Community Heritage Initiative Project

CHIP 29 November 2008

St Nicholas Church

Update 29 November: the Working Group - see below - attended a further session in the Civic Centre, Esher on 27 November to discuss the draft report. Another good village turnout. The report, prepared by the heritage consultants and Elmbridge conservation officers, was acclaimed as a very good piece of work. The themes differed little from the ones outlined below. There was some discussion of the Islands and consultants will take another look before redrafting. Otherwise, amendments suggested were only minor, which says a good deal for a 37-page document! The next stage will be presentation of the matter in the Library, January, for full public consultation.

The Community Heritage Initiative Project between Elmbridge Borough Council and English Heritage is looking at areas identified as being particularly under threat from the pressures of development. The Giggs Hill Green and Thames Ditton Conservation Areas are now being examined. Thames Ditton was originally designated as a Conservation Area in 1973 and Giggs Hill Green in 1977.

A Working Group has been set up comprising members from among residents, members of the conservation area advisory committee, our three Elmbridge councillors for Thames Ditton and our Surrey County councillor, and Elmbridge officers. Forum Heritage Services and Context4D have been appointed as consultants to facilitate the project, organise the workshops and co-ordinate and produce the appraisal and management proposals. A ½ day meeting was held on 16th October at which the architectural, planning and contextual principles of 'what makes an area special' were outlined and discussed, along with a brief history of our area presented by resident David Pascoe.

The materials that form general guidance are available for all to download from EBC's excellent website, read and retain. They are informative and useful. Broadband connection is advisable as several of the documents are of substantial file size:

1. Overview of the current exercise

2. A general guide to Conservation areas: what they are, what they mean (pdf of 444 kb):

3. A map showing the Thames Ditton conservation area (pdf of 1.2 MB).

4. A map showing the Giggs Hill Green conservation area (pdf of 409 kb).

5. A general guide to shop fronts in conservation areas (pdf of 172 kb)

If you wish to go straight to our photos they are here: you will find larger versions of the ones on this page plus over fifty others.

The essence:

What a conservation area is: A conservation area is an area of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance. There is much that may make up the word 'character.' It is the quality and interest of an area, rather than individual buildings, which is important in designation.

Duty of the Council: Designation as a conservation area gives statutory recognition and a measure of protection. Designation places a duty upon the Council to ensure that character and appearance are protected and that the design of any new development that does go ahead makes a positive contribution to such areas. The Council has a duty also to identify positive actions to enhance the appearance of the particular area. Enhancement schemes may include re-surfacing of paths, tree planting, landscaping and the provision of appropriate forms of street furniture and lighting. Members of the public, and amenity societies are invited to suggest further enhancement schemes for consideration by the Council.

derelict garages in Ashley Road Role of property owners and occupiers: Designation as a conservation area provides a framework of assurance within which individual owners can and should contribute: the setting, appearance and good maintenance of their properties, harmonious within a conservation area, enhances the value of all as well as preserving our community heritage. It is important that individual occupiers and owners contribute by achieving a high standard of design for alterations and extensions, by maintaining their properties in good condition, by ensuring that painting and adornment are in keeping with surroundings, and by preserving and restoring any original features wherever possible, e.g. roof materials, timber sash windows, existing brickwork, decorative stonework, significant boundary or paving features.

Planning: All planning applications for new buildings, extensions or alterations to existing buildings within conservation areas or within usual influence of such areas should be carefully considered to ensure that they harmonise with and reinforce the architectural and historic character of the particular area. The Council should insist on a higher standard of design than might be required elsewhere, in line with government guidance. Special attention will be paid to scale, height, form, massing, respect for the traditional pattern of frontages and detailed design of development, including the choice of materials. Normally, only fully detailed planning applications will be accepted for sites within the Borough’s conservation areas.

Scots pine Trees: Before any work is carried out to trees in a conservation area, including topping, lopping, uprooting or felling, six weeks written notice must normally be given to the Council. This provides the Council with sufficient time to determine whether or not a Tree Preservation Order should be placed on the trees. Where a tree is already subject to a Tree Preservation Order, the formal permission of the Council is required before any works to the tree can be undertaken.

Shopfronts: Unsympathetic new shopfronts or advertisements can be highly detrimental to the street scene and will be resisted. Solid security shutters will generally be unacceptable.

Enforcement: If building works which require planning permission are carried out without having been approved by the Council, enforcement action might be taken to secure their removal. This will be particularly relevant within conservation areas where the unauthorised development has had an adverse impact on the character of the area.

"Yes, but..."

29-31 High Street

Residents will recognise that that may be the theory, but they will immediately recall that there have been some retrograde examples of practice in recent years: in the granting of permissions (sometimes by the Planning Inspectorate in Bristol on appeal); in the inadequate specification of materials and conditions; and in the enforcement of those conditions and materials where specified. Episodes like the lamentable development in the High Street or the inappropriate juxtaposition of a new redbrick suburban house next to delightful listed white-painted cottages can make something of a mockery of 'management of conservation areas.' But there have also been several examples of excellent new developments within our conservation areas, of properties that harmonise with, even add to, the existing charms of the area. The current exercise is not just to 'tick boxes' and think that because the paperwork is finished, the job's done. It should help to reinforce and improve guidelines for planning applications and development; to educate a generation of residents in the best arguments and language to use in connection with planning applications whether advocated or contested; and to schedule at least some specific works that can be put into effect by public bodies to enhance the areas.

Progress so far:

A further session of the Working Group took place on 22nd October when over 15 participants gave up a day to walk the areas with the consultants and officals, viewing and discussing the essentials. An informal summary of the main points follows below. There were many lesser points. The heritage consultants will compile a first draft and organise a final session with participants in November. Further feedback will be incorporated to produce formal Consultation Documents. During a six week public consultation period in December 2008/January 2009, EBC officers will send information to all residents and there will be an exhibition in the Library.

Here are the main themes as we (webmaster and wife) recall them. This is designed to inform readers frankly of what transpired, prompt them to reflect and if their interest is engaged, to have their own input at the full public consultation stage if not before. It is NOT an official record in any way. You may like to browse through over fifty photographs here: they illustrate some, but not all, points. Further images will be added as time permits.

Main themes:

- There are two conservation areas because they were designated at different times. The question was raised as to whether they should be merged. The consensus was that the two areas are of distinctly different character and the approach and management of the wide vistas of Giggs Hill Green and immediate environs should be different from those of the High Street / riverside / Church Walk / Ashley Road triangle.
- There was consensus that the trees of Thames Ditton make a very significant contribution to vistas, end-points, and the pleasant aspect of the area. They are of particular importance because the area is flat and lacking other landmark vistas apart from St Nicholas' Church, the Home of Compassion and the river, views of which are circumscribed.

Giggs Hill Green: Ditton Cottage
  • The western boundary of the Giggs Hill Green area is at present the grass verge and trees along the road, beginning level with Claygate Lane (see map - link above). The new houses fronting that boundary make a significant contribution now to the vista along the Green. Should they be included within the conservation area boundary? Opinion was divided.
  • Should the Victorian houses at the beginning of Claygate Lane be included? Opinion was divided (consultants' opinion seemed to be in favour).
  • Should the 1930's style apartment buildings of Ditton Close be included? Along with their mature landscaped frontage they provide a charming backdrop to Watts Road and comprise a micro-area of its own character. At present, the conservation area boundary is limited to Watts Road itself with its verges plus the listed houses along it. Opinion seemed to be three-quarters in favour.
  • Should the conservation area be extended some way up Angel Road to include the houses on that section? Opinion was divided.
  • The grassed area by Thames Ditton Hall that fronts on to Watts Road was considered by some to be out of rhythm with the remainder of Watts Road and Giggs Hill Green, and it was suggested that it would benefit from the planting of two specimen trees.
Thames Ditton: Rose Cottage
  • The unfolding of views on approach along Watts Road and St Leonards Road in particular were generally deemed noteworthy. Major trees including the Holm oaks and the beech in Ashley Road were noted as essential to the scene.
  • Several micro-areas along the High Street may be worthy of particular mention, including the stretch incorporating Maybury and Laurel cottages and Maybury Lodge (these are not locally-listed buildings) and the stand of shops that includes the Bakery. Also the octagon which area acts as a 'node' for village social life and which may deserve better maintenance and enhancement.
  • The poor state of road surface along the High Street was noted. Some street signs and furniture need refurbishment.
  • One consultant raised the question of whether Ashley Road should be retained in the conservation area? Although the road was judged not of itself significant enough for designation, consensus seemed to be that its peacefulness, proximity to the High Street area (from which it forms part of the view) and series of well-preserved Victorian villas (many retaining the original windows) justified retention in the designated conservation area.
  • The fine Edwardian villas on the west side of Speer Road between Church Walk and the station should perhaps be included along with the United Reformed Church, however unfortunate the extension to the latter.
  • The brick walls along Church Lane and in front of the Manor House, and the raised area of pavement with railings by the latter, were regarded as important features to retain.
  • The question was raised as to whether the Islands should be added to the conservation area, as their aspect is important. Consensus seemed to be that they should not be added but that the border of the area should align with the nearside border of the islands. The Island bridge is locally listed and is part of the conservation area already. The slipway and its management was regarded as an unsatisfactory issue but intractable to resolve.

Your input:

You have several ways to make your own input:

Directly:
- you can contact Clare Smith at Elmbridge Borough Council:
Clare Smith
Heritage, Landscape and Tree Preservation Manager
Town Planning Division
Elmbridge Borough Council
Civic Centre, High Street,
Esher KT10 9SD
Direct line: 01372 474824
Fax: 01372 474910


Indirectly:
- you can talk to Peter Hickman (Chairman of the conservation area advisory committee): particulars on our 'contacts' page.

- you can communicate on the matter with any of our Thames Ditton councillors: particulars on our 'contacts' page.

- you can await the presentation in the Library and the full public consultation

Meanwhile you can always start a thread in the forum on this website if you wish to raise or discuss comments with other residents who use it.