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London Borough of Sutton

Local Development Framework
Understanding Suttons
Local Distinctiveness:
Characterisation
Report of Studies
Evidence Base
EV

Local Development Framework
Understanding Suttons Local Distinctiveness

Characterisation Report of Studies
Planning and Transportation Service

Environment and Leisure
2008
CONTENTS
PAGE
NUMBER
ONE
Introduction
Introduction
Document Background
Policy context
Purpose of this report
1
1
1
2
3
TWO
Geological and Hydrological Context
THREE
Topography and Views

Topography
Views
6
6
6
FOUR
Archaeological Context
FIVE
Historic development Context

General trend of development
Beddington
Carshalton
Cheam
Hackbridge
Sutton
Wallington
Worcester Park
12
12
16
17
18
19
20
21
22
SIX
Local Material Colour Palette
24
SEVEN
Movement
26
EIGHT
Townscape and Landscape Character and Quality

Introduction
Housing Typologies
Town Centres
28
28
34
43
NINE
Assessment of Density and Setting

Introduction
Methodology
Qualitative assessment
Quantitative assessment of density
Understanding Character and Setting in Sutton
Conclusions and application of Local Settings
50
50
50
51
58
63
64
TEN
Further Evidence Required
66
Contact Details and Further Information

Appendix 1
Appendix 2
Appendix 3
67
69
71
73
ONE
development. In particular, these are important when

seeking to ensure that future development respects and
improves the existing local character and helps create
places with an identity that builds on Suttons local
distinctiveness. Good design should be integrated into
the existing urban form and the natural and built
environments.
1.3
A recognised technique for identifying and recording

existing character is by conducting a borough wide
characterisation study. Characterisation is a tool for
defining and understanding the characteristics of a place
and the Historical Environment Local Management
(HELM) states that characterisation is a widely used tool
for helping to form an overview of an area as a
framework for sustainable decisions on managing
change.
1.4
This document sets out the findings of a Characterisation

Study of Suttons existing suburban and urban character,
conducted during 2007, and will inform the development
of Policies in the Local Development Framework and
associated documents.
1.5
In addition to informing the preparation of the Councils

Development Plan Documents, this report should be
used by anyone seeking planning permission as the
starting point in the preparation of a design and access
statement. Design and access statements should be
started at the earliest stage in the design of schemes
and set out, stage by stage, how the preferred design
Introduction
It is proper to seek to promote or reinforce local
distinctiveness
(PPS1, ODPM 2004)
Introduction
1.1 Sutton has long been regarded as a prosperous and
attractive area in which to live. It conveys the image of a
leafy well laid out established arcadia. However the
character of the Borough is more complex than this
simple stereotype.
1.2
Every place, like every person, has a distinct character,

which is often determined by the places features, such
as the geology, archaeology, heritage quality and the
streetscape, including streets, front boundaries and the
type, age and scale of buildings. Knowledge of these
features is important when designing and making
decisions about the type and location of future
PAGE 1
UNDERSTANDING SUTTONS LOCAL DISTINCTIVENESS: CHARACTERISATION REPORT OF STUDIES
solution takes the opportunities for improving the

character of the surrounding area.
Document Background
1.6 Since 1968 and the designation of Carshalton Village
suburban areas of the Borough. Accordingly, this is

summarised below.
1.10 Planning Policy Statement 1 (Delivering Sustainable

Development) requires Planning Authorities to prepare
robust policies on design and access based on an
understanding and evaluation of the defining
characteristics of the area. The government is committed
to protecting and enhancing the quality of the natural and
historic environment and requires a high level of
protection for the most valued townscapes. PPS1 is also
clear that design should take opportunities for improving
the character and quality of an area and the way it
functions.
and Wrythe Green Conservation Areas the Council has

focused on the preservation of the special character and
appearance of the Borough. In the last 40 years the
Council has designated a further 14 Conservation Areas
and has identified a number of Areas of Special Local
Character. However both nationally and regionally there
has been an increased focus on an urban renaissance
in order to achieve higher density development and
regeneration of town centres.
1.7
1.8
This study is particularly important given the pressure to

meet and exceed housing targets whilst continuing to
protect the character of the Borough.
1.11 Planning Policy Statement 3 (Housing) makes clear that

Local Planning Authorities should develop design
policies aimed at creating places, streets and spaces
which meet the needs of people, are visually attractive,
safe, accessible, functional, inclusive, have their own
distinctive identity and maintain and improve local
character. Furthermore, PPS3 states that the extent to
which development creates, or enhances, a distinctive
character that relates well to the surroundings and
supports a sense of local pride and civic identity, should
be considered when assessing proposed development.
PPS3 also states that Local Authorities should facilitate
good design by identifying the distinctive features that
define the character of a particular local area.
In order to inform the Urban Design Guide

Supplementary Planning Document an Interim Report of
Studies was prepared based on the
Townscape/Landscape Appraisal (1998). However the
Interim Report of Studies indicated that more detailed
work would be carried out in 2007. This Report of
Studies sets out the latest research and updates and
replaces the Interim Report of Studies.
Policy context
1.9 The Council must take account of national and regional
planning policy in developing a new policy approach for
1.12 PPS3 also allows local authorities to set a range of
PAGE 2
densities across a plan area opposed to one broad

density range, although 30dph net should be used as a
national indicative minimum until a local density range is
adopted. However, PPS3 also allows local planning
authorities to plan for densities below this minimum, as
long as these are justified bearing in mind local
circumstances.
1.16 In particular, the purpose of this report is:
1.13 The Mayor of London, in the London Plan: Consolidated

with Alterations since 2004 (the London Plan), states
that boroughs should ensure that development proposals
achieve the maximum intensity of use compatible with
local context, the design principles in Policy 4B.1, and
public transport capacity. The Mayor of London also puts
forward a density matrix, which sets a strategic
framework for appropriate densities at different locations,
which aims to reflect and enhance existing local
character by relating the accessibility of an area to
appropriate development. Appropriate density ranges
are related to setting in terms of location, existing
building form and massing, and the index of public
transport accessibility.
1.14 Policy 4B.1 of the London Plan states that boroughs

should seek to ensure that developments respect local
context, history, built heritage, character and
communities.
Purpose of this report

1.15 This Report of Studies has been prepared as supporting
evidence for the Local Development Framework.
PAGE 3
To set out a thorough understanding of the various

elements that make up the boroughs character and
which contribute to local distinctiveness in order to
help manage the process of change;
To identify/realise opportunities to improve the
character of the Borough;
To fully understand the relationship between local
density and character found in the borough;
To put forward evidence in support of the Councils
policy approach for a local density matrix based on
an assessment of local character;
To provide the strategic context for Conservation
Area Character Appraisals and the preparation of
Planning Briefs;
To update elements of the 1998
Townscape/Landscape Appraisal; and
To identify any areas or topics where further local
evidence is required.
TWO
ponds, useful for farming, crops and industry.

2.4
In the early 20th century the sands were described as

the best barley land in Surrey. This fairly narrow zone of
fertile soil must have been under more or less
continuous cultivation for thousands of years and its is
here that the five historic village centres were located
Beddington, Wallington, Carshalton, Sutton and Cheam.
2.5
The land to north of these divides into two broad areas,

east and west. The land in the northeast is largely
underlain by gravel which was washed out of the
Croydon Valley in the last ice age. The River Wandle
flows around the southern and western edge of this its
main sources being springs in Croydon and Carshalton.
The north west part of the Borough largely rests on
London clay which produced intractable and infertile soil.
2.6
The lime for many 17th Century developments, including

St. Pauls Cathedral, is supposed to have come from two
large chalk pits found either side of Carshalton Road,
where B&Q and the Water Gardens estate is now.
Geological and hydrological

context
2.1
The geology of Sutton is made up of three predominant

soil types: Upper Chalk in the higher lying southern parts
of the borough; London Clay in the north west; and river
terrace sands and gravels in the lower lying north east
near the Wandle River. The geology of the Borough is
shown in Figure 2.1.
2.2
The southern edge of the Borough is underlain by chalk

which, in the past, supported a mixture of arable land
and open grass downland.
2.3
A result of the changes in height and interface of chalk

and gravel & clay is the Thanet Sand found along the
north/south divide. Here, water descends through the
deep chalk until it meets impermeable clay, rising
through the sand to produce abundant springs and
PAGE 4
Figure 2.1: Geology of the Borough
PAGE 5
THREE
south and given its topography these are largely towards

the north. These views extend towards the West London
Ridge, towards Crystal Palace and into Central London
including of the Telecom Tower and Canary Wharf
Tower.
Figure 3.1: Topography of the Borough
Topography and Views

Topography
3.1
The northern part of the London Borough of Sutton is

generally flat, lying at between 30/40m above sea level
with the exception of Rose Hill which rises up to a height
of 50m. However Sutton is located at the foot of the
North Downs and therefore the southern part of the
Borough rises up towards the south to a height of 140m.
The topography of the Borough is shown in Figure 3.1.
Views
3.2
The topography of the Borough affords a number of
long-range views into, across and out of the Borough.
The Townscape/Landscape Appraisal of the Borough
identified the Borough views out from the area, which
were deemed to be of strategic significance, and these
are shown on Maps in Figures 3.2 and 3.3.
3.3
Not surprisingly there are more significant views from the

PAGE 6
Figure 3.3: Views from the North

Figure 3.2: Views from the South
3.4
The views from the north are more limited and largely of
a more local nature towards the Ikea chimneys, the
Croydon skyline and southwards towards the residential
suburbs and tree lined roads.
3.5
Whilst the Landscape Appraisal also considered local

views on a site by site basis, these were not
comprehensively recorded on a map or critically
analysed in a way that could help develop a policy on
views. Furthermore skyline issues were not addressed.
3.6
Consultants should be commissioned to undertake a

comprehensive study of views and skylines of the area in
order to be better able to determine which need to be
protected.
PAGE 7
FOUR
Archaeological context
Introduction
4.1
4.2
Protection of historic buildings, parks, gardens and areas

of Archaeological Importance is of great importance for
conserving the Boroughs heritage and townscape
quality. Government guidance in PPGs 15 and 16
emphasise the need to pay special attention to the
characterisation, preservation and management of these
assets. Accordingly, this Characterisation Report has
highlighted the archaeological and historical context of
the Borough.
English Heritage advocates the consideration of existing
archaeology when undertaking characterisation analysis.
Figure 4.1 shows the location of Archaeological Priority
Areas and Scheduled Ancient Monuments in the
Borough.
UDP Context
4.3
Sutton Councils current UDP, saved Policy BE40,

requires Archaeological Field Evaluations for
development in the Archaeological Priority Areas
PAGE 8
identified below:
Upper Paleolithic / Mesolithic Communities
North Downs Fringe and Springline
Wandle Alluvium
Late Prehistoric Communities
Queen Marys Hospital
Wandle Gravels
Late Iron Age, Roman and Early Angelo-Saxon
Communities
Beddington Roman Villa
Bandon Hill Roman Cemetery
Beddington Anglo-Saxon Cemetery
Stane Street
Mere Bank
Medieval and Later Historic Communities
Wallington
Beddington Carshalton
Sutton
Cheam
Woodcote
Post-Medieval Water Powered Industry
Wandle Mills
Historic Estates, Parks and Gardens the Suburban
Legacy
Carew Manor and Beddington Park
Carshalton House (St. Philomena) and Gardens
Mascal (Carshalton Park House) and Carshalton
Park
Stone Court and the Grove
The Grange, Wallington
Prehistory
Figure 4.1: Archaeological Priority Areas and Scheduled
Ancient Monuments
4.4
Very little is known about the earlier pre-history of the

area. A number of stray items have been found on the
Wandle gravels and the slope of the North Downs but,
apart from the fact that they are largely absent from the
clay lands, they do not form any clear or obvious pattern.
It is therefore difficult to say much about early human
activity in the area.
The Late Bronze Age and Iron Age
Scheduled Ancient Monuments

1. Roman Villa, east of Beddington Park
2. Dovecote, Beddington Park
3. Milestone, Sutton High Street
4. Milestone, 135 Cheam Road, Cheam
5. Milestone, Brighton Road, Sutton
6. Late Bronze Age enclosure, former Queen Marys Hospital grounds, Carshalton
Beeches
4.5
Archaeological finds become a lot more common from

the Late Bronze Age (starting about 800 BC). There
have been many Late Bronze Age finds in and around
the upper Wandle valley. The most important site is a
circular enclosure probably a fortified settlement
where Queen Marys hospital stood. Other sites are
known at Carshalton House, Scawen Close Carshalton,
Beddington Roman Villa and elsewhere. The impression
created is of a quite densely settled farmed landscape.
Late Bronze Age finds are absent from the west side of
the Borough probably because the clay soils there were
much harder to cultivate.
4.6
The Late Bronze Age was followed by the Iron Age.

Settlement of this date is again most common on the
east side of the borough. The Carshalton hill fort seems
to have gone out of use and Iron Age finds are less
common than those of the Late Bronze Age. The
population may have declined but this is uncertain.
Archaeological Priority Areas shown as shaded areas
PAGE 9
period (about 400 AD).
The Roman period

4.7
4.8
4.9
4.10
Pre-Roman Surrey was probably something of a

backwater. London did not exist and the Thames may
have been a boundary area between tribal territories.
The Roman conquest of Britain started in AD 43 and by
the winter of AD 47-8 London had been founded. The
town went on to become a major settlement and which
made Surreys position much more central.
Stane Street - the London Chichester Road crossed the
Wandle at Merton Abbey (near the Savacentre) and then
ran across the north of the Borough on or near the line of
Stonecot Hill and London Road (the A24) to Ewell where
there was a Roman settlement.
The London to Brighton Roman Road passed just east of
the Borough and there may have been a roadside
settlement at Croydon.
Two villas are known within the Borough. The
Beddington Villa stood on the sewage farm a short
distance northeast of Carew Manor. This was first
discovered in the 1870s during the construction of the
sewage farm. Settlement on the site started in the late
Bronze Age (about 800 BC) and continued on to the
Roman period. There were early Roman finds on the site
but no trace of the associated buildings. About 180 AD a
large villa was erected. There was a separate bath
house a short distance to the west and a large aisled
barn to the north which had been rebuilt several times.
The villa was abandoned around the end of the Roman
4.11
In 2002 Sutton Archaeological Services found a flint

foundation in West Street to the north of the Race Horse
car park. Only one room was exposed but foundations
seen in the sides of the trench suggested that the
structure extended in the direction of West Street. The
site was probably a villa. The finds suggested that it had
been occupied in the first and second century. There
was also prehistoric material suggesting that the villa
may have been developed from an Iron Age farm.
4.12
Two Roman coffins have been found near St Marys

Church, Beddington and some cremations were found at
Bandon Hill. A scatter of Roman finds have come the
down slope and the spring line.
Saxon
4.13
This area seems to have been settled by the Saxons at a

relatively early date as there are early cemeteries at
Beddington, Croydon and Mitcham. We know very little
about the settlement and landscape of the local area in
the early and mid-Saxon periods. The old village names
are recorded in the Domesday book but the pattern of
settlement may have been more scattered than it was
later. However, the village centres had emerged by the
end of the middle ages.
4.14
The local area had four medieval parishes Beddington,

Carshalton, Sutton and Cheam. Wallington was part of
Beddington parish although it seems to have had its own
PAGE 10
chapel which fell into disuse and was demolished about

1800. Much medieval fabric survives in Beddington and
Carshalton churches and the chancel of Cheam Church
has survived as the Lumley chapel.
4.15
A number of medieval and early modern secular

buildings have survived the most important of which is
Carew Manor with a grade I listed hammer beam roof of
about 1500 over the great hall.
4.16
Even in the 16th century it was possible to travel easily

from Sutton to London. The area was therefore a
favoured location for out of town houses belonging to
courtiers and wealthy London merchants. There are
significant archaeological remains of these buildings and
their gardens within The Borough including Carew
Manor, Carshalton House and Carshalton Park.
PAGE 11
to several late 18th and early 19th century workers

cottages such as Wrights Row, Wallington Green.
The Borough had an exceptional number of large
country houses, which mostly belonged to wealthy
Londoners. During the 18th century the roads were
improved, allowing those who owned light fast carriages
and good horses the opportunity to easily commute to
the City. The Downs, to the south of Sutton and Epsom,
became famous for horse racing and several large
houses were built to take advantage of this, including the
Oaks where the Earl of Derby and his friends devised
the famous races.
5.3
This mix of agriculture, industry and pleasure survived

into the early 19th century, however the area began to
change following the introduction of the railway. The
West Croydon to Epsom line was the first, opening in
1847, with the Epsom Downs line following in 1865 and
the Carshalton / Hackbridge line being built in 1868.
These good train connections made the area attractive
to middle class commuters and suburban development
soon followed.
FIVE
5.2
Historic development context

General trend of development
5.1
In the late 18th century the Borough was a rural area with
five villages, surrounded by farmland. The River Wandle
flowed through the villages of Beddington, Carshalton
and Wallington. There was only one mill in Beddington,
as the river flowed through Beddington Park, but the
Carshalton and Wallington areas were heavily
industrialised by 18th century standards. The Wandle
River was lined with mills producing flour, leather, snuff,
paper, dyestuffs and other materials. On the river bank
there was a series of textile printing works and bleaching
grounds where cloth was whitened by laying it out in the
sun. A few of the mill buildings have survived, in addition
PAGE 12
Figure 5.2: Development of Borough - Late 1800s/Early 1900

Figure 5.1: Development of Borough 1865
PAGE 13
5.4
During the suburban development period of the Borough,

there were two kinds of estates, namely (a) large upper
middle class houses often belonging to City workers; and
(b) small houses belonging to locally employed people.
Sutton expanded the most rapidly because it had the
best railway connections, and by 1900 it was considered
a small town.
5.5
When the First World War broke out in 1914 much of the
area was still rural with a great deal of farmland.
However, this changed in the inter war period and by
1939 most of the area was developed as private estates
or council housing, and most of the old country houses
were demolished. Some of the grounds of these country
houses became public parks, although others were lost
to development.
5.6
Minimal bomb damage during the Second World War did

little to change the character of the Borough. The most
significant development was in 1945, when many old
houses where demolished to make way for flats and
town houses. The impact of this development was fairly
severe on the Victorian and Edwardian upper middle
class housing estates, with the loss of many fine
examples of original buildings. The minimal benefits from
the redevelopment of smaller estates has meant that
many smaller lower middle class and working class
estates have not changed much. However, several
additional areas of public housing have been built in

recent years, including greenfield and brownfield
development. Brownfield development includes the
closure of factories and demolition of some areas of poor
quality housing.
Figure 5.3: Development of Borough Mid 1900s
PAGE 14
Figure 5.4: Extent of Built Development in the Borough
Details of Specific Areas

5.7
There is also a great deal of variation within this general
trend, which has given each village its particular
character and identify. The following section sets out
some of the key considerations for each village area.
Figures 5.1-5.4 show the changes in the extent of built

development in the Borough from 1865.
PAGE 15
Beddington
5.8
the northern part of this park for use as a sewage farm.

A wealthy Victorian rector from St Marys Church, Canon
Bridges, protected the southern part from development
by preserving it as a park.
th
In the second half of the 14 Century, a courtier called

Nicholas Carew built a large estate centred on
Beddington and his descendents dominated the parish
for centuries. His Victorian heir, Charles Hallowell
Carew, was more interested in horse racing than
housing development and therefore little or no
development occurred in the parish before 1859, when
he went bankrupt and sold the greater part of the land.
This land sale could have resulted in large-scale
development, however control of the parish was passed
to a small group of wealthy landowners who wished to
retain the rural setting of their country retreats.
The Arts and Crafts gatehouse on Bridges Lane

5.10
This southern portion of the park contains the historic

core of Beddington, including Carew Manor, St Marys
church, the park and the old village centre. Apart from a
small mid-Victorian estate built on Bandon Hill, in 1913
Beddington was largely rural despite large scale
development to the east and west, in Croydon and
Wallington respectively. However, during the 1920s a
large part of the area was developed in a decade and
during the 1930s significant infill development occurred.
5.11
During the First Word War two military airfields were

created in south Beddington, which became Croydon
Airport, Londons key airport of the inter war period. The
closure of the airport in 1959 resulted in large amounts
The elaborate Carew Manor, Beddington Park

5.9
A large area of open space in the north of Beddington

has survived. This was previously the Carews deer park
covering a large area between Croydon Road and
Mitcham Common. In the 1860s Croydon Council bought
PAGE 16
attractive mixture of old buildings from the medieval to

modern periods.
of open space, which a portion was used for the

Roundshaw housing estate in the 1960s. The
Roundshaw estate had a distinct character with its own
identity, before much of it was redeveloped in recent
years.
Carshalton
5.12
5.13
In the early 19th century Carshalton was the largest and

most varied of the villages. It had a reputation as an
attractive place, with springs and watercourses. Around
the edge of the village where several large houses, with
Carshalton House, Stone Court and Strawberry Lodge
still surviving, and Carshalton Park House and others
which have been demolished. The back yards of the
High Street and West Street comprised of a number of
squalid housing developments. Furthermore, several
mills along the Wandle River contributed to an industrial
character of the area.
Carshalton station finished in 1902 on the line to London

via Hackbridge, facilitating suburban growth in the
Borough
In 1847 the owner of Carshalton Park prevented a

railway station nearer than Wallington and this left
Carshalton Village at an economic disadvantage. Small
working class housing estates were built at Mill Lane and
north of the Wrythe. However, there was little middle
class suburban development until Carshalton Park was
subdivided and sold in the 1890s. A delay in developing
to the north and south of the village until the 1920s and
1930s meant that the village centre was not totally
redeveloped. This resulted in the village retaining its
5.14
In the 1920s and 1930s Carshalton Urban District

Council bought up the properties around the ponds to
protect the area against development. Carshalton High
Street was badly damaged by a bomb in the Second
World War, however the attractive nature of the area
survived and the Ponds and High Street became
Suttons first conservation area, Carshalton Village
Conservation Area.
5.15
The St Helier Estate, partly in Sutton and partly in

Merton, was built by the London County Council from
around 1928 to 1936. It was designed as a garden
suburb with significant green space, varying house
PAGE 17
designs and narrow streets because few council tenants

owned cars.
Cheam
5.16
In the early 17th century Cheam was a large spacious

village with many attractive medieval buildings. This
included several large houses set in substantial grounds
and a private school. Little change occurred in the village
for the next century and Cheam was still relatively rural
when the First World War broke out in 1914.
5.17
There was, however, significant suburban development

at Worcester Park, located on the northern boundary of
the parish and separated from the old village. There was
also a small amount of Edwardian development on the
Downs to the south of Burdon Lane and large Victorian
Houses in Peaches Close.
5.18
Following the war, there was large-scale redevelopment

in a short period of time. The main roads through the
village were widened and most of the old houses along
them were demolished and replaced. In less than a
decade the village acquired a modern character.
However, many attractive ancient buildings survived,
including Whitehall, the Old Rectory and St. Dunstans
Church.
Weather boarded Whitehall in Cheam built in the 1500s

5.19
PAGE 18
Development in the 1920s generally comprised of large

estates, with groups of detached or semi-detached
houses of a few basic designs. However, as an
exception to this, Andrew Burdon instigated individually
designed, up market houses set in well landscaped
areas to the south of the Sutton-Epsom railway. This
provided owners with the opportunity to apply Andrew
Burtons design or employ their own architect. This area
has a mixed character with several fine examples of
1920s mock Tudor.
Mill ownership. In the early industrial revolution, the

River Wandle had the greatest concentration of industrial
water mills in the country. The economic significance of
the area meant that a branch of the Surrey iron railway the first public railway in the world - was laid through to
the area. With the rapid growth of London and demand
for decentralised housing many of the distinctive
County homes were sold, starting in the later Victorian
period and accelerating later. The estates were divided
and the land developed for housing estates whilst the
Mills remained forming the nucleus for later
manufacturing enterprises alongside areas prone to
flooding often utilised for Watercress Beds. The
predecessor of the Battersea Dogs home was set up
here in Hackbridge and became one of the largest dog
quarantine sites in the country. The settlements of
Hackbridge, Mill Green and Beddington Corner
continued with their distinct mixed use industrial /
residential character but became more densely suburban
and commuting encouraged by the fast rail service to
Westminster (Victoria) and the City (London Bridge).
The mock-Tudor shops in Cheam Village
Hackbridge
5.20
The area around Hackbridge was previously low lying

open fields with the confluence of the fast flowing
eastern and western branches of the River Wandle
originating as chalk streams and merging at Wilderness
Island, before heading north into the Thames.
Wilderness Island was the location of several early Mills
on the River harnessed as an energy source over
several hundred years for a variety of early industrial
processes including flour grinding, calico beating and
gunpowder grinding, from before the Industrial
Revolution.
5.22
5.21
The success of the Mills as well as the pleasant pastoral

environment less than 12 miles from the City of London
(The River Wandle was a famed trout fishing river)
attracted wealthy mercantilists who build several large
Country houses close to the River funded both by City
enterprise and the more dependable rentals arising from
PAGE 19
In the early decades of the 20th Century the areas

proximity to thriving Croydon helped it continue to be a
significant manufacturing location by becoming
increasingly linked to the global economy and by
specialising in the new technologies of electronics
(Marconi and Mullards valves), communications (deep
sea telegraph and telephone cables) and early aviation.
The need for housing for workers was met by

construction nearby. In the interwar periods many of the
remaining open spaces and common land were built on
for speculative housing and areas employment function
continued to grow so that Mullards became part of the
multinational Phillips industries and the largest employer
in the borough in the 1960s based on distinctive multistorey factories reflecting the continental Bauhaus
design philosophy. Mullards continued through to the
1990s before demolition and redevelopment for housing,
a school and open space/flood wash land. Other
manufacturing locations remained in the area but ceased
to be leading edge technologies as the original firms
relocated out of London and were replaced in turn by
distribution warehouses and the service industry
(Hackbridge was the location for the first Comet
discount retail warehouse in the early 1970s).
Employment continues to be significant to the area as
space for serviced offices/workspaces has been created
from former offices (Sutton Business Centre in the
former Zetter Pools headquarters) and the Wandle
Valley Ward has the second highest employment
numbers of any ward in the Borough (after Beddington
North).
5.23
New housing has been built for a variety of tenures in the

area including the low lying land to the east of the
London Road adjacent to the substantial Beddington
Farmlands a significant open area associated with
market gardening and the tertiary processes of sewage

waste treatment originally developed by Croydon
Corporation and linked to the Beddington Park and
Mitcham Common. Hackbridge therefore has retained
its mixed use employment and residential character
alongside the River Wandle and its proximity to open
land areas although the form and function of the built
environment has changed substantially. Most recently
the appetite of the area for innovation has returned with
the award winning zero carbon development of BedZED
based on low energy, low waste, use of local sourced
materials and renewables together with its iconic
architecture which has attracted international acclaim.
Sutton
5.24
In the 18th century Sutton was a small village with

houses scattered along the High Street from the Green
to the Cock Cross Roads. In 1745 the High Street was
improved and by 1800 the area become a significant
stopping point on the route from London to the seaside
resort of Brighton. The area was also used as a calling
point on the way to the races at Epsom on the Banstead
Downs. During this period, the area was served by
several inns, including the Angel; the Greyhound (which
stood in the High Street); and the Cock at the
Crossroads.
5.25
The introduction of the railway may have reduced the

passing trading opportunities on the Brighton route.
PAGE 20
However, in 1847 Sutton acquired a station and a

second line to London was constructed in 1868. Thomas
Alcock, who owned the manor and much land in the
parish, laid out two housing estates, including Newtown
to the east of the High Street and Benhilton to northeast. Further development followed and by 1900 Sutton
was a small town with a high street lined with Victorian
shops and several exceptional older buildings.
Development continued through the Edwardian period,
with the development of an attractive estate along the
south of Cheam Road. However, even though there was
considerable development in the area, a large amount of
land was left for development in the 1920s and 1930s.
5.26
Benhilton and many areas south of the railway station

consisted of large middle class villas. These have proved
attractive for redevelopment, with many original houses
being replaced by flats and town houses. The estates
with smaller houses, such as Newtown and other late
Victorian and Edwardian roads to the west of the High
Street, have survived more or less intact.
Example of Victorian terrace in Sutton Town Centre with

shops below and flats above. The shopfronts do not
respect the quality of the building frontage
The nature of growth and development, including the Victorian
influences, made Sutton the main centre in the area and the
Boroughs key centre when the Councils merged in 1965. By
remaining an important centre, Sutton has experienced large
amounts of development in the last 60 years.
Wallington
5.27
PAGE 21
In the early 19th century Wallington was a small hamlet

within Beddington Parish. There were several large older
houses to the north of the Green, including the Manor
House and the Old Manor House. To the south of the
Green was an area of late 18th century developments
that may have housed people working in the mills and
textile works along the Wandle. Wallington acquired a
railway station in 1847 and Nathaniel Bridges, owner of
the manor and much land, started developing the area

for housing. He laid out a number of roads to the north of
the station, which were soon lined with large Victorian
brick gothic villas. Development to the south of the
railway occurred around Stafford Road. Bridges used
leases to strictly control the appearance of the houses,
of which the design had to be approved by his architect.
As a result of the railway and increased housing
development, a new parish was created and Holy Trinity
Church erected. In the early 20th century development
spread southwards from Stafford Road and Stanley Park
Road, with many good examples of Edwardian houses.
Development of the Wallington area slowed after the
1930s.
Wallington Council for which the town hall was built in

the late 1930s.
5.29
There has been significant redevelopment of the

Victorian and Edwardian middle class houses, since the
1930s, which has led to a mixed character of much of
the area. However, several examples of Victorian and
Edwardian buildings and groups of buildings have
survived.
Worcester Park
5.30
Worcester Park is located on the north-east corner of

Nonsuch Great Park. It takes its name from the 4th Earl
of Worcester, one-time Keeper of the Great Park. The
principle house in the park was known as Worcester
House, which was built on the highest point in the Park,
where The Avenue, Royal Avenue and Delta Road meet.
Wallington has several examples of large brick gothic

villas from around the 1860s
5.28
The development of Wallington resulted in it becoming a

local retail centre, with the offices of the Beddington and
PAGE 22
Typical example of Inter War Suburban Worcester Park
5.31
Suburban Worcester Park was developed around the

station in the late 19th Century and was largely
completed in the inter war years (1919 1939).
Suburban Worcester Park is characterised by rows of
terraced houses, with bay windows and clad in varying
materials. The streets are fairly narrow with considerable
amounts of car parking and front gardens are being
paved and used for additional parking which is
significantly altering the character of the area.
5.32
More recent development, called the Hamptons, creates

a new character in an area with no previous character.
This predominantly consists of a New England style of
architecture comprising various colour weather boarded
dwellings in well landscaped surroundings.
PAGE 23
SIX
6.3
Local material colour palette
These have mostly survived in the village centres of

Carshalton and Cheam, although there are several
examples elsewhere. They have often been modified
by weather board or tiles rendering.
Materials: timber frame, wattle and daub, peg tile
roofs and occasionally brick
Colour patterns: Timber often painted black and
white (although there is no historical justification for
this); red tile roofs, soft orange red bricks; and
weather boarding often added
Examples in Sutton: the Old Cottage (the
Broadway, Cheam) and Whitehall (Cheam).
18th century buildings
Introduction
6.1
The underlying principle of good urban design is how

new development will respond to and reflect an areas
local distinctiveness, and where none exists, creates a
distinct character of its own. This may be achieved by
considering how modern design and materials respond
to the local vernacular, while incorporating the
principles of sustainable construction and materials.
6.2
In order to help inform assessments of context this

section sets out a local palette of materials and colour
schemes from the various building periods. This should
be taken into account in any local context appraisal.
Respecting local character does not necessarily mean
replicating it. Where contemporary designs are
proposed with modern materials it may still be
necessary to reflect key historical and architectural
features. However, in some instances it may be more
appropriate to replicate the local material palette.
6.4
Predominantly brick buildings.

Materials: Soft red sandy brick, coarse red or
yellowish bricks (which are easily confused with
London stock bricks), peg / pan tiles, the soft red
bricks are sometimes cut and rubbed to decorate
windows or doors, wooden sash windows or lead
casement windows in less prominent locations.
Colour patterns: Red or yellowish bricks, red roof
tiles.
Examples in Sutton: The Old Rectory (Festival
Walk, Carshalton), Cottages (Wrights Row,
Wallington) and Sutton Lodge (Brighton Road,
Sutton)
Weatherboarding
6.5
Pre-18th century buildings

PAGE 24
Many timber framed weather board houses were built

in the area between the 18th and early 19th century,
with several built before this time. Examples of
weatherboard houses can be found in the old village
centres of Cheam and Carshalton, and dispersed

elsewhere in the borough.
Materials: Horizontal lapped boarding over timber
frame, pan / peg tile roofs, sash or casement
windows, with slate roofs as probable later
replacements.
Colour patterns: generally painted white with red
roof tiles
Examples in Sutton: Aulton Lodge (West Street,
Carshalton) and Park Lane (Cheam).
Recent Housing (1970 to present)
Mid Victorian
6.6
Predominantly brick gothic-style buildings from the high

Victorian period.
Materials: Yellow stock brick often with red
decorative details, stone windows, stale roofs and
prominent gables with decorated barge boards.
Colour patterns: Yellow brick walls with red detail,
pale brown stone and grey or purple slate roofs
Examples in Sutton: North side of Westcroft Road
(Carshalton)
Late Victorian and Edwardian (1890 1914)
Materials: yellow and red stock brick, red tiled and

slate roofs, decorative chimneys and casement
windows;
Colour patterns: yellow, red and red / black roofs
Examples in Sutton: St Helier estate, Sutton
Garden Suburb, Culvers Way, Bute Road, Alberta
Avenue and Federick Road
Materials: Soft red, occasionally yellow brick, peg

tiles on the roof and sometimes hung on the wall.
Wooden mock Tudor doors and windows often with
leading and some stained glass. Iron finials and
decoration.
Colour patterns: Red walls and roofs
Examples in Sutton: Russettings (Worcester
Road, Sutton)
Cottage Garden Style (Arts and Crafts style)

PAGE 25
Materials: new London Stock, yellow and red brick,

glass, timber, aluminium, good quality cladding,
sustainable building materials, modern materials
and colour render (New England style)
Colour patterns: opportunities for varied colour
schemes
Examples in Sutton: the Hamptons, Apeldoorn
Estate, Mill Lane, Henderson Hospital Site, Mullard
Factory Site, Cotswold Way and Oakdene Mews
SEVEN
Wallington District Centre. Some parts of the Borough

are particularly poorly served by public transport
including large areas south of the Sutton-Wallington
railway line. Much of the low density housing areas of
South Cheam, Carshalton Beeches, South Wallington
and Beddington South have PTAL levels of 1a/1b and
some areas have no access to public transport at all,
including in the Green Belt at Little Woodcote and
Cuddington/South Cheam.
7.4
Movement
Introduction
7.1
Three principal radial routes from London, the A24, the

A217 and the A237, cross through the Borough and
provide access to the M25.The A232 and A2022
provide east-west routes across the Borough and
provide direct access to the A23 and from there down
to Gatwick Airport and the south coast.
7.2
The London Borough of Sutton is served by a number

of suburban rail services with London termini at
Victoria, London Bridge and Waterloo as well as
Thameslink which provides cross London service to
Kings Cross and Luton. Tramlink connects Croydon
and Wimbledon with two stops in the north east corner
of the Borough.
7.3
Figure 7.1 highlights the road and rail network and the
Public Transport Accessibility Levels (PTALs) in the
Borough. Not surprisingly the highest PTAL levels are
found in and around Sutton Town Centre followed by
PAGE 26
Industrial and commercial development is concentrated

in three strategic industrial locations at Beddington,
Kimpton and Imperial Way/Purley Way South. Each of
these areas is located close to key radial routes in
London and on to the M25.
Figure 7.1: Suttons Road and Rail Network and Public Transport Accessibility Levels
PAGE 27
EIGHT
Area in South Wallington, and the Downs Road

area and Chiltern Road area in South Sutton; and
The appraisal of 27 characteristic areas of inter-war
suburban housing during 2007, including the Ruskin
Road/Grandison Road area in Worcester Park; the
Kingsmead Avenue, Oaks Avenue, Tudor Avenue
Area; a number of roads in South Cheam; and the
Pine Walk area in Carshalton Beeches. The areas
reviewed are identified on the Map in Figure 8.1
below.
Townscape and Landscape

Character and Quality
Figure 8.1: Interwar Housing Areas Reviewed
Introduction
8.1
The Townscape/Landscape Appraisal (1998) set out

results of an assessment of the open and built
environments in Sutton and identified certain character
areas within the Borough. However this original work
has been refined on the basis of the following detailed
appraisals:
Conservation Area character appraisals undertaken
of Sutton Garden Suburb, Wallington Green and
Carshalton Village during 2005-07;
The appraisal of a number of potential Areas of
Special Local Character (ASLCs) undertaken
between 2003 and 2008. The potential areas
included Anne Boleyns Walk area, Cheam; the
Burton Estate in South Cheam, the Belmont Area;
the Highfields area in South Sutton; the Clyde Road
PAGE 28
8.2
8.3
8.4
Additional townscape character appraisal work has

specifically been undertaken on Sutton Town Centre:
the North Sutton (Angels End) Study by Atkins and CB
Hillier Parker in 2003 and the Sutton Town Centre
Urban Design Analysis by Urban Practitioners (2007).
This information has also been used to update the
1998 characterisation appraisal of the Borough.
The Commission for Architecture and the Built
Environment (CABE) advises that the approach
recommended by English Heritage towards the
assessment of character of historic areas can be
applied to the analysis of any area1. Accordingly, the
character appraisal of both potential ASLCs and the
inter-war suburban areas used the same criteria
established in the Unitary Development Plan (2003).
The criteria are: quality of the overall character of an
area; the townscape value of individual and groups of
buildings; the architectural quality of buildings; the
historic importance of the area; landscape
characteristics; quality of open spaces; and the
contribution of incidental features such as walls, fences
and hedges.
The original 1998 appraisal work has also been
updated to reflect significant changes of land use (i.e.
the redevelopment of the former Worcester Park
Sewage Treatment Works; the change of the
predominant use of Beddington Farmlands from a
sewage treatment works to an active minerals
extraction and waste disposal site; and the

development of Prologis Park to the east of Beddington
Lane).
8.5
The key features from each townscape character area

are outlined in this section and are shown on Figure
8.2. Figure 8.2 illustrates that the character of the
Borough is predominantly defined by inter-war
suburban housing interspersed with large public open
spaces that give the Borough its suburban and green
qualities.
8.6
The key features of landscape character are illustrated

on Figure 8.4.
8.7
Furthermore, the Townscape/Landscape Appraisal

identified the quality of the townscape and landscape
and this is illustrated on Figure 8.3 and 8.5
respectively. These figures have been updated to
reflect the appraisal work undertaken on potential
ASLCs and the inter-war suburban housing areas and
to take into account major enhancement schemes
implemented since the original survey work (i.e. at
Kimpton Industrial Estate and the redevelopment of the
Roundshaw Housing Estate).
8.8
The areas of very good or exceptional townscape

quality and areas of high landscape quality are
generally found to the south of the Borough.
Protecting Design Quality in Planning, 2003
PAGE 29
Figure 8.2: Townscape Character
PAGE 30
Figure 8.3: Townscape Quality
PAGE 31
Figure 8.4: Landscape Character
PAGE 32
Figure 8.5: Landscape Quality
PAGE 33
Housing Typologies
8.9
The character of the Borough is defined by a number of

housing typologies which are described below.. In
order to help manage the process of change both the
features that are key to each typology and the
positive/negative range of issues currently affecting the
typologies have been set out. These appraisals should
provide the starting point for applicants in
understanding local context.
Crown Copyright. All rights reserved.

London Borough of Sutton 100008655X. 2006.
Typical example of pre-1915 artisan housing, from

Highland Cottages, Wallington
Pre-1915 housing
8.10
This housing character is located predominantly in and

around the commercial centres of the Borough, and
many of these areas are already designated as
Conservation Areas or Areas of Special Local
Character.
8.11
There is a range of property sizes and styles originating

from this period that were mostly dependent on the
market for which the housing was intended.
8.12
There are examples of small two-story artisan terraces

with minimal front gardens normally enclosed by a low
wall. These areas are usually intensively developed
with no off street parking and have an urban feel. The
areas usually have a strong architectural cohesion. An
example of pre-1913 artisan housing is Highland
Cottages, as shown below.
Pre-1913 artisan housing at Highland Cottages with

minimal front gardens and strong architectural
cohesion
8.13
PAGE 34
Elsewhere, such as Clyde Road Wallington there are

larger late Victorian or Edwardian properties, which are
typically developed to a lower density and have a less
regimented building layout. Sometimes there is a
mixture of detached/semi-detached properties and a
mix of architectural styles. However, all these
properties usually have the rich architectural detailing

of the era.
8.14
Furthermore, these areas have larger building plots

and consequently larger front gardens with significant
landscape features. More recently, many of these front
gardens have been converted to provide off-street
parking.
Larger properties of the typical Victorian / Edwardian
housing on Clyde Road, Wallington
8.15

Typical example of pre-1915 Victorian / Edwardian

housing, from Clyde Road, Wallington
PAGE 35
Current issues:
Some infill development is discordant as it is not
sympathetic to the context. Such development has
led to varying building lines and the use of different
materials;
The conversion of older large houses to nursing
homes or flats has increased densities and led to
unsympathetic alterations such as obtrusive fire
escapes; loss of front gardens to parking; and
intrusive refuse storage areas;
Extensive on-street and forecourt parking impacts
on the street character leading to loss of hedges
and landscaping that is part of the original
vernacular; and
Backland development has occurred on the large
garden blocks, characteristic of this era.
Inter-War housing 1918-1939

8.16
This housing type is the most prevalent throughout the

borough, often in long straight streets. During this
period individual builders were able to buy tracts of
land and lay areas out as discrete estates. The layout
and character of some of these estates is still apparent
from the street patterns and the style of houses.
8.17
Examples from this period include the Brocks Estate

(between Gander Green Lane and St Dunstans Hill);
the Poets Estate in Carshalton; the Paynes Estate
(north of the Wallington/Sutton railway line and east of
Plough Lane); and the Queenswood Estate in
Wallington (south of Croydon Road).
Example of 1930s housing from the Poets Estate,

Sutton
8.18
This housing character generally comprises of short

terraces or semi-detached two storey houses. The
streets are typically wide and have grass verges and
street trees. Front gardens are small and have low
boundary walls generally of brick or cinder rubble set
between timber posts.
8.19
Although the architectural style appears to be uniform

there are sometimes differences. The properties are
usually clay tiled with brick or rendered finish. There
are tile hung or half-timbered gable ends and front
elevations at first floor level. Some front doors are
enhanced by porches or brick arched openings with
decorative keystones.

Typical example of Inter-War Housing, 1918 - 1939,

from the Poets Estate
PAGE 36
detached and terraced properties. The earliest example

is Sutton Garden Suburb, planned and work begun
before the First World War. The houses that were built
reflect the arts and crafts style detailing of the time with
steeply pitched, tiled roofs, decorated chimneys and
casement windows.
Example of clay tiled front, first floor elevation

8.20
Current issues:
Whilst the architectural style is often uniform, it
sometimes lacks distinctive character;
Some interwar estates are large, impersonal and
lack identity, which has an impact on legibility;
Front gardens are being used to accommodate offstreet parking, which destroys the pattern of the
street frontage and leaves house fronts open to the
streets when cars are removed;
Too many side extensions can be insensitive and
create a terracing effect between properties; and
In some areas the loss of characteristic boundary
treatments has had a detrimental impact on the
street scene.
Crown Copyright. All rights

reserved.
100008655X. 2006.
Sutton Garden Suburb, typical street and layout from

the cottage garden style estate.
Cottage garden style estates

8.21
The cottage garden style estates were originally

planned to include open spaces as an integral part of
the layout and would comprise of two storey semi-
PAGE 37
Post War housing up to 1970

8.24
Private houses built during this period are few and

scattered throughout the Borough often on small infill
sites. These properties are generally two storey semi
detached or terraced houses with small private
gardens. Architecturally the houses are usually
unadorned brick built rectangles.
Example of typical cottage style housing found in

Sutton Garden Suburb, showing extensive open space,
tiled roofs and decorated chimneys
8.22
8.23
On a larger scale the St Helier Estate was designed by

London County Council architects to meet Londons
mass housing needs. One of its main features is the
integral network of open spaces. Another feature is the
soft enclosure of the privet hedges and trees on each
corner, originally a part of the estates corner greens.
Current issues:
Permitted Development Rights have resulted in
unsympathetic alterations to houses, such as
pebbledashing, construction of front porches and
changes to fenestration using different design and
materials, including uPVC; and
Loss of the original landscape design of estates due
to cost of maintenance (such as rose beds on
corner plots being transferred into private
ownership) and increase in car ownership (such as
parking on verges).
The post war rectangular terraced houses with small

private gardens and larger communal open space, from
Langcroft Close, Carshalton
8.25
PAGE 38
Furthermore, during this period there were significant

developments in social housing notably the
Roundshaw Estate on the western edge of the former
Croydon airport site. The Roundshaw area has since
been significantly redeveloped as part of a
regeneration programme and the estate now has the
nationally recognised Phoenix Centre development.
Durand Close;
Poor quality and maintenance of the public space
and often a lack of distinction between public and
private realm;
Infill development is often unsympathetic to the
local character; and
Architectural design is often of limited quality.
Recent housing 1970 to present

8.27
Development during this period falls into three different

categories:
1. New flats that replace large detached houses and
villas in the Victorian / Edwardian residential areas
of Sutton and Wallington;
2. Small infill development; and
3. Part of a large redevelopment usually of a brown
field site.
8.28
Many of the flats built during the 1970s and 1980s are
characterised by three and four storey blocks set in
grounds that are usually well landscaped or set in
grassland. The earlier developments from this period
are often not responsive to their context and therefore
result in a contrast that is discordant with the area.
More recently, modern flatted development is generally
being built to a higher standard with a greater
understanding of the existing design context and often
with an innovative design concept.
Example of large regeneration scheme involving many

new post War terrace houses on the Roundshaw
Estate
Roundshaw, where the site area is large enough to

create its own character
8.26
Current issues:
The earlier estates suffer from homogenous
development and lack of a positive identity;
Large estates that do not contribute to creating
mixed communities and mix of uses, for example
PAGE 39

Typical example of small infill development, from

Oakdene Mews off Ash Road
Lavender Court, a typical example of recent flat

development on Cavendish Road, near Sutton town
centre
New infill development at Oakdene Mews, of short

branched streets and houses grouped around shared
spaces
Lavender Court, recent flat development near Sutton

town centre
8.29
Small infill schemes are often designed on constrained

sites that dictate their layout. This includes typically
short or branching streets and often houses that are
grouped together around shared parking areas. An
example of this is Oakdene Mews, off Ash Road.
8.30
PAGE 40
On certain larger sites, which are divorced from the

surrounding character by the existing layout or areas
with little character, have benefited from the opportunity
to create new places with its own distinctive character.
An example of this is the Hamptons at the former
Worcester Park Sewage Treatment Works site.

Furthermore, these large-scale redevelopment sites
have allowed the opportunity for innovative and
environmentally sustainable development schemes,
such as BEDZED in Hackbridge.
The layouts are dominated by over engineered

roads with little character;
Cul-de-sacs are characteristic of this era of
development resulting in limited permeability and
greater dependency on the car;
Comprise of blocks of flats not responsive in scale
or architecture to the local vernacular;
Garage blocks separate development reducing
natural surveillance and disrupt continuous street
frontages, with little integration into the overall
urban grain; and
Infill development is often unsympathetic to the
local character (plots of 70s town houses next to
Victorian detached house).
Low-density housing
8.32
Large scale new development at BEDZED
8.31
Style, layout and materials of BEDZED create

interesting and distinctive character
Current issues:
PAGE 41
Development of this character type is concentrated in

the southern half of the borough and was mainly built
during the interwar period. The houses are usually
detached with large plot sizes. Several of the areas are
adjacent to the Green Belt, for example the Drive in
South Cheam and Pine Walk in Carshalton Beeches.
Others enclose large open spaces such as Carshalton
Park or Great Woodcote Park.
Pine Walk comprising of large detached houses on

large plots located close to the Metropolitan Green Belt

Typical example of low density housing, from the Drive

8.33
These lower density areas are generally loosely

structured with a less regimented arrangement of
buildings. However, the variation in individual
properties makes less of an impact, than for example
other character types, as the low density results in the
architectural form being less significant on the street
scene and the extensive landscaping of the
boundaries. It should also be noted that housing
density in this area is well below the governments
prescribed density ranges set out in Planning Policy
Statement 3. Furthermore, the character of these areas
is predominantly defined by the significant and mature
landscaping within the gardens, the verge planting and
associated open spaces.
The Drive with elaborate detached houses on large

plots with extensive landscaping
8.34
PAGE 42
Current issues:
Intensification of plots leading to the loss of visual
gaps and dominant landscaping between buildings;
Whilst architectural style is often not cohesive the
palette of materials is. Often new development
imposes a style such as Neo-Georgian Architectural

porches which introduces a different palette of
materials and is therefore discordant with the
existing character of the area; and
Dominance of building to plot ratio in new
development changes the character of the area.
Sutton metropolitan centre

8.36 Sutton High Street, which is two thirds pedestrianised,
forms the backbone to Sutton Town Centre, the
boroughs only metropolitan retail centre. This
pedestrianised area, interspersed with various squares,
contributes to civic spaces, which is in parts, attractive
and active.
Town Centres
8.35
The boroughs retail centres all have differing

characters reflecting the periods of their predominant
growth, including older village centres
(Carshalton/Cheam), Victorian centres
(Wallington/Belmont), 1930s retail centres (North
Cheam/Stonecot/Rosehill) and centres which have
experienced considerable modern development
(Sutton). The following section considers, in greater
detail, the key elements that define the character of
several retail centres. Further townscape character
information is available in:
The Development Framework for Sutton Station
and Adjacent Land, produced by London Borough
of Sutton (2005);
The North Sutton (Angels End) Study by Atkins
and CB Hillier Parker 2004;
The Sutton Town Centre Urban Design Analysis
by Urban Practitioners (2007); and
The Carshalton Village Conservation Area
Character Appraisal (2007) undertaken by the
Council
Sutton High Street with vibrant pedestrian areas and

entrances to the Time Square and St Nicholas
shopping centres off the High Street
8.37
The Sutton Town Centre Urban Design Analysis

identifies three broad character areas: North; Central;
and South each of which has distinct contextual
issues and constraints.
8.38
The linear layout of the centre makes accessibility

difficult, especially with the main train station located
towards the southern end of the centre. This
opportunity to public transport has also resulted in the
majority of redevelopment occurring near the southern
portion. East-west connections between the town
PAGE 43
centre and its residential hinterland are not always

welcoming and clear.
Unattractive pedestrian environment caused by

treatment of the changes in level and amount of hard
landscaping
8.40
Much of the recent re-development in the town centre

has seen the introduction of shopping malls located off
the high Street, with entrance pavilions onto the High
Street. An example of this is Times Square with its
imposing red brick and stone finish.

Linear layout of Sutton Town Centre

8.39
Sutton Town Centre does not have a clear urban

character, however there are several good examples of
Victorian and Edwardian retail frontages. Some recent
architecture is of poor quality and has not taken
opportunities for integration within the wider townscape
or to make improvements to character.
8.41
PAGE 44
The entrance to Times Square shopping centre

The South Sutton Character Area is in an elevated
position and is characterised both north and south of
the station by a number of existing tall office buildings
of relatively poor quality. In contrast to this there is a
small-scale parade of shops opposite the station

entrance.
Carshalton village centre
8.42 Carshalton Town Centre is a village retail centre wholly
within the Carshalton Conservation Area that is
characterised by extensive open space. However, the
A232 dominates the High Street and heavy traffic
detracts from its character.
Decorative shopfront in Carshalton High Street

8.44
Carshalton High Street with very dominant vehicle

usage detracting from the character of the conservation
area
8.43
The historical village feel of Carshalton, discussed in

previous sections, is successfully protected from new
development. However, certain aspects of 1960s
development, such as the introduction of concrete
walkways, have negatively impacted the character of
the area, such as Beacon Grove.
There are several decorative Victorian shopfronts

remaining along the High Street. However, the majority
of the remaining retail units, from around the 1930s,
comprise of shopfronts with various finishes or signage
that alter heights and depths detracting from the
original faade.
Beacon Grove with hard paving and blank frontages
PAGE 45
does little to reflect the conservation area designation

of Carshalton
Cheam village centre
8.45 Cheam village originates at the intersection of Maldon
Road and Ewell Road, in the Cheam Village
Conservation Area. The main shopping areas comprise
of a historic village character and the majority of the
shops are decorated with Tudor and mock Tudor
timber detailing and leaded-light windows. However,
the parade at the Broadway from Whitehall onwards
comprises of earlier white weatherboard.
Mock Tudor retail units in Cheam Village
White weatherboard property in Cheam Village, in

close proximity to Whitehall
8.46
Further techniques and materials of the Cheam village

retail area include white rendering, black timber
detailing with black leaded light windows, where the
shopfronts are set back from the road on raised
pavements with grass verges and mature trees.
8.47
Several three-storey neo-Georgian retail units still exist,

however a more recent development along Ewell Road
east, protrudes from the existing building line and is
finished in red-brick that is not in keeping with
character of the area.
Hackbridge retail centre

8.48 The Hackbridge retail centre comprises of a mixture of
uses, including some retail, industrial and offices. The
area suffers from a lack of clear identify, mostly
attributed to the quality and quantity of metal sheds,
industrial uses, vacant sites and a plethora of
advertising boards.
PAGE 46
Hackbridge suffers from a lack of clear identity with

vacant sites and vast amounts of advertising boards
8.49
8.50
The quality of buildings and frontages in the area

makes various contributions to the character, such as
Hexagon House with a positive impact on the character
and the Bath Store. However, the now demolished
Kimpton House did little to create an identity for
Hackbridge. The area has large amounts of concrete
paving, few trees and lacks maintenance.
Generally, the current issues with all the Town Centres
include:
Large unsympathetic post Second World War
development conflicting with scale, form and grain
of Victorian terraces;
Character eroded by poorly designed shop fronts
and fascia boards;
Dominance of traffic and car parking, such as is
visible in Wallington town centre;
Development with inappropriate blank faades
reducing vibrancy, natural surveillance and

opportunities to expand the retail offer;
Use of poorly designed security grills;
Insufficient creative use and poor maintenance of
public realm;
Unattractive pedestrian environment; and
Lack of respect to natural landscaping features,
such as the Wandle and other open space that may
become a visual focus or improved pedestrian
movement.
Rosehill
8.51 Rosehill is situated on a major gyratory between the
B278, B2230, A217 and A297 although the primary
shopping area is situated along the southern parade of
Wrythe Lane. This centre serves the St Helier Estate
built for the London County Council between 1928 and
1936.
8.52
The quality of the buildings and frontages in the area is

variable. However the attractive 1930s ocean liner
building fronting onto Rosehill and the modern building
opposite which mirrors it, act as landmarks in this area.
Meanwhile, the Co-Op food store, which anchors the
centre, does not act as a positive gateway feature to
the centre.
North Cheam district centre

8.53 The focus of North Cheam retail centre is Queen
Victoria junction with solid red brick two and three
storey apartments above shop frontages on three
corners. The other corner, a landmark feature, consists
PAGE 47
shops. These consist of tiled pitched roofs and half

timbered effect fronts with bay windows, together with
gabled fronts, setting a pattern along the line of
frontages jutting out form the main roof line.
of a newer 1960s concrete building that detracts from

this character.
Wallington district centre

8.55 Wallington district centre predominantly comprises of
Victorian terraces with nondescript retail on the ground
floors. Woodcote Road is a busy road that runs through
the distinct centre and therefore acts as a barrier
between both sides of the street.
The character of Queen Victoria junction, in North
Cheam, is solid red brick two and three storey
apartments above shops, on three corners
Wallington town centre - Victorian buildings with shops

below, and the busy Woodcote Road dominating the
centre and segregating pedestrian movement
8.56
This landmark development on the remaining corner of
Queen Victoria junction, North Cheam, does little to
respect the character of the area
8.54
Several properties along London Road are of an

intimate scale of mostly single storey frontages above
PAGE 48
The Sainsburys development, including the pedestrian

square (Wallington Square), does very little to improve
the character of the area, with various negative
aspects, such as lack of active frontages, buildings not
in keeping with the Victorian character, dark covered
areas, car parking located to the front of the site,
changes in levels, planting / street furniture and poor
pedestrian and cycle environment, especially at night.
Wallington Square with buildings above cause dark and

unwelcoming urban environments
The blank frontages of the Sainsburys building and

parking located to the front of the site does not make
the most of the opportunities available for improving
that strategic site in the town centre
PAGE 49
The development in the foreground does very little to

respect the Victorian properties in the background,
along Woodcote Road, Wallington
In its conclusions and recommendations URS indicates

that defining the setting of an area will always bea
subjective process, which needs extensive knowledge of
the locality. URS recommends that local authorities
should define the setting and resulting density as part of
their LDF process with the context and guidance given
by the GLA (URS, Paragraph 7.2.5).
9.4
Alterations since 2004 (the London Plan) seeks to

ensure that all development proposals ensure the
maximum intensity of use. In order to achieve this, the
Policy indicates that boroughs should adopt the
residential density ranges set out in the Mayors Density
Matrix.
However, having undertaken the thorough assessment

of character of the Borough, as set out in the preceding
pages, the Council is concerned that the Mayors Matrix
does not sufficiently reflect local circumstances and
consequently its rigid application is likely to lead to a
significant change in local character, in certain parts of
the Borough. Accordingly, research has been
undertaken to assess the applicability of the settings2
and density ranges of the Mayors Matrix to Sutton.
9.5
The London Plan Density Matrix Review, prepared by

URS Corporation Ltd for the GLA1, explains that the
existing characteristics of the area are indicative to some
degree of the density prevalent in the area. Hence, the
importance of this element within the Density Matrix is
that it ensures the proposed development is in line with
the surrounding environment, not just in terms of density
but also massing and heights.
It is clear from the character appraisal work set out in the

preceding chapters that the townscape character of the
Borough is complex and does not fall easily into the
Mayors definitions for settings. Consequently a more
detailed assessment of density has been undertaken
which, along with the review of character, has helped
inform a local definition of setting.
Methodology
NINE
9.3
Assessment of density and

setting
Introduction
9.1 Policy 3A.3 of the London Plan: Consolidated with
9.2
9.4
The London Plan Density Matrix Review, URS, 2006
In accordance with the URS recommendations a study

was conducted during 2007 to determine the prevalent
densities across the Borough and to investigate the
characteristics of areas with different densities.
The Mayor defines settings by looking at location, buildings form and

massing
PAGE 50
9.5
9.6
The study used two primary research methods:

Firstly, a qualitative appraisal was undertaken of the
27 inter-war character areas reported in Chapter 8.
Site visits were undertaken and areas were assessed
using historic area analysis techniques. The Council
recorded the findings of the field surveys on the
standard field sheets used for assessing Areas of
Special Local Character, a copy of which is attached
as Appendix 1.
Secondly, a desktop study was carried out to identify
over 100 examples of density and character
commonly found in the residential heartlands of the
Borough and identified approximately 100 examples
of density and character of residential areas in, or
close to, town centres. This quantitative exercise was
translated into density frequency graphs.
9.8
The following sections set out the detailed findings of the

density/settings Study.
Qualitative Assessment
9.7
The qualitative appraisal assessed the character of interwar suburbs, based on the criteria used by the GLA to
define setting, which includes the consideration of:
Accessibility to Metropolitan, District or Local Centre
in terms of easy walking distance;
Type of development, such as flats, terrace, semi,
detached and bungalows;
Heights of buildings;
Dwelling setback and front boundary treatment;
Nature of the street and pavement, including parking
arrangements;
PAGE 51
Period of development; and

Housing density.
Of the 27 areas assessed, the qualitative appraisal of the

following sites (also identified on Figure 9.1) have been
set out in the section below:
1. Brinkley Road, Worcester Park
2. Morningside Road / Beverly Road, Worcester Park
3. Marlow Drive / Egham Crescent, North Cheam
4. Tudor Avenue / Oaks Avenue, Worcester Park
5. Wickham Avenue / Palmer Avenue, Nonsuch
6. Gassiot Way / Colburn Way / Pagent Avenue,
Benhilton
7. Thornton Road, St. Helier
8. Royston Avenue, Wallington
9. Hawthorne Road, Wallington
10. Windborough Road, Carshalton Beeches
11. The Warren, Carshalton Beeches
12. The Drive, South Cheam
1. Brinkley Road, Worcester Park
9.9
Brinkley Road is located in Worcester Park directly north

of Central Road and within 2 to 5 minutes walk of
Worcester Park District Centre. The housing in Brinkley
Road is from the Inter War period, being built between
1918 and 1938. A mix of bungalows and semi-detached
dwellings of very little distinctive architectural quality
define the character. The dwellings are predominantly
two storeys with sloped roofs and a mix of single or 2
storey bay windows, with matching tiling on the single
storey bay. The dwellings are well set back from the
road, which has encouraged the paving over of front
gardens for use as additional vehicle parking. Brinkley
Road is narrow, with considerable parking on the street,
half the pavement, few street trees and no grass verges.
9.10
The current housing density of this area is approximately

27 dwellings per hectare or 108 habitable rooms per
hectare.
Figure 9.1: Location of Sites
PAGE 52
2. Morningside Road / Beverly Road, Worcester Park
3. Marlow Drive / Egham Crescent, North Cheam
9.11
This area is located north of Cheam Common Road and

west of London Road, approximately 2 to 5 minutes walk
to Worcester Park District Centre and 5 to 10 minutes
walk to North Cheam District Centre. The area is from
the Inter War housing period of development (1918
1939) and is well presented and maintained, comprising
of 2 storey semi-detached dwellings, with rounded bay
windows, deep front gardens and garages located to the
side of the dwellings. There is a mix of well-landscaped
front gardens and some paving for vehicle parking. The
streets are wider than other parts of Worcester Park,
with wide pavements, grass verges and many street
trees.
9.12

hectare.
9.13
Marlow Drive / Egham Crescent is located to the east of

London Road, approximately 5 to 10 minutes walk from
North Cheam District Centre. Again, this area is from the
Inter War period of housing development (1918 1939).
This area predominantly comprises of 2 storey terraces
of 4 dwellings, varying roof design, rounded bay
windows and peddledashed, tile hung or rendered front
exteriors. There is an access road in the middle of the
street block, which provides access to the garages to the
rear of the properties. The roads are relatively wide with
on-street parking and wide pavements with several
street trees and grass verges. However, the significant
dwelling set backs are encouraging the paving over of
front gardens for parking, resulting in a loss of the front
boundary treatments and grass verges.
9.14

hectare.
PAGE 53
5. Wickham Avenue / Palmer Avenue, Nonsuch
4. Tudor Avenue / Oaks Avenue, Worcester Park
9.15
9.16
Tudor Avenue and Oaks Avenue are located to the south

of Cheam Common Road and to west of London Road,
approximately 5 to 10 minutes walk from Cheam North
District Centre. The area is from the Inter War period of
housing development (1918 1939) and comprises of
very high quality, 2 storey semi-detached Mock-Tudor
dwellings. Most of the properties have a combination of
off-street parking and well landscaped front gardens.
There is minimal on-street parking and a large amount of
street trees and grass verges that further contribute to
the character of the area.
hectare.
9.17
Wickham Avenue / Palmer Avenue is located to the east

directly off London Road, approximately 5 to 10 minutes
walk from North Cheam District Centre. This Inter War
housing area is characterised by two storey semidetached dwellings, with garages to the rear of the
properties accessed via an access road in between the
semis. This provision of garages has resulted in virtually
no on street parking. The area is fairly spaciously laid out
with large back gardens.
9.18

hectare.
PAGE 54
7. Thornton Road, St. Helier
6. Gassiot Way / Colburn Way / Pagent Avenue, Benhilton
9.19
This area is located to the east of Benhill Road, over 10

minutes walk to Sutton Metropolitan Centre. This Inter
War housing area is characterised by two storey semidetached dwellings, with fairly small front gardens. There
is a significant loss of front gardens to off-street parking
and there is a significant amount of on street parking.
9.20

hectare.
9.21
Thornton Road is located to the north east of Wrythe

Lane, about 10 minutes walk from Rose Hill District
Centre. The area forms part of the St. Helier housing
estate designed and built by the London County Council
in the style of the Cottage Garden Style Estate. The built
form comprises of 2 storey terraces of approximately 8
dwellings, with fairly small front gardens. These front
gardens have increasingly been replaced with paving for
the provision of parking, which has contributed to
creating a hard feel in the area. However, the concept
of the Cottage Garden Style Estate includes the
provision of soft landscaping, by using corner sites and
other pieces of land as green open space.
9.22

hectare.
PAGE 55
8. Royston Avenue, Wallington
9. Hawthorne Road, Wallington
9.23
Royston Avenue is located to the south of the Croydon

Road, approximately 5 minutes walk to Plough Lane
Local Centre. It is characterised by two storey semidetached dwellings, from the Inter War (1918 1939)
period of development. The buildings are decorated with
several single storey bay windows, including some with
white render or tile hung frontages. The front gardens
are small and well maintained, with garages to the rear
with a shared access road in between the semis. The
street is relatively wide with moderate amounts of onstreet parking, some street trees and significant grass
verges, which contribute to a green feel in the area.
9.25
Hawthorne Road is located to the south of Stanley Park

Road and to the west of Woodcote Road, approximately
5 to 10 minutes walk from Wallington District Centre.
This area was predominantly developed during the Inter
War housing period (1918 to 1939) and comprises of
fairly low density two storey, detached houses, of varying
architectural style, character and materials. Many of
these houses are well setback from the street with well
landscaped gardens and driveways. The streets are
fairly wide with few parked cars and a significant number
of street trees, but no grass verges.
9.26
9.24

hectare.

hectare.
PAGE 56
10. Windborough Road, Carshalton Beeches
11. The Warren, Carshalton Beeches
9.27
9.29
The Warren is located over ten minutes to Carshalton

Beeches Station or 20 minutes to Sutton Metropolitan
Centre or Belmont Larger Local Centre. The area is
characterised by large two storey, very high quality
detached houses set in well-landscaped large gardens.
This area was predominantly developed in the Inter War
period (1918 1939) with varying architectural features,
materials and finishes. The streets are characterised by
several large trees and wide pavements, with significant
grass verges. Parking on the street is minimal given the
provision of driveways and garages.
9.30

hectare.
9.28
Boundary Road and Windborough Road are located to

the south of Stanley Park Road, in Carshalton Beeches,
over 10 minutes walk to Wallington District Centre. The
area consists of fairly standard two storey, 4 dwelling
terraces and several semi-detached houses from the
Inter War housing period (1918 1939). The
architectural features of the street are fairly consistent
and with steep tiled roofs, although there is mix of colour
render. The dwellings are well set back from the street,
however the gardens are not well maintained and in
some cases have been paved for parking. There is
considerable parking on the street and the pavement has
several street trees and grass verges.
hectare.
PAGE 57
12. The Drive, South Cheam
9.31
9.32
Quantitative assessment of density
The Drive is located in the South Cheam Special Policy

Area, over 2km from the Cheam District Centre. The
area was subdivided by Edward Northey in the late
1880s, although several of the properties were
developed during the Edwardian period and the major
part of South Cheam was developed in the Inter War
period. The landscaping of the grass verges, large
mature trees and high hedges make a dominant
contribution to the character of this area, even more so
than the character of the buildings. In this regard, the
dwellings are a mixture of one and two storey, very large
detached houses, set on large gardens and significantly
set back from the street behind high hedges. There is no
parking on the street as most dwellings have private
driveways and garages, with some properties containing
2 crossovers for entry and exit.
hectare.
9.33
Density has a key bearing on the character of an area

and therefore as part of this characterization assessment
the Council has carried out a study of densities across
the Borough.3
9.34
In terms of the Sample Survey, the Council considered

the current housing density of over 100 areas of differing
density and building form in the residential heartlands in
the borough and approximately 100 examples of the
density of areas close to or in the town centres.
9.35
The map in Appendix 2 identifies the sample areas in the

residential heartlands and the maps in Appendix 3
identify the locations and density calculations for those
areas in and close to town centres.
9.36
One of the key findings from the sample survey for

residential heartlands, as shown on Figure 9.2, is that
housing densities are higher to the north of the borough
and lower towards the south of the borough. This is
mainly attributable to Suttons location as an outer
London suburb where densities increase towards the city
centre and decrease towards the greenbelt.
Furthermore, the Figure illustrates that in the majority of
instances the net densities of residential blocks in the
south of the Borough fall within the range of 1-29 units
per hectare and of these a higher proportion are below
19 units per hectare. Whilst to the north of the Borough,
density is across a wider range, from 10-70 units per
hectare. The higher densities reflect location and the
wider range is a function of varying styles of
The net densities of characteristic street blocks were calculated.
PAGE 58
development across the north of the Borough.

9.37
Figure 9.3 below shows an overlay of the density/quality

information and again it is notable that within the
Borough the highest quality areas are in the lowest
density locations.
9.38
Figure 9.4 is a frequency table for densities of residential

areas in/and close to town centres. In District Centres,
much of the existing development is between 20-50 units
per hectare, whereas in Sutton Town Centre, the range
is much wider and this exemplifies the varied nature of
Sutton Town Centre and its hinterland.
PAGE 59
25
Number of occurrences
20
15
North of the Sutton /

Walllington Railway Line
South of the Sutton /
Walllington Railway Line
10
0
1 to
9
10
to
19
20
to
29
30
to
39
40
to
49
50
to
59
60
to
69
70
to
79
80
to
89
90
to
99
100
to
109
Units per Hectare
Figure 9.2:Frequency of densities in the residential heartlands
PAGE 60
Figure 9.3: Quality/Density Overlay

PAGE 61
25
Number of occurrences
20
15
Sutton Town Centre
Other District Centres
10
0
1to 9 10 to 20 to 30 to 40 to 50 to 60 to 70 to 80 to 90 to 100 110+
19
29
39
49
59
69
79
89
99
to
109
Units per Hectare
Figure 9.4: Frequency of densities in and close to the town centres
PAGE 62
Understanding Character and Setting in Sutton

Application of the Mayors Settings:
9.39 The London Plan defines areas by one of the following
three definitions of setting:
Central: areas with very dense development, a mix of
different uses, large building footprints and typically
buildings of four to six storeys and above, located
within 800m walking distance of an international,
metropolitan or major town centre;
Urban: areas with predominantly dense development
such as for example terraced houses, with a mix of
different uses, medium building footprints and typically
buildings of two to four storeys, located within 800m
walking distance of a district centre or, along main
arterial routes; and
Suburban: areas with predominantly lower density
development such as for example detached and semi
detached houses, predominantly residential, small
building footprints and typically buildings of two to
three storeys.
9.40 Figure 9.5 shows how the spatial implications of the

Mayors definitions of setting would apply to Sutton, for
which the Mayors Density Matrix would be used to
calculate the appropriate density.
Figure 9.5: Implications of Mayors Settings

Conclusions from the assessment of local character
9.41 The London Borough of Sutton is characterised as being
a typical outer London suburban borough. Apart from
several important Conservation Areas around the historic
centres in the borough, much of the development
occurred in the Inter War period between 1918 and
1939.
9.42 Through the quality/density analysis, the Council has

identified that the higher density northern part of the
borough predominantly exhibits the characteristics of the
suburban setting as defined by the Mayor. It comprises
of 2 storey terraced housing, as found in the St Helier
estate and part of North Cheam and Worcester Park,
PAGE 63
and 2 storey semi-detached housing, as found in

Worcester Park and Beddington.
9.43 However the quality/density analysis identified that the

character of the lower density area to the south of the
Sutton/Wallington Railway does not conform to the
character of the Mayors suburban setting but exhibited
the following features: very low density development of
large detached houses in large well landscaped plots
with ample street parking. Wide grassed verges and
many street trees. The Council has assessed these
areas as having an outer suburban character. The
Warren, Carshalton Beeches and The Drive, South
Cheam are good examples of this character and density.
9.44 Only development within the Sutton Town Centre

boundary is characterised by the qualities defined by the
Mayor as being Central and whilst much of the
development within 800 metres walking distance of this
boundary has the quality of an urban area, there are
areas of detached and semi-detached houses, which are
distinctly suburban in character.
Figure 9.6: The Character of the Borough
Conclusions and Application of Local Settings

9.47 In accordance with the advice given by the Mayors
9.45 Finally, whilst the development within the District Centre

boundaries is urban in character these are set within a
suburban context with detached and semi-detached lowdensity development immediately abutting the retail
areas.
consultants URS in the Density Matrix Review the

Council has assessed local character in order to refine
the strategic definitions of setting adopted by the Mayor.
9.48 Whilst much of the Borough conforms to the Mayors

classifications of setting there are some significant
differences, which can be seen when comparing the
Maps in Figures 9.5 and 9.6. Consequently the rigid
application of the Mayors Matrix would result in
significant changes to local character, particularly within
9.46 The results of the quality/density analysis are portrayed

in Figure 9.6 below, which identifies the actual character
of the Borough.
PAGE 64
town centre (mainly lower density 2 storey semidetached and detached housing).
the suburban areas.
9.49 Having undertaken the detailed assessments of the

character of the Borough a range of definitions of setting
that specifically reflect Suttons distinct character as an
outer London Borough have been established and are
set out below.
9.50 The local definitions of setting are shown spatially on the

Plan in Figure 9.7 and are set out as:
Central: (Sutton Town Centre) very dense
development, mix of different uses, large building
footprints with buildings of 4 storeys and above;
Urban Corridors: areas of urban character along
some of the main roads linking town centres;
Urban within / close to town centres: district centres
and areas within easy walking distance of town
centres having an urban character (denser
development with buildings of 2 storeys and above in
the form of terraced houses and flats, mixed uses and
medium sized footprints);
Suburban close to town centres: area within an
easy walking distance of a town centre (800m for
Sutton and 400m for all other town centres) having a
suburban character (mainly 2 storey short terraced,
semi detached and some detached houses);
Outer Suburban north: residential areas to the north
of the Borough beyond easy walking distance of a
town centre (mainly short terraced, semi detached and
some detached houses);
Outer Suburban south: residential areas to the south
of the borough beyond easy walking distance of a
Figure 9.7: Local Definitions of Settings
PAGE 65
TEN
Heritage/CABE guidance using a sieve analysis)

and then detailed area studies. The sieve analysis
will look at clusters of development pressure/levels
of public transport accessibility etc.;
The preparation of an Urban Design Framework for
Sutton Town Centre setting out comprehensive
design guidelines for the future development in the
town centre and drawing up key development
briefs for key town centre sites to be addressed
through the Area Action Plan; and
The preparation of an Urban Design Framework for
Hackbridge Sustainable Suburb to feed into the
development of a Master Plan for the area.
Further evidence required

Introduction
11.1
11.2
This Report of Studies has identified several issues or

areas that require further consideration, study or
research. These are listed below:
Character Appraisals of the Conservation Areas
not yet reviewed (these reviews are to be
undertaken in accordance with English Heritage
Guidance and a programme for their preparation
will be set out in a Heritage Report of Studies to be
produced in support of the published Core Planning
Strategy;
Research into long and short distance views into,
out of and within the Borough and research into the
skyline;
Research into the impact of tall buildings on local
character, especially within the context of Sutton
and Wallington town centres but also looking at
other areas of potential (this assessment is to be
undertaken in accordance with English
PAGE 66
Finally reviews of the Open Space Study should be coordinated with any review of the Landscape Character
and Quality Appraisal.
Tel: 020 7070 6700

www.cabe.org.uk
Contact details & further information
Planning Aid for London

Unit 2, 11-29 Fashion Street, London, E1 6PX
Tel: 020 7247 4900
Fax: 020 7247 8005
info@planningaidforlondon.org.uk
www.planningaidforlondon.org.uk
GLA Architecture and Urbanism Unit

Greater London Authority, City Hall, The Queens Walk,
London SE1 2AA
Tel: 020 7983 4000
mayor@london.gov.uk
www.london.gov.uk/mayor/auu/index.jsp
English Heritage
1 Waterhouse Square, 138-142 Holborn, London EC1N 2ST
Tel: 020 7973 3000
customers@english-heritage.org.uk
www.english-heritage.org.uk/server/show/nav.2
English Partnerships
110 Buckingham Palace Road, London, SW1W 9SA
Tel: 020 7881 1600
Fax: 020 7730 9162
www.englishpartnerships.co.uk/
Urban Design London

Palestra, First Floor, 197 Blackfriars Road, London SE1
8AA
Tel: 020 7593 8379
Contact details
LB Sutton - Strategic Planning

Sally Blomfield
020 8770 6200
ldf@sutton.gov.uk
LB Sutton - Development Control

Karen Fossett
020 8770 6200
developmentcontrol@sutton.gov.uk
LB Sutton - Environment and Leisure

Planning, Highways and Transport
24 Denmark Road
Carshalton
SM5 2JG
www.sutton.gov.uk
Commission for Architecture and the Built Environment

(CABE)
1 Kemble Street, London, WC2B 4AN
PAGE 67
info@urbandesignlondon.com
Further information
LB Sutton Information
Townscape/Landscape Appraisal, January 1998
North Sutton (Angels End) Study Atkins & CB Hillier
Parker (2003)
Sutton Town Centre Urban Design Analysis Urban
Practitioners (2007)
Conservation Areas Appraisals
Planning policy
Planning Policy Statement 1, Delivering Sustainable
Development, Office of the Deputy Prime Minister, 2005
Planning Policy Statement 3, Housing, Office of the Deputy
Prime Minister, 2006
Planning Policy Statement 6, Planning for Town Centres,
ODPM, 2005
The London Plan:Consolidated with Alterations Since 2004,
Greater London Authority, 2008
Good practice guidance
By Design, Urban design in the planning system: towards
better practice. Department of Environment, Trade and the
Regions (DETR) / Commission for Architecture and the Built
Environment (CABE), 2000
By Design, Better places to live: A companion guide to
PPG3, ODPM, 2004
Design and access statements: How to write, read and use
them, CABE, 2006
The Dictionary of Urbanism, Robert Cowan, Streetwise
Press, 2005
Protecting Design Quality in Planning, CABE, 2002
Urban Design Compendium, English Partnerships / Housing

Corporation, prepared by Llewelyn-Davies, 2000
The Use of Urban Design Codes, Building Sustainable
Communities, CABE
In Suburbia, Delivering Sustainable Communities, In
Suburbia, 2004
Guidance on Conservation Area Appraisals, English
Heritage and PAS, 2005
Suburbs and the Historic Environment, English Heritage,
2007
The Heritage of Historic Suburbs, English Heritage, 2007
Resource information
Andrew, Martin. Francis Frith's Around Sutton. 2001. Frith
Book Company Ltd. United Kingdom
Barrett, Helena and Phillips, John. 1987. Suburban Style
The British Home, 1840 1960. Guild Publishing. London.
Cluett, Douglas. 1995. Discovering Sutton's Heritage - The
story of five parishes. London Borough of Sutton
Gradidge, Roderick. 1991. The Surry Style. The Surrey
Historic Building Trust. Kingston upon Thames
Jones, E.M. 1998. Images of England: Sutton. Tempus
Publishing Limited. Gloucestershire
London Borough of Sutton. Official Guide. The British
Publishing Company.
London Borough of Sutton District Plan: Living in Sutton - A
Community Profile
McKay W.B and McKay J.K. Mckay Building Construction
Volumes 1 to 4, 1963, Longmans, London
Rookledge, Gordon and Skelton, Andrew. 1999.
Rookledge's architectural identifier of conservation areas:
Sutton edition. Sarema Press (Publishers) Ltd. London
PAGE 68
APPENDIX 1
Area of Special Local Character
Assessment Checklist
Assessment Criteria
Street/Road
QUALITY OF OVERALL CHARACTER
Plot sizes
Frontage widths
Spaces between buildings
Predominant building line
Rear garden sizes
Site coverage
Contemporary Infill development
Amount of visible back land development
Amount of on-street parking (Note restrictions if applicable)
Extent of traffic intrusion
Predominant use
TOWNSCAPE VALUE
ARCHITECTURAL QUALITY
Extent of visible extensions to original buildings
Building types (Show examples with photos)
Predominant characteristics and building materials (General
material and building construction techniques)
Roof forms
Scaling (height ie 1, 2, 2.5, 3 storeys)
Detailing
PAGE 69
Assessment Criteria
Street/Road
Visible changes to property under permitted development (eg
painting of brickwork, removal of boundary walls etc)
HISTORICAL IMPORTANCE
Origins of development
Former uses in area
Listed buildings
Locally listed buildings
Archaeological Significance
Topography (Carried out in survey)
Age of properties (Cross-check with historical maps)
LANDSCAPE CHARACTERISTICS
Quality of front gardens (landscaping & maintenance)
Tree cover (gardens)
Tree cover (streets)
Tree Preservation Order
QUALITY OF OPEN SPACES
CONTRIBUTION OF INCIDENTAL FEATURES
Nature Conservation
Negative factors
Neutral Areas
PAGE 70
APPENDIX 2
PAGE 71
APPENDIX 3
PAGE 72
PAGE 73
PAGE 74
EV9 Understanding Suttons Local Distinctiveness A4 colour covers back.qxd
10/11/2008
13:55
Page 1
DARREN RICHARDS EXECUTIVE HEAD

Planning, Transport and Highways
Jeff Wilson Head of Strategic Planning
Environment and Leisure
24 Denmark Road
Carshalton SM5 2JG
Printed on recycled paper - this paper can be recycled
November 2008

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EV9 Understanding Suttons Local Distinctiveness A4 colour covers front.

London Borough of Sutton

London Borough of Sutton

Understanding Suttons Local Distinctiveness

Planning and Transportation Service

Geological and Hydrological Context

Topography and Views

Historic development Context

Local Material Colour Palette

Townscape and Landscape Character and Quality

Assessment of Density and Setting

Further Evidence Required

Contact Details and Further Information

development. In particular, these are important when

A recognised technique for identifying and recording

This document sets out the findings of a Characterisation

In addition to informing the preparation of the Councils

Every place, like every person, has a distinct character,

solution takes the opportunities for improving the

suburban areas of the Borough. Accordingly, this is

1.10 Planning Policy Statement 1 (Delivering Sustainable

and Wrythe Green Conservation Areas the Council has

This study is particularly important given the pressure to

1.11 Planning Policy Statement 3 (Housing) makes clear that

In order to inform the Urban Design Guide

1.12 PPS3 also allows local authorities to set a range of

densities across a plan area opposed to one broad

1.16 In particular, the purpose of this report is:

1.13 The Mayor of London, in the London Plan: Consolidated

1.14 Policy 4B.1 of the London Plan states that boroughs

Purpose of this report

To set out a thorough understanding of the various

ponds, useful for farming, crops and industry.

In the early 20th century the sands were described as

The land to north of these divides into two broad areas,

The lime for many 17th Century developments, including

Geological and hydrological

The geology of Sutton is made up of three predominant

The southern edge of the Borough is underlain by chalk

A result of the changes in height and interface of chalk

UNDERSTANDING SUTTONS LOCAL DISTINCTIVENESS: CHARACTERISATION REPORT OF STUDIES

Figure 2.1: Geology of the Borough

south and given its topography these are largely towards

Figure 3.1: Topography of the Borough

Topography and Views

The northern part of the London Borough of Sutton is

Not surprisingly there are more significant views from the

UNDERSTANDING SUTTONS LOCAL DISTINCTIVENESS: CHARACTERISATION REPORT OF STUDIES

Figure 3.3: Views from the North

Whilst the Landscape Appraisal also considered local

Consultants should be commissioned to undertake a

Protection of historic buildings, parks, gardens and areas

Sutton Councils current UDP, saved Policy BE40,

UNDERSTANDING SUTTONS LOCAL DISTINCTIVENESS: CHARACTERISATION REPORT OF STUDIES

Very little is known about the earlier pre-history of the

The Late Bronze Age and Iron Age

Scheduled Ancient Monuments

Archaeological finds become a lot more common from

The Late Bronze Age was followed by the Iron Age.

Archaeological Priority Areas shown as shaded areas

period (about 400 AD).

The Roman period