DRAFT
QUEENS PARK ESTATE
CONSERVATION AREA
AUDIT
August 2004
This report is based on a draft prepared by Alan Baxter and Associates.
Department of Planning and City Development, Development Planning Services,
City Hall, 64 Victoria Street, London SW1E 6QP
www.westminster.gov.uk
2
PREFACE
Since the designation of the first conservation areas in 1967 the City Council has
undertaken a comprehensive programme of conservation area designation,
extensions and policy development. There are now 53 conservation areas in
Westminster, covering 76% of the City. These conservation areas are the subject
of detailed policies in the Unitary Development Plan and in Supplementary
Planning Guidance. In addition to the basic activity of designation and the
formulation of general policy, the City Council is required to undertake
conservation area appraisals and to devise local policies in order to protect the
unique character of each area.
Although this process was first undertaken with the various designation reports,
more recent national guidance (as found in Planning Policy Guidance Note 15
and the English Heritage Conservation Area Practice and Conservation Area
Appraisal documents) requires detailed appraisals of each conservation area in
the form of formally approved and published documents. This enhanced process
involves the review of original designation procedures and boundaries; analysis of
historical development; identification of all listed buildings and those unlisted
buildings making a positive contribution to an area; and the identification and
description of key townscape features, including street patterns, trees, open
spaces and building types.
Given the number and complexity of Westminster’s conservation areas the
appraisal process has been broken down into three stages, the first of which is
complete. This first stage involved the publication of General Information Leaflets
or mini-guides for each conservation area covering in brief a series of key
categories including Designation, Historical Background, Listed Buildings and Key
Features.
The second stage involved the production of Conservation Area Directories for
each Conservation Area. A Directory has now been adopted for 51 of the City’s
conservation areas and includes copies of designation reports, a detailed
evaluation of the historical development of the area and analysis of listed
buildings and key townscape features.
The City is now working on a programme to prepare Conservation Area Audits for
each of its conservation areas. This will form the third and final stage of the
appraisal process. As each audit is adopted as Supplementary Planning
Guidance it will incorporate the Directory for that conservation area.
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CONTENTS
1
INTRODUCTION
6
2
BOUNDARIES OF THE CONSERVATION AREA
7
3
HISTORIC DEVELOPMENT
7
4
CHARACTER
11
GENERAL
11
HIERARCHY OF STREETS AND OPEN SPACES
11
ARCHITECTURAL AND HISTORIC CHARACTERISTICS OF BUILDINGS
Overview
Unlisted buildings of merit
Roof Profiles
Windows and Doors
12
12
14
16
19
VIEWS
21
TOWNSCAPE DETAIL
railings, boundary walls & enclosure
Trees and landscaping
Shopfronts
Street furniture
24
24
25
25
26
LAND USES
27
NEGATIVE FEATURES & POSSIBILITIES FOR ENHANCEMNET
28
5
DIRECTORY
DESIGNATION AND EXTENSION
LISTED BUILDINGS
OTHER DESIGNATIONS
Adjacent conservation areas
Topography
Areas of archaeological priority
Article 4 directions
Regulation 7 direction
PUBLICATIONS
Design Briefs and Guidelines
Further reading.
4
AUDIT DESIGNATION REPORT AND STATEMENT OF DECISION
List of Figures and Illustrations
Figure 1: Boundaries of the Conservation Area
Figure 2: Ordnance Survey 1870
Figure 3: Ordnance Survey 1890
Figure 4: Queens Park Streetscape
Figure 5: Towers and Projecting Gables
Figure 6: Roofscape
Figure 7 Plan for a third class house
Figure 8: Typical window detail
Figure 9: Porch Hoods
Figure 10: Listed buildings and Unlisted buildings of merit
Figure 11: The Meeting Hall and Trellick Tower
Figure 12: Local Views and Landmark Buildings
Figure 13: Front Boundary Railings
Figure 14: Shopfront on the Harrow Road
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INTRODUCTION
1.1
Conservation Areas are defined as ‘areas of architectural and historic
interest, the character and appearance of which is it desirable to preserve and
enhance.’ They are areas where buildings and spaces interact to create a
distinctive and recognisable townscape.
1.2 The City Council has a statutory duty to review the character and boundaries
of its conservation areas. This Audit is the third, and final stage of a review
process. The overall appraisal strategy is based upon the English Heritage
publication Conservation Area Practice.
1.3
The first stage (Mini-guide) and second stage (Directory) documents have
already been adopted. The Mini-guide is a leaflet which provides a brief
description of the area and its characteristics. The Directory provided a detailed
source of factual information such as listed building descriptions. This has now
been incorporated as part of the Audit providing an Appendix of factual
information.
1.4
The Audit describes both the historical development, and character and
appearance of the conservation area. It is designed to identify and explain
important local features such as unlisted buildings of merit, unbroken rooflines
and local views. In addition the audit also seeks to apply relevant Unitary
Development Plan policies to the local context in order to preserve and/or
enhance the character and appearance of the area.
1.5
The Conservation Area Audit for the Queens Park Estate was adopted as
Supplementary Planning Guidance by the Cabinet Member for Customer
Services on XXXXXX. The Queens Park Estate Conservation Area was
designated in 1978. The designation reports can be found in the Directory,
Section 1, at the back of this document.
6
2
BOUNDARIES OF THE CONSERVATION AREA
2.1
The Queens Park Conservation Area is located in the northwestern corner
of the City of Westminster, adjoining the London Borough of Brent to the north
and Kensington and Chelsea to the south and west. It covers a large swathe of
housing between the Harrow Road and Kilburn Lane and the boundaries are
shown below.
Figure 1: Queens Park Conservation Area
3
HISTORY
3.1
In the mid eighteenth century, the Queens Park estate was a peaceful
pasture containing half a dozen fields and crossed by a tributary of the River
Westbourne. Although some distance from Chelsea, until 1900 this area was
administered by the Chelsea Vestry and hence became known as ‘Chelsea
detached.’ (See Ordnance Survey 1870, Figure 2)
3.2
Rapid change in the area began in the early 19th century with the Grand
Junction Canal opening to the south of Harrow Road in 1801 and All Souls
cemetery, Kensal Green to the west in 1833, one of the first out of town
cemeteries built to relive the overcrowding of inner London graveyards. The area
was further opened up with the arrival of the Great Western Railway and
Paddington Station in 1838 and the development of the land south of the canal,
Ladbroke Grove and new housing around Bravington Road to the east. Yet
despite this development around it, the land occupied by todays conservation
area remained as open pasture until the late 19th century as can be seen on the
1870 Ordnance Survey map at figure 2.
Figure 2: Ordnance Survey 1870
3.3
In 1874 the 80 acres of pasture land of Chelsea detached next to the
Harrow Road were purchased for development by the ‘Artisans, Labourers and
General Dwellings Company,’ a housing co-operative founded in 1867 by William
Austin. A former labourer, he was determined to form a company to build decent
accommodation for the working classes at a time when overcrowding and squalid
living conditions were rife amongst the poor in London. Their first estate in
London was the Shaftesbury Park Estate in Battersea which was completed
between 1873 and 1877, providing a model for the Queens Park Estate.
3.4
Houses on the Queens Park Estate were originally designed by Robert
Austin in association with Rowland Plumbe, a young architect who went on to
specialise in the provision of social housing. The estate was laid out in terraces of
two storey cottages with gardens, marking a change in style from the blocks of
social housing provided by charitable bodies such as the Peabody Estate in inner
7
London at the time. In this respect Queens Park was a forerunner to garden
suburbs of the early 20th century which sought to promote healthier urban living
and better housing for all in leafy surroundings.
Figure 3: 1890 Ordnance Survey
3.5
The concept of the estate was not just to provide housing, but to promote a
particular social mix and lifestyle, combining new housing of various classes with
other facilities including meeting rooms, churches, school rooms and wash
houses. There were originally to be four classes of house with rents varying from
7/6d to 11/- per week. In 1881 a fifth class house was added with a rent of 16/per week. Some properties were purpose built as flats with a shared front door.
Strictly no pubs were to be provided on the estate, in an attempt to reflect and
develop temperance principles amongst residents and the company wanted only
“the most quiet and provident portion of the industrial classes as tenants1.”
3.6
Harrow Road formed the principal shopping street but some corner houses
within the estate were converted into shops. In 1880 the company was
approached by the congregational Union who wished to provide a church on the
estate and by 1890 the Estate had a school at each corner. The Queens Park
Rangers football team was formed by the old boys of the Droop Street School.
1
Quoted in ‘Artizans and Avenues’(2004):10
8
3.7
During the Second World War bombs destroyed properties in Huxley
Street, Kilburn Lane and Harrow Road but a land mine dropped by a parachute
on Peach Street caused the most significant devastation, with whole households
wiped out. Queens Park Court was built over the site of the explosion.
3.8
The estate was sold to Paddington Council in 1964 which was then
absorbed into the new City of Westminster Council area following the regulation
of local authorities act under the London Government Act the following year.
3.9
During the 1960s and 70s the estate suffered from problems with
deprivation, crime and vandalism. Some of the peripheral terraces were
demolished to make way for new housing estates including the Avenue Gardens
and Mozart Estates. In 1977, all of Farrent Street and part of Illbert Street were
demolished to provide a much needed recreational area within the estate.
3.10 The Queens Park Estate was designated a Conservation Area in 1978.
Further planning controls were introduced in February 1993 when an Article 4
direction took effect requiring a planning application to be made where normally
permitted development rights would apply. This is described in more detail in
section 4.30-31.
3.11 Queens Park Conservation Area was designated as a Town Scheme area
in 1992. Under this scheme grants were given for the repair and restoration of
properties within the Conservation Area. The scheme expired in 1995 and was
replaced by a Conservation Area Partnership Scheme, administered jointly by
Westminster City Council and English Heritage. This ran until 1999, providing
many grants for restoration and conservation work.
3.12 Today the Queens Park Estate remains an important and attractive early
example of a philanthropic housing estate, using garden city ideals.
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4
Character of the conservation area
GENERAL
4.1
The Queens Park Estate is a large and well-preserved area of picturesque
Victorian cottage-style housing. The townscape is characterised by its overall
homogeneity and intimacy of scale. All terraces use a similar palatte of materials
but with gothic detailing repeated in differing combinations to avoid monotony
throughout.
Figure 4: Queens Park Estate Streetscape
4.2
Terraces are set in wide tree lined streets with small front gardens and
boundary walls. There are few other uses and little traffic giving a peaceful
residential atmosphere. At the south of the Conservation Area the Harrow Road is
a busy thoroughfare with a more colourful commercial character. This borders the
Grand Junction Canal and to the west is a more open area with a landscaped
strip along the canal.
HIERARCHY OF STREETS AND OPEN SPACES
4.3
Historic street patterns and the relationship of built form to open space
define the overall framework of an area. The fine grain of the townscape,
including sizes of plots and building lines are also important in establishing the
pattern and density of development. This has a significant impact on the
character of an area, dictating the scale of development and level of enclosure or
openness.
4.4
Queens Park is characterised by its wide tree-lined streets set in a grid
patterns creating blocks and terraces of various lengths. The shape of the estate
as a whole follows the outline of ‘Chelsea detached’ as described in the history
section above. This results in curving terraces defining the edges of the area.
4.5
To the north and south the boundaries of the Conservation Area are
delineated by the Harrow Road and Kilburn Lane, which are the main traffic
arteries and historic routes through the area. Numbered avenues (first to Sixth)
run at right angles to Harrow Road and alphabetical Streets (originally just named
A street, B street etc) run parallel to this. Fifth avenue is the main street through
the estate and is lined with some of the grander listed buildings.
4.6
Many of the terraces are very long with few breaks in the building line.
Repetition of building frontages, with consistent plots sizes give a sense of
regularity to the streetscape, creating a tight urban grain. Both front and rear
gardens are small and there is only one open space within the estate. Yet despite
the density of development, the wide streets and gaps at the end of terraces
afford views to the backs of terraces and give a feeling of spaciousness.
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4.7



The layout of the estate can be summarised as follows:
Regularity due to the rigorous planning of the street layout, buildings, tree
planting, gardens and boundaries and repetition of consistent small plot
widths.
Sinuous edges with boundaries following the lines of Chelsea Removed.
The spacious and uncluttered streetscape.
Dominant street patterns should be respected and where historic patterns remain
these should be protected and reflected in any proposed schemes. Policies DES1
A 2, 4, 5, 6, 7 and DES 12 should be consulted.
ARCHITECTURAL AND HISTORIC CHARACTERISTICS OF BUILDINGS
Overview
4.8
The architecture of the Queens Park Estate brings some of the elements of
Victorian Gothic revival to a more domestic setting. The gothic revival of the late
Victorian era was based on a return to historicist styles and romanticised
medieval detailing, as well as a new colour and animation in building facades.
4.9
Such ecclesiastical detailing sought to bring a sense of otherworldliness to
even the most domestic setting. Religious references in the architecture fit with
the moral aspirations of the artisans company who sought to promote temperance
and clean living amongst its residents.
4.10 Individual houses are generally two stories and two bays wide and are
predominantly of yellow stock brick with red brick detailing, some properties
having more extensive areas of red brick.
4.11 All are arranged in terraces, with each street consisting of houses of the
same design and repeated gothic architectural motifs. Variety and relief in the
street scene is provided by the use of gables, towers or bays, but detail is
repeated and symmetry retained to provide an overall consistency. Such features
avoid the appearance of seemingly endless rows of monotonous flat-fronted
identical houses.
4.12 Gothic style porches supported on columns with corbels, often coupled,
mark many of the entrances. Some have pointed gables containing the badge of
the artisans company. End of terraces and corner properties are marked by
projecting gables or corner towers. Some end houses have entrances to the
return
wall.. Building lines on east/west
streets are set back.
4.12 Significant buildings on the estate include Droop Street School (1877)
which is listed Grade II and is an early example of the activities of the London
School Board. Queens Park meeting hall on the Harrow Road is also listed Grade
II and was built as the centre of the social life for the estate for meetings, nonFigure 5
11
alcoholic refreshment, entertainment and education, with shops below for the use
and profit of the community as a whole.
4.13 In addition the properties fronting Fifth Avenue between Ilbert Street and
Kilburn Lane, including nos 68-170 (even) Fifth Avenue are listed for their
distinctive townscape and group value and as good examples of their type. Listed
Buildings are shown on the map at Figure 6.
4.15 The mixed retail and residential blocks that line the Harrow Road also vary
from prevailing type, and are higher at three stories, a reflection of their position
on a busy thoroughfare and forming the boundary of the estate.
Any proposal should take into account the character of its context. Policies, DES1
A 3 and 4 and DES4 should be consulted on the Principles of Development and
DES5 A and B should be consulted on alterations and extensions. Relevant
Supplementary Planning Guidance documents are noted throughout the
document.
DES4B should be referred to for scholarly replicas within terraces of unified
townscape and/or DES4A in terms of respecting adjoining buildings in areas of
varied townscape.
The Queens Park Estate Design Guidance provides further advice on repair and
alteration to properties in the estate.
Unlisted Buildings of Merit
4.16 Unlisted buildings also contribute to the character and quality of the local
area. They may make a valuable contribution to the townscape, and can be of
architectural interest in their own right or have local historic and cultural
associations for example with a famous resident or event. Within the
Conservation Area Audits these are identified and defined as ‘unlisted buildings of
merit’. By definition these properties are considered to be of value to the
character and appearance of the conservation area and their demolition or
unsympathetic alteration will be resisted.
4.17 The Queens Park Estate has a very homogenous character with consistent
detailing throughout. All buildings original to the estate can therefore be
considered to be unlisted buildings of merit. These are shown on the map at
Figure 6.
Policy DES9 2 states that permission will not normally be given for proposals
which involve the demolition or partial demolition of buildings which contribute
positively to the character and appearance of the conservation area. Permission
will only be granted where it can be demonstrated that the existing building
cannot be repaired or adapted so as to extend its useful life and that the
proposed development will preserve or enhance the character or appearance of
the area.
12
Figure 6
13
Roof Profiles
4.18 The roofscape of the Queens Park estate is distinctive and is characterised
by its regularity. Roofs are of slate and of shallow pitch, originally with clay ridge
tiles and are subdivided by party wall upstands, with stout brick chimney stacks
and clay pots. There is a red brick corbelled brickwork dentil course at eaves
level. At various points along the front elevation the roofscape is punctuated by
turreted roofs, raised bay windows and gables. Some corner properties have
attractive, patterned pyramid roofs with finials.
Figure 7: Regular roofscape
4.19 Long vistas down continuous roofscapes interrupted only by raised party
walls and chimney stacks are fundamental to the character of the estate. The
simplicity and regularity of roof forms and their low pitch mean roof extensions
terraces and dormers are unlikely to be permitted.
4.20 Clutter such as antennae and satellite dishes can also have a significant
and detrimental impact on the character of the area, affecting both short and long
distance views and careful consideration should be given to the siting of such
equipment to minimise its visual impact. They should be located away from the
front façade of buildings and the roof, chimneys or other locations where they are
highly visible.
Policy DES6 A &B highlights instances where roof extensions and other roof
structures would not be acceptable.
Guidance on roof repairs can be found in the Queens Park Estate Design Guide.
14
Advice is also given in the publication ‘Roofs. A Guide to Alterations and
Extensions on Domestic Buildings (1995).
Plan Form and Rear Extensions
4.21 There is a slight hierarchy of design and estate houses are of four basic
types or classes distinguished by the number of rooms (only the highest class
originally had bathrooms). All are small in scale. Original plans and elevations for
a third class house are shown at Figure 8.
4.22 Open gaps at the end of each terrace provide views down the rear of
terraces to rear closet wings of consistent detail. Where rear elevations are
prominent, the scale and design of rear extensions requires careful consideration
and in many cases may not be acceptable.
4.23 The council will usually limit any rear extension to ground floor level and
this will only be acceptable where it is subordinate to the parent building, uses
high quality materials and detailing and does not significantly reduce outdoor
amenity space.
15
Figure 8: Plans and Elevations for a Third Class House
From McDonald, E. and Smith, D. 2004; Artizans and Avenues
16
Window and Doors
4.24 Window and door openings establish the character of any building’s
elevation. Original doors and windows, including their detailing, materials and
method of opening therefore make a significant contribution to the historic and
architectural character of Conservation Areas.
4.25 Throughout the Queens Park Estate, windows are double hung single
glazed timber sliding sashes, set back from the brickwork in reveals often twinned
with stone moulded lintels over. Some have sidelights. Brackets support window
cills, which originally had cast iron pot retainers. A variety of styles of arches,
picked out in contrasting brick, including blind pointed arches are used over some
windows and doors.
Figure 9: Typical Window Detailing
4.26 Timber panelled doors are also characteristic of the estate. These are
recessed and have chamfered stiles and fielded or herringbone lower panels
below glazed upper panels. Some of the properties have attractive original cast
iron goats head door knockers and cast iron letter boxes.
4.27 Much of the interest and variety in the townscape is provided by the range
of styles and porch hood details, such as those illustrated below:
17
Figure 10: Porch Hoods
4.28 The council will encourage the repair and retention of original doors and
windows throughout the estate. Regular maintenance and painting of timber is
essential to ensure that problems of decay are not allowed to flourish and to
prolong their life expectancy. Porches and other architectural detail should also
be retained and specialist advice sought on repair.
4.29 Where wholesale replacement is needed doors and window should match
existing original detail. Poor quality replacement doors and windows with
materials and detailing which do not reflect the original can have had a significant
and detrimental impact on the architectural integrity of individual buildings and the
character of the conservation area as a whole and will be resisted.
Policy DES 9 C states that the council will not allow schemes which involve loss
of original features and where they are missing these should be reinstated to
original design detail and materials.
Minor Alterations
4.30 Many minor alterations have a cumulative and detrimental impact on the
conservation area, detracting from the homogeneity of the townscape. This
includes the replacement of doors and windows or the painting or cladding of
brickwork.
4.31 For this reason many of the properties on the estate are also covered by
an ‘Article 4 Direction.’ This means that planning permission is required for many
small alterations which affect the external appearance of. Works which are
controlled are set out below:
18
ARTICLE 4 CONTROLS







Alterations which affect the appearance of the front elevation or any
elevation visible from the street
Erection of a porch or similar enclosure visible from the street.
Changing roofing material or colours
Erection of boundary walls, fences gates to the front of a property or
where visible from the street.
Erection of an oil storage tank, dustbin store, meter cupboard or similar
construction within the curtilage of a dwelling, which is visible from the
highway.
Painting the front elevation or any elevation fronting a highway
including boundary walls, fences or gates.
Installation of a satellite dish.
METROPOLITAN AND LOCAL VIEWS
4.32 Policy DES15 in the Unitary Development Plan defines two categories of
views which contribute to Westminster’s townscape and historic character.

Metropolitan views include both views from Westminster to other parts of
London and views from other parts of London into Westminster, such as views
along and across the river Thames. They also include views within and across
Westminster, particularly views of landmark buildings.

Local views are by definition more localised and can be of natural features,
skylines, smaller landmarks and structures as well as attractive groups of
buildings and views into parks, open spaces, streets and squares.
4.33 The Queens Park estate has a tight urban grain and overall there is a
sense of enclosure. As such, views into and out of the Conservation Area are
restricted and there are no long open views. There are therefore no metropolitan
views identified into and out of the Queens Park Estate.
4.34 However there are local views of importance. Important views are at
junctions particularly where gaps between terraced blocks offer views into and
along back gardens, giving a feeling of openness and space.
4.34 Views to landmark buildings are also of importance. Most of the buildings
within the Queens Park Estate Conservation Area are of a small scale and
consistent detail and there are few taller or more elaborate buildings. However
the London School Board School in Fourth Avenue, the library on the Harrow
Road and the meeting hall on Harrow Road/ First Avenue junction stand out in
use and scale from the rest of the estate and these are identified as landmark
buildings. (See Figure 12) Other views are mainly flanking terraces where long
rows of London plane trees, front garden walls, carriageways and pavements of
even width combine to produce a sense of almost mesmerising regularity.
19
4.35 Finally from the bottom of First Avenue there is a view towards Kensington
and Chelsea and the post war Trellick Tower by the architect Erno Goldfinger,
which provides a dramatic silhouette showing the contrast between the post-war
approach to high rise social housing next to the late Victorian cottage style
development.(Figure 11)
Figure11: Looking to the meeting hall with the Trellick Tower Beyond
4.36 Full consideration must be given to the impact of any development
proposals on important metropolitan and local views both within the conservation
area and into and out of it. In particular the infilling of open gaps will be resisted.
Views and landmark buildings are shown on the plan in Figure 12.
There are no strategic views affected by development in this conservation area.
In the Unitary Development Plan DES15 seeks to protect metropolitan and local
views.
20
Figure 12
21
LOCAL TOWNSCAPE DETAIL
4.37 Local townscape detail contributes to the sense of local distinctiveness and
may be unique to a particular conservation area. This can range from boundary
treatments and street furniture to soft and hard landscaping. Individually and
collectively they contribute to the overall quality of Westminster streetscape as
well as enhancing individual areas of character within the City.
Railings, boundary walls & enclosure
4.38 Railings and boundary walls are part of the character of a conservation
area. They add interest and variety of scale in the streetscene and provide a
sense of enclosure, separating spaces of differing character, often marking the
boundaries between public and private spaces. The City Council considers that
they should be protected and properly maintained.
4.39 Small front garden walls survive throughout the Queens Park estate and
are built to an identical design. These consistent boundary treatments make a
significant contribution to the streetscene and character of the area. Boundary
walls comprise a low wall with coping and a pair of gate piers in square I plan,
with a pyramidal cap. Originally these would have had railings but these were
removed during the second world war. In some locations, traditionally detailed
railings in cast iron have been reinstalled. (Figure 13). At road junctions where a
gap opens up, there are higher brick walls to the returns.
Figure 13: Front Boundary Railings reinstated to traditional design
4.40 Where boundary walls are being repaired or reinstated, this should
replicate original brickwork in terms of colour, texture brickwork bond and pointing
detail.
The city council will seek to preserve and repair boundary features of interest.
Council policy in respect of these is DES7 G and further guidance can be found in
the design guide Railings in Westminster A guide to their design, repair and
maintenance.
Trees & Landscaping
4.41 Trees and green spaces are vital to the quality of urban environments in
both visual and environmental terms. They contribute significantly to the character
and appearance of conservation areas and the local townscape, providing a soft
edge within urban landscapes as well as bringing environmental benefits. Often a
single tree can provide a focal point, whilst avenues or groups of mature trees
may form part of an historic planting scheme or an estate layout.
4.42 In the Queens Park estate many of the existing London Plane trees were
planted as part of the original development around or after 1881 and these are
22
therefore part of the original estate design. Gardens are small and street trees
help to soften the uniformity and densely urban nature of the townscape. Trees
have been uniformly pollarded so that their trunks are just slightly lower than
eaves level of the surrounding houses, making for a distinctive townscape. Trees
in back gardens also make a contribution when these can be glimpsed from the
public highways and where a gap between groups of terraces presents itself.
4.43 All trees within conservation areas are protected. The council must be
notified of works to prune or cut down a tree in a conservation area.
4.44 The Conservation Area has only one open space, Queens Park Gardens.
Whilst this is not original to the estate design, this is particularly important as the
only public open space within a densely developed urban area.
UDP policy ENV 14 seeks to protect trees which make a significant contribution to
the character and appearance of a conservation area. Advice on trees and their
protection is given in the City Council design guide, Trees and Other Planting on
Development Sites.
Shopfronts
4.45 Shopfronts, including well-designed, non-original shopfronts, can be of
great importance in contributing to the character and appearance of both
individual buildings and the conservation area as a whole and can be of historic
and architectural interest in their own right.
4.46 There are two types of shopfront in Queens Park. The earliest in the blocks
along Harrow Road have rather substantial painted timber fronts with gothic
detailing to the surrounds. Some are in good condition and where details survive
the City Council will seek to preserve them and promote sympathetic repair. The
second type of shop were those added later, though at an early point in the estate
history, in reponse to demands from residents for local shops in other areas.
These occur mostly at significant points in the layout often at corners, in places
acting as gateway buildings. These shops are important visually, providing variety
within the uniform street scene and also in use terms providing vitality within this
overwhelmingly residential area.
Figure 14: Shopfronts on the Harrow Road
4.47 The city council seeks to retain original shopfronts wherever possible and
new signage and other alterations should use materials and detailing sympathetic
to the age and style of the individual buildings and conservation area as a whole.
Unsympathetic alterations, signage and external security shutters will be resisted.
The relevant City Council policy concerning historic shopfronts and the design of
new ones is DES5 C. Reference should be made to the design guide 'Shopfronts,
23
Blinds and Signs: A Guide to their Design' (1990) and ‘Advertisement Design
Guidelines (1992).
Street Furniture
4.48 Westminster has an outstanding heritage of interesting and historic street
furniture, much of it listed. The appropriate maintenance and protection of this is
important. Unnecessary modern street clutter and signage can detract from this
and should be kept to a minimum.
4.49 The street furniture in the Queens Park estate is co-ordinated and simple
and wide uncluttered streets are characteristic of the estate. Whilst there is no
listed or historic street furniture on the estate, the proliferation of clutter in the
streetscape will be resisted and a co-ordinated approach to street furniture design
promoted.
Policy DES7 C & F intends to protect these historic and characteristic features of
the street scene.
CHARACTERISTIC LAND USES
4.50 Land uses also contribute significantly to the character and appearance of
a Conservation Area. These have a direct influence on the building types and
make-up of an area but also on the nature, atmosphere and use of the public
spaces and streets. Particular uses may be of historic or national importance and
will have dictated the evolution of an area.
4.51 The Queens Park Estate has a peaceful residential character and there
are few other uses within the main swathe of housing. There is mixed retail and
residential use along the Harrow Road and small corner shops are interspersed
throughout the estate. The schools, meeting hall and church were also important
as part of the original estate design as outlined in the history section above
4.52 These uses are important to the character of the area, retaining some
vitality and activity, as well as providing some variety in building type and styles in
an otherwise homogenous townscape.
The City Council will consider the contribution of existing and proposed uses to
the character or appearance of the conservation area. DES9 D is the relevant
UDP policy.
NEGATIVE FEATURES / POSSIBLE ENHANCEMENT
5
Negative features are those elements which detract from the special
character of an area and present an opportunity for change and enhancement. It
may be that simple maintenance works could remedy the situation or in some
cases there may be the opportunity to redevelop a particular site.
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Window and Door Alterations. Poor quality replacement doors and windows
have been installed in various locations throughout the estate. For example the
use of neo-georgian panelled doors, non-traditional materials such as uPVC and
aluminium or changes in fenestration patterns.
Pointing, Painting, Cladding and cleaning of brickwork: Poor standards of
repointing of brickwork have had a significant and detrimental impact on the
appearance of buildings and boundary walls in the estate. Use of hard cement
mortars and the cladding or painting of brickwork should be avoided
Similarly cladding, painting and inappropriate cleaning of brickwork has a radical
impact on the appearance of buildings and can lead to long term damage.
In particular Queens Park Meeting Hall, a prominent and attractive building
within the Conservation Area, has been damaged due to a poor standard of
repair, using inappropriate non-traditional materials and application of paint to the
brickwork.
Satellite Dishes and Telecommunications Equipment: These can have a
significant and detrimental impact on the roofscape and long views. The large
telegraph poles and wires within the estate also have a detrimental impact on the
street scene.
Boundary Alterations: Removal of front boundary walls and installation of
inappropriate fencing and railings also has a detrimental impact on the
streetscape. Original boundary detail is described in more detail above.
Shopfronts and signage: whilst many original shopfronts remain, some of these
have been unsympathetically altered with oversize and inappropriate signage and
illumination. Some of the shops within the estate are boarded up and unused. A
solid roller shutter door has been installed to the side wall of 41 Third Avenue and
is a particularly inappropriate and unsympathetic element in the street-scene.
External Plant and Air-conditioning Equipment: The provision of external plant
and air-conditioning equipment can have a significant visual impact. There is
particularly unsympathetic and visible plant to the rear of the school on Droop
Street.
The Canalside Environment is under-utilised, undervalued and cut off from the
estate. Views to the canal are obscured by the landscaping strip.
Queens Park Gardens: Whilst this is an attractive open space, it would benefit
from improvement and upgrading. There is currently consultation under way
seeking to create a more open and welcoming environment, and minimise the
perception of danger and fear of crime and vandalism in the gardens.
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