draft supplementary planning guidance for copers cope …...the properties have vertical sliding...

Draft Supplementary Planning Guidance for

Copers Cope Road Conservation Area

Draft Supplementary Planning Guidance

Copers Cope Road Conservation Area 1

1 INTRODUCTION 1.1 The Copers Cope Conservation Area was designated by the Council‟s

Development Control Committee on 01 December 1998. The Council has prepared this Supplementary Planning Guidance (SPG) in respect of its statutory duty to formulate and publish proposals for the preservation and enhancement of its conservation areas.

1.2 This SPG document describes the character and appearance of the Copers Cope

Conservation Area, and provides advice on a range of issues that are key to securing the preservation or enhancement of the character and appearance of the area.

1.3 It provides advice and guidance to the owners and occupiers of buildings in the

conservation area and to the Council about the way in which the area and its buildings should best be managed and maintained. Together with general advice and guidance about conservation areas that is available in fact sheet form, this document forms supplementary planning guidance to the Council‟s Unitary Development Plan.

1.4 This SPG is the product of a detailed process that commenced with appraisal of

the conservation area. A draft version of the document was subject to a public consultation and circulated to all local residents and other interested parties. The consultative process included a public meeting held on 25 March 2004. Feedback responses to the draft were encouraged and facilitated, and the views of the Advisory Panel for Conservation Areas obtained along with those of English Heritage.

1.5 This statement was prepared in the light of these varied responses and was

considered by the Council‟s Development Control Committee on XX XX 2004 before it was formally adopted as policy by the Council‟s Executive on XX XX 2004. In the light of the consultation and adoption process listed above the Council believes that this document should be given substantial weight when proposals affecting the area are considered.

1.6 The London Borough of Bromley provides the Ordnance Survey map (BCA 43),

which accompanies this document, under license from the Ordnance Survey in order to fulfil its public function to publicise the boundary of the Copers Cope Road Conservation Area. Persons viewing this map should contact Ordnance Survey Copyright for advice where they wish to licence Ordnance Survey map data for their own use.

1.7 The maps within this document are reproduced from Ordnance Survey

material with the permission of Ordnance Survey on behalf of the Controller

of Her Majesty’s Stationery Office Crown Copyright. Unauthorised reproduction infringes upon Crown Copyright and may lead to prosecution or civil proceedings. London Borough of Bromley Lic. No. 100017661 2004.



2. LOCATION AND DESCRIPTION 2.1 Copers Cope Road Conservation Area is located in Beckenham in the North West

of Bromley Borough. The conservation area covers a small section of Copers Cope Road and its relevant properties immediately north of the junction with Park Road, stretching North to beyond Brackley Road. In total there are 16 large properties that were originally built around the mid-late 19th Century as single-family dwellings, the land previously being part of the Cator Estate.

2.2 The area is bounded to the west by properties along the railway line and New

Beckenham station. On the west side of Copers Cope Road lie 11 semi-detached properties with the exception of number 65, a detached property on the corner of Park Road and Copers Cope Road. The remaining 5 properties on the east side of Copers Cope Road are detached and larger than those opposite.

Ordnance Survey map extract showing the area in 1861.

Ordnance Survey map extract showing the area in 1956.



3 HISTORY 3.1 As part of Copers Cope Farm, the land forming the conservation area was

acquired in 1783 by the Cator family, major local landowners who held Beckenham Place, and much of the agricultural land to the north of Beckenham and Penge. In the early 19th century, the Cator estate was inherited by the John Barwell Cator, who suffered ongoing financial problems from 1813. By 1825, parliamentary approval had been granted for the Cators to raise money by developing their land in Beckenham. The old farmhouse of Copers Cope Farm still stands on the corner of Southend Road and Copers Cope Road and is now called Copers Cope House.

3.2 The railway line was built by South Eastern Railways in 1857. An estate plan was

drawn up in 1864 setting out a comprehensive development plan for much of the Cator land. Many of the existing roads in the vicinity are shown, including Worsley Bridge Road, Brackley Road, Park Road and Copers Cope Road. Originally Copers Cope Road was to be developed running parallel to the railway line but was subsequently laid out at the angle it is today. A possible explanation for this could be due to the fact that the Pool River had a tendency to flood. The first properties within Copers Cope Road Conservation Area were built in yellow stock brick around 1866; the later properties, in red brick, date from the 1890s.

3.3 Following the Second World War many of the surrounding Victorian properties

have been demolished and their sites redeveloped. This is evident from some of the more extensive range of modern blocks that have been built along Copers Cope Road to the south-east of the Conservation Area. The Conservation Area is specifically designated to protect the last remaining coherent group of original properties from The Cator Estate that were instrumental in establishing Beckenham as a suburban district.

4 CHARACTER AND APPEARANCE OF THE AREA 4.1 The area is characterised by a low density of housing with abundant vegetation; a

good mixture of planted specimen trees on grass verges separate the pavement and the highway and provide an attractive street scene. The section of road within the Conservation Area is about 20m wide. The pavement is in standard concrete paving slabs of an understated appearance. The large Victorian properties, set back from the highway in substantial front gardens, also have impressive mature planting, which adds to the character. The overall scale is two storey semi-detached properties to the west side of Copers Cope Road and detached properties to the east side; all benefiting from limited but important side space separation, which contributes to the area‟s spacious appearance. Between the buildings the side space, ranging from 2m to 3m in width, enables important views to the rear gardens, which should be preserved.

4.2 Many of the gardens to the front are enclosed by low brick walls with brick piers

mostly with shrubs or hedges behind. Front gardens, being semi-public, provide an important landscaped setting for the houses. All the properties in this Conservation Area also have large mature gardens to the rear that provide a more secluded and domestic setting for the houses. The majority of properties remain single dwellings although some conversions to flats are evident. This mixture is welcome, the provision of varied household sizes providing a diverse community.



4.3 There are a number of properties with substantial hedges and numerous trees all adding to the character of this Conservation Area.

The West Side Numbers 65, 67, 71, 73, 75, 77, 79, 81, 85 & 87 Copers Cope Road

4.4 Despite homogeneity in terms of scale, building line

and built form of development, there is interesting variety in detailing between the properties, giving them all a varied but harmonious character.

4.5 Number 65 is the only detached property on this side

and is now in flats. It is a yellow stock brick building with red brick banding. There is a canted bay window at ground floor level and porch with a gothic arched doorway with timber sash windows throughout. Although not very ornate the building is a typical example of the suburban villa of the late

19th Century. Unfortunately an excess of hard standing has left the front garden somewhat open with an exposed appearance which should be avoided elsewhere.

4.6 Numbers 67, 69, 71 & 73 are semi-detached

properties all built in the same Victorian Gothic style, each with a two storey bay window to one side of the front door. They are built from London Stock Brick and feature some decorative bands in red brick with additional red brick jack arches set above the window lintels at ground floor. The front door is recessed inside a small pointed arched porch with keystone and slender pilasters either side. The properties have vertical sliding timber sash windows with a stone lintel and sills. The properties have slate roofs with half hips at either end, with brick chimneys and decorative timber bargeboards.

4.7 Numbers 75 and 77 are semi-detached

properties of similar form to numbers 67, 69, 71 & 73; however their surface treatment and fine detail is very different. The properties are rendered and painted with a bracketed eaves cornice. They have two storey square bay windows to the side of their front doors. The front doors are in recessed porches, the doorways having semi-circular arched doorways with heavily exaggerated keystones and moulded architraves. The properties have vertical sliding timber sash windows. The front



gardens, whilst used for parking, are successfully screened by mature shrubs and bushes just behind the low front garden wall.

4.8 Numbers 79 and 81 are almost identical to numbers 75 and 77 apart from a few

additional details. The two storey returns are topped with a decorative parapet with exaggerated circular features. The original slate roofs have unfortunately been replaced by unsightly concrete tiles.

4.9 Numbers 85 and 87 are the northern most pair of houses on the west side of the

Conservation Area and are separated by the lane in between 85 and 81 leading to the light industrial site (number 83) at the rear, which is located between the Conservation Area and the Mid Kent Railway line. These two storey red brick houses have broad frontages, tile-hung gables and timber canopy porches, giving a strong „Queen Ann/Arts and Crafts‟ character with a plain clay tiled roof. The attractive timber sashes have cambered heads and Georgian panes to the top sash only.

The East Side 48, 50, 52, 54 Copers Cope Road and 28 Brackley Road 4.10 The properties on the east side of Copers Cope Road are

large two and a half storey detached houses with larger front and rear gardens than those on the west side.

4.11 Number 48 is on

the corner of Park Road and Copers Cope Road, opposite number 65 with an

attractive hedge enclosing the front boundary. This is a two-storey house with a two-storey return at front right with canted bay windows. The property is built primarily from yellow stock brick combined with substantial elements of red brick detailing. Its Gothic porch has foliated capitals. A plain clay tiled roof and chimneys add interest to the roofline.

4.12 Number 50 is a large two and a half storey red brick property, refurbished in

2003. There are two large canted bay windows, decorative tile hanging, red brick walls and vertical sliding timber sash windows. A small coach house abuts its right flank. Parking hardstanding fills an unacceptably high area of the front garden. As the new planting matures the front parking will be less visible. However, similar overly dominant parking layouts should be avoided in future.

4.13 Numbers 52 and 54 are identical in terms of style, scale and design and very

similar to number 65. They are both in yellow stock brick with red bricks forming bands. They are two storeys, with canted bay windows, and gabled porches with Gothic doorways. However, there has been greater attention to detail with these two properties when compared with number 65.



4.14 Number 28 Brackley Road lies on the corner of Brackley Road and Copers Cope Road. The central front doorway is an attractive feature of this building with a triangular pedimented door case with semi-circular arch and keystone. To the left of the main entrance there is a two storey canted bay window with a timber-frame gable over. On the right there is a canted bay at ground floor only and the first floor section returns under a tile hung gable. This property has been subdivided, as is evident from the two front doors in what used to be a single entrance. The corner location and spacious garden makes this building visible from many viewpoints, its rear elevation contributing to the street scene.

5 NEGATIVE ELEMENTS 5.1 The Conservation Area, being compact in size and as originally laid out, has few

negative elements. An over provision of vehicle hard standing on some front gardens has resulted in an unattractive over dominance of parked vehicles. This approach should be avoided in future.

6 POLICY GUIDANCE 6.1 Introduction 6.1.1 Conservation Areas are: “…areas of special architectural or historical interest

the character and appearance of which it is desirable to preserve or enhance" Section 69 (1), Planning (Listed Building and Conservation Areas) Act 1990.

6.1.2 It is the adopted policy of the Council to seek preservation or enhancement of

the character and appearance of its conservation areas through the use of its planning powers. Conservation Area designation aims to manage necessary change in a positive manner rather than resist all change. Whilst it is accepted that buildings and places evolve over time, change must be managed sensitively and with caution to ensure that the special character of the area is not lost.

6.1.3 The guidance provided is intended to assist property owners, building

managers and local residents to ensure that all works they undertake will conserve or enhance the character and appearance of the Conservation Area, irrespective of whether or not statutory permission is required.

6.2 Existing Buildings 6.2.1 “Systematic care based on good maintenance and housekeeping is both cost-

efficient and fundamental to good conservation.” (British Standard BS7913: 1998)

6.2.2 Much of the responsibility relating to building alterations in conservation areas

lies with individual property owners. The best way to avoid the need for unnecessary change is to ensure general maintenance is regularly undertaken; this avoids the need for expensive major repair works in the long term. Furthermore, it is widely believed that buildings which retain their historic features attract a greater value than those that have been unsympathetically altered.



6.2.3 Routine and regular maintenance such as unblocking of gutters and rainwater pipes, the repair of damaged pointing, and the painting and repair of wood and metal work will prolong and the life of a building and prevent any unnecessary decay and damage.

6.2.4 Whilst none of the buildings within the Conservation Area are statutorily listed,

it is noteworthy that all of the Victorian dwellings are of interest and make a positive contribution to the character and appearance of the area. It is important to protect these as they reflect the character and appearance of the original Cator Estate development, which has been all but lost in the wider locality.

6.2.5 Demolition of the Victorian houses within this Conservation Area will be

resisted and opportunities for new development are very limited. 6.3 New Development 6.3.1 The spacious layout of this estate is an important element of its character and

historic importance. The front, side and rear gardens are typical of the development of the period and are essential to the positive contribution the space around buildings makes to the character and appearance of the area. Extensions that would harm these features will normally be resisted. There are no vacant building plots available for new development.

6.4 Materials and Maintenance 6.4.1 Original architectural features and

detailing characteristic of the Conservation Area should be retained and kept in good repair. Ideally they should only be replaced when they are beyond repair and care should be taken to ensure the replacement is as close a match as possible. Where features have been lost, careful restoration based on historic details is welcomed.

6.3.2 The materials used in this conservation

area vary; yellow stock bricks predominate although a few of the later houses are in red brick.

6.5 Exterior Features 6.5.1 Elements of the original design, such as chimney stacks, ridge tiles, windows,

red brick lintels and string courses, are essential in giving the properties their fine detailing and individual characters. For that reason changes to facades are discouraged.



6.6 Roofs 6.6.1 The original roof coverings within the Conservation Area are Welsh slate and

plain clay tiles. Both are consistent with the date of the buildings. These materials should be retained wherever possible. The Council will not normally encourage the use of modern materials such as concrete tiles or artificial slate as they rarely meet the high quality, appearance or longevity of traditional natural materials.

6.6.2 Roof extensions or alterations that change the shape and form of the roof,

can have a harmful impact on the Conservation Area, and are unlikely to be acceptable where it would be detrimental to the appearance or character of the host building. This is especially important where the property forms part of a symmetrical composition. Large, poorly designed, or dominant „box‟ dormers will not be deemed acceptable, as they tend to have a detrimental impact on the visual proportions of the host property. Any future roof alterations should ideally be kept to the rear and kept small to minimise their impact.

6.6.3 The Council will seek the retention of original roof coverings and

features such as chimneys, ridge tiles, bargeboards, roof lights, dormers and metal rainwater goods. Visually obtrusive modern roof fittings will not normally be deemed acceptable. When the opportunity arises the Council will seek the replacement of inappropriate roofing materials with sympathetic materials, and the restoration of original detailing in cast iron or timber etc.

6.7 Walls 6.7.1 Localised repairs and pointing, undertaken only when necessary, can prevent

major deterioration to external walls. Pointing should be undertaken in lime mortar with slightly recessed traditional joints. Cement mortar should not be used as it can damage historic brickwork by trapping moisture and can have an unsightly appearance when finished in the modern manner. When undertaking work particular attention should be paid to the retention of decorative tiles, stringcourses, plinths and other architectural detailing. Painting or cladding of historic brickwork is unacceptable in aesthetic terms and can cause problems of water retention and damp; and should be avoided.

6.8 Windows and doors 6.8.1 Due to the uniform spacing and layout of window and door openings,

alterations to their size or shape should be avoided. The majority of the windows in the Conservation Area are the original, double hung timber sliding sashes recessed within the window reveal and painted. Some dormer windows are, however, traditional side hung casements. Both types should be retained.

6.8.2 The character and appearance of the area is best preserved by the regular

maintenance and retention of the original 19th century windows and doors in



situ. Any replacements, where necessary, should closely replicate the original designs using traditional materials and finishes and should be set back into the window reveal.

6.8.3 Unsympathetic replacement doors and windows can seriously detract from

the character of a building and the wider conservation area. Mass-produced standard window components (particularly those made in aluminium or uPVC) rarely reflect the carefully considered proportions and detailed mouldings of original doors and windows, and should not be used.

6.8.4 Typically doors are in painted timber with

traditional panel detailing; some have glazed top panels. Not all the front doors are original, but where they conform to the Victorian character of the locality they should be retained.

6.9 Extensions and Garages 6.9.1 Because of the importance of the form and detailing on the front, alterations

and extensions to the front of the houses are not normally deemed appropriate.

6.9.2 Given the nature of built development, extensions are best placed to the rear.

Normally the infilling of side space between buildings will be resisted. Whilst the rear is the preferred location, such extensions will not be acceptable where they would spoil the uniform rear elevation of an unaltered group of buildings, encroach significantly into the rear garden space or harm the appearance of the host building. Traditional built forms and details on extensions tend to be most successful in these instances.

6.9.3 Single storey garages are currently on the flanks of the houses. Where

replacement garages are constructed, consideration should be given to the possibility of recessing them slightly behind the building line of the house frontages. Any new garages should be constructed in materials and adopting details that are compatible with host and adjacent buildings.

6.9.4 Garages or similar structures proposed on front gardens, beyond the existing

building line will normally be resisted.

6.10 Change of Use 6.10.1 The Copers Cope Road Conservation Area is predominantly of residential

character. Changes to non-residential uses that are likely to harm the character or appearance of the Area will not normally be permitted. Intensification of use can increase pressure for car parking. Particular attention will be paid to the provision of car parking to ensure that no harm is caused to the character and appearance of the Conservation Area through loss of soft landscaping in front gardens.

6.11 Trees and Soft Landscaping

6.11.1 Conservation area designation gives the Council special powers over trees.

Any person wishing to carry out almost any works to a tree must give the



Council six weeks notice, in writing of their intentions. Undertaking tree work without first giving notice is a criminal offence, and penalties for offences are high. Consent is not needed when cutting down or working on trees less than 7.5 centimetres in diameter (measured at 1.5 metres above ground). Advice is available from the Tree Officer.

6.11.2 A Tree Preservation Order (TPO) may also

protect important trees. This is made by the Local Authority and in general makes it an offence to cut down, top, lop, uproot, wilfully damage or wilfully destroy a tree without the planning authority‟s written consent.

6.11.3 Street trees in the Area contribute to its

character and appearance. The Council will endeavour to retain them and replace lost specimens where necessary.

6.11.4 Proposals for works to properties in this

conservation area should take into account the possible impact on trees and other vegetation and minimise adverse impact. Ideally proposal plans should show trees and the extent of their spread.

6.11.5 Grass verges in the area contribute to its character and appearance. The

Council will endeavour to retain them. Householders are also encouraged to retain the mature planting within front gardens and in other prominent locations.

6.12 Boundary Enclosures and Gates 6.12.1 The front property boundaries are predominantly formed by low brick walls

with hedges set behind. Flank garden boundaries tend to be enclosed by dark stained feather-edge boarded fences of around 2m in height. The over all appearance of boundaries is understated allowing the houses to be the main attraction within the street scene.

6.12.2 Existing walls and fences should ideally be retained and kept in good repair.

Reinstatements should respect the overriding character, height and detailing of the original or adjoining boundaries and particular care should be taken to preserve the green characteristics of the Conservation Area by keeping mature hedges, shrubs and other important vegetation. The removal of boundaries or the substantial widening of driveways should be avoided.

6.12.3 New boundary enclosures should reflect the established character of

the locality especially in relation to adjoining properties within semi-detached pairs. The reinstatement of lost details such as railings should be based closely on historic materials and detailing. Gates or enclosures over 1.5m in height, or those or an excessively ornate or totally solid appearance will normally be resisted.

6.12.4 The Council’s Highways Division should be consulted at the design

stage to ensure the proposal meets the relevant standards with regard to sight lines and general traffic/ pedestrian safety.



6.13 Hardstanding 6.13.1 The majority of the properties have some form of a driveway or hard standing

in the front garden although a variety of different materials are used. The area of hardstanding is traditionally much less than the area of soft landscaping.

6.13.2 The preferred surface treatment would be bound gravel as evident in a

number of the properties. The implementation of any further hard standing within this Conservation Area will normally be discouraged where it would lead to an unacceptable loss of soft landscaping, shrubs or trees.

6.13.3 The width of the driveway opening to

the front boundary should be kept to its minimum safe width. Enlarged openings can be very damaging, not only to the boundary but also to the grass verge on the street which is lost to accommodate the widened cross-over.

6.14 Demolition 6.14.1 Within the Conservation Area, total or substantial demolition of a building

normally requires conservation area consent. Applications for work of this kind must be made to the Council using the appropriate form. As undertaking demolition work without consent is a criminal offence, it is advisable to seek the Council‟s advice before demolishing any structure in a Conservation Area.

6.14.2 All the principle buildings are deemed to make a positive contribution to the

character and appearance of the Conservation Area and therefore the Council will resist demolition of any building.

6.15 Satellite Dishes 6.15.1 Satellite dishes are not normally deemed acceptable within

conservation areas as they cause visual clutter. They will normally be resisted on prominent elevations and should ideally be placed out of sight at the rear of the property.

7 ENHANCEMENT ACTION BY THE COUNCIL 7.1 Many of the buildings in the Conservation Area are private dwelling houses. As

such, there is little scope for direct Council action to enhance the area. Whilst the repair and improvement of the houses will generally be a matter for individual property owners, the Council does have powers to address untidy or neglected buildings or sites and will consider their use on a case-by-case basis.

7.2 The Council has a diverse variety of statutory and administrative responsibilities,

which can impact in a variety of ways upon the character and appearance of the Conservation Area. Street works, traffic management and placement of street furniture will attempt to reconcile Conservation Area needs with wider functional objectives.



8 ADVISORY PANEL FOR CONSERVATION AREAS 8.1 The Council will ensure that development control in Conservation Areas is

undertaken with the aim of preserving and enhancing the character and appearance of the area. It does this by undertaking appropriate consultations and referring applications to the Advisory Panel for Conservation Areas (APCA). The Panel consists of independent representatives of relevant professions (such as architecture and town planning) and interest groups (such as the Campaign to Protect Rural England and The London Borough of Bromley Residents' Federation).

8.2 Each Conservation Area is entitled to a local representative, usually nominated by

the local residents' association. The Panel meet monthly to comment on proposals that affect conservation areas. The panel’s comments are passed on to the Planning officer for consideration as part of the normal planning process.



9 FURTHER INFORMATION If you have a conservation area question or wish to make a development proposal in a conservation area, the Council will be happy to advise you on an individual basis. For further assistance, please contact:

Environmental Services Department London Borough of Bromley Civic Centre Stockwell Close Bromley Kent BR1 3UH

For advice or information on repair, restoration and listed buildings:

Principal Conservation Officer 020 8461 7532 Conservation Officer 020 8313 4664

For advice on planning applications and planning policy in this Conservation Area: Development Control West 020 8462 7722 For advice on trees or landscape in this Conservation Area:

Principal Tree Officer 020 8313 4516 For advice on environmental improvements and enhancement projects:

Urban Designer 020 8313 4573

WHAT TO DO IF THINGS GO WRONG! If you have a wider planning or conservation problem or you need help or advice, let us know. We will try to resolve problems as quickly as possible. There is further advice about what to do if you have a problem or a complaint in the leaflet "Getting it Right" which is available at the Planning and Engineering Reception in Bromley Civic Centre (Telephone 020 8313 4595).



10 OTHER USEFUL CONTACTS ENGLISH HERITAGE The government's adviser on the historic environment

23 Savile Row London W1X 1AB Telephone 020-7973 3000

THE OFFICE OF THE DEPUTY PRIME MINISTER The Government Department with responsibility for planning

Eland House Bressendon Place London SW1E 5DU Telephone 020-7944 3000

DEPARTMENT FOR CULTURE, MEDIA AND SPORT Government Department with responsibility for the historic environment

2-4 Cockspur Street London SW1Y 5DH

Telephone 020 7211 6000 SOCIETY FOR THE PROTECTION OF ANCIENT BUILDINGS (A charity providing advice on the repair and restoration of old buildings) 37 Spital Square London E1 6DY Telephone 020 7456 0916 Technical Advice Line Telephone 020 7456 0916 (Repairs to old buildings) (Weekday mornings 9.30am-12.30am) THE VICTORIAN SOCIETY (A charity promoting the conservation of Victorian buildings)

1 Priory Gardens Bedford Park London W4 1TT Telephone 020 8994 1019

draft supplementary planning guidance for copers cope …...the properties have vertical sliding...

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