires have to be fixed to a front elevation their
effect may be minimised by their running vertically
along the line of down pipes and horizontally along
gutters and string courses and by matching cable
colour to the background.
Alternatively, cabling might be run inside trunking
alongside down-pipes and painted in to match; this
would prevent coming adrift and flapping about in
the wind.
Wires are less obtrusive if fixed securely. Moreover, tidying up wires is cheap and quick.
Where aerials are placed on the roof they should
be as far to the rear of the roof as possible, behind
the parapet line on low pitched or flat roofs, and on
the rear roof slopes so that they are screened from
the street view.
(c) Burglar Alarms
Brightly coloured alarm boxes are usually displayed prominently as a deterrent. However, wherever possible, they should be placed on basement
walls, or on the side of houses to avoid detracting
from the appearance of the facades.
These features normally will not require a planning
permission, but will require Listed Building Consent.
(d) Satellite dishes
Listed Building Consent is required for any antenna or dish that affects the character or appearance of the building or its setting. The particular
site circumstances have to be assessed to ensure
that the proposed location is not detrimental to the
building’s special architectural or historic character
and heritage significance.
On non-listed buildings, the regulations are differ-
Only very discreet locations for these installations
can be considered as acceptable in proposals for
Listed Building Consent. In conservation areas
there are also restrictions in relation to unlisted
buildings. This Neighbourhood Plan proposes that
solar panels only be permitted in discreet locations
that would not harm the setting of any listed buildings or any key view or vista within the conservation area.
Further advice is available on:
http://www.planningportal.gov.uk/permission/commonprojects/solarpanels
4.2.6 Interiors
Section 3.1.4 described the extent to which numerous interiors of listed buildings in the area have
been altered by removing elements of their historic plan form or original decorative features, and
stated the aim of protecting against further such
damage.
This is also very much in the interest of owners of
these historic buildings, and, wherever the Society
gets to hear of interiors under threat, the NCS will
endeavour to persuade owners to preserve them
in order to retain their historic character (and consequently their monetary value on resale).
It is recognised that Planning Officers have no
power over internal alterations in unlisted buildings. However, when dealing with any application
for alterations to unlisted as well as listed buildings in the Conservation Area, they should make
every effort by persuasion to protect internal layout
and decorative features (eg internal dividing walls,
cornices, fireplaces, door and window surrounds,
ceiling roses, and plaster and lath ceilings) and
prevent interesting original internal features being
removed
All applications for alterations to Listed Buildings
should be supported by detailed architect drawn
plans showing the existing and proposed layouts
and confirming in detail the retention of individual
decorative features (room by room) and clearly
describing the proposed changes.
4.2.7 Subterranean Developments
The Council’s current policy states:
Listed Buildings
Apart from structural considerations, there
is a particular concern regarding the impact
of subterranean development on the special
architectural or historic interest of listed
buildings. The special interest is not the same
as appearance. Special interest includes the
location and hierarchy of rooms and floor levels,
foundations, the original purpose of the building,
the size and location of any original basement,
cellar or vault, and the integrity of the historic
structure, among other things. Whilst roof
additions and rear and side extensions have
become commonly accepted means of enlarging
listed buildings, development beneath the
building raises other issues about the relationship
of the building to its site, its structure and the
degree of intervention involved.
An addition of a new floor level underneath the
original lowest floor of a listed building (normally
the lower ground floor level) would have a
significant impact on the hierarchy of the historic
floor levels. For this reason, excavation under the
main body of statutory listed buildings is normally
resisted in this Borough due to its detrimental
impact on the hierarchy of the historic floor levels
and the historic integrity, scale and layout of
the original building. In addition, the excavation
and construction of new foundations may have
consequential effects on historic foundations
which may impact upon the future stability of the
parent building and any adjoining listed buildings.
The Council will normally resist proposals
for subterranean development under listed
buildings or directly attached to existing historic
basements, cellars or vaults of listed buildings.
However, the Council may consider proposals
for subterranean development under gardens
within the curtilage of a listed building, as long
as any connecting passage between the existing
In respect of the Norland Conservation Area, the
Norland Conservation Society’s concern for its
green spaces and back gardens is not only to
maintain its historic character, but for their crucially
important role as natural drainage resources.
Subterranean developments under and within the
curtilage of buildings in the conservation area can
be very disruptive to the fabric of the building and
current or future stability of neighbouring houses.
and proposed structure is narrow and discreet
to preserve the integrity and character of the
original historic basement level of the listed
building. In considering such applications account
will also be taken of the importance of preserving
the integrity and stability of historic boundary
walls.
Any works for the alteration or extension of
a listed building or an extension immediately
adjoining it, such as subterranean development,
will require Listed Building Consent whether
planning permission is required or not.
Unlisted Buildings in the Conservation Area
In Conservation Areas, the main planning
issues relate to the external manifestations of
subterranean development, which include the
provision of light wells and roof lights, structures
for safety, access and ventilation, exposed
masonry and trees and landscaping.
Soil above subterranean developments
The Council is keen to protect the green and
leafy appearance of the borough and make
provision for landscape to be reinstated. In this
regard, the Council will require the following for
all basement proposals under gardens:
1m of permeable soil above the top cover of the
basement;
No more than 85% coverage of the garden
space (between the boundary walls and existing
building), with the remainder of the space used
for drainage, planting and ‘tree pits’
The provision of drainage technology to facilitate
sustainable urban drainage systems to enable
the movement of water over and around the
basement, to ensure it does not collect on the top
of the basement
The Council’s subterranean development policy
is currently under review. As the Neighbourhood
Forum for Norland Conservation Area, we are opposed to any further Subterranean Development in
the Area.
4.2.8 New buildings
4.3 Landscape
In pursuance of CL 2 of the Core Strategy, the
Council, supported by the Norland Conservation
Society, will pursue the highest possible design
standards for the Conservation Area. Planning
Case Officers should encourage developers and
architects to consult the Norland Conservation
Society at an early stage.
4.3.1 Garden squares
New buildings should “fit in” with the street scene:
they are expected to be in keeping and resonant
with adjacent buildings and immediate environment in terms of their height, scale and massing.
They should contribute to the creation of a coherent and cohesive whole with the adjoining buildings. They should use appropriate materials and
paint finishes, fenestration and decorative features
which echo in some ways the surrounding historic
townscape.
4.2.9 Buildings proposed for Statutory Listing
The following buildings will be proposed for statutory listing by the Norland Conservation Society:
●● 12 Addison Place
●● Spanish & Portuguese Synagogue, St James’s
Gardens
●● 43 Portland Road
The three garden squares in the area, St James’s,
Norland Square and Royal Crescent, are well
landscaped, with mature trees and shrubs, and
form important townscape and neighbourhood elements.
●● St James Gardens - a quiet square with elegant houses
●● Norland Square – a visual link between Holland Park Avenue and the heart of the area
●● Royal Crescent – a major landmark along
Holland Park Avenue and a ‘gateway’ to the
western part of the area
4.3.2 Street planting
It will be important to the character of the Conservation Area to remain vigilant in protecting and
replacing street trees, as well as taking every possible opportunity to increase street tree planting
– particularly with a view to screening Queensdale
Road from the intrusive “permanent daylight” from
LED advertising on the Westfield shopping centre.
Where viable, additional trees should be planted
to protect views along Queensdale Road from this
brash intrusion.
4.3.3 Private gardens and trees
Many private gardens contribute to the landscape,
open spaces and streetscape by virtue of their mature trees and shrubs. It is important to the character of the Conservation Area that these open
spaces are preserved and protected.
It will also be important to the character of the
Conservation Area to remain vigilant in protecting
and replacing trees in private gardens.
12 Addison Place
43 Portland Road
4.3.4 Outbuildings – Summerhouses and Garden Sheds
Many private gardens contribute to the landscape, open spaces and streetscape by virtue of
their mature trees and shrubs. It is important to
the character of the conservation area that these
open spaces are preserved, with no development
(including hard standings), other than “summer
houses” or “garden sheds”, allowed.
Sites which may be under threat are listed in Section 3.2.4.
Spanish and Portuguese Synagogue
In gardens belonging to houses which are listed,
rear garden development is in any case subject
to planning control. But, as noted earlier, even the
gardens of listed buildings can be at risk.
In gardens belonging to houses which are not listed,
permitted development is quite generous (eg up to
50% of the total land around the original house can
be developed with a single storey building without
requiring planning permission).
Given the importance of these private open spaces
to the sense of openness and character of the
conservation area, these developments are now
intended to be made subject to planning control
through Article 4 Directions, and guidelines applied
in considering planning applications as given below
in the case of both listed buildings and those subject
to Article 4 Directions.
The consideration of garden outbuilding proposals
will be done on the specific merits of the particular
site and its relationship to the main building, but
normally:
●● Garden building should be best located usually only at the end of gardens, and occupy no
greater depth into the garden than 20% of its
overall length (from rear wall of main house to
rear garden wall)
●● Only summer houses (preferably open sided),
gazebos or garden sheds
●● Only wooden structures, or other traditional or
period materials
●● Single storey only, with
●● The eaves should be no higher than the garden
boundary walls on either side (where they are
less than 2 metres from the boundary walls), and
the roof ridge (or highest point of the roof) not
more than 2.5 metres high, and at least 2 metres
from the boundary wall.
●● maximum eaves height of 2.5m (where they are
2 metres or more from the party walls)
●● Not for use as living accommodation
●● No antennae or satellite dishes should be attached to the outbuilding
●● Any additions to existing to comply with these
guidelines
In the case of listed buildings this may result in even
more restrictive control than described in the bullet
points above.
4.4 Streetscape
4.4.1 Pavements
The Council’s rolling programme of replacing old
concrete paving slabs with York paving is of great
benefit to the Conservation Area. Unfortunately,
2011 budget constraints mean this programme has
been discontinued. The Council will be encouraged
to reinstate the programme as soon as budgets
permit.
4.4.2 Parking
Residents’ parking spaces can come under pressure
from outsiders during uncontrolled hours, as described in Section 3.3.3. Measures may be needed
to overcome this problem.
4.4.3 Boundary Enclosures
(a) Front gardens and hardstandings
Many front garden enclosures (railings, walls,
fences and hedges) are already protected from front
garden car parking by Article 4 Directions. But some
remain to be so protected - at the south end of Addison Avenue in particular.
Article 4 Directions, aimed at preventing the removal
of enclosures and the creation of hardstandings are
now intended to be applied to all properties in the
conservation area where this possibility exists.Policy
and action are required to prevent this become an
invasion.
(b) Wrong or missing railings/enclosures
As pointed out in the individual street surveys,
railings or other enclosures are sometimes to the
wrong design, or missing altogether (eg on Addison Avenue, at 80 Portland Road and on St Ann’s
Villas). Whenever any planning permission is requested for any houses to which this applies, the
Planning Case Officer should take the opportunity
to persuade the owner to put this right, following
consultation with the Conservation Officer as to the
right design.
4.4.4 Street Furniture – lights, signs and clutter
As detailed in section 3.3.5 Street Furniture, there
are problems in Norland relating to:
(a) Street Lights
(b) Parking signs
(c) Ugly traffic management measures and signs
(d) Notices on lampposts and trees
(e) Telephone wires
(f) Street clutter
(g) Recycling litter bins
(h) Estate Agents Boards
(j) Modern Telephone boxes
The key local policy is CR4 Streetscape in the Core
Strategy:
The Council will require improvements to
the visual, functional and inclusive quality of
our streets, ensuring they are designed and
maintained to a very high standard.
To deliver this, the Council will:
a. require all work to, or affecting, the public
highway, to be carried out in accordance with the
Council’s adopted Streetscape Guidance;
b. require all redundant or non-essential street
furniture to be removed;
c. retain and maintain historic street furniture,
where it does not adversely impact on the safe
functioning of the street;
d. require that where there is an exceptional need
for new street furniture that it is of high quality
design and construction, and placed with great
care, so as to relate well to the character and
function of the street;
e. require that by reason of size, siting, design,
materials or method of illumination, advertising
on buildings does not harm the appearance
of the building or streetscene, and does not
adversely affect amenity, or public or road safety;
f. resist temporary or permanent advertising
hoardings, or freestanding adverts on streets,
forecourts or roadsides, or advertisements
attached to street furniture, where these
negatively impact on our high quality townscape
or on public or road safety;
g. resist pavement crossovers and forecourt
parking;
h. require all major development to provide
new public art that is of high quality and either
incorporated into the external design of the new
building or carefully located within the public
realm.
al of graffiti, street cleaning and fly-tipped material.
They will remove any graffiti fronting a highway not
more than two metres high. Offensive material will
be removed within 24h, if it is non-offensive it will be
removed within seven days
Queries or complaints about graffiti, street cleaning
or litter should be directed to Streetline on 020 7361
3001 or email: streetline@rbkc.gov.uk
4.4.6 Shop fronts and Advertising
(a) Shopfronts
Our preference for future retail and leisure development on Holland Park Avenue is to be more prescriptive, in order that the overall pleasant ambience
of the Avenue should not be overwhelmed by an accumulation of brash, plastic signage from individual
retailers such as the Singapore Chinese Restaurant,
the Pizzeria, Jazz’s Barber. It would be worth spending some money to include suggested acceptable
design ideas which would conform with the principles set out in RBKC’s Supplementary Planning
Document to the LDF on Shop Front Design
The 1981 CAPS made prescriptive suggestions as
to acceptable design concepts for shop and restaurant fronts on Holland Park Avenue and more
recently RBKC’s Supplementary Planning Document to the LDF on Shop Front Design (adopted on
25 November 2011) should be rigorously applied to
all applications.
This provides useful context and very comprehensive guidelines for future design of shopfronts within
the conservation area. Wherever possible, shop
owners should be encouraged to follow the guidelines to upgrade and enhance shop fronts to fit in
with Conservation Area surroundings.
Many of these issues are dealt with by the Council’s
Highways department and action to rectify these
problems will be pursued with them.
4.4.5 Maintenance
Additionally Norland suffers problems relating to:
(a) Vandalised bus stops, walls and railings
(b) Poorly maintained pillar boxes
(c) Graffiti
(d) Litter/cigarette ends from takeaways etc
Steps will be taken to ensure these problems are
kept to a minimum.
The Council’s Streetline team deals with the remov-
The unity of the Avenue might also be enhanced by
controlling the paint colour of houses behind/above
the shops, and, particularly, the houses with small
front gardens and no shops (130-132). Owners will
be encouraged to consider coordinated painting as
and when redecoration becomes necessary.
All advertising within the conservation area should
be subject to Planning Control
Character and Appearance of the Conservation Area:
The set-back terrace 133 – 159 on the south side
of the Avenue, though not formally a part of the
Norland Conservation Area, is a fitting, if slightly
later southward closure of Norland Square, and any
alteration or development of its well-preserved, original integrity of design should be resisted. An Article
4 Direction could be considered to control building
height, alterations to the doors and windows, balconies, and architectural details of the façades of
this terrace, and prevent rendering or painting of its
brickwork.
(b) Advertising
There are currently, fortunately, very few examples
of back-lit or otherwise illuminated signage and
advertising in the Conservation Area. (However, with
the development of Westfield, residents are subjected to light pollution from illuminated hoardings that
are positioned around Shepherds’ Bush roundabout
and on the outside of Westfield overlooking the Norland Conservation Area.)
Internally illuminated advertising always needs advertising consent in a conservation area (Class 4 of
Advertisement Regulations).
In the case of Norland Conservation Area, no backlit or otherwise illuminated signage should be permitted anywhere in the Conservation Area.
The Council’s Shopfront SPD states:
3.3.1.55 Illumination should be appropriate to
the context and general character of the street
as well as being discreetly sited on the building
itself. The intensity of illumination should allow
the sign to be easily read but not cause a
distracting glare.
The Norland Conservation Society and RBKC will
also resist all LED or similar Advertising Screens
(even if located outside, or on the boundary of, the
Conservation Area) which have a detrimental impact
on the Conservation Area.
The following general principles for Advertising in
Conservation Areas (very similar to those for Shop
Fronts) should apply in Norland:
●● Advertisements should respect the character
and appearance of the Conservation Area - preserving or enhancing the character of buildings
and streets.
●● The size, form, materials, colours, positioning
and lettering of advertisements should be designed to relate to the character of the buildings
on which they are attached and should be visibly
compatible with the traditional appearance of
their street
●● Specific proposals, especially on listed buildings,
can be discussed with the Norland Conservation
Society, or officers of the Planning Department
●● Additional considerations relating to listed buildings and conservation areas are contained in
the Planning (Listed Buildings and Conservation
Areas) Act 1990
Position on a Building or in the Street:
●● Advertisements should be confined to the
ground floor or basement area of buildings.
●● Projecting signs should be fixed to the pilasters
or columns between buildings, or the fascia
above the ground floor window, if one exists.
●● Advertisements fixed above the ground floor will
not normally be allowed, unless they cannot reasonably be fixed at a lower level, or if it can be
demonstrated that they make a positive contribution to the character of an area or a building.
●● Attention will be paid to the potential impact of
the advertisement upon pedestrian and vehicular
safety.
●● Advertisements will not normally be allowed to
be fixed to street furniture within conservation
areas
Materials, Illumination and Detailed Design:
●● In general, traditional materials such as painted
timber, wrought iron, bronze and other alloys or
ceramics will be more appropriate than acrylics
and other plastics, particularly on listed buildings
●● Harsh and gaudy fluorescent colours, unsympathetic to the building, should be avoided
●● Illuminated advertisements will not be permitted
Advertisements on Street Level Front Boundary
Railings
●● These should normally be avoided, unless a
small sign fixed to the railings is the only way of
drawing attention to the existence of, for example, a separate unit at building level, with direct
access from the street.
Appendices
Appendix A: History - Development Of Norland
Appendix B: Listed Buildings
The Potteries improved as pig-keeping was given
up during the 1870s and the brick field worked out
during the 1860s. Poor housing remained, however, housing labourers, builders, shoemakers and
street traders.
Street) in an attempt to discourage overcrowding.
A photo shows the backs of the properties just prior to purchase. This obviously did not alleviate the
problem since 8ooth’s study of 1902 still regarded
this area as of the worst kind.
In 1902 Booth’s Survey ‘The Life and Labour of
the London Poor’ was published, with information collected over the previous twenty years. This
mapped classes 16 of people by area and showed
the potteries as a very poor area and an area of
five streets around William Street (now Kenley
Street) was shown as the lowest class. It was described as the dregs of London, moved on by improvements in other areas and consisting of many
temporary residents. He called them an “unexampled concourse of the disreputable classes and as
populated with criminals or near criminals which
form the most serious mass of the kind of which
we have to deal, greater than any now remaining
in one spot in Central London”.
At the time that Richardson was developing the
estate, the reputation of the potteries may have
hindered the easy letting of completed properties.
Early plans to extend the estate northwards from
St. James’s Gardens might, therefore, have been
doubtful even before Richardson sold the brickfield
north of the area to Morris.
The builders of the modest properties in the area
found from their completion that they were impossible to sell to respectable families. They became
largely boarding houses overcrowded with the
large transient population entering London. Employment followed similar lines to the potteries
although many women took in the laundry of the
west London middle class and a number of men
were employed in the stables of the London Omnibus Company in Goreham Place, on the Central
London Electric Railway or in the yards of the
Great Western Railway.
In 1892 Adams brick field, which separated the two
areas and included a stagnant pool known as ‘The
Ocean’ was bought by Kensington Vestry. After
some costly landscape works this was opened as
Avondale Park as an amenity in this predominantly
poor area. The Council also purchased some, of
the poor properties in Notting Dale in the late nineteenth century, including William Street (Kenley