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BUILT HERITAGE STATEMENT

LEWISHAM SHOPPING CENTRE

OCTOBER 2024

LEWISHAM SHOPPING CENTRE BUILT HERITAGE STATEMENT OCTOBER 2024

CONTENTS 1.0

EXECUTIVE SUMMARY .................................................................................................... 3

2.0

INTRODUCTION................................................................................................................. 5

3.0

METHODOLOGY.............................................................................................................. 11

4.0

LEGISLATION AND PLANNING POLICY ....................................................................... 15

5.0

HISTORIC DEVELOPMENT ............................................................................................. 20

6.0

BUILT HERITAGE SIGNIFIANCE .................................................................................... 34

7.0

DESCRIPTION OF THE PROPOSED DEVEOPMENT AND CONSULTATION ............. 56

8.0

IMPACT OF PROPOSD DEVELOPMENT ....................................................................... 61

9.0

CONCLUSION .................................................................................................................. 77

1.0 EXECUTIVE SUMMARY 1.1

The Heritage Statement provides an assessment of likely impacts of proposals to redevelop Lewisham Shopping Centre on the significance of heritage assets. It describes the significance of any heritage assets affected by the proposed development, including any contribution made by their setting. The assessment satisfies the requirements set out under paragraph 200 of the 2023 National Planning Policy Framework (NPPF).

1.2

The Site does not comprise any statutorily listed buildings, nor is it situated within a conservation area. There are a number of non-designated heritage assets located within the Site boundary, including the locally designated 6585 Lewisham High Street, 90-100 Lewisham High Street and 180-190 Lewisham High Street, as well as part of an area of local special character.

1.3

The proposals comprise a hybrid application, including outline and detailed components. The assessment is based upon the impact of the maximum parameters of the outline component, plus other control documents such as the Development Specification and Framework and Design Code. Due consideration is also given to the design information for the detailed plots N1 and N2.

1.4

The assessment is informed by visual tools, including 39 accurate visual representations (AVRs) prepared by Miller Hare. The location of the viewpoints has been agreed with the London Borough of Lewisham during the pre-application process. The AVRs are provided within the BHTVIA which forms Volume 2 of the Environmental Statement submitted with this application.

1.5

A further non-verified view, prepared using VUCTIY software, is provided at Appendix 3.0 of the BHTVIA. A Zone of Theoretical Visibility (ZTV) has been produced by Miller Hare to understand the geographical extent of visibility and inform the study area (see Section 3.0).

1.6

From the outset the design team has sought to retain much of the historic fabric along the high Street frontage.

The number of buildings to be retained has grown during design development, in consultation with officers at the Lonon Borough of Lewisham. No heritage assets identified by the London Borough of Lewisham would be demolished as part of the final proposed development, with the exception of Nos.156-160 Lewisham High Street, a Building of Townscape Merit.

1.7

The general massing principles seek to integrate lower-rise development within the High Street frontage and increase scale westward towards Molesworth Street. The changes brought about by the proposed development will be substantial and transformative for the town centre. Their physical manifestation will bring an intensification to the town centre function and appearance, which would be readily perceptible over short to medium distance views.

1.8

The town centre itself has a history of continual evolution. The main High Street epitomises this, evidenced by a range of architectural periods and styles. The centre was devastated by bomb damage during the Second World War which necessitated more wholesale interventions. The postwar property boom and a change in both social and economic outlook, saw the realisation of the Lewisham shopping centre in 1977 – originally named Riverdale Centre. In more recent years the wider area has seen high density development, including tall buildings, in accordance with the vision set out in the development plan.

1.9

The proposed development will further intensity the land use. The proposed scale, form, massing and layout has been subject to detailed discussions with stakeholders, including officers at the London Borough of Lewisham and members of the design review panel. As a consequence, whilst there are contrasts in scale, the overall form and composition of the town centre following implementation of the proposed development would be balanced, and congruent to the historic evolution of the town centre.

1.10

Of the 61 heritage assets, 59 would not experience change to their setting that would impact significance i.e. their special interest would be preserved. For non-designated heritage assets, 122-126 and 142-148 Lewisham High Street, direct works undertaken during the operational phase of the Proposed Development will involve beneficial refurbishment and upgrading works to their principal facades, better revealing their historic and architectural significance.

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1.11

The assessment has identified an adverse effect to one non-designated heritage asset, 156-60 Lewisham High Street, which is to undergo wholesale demolition during the demolition and construction stage of development.

In accordance with Paragraph 209 of the NPPF: the effect of an application on the significance of a nondesignated heritage asset should be taken into account in determining the application. In weighing applications that directly or indirectly affect non-designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset. This will need to be considered by the decision maker in the wider planning balance.

1.12

The proposed development would provide a heritage benefit, comprising the improvement of the immediate setting of a number of locally listed buildings along Lewisham High Street, as well as the Grade II listed Clock Tower. The proposals would replace the existing shopping centre building with a number of buildings of a high architectural quality, as well as substantial public realm and landscaping enhancements. The improvements would be secured through the submitted Design Code.

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2.0 INTRODUCTION 2.1

Montagu Evans has been instructed by Landsec Lewisham Limited (‘Landsec’) (hereafter referred to as the ‘Applicant’) to provide consultancy services and produce this Built Heritage Statement in support of proposals which are subject to a hybrid planning application for the redevelopment of Lewisham Shopping Centre and adjacent land, Lewisham, London (the ‘Site’). The Site is located in the London Borough of Lewisham (the ‘Council’). The Site boundary is illustrated at Figure 2.1 and Figure 2.2.

2.2

The hybrid planning application would be implemented in phases. Detailed planning permission is sought for parts of Phase 1a (Plots N1 and N2 and surrounding spaces) as well as the shopping centre interface and highway access works. Outline planning permission is sought for the remainder of the scheme (Phases 1b, 2a, 2b, 3a and 3b).

2.3

The outline part of the planning application is supported and informed by Parameter Plans, a Development Specification and a Design Code (collectively referred to as the ‘Control Documents’). An Illustrative Scheme is provided to demonstrate how proposals may come forward in the reserved matters stage in accordance with the Control Documents and this will be secured by condition. The Illustrative Scheme is submitted for information purposes only and does not form the basis of assessment.

2.4

The description of development (the ‘Proposed Development’) is as follows: “Full planning application (within Phase 1a) comprising the demolition of existing buildings, structures and associated works to provide a mixed-use development including the erection of a Co-Living building (Sui Generis) up to 23 storeys in height (Plot N1), and a residential building (Class C3) up to 15 storeys in height (Plot N2), associated residential ancillary spaces as well as town centre uses (Class E (a, b, c, d, e, f, g (i, ii); and Sui Generis) together with public open space, public realm, amenity space and landscaping, car and cycle parking, highway works and the formation of new pedestrian and vehicle accesses, existing shopping centre interface works (the ‘Phase 1a Finish Works’), service deck modifications, servicing arrangements, site preparation works, supporting infrastructure works and other associated works.

Outline planning application (all matters reserved) for a comprehensive, phased redevelopment, comprising demolition of existing buildings, structures and associated works to provide a mixed-use development including:

2.5

•

The following uses: ▪ Living Uses, comprising residential (Class C3) and student accommodation (Sui Generis); ▪ Town Centre Uses (Class E (a, b, c, d, e, f, g (i, ii) and Sui Generis); and ▪ Community and Cultural uses (Class F1; F2; and Sui Generis).

•

Public open space, public realm, amenity space and landscaping works;

•

Car and cycle parking;

•

Highway works;

•

Formation of new pedestrian and vehicular accesses, permanent and temporary vehicular access ramps, service deck, servicing arrangements and means of access and circulation within the site;

•

Site preparation works;

•

Supporting infrastructure works;

•

Associated interim works;

•

Meanwhile and interim uses and

•

Other associated works.”

A full description of the Proposed Development is provided within the submitted Design and Access Statement (the ‘DAS’) prepared by Studio Egret West Architects. Separate Design and Access Statements are provided for detailed Plot N1 by Mae Architects and for Plot N2 by Archio Architects.

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THE SITE

Figure 2.1 – Site Plan – grey hatching denotes existing buildings excluded from the Application Boundary. Source: SEW Architects.

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Figure 2.2 – Aerial View. Source: Google (base map).

2.6

The Site is approximately 6.93 ha in size and currently comprises Lewisham Shopping Centre, including a Sainsbury’s, multi-storey carpark, a number of retail units, the leisure box, Lewisham House and a number of properties on Lewisham High Street. The Site also encapsulates the 18-storey vacant former office building – Lewisham House – the vacant leisure box and Riverdale Hall. It is bound to the west and south by Molesworth Street (A21), to the east by Lewisham High Street and to the north by Rennell Street (A20).

2.7

The existing Lewisham Shopping Centre was constructed in 1977, originally as the Riverdale Centre and retained a number of historic terraced style plots on the High Street frontage.

THE PROPOSED DEVELOPMENT

2.8

2.9

The Proposed Development has been broken down into six main spatial phases: •

Phase 1a (Detail Application) – Located to the northeast of the Site;

•

Phase 1b (Outline Application) – Located to the northwest of the Site;

•

Phase 2a (Outline Application) – Located to the southwest of the Site;

•

Phase 2b (Outline Application) – Located to the southeast of the Site;

•

Phase 3a (Outline Application) – The middle section of the Site, fronting Lewisham High Street to the east; and

•

Phase 3b (Outline Application) – The middle section of the Site, fronting Lewisham High Street to the west.

The Proposed Development is described in detail within the submitted DAS and planning statement. It includes the demolition, partial demolition as well as repurposing of some of the buildings on Site.

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Figure 2.3 – Parameter Plan, with the pink hatching showing the Detailed Planning Application, the blue dotted line showing the outline of the Illustrative Scheme and the grey showing the maximum horizontal extents of the Proposed Development plot, with the red showing the zone for Building Maintenance Units (BMUs) and specified AOD. Source: SEW Architects.

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Figure 2.4 Plot Plan. Source: SEW Architects.

PURPOSE OF THE HERITAGE STATEMENT 2.10

The Heritage Statement provides an assessment of likely impacts of the Proposed Development on heritage assets. It describes the significance of any heritage assets affected by the Proposed Development, including any contribution made by their setting. The assessment satisfies the requirements set out under paragraph 200 of the 2023 National Planning Policy Framework (NPPF).

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2.11

The Site does not comprise any statutorily listed buildings, nor is it situated within a conservation area. There are a number of non-designated heritage assets located within the Site boundary, including the locally designated 6585 Lewisham High Street, 90-100 Lewisham High Street and 180-190 Lewisham High Street, as well as part of an area of local special character.

2.12

The Site also lies within close proximity to several statutorily listed assets, including the Grade II Lewisham Clock Tower. There are a number of non-designated heritage assets located within the Site boundary, including the locally designated 65-85 Lewisham High Street, 90-100 Lewisham High Street and 180-190 Lewisham High Street, as well as part of an area of local special character.

2.13

The assessment is informed by visual tools, including 39 accurate visual representations (AVRs) prepared by Miller Hare. The location of the viewpoints has been agreed with the Council during the pre-application process.

The AVRs are provided within the BHTVIA which forms Volume 2 of the Environmental Statement submitted with this application.

2.14

A further non-verified view, prepared using VUCTIY software, is provided at Appendix 3.0 of the BHTVIA. A Zone of Theoretical Visibility (ZTV) has been produced by Miller Hare to understand the geographical extent of visibility and inform the study area (see Section 3.0).

BASIS OF ASSESSMENT

2.15

This Heritage Statement considers the impact of the Proposed Development set out in the Control Documents for the outline component, and the detailed design information for plots N1 and N2. In relation to the outline component, the Maximum Parameter Plans provide the upper (maximum) building limited and establish a 3dimensional building envelope. The parameters represent the tallest and broadest mass of the Proposed Development and are therefore considered to be the reasonable worst-case scenario (shown with a wireline in the verified views); however, the detailed design at future reserved matters applications would need to confirm to the wider suite of control documents, including the Proposed Development Specification and Framework and Design Code. The qualitative assessment of the Proposed Development carried out in this Heritage Statement uses all of the Control Documents.

2.16

All AVRs of the Proposed Development show the Maximum Parameter Plans of the outline component. In some selected AVRs an Illustrative Scheme is also provided that demonstrates how the reserved matters could come forward in accordance with the other Control Documents. This Illustrative Scheme is submitted for information only and does not form the basis of any assessment.

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3.0 METHODOLOGY 3.1

This section describes the framework for assessment in the Heritage Statement. The method is the product of legislation, policy and best practice guidance set out in Section 4.0. The assessment is proportionate and no longer than is necessary to assess properly the potential likely significant effects of the Proposed Development.

All impacts deemed relevant or material to planning are identified and the consequent effects appraised.

SCOPING AND BASELINE ASSIMILIATION

3.2

This assessment is based on the Scoping Report submitted to the Council in January 2024 (ref. 46730) and agreed in the Scoping Opinion dated 14 June 2024 (ref. DC/24/134490). The Scoping process identified the heritage assets which would be assessed. Where the design has evolved or material changes to the baseline occur to an extent that the scope has changed, reasoned justification is provided.

SITE VISITS

3.3

Feld surveys of the baseline situation were undertaken by Montagu Evans during 2022 and 2023.

STUDY AREA

3.4

A ZTV has been produced by Miller Hare to outline the potential areas where the Proposed Development may be visible, up to a minimum 2km distance from the Site (Figure 3.1). The ZTV has been produced according to their methodology using topographically referenced three-dimensional models. It is a tool for a high-level understanding of the extent of visibility, which was further interrogated through review of individual viewpoints using field surveys and digital software.

3.5

The study area identifies all heritage assets (designated and non-designated) up to 1.5km from the Site. Heritage assets across longer distances were also considered where the ZTV demonstrated greater visibility, although all were scoped out due to there being no potential for the Proposed Development to impact their significance given either the nature of the asset or the considerable separating distance from the Site.

3.6

The ZTV was also used to identify at baseline stage if there were any heritage assets which could be scoped out from further assessment because there would be no intervisibility with the Proposed Development, or where there would be no change to their setting or heritage significance by any other means, including historical associations.

This approach was agreed in the Council’s Scoping Opinion dated 14 June 2024.

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Figure 3.1 – ZTV of the Proposed Development prepared by Miller Hare (maximum parameters).

ACCURATE VISUAL REPRESENTATIONS AND VISUAL AIDS 3.7

The AVRs contained in Appendix 1.0 of the BHTVIA are provided in the following scenarios: •

Existing = baseline photography;

•

Proposed = ‘Existing’ plus a wire line of both the outline maximum parameters and detailed components of the Proposed Development;

•

Cumulative = ‘Proposed’ plus schemes in the surrounding area that are subject to an extant consent; and

•

Illustrative Proposed = to assist the reader a further scenario is provided for selected views, comprising a render of the detailed components alongside the Illustrative Scheme. This scenario is provided for information only, mindful that the Illustrative Scheme may come forward in a different form at reserved matters stage. It is intended to assist the reader in understanding how a scheme compliant with the submitted Design Code would appear.

3.8

The AVRs are independently prepared by Miller Hare according to an industry standard method. The method is provided at Appendix 2.0 of the BHTVIA.

3.9

Following discussions with The Council in April 2022, a further non-verified view from Blackheath Point (LVMF 6A.1), prepared in VuCity, is provided at Appendix 3.0 of the BHTVIA to demonstrate there is no intervisibility between assets and the Site.

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3.10

Changes to visual amenity should not be judged in relation to static views (which are abstractions and not real) but in relation to the overall experience of an area and dependent upon the particular experiences and expectations of different assets. The modelled viewpoints are often selected to show schemes at their maximum impact and not capture their typical impact in a receiving area or location. The impact assessment considers both the particular impact illustrated and the overall impact to come to a net assessment which more accurately reflects the overall experience than a single view.

HERITAGE

3.11

The term ‘heritage asset’ is used within this assessment to describe a designated or non-designated heritage asset, as defined by the NPPF. The assessment does not consider below-ground archaeological assets, including scheduled monuments, unless the archaeological feature has been scoped into the assessment. This occurs in some cases where the understanding of an archaeological feature with no upstanding remains is affected by perceptions of its setting.

3.12

Paragraph 200 of the NPPF states: In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposed on their significance.

3.13

In accordance with paragraph 200 of the NPPF the relevant historic environment record has been consulted as part of this assessment (HER search reference: 18391). The GLHER data is reproduced at Appendix 5.0 of the BHTVIA. The HER search results have not identified any further relevant heritage assets beyond what is set out in the baseline section of this Heritage Statement.

3.14

Planning policy requires an applicant to describe the significance of any heritage assets affected by a proposed development, including any contribution made by their setting. ‘Significance’ (for heritage policy) is defined in the NPPF Annex 2 as: “the value of a heritage asset to this and future generations because of its heritage interest. That interest may be archaeological, architectural, artistic or historic. Significance derives not only from a heritage asset’s physical presence, but also from its setting.”

3.15

This is reaffirmed by Historic Environment Good Practice Advice in Planning Note 2: Managing Significance in Decision-Taking in the Historic Environment (2015). The significance of heritage assets may be expressed with reference to their historical or architectural value identified in the Planning (Listed Buildings and Conservation Areas) Act 1990 (the '1990 PLBCA Act’), or the other values set out in the NPPF: archaeological, architectural, artistic or historic.

3.16

It is commonly agreed that Grade I and II* buildings are of “exceptional” and “particularly important” interest; therefore these are generally afforded a higher heritage significance. This differentiation is best summarised by the drafting of paragraph 200 of the NPPF, which states that the “level of detail (to describe the significance of heritage assets) should be proportionate to the assets’ importance”; thus, a grading is appropriate. We have given due and proportionate regard to all heritage assets assessed.

3.17

Where a proposal may have an effect on the surroundings in which the heritage asset is experienced, a qualitative assessment is made of whether, how and to what degree setting contributes to the significance of heritage assets.

Setting is defined in the NPPF as: The surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral.

3.18

The assessment of setting is informed by the check-list of potential attributes outlined by the Historic England guidance document Historic Environment Good Practice Advice in Planning Note 3: The Setting of Heritage 13

Assets (2017) (hereafter “GPA3: Setting”). GPA3: Setting identifies five steps towards assessing the implications of development proposals which may affect the setting of heritage assets (it is consistent with other guidance):

3.19

•

Identify the assets affected;

•

Assessing the contribution setting makes to significance;

•

Assessing the effect of the proposed development;

•

Maximising enhancement and minimising harm;

•

Making and documenting the decision and monitoring outcomes; and

•

Part e is incumbent on the decision maker, through the provision of conditions.

The heritage baseline articulates the contribution made by relevant aspects of setting towards significance. Again, the level of detail is proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal to their significance; however, each heritage asset’s susceptibility to change derives from the particular nature of its heritage significance, the existing character of its setting and the type of development proposed. The baseline assessment therefore describes what is sensitive about each heritage asset and its setting.

CUMULATIVE

3.20

The cumulative schemes for assessment were agreed with the Council during the pre-application process. They comprise: •

Carpetright, Loampit Vale, SE13 7SN, Lewisham Exchange & Tide Construction Ltd (planning ref: DC/20/118766);

•

1 Silver Road, London, SE13 7BQ, London Square Development Ltd (planning ref: DC/18/109972); and

•

Lewisham Retail Park, Legal and General Assurance Society Ltd (planning ref: DC/16/097629).

3.21

Following a site visit in September 2024, it was noted that the Lewisham Gateway scheme (planning ref: DC/18/105218 and DC/23/130564) on the adjoining site to the north is nearing completion and is considered to form part of the baseline condition. The 34-storey building at the former car park of the Tesco store at Connington Road has recently been completed (planning ref: DC/21/121768) and also forms part of the baseline.

3.22

It was also noted that the Carpetright and 1 Silver Road schemes were also nearing completion and therefore now form part of the baseline. There is only one scheme, Lewisham Retail Park to consider in the cumulative assessment which is located approximately 280m away from the northwestern boundary of the Site and comprises a tall building of 24 storeys.

3.23

Paragraph 36 of GPA3 states: “Cumulative assessment is required under the EU Directive on EIA. Its purpose is to identify impacts that are the result of introducing the development into the view in combination with other existing and proposed developments.

The combined impact may not simply be the sum of the impacts of individual developments; it may be more, or less.”

3.24

The word ‘cumulative’ in this context should be taken to mean incremental and the practical effect of this would generally be to increase the degree of harmful impact in specific cases, judged on a qualitative basis. Instances of incremental harm have as matters of practice normally come about when previous development is recognised to have created a harmful condition, to which a specific proposal adds, so potentially augmenting the pre-existing harm. In all cases, however, a freestanding assessment is required.

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4.0 LEGISLATION AND PLANNING POLICY 4.1

The following section sets out the planning policy context for the Site and for the context of the assessment process.

LEGISLATION PLANNING (LISTED BUILDINGS AND CONSERVATION AREAS ACT) 1990

4.2

The Site does not comprise any statutorily listed buildings and nor is it located in a conservation area. There are statutorily listed buildings which have been identified in the study area which may experience a change to their heritage significance as a result of change to their setting from the Proposed Development. As a result, the relevant statutory provision is at Section 66(1) of the 1990 Act which states that: “In considering whether to grant planning permission for development which affects a listed building or its setting, the local planning authority or, as the case may be, the Secretary of State shall have special regard to the desirability of preserving the building or its setting or any features of special architectural and historical interest which it possesses.”

4.3

The Proposed Development does not comprise any buildings or other land in a conservation area and, therefore, section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 is not engaged. We are mindful that the impact on the setting of a CA, as a designated heritage asset, is enshrined in policy (see the NPPF).

DEVELOPMENT PLAN

4.4

Section 38(6) of the Planning and Compulsory Purchase Act 2004 stipulates that where in making any determination under the Planning Acts, regard is to be had to the development plan, the determination must be made in accordance with that plan unless material considerations indicate otherwise. The statutory development plan and the policies relevant to the assessment of heritage considerations are set out at Table 4.1 and 4.2 below.

DEVELOPMENT PLAN POLICY

KEY PROVISIONS • • • • • • • • • • • • •

Policy SD1 (Opportunity Areas) Policy D1 (London’s form character and capacity for growth) Policy D3 (Optimising site capacity through the design-led approach) Policy D4 (Delivering good design) London Plan Policy D5 (Inclusive design) (2021) Policy D8 (Public realm) Policy D9 (Tall Buildings) Policy HC1 (Heritage conservation and growth) Policy HC3 (Strategic and Local Views) Spatial Policy 1: Lewisham Spatial Strategy Spatial Policy 2: Regeneration and Growth Areas Core Strategy Policy 15: High quality design for Lewisham Lewisham Core Core Strategy Policy 16: Conservation areas, heritage assets and the historic Strategy (2011) environment • Core Strategy Policy 17: The protected vistas, the London panorama and local views, landmarks and panoramas • Core Strategy Policy 18: The location and design of tall buildings • DM Policy 1 (Presumption in Favour of Sustainable Development) • DM Policy 30 (Urban Design and Local Character) • DM Policy 32 (Housing design, layout and space standards) Development • DM Policy 33 (Development on infill sites, backland sites, back gardens and Management amenity areas) Local Plan (2014) • DM Policy 35 (Public Realm) • DM Policy 36 (Designated Heritage Assets) • DM Policy 37 (Non-Designated Heritage Assets) • Policy LTC8: Lewisham Central Policy Area Lewisham Town • Policy LCT18: Public Realm Centre Local Plan • Policy LTC19: Tall Buildings • Policy LTC23: Heritage Assets Table 4.1 – Statutory Development Plan relevant to Heritage Statement.

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NATIONAL POLICY DEVELOPMENT POLICY

PLAN

KEY PROVISIONS

• Paragraph 200 • Paragraph 201 • Paragraph 203 National Planning Policy • Paragraph 205 Framework (2023) • Paragraph 206-208 • Paragraph 209 • Paragraph 212 Table 4.2 – National Policy relevant to Heritage Statement.

MATERIAL CONSIDERATIONS 4.5

In addition to legislation and policy, the assessment will take into consideration relevant planning guidance and any material considerations, including: •

National Planning Practice Guidance (online);

•

TGN 06/19 Visual Representation of Development Proposals Technical Guidance Note (2019) prepared

by Landscape Institute;

•

Historic England, Historic Environment Good Practice Advice in Planning Note 2: Managing Significance in Decision-Taking in the Historic Environment (2015);

•

Historic Environment Good Practice Advice in Planning Note 3: The Setting of Heritage Assets (2017);

•

Tall Buildings: Historic England Advice Note 4 (2022);

•

IEMA, CIfA and IHBC (2021) Principles for Cultural Heritage Impact Assessment;

•

Greater London Authority, Planning Practice Note: Heritage Impact Assessments and the Setting of Heritage Assets (2023);

•

St Stephen’s Conservation Area Appraisal (2022);

•

Belmont Conservation Area Appraisal (2020);

•

Mercia Grove Conservation Area Appraisal (2019);

•

Blackheath Conservation Area Appraisal (2022);

•

St Mary’s Conservation Area Appraisal (2019);

•

Lewisham Park Conservation Area Appraisal (2020);

•

Somerset Gardens Conservation Area Appraisal (2019);

•

Brockley Conservation Area Appraisal (2019);

•

Brookmill Road Conservation Area Appraisal (2019);

•

LB Lewisham Characterisation Study (2019);

•

Draft Lewisham Tall Buildings Study (2021); and

•

LB Lewisham Tall Building Study Addendum (2022).

EMERGING POLICY LEWISHAM LOCAL PLAN 2040 4.6

The new Local Plan will set out a long-term strategy for Lewisham for the next 20 years, from 2020 to 2040. The Regulation 19 Draft Lewisham Local Plan was submitted to the Secretary of State in November 2023 for independent examination. The examination took June-July 2024.

4.7

The draft policies pertinent to the Proposed Development and the HTVIA ES chapter are outlined below: •

Policy OL1: Delivering an Open Lewisham (spatial strategy);

•

Policy QD1: Delivering high quality design in Lewisham;

•

Policy QD2: Inclusive and safe design;

•

Policy QD3: Public realm and connecting places;

•

Policy QD4: Building Heights;

•

Policy QD5: Views management; 16

•

Policy QD8: High quality housing design;

•

Policy QD10: Infill and backland sites, garden land and amenity areas;

•

Policy HE1: Lewisham’s historic environment;

•

Policy HE2: Designated heritage assets;

•

Policy HE3: Non-designated heritage assets;

•

Policy EC11: Town centres at the heart of our communities;

•

Policy EC12 Town centre network and hierarchy;

•

Policy EC13: Optimising the use of town centre land and floorspace;

•

Policy EC4: Major and District Centres;

•

Policy GR5: Urban greening and trees;

•

Policy S2: Sustainable design and retrofitting;

•

Policy LCA1: Lewisham Central Area; and

•

Site Allocation 2 (Lewisham Shopping Centre).

POLICY DISCUSSION 4.8

LBL Core Strategy Policy 16 states that: ‘The Council will ensure that the value and significance of the borough’s heritage assets and their settings, which include the Maritime Greenwich World Heritage Site, conservation areas, listed buildings, archaeological remains, registered historic parks and gardens and other non-designated assets such as locally listed buildings, will continue to be monitored, reviewed, enhanced and conserved according to the requirements of government planning policy guidance, the London Plan policies, local policy and English Heritage best practice.:

4.9

Part A of Policy 36 of the Development Management Plan states that: “For development proposals affecting heritage assets the Council will require a statement that describes the significance of the asset and its setting, and an assessment of the impact on that significance.

Where the significance of an asset may be harmed or lost through physical alteration or destruction, or development within its setting, the Council will require clear and convincing justification. The Council will consider the wider public benefits which may flow from the development where these are fully justified in the impact assessment.”

4.10

Policy 37 of the Development Management Plan, in reference to non-designated heritage assets, states that: “The Council will protect the local distinctiveness of the borough by sustaining and enhancing the significance of nondesignated heritage assets.”

SIGNIFICANCE 4.11

The extant development plan policies are consistent with the NPPF. Paragraph 200 of the NPPF requires an applicant to ‘describe the significance of any heritage assets affected by a proposed development, including ay contribution made by their setting.’ The definition of significance is provided within Section 3.0 of this Heritage Statement.

SETTING

4.12

Setting is defined in the NPPF as: ’the surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral.’

4.13

Section 66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 requires that for development which affects a listed building or its setting the decision maker shall have ‘special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.’

17

The effect of that provision is that the desirability of preserving the setting of a listed building must be treated as a matter of ‘considerable importance and weight’,1 with such a duty presenting a ‘strong presumption’ against a grant of planning permission where harm to a designated heritage asset is identified. 2 4.14

The drafting of the NPPF makes clear that some aspects of setting may be neutral. A change to setting, even a major one, may also be neutral, beneficial or harmful depending on the particular facts of any case. Case law has made clear that ‘an impact is not to be equated with harm: there can be an impact which is neutral (or indeed positive).’3

4.15

Setting is not, however, an asset in its own right. ‘Its importance lies in what it contributes to the significance of the heritage asset or to the ability to appreciate that significance.’4 The guidance provided by Historic England in its Historic Environment Good Practice Advice in Planning Note 3: The Setting of Heritage Assets (“GPA3”) provides information on assessing the significance of heritage assets and on how one assesses the effects of development in the setting of an asset on its significance or cultural value. GPA3 is clear that visual perception matters a great deal. It is, after all, an objective measure. Historical and functional associations may be important on the facts of any case. It is clear from policy and guidance, however, and confirmed by the Courts, that impact on setting itself is not the consideration. Setting is important only to the extent it enables an appreciation of significance or contributes directly to it. Equally, visibility of a proposal does not in itself equate to a harmful impact, and it is the contribution setting makes to the importance (significance) of a heritage asset which is the appropriate consideration, including how that aspect of setting (that which contributes to significance) is affected by a proposed development.5

4.16

The guidance also recognises that changes to the setting of a heritage asset can enhance one’s appreciation of significance, through better presentation, for example, or the creation of new views. Providing better public appreciation of a designated heritage asset, or some aspect of its significance is recognised to be desirable and an enhancement which can attract great weight in the planning balance. Equally, a setting improvement can arise if the experience of moving toward or from an asset is enhanced.

HARM

4.17

If a proposed development is held to cause harm to the significance of a designated heritage asset, the NPPF stipulates it be categorised as either ‘less than substantial’ or ‘substantial’. 6 The NPPF does not define ‘substantial’, and national guidance simply states it is a ‘high test.’7 Lord Justice Lindblom, in the Court of Appeal, stated: ‘what amounts to "substantial harm" or "less than substantial harm" in a particular case will always depend on the circumstances’, based on ‘matters of fact and planning judgment.’8

4.18

A separate Court of Appeal judgement confirmed that where a development would affect a listed building or its setting in different ways, some positive and some negative, the decision maker may conclude that although each of the effects has an impact, taken together there is no overall adverse effect on the listed building.9 This approach was upheld by Lord Justice Lindblom who stated that the NPPF policies ‘do not preclude a balancing exercise as part of the decision-making process.’10 Where public benefits - including heritage benefits - outweigh the identified harm, then permission may be granted subject to a proportionate assessment being undertaken.

4.19

The NPPF stipulates that ‘great weight should be given to the asset’s conservation (and the more important the asset, the greater the weight should be). This is irrespective of whether any potential harm amounts to substantial harm, total loss or less than substantial harm to its significance.’ The great importance and weight is consistent with the provisions set out under the 1990 Act.

1 Barnwell v East Northamptonshire District Council [2014] EWCA Civ 137 2 South Lakeland District Council v Secretary of State for the Environment and Another [1992] 2 AC 141 3

Pagham Parish Council v Arun District Council [2019] EWHC 1721 (Admin) (04 July 2019), as per Andrews, J DBE. Historic England, The Setting of Heritage Assets, Historic Environment Good Practice Advice in Planning Note 3, 2nd edn (Swindon: Historic England, 2017) 5 Edith Summerskill House Decision: 20/01283/FUL (Planning Application ref.) & APP/H.5390/V/21/3277137 (Appeal / Planning Inspector’s Report ref.)

6 MHCLG and DLUHC, National Planning Policy Framework, rev. edn (London: HMSO, 2023) 7 DLUHC and MHCLG, National Planning Policy Guidance: Historic Environment <https://www.gov.uk/guidance/conserving-andenhancing-the-historic-environment> [3 May 2023] 8 Bramshill v SSHCLG [2021] EWCA Civ 320 9 Palmer v Herefordshire Council & ANOR [2016] EWCA Civ 1061 10 Bramshill v SSHCLG [2021] EWCA Civ 320 4

18

4.20

Any harm to the significance of a designated heritage asset should require ‘clear and convincing justification’, as per NPPF paragraph 206. A clear and convincing justification does not create a freestanding test requiring the demonstration of less damaging alternatives. To the extent that there is a test, it is to be found in paragraphs 205 to 208.

19

5.0 HISTORIC DEVELOPMENT 5.1

This section provides a description of the historical development of the Site and that of the surrounding area. This section and the heritage baseline at Section 5.0 have been informed by secondary sources, including: •

Historic OS Maps, Promap. [accessed 12 March 2024];

•

British Library, Rocque’s Map of London, Bomb Damage Maps. [accessed 12 September 2022];

•

A Biography; Pevsner, N. and Bridget, C. (1998). The Buildings of England: London 2: South;

•

Daniel Lysons, 'Lewisham', in The Environs of London: Volume 4, Counties of Herts, Essex and Kent (London, 1796), pp. 514-536. British History Online http://www.british-history.ac.uk/londonenvirons/vol4/pp514-536 [accessed 12 March 2024];

•

London Borough of Lewisham (2008) Info Byte Sheet No.19: History of Lewisham [accessed 12 March 2024];

•

Hidden London, Lewisham;

•

Mills, A.D., A Dictionary of British Place Names (2011);

•

http://www.lewishamcard.co.uk/latest/2016/4/6/a-brief-history-of-lewisham-borough;

•

London Borough of Lewisham: Local History and Archives Centre: Info Byte Sheet No.19 History of Lewisham; and

•

London Borough of Lewisham, St Mary’s Conservation Area Character Appraisal (2006).

HISTORICAL DEVELOPMENT OF LEWISHAM: AN OVERVIEW. 5.2

Lewisham is located on the River Ravensbourne to the south of Greenwich. Lewisham was first mentioned in a charter that dates from 862 AD as Liofshema and goes back to a Saxon settlement. In 1086, it was recorded in The Domesday Book. It developed into an important place near the confluence of the River Quaggy and Ravensbourne. The settlement was located to the south of today’s town centre around the parish church of St Mary.

5.3

From the Middle Ages, water mills have been recorded at Lewisham. Tanning leather and silk weaving were concentrated along the River Ravensbourne.

5.4

Lewisham began to experience further growth in the mid eighteenth century as wealthy City merchants settled in the area to take advantage of the healthy air away from the busy capital. St Mary’s Church was rebuilt from 17741777 to accommodate the growing congregation. Roque’s map of 1746 (Figure 5.1) shows Lewisham as a small linear village with a number of mills along the river. The surrounding landscape is principally rural and characterised by farmland.

5.5

Towards the end of the eighteenth century the Industrial Revolution began to change the landscape of Lewisham as the mills began to be used for more industrial purposes such as glass cutting instead of griding corn.

5.6

Lewisham attracted industrial development due to the strategic location and the good water supply. In 1847, a station opened at Lewisham, connecting Lewisham and London Bridge with the South Eastern Railway’s North Kent network. The Mid Kent line was added in 1857 and a new station building built. The 1870-72 OS map shows Lewisham's emerging town centre within its wider rural setting (Figure 5.2).

20

Figure 5.1 – Rocque’s Map of 1746. Source: British Library.

Figure 5.2 – 1870-1872 OS map. Source: Promap.

21

Figure 5.3 – Lewisham Clock Tower, 1870.

5.7

Lewisham continued to evolve. Many of the residential areas were built for the upper middle class with adjoining small areas of more affordable housing. The 1896 OS map demonstrates how Lewisham changed over the course of the late nineteenth century as terraced housing and detached housing with large gardens and wider streets became the prevalent feature across the town (Figure 5.4). Many of the residential areas were being demolished and rebuilt for the upper middle class with small pockets of more affordable housing available.

22

Figure 5.4 – 1896 OS map. Source: Promap.

5.8

As a result of the improved transportation links and increased residential capacity, Lewisham experienced further growth in the twentieth century. Much of Lewisham’s architectural value was constructed in the early twentieth century including the key civic buildings, the clock tower built in 1906 to celebrate Queen Victoria’s Diamond Jubilee and St Saviour’s Catholic Church in 1909, and Tower House in 1933.

23

Figure 5.5 – Lewisham High Street, 1915.

5.9

The strategic location of Lewisham during World War II meant that the area was targeted by German bombers with a total of 1,128 high explosive bombs dropped there between 1940 and 1941 alone. The 1945 Bomb Damage Map (Figure 5.6) shows the extent of damage in Lewisham throughout WWII as well as highlighted areas of clearance following the destructions. Homes has been built to replace prefab housing that stood on stretches of land that had been left as bombsites since the 1940s. The 1951 OS map (Figure 5.7) shows the early evolution of the urban form that exists in Lewisham today.

24

Figure 5.6 – 1945 bomb damage map. Source: British Library.

25

Figure 5.7 – 1951 OS map. Source: Promap.

5.10

The town centre was rebuilt in the 1950s. The shopping centre opened in 1977 and in 1994 the High Street was pedestrianised enabling a traffic-free street market and more open space in the public realm. The Dockland Light Railway arrived in 1999, connecting Lewisham via Canary Wharf with Bank in the City of London.

26

Figure 5.8 – Lewisham High Street, 1966.

5.11

The OS map from 1967-1971 (Figure 5.9) shows further growth in Lewisham, more vacant plots have been filled with new residential developments. The residential terraces on Molesworth Street were cleared and redeveloped in 1977 to create the ‘Riverdale Shopping Centre’, latterly recognised as ‘Lewisham Shopping Centre.’ This shows a shift in demand from new residential developments to new commercial developments. Much of the surrounding urban setting is residential with the exception of the town centre which envelops the Site.

27

Figure 5.9 – 1967-1971 OS map. Source: Promap.

5.12

Following the construction of Lewisham Shopping Centre in the 1970s, the town centre has increased in density and has undergone extensive redevelopment.

28

Figure 5.10 – 1981 OS Map. Source: Promap.

29

Figure 5.11 – 1995 OS Map. Source: Promap.

RECENT YEARS 5.13

Over recent years, the urban landscape of Lewisham has undergone further change with the emergence of tall buildings as part of the redevelopment of Lewisham Gateway and the station area.

HISTORY OF THE SITE

5.14

The OS map of 1870-72 (Figure 5.2) illustrates that Molewsworth Street, to the immediate west of the Site, standing between it and the railway line; had been constructed by this time. On the opposing, eastern side, Lewisham Road (later becoming Lewisham High Street) had also been established.

5.15

The land comprising the Site, was made up of a series of larger, detached houses, the majority of which fronted Lewisham Road and had deep, narrow rear gardens with formal landscaping and orchards. To the north, the land featured burgage style plots along the high street, their compact and narrower character indicating shops or commercial premises.

5.16

The streetscape and urban grain of the Site remained largely the same by the time of the 1896 OS map. Further development had taken place with the construction of terraced housing on the north and south sides of Rennell Street. The area within the middle of the Site, which had formerly comprised the orchards and gardens of the larger detached houses remained undeveloped at this time. Further south, beyond Avenue Road, which had also formerly comprised larger properties, had seen the emergence of the industrialisation of the Ravensbourne River and surrounding ponds with a number of mills including that of Riverdale Mill.

30

5.17

The bomb damage map illustrates that by the early to mid-20th century, the Site comprised a cinema on its northern boundary, with the same 19th century terraces and shop frontages to the immediate south. Further south commercial and retail premises including a garage and a pub are labelled on the map. The area was badly affected

by World War Two bombing, with a V1 flying bomb dropped at the junction of Lewisham and Avenue Road. The middle part of the Site was the worst affected, particularly those buildings that fronted the High Street. The area to the north of the Site was the least affected, predominantly suffering blast damage which was minor in nature.

5.18

The 1951 OS map shows much the same street scape and urban form, although many of the buildings in the middle part of the Site are still labelled as ‘ruins’. Comprehensive demolition followed as part of the slum clearance in the wider area. The 1967-1971 OS map illustrates the large urban footprints of infill development that replaced the historic, narrow plots and buildings along Lewisham High Street.

5.19

Lewisham Shopping Centre (formerly the Riverdale Centre) was built in 1977 and is shown on the OS map of 1995. It was built around a number of historic buildings on the High Street, including the locally designated 65-85 Lewisham High Street, 90-100 Lewisham High Street and 180-190 Lewisham High Street. In 1994 the High Street was pedestrianised, becoming a traffic-free street market and an open space.

Figure 5.12 – Lewisham Shopping Centre, during construction. Source: Studio Egret West/LB Lewisham.

31

Figure 5.13 – Lewisham Shopping Centre, during construction. Source: Studio Egret West/LB Lewisham.

Figure 5.14 – Lewisham Shopping Centre, during construction. Source: Studio Egret West/LB Lewisham.

32

Figure 5.15 – Lewisham Shopping Centre, during construction. Source: Studio Egret West/LB Lewisham.

Figure 5.16 – Lewisham Shopping Centre, during construction. Source: Studio Egret West/LB Lewisham.

33

6.0 BUILT HERITAGE SIGNIFIANCE 6.1

This section identifies the significance of heritage assets in the baseline that may be affected by the Proposed Development.

6.2

The location of the built heritage assets identified in this assessment are shown at Figure 6.1. The ZTV with an overlay of the heritage assets identified in the 1km study area is provided at Figure 6.2. Larger versions of the same images are provided in the BHTVIA.

6.3

The built heritage baseline is summarised below, including assets scoped in and out of the full assessment. The ZTV was used to identify at the baseline stage if there were any heritage assets which could be scoped out from further assessment because there would be no or limited intervisibility with the Proposed Development, or where there would be no change to their setting or heritage significance by any other means, including historical associations. In some cases, where assets fall into a conservation area, these individual assets will be listed as part of the conservation area. On this basis, the following assets have been scoped out at this stage of the assessment:

6.4

•

St Johns Conservation Area (Map Ref: L);

•

West Greenwich Conservation Area (Map Ref: N);

•

Ashburnham Triangle Conservation Area (Map Ref: O);

•

Deptford High Street and St Paul’s Church Conservation Area (Map Ref: P);

•

Lee Manor Conservation Area (Map Ref: S);

•

Stone House (Map Ref: 13);

•

Lee Public Library (Map Ref: 14);

•

Manna Mead (Map Ref: 15);

•

Point House (Map Ref: 16);

•

Former Church of Transfiguration (Map Ref: 31);

•

Telephone Exchange (Map Ref: 33);

•

14 Monuments in Lee Old Churchyard (Map Ref: 41); and

•

Manor House Gardens RPG (Map Ref: 54).

A qualitative assessment of the heritage significance of the remaining assets is provided below, including the contribution made by setting.

Figure 6.1 – Heritage Asset Plan.

34

Figure 6.2 – Heritage Asset Plan with overlay of the ZTV. Source: Montagu Evans.

35

WORLD HERITAGE SITES MARITIME GREENWICH WHS (MAP REF. A) WHS BUFFER ZONE (MAP REF: B), GREENWICH PARK CA (MAP REF: Q), GREENWICH PARK RPG (MAP REF: 53) 6.5

The Maritime Greenwich World Heritage Site was inscribed on the World Heritage List in 1997. The World Heritage Site (MGWHS) is located approximately 1.2 km northeast of the Site at the nearest point. The central ensemble of buildings within the WHS is located approximately 1.7 km northeast of the Site.

6.6

The MGWHS Buffer Zone broadly comprises an area within a 750m radius around the WHS. The boundary of the Buffer Zone varies, however, and the entirety of the green open space at Blackheath is included, preserving the landscape setting to the south. At the nearest point, the Buffer Zone is located approximately 600m northeast of the Site at Eliot Hill. It is important to note that the Buffer Zone is a component of setting to protect the Outstanding Universal Value of the WHS and is not an asset in its own right nor an extension of the WHS boundary.

6.7

The MGWHS is also a Conservation Area and a Grade I Registered Park and Garden. These three heritage designations share a similar boundary line within the study area and therefore are considered together in this assessment.

6.8

There are a number of listed buildings within the WHS that fall within the study area. The ZTV at Figure 2.1 indicates limited intervisibility between the Proposed Development and the below assets:

6.9

•

The Manor House II* (Map ref: 17);

•

Roman Catholic Church of Our Ladye Star of The Sea II* (Map Ref: 18);

•

The Presbytery II* (Map Ref: 19);

•

West Grove, Conduit House, Blackheath – scheduled monument (Map Ref: 51); and

•

Anglo-Saxon Cemetery in Greenwich Park – scheduled monument (Map Ref: 52).

These assets are discussed as part of the MGWHS. The Ranger House, listed at grade I (Map Ref:2), is discussed separately below.

HISTORICAL OVERVIEW

6.10

The MGWHS designation recognises the historical development of the royal palaces at Greenwich and maritime institutions which emerged since the 15th century, when Henry VII and Henry VIII remodelled the Palace of Placentia into the Palace of Greenwich. Greenwich remained the main site of the royal court until the English Civil War in the 1640s.

6.11

At the beginning of the 17th century, Inigo Jones was commissioned to design Queen's House. It was the first building in Britain to introduce the new classical style that had emerged on the continent. The Royal Park was influenced by designs by André Le Nôtre, the court gardener of King Louis XIV of France.

6.12

In 1675, Charles II commissioned the Royal Observatory to investigate astronomy with the intention of improving navigation and establishing ways to determine longitude when at sea. Sir Christopher Wren designed the first part of the facilities.

6.13

By 1770, the Observatory had been influential in progress in the ‘longitudinal problem’ and the Hospital had set up a school and large naval orphanage. From 1851 the modern Greenwich Meridian was fixed here and later became home of world time.

6.14

The Palace of Greenwich was remodelled by Wren from the mid-1690s as the hospital for sea men, a national charitable home for injured seamen. Greenwich Hospital eventually comprised a series of quadrants with four main buildings (the "Courts"), arranged along the central axis from the Queen’s House to the river. Wren, Nicholas Hawksmoor and John Vanbrugh drew up the designs for the buildings, which were completed in the current form in the late 18th century, following rebuilding after a devastating fire.

36

6.15

Hawksmoor also designed the Church of St Alfege in the town centre nearby.

6.16

The Royal Naval College was established in the buildings in 1873 after the hospital had closed in 1869. The college departed in 1998 when the buildings were opened to the public; they are now occupied by various organisations such as the University of Greenwich.

SIGNIFICANCE (OUTSTANDING UNIVERSAL VALUE)

6.17

The Statement of OUV identifies the MGWHS as the most outstanding group of Baroque buildings in England, symmetrically arranged overlooking the River Thames. The MGWHS encompasses the following highly graded buildings: Old Royal Naval College (Grade I), The Queen’s House (Grade I) and Observatory (Grade I) as well as the Royal Park (Grade I Registered) and other designated structures.

6.18

The historical interest of the MGWHS relates to the long history of this site, from the royal palace to the naval hospital and later naval college. The construction of the Royal Observatory at Greenwich is also of high historical interest for the scientists and discoveries associated with the institution.

6.19

The MGWHS is of exceptional architectural interest as a result of the notable buildings and their composition and exquisite interiors, including the Queen’s House, associated with Palladianism and Inigo Jones, Greenwich Hospital/Royal Naval College and the Royal Observatory, associated with Wren, Hawksmoor and Vanbrugh.

6.20

The OUV attributes are: •

The architectural ensemble, including the Queen’s House, the Royal Observatory, the Royal Hospital and The Royal Park;

•

The masterplan of buildings and designed landscape;

•

The Grand Axis;

•

The Royal Observatory;

•

Greenwich Town Centre and St Alfege Church;

•

Royal Patronage;

•

Relationship with the River Thames; and

•

Silhouettes.

CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE 6.21

The setting of the MGWHS covers an expansive area including Greenwich to the west, Blackheath to the south and Vanbrugh Park to the east. Due to the topography of the land, the setting of also includes the north side of the River Thames and panoramic views are provided across the city to the north, including the Isle of Dogs, Canary Wharf and Blackwall and beyond.

6.22

The MGWHS is also enjoyed from views looking across the Thames towards Greenwich. Island Gardens is located in the Isle of Dogs on the north side of the Thames. The principal setting relationship of Island Gardens is the view south from the park towards the Royal Naval College, which was once painted by Canaletto in the 18th century. The wider setting is marked by large-scale modern development, particularly the tall buildings of the Isle of Dogs, Canary Wharf, Blackwall and Greenwich Peninsula on the opposite side of the river. This part of the capital has been identified as a major growth area since the 1980s when the regeneration of the docks and industrial land along the River Thames began.

CONSERVATION AREAS ST STEPHEN’S CONSERVATION AREA (MAP REF: C)

6.23

The St Stephen’s Conservation Area was designated in 1972. It is located approximately 30m to the immediate east of the Site.

37

6.24

St Stephen’s CA covers the area between Cressingham Road, St Stephen’s Grove and Glanville Grove. It is largely made up of late Victorian residential terraced properties which are centred on Cressingham Road. It is, therefore, largely inward looking. The west part of the street contains St Stephen’s Church, listed at grade II and discussed below, which is the centre of a group with the vicarage. The predominant materials in the area are London stock brick, slate roofs and stuccoed door and window cases.

6.25

The Conservation Area has largely enclosed views with the exception of the view from Cressingham Road where there is an open view from the street to the west. From here, the tall buildings centred around Lewisham station are visible.

6.26

The significance of the Conservation Area lies with the historic character and appearance of the residential terraces, and the architectural interest of the Church.

CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE

6.27

The north, east and south of the conservation area comprises low-scale residential development dating from the 19th and 20th centuries, which reinforce the residential character of the wider area. On the southeastern boundary of the conservation area, is the Bemont Conservation Area which comprise an enclosed, high-quality area of Edwardian housing.

6.28

To the immediate west, the setting of the conservation area becomes distinctively more urban with a network of major roads including Lewisham High Street and the busy A20. Within this, include the tall buildings centred around Lewisham station, which form a contrast to the low-scale, residential character of the conservation area.

6.29

The surrounding built form, much of which has been redeveloped in recent years as part of Lewisham’s emerging skyline, illustrates that the historic setting of the conservation area is no longer intact and does not contribute to an understanding of its significance.

6.30

The Site forms part of the conservation area’s setting to the southwest, comprising Lewisham centre, with a mix of commercial and retail uses.

BELMONT CONSERVATION AREA (MAP REF: D)

6.31

The Belmont Conservation Area was designated in 2001. It is located approximately 160m to the immediate east of the eastern boundary of the Site.

6.32

The following listed buildings are located within the Belmont Conservation Area and are considered within this assessment:

6.33

•

10-18 Belmont Hill II (Map Ref: 25); and

•

The Priory II (Map Ref: 27).

This area is an example of an Edwardian housing development, built from 1907 to 1909. Architect Reginald C. Fry designed the houses in the area. There are a variety of typologies including Old English, Arts and Crafts, NeoGeorgian and Queen Anne style.

6.34

Development is aligned along three east to west orientated streets. The consistency in the development establishes a sense of visual enclosure in views north to south. Yet the undulating topography of the conservation area to the east allows for views towards the tall building cluster emerging around Lewisham station.

6.35

10-18 Belmont Hill (map ref.: 25) is located within the Belmont Conservation Area and was designated in 1973 at Grade II. The site comprises a row of detached villas dating from the early-mid nineteenth century. The row is predominantly constructed from polychromatic stock brick.

6.36

The Priory (map ref.: 27) is located at 24 Belmont Hill and was listed in 1973 at Grade II. The site comprises a two storey Gothic villa from the early-mid nineteenth century. Constructed from polychromatic stock brick.

38

6.37

The significance of the conservation area is derived from its homogenous and consistent architectural character which comprises high-quality Edwardian houses; many of which were designed by local architect Reginald Fry. CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE

6.38

The Belmont Conservation Area is bordered by the St Stephen’s CA to the immediate north, which comprises an attractive enclave of Victorian residential architecture. To the immediate east is the Blackheath Conservation Area, with its high-quality building stock. The presence of both conservation areas positively contribute to an understanding of the asset’s placement in the wider historical development of the area.

6.39

To the west, the character of built form becomes distinctively more urban with the presence of the major road network around Lewisham High Street, as well as the emergence of a tall building cluster around the station. The various buildings, including poor-quality infill development that make up Lewisham High Street characterise the conservation area’s setting to the immediate southwest.

6.40

The Site is not located within a part of the conservation area’s setting that contributes to an understanding of its significance.

MERCIA GROVE CONSERVATION AREA (MAP REF: E)

6.41

The Mercia Grove Conservation Areas was designated in 1975. It is located approximately 65m to the immediate east of the Site, at the nearest point; separated from it by Lewisham High Street and Lewis Grove.

6.42

The conservation area covers a small area which is comprised of two short terraces dating from the late 19th century. The significance of the conservation area is derived from the age, historic character and appearance of the two terraces, which are distinctive within a wider area that is predominantly comprised of 20th century development.

CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE

6.43

The setting of the conservation area comprises Lewisham High Street and centre to the immediate south and west, forming predominantly 20th century development as a result of World War II bombing. Much of this infill development is in a poor, deteriorating condition and forms a detracting feature within the immediate setting of the conservation area. The existing Lewisham Shopping Centre buildings are visible from within the conservation area.

6.44

Further north, around Lewisham station, the emergence of residential tall buildings of considerable height, contrasts with the low scale character of the conservation area. To the southeast of the conservation area is a mix of Victorian and 20th century low-rise residential developments.

LADYWELL CONSERVATION AREA (MAP REF: F)

6.45

Designated in 2010, the Ladywell Conservation Area comprises late Victorian suburban housing. It is located between Hilly Fields Park and the railway line from Lewisham to Croydon, approximately 350 m to the west of the Site (shortest distance). The name Ladywell goes back to a medieval well, named after the Virgin Mary and the church of the same name that lies only 250 m further east

6.46

The buildings in the conservation area are large and display rich architectural detailing. They were built by a local developer, Samual J. Jerrard, whose other houses survive nearby in the Brockley Conservation Area. The conservation area comprises the centre of Ladywell, located at the grade II listed station (Map Ref: 38), which comprises shops and pubs from the Edwardian era.

CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE

6.47

From the station, Vicars Hill and Algernon Road run northwards, Algiers Road runs west. From the end of Algernon Road at the junction with Ellerdale Street, outside of the conservation area, views across Lewisham town centre are possible.

39

6.48

To the west, the conservation area abuts the Brockley Conservation Area (map ref.: K) and to the east the St Mary Conservation Area (map ref. H).

6.49

The conservation area is embedded into the late Victorian, suburban landscape of Lewisham. The main thoroughfares lead towards Lewisham town centre, whose presence and focal point for activities, shops and other facilities is tangible across the study area.

BLACKHEATH CONSERVATION AREA (MAP REFS: G AND R)

6.50

The Blackheath Conservation Area was jointly designated by Lewisham and Greenwich in 1968 and is subsequently split into two parts on the heritage asset plan at Figure 5.1. It was the first Conservation Area to be designated in London. It was extended in 2001. At its nearest point, the Conservation Area is approximately 400m to the east of the Site. Much of this Conservation Area falls within the MGWHS Buffer Zone, although the Conservation Area designation and the WHS are not themselves contiguous.

6.51

6.52

There are a number of listed buildings within the conservation area. As demonstrated by the ZTV at Figure 2.1, there is no or limited visibility between the proposals and some of the below assets (Map Refs: 8,9,11,13) within the conservation area: •

The Fludyer Tomb, Lee Old Churchyard II* (Map ref: 5);

•

Monument of Sir John Call Bart, Lee Old Churchyard II* (Map Ref: 6);

•

Church of St Margaret II* (Map Ref: 7);

•

The Pagoda II* (Map Ref: 8);

•

Church of The Ascension II* (Map Ref: 9);

•

Perceval House and Spencer House II* (Map Ref: 11);

•

22 Dartmouth Row II* (Map Ref: 12);

•

91 and 91a Belmont Hill II (Map Ref: 30);

•

Old Tower of Former Church of St Margaret II (Map Ref: 39); and

•

1-6 Aberdeen Terrace II (Map Ref: 43).

The area is characterised by the informal open land of the heath which juxtaposes with the neighbouring formality of Greenwich Park. The area also contains pockets of suburban development to the south and north with clusters of listed buildings. Residential development began in the late 17th century, and accelerating during the 19th century was largely completed by the early 20th century.

6.53

6.54

The conservation area is divided into sub-areas, and the Site is located nearest to Character Area 2: Lewisham Hill, Blackheath Rise, Princes Rise and Morden Hill at the west edge of the conservation area. This area is included in the conservation area to recognise the redevelopment of the St John’s Hospital Site, where Brandon House is the only surviving building. Otherwise, this part of the conservation area has relatively less architectural merit. The primary contribution of this sub-area is the pleasant approach to the heath from the west, and the survival of Brandon House.

The opening of the railway station at Blackheath in 1849 led to the development of high-quality Victorian houses in the area. There are a number of heritage assets including listed buildings and locally listed buildings such as:

6.55

1-6 Aberdeen Terrace, listed in 1973 at Grade II, comprises a set of six grand Italianate three-storey semidetached houses from the mid-nineteenth century with basements and paired entrances. Constructed from greyyellow stock brick, they have stucco decorations and a parapet with cutwork panels.

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91 and 91a Belmont Hill is a detached villa, located within Blackheath Conservation Area and was listed in 1991 at Grade II. The building has two storeys with basement and attic. It dates from c.1840 and is designed in an Italianate style. Details include stucco with rusticated quoins and four tall, stuccoed chimney stacks. It is understood that the interiors survive remarkably well.

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Built as a palatial Italianate house, the Sacred Heart Convent on Belmont Hill (map ref.: 36) was designated in 1985 at Grade II. The building, which comprises some earlier features, dates from 1856 and has three storeys.

40

6.58

The listed buildings on Dartmouth Row fall into Character Area 5 which comprises fine 17th to 18th century buildings, including Perceval House and Spencer House and the Church of the Ascension which are all grade II8 listed and go back to 1690, and later Arts and Crafts houses.

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The significance of the conservation area is derived from the architectural quality of its buildings which, according to the Conservation Area Appraisal, present a “rich and varied mixture of buildings of different periods”. The buildings come together to create an attractive and distinctive townscape. The heath also makes a primary contribution to the significance of the conservation area for it historical value as an area of largely untouched heathland.

CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE

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The setting of the conservation area is characterised by residential development to the south, and Greenwich Park to the north.

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The topography of the conservation area affords 360-degree views from within the conservation area towards the surrounding area. The Conservation Area Appraisal identifies such views as falling within three categories: local, strategic and London wide. The views also highlight the importance of the built form which surrounds the heath.

Fine grain development and trees line the perimeter of the heath, marking its extent. Beyond, tall buildings are discernible at Canary Wharf and Lewisham centre.

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The Site is not located within a part of the conservation area’s setting that contributes to its significance.

ST MARY’S CONSERVATION AREA (MAP REF: H)

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St Mary’s Conservation Area was designated in 1976 and extended in 2006. It is located approximately 265m to the south of the Site.

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There are a number of listed buildings within the conservation area which are considered as part of the conservation area assessment:

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•

Garden Walls to South and West II (Map Ref: 32);

•

340 Lewisham High Street II (Map Ref: 34);

•

Old Swimming Baths II (Map Ref: 35);

•

Walls Surrounding Churchyard II (Map Ref: 37);

•

School Treatment Centre II (Map Ref: 40); and

•

Lewisham Public Library II (Map Ref: 42).

St Mary’s Church, discussed in further detail below, is believed to be the oldest building in the borough. The walls surrounding the Churchyard of St Mary’s Church was first listed in 1954 at Grade II, also discussed above.

The garden walls to the south and west of St Mary’s Vicarage, Police Station and Coroner’s Court, were designated in 1954 at Grade II and are located on Lewisham High Street.

6.67

There are a number of Edwardian civic buildings in the area, including Lewisham Public Library which was designated in 1973 at Grade II. It is located on Lewisham Way. The one storey building was designed by H. Brumwell Thomas in 1914 in Edwardian Baroque. Notable features include four pairs of tall ionic columns, a pulvinated frieze and ornamental pilasters. The staircase has a stone balustrade and there is a Venetian window on the half-landing.

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The special interest of St Mary’s Conservation Area is derived from its orientation around St Mary’s Church which is considered to be where Lewisham town was originally located. The conservation area also contains several buildings of special interest that collectively demonstrate the evolution of the area and its evidential value. The conservation area has archaeological, architectural, historic, and artistic interest.

41

CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE 6.69

The area comprises a number of listed and locally listed buildings which contribute to the understanding of the area’s significance.

6.70

To the southeast, the conservation area is bordered by the Lewisham Park Conservation Area, which is orientated around the green open space of Lewisham Park, providing an attractive recreational space within the conservation area’s immediate setting. This is further reinforced by Ladywell Fields to the south of the conservation area and the natural feature of the River Ravensbourne.

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To the west the CA is bound by Ladywell Conservation Area, comprising a secondary high street serving the residents of Ladywell, and also the linear streets of Victorian speculative housing which form attractive townscape features.

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To the north, the setting of the conservation area comprises the modern townscape of Lewisham town centre.

With development from the Victorian era to 21st century buildings, this part of the setting is of mixed architectural quality. There are several deteriorating and detracting buildings within the conservation area’s setting, including poor quality inter-war terraces with shop units at ground floor. The emerging skyline of tall buildings at the town centre forms part of the conservation area’s setting.

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To the east of the conservation area are various late 20th century onwards residential buildings.

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The setting of the conservation area therefore makes a limited contribution to its overall significance, whilst it reflects the various phases of development that Lewisham has undergone. Overall, the townscape is fragmented and includes detracting features.

6.75

The Site makes no contribution to the character and appearance, or the appreciation of the conservation area.

LEWISHAM PARK CONSERVATION AREA (MAP REF: I)

6.76

Lewisham Park Conservation Area was designated in 2014. The conservation area is located 620m to the north of the Site. The conservation area mainly comprises a park and several Victorian and Edwardian houses on the southern and eastern periphery of the park.

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The large houses laid out around a park were developed in the mid nineteenth century by Viscount Lewisham, Lord Dartmouth, who owned the land, to encourage wealthy merchants to move to Lewisham. In 1965 the park became a designated public amenity space. The trees and planting contribute positively to its character and appearance

6.78

Bomb damage during World War II devastated much of the original development in the area. However, some of the Victorian and Edwardian houses remain to the east and south of the park. The surviving houses have architectural heritage significance and create a degree of enclosure to the open green space. The houses along the southern and eastern boundary of the conservation area are the earlier Victorian properties. They are larger and more imposing buildings than the Edwardian houses which feature warmer brickwork and a variety of architectural detailing which is not present on the Victorian houses.

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The conservation area has a calm character, the buildings surrounding the southern boundary of the park have generous front gardens which creates a picturesque atmosphere.

6.80

There is a Memorial Garden to the west end of the park which connects the park to Lewisham High Street.

CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE

6.81

Since the laying out of the grounds and construction of the houses, the setting of the conservation area has been subject to continuous change due to redevelopment and regeneration along the High Street and its connecting routes. To Lewisham High Street and Bromley Road, and to the north of the conservation area, this has primarily taken the form of large residential, commercial and institutional development, including the expansion of the 42

University Hospital Lewisham nearby. There is no consistency to much of this development, and a coarse, loose grain which contrasts with the fine, tight grain of the built form within the conservation area.

6.82

The most prominent addition to the conservation area’s setting is the Lewisham Park Towers, constructed in the 1960s, and now forming the western boundary of the park to Lewisham High Street. The three towers provide a distinct contrast to the fine architectural detailing of the late Victorian and early Edwardian building stock that demarcates the conservation area’s eastern and southern edges. Notwithstanding their contrasting scale and architecture, they do not negatively impinge upon an appreciation of the open quality of the green space, being themselves set within generous landscaped grounds, and have a local landmark quality.

6.83

To the south and east, the streets formed of semi-detached houses represent contemporary or slightly later residential development, and therefore provide historical context which reflects the continued intensification of this part of the Borough in the 20th century.

6.84

The Site makes no contribution to the character and appearance, or the appreciation of the conservation area.

SOMERSET GARDENS CONSERVATION AREA (MAP REF: J)

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Somerset Gardens Conservation Area was designated in 1972. It is located approximately 750m to the northwest of the Site and comprises two rows of two storey mid-19th century houses which are all listed at grade II (Map Ref:44). The houses which front onto an oval-shaped green.

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The significance of Somerset Gardens is derived from the architectural quality of the houses, and the street layout.

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Contribution of Setting to Heritage Significance The setting of the Somerset Gardens Conservation Area is defined by St John’s Conservation Area to the north, residential development to the south. To the north, the setting is defined and limited by railway lines. The conservation area is embedded in the high quality residential townscape of this part of Lewisham, close to the town centre with its modern facilities and the emerging tall building cluster next to the Lewisham station.

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The Site is not located within part of the conservation area’s setting that contributes to an understanding of its significance BROCKLEY CONSERVATION AREA (MAP REF: K)

6.89

The Brockley Conservation Area was designated in 1973 and extended in 1991, 1993, and 2005. The conservation area is located approximately 600m to the west of the Site.

6.90

The conservation area includes a large area of suburban development, and a large open space called Hilly Fields.

The special character of the Conservation Area is attributed to the layout and architecture of this suburban development. Building began in the area in the 1830s although the majority of the houses were built in the latter C19. The southern part dates from c. 1900. The residential development is characterised by distinctive detailing which include stucco capitals and window surrounds, tile paths, terracotta details and spacious front gardens.

Many of the houses are set in wide, tree-lined avenues with large front and rear gardens which creates a spacious, green environment.

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Hilly Fields was laid out as parkland in 1896 with areas of land around the periphery reserved for particular development which would have views over the park.

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Hillyfields Sixth Form Centre, the former Brockley County School, is a grade II* listed building (Map Ref:10) within Hilly Fields. The outstanding element of the building, and the reason for its listing, is a series of mural paintings in the assembly hall. The school’s setting does not relate to this internal feature. For this reason, the building has not been assessed further.

6.93

The primary significance of the conservation area lies in the historic and architectural interest of the residential development, and the planned relationship to Hilly Fields.

43

CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE 6.94

The immediate setting of the conservation area comprises residential development of a similar age and scale, although with later infill. The setting is broadly defined and enclosed by the railway lines to the west and east, and the roads to the north and south. These physical boundaries separate the conservation area from different types of development further afield. The setting makes neither a positive or negative contribution to the significance of the conservation area, which is primarily concerned with the architecture and layout within it.

6.95

The Site makes no contribution to the character and appearance, or the appreciation of the conservation area.

ST JOHN’S CONSERVATION AREA (MAP REF.: L)

6.96

The St John’s Conservation Area is a relatively small conservation area, located approximately 800 m to the north of the Site between the Brockley Conservation Area and the Brockmill Road Conservation Area.

6.97

The conservation area was designated in 1976 and shows many similarities with the Brookmill Road Conservation Area, discussed below. The area is centred around St John’s Church, a grade II listed mid-19th century church designed by Philp Hardwick, that falls outside the 500 m study area.

6.98

The Stone House is a grade II* listed villa (Map ref.: 13) on Lewisham Way. George Gibson, the architect of St Mary Church in Lewisham, built the Stone House as his own dwelling from 1771 to 1773 with three full height projecting curved bays and a grand portico on the north elevation.

CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE

6.99

The conservation area is embedded in the high-quality residential townscape that was developed on the land to the northwest of Lewisham town centre. The quality of the architecture is reflected by the conservation area designation by much of the land. Due to the sloping nature of the land, most streets afford good views over the town centre.

6.100

Lewisham House is visible, but the Site makes no contribution to the character and appearance, or the appreciation of the conservation area.

BROOKMILL ROAD CONSERVATION AREA (MAP REF: M)

6.101

Brookmill Road Conservation Area was designated in 1972. It is located approximately 760m to the northwest of the Site at the nearest point. The conservation area contains no other designated heritage assets.

6.102

Brookmill Road Conservation Area is focussed on Brookmill which was developed as part of the later southern development of Deptford New Town in the mid C19. Alongside the residential development, there is Brookmill Park to the west of the conservation area. The Park was formerly part of Kent Water Works and there was a small public recreation ground here from c.1880. During the 20th century, the Park was enlarged and re-landscaped for public use.

6.103

The special interest lies in the cohesive character of the groups of buildings most of which date from the 185070s. Brookmill Park also contributes to the significance of the conservation area, as a historic area of open public space.

CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE

6.104

The setting of the conservation area is defined by primarily residential urban development, some of which also dates from the 19th century, but there is later infill. On the other side of the Ravensbourne River to the west of the conservation area there is tall 20th century residential and commercial development, marking the Lewisham centre.

44

6.105

There are views to the south-east from Brookmill Park and Road from the northern part of the Conservation Area.

Otherwise, the conservation area has largely enclosed views within the conservation area between the Victorian terraces.

6.106

Lewisham House is visible, but the Site makes no contribution to the character and appearance, or the appreciation of the conservation area.

LISTED BUILDINGS RANGER’S HOUSE I (MAP REF: 2)

6.107

Ranger’s House was added to the heritage list in 1973. It was built at the end of the 17th century to designs by Andrew Snape for a captain, later vice-admiral, of the Royal Navy. Located just outside the enclosure of Greenwich Park, the original house is a two storey mansion in red brick with Portland stone banding and a balustraded parapet. The central portion of the west elevation, where the entrance is positioned, is elaborately decorated with Ionic columns and pilasters on pedestals, a dentil cornice and pediment. The first floor has a round arched central window with moulded architrave, flanked by small windows with entablatures.

6.108

Lord Chesterfield, statesman, diplomat and man of letters, bought the house in 1748 and added the bow windowed wing to south which contained a suite of ball rooms; shortly afterwards, a similar wing was added to the north front.

6.109

From 1816 onwards, the house became the residence of the Ranger of Greenwich Park and was then known as Ranger’s House. Later, Field Marshall Lord Wolseley lived her at the request of Queen Victoria. The building then housed various art collections.

6.110

The interiors, including an early 18th century staircase, panelled hall and original marble fireplaces survive.

6.111

Ranger’s House has architectural and historic interest as a fine example of a late 17th century mansion, that is both exquisitely designed and well-preserved, and because of the connections to Stuart court life and several significant personalities. The property has group value with the adjacent Greenwich Park and the buildings within.

CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE

6.112

6.113

Ranger’s House abuts the enclosure wall of Greenwich Park and is embedded into the park and adjoining Blackheath Common. The west elevation and drive overlook the expanse of open grassland, framed by the buildings within the Blackheath Conservation Area and the West Greenwich Conservation Area. The horizon is formed by the trees around the edges of Blackheath, above which the taller buildings of Lewisham are visible.

The A2 runs at a distance of only 150 m to the south, motor traffic, noise and pollution notably impact on the experience of the heritage asset.

6.114

Nevertheless, the setting relationship with the parkland makes a significant contribution to significance of the house.

6.115

Through its use as a film set for a successful TV series, the house and its surrounds were experienced by a broad international audience, which adds to the contribution to significance.

6.116

The Site is located at some distance (approximately 1.3 km) to the south of the heritage asset. The current buildings on Site share no historic or functional relationship with the asset and as such, the Site is not considered to contribute to the significance of the asset.

ST MARY’S VICARAGE II* (MAP REF: 3)

6.117

Listed in 1954, the vicarage is located on Lewisham High Street. It was constructed from 1692 to 1693 for the Vicar of Lewisham, George Stanhope. The first extension was added from 1879 to 1881. Following the demolition of the neighbouring Lewisham House, a further extension was added using bricks from Lewisham House from 1894 to 1895.

45

6.118

The Vicarage was later renovated by the Legge family. While most of the building was altered with new cornices, room divisions, doors, windows, and staircases; some original features remained including three original iron cross windows, original panelling in the entrance hall, six fireplaces and the brick cellar with the original brick flooring.

6.119

Surrounding the vicarage on its southern and western boundaries are brown brick walls dating to the 18th century.

6.120

The building is now used as office space.

6.121

The Vicarage derives architectural and historic interest as a mid-17th century example of a Vicarage in the NeoClassical style. The asset derives local historic interesting owing to its association with the Vicar of Lewisham, George Stanhope.

6.122

The Grade II listed garden walls have group value with the Vicarage, as a 17th century vicarage and later 18th century landscaping structures.

CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE

6.123

The Vicarage is situated on the junction between Lewisham High Street and Ladywell Road. This contributes positively to an understanding of the asset’s significance by virtue of its location on the main throughfare from which Lewisham evolved. The asset’s prominent location on the historical centre of Lewisham reinforces the status of the building.

6.124

The Church of St Mary the Virgin is located in close proximity to the vicarage, but is separated by interposing development which limits any visual relationship between the two.

6.125

The asset’s location on Lewisham High Street (A21) which is the borough’s main north-south thoroughfare at the junction with Ladywell Road compromises the appreciation of the heritage asset.

6.126

The Site is located at some distance (approximately 400 m) to the north of the heritage asset. The current buildings on Site share no historic or functional relationship with the asset and as such, the Site is not considered to contribute to the significance of the asset.

CHURCH OF ST MARY THE VIRGIN II* (MAP REF: 4)

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Listed in 1954, located on Lewisham High Street. The church was constructed on the remains of a much older, medieval church. The tower which dates from 1498 to 1512 was retained and integrated into the Georgian church

by George Gibson Junior which was built from 1774 to 1777.

6.128

The church is primarily constructed from coursed Kentish ragstone with freestone dressings.

6.129

From 1881 to 1882, architect Arthur Blomfield remodelled the church, introducing a complex new roof structure resting on wooden posts that also carry the galleries. Blomfield created a new Romanesque style east end to the church and added the chancel. This part was renovated in 1995 when new steps to the altar were installed.

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The principal façade of the church is the south facing elevation onto Lewisham High Street. It has a tetrastyle portico in the middle of the nave. The nave windows are on two levels and symmetrically arrange above the portico. There is a notable three-light Perpendicular window above the west doorway in the medieval tower.

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The tower was altered in the eighteenth century to be taller, and two clock stages were created. On the south wall of the church there is a brick chimney, believed to have been the original heating system.

6.132

The church has a number of notable monuments including a wall monument on the west wall of the nave north of the tower dedicated to Anne Petrie by Van Pook. It depicts an allegorical headed woman reclining with children surrounding her. There is also a framed monument to Margaret Petrie south of the tower by Thomas Banks which complements Van Pook’s monument. Banks depicted a reclining dying woman with a number of allegorical people surrounding her in Greek-style attire. The north wall has a monument to Mary Lushington by John Flaxman. Lastly, 46

there is a monument to John Thackeray by E. H. Baily showing an inscription next to a seated woman being revealed by a curtain drawn by an angel.

6.133

The churchyard is surrounded by 18th century walls of London stock brick, which are intersected by a wrought iron gate at the north east and south east. Walls to the southwest and west are taller, with sloped brick openings.

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The church derives architectural and historic interest by virtue of the multi-phase work from the late 15th century to the late 20th century, notably the incorporation of a late medieval base tower, rebuilding of the nave and the addition of a portico in the mid 18th century. There are numerous 18th and 19th century monuments of interest including that of Margaret Petrie by Thomas Banks.

6.135

The church also draws historic interest from its association with prominent architects George Gibson Junior and Arthur Blomfield.

6.136

The church derives group value with the associated churchyard walls which mark the boundary of the church.

CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE

6.137

The church is located on the historic throughfare of Lewisham High Street, the borough’s main north-south corridor. While the understanding of the church’s significance as one of the oldest buildings in Lewisham, located on the historic arterial route from which the town subsequently evolved around, is important, the intense motor traffic along this route compromises the viewer’s ability to appreciate the heritage asset.

6.138

The presence of gravestones and tombs within the churchyard is reflective of its function. The retainment of the churchyard positively contributes to an understanding of the church’s significance by virtue of the shared historic and functional relationship. Its enclosed nature separates the church from its wider, urban setting of Lewisham High Street.

6.139

The wider setting of the church comprises the buildings located along Lewisham High Street, which is one of a fragmented townscape, comprising development from the Victorian era onwards.

6.140

The Site is located at some distance (approximately 400 m) to the north of the heritage asset. The current buildings on Site share no historic or functional relationship with the asset and as such, the Site is not considered to contribute to the significance of the asset.

CLOCK TOWER, GRADE II (MAP REF: 20)

6.141

The Clock Tower was Grade II listed in 1973. It is located on Lewisham High Street opposite the Site.

6.142

The Clock Tower was erected in 1897 to celebrate Queen Victoria’s Diamond Jubilee. It is constructed in Portland stone and formed of three stages and topped with a squat stone spire flanked by flying buttresses. A crown sits on top of the structure.

6.143

The Clock Tower has historical interest due to its commemorative function. It is also a fine example of its type and forms a key landmark in Lewisham’s town centre.

6.144

The structure was moved slightly from its original location to accommodate road layout changes in the 1990s.

CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE

6.145

The setting of the clock tower is defined by the existing Lewisham Shopping Centre and the other commercial buildings along Lewisham High Street. This part of the High Street is a busy commercial area, and therefore contributes to the setting of the listed building to a certain extent. The buildings in this area reflect the architectural styles of the last 150 years, including attractive Victorian buildings, the dramatic Art Deco commercial buildings of the inter-war years and the Festival of England style buildings of the post-World War II era. Some of the more recent developments do not make a positive contribution to the townscape, such as the large shopping centre

47

blocks, Lewisham House and the bland retail frontages of the late 20th century have compromised the setting of the clock tower.

6.146

Motor traffic, particularly buses and delivery vehicles for the market, market paraphernalia and street furniture further impact on the potential quality of the streetscape and detract from the heritage asset.

CHURCH OF ST SAVIOUR, ST JOHN BAPTIST AND EVANGELISTS (MAP REF. 21) AND PRESBYTERY (MAP REF. 22), BOTH GRADE II

6.147

The Church of St Saviour, St John Baptist and Evangelists was Grade II listed in 1973. It is located on Lewisham High Street approximately 25m to the immediate east of the Site, at the nearest point.

6.148

The Church was built in 1909 by John Kelly. The south aisle and presbytery were added later. It is a red brick building over two storeys in an Italianate style. The interior is decorated in richly coloured marbles.

6.149

The church is significant due to its strong Italian architectural style, and its early 20th century construction. It has historical value derived from the association of the front elevation with the First World War. CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE

6.150

The church and presbytery are located on the eastern side of Lewisham High Street which comprises predominantly 20th century or later development, a result of the extensive World War II bomb damage and subsequent rebuilding efforts. The area is mixed in character, some of the later development is in poor condition and requires uplift.

6.151

The historic location of the asset on Lewisham’s principal historic thoroughfare contributes to an understanding of its historic function and significance as an early 20th century Roman Catholic church.

6.152

The Site is located immediately opposite the asset, and currently forms a detracting element. The amalgamation of poor quality buildings does no contribute to an understanding of the building’s significance.

FORMER PRUDENTIAL BUILDING, GRADE II (MAP REF: 23)

6.153

The Former Prudential Building was Grade II listed in 2001. It is located opposite the southern tip of the Site.

6.154

The asset comprises former insurance offices, purpose built for the Prudential Assurance Company, built in 1909

by Paul Waterhouse, the son of Alfred who took over the family business after his death. The building has a palatial design with notable interiors. The exterior has red brick walls with terracotta dressings and a stone plinth, with an L shaped plan form over seven bays fronting to Lewisham High Street. There is a plaque reading ‘Prudential Buildings’ in Arts and Crafts style lettering.

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The significance of the building lies in its architectural quality as a formal composition with good detailing, materials and craftsmanship, and the well preserved, high quality interiors. The building also has social value in connection with Prudential. Prudential is a rare example of a Victorian company with commercial prowess and national reach, enabling it to develop a distinctive house style for its offices throughout the UK. CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE

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The asset is located to the south of Lewisham High Street, just before the intersection with Molesworth Street. It has a prominent corner plot on Lewisham’s historic thoroughfare, which positively contributes to an understanding of its original function as an early 20th century office building.

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The surrounding development comprises a range of architectural styles and eras, predominantly from the 20th century or later, owing to the extensive bomb damage this area of Lewisham underwent during World War II. As a result, the area is mixed in character, some of the later development is in poor condition and requires uplift.

48

6.158

The Site extends to immediately opposite the asset. The amalgamation of buildings of varying styles and eras on its frontage, including some which are in a deteriorating condition, forms a detracting element within the setting of the church.

CHURCH OF STEPHEN, GRADE II (MAP REF: 24)

6.159

St Stephen’s Church was Grade II listed in 1954. It is located approximately 50m to the immediate northeast of the Site at the nearest point.

6.160

St Stephen’s is a parish church of 1856 by Sir George Gilbert Scott in an early English style, built in random rubble with freestone dressings. To the interior is a three bay marble lined chancel, and stained glass windows by Clayton and Bell.

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The significance of the church results from its construction by noted Victorian church architect Sir George Gilbert Scott. It has architectural interest due to its unaltered façade and notable historic presence in the streetscape.

CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE

6.162

The setting of the Church of St Stephen includes the later commercial development at Lewisham town centre, as well as a more historic area to the north. The north setting contributes most to the significance of the listed building, which is recognised and managed through the designation of the St Stephen’s Conservation Area. The historic setting to the south has been substantially diminished and makes no contribution to the significance of the listed Church.

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The Site extends to immediately opposite the asset. The amalgamation of building of varying styles and eras on its frontage, including some which are in a deteriorating condition, forms a detracting element within the setting of the church.

LEWISHAM BRIDGE PRIMARY SCHOOL, GRADE II (MAP REF.: 26)

6.164

The Lewisham Bridge Primary School was Grade II listed in 2009. It is located approximately 200m to the immediate west of the Site.

6.165

The school was designed in 1912 and built in 1914 by the school division of the LCC Architects Department which was at that time headed by J Rogers Stark. It has later minor alterations, and the other buildings on site lack architectural interest.

6.166

The significance of the school is derived from its historic interest as one of the first LCC schools to incorporate cross-ventilation and light into design, which was a key idea in education and healthcare reform in the period.

This also gives the school its architectural interest, including its plan form and well-lit and ventilated rooms. The front elevation is of high architectural quality, with a symmetrical central range and picturesque massing at the end blocks.

CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE

6.167

The school is located within a residential area that is within close proximity to the urban centre of Lewisham. The historic setting has been completely eroded owing to the area’s extensive bomb damage during World War Two.

6.168

The surrounding development comprises a mix of low scale, late 20th and early 21st century residential developments, as well as the emerging tall building cluster located around Lewisham Gateway and Station. As such, beyond the asset’s historic location on this residential street, the setting makes no contribution to an understanding of its significance.

6.169

The Site is not located within a part of the asset’s setting that contributes to an understanding of its significance.

49

RILEY’S (FORMER TEMPERANCE BILLIARD HALL) (MAP REF. 28) 6.170

The building was listed in February 2008 and is located approximately 230m to the south of the Site.

6.171

Built from 1909 to 1910 as Temperance Billiard Hall, the building originally comprised a café, lounge, and shops.

It is an unusual type of building, listed due to its unique quality. Only very few examples of this building type survive, such as the listed hall at Fulham High Street, which is more altered externally. It is currently being redeveloped and converted into a church after being vacant for many years.

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The building derives historic and architectural interest as a well-preserved example of an early 20th century, purpose-built billiards hall, an uncommon building type.

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Architectural interest is also drawn from the building’s existence as an attractive early 20th century commercial building with an innovative building plan, eclectic detailing, good compositional qualities and strong streetscape presence.

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Historic interest is also derived from the building’s association with the temperance movement; as providing an alternative to a public house.

6.175

The building is currently in a deteriorating condition which has eroded its architectural and historic significance. It is partially boarded up at ground floor level which limits one’s ability to appreciate the full architectural composition of the building.

CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE

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The building has a prominent location on the corner plot between Courthill Road and Lewisham High Street. The building’s location on this historic thoroughfare positively contributes to an understanding of its historic function and status.

6.177

The nearby presence of the Grade II listed Sunday School, locally listed church and contemporaneous housing are indicative of the building’s role at the heart of the local community, which further contributes to an understanding of the building’s significance and placement.

6.178

The Site is located further north along Lewisham High Street, separated from the asset by the railway viaduct.

The Site shares no historic or functional relationship with the asset and as such, the Site is not considered to contribute to the significance of the asset.

UNITED REFORMED CHURCH SUNDAY SCHOOL (MAP REF: 29)

6.179

The United Reformed Church Sunday School was listed in August 1995, it is located approximately 250m to the south of the Site. Built between 1880 to 1881 by George Sherrin, comprising two-storeys in ragstone with a slate roof in Gothic style. It has an ‘L’ shaped plan. At the west and south ends of the building there are three-sided apses.

6.180

It was built as a Sunday School for the Lewisham United Reformed Church (formerly Lewisham Congregational Church) which is located directly adjacent.

6.181

The interior houses a double height gallery with apse and timber roof galleries supported by square columns.

6.182

The Sunday School derives historic interest as a reflection of the increase in popularity of non-conformist religions following a series of religious revivals in the mid-19th century.

6.183

The asset draws architectural interest as a well-preserved example of late 19th century Non-Conformist Sunday school in the Neo-Gothic style.

50

CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE 6.184

The adjacent United Reform Church positively contributes to an understanding of the building’s historic function as an associated Sunday school and derives group value with the church.

6.185

Surrounding the Sunday School to the east and the north is residential development dating to the inter-war period onwards, which bears no functional relationship with the buildings.

6.186

The wider setting of the asset comprises the fragmented and varied development along Lewisham High Street, which has evolved since the Victorian era.

6.187

The building is located on Courthill Road, to the south of the Site. The visual relationship between the asset and the Site is limited owing to the extent of interposing development and the railway. Where visible, the current buildings on Site are not considered to contribute to an understanding of the asset’s significance.

NON-DESIGNATED HERITAGE ASSETS

6.188

There are a number of non-designated heritage assets (both locally listed buildings and buildings of townscape merit) as well as an area of special local character, located along Lewisham High Street and within the Site. These are detailed in the plan at Figure 5.3.

6.189

Applying professional judgment, we have also identified No. 142-149 Lewisham High Street (Woolworths) as a non-designated heritage asset. It does not appear on the map at Figure 5.3 as it has not been identified as such

by The Council, however we consider it as a building of townscape merit within this assessment.

Figure 6.3 – Map of designated and non-designated heritage assets along Lewisham High Street (within and outside the red line boundary). Source: Montagu Evans.

51

Figure 6.4 – Map of assigned heritage significance (as per Section 2.0. methodology) for heritage assets along Lewisham High Street. Source: Montagu Evans.

LOCALLY LISTED BUILDINGS 65-71 LEWISHAM HIGH STREET (MAP REF: 45) AND 85-95 LEWISHAM HIGH STREET (MAP REF: 47) 6.190

65-85 Lewisham High Street is located approximately 75m to the immediate east of the Site. Numbers 65-71 comprise a four storey Art Deco building constructed of red brick with carved stone details including low relief plaques depicting a steam train, lorry and steam ships with the dates 1868-1933 in the tower. It was built as a department store named ‘Tower House’ in 1932-33 for the Royal Arsenal Co-operative Society. The design by Samuel Ackroyd derives historic and architectural interest as a good example of a 1930s purpose-built department store for local company Royal Arsenal Co-operative Society.

6.191

85-87 Lewisham High Street Is located approximately 30m to the immediate east of the Site. Built in 1901, it comprises a generous corner block and is a building of three storeys plus attic, constructed in red brick with limestone detailing. It derives historic and architectural interest as an early 20th century Neo-Classical building.

6.192

93-95 Lewisham High Street comprises an attractive three storey curved corner building constructed of yellow stock brick. It faces onto Lewisham High Street and the market. Sharing the same address is the adjacent property, a four storey stone temple style building with giant order of fluted ionic columns over the upper three storeys. The original black metal windows are still in situ and are an essential element of this design. This building is both attractive in its own right but also provides a necessary vertical emphasis that harmoniously links the neighbouring buildings.

6.193

The assets derive historic and architectural interest as attractive late 19th/early 20th century buildings that play a role in one’s understanding of the historic development of Lewisham. They also group value with 85 – 87 Lewisham High Street.

CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE

6.194

The buildings have a prominent location at the northern end of Lewisham High Street, a number of which are highly visible in their corner plot positions. This historical location contributes to an understanding of their original retail and commercial functions.

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6.195

The surrounding built form comprises an amalgamation of architectural styles and eras, with many of the buildings located further south along the High Street dating to the 20th century or later. Many of the buildings are in a deteriorating condition and require repair and investment. The Site forms part of development along the High Street, but shares no historic or functional relationship with the assets.

66 LEWISHAM HIGH STREET (MAP REF: 46) AND 99-100 LEWISHAM HIGH STREET (MAP REF: 48)

6.196

66 Lewisham High Street is located within the Site boundary and comprises the Joiners Arms pub. There has been a pub on this site since 1881. It is constructed of red brick with a Dutch gable and has a traditional curved timber panelled pub frontage. It derives significance as contributing to the historic streetscape within an area that predominantly comprises modern shopfronts.

6.197

99-100 Lewisham High Street is located within the Site boundary and comprises a three-storey building with shop at the ground floor. It is the former Burton’s menswear shop with the typical Burton frontage of the 1930s by Harry Wilson, combining Neo-Classical references and Art Deco motifs. The façade has six central columns, with classical motifs above, constructed of cream ceramic tiles.

6.198

The assets derive historic and architectural interest as attractive late 19th/early 20th century buildings that play a role in one’s understanding of the historic development of Lewisham.

CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE

6.199

The buildings have a prominent location at the northern end of Lewisham High Street, facing onto the market and central clock tower. This historical location contributes to an understanding of their original retail and commercial functions.

6.200

The surrounding built form comprises an amalgamation of architectural styles and eras, with many of the buildings located further south along the High Street dating to the 20th century or later. Many of the buildings are in a deteriorating condition and require repair and investment. The Site forms part of development along the High Street, but shares no historic or functional relationship with the assets.

143-149 LEWISHAM HIGH STREET (MAP REF: 49) AND 180-190 LEWISHAM HIGH STREET (MAP REF: 50)

6.201

143-149 Lewisham High Street comprises a commercial building with large faience blockwork and vertical fenestration. It derives historic and architectural interest as a fine example of early 20th century architecture expressed in large scale. In particular, the unusual use of faience on a building of this size and in this location where the surrounding vernacular is predominantly brick, gives this property positive townscape qualities.

6.202

180-190 Lewisham High Street comprises four storey commercial building dating to the 1920s, constructed of red brick. It derives historic and architectural interest as a good quality Art Deco inspired building which positively contributes to the immediate townscape.

CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE

6.203

The buildings have a prominent location at the southern end of Lewisham High Street. This historical location contributes to an understanding of their original retail and commercial functions.

6.204

The surrounding built form comprises an amalgamation of architectural styles and eras, with many of the buildings located further south along the High Street dating to the 20th century or later. Many of the buildings are in a deteriorating condition and require repair and investment. The Site forms part of the Proposed Development along the High Street, but shares no historic or functional relationship with the assets.

BUILDINGS OF TOWNSCAPE MERIT AND AREA OF SPECIAL LOCAL CHARACTER

6.205

LBL published the A21 Development Framework Baseline Study in 2022 which sets out development opportunities along the A21, “the central arterial road in Lewisham - an historic north to south ‘spine’ that runs through most of the Borough linking several centres.” This study identifies buildings of townscape merit along 53

Lewisham High Street within and around the Site (Figure: 5.3), which have been complemented by buildings identified as having some heritage significance by Montagu Evans during the pre-application process.

6.206

During consultations with officers during the pre-application process, the historic and architectural significance of the post-World War II buildings was discussed. It was agreed that the shopping centre buildings, including the ramps, entrance buildings and Lewisham House have no historic significance.

6.207

The buildings of townscape merit within or near the Site are:

6.208

Lewisham High Street: western elevation: •

198-206 Lewisham High Street;

•

156-160 Lewisham High Street;

•

122-126 Lewisham High Street;

•

116-118 Lewisham High Street;

•

86-88 Lewisham High Street;

•

68-70 Lewisham High Street; and

•

50-64 Lewisham High Street.

6.209

The buildings in this group comprise commercial properties, including Victorian buildings (nos. 206-198 and nos.

70-68 and 64-50), that can be found on many high streets in southeast London. Nos. 118-116 has a Victorian brick elevation with white banding and large dormers.

6.210

A number of mid-20th century buildings constructed following the destructions of World War II are of some interest.

They date from the early phase of Lewisham’s post-war regeneration and show various Festival of Britain inspired design features, such as the Marks & Spencer façade (no. 126-122). Nos. 86-88 is a post-war building with setback roof storey, red brick and white render.

6.211

No 156-1690 is currently overclad with modern fabric, to facilitate its use as a retail outlet and has been in this condition for several decades. It is understood that the modern frontage of Nos. 160-156 potentially screens a curved Art Deco corner; the quality or state of deterioration of the building is unknown and has not been exposed, nor appreciated for several decades.

6.212

In our professional opinion, No 142-148 should be added to the list of buildings of townscape merit. It comprises the former Woolworth building, which retains its vertical fins and Art Deco appearance.

6.213

Contribution of Setting to Heritage Significance The buildings are integrated into the western elevation of Lewisham High Street at a central location in Lewisham town centre. This location contributes to an understanding of their original retail and commercial functions.

6.214

The surrounding built form comprises an amalgamation of architectural styles and eras, including those of the shopping centre dating to the late 20th century or later. Many of the buildings are in a deteriorating condition and require repair and investment. The Site forms part of the Proposed Development along the High Street, but shares no historic or functional relationship with the assets.

6.215

Lewisham High Street: eastern elevation •

6.216

157-173 Lewisham High Street.

Nos. 157-173 is comprised of a six late 19th or early 20th century properties with flats above shops. Gables, chimney and dormers give the three-storey terrace a varied appearance. No. 155 is a tall building of similar age in red brick with strongly articulated bay windows across the entire height of the building.

54

CONTRIBUTION OF SETTING TO HERITAGE SIGNIFICANCE 6.217

The buildings are integrated into the eastern elevation of Lewisham High Street at a central location in Lewisham town centre. This location contributes to an understanding of their original retail and commercial functions.

6.218

The surrounding built form comprises an amalgamation of architectural styles and eras, but primarily the adjoining grade II listed church and presbytery. The buildings face the western elevation of the high street and the shopping centre. Many of the buildings are in a deteriorating condition and require repair and investment. The Site forms part of this additional development along the High Street, but shares no historic or functional relationship with the assets.

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7.0 DESCRIPTION OF THE PROPOSED DEVEOPMENT AND CONSULTATION 7.1

The Applicant has engaged in pre-application discussion with the Council and relevant stakeholders. Of relevance to the assessment of heritage matters are the following consultees: SUMMARY OF CONSULTATION CONSULTEE SUMMARY OF COMMENTS AND FORM / DATE OF CONSULTATION ENGAGEMENT WITH LBL Pre-App Design • Regarding heritage, the conservation officer pointed out Masterplan 11th that the heritage asset plan should take into account the November 2021 following designations: • Clock Tower on Lewisham High Street – Grade II listed • 73 – 83 Lewisham High Street – locally listed • 85 & 87 Lewisham High Street – locally listed • The draft A21 Development Framework identifies a potential Area of Special Local Character / Conservation Area focused around the Clock Tower.

LBL Site • Discrepancy as to the assessment of which buildings are Walkaround of heritage/townscape value.

12th January • Request to submit a revised annotated plan identifying 2022 buildings of heritage value on Site.

Pre-App 04: Townscape dated 22nd March 2022

March 2022 – June 2022 Email correspondence with LBL Lewisham to agree viewpoint locations.

Pre-App 06: High Street Heritage dated 20th April 2022

• The conservation officer referred to views of the site from Blackheath and made reference to the inclusion of a view from where General Wolfe Road and Shooters Hill Road met.

• A number of other viewpoints were discussed, including views from the NW of the scheme, a view from Ladywell Station.

• ME to liaise with the conservation officer to update and agree a viewpoint list.

• Discussion around which buildings on the High Street would be retained, views from the High Street into the scheme would help determine this.

• The relationship of buildings on the site with the general scale of buildings on the • The east side of the High Street, in particular with listed buildings in the vicinity (e.g. southern end), and the transition in height needs further consideration.

• Refinement of views selection, with clarity on the locations of views 11, 14, 15, 25 and 28.

• Requested the following additional views to be included as part of the assessment: Blythe Hill Fields which is a protected view in the Development Management Local Plan (Site Ref LV2) and the Draft Local Plan. Junction of Hither Green Lane and Ryecroft Road.

• Agreement of location and selection of all other views.

• Officers agreed with the proposed wireline/render split.

• Focused on Lewisham Shopping Centre buildings fronting the High Street.

• Officers were critical of the methodology used to identify the architectural and historic value of buildings facing onto Lewisham High Street, • The proposed loss of such a substantial number of buildings would significantly erode the sense of place and history that the High Street currently embodies.

• The extent of proposed demolition is not supported.

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WHERE IN THIS VOLUME COMMENTS ARE ADDRESSED • This has been incorporated into the High Street designation plan produced by Montagu Evans and has been incorporated into the heritage baseline section of this report.

• This was produced as part of a separate historic fabric study that was submitted to LBL in 2022 and in June 2024, the conclusions of which have been incorporated into the heritage baseline section of this report.

• The views assessed as part of this ES HTVIA have been formally agreed with the LBL through the scoping process. This includes View 11 from Hyde ale (Blackheath) and View 12 (Shooters Hill/General Woolfe Road).

• Officers comments on the location of views and wireline/render split were incorporated into the selection of views which have been used to assess the visual impact of the scheme.

• A comprehensive fabric study has been undertaken in order to identify the degree of heritage and townscape value each building along Lewisham High Street has. This also included an annotated map of those buildings

• The retention of the following buildings: Woolworths, M&S (no.112-126) is supported.

• Comments from the conservation officer on the heritage value map of buildings along Lewisham High Street; • Conservation officer agreed that No.68 Lewisham High Street should not be a building of townscape merit; • Confirmed which buildings along the High Street have townscape value; • Requested inclusion of some designated and nondesignated heritage assets onto this map, including the Grade II listed Clock Tower and the non-designated mill building.

• Requested an ownership boundary map be overlaid to this map.

• Conservation officer requested further survey information to justify extent of retention/demolition; • Key views of concern are: from the Clock Tower, from Lee Road looking west and one from St Stephens looking south, N4 where it meetings the High Street.

• Conservation officer expressed support re scale of buildings on Southern element of the Site.

Pre-App Heritage • Heritage and townscape value of designated and non10th May 2024 designated buildings along the High Street was agreed with conservation officers.

• Officers note that it would be useful to include in this document some of the many historic photos that exist of the High Street buildings. The context of some of these has changed (e.g. Woolworth’s and M&S) and historic images will be useful in informing the proposals where their context will change again.

• Fig 4 significance map - the street numbers aren’t legible when zoomed in which makes cross reference to Table 1 difficult – could this be improved please? There appears to be inconsistencies between this and Table 1 (e.g. value of Woolworth’s) • Appendix 2 – Historic Maps – was not included in the pack - Officers require this to be provided.

ENGAGEMENT WITH THE GLA GLA Pre-App • In addition, it should also be noted that views from beyond dated 17th March the site boundary and of the towers in particular (as they 2022: Townscape will have a wide ranging impact on the surroundings) should endeavour to complement the local historic townscape, respecting the recent social history, as well as the designated and non-designated heritage assets. It is noted that proposals should avoid harm to the significance of nearby heritage assets.

GLA Pre-App • Views from beyond the site boundary should endeavour to dated 10th complement the local historic townscape – respecting October 2022 recent social history as well as statutory historic designations; ENGAGEMENT WITH HISTORIC ENGLAND Historic England • . No comments, accepts that many tall building proposals Meeting 17th have been consented at Lewisham town centre without January 2024 HE raising any objections or commenting on heritage impacts. Formal advice letter in due course.

Historic England • Spread of tall building development further south in Lewisham town centre could visually encroach upon the Pre-App: Townscape Heritage and Retention dated 22nd April 2024

57

which are statutorily listed, locally listed and identified as buildings of townscape merit. This was discussed and circulated to the conservation officer at a later stage in the pre-application process.

• This fabric study has been incorporated as part of the heritage baseline at Section 6.0 of this report.

• Updates incorporated to fabric study and associated maps, which were circulated back to the conservation officer for agreement; • Incorporation of the historic into the heritage baseline section of this report.

• The Historic Fabric Study has been updated and the baseline section in this report has been updated to reflect the outcome of those discussions.

• The proposals were amended accordingly.

• The proposals were amended accordingly.

• No action required.

• Views from Blackheath are included within the

Consultation Response letter dated 28 February 2024

modest suburban character of both Ladywell and St Mary’s, Lewisham CAs. • Highlighted particularly sensitive views as those from Blackheath (11, 12, 13, 19, 20 and 36). The proposals would cause cumulative harm to the historic open character of Blackheath Common within the Blackheath CA. Clarify that this harm would be relatively low.

• Recognise that the Proposed Development presents an opportunity to enhance Lewisham High Street through the retention and refurbishment of its historic buildings and the introduction of high-quality and contextual infill development.

• Further site investigations, in consultation with Lewisham Council’s Conservation Officer will be required to determine the extent of fabric to be retained.

• While none of the buildings on site are included on the National Heritage List for England, we suggest you pursue HE’s screening for potential listing service.

DESIGN REVIEW PANEL Lewisham DRP • The initial project concept was presented to the DRP. The 18th October DRP encouraged the team to consider a greater retention 2022 of buildings.

5th December • It was agreed with the DRP that through discussions with 2023 the Council, most buildings within the Lewisham High Street frontage which are of heritage value or make a positive contribution to the local streetscape are proposed for retention within the current scheme.

• Better definition is needed concerning the extent of work to the retained frontage buildings and the mechanisms for enhancements to the retained buildings within the detailed section of the application. Additional design information should be provided for buildings in close proximity to other heritage sensitive buildings within the outline section of the application.

• The heritage consultants have inputted into the scheme although the work is ongoing. The proposals do not affect the LVMF prescribed views. The effect of the project on the designated and non-designated assets is being assessed with Council Officers. There is potential for the development to retain more elements in the southern portion of the site.

• As the project progressed the designs need to be analysed and assessed in terms of their impact on key cherished views (HTVIA).

• In terms of heritage and preservation of the historic assets, the strategy is much improved, and the Panel were greatly encouraged to see many more of the existing buildings facing Lewisham High Street to be either retained in full or their most important aspects preserved and the buildings rejuvenated. The Panel felt that there was further work to do in this regard in the southern sector in that there are some interesting buildings which could be retained/repurposed, in order to allow preservation of as much of its existing high street character as possible.

Lewisham DRP • The panel requested that a presentation was made 14th April 2024 regarding the heritage strategy and approach towards assessment.

• The impacts of the proposals on the protected views, local views and the settings of heritage assets have been and continue to be tested. The local and distant views have been agreed with the LBL and tested with Historic England who have accepted the views as proposed and do not want to engage further with regard to the detail of the scheme.

• The Panel noted the Applicant Team’s evaluation that the proposals will not impact on the LVMF and commented that the reduction in the number of buildings over the course of the design’s evolution has helped reduce both local and distant impact.

• The Panel observed that the scheme will have a significant impact on the protected and local views since the project proposes a dense group of tall buildings. In 58

visual impact assessment in Section 11.0. of the report.

• The retention strategy was reviewed by the design team.

• A full analysis of views was undertaken and is included within this assessment.

• The applicant has sought, where possible, to retain buildings along the High Street, where they have heritage merit and can be purposefully reused without undermining the wider regeneration strategy. A full analysis of this is provided in the assessment section below.

• The applicant presented the demolition strategy, which seeks to retain buildings along the High Street, where they have heritage merit and can be purposefully reused without undermining the wider regeneration strategy. The stepped massing strategy was also discussed, which seeks to integrate low rise development along the High Street and gradually

Lewisham DRP 8th July 2024

Lewisham DRP August 2024

particular, further distant views from Blackheath should be provided as the project designs and massing strategies become more refined.

• Based on the information seen to date it is expected the proposals will cause a medium level of harm and the Applicant Team will need to demonstrate that the public benefits of the scheme, which should be considerable, are sufficient to outweigh the harm caused by the Proposed Development..

• It was recommended that a simpler and more coherent narrative for the organising the building mass, form and scale on the site is developing but there is further work to do to generate a cohesive and convincing approach across all aspects of the site.

• The Panel identified LH, the north wing of N4, W2 and E4.2 as the most likely locations for landmark structures, and the proposed buildings should exhibit a greater coherence of form, massing and architectural approach, recognising the difference between signature and supporting buildings.

• The team are recommended to think of this project’s massing as a series of layers running east to west from Lewisham High Street rising ins scale toward Molesworth Street. The high street edge is formed by a crust of finer grain architecture of different periods but with a relatively consistent scale. The work undertaken to maximise the retention of the existing buildings was fully supported.

• The scale, texture, grain and varied low scale architecture of the high street is extremely important in defining the character of the town centre, and a better balance has to be found between the scale of the proposals, and their negative impact notably N4 but also N2. The east wing of N4 is not acceptable as currently proposed and must be radically set back from the high street.

• The design team presented a refined massing strategy, which sought to reinforce the principles of stepping back from the High Street and building height towards Molesworth Street. This was explained with concept diagrams and also visualised using verified views.

• Detailed consideration was given to Block N1 and N2, including significant changes to the massing to align with the high street frontage and setback some of the taller elements. Detailed design amendments have also been undertaken to ensure the materiality, architectural detail and colouration of these buildings is contextual and a positive design response.

• A more focussed presentation was provided by the design team, focussing on detailed design elements and landscaping proposals.

SCOPING OPINION Scoping Opinion • Agreed with EIA methodology used for heritage; dated 14 June • All cumulative schemes identified for assessment should 2024 be clearly identified on a plan showing their location relative to the Proposed Development and for each viewpoint by an AVR illustration where they would be in view.

• The approach to the determination of significance is considered acceptable.

• It is agreed that assets will be identified through the use of ZTV testing and the modelling process outlined within the ES. • The ES must be supported by a figure which clearly identifies all built heritage assets that have been assessed.

• In accordance with NPPF Paragraph 200, the built heritage assessment should include a GLHER. • Requirements for the inclusion of reference to the Historic England Advice Note 12, Principles of Cultural Heritage Impact Assessment (July 2021).

• It should be noted that each separate discipline (heritage, townscape and visual) should be clearly defined and dealt 59

increase scale westward towards Molesworth Street.

• A ZTV was presented to outline the geographical extent from which the proposed development would be visible, and the potential assets impacted. A set of verified views was also provided to understand the visual impact from selected locations.

• The updated design has been integrated into the final proposals.

• The refinements to the design were integrated into the final proposals.

with its own methodology and effects identified. The assessment of built heritage should be informed by the townscape and views assessment and provide clear cross-reference as appropriate.

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8.0 IMPACT OF PROPOSD DEVELOPMENT 8.1

This section assesses the effect of the Proposed Development on the built heritage assets identified in the baseline section of this report. A qualitative assessment is provided below. The assessment has been informed by visual material, including a ZTV, verified views and non-verified massing studies.

8.2

The ZTV has been overlaid onto the Heritage Asset Plan and reproduced at Figure 8.1. The ZTV is indicative of likely intervisibility and is used as a tool only. It does not allow for visual gradation, i.e. it does not indicate the extent of visibility which will vary throughout the surrounding area. Further interrogation of individual heritage assets has been informed by the verified views and non-verified massing studies contained in the BHTVIA.

Figure 8.1. Heritage Asset Plan/ ZTV Overlay.

DEMOLITION AND CONSTRUCTION 8.3

The demolition and construction phase will occur as both part of the Outline Application (during phases 1a 1b, 2a, 2b and 3a) and the Detailed elements of the application. ES Volume 1 Chapter 5: Demolition and Construction sets out the anticipated programme of works and the key activities that would be undertaken on the Site during demolition and construction necessary to facilitate the Proposed Development. The likely effect of these activities on the significance of the heritage assets identified in the baseline is assessed below.

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Figure 8.2 – Figure 9.1 Demolition Plan, red showing wholesale demolition, teal showing retention without works (building structure), light blue sowing retention of high street facing façades as a minimum, light green showing retention with significant alteration building structure). Source: SEW Architects.

8.4

The Demolition and Construction phase will involve the demolition of the existing shopping centre building on Site (see demolition plan at Figure 9.1). Given the location of non-designated heritage assets directly adjacent to the existing shopping centre, this will have a direct effect on the following buildings:

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•

50-64 Lewisham High Street (partial demolition of southerly and westerly party walls and subsequent integration with new building which is subject to a detailed planning application);

8.5

•

66 Lewisham High Street (partial demolition of southerly and westerly party walls and subsequent integration with new building which is subject to a detailed planning application);

•

68-70 Lewisham High Street (partial demolition of southerly and westerly party walls and subsequent integration with new building which is subject to a detailed planning application);

•

86-88 Lewisham High Street (partial demolition of northerly and easterly party wall and integration with new building which is subject to a detailed planning application and outline planning application);

•

116-118 Lewisham High Street (partial demolition of southerly and westerly party walls and integration with new building that is subject to an outline planning application); and

•

180-190 Lewisham High Street (partial demolition of westerly partly wall and integration with new building that is subject to an outline planning application).

These buildings would experience various degrees of change including loss of neighbouring party wall and partial demolition. The assets have a high ability to accommodate the proposed change, given that the existing shopping centre is an allocated Site and future development is anticipated to come forward. The magnitude of impact to these buildings will be Low during this phase of the Proposed Development, given that the heritage significance of each of the buildings, derived principally from their elevations fronting the High Street, remains unchanged.

This results in a likely effect of Minor Adverse nature of effect. The nature of effect is judged to be Adverse brought by the environmental and visual effects of demolition and construction in the immediate vicinity of the listed building.

8.6

Buildings 122-126 Lewisham High Street (Marks and Spencer’s Building) and 142-148 Lewisham High Street (Woolworths Building) are to undergo partial demolition, with the principal (easterly) façade of these buildings being retained. They too have a high ability to accommodate the proposed change, given that construction activity is to come forward on the allocated Site. The magnitude of impact to the buildings is Medium, given the extent that is to be demolished during this stage, however, the aspects of the building that derive heritage significance (the principal façades) are to be retained. This results in a Minor/Moderate Adverse effect.

8.7

No designated heritage asset would be fully demolished. No non-designated heritage assets will be fully demolished with the exception of Nos.156-160 Lewisham High Street, which is identified as a Building of Townscape Merit, discussed below.

8.8

All other buildings proposed for comprehensive demolition are not formally identified as heritage assets. Due consideration has been given to their potential heritage value (see Figure 6.4), and no building that has been assessed to have heritage value is to be wholly demolished, with the exception of Nos.156-160 Lewisham High Street. The remaining buildings proposed for demolition are constructed in the twentieth century, including Nos. 72-78 High Street designed by the Boots’ chief architect, Colin St Clair Oakes.

8.9

For building Number 156-160 Lewisham High Street the magnitude of impact will be High, resulting in an effect of Moderate Adverse. An adverse nature of effect is identified given the historic and architectural significance of this building has been lost as a result of the wholesale demolition which is a permanent and long-term effect. As per Paragraph 209 of the NPPF, which considers harm to, or loss of non-designated heritage assets, the decision maker will need to consider that harm in the overall planning balance, which takes into account the Proposed Development as a whole.

8.10

The decision maker needs to consider the Proposed Development as a whole, including the operational phase which is discussed below. Works during this phase include cleaning, maintenance, repair and internal improvements.

8.11

This phase of the Proposed Development could also introduce new environmental conditions into the setting (and experience) of the heritage assets: there will be increased noise, vibration, dust and traffic in the surrounding area, which could affect a heritage asset’s significance.

8.12

There will also be visual impacts during this phase of the Proposed Development, comprising equipment associated with construction such as cranes and hoarding.

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8.13

8.14

Views of construction equipment from the wider area is likely to have a limited impact due to the temporal nature of the works, the concentrated area of development and the limited visibility of works which will take place at lower levels. This is generally limited to the heritage assets within closest proximity to the Site: •

65-85 Lewisham High Street;

•

85-95 Lewisham High Street;

•

90-98 Lewisham High Street;

•

100-104 Lewisham High Street;

•

143-149 Lewisham High Street;

•

157-173 Lewisham High Street;

•

198-206 Lewisham High Street;

•

Clock Tower;

•

St Saviour’s Church and adjoining Presbytery;

•

Former Prudential Building;

•

Church of Stephen and Stephen’s Church War Memorial;

•

10-18 Belmont Hill;

•

Lewisham Bridge Primary School;

•

The Priory;

•

Rileys (Former Temperance Billiard Hall);

•

United Reform Church Sunday School;

•

St Stephen’s CA;

•

Belmont CA; and

•

Mercia Grove CA.

The assets have a high ability to accommodate the proposed change, given that the nature of the existing shopping centre, and future development anticipated to come forward. We consider the magnitude of impact to these assets to be relatively low during this phase of the Proposed Development, resulting in a Negligible Adverse effect. Views of construction equipment from the wider area is likely to have a limited impact due to the temporal nature of the works, the concentrated area of development and the limited visibility of works which will take place at lower levels. The presence of these demolition and construction activities within the wider setting of the assets will not affect one’s ability to appreciate their significance and thus why a Negligible Adverse effect has been identified.

OPERATIONAL DIRECT EFFECTS

8.15

Following the Demolition and Construction stage of the Proposed Development, subsequent direct works will be carried out to the buildings along the High Street. This will include cleaning, repair and internal improvements.

8.16

Following the cleaning, repair and maintenance works undertaken during the Demolition and Construction phase, the function and usability of all heritage assets would improve and their architectural quality would be more readily legible.

8.17

Given the location of non-designated heritage assets directly adjacent to the existing shopping centre, this will have a direct effect on the following buildings: •

50-64 Lewisham High Street (Building of Townscape Merit);

•

66 Lewisham High Street (Locally Listed Building);

•

68-70 Lewisham High Street (Building of Townscape Merit);

•

86-88 Lewisham High Street (Building of Townscape Merit);

•

90-104 Lewisham High Street (Locally Listed Building);

•

116-118 Lewisham High Street (Building of Townscape Merit);

•

157-173 Lewisham High Street (Building of Townscape Merit); 64

•

180-190 Lewisham High Street (Locally Listed Building); and

•

198-206 Lewisham High Street (Building of Townscape Merit).

8.18

These assets have a high ability to accommodate the proposed change, given the existing nature of the Site and the significant intervention of Lewisham Shopping Centre, constructed in the latter half of the 20 th century. We consider the magnitude of impact to these buildings to be Low during this phase of the Proposed Development, having a resultant minor effect on the assets. The nature of effect is beneficial given the refurbishment to the exterior and interior of the building to better reveal its architectural and historic significance.

8.19

Numbers 122-126 and 142-148 Lewisham High Street, also have a high ability to accommodate the operational phase of development, given the extent of change that their immediate setting has undergone over the latter half of the twentieth century. The direct works to these buildings undertaken during the operational phase will comprise the partial rebuilding of both Nos 122-126 and 142-148, as well as their integration into the new buildings on Site.

As a result, the magnitude of impact is Medium, resulting in an effect of Minor to Moderate effect. The nature of effect is beneficial given the refurbishment and upgrade works to the principal facades of the building, from which their historic and architectural significance is derived.

INDIRECT EFFECTS (SETTING IMPACTS) WORLD HERITAGE SITE MARITIME GREENWICH WORLD HERITAGE SITE AND BUFFER ZONE (MAP REF: A AND B)

8.20

The WHS is one of Britain’s most complex and well-preserved Baroque architectural compositions, designed by Wren, Hawksmoor and Vanbrugh, who are among the country’s most famous architects. The buildings are integrated into the parkland originally designed by André Le Nôtre, Louis XIV’s court gardener, set along the Grand Axis from the Queen’s House to the River Thames. The significance of the axis was recognised when the view from the General Wolfe statue was added to the protected views set out in the LVMF.

8.21

The Site is located approximately 900 m to the south of the MGWHS and its buffer zone which includes the open expanse of Blackheath Common. The Lewisham Gateway and the Connington Road developments, which comprise tall buildings between 25 and 34 storeys, are located between the Site and the MGWHS.

8.22

This assessment for MGWHS also considers the following assets, which are located within Greenwich WHS: •

The Manor House (Map Ref; 17);

•

Roman Catholic Church of Our Ladye Star of The Sea including its Forecourt Wall and Gate Piers (Map Ref: 18);

•

The Presbytery (Map Ref: 19);

•

West Grove, Conduit House, Blackheath (Map Ref: 51);

•

Anglo-Saxon Cemetery in Greenwich Park (Map Ref: 52);

•

Greenwich Park Conservation Area (Map Ref: Q); and

•

Greenwich Park RPG (Map Ref: 53).

8.23

The MGWHS is embedded in the emerging townscape of south-east London, comprising the tall building zones at Canary Wharf, Millwall, Blackwall and the Greenwich Peninsula. The MGWHS Management Plan recognises that the cluster of tall buildings on the north side of the River Thames will continue to evolve. From the MGWHS and its buffer zone, other tall building zones across the capital can be seen, for example the Eastern Cluster in the City of London, Kidbrooke and the Canada Water cluster which is under construction.

8.24

The WHS is located in a planned area for tall and high-density development. It would sit within the context of existing and emerging development and, as a result, the WHS and the individual heritage assets within it have a low susceptibility to the type of Proposed Development.

8.25

Due to the separating distance of the Site from the MGWHS, the potential impact of the Proposed Development is limited to intervisibility, albeit heavily filtered, from the wooded areas within the southern part of Greenwich Park 65

and from Blackheath Common. From most areas of the Royal Park, the proposed height would sit below the canopy of trees bounding the southern border of the open space, (as articulated by View 37 from Greenwich Park, looking cross the Royal Naval College). Looking towards the WHS from the north, from Island Gardens (as demonstrated by View 14), whilst there is a historic connection between the two areas, the Proposed Development sits well below the tree canopy and thus visibility is limited.

8.26

As the Site is located to the south-west of the MGWHS and its key components, the Queen’s House, Royal Observatory and the Naval College, it lies behind the Grand Axis which runs northwards from Queen’s House to Canary Wharf and would not affect the alignment of the Baroque composition.

8.27

The Proposed Development would be most visible from Blackheath in the buffer zone to the south of the Royal Park. The Buffer Zone is a component of setting to protect the OUV of the MGWHS and is not an asset in its own right nor an extension of the WHS boundary. The Proposed Development would be understood as part of the evolving skyline of Lewisham town centre, which currently comprises the buildings of Lewisham Gateway, Loampit Vale and at Conington Road. The Proposed Development would complete the emerging cluster at taller elements, achieving a balanced composition with a concentration of taller elements at the junction of Rennell Street and Molesworth Street next to Lewisham train and DLR station. The roofline would step down to the south and the low-rise neighbourhoods of Ladywell and Brockley, emulating the varied roofscape of southeast London.

The views as a whole demonstrate the Proposed Development would not give rise to any setting impacts that would adversely impact the OUV of the MGWHS. The Proposed Development would therefore not impact the viewer’s ability to appreciate the OUV. LISTED BUILDINGS BOONE CHAPEL, GRADE I (MAP REF: 1)

8.28

Attributed to Sir Christopher Wren, the chapel is the only survivor of the late 17th century almshouse complex commissioned by Christopher Boone. The Site is located approximately 1 km to the west of the chapel, linked by Lee High Road, the A20, which leads from the chapel in long curves towards Lewisham town centre, which is earmarked as an area of growth in the Local Plan.

8.29

Despite its proximity to the road and the new buildings in the town centre, the asset has a medium ability to accommodate the type of change caused by the Proposed Development without change to its heritage significance.

8.30

Due to the curving nature of Lee High Road, there is no intervisibility between the asset and the proposed buildings. The Proposed Development would not impact significance of the asset.

RANGERS HOUSE, (MAP REF: 2)

8.31

The Ranger’s House is a fine late 17th century building on the edge of the Royal Park, located approximately 1.3 km to the north of the Site. The asset is embedded in the open landscape of Blackheath, facing the built-up areas of Lewisham with a clear view of the emerging cluster of tall buildings at the town centre. Lewisham is identified as a growth area. Tall buildings have become a key component of the horizon line framing the heath.

8.32

From the Ranger’s House, the Proposed Development would be seen in conjunction with the other tall buildings at Lewisham, such as Lewisham Gateway and the tall building at Conington Road, thereby helping consolidate the Lewisham cluster. The proposed buildings would be appreciable from the asset’s setting as a composition of high-quality buildings delivered through the Design Code with highly articulated elevations which provide texture and visual interest.

8.33

As with the MGWHS, the impact of the Proposed Development is minor, given that the Proposed Development would be seen as part of the existing Lewisham skyline. The Proposed Development does not result in harm to the significance of the asset.

66

THE CLOCK TOWER (MAP REF: 20) 8.34

The clock tower was erected for Queen Victoria’s diamond jubilee on the central crossing of Lewisham High Street and Lee High Road, it lies directly opposite the Site and has watched over the town centre for over a century.

Since the clock tower was built, Lewisham High Street has undergone major changes. Following the destructions of World War II much of the town centre was rebuilt in the 1950s. The arrival of the shopping centre in the late 20th century introduced a new super structure into the town centre which erased much of the original street layout.

Road widening and improvement works necessitated the clock tower to be moved. The asset is an object structure within the main high street and has a high ability to accommodate the type of change proposed without change to its value.

8.35

The Proposed Development would remove some of the late 20th century structures from the immediate setting of the clock tower and introduce new, high-quality architecture, while the transformation of the Site would have a general uplifting impact on the town centre. The taller elements would be set back from the clock tower behind the existing buildings along the high street frontage. They would appear as a backdrop to the asset and the traditional buildings in the foreground.

8.36

The Proposed Development, by virtue of the introduction of high quality architecture and the improvements to landscaping and public realm, would improve the immediate setting of the listed clock tower, as demonstrated by View 29 and the standalone assessment of the Clock Tower (including VuCity analysis) separately prepared by Montagu Evans. The impact of the Proposed Development would be beneficial, and therefore the special interest of the listed structure is enhanced.

CHURCH OF ST SAVIOUR AND ADJOINING PRESBYTERY (MAP REF. 21 AND 22)

8.37

Located on Lewisham High Street opposite the Site, the church of has been the heart of Lewisham’s catholic community for more than a hundred years. It is a striking building in an Italianate early Renaissance style, built in red brick with a 38 m tall campanile.

8.38

Lewisham town centre was badly affected by World War II and many of the buildings along the High Street were destroyed and subsequently rebuilt. Some of the buildings within the setting of the assets are in need of repair and investment. The town centre is identified as a growth area in the Local Plan. As a result, the church and presbytery have a high ability to accommodate the type of change proposed without change to its value.

8.39

The Proposed Development would transform the town centre and introduce high quality architecture, replacing buildings which have reached the end of their lifespan. Overall, the improvements to Lewisham High Street would contribute to an overall uplift of the town centre and therefore the setting of the church and presbytery. Taller elements would be towards the western site boundary away from the assets. The bulk of the Proposed Development would be obscured by the existing building along the high street. The overall magnitude of impact to the asset is judged to be relatively low, as the proposals would result in a minor change to the wider setting of the assets. The effect would be beneficial given the above mentioned impacts.

FORMER PRUDENTIAL BUILDING (MAP REF: 23)

8.40

The former Prudential Building derives its significance from its architectural quality and the well-preserved early 20th century interiors and its connections with the Prudential Insurance Company.

8.41

It stands opposite the southernmost tip of the Site, integrated into the eastern frontage of Lewisham High Street.

Following the rebuilding efforts after World War II and the road works at the junction of Lewisham High Street, Molesworth Street and Limes Grove, the asset lost much of its original setting. Lewisham town centre has been identified as a growth area with a tall building cluster emerging to the north. The former Prudential Building has a high ability to accommodate the type of change proposed without change to its heritage significance.

8.42

As with the heritage assets nearby, the Proposed Development would transform the town centre and introduce high quality architecture, replacing buildings which have reached the end of their lifespan. Overall, the improvements to Lewisham High Street would contribute to an overall uplift of the town centre and therefore the setting of the church and presbytery. Taller elements would be concentrated towards the west and north of the 67

Site, away from the asset. The buildings opposite at the southern end of the Site would be refurbished and new public space introduced. The Proposed Development is therefore considered to have a relatively low magnitude of impact on the significance of the asset, resulting in minor change to the significance of the asset by virtue of change to setting. The effect would be beneficial given the above mentioned impacts.

CHURCH OF ST STEPHEN AND WAR MEMORIAL (MAP REF: 24) 8.43

Designed by Sir George Gilbert Scott, the church has a High heritage value. It is a fine example of the Victorian’s reinterpretation of the Early English style, complete with the interiors and stained glass windows.

8.44

The church stands diagonally opposite the Site to the north of the junction of Lewisham High Street and Rennell Street. Since the rerouting of Lewisham High Street, Rennell Street and Molesworth Street and the demolition of the historic buildings to the south of St Stephen’s Grove in the late 20th century, the asset has lost its original setting to the south and west. It now faces the Lewisham Gateway redevelopment which comprises several tall buildings. As identified by the Local Plan, the town centre is a growth area and the church’s setting is set to see further change. As a result, the church and presbytery have a high ability to accommodate the type of change proposed without change to its value.

8.45

The Proposed Development would transform the town centre and introduce high quality architecture, replacing buildings which have reached the end of their lifespan. Overall, the improvements to Lewisham High Street would contribute to an overall uplift of the town centre and therefore the setting of the church and presbytery. The Proposed Development would be seen next to the tall buildings of the Lewisham Gateway development and understood as part of the emerging cluster at Lewisham town centre. Currently, the northern flank of Lewisham Shopping Centre comprises a fragmented assembly of party walls revealed after the road widening works of the late 20th century, the northern servicing and delivery area at Salisbury Yard, blank walls, Lewisham House and the access ramps for the multistorey car park. From the church, the proposed public space at Rennell Street would be noticeable, creating a welcoming and verdant entry point into the Site and an attractive new streetscape.

The proposed buildings, which would represent an increase in intensity and scale on the Site, would be appreciable from the asset’s setting as a composition of high-quality buildings delivered through the Design Code with highly articulated elevations which provide texture and visual interest. The detailed elements of the Proposed Development, Plots N1 and N2 would be visible about the outline element, contributing to a visually interesting townscape composition.

8.46

The distinct roof profile of N1 and its angled form, varied brickwork bonding and composition through a careful detailing approach of faience columns to the shopfront; has created interest to a previously defunct area of the High Street and within the immediate setting of St Stephen’s Church.

8.47

The base of N1 forms a plinth that steps down from four storeys to two storeys as it wraps around the Site and provides a contextual scale to the existing High Street buildings, including the Church of St Stephen. The verticality of design is demonstrated by the position of windows, articulated panels, shop fronts and columns.

8.48

The N2 building has been designed by a different architectural practice and as such, there is further variation in design to the proposed buildings on Site. N2 also comprises variation in materiality, through the use of a combination of red and buff brick, as well as dark green detailing around the fenestration and for the window glazing bars. The angled roof profile also creates visual interest and variation to the backdrop of the church.

8.49

While the Proposed Development would change the setting of the church, when seen from Lewisham High Street.

However, these views are incidental, and the Proposed Development would be understood as part of the busy, urban town centre environment as set out in the Local Plan, where there is contrast between buildings, a varied scale between development and a large range of styles, details and materials. That intervisibility does not impact on the value of the heritage asset and the Proposed Development would therefore have no effect on the heritage significance of the asset.

68

LEWISHAM BRIDGE PRIMARY SCHOOL (MAP REF: 26) 8.50

The school is one of the first buildings that was infirmed by modern school design ideas at the beginning of the 20th century. The layout, well-lit and ventilated classrooms and the well preserved interiors are rare.

8.51

Modern extensions have altered the rear of the school. The main entrance still overlooks an open space that is oriented towards the River Ravensbourne and the Site, which lies approximately 220 m away. Lewisham House is directly opposite.

8.52

The school sits next to the emerging cluster of tall buildings at Loampit Vale and Lewisham Gateway. As identified by the Local Plan, the town centre is a growth area and a tall building zone. The susceptibility of the asset to the type of change is therefore low.

8.53

The Proposed Development would complement the emerging cluster of tall buildings at the railway station and introduce new public space at the interface of the River Ravensbourne, Rennell Street and Molesworth Street.

As part of the proposals, Lewisham House would be reconfigured, introducing high quality design.

8.54

While the transformative impact of the Proposed Development would enhance the visual amenity to the area surrounding the school, it would not change the asset’s value.

RILEY’S (FORMER TEMPERANCE BILLIARD HALL) AND UNITED REFORMED CHURCH SUNDAY SCHOOL GROUPING (MAP REF.: 28 AND 29)

8.55

Both assets stand opposite each other on Courthill Road at the corner of Lewisham High Street, approximately 230 m to the south of the Site. The church and former Temperance Billard Hall are fine examples of their types that have been the heart of their community for many decades.

8.56

Separated from the town centre by the railway line, the assets’ setting is comprised of the mixed-use building stock along Lewisham High Street and Courthill Road. There are a number of taller, recent developments such as the eight-storey building opposite the former billiard hall. While the two historic buildings can still be understood as serving part of the surrounding residential neighbourhoods, this part of Lewisham is affected by the wider transformation of the town centre and the borough. As a result, the church and former billiard hall have a high ability to accommodate the type of change proposed without change to its value.

8.57

Due to the visual barrier that the railway line introduces, the Proposed Development would be only partially visible.

Where glimpses are possible, the taller elements would be seen in conjunction with the Lewisham Gateway development and understood as part of the emerging cluster at Lewisham town centre.

8.58

The improvements to Lewisham High Street would contribute to an overall uplift of the town centre that would be tangible around the two heritage assets. The Proposed Development would be understood as part of the busy, urban town centre environment as set out in the Local Plan, where there is contrast between buildings, a varied scale between development and a large range of styles, details and materials.

8.59

As such, the Proposed Development would not be understood to impact the setting of the historic buildings and is therefore considered to have no impact on the heritage significance of the asset.

CONSERVATION AREAS ST STEPHEN’S CONSERVATION AREA (MAP REF: C)

8.60

The conservation area comprises the Victorian terraces to the east of the grade II listed church of St Stephen’s (see above). It has an overall consistent historic character and appearance.

8.61

The railway line separates the conservation area from the residential areas of Blackheath to the north, to the east are the large houses of the Belmont Conservation Area. The conservation area has lost its traditional setting to the west: modern large scale developments between Conington Road, Lewisham Gateway and Lewisham Shopping Centre and the road widening work that led to the rerouting of Rennell Street at the junction with 69

Molesworth Street and Lewisham High Street have introduced a new, high rise context, typical for a major London town centre that has been identified as a growth area. The conservation area abuts one of the tall building zones listed in the draft Local Plan. As a result, the conservation area has a high ability to accommodate the type of change proposed without change to its value.

8.62

The Proposed Development would help address some of the shortcomings of the road widening works which left the party wall of the property on the corner of Lewisham High Street and Rennell Street exposed and introduced the unsatisfactory public realm between the shopping centre and the Gateway development. New, high quality buildings and public space would give Rennell Street a welcoming character and draw people into the Site, creating a safe and pleasant pedestrian experience. The taller elements would help consolidate the tall building cluster next to Lewisham railway station as set out in the Local Plan. The proposed buildings, which would represent an increase in intensity and scale on the Site, would be appreciable from the asset’s setting as a composition of high-quality buildings delivered through the Design Code with highly articulated elevations which provide texture and visual interest. The detailed elements of the Proposed Development, Plots N1 and N2, would create a distinct roof profile and angled form in views looking south from within the CA. The single use of a lighter tone brick materiality for the taller and main element of N1 establishes a single volumentric presence, unencumbered by setbacks or projections.

8.63

N1 is of greater scale and thus is the most visible element of the detailed design proposals from within St Stephen’s CA. N2 may be partially visible appearing behind N1 (as articulated in AVR View 28 in Appendix 1.0), in which the variation in materiality which comprises a richer, red buff brick, will create visual interest when viewed in conjunction with the lighter tonality of N1.

8.64

In the views along the High Street, the Proposed Development would be understood as part of a busy, urban town centre environment where there is contrast and varied scale of development and architectural details. As a result, the change to the setting of the conservation area would be limited. Intervisibility between the proposals and the conservation area would not impact the heritage significance of the asset.

Belmont Conservation Area (map ref: D)

8.65

The following assets, by virtue of their location within the Belmont Conservation Area are assessed as part of the impact on the CA: •

The Fludyer Tomb, Lee Old Churchyard (Map Ref: 5);

•

Monument of Sir John Call Bart Lee Old Churchyard (Map Ref: 6);

•

Church of St Margaret (Map Ref: 7);

•

10-18 Belmont Hill (Map Ref: 25); and

•

The Priory (Map Ref: 27).

8.66

The Belmont Conservation Area comprises the large late 19th and early 20th century houses north of Belmont Hill leading to the town centre from the east.

8.67

Due to the east-west alignment of Belmont Hill and the other streets, the emerging tall building cluster at the town centre that stretches from Conington Road to Lewisham Gateway and Lewisham House can be seen from many vantage points within the conservation area. The conservation area lies close to a major town centre that has been identified a growth area and tall building zone by the Local Plan. As a result, the conservation area and the assets located within it have a high ability to accommodate the type of change proposed without change to its value.

8.68

The Proposed Development would introduce additional buildings in the views from the conservation area. The proposed buildings, which would represent an increase in intensity and scale on the Site, would be appreciable from the asset’s setting as a composition of high-quality buildings delivered through the Design Code with highly articulated elevations which provide texture and visual interest.

8.69

The detailed elements of the Proposed Development, Plots N1 and N2, would thus be visible from specific points within the CA, as demonstrated by AVR View 16. The red buff brick materiality of N2 is particularly noticeable, as well as the horizontal emphasis on the façade, expressed by the reoccurring balconies and facades. The 70

articulated roof form of N2 and subsequent step down further aids in breaking up the perception of mass. The lighter tonality and angled roof form of N1 is also perceptible from the CA. The detailed design of both buildings and clear contrast between them and the existing built form in the CA, ensures they form an attractive new part of the townscape in the setting of the CA. 8.70

While the difference in scale would be noticeable, the stepped skyline and vertical emphasis of the buildings would mitigate the impact and create an attractive composition and appropriate backdrop to the conservation area.

8.71

As a result, the change to the setting of the conservation area would be limited. Intervisibility between the proposals and the conservation area would not detract from the quality of the conservation area and significance would be preserved.

8.72

The Church of St Margaret and associated structures are located with an enclosed churchyard setting, which is clearly defined by a hard border comprising iron railings and supplemented by a number of mature trees. The introduction of the Proposed Development in the wider periphery of the assets does not affect one’s appreciation of the heritage value of the church and associated structures. Glimpsed visibility of the Proposed Development in views looking west does not undermine the historic and architectural value of the church as outlined in Section 5.0.

8.73

The Proposed Development therefore preserves the overall heritage significance of the conservation area, and the assets located within it.

MERCIA GROVE CONSERVATION AREA (MAP REF: E)

8.74

The Mercia Grove Conservation Area is located approximately 85 m to the east of the Site, the conservation area is one of the smallest, only comprising two rows of late 19th century two storey terraces.

8.75

Following the rebuilding after World War II and the construction activities in the late 20th century, the setting of the conservation area has changed fundamentally. From the street between the two terraces, the upper part of the multistorey car park that forms part of the Lewisham Shopping Centre is visible above the properties on Lewis Grove. From the junction of Mercia Grove with Lewis Grove and Lewisham High Street, the tall building developments to the north at Lewisham Gateway and Conington Road are visible.

8.76

Despite the sense of enclosure created by the arrangement of the street which makes a positive contribution to the asset’s setting, the conservation area sits within a major town centre adjacent to a tall building zone identified in the Local Plan. As a result, the conservation area has a high ability to accommodate the type of change proposed without change to its value.

8.77

The Proposed Development would replace the current multistorey car park with taller buildings, which would represent an increase in intensity and scale on the Site, and introduce a new retail frontage along the High Street which would be visible from within the conservation area. The visual impact would be mitigated by the skilful articulation of each block with an emphasis on elegant, vertical forms and the large amount of planting which would soften the appearance of the new buildings. The proposed buildings would be appreciable from the asset’s setting as a composition of high-quality buildings delivered through the Design Code with highly articulated elevations which provide texture and visual interest.

8.78

The detailed elements of the Proposed Development, would be partially visible from the CA, as articulated by AVR View 30 in Appendix 1.0 of the BHTVIA. The buff red brick and emphasis on horizontality, demonstrated by the symmetrically placed windows and associated balconies, is appreciable from within the CA. The use of traditional ratios and proportions, and emphasis on symmetry echoes the historic character of the Mercia Grove CA. The slight setback not only breaks up the perception of mass but also creates a visually interesting backdrop to the CA.

8.79

There is a historic, functional relationship between the residential areas and the shops and facilities of the town centre. As such, intervisibility between the conservation area and the much larger shopping centre buildings would not alter the conservation area’s character. Its significance would be preserved.

71

LADYWELL CONSERVATION AREA (MAP REF: F) 8.80

The Ladywell Conservation Area lies approximately 400 m to the west of the Site and comprises the late Victorian suburban residential development to the north of Ladywell station. The Grade II listed Ladywell Station (Map Ref: 38) is also considered as part of this assessment.

8.81

Ladywell is located at a short distance to the west from Lewisham town centre. Over the last decade, the emerging cluster of tall buildings at Lewisham station, as set out in the draft Local Plan, and the other tall building developments in southeast London and beyond have become an important component in the asset’s setting. As a result, the conservation area and station building have a high ability to accommodate the type of change proposed without change to its value.

8.82

The streets within the conservation area run off Vicars Hill, which joins Ladywell Road near the station. From the streets running northwards parallel to the railway line, intervisibility with the Site is limited, but the upper parts of the Proposed Development would be visible from the rear gardens and Ellerdale Street which is oriented towards the town centre. The proposed buildings would complement the emerging tall building cluster at the station, ensuring a balanced composition of the Lewisham town centre skyline.

8.83

As a result, the change to the setting of the conservation area and station would be limited. Intervisibility between the proposals and the assets would not detract from the quality of the conservation area and significance would be preserved.

BLACKHEATH CONSERVATION AREA (MAP REF: G AND R)

8.84

The following assets, by virtue of their location within the Blackheath Conservation Area are assessed as part of the impact on the CA: •

The Pagoda (Map Ref: 8);

•

Church of the Ascension (Map Ref: 9);

•

Perceval House and Spencer House (Map Ref: 11);

•

22 Dartmouth Row (Map Ref: 12);

•

91 and 91a Belmont Hill (Map Ref: 30);

•

The Sacred Heart Convent (Map Ref 36);

•

Old Tower of Former Church of St Margaret (Map Ref: 39); and

•

1-6 Aberdeen Terrace (Map Ref: 43).

8.85

Located approximately 300 m to the northeast of the Site, the Blackheath Conservation Area falls partially into the MGWHS buffer zone. It comprises a number of highly graded heritage assets: The Pagoda, Church of the Ascension, Perceval House and Spencer House, 22 Dartmouth Row.

8.86

The key component of the conservation area is the heath, one of the largest areas of common land in London, that lies between the Royal Park and Blackheath Village. The area is associated with Georgian developments such as the Pagoda (map ref.: 8), the Paragon (located outside the study area) and the buildings on Dartmouth Row, some of which can be seen at distance from the centre of the heath.

8.87

The skyline that can be seen beyond the tree canopies that enclose the heath is continuously changing, which adds to the interest of the views out of the conservation area. Canary Wharf, Kidbrook and more recently Lewisham Gateway and the tall building at Conington Road introduced a novel effect with interesting points of orientation. From the conservation area, much of London can be seen. Both the London Plan and the Local Plans of the adjoining boroughs, Lewisham and Greenwich, have identified much the surrounding land as growth areas.

8.88

There are a number of highly graded assets within the CA including the Grade II* Pagoda, Church of Ascension Perceval and Spencer House and 22 Dartmouth Row. The ZTV overlay with the heritage asset plan at Figure 5.2 indicates intervisibility between these assets and the Proposed Development. Where visible, the proposals are seen in conjunction with the existing and emerging tall building development around Lewisham, and it is not

72

considered that this marginal visibility will affect one’s appreciation of the heritage value of the assets located within the CA. 8.89

As a result, the conservation area and the assets within it have a high ability to accommodate the type of change proposed without change to its value.

8.90

The Proposed Development would introduce additional tall elements into the emerging skyline of Lewisham. The buildings would be largely obscured by mature trees and interposing existing developments from many parts of the conservation area and the listed building within it. However, as demonstrated by viewpoints 11, 12, 19 and 20, there is some intervisibility from the heath. The proposed undulating roofline composition comprises a taller cluster to the north that integrates the buildings at Lewisham Gateway. Across the distance, the proposed buildings would be appreciable from the asset’s setting as a composition of high-quality buildings delivered through the Design Code with highly articulated elevations which provide texture and visual interest.

8.91

The magnitude of impact of the Proposed Development is relatively low, resulting in a negligible, neutral impact on the heritage significance of the conservation area, by virtue of change to its setting.

ST MARY’S CONSERVATION AREA (MAP REF: H)

8.92

8.93

The following assets, by virtue of their location within the St Mary’s Conservation Area are assessed as part of the impact on the CA: •

St Mary’s Vicarage (Map Ref: 3);

•

Church of St Mary the Virgin (Map Ref: 4);

•

Garden Walls to South and West of St Mary’s Vicarage, Police Station and Coroner’s Court (Map Ref: 32);

•

340 Lewisham High Street (Map Ref: 34);

•

Old Swimming Baths (Map Ref: 35);

•

Walls surrounding Churchyard of St Mary’s Church (Map Ref: 37);

•

School Treatment Centre (Map Ref: 40); and

•

Lewisham Public Library (Map Ref: 42).

This conservation area is located to the south of the railway viaducts, approximately 230 m away from the Site. It is focused on the church of the same name, listed at grade II*, and the civic buildings and housing from the Victorian and Edwardian era that surround it. The Vicarage is an 17th century house that was later extended and altered; today it is listed at grade II*. Several other buildings, such as the Old Swimming Baths and the Library, are listed at grade II.

8.94

Due to alignment of Lewisham High Street, Lewisham’s key north-south transport corridor, which runs through the conservation area and the visual separation of the railway viaduct, the conservation area has limited intervisibility with Lewisham town centre. However, the conservation area falls within the New Cross/Lewisham/Catford Opportunity Area with two growth points, Lewisham town centre and Catford town centre in close proximity.

8.95

As a result, the conservation area and the assets within it have a high ability to accommodate the type of change proposed without change to its value.

8.96

Only the upper parts of the Proposed Development would be noticeable from Lewisham High Street. The buildings would be understood as belonging to the established and emerging skyline of the town centre. The change to the setting of the conservation area and the other heritage assets within it would be limited. Intervisibility between the proposals and the assets would not impact on the viewers’ ability to appreciate the assets and their significance would be preserved.

8.97

The Church of St Mary and associated listed structures are located within an enclosed churchyard setting, which is bordered by a dense boundary of mature trees. As a result, partial visibility of the Proposed Development is largely occluded by interposing vegetation, especially during winter months when the trees are in leaf. The

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introduction of the Proposed Development within the wider setting of the church is not considered to alter one’s appreciation of its significance.

8.98

The Proposed Development will therefore have no impact on the heritage value of the St Mary’s conservation area, or the assets located within it.

LEWISHAM PARK CONSERVATION AREA (MAP REF: I)

8.99

The conservation area is located approximately 575 m to the south of the Site and comprises the open space of the park and the grand houses surrounding it. Three post-World War II tower blocks stand immediately to the west of the park on Lewisham High Street. Lewisham High Street is part of the A21 corridor that connects Lewisham town centre with the South Circular at the Catford gyratory. Catford itself is subject to the Catford Town Centre Framework which sets out LBL’s vision for the future of this part of the Borough, including the delivery of 2,700 new homes. As a result, the conservation area has a high ability to accommodate the type of change proposed without change to its value.

8.100

Much of the Proposed Development would be screened by the mature trees in the park. The ZTV shows the visibility of the Proposed Development without tree coverage; even during the winter months, branches and remaining foliage would have a filtering effect. Where visible, only a small part of the top of the proposed buildings would be noticeable. The Proposed Development would be understood as part of the emerging skyline of Lewisham town centre. As a result, the change to the setting of the conservation area would be limited.

Intervisibility would not detract from the quality of the conservation area and significance would be preserved.

SOMERSET GARDEN CONSERVATION AREA, ST JOHN’S CONSERVATION AREA AND BROOKMILL CONSERVATION AREA (MAP REF: J, L AND M)

8.101

The three conservation areas occupy the land that slopes down from the elevated land to the north towards Lewisham town centre. The area is bordered by Loampit Vale/Lewisham Vale to the west and Brookmill Road to the east, straddling the railway line. St John’s station lies at the centre. The building stock across all three areas is high-quality, mid-19th century housing, including short terraces, semi-detached and detached houses, some of which are listed such as Somerset Gardens (grade II), or Stone House, the Italianate villa on Lewisham Way, listed at grade II*.

8.102

The A20 (Lewisham Way and Loampit Vale) leads from the conservation areas down into the town centre, offering vistas across the town centre and the emerging new townscape, comprising tall new developments, such as the 35-storey tower at Conington Road and the cluster at Lewisham Gateway, which are comprised in the town centre tall building zone, defined in the Local Plan.

8.103

As a result, the conservation areas and the listed structures within them have a high ability to accommodate the type of change proposed without change to its value.

8.104

The Proposed Development would introduce additional tall elements into the emerging skyline of Lewisham. The overall townscape composition would be consolidated. As a result, the change to the setting of the conservation area would be limited. Intervisibility between the proposals and the conservation area would not detract from the quality of the conservatism area and significance would be preserved. The Proposed Development would not change the setting of the Stone House and the other listed buildings within the conservation areas and their, as well as the conservation areas’ significance would remain intact.

BROCKLEY CONSERVATION AREA (MAP REF: K)

8.105

The Brockley Conservation Area is located to the west of the Site, approximately 630 m away, comprising Hilly Fields and the residential streets to the west of the park. The conservation area comprises large houses and terraces, developed in the second half of the 19th century and more modest houses on the streets further west.

Some of the larger houses stand on Drake Stret, which offers views out towards Lewisham town centre. The majority of the streets in the conservation area run north-south and views out are only possible at the junctions with the east-west streets.

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8.106

The emerging new townscape is visible, comprising tall new developments, such as the 35 storey tower at Conington Road and the cluster at Lewisham Gateway, which are comprised in the town centre tall building zone, defined in the draft Local Plan. As a result, the conservation areas have a high ability to accommodate the type of change proposed without change to its value.

8.107

By virtue of its location within Brockley CA, the Hillyfields Sixth Form Centre (Map Ref: 10) is included within this assessment, it also has a high ability to accommodate the type of change proposed by the Proposed Development.

8.108

Seen across the separating distance, the upper parts of the Proposed Development would be visible. The overall skyline composition of Lewisham, comprising the tall buildings at Lewisham Gateway and Conington Road, would be consolidated. As a result, the change to the setting of the conservation area would be limited. Intervisibility between the proposals and the conservation area would not detract from the quality of the conservation area and the significance would be preserved.

NON-DESIGNATED HERITAGE ASSETS LOCALLY LISTED BUILDINGS ON THE EASTERN SIDE OF LEWISHAM HIGH STREET

8.109

The following locally listed buildings on the eastern frontage of Lewisham High Street are assessed together as a group, given their collective proximity to the Proposed Development. The assets within this group comprise the following: •

65-68 Lewisham High Street (Map Ref: 45);

•

85-95 Lewisham High Street (Map Ref: 47); and

•

143-149 Lewisham High Street (Map Ref: 49).

8.110

Given the extent of change that the immediate setting of these buildings has undergone with the intervention of the shopping centre during the latter half of the twentieth century, these buildings have a Low susceptibility to the Proposed Development.

8.111

The Proposed Development will introduce a number of tall buildings on Site, which will culminate in height to the North of the Site, to the northwest of the assets, decreasing in height to the east of the Site. The new buildings will introduce high-quality architecture onto the existing shopping centre Site, as well as extensive improvements to public realm and landscaping. This includes a roof level garden which will be a key feature in the wider settings of the assets. The design of the majority of buildings, which is to be decided in detail at the reserved matters stage, will adopt a contextual and sensitive materiality and design approach to the buildings along Lewisham High Street.

8.112

Given the impact is limited to one of setting, remaining peripheral to one’s experience of each of the buildings, the overall effect of the Proposed Development on the buildings’ heritage significance is minor. The effect is a beneficial one, given the improvements to the setting of the locally listed buildings, enabled through the introduction of high-quality architecture on the former shopping centre Site.

CUMULATIVE DEMOLITION AND CONSTRUCTION STAGE

8.113

There is one cumulative scheme considered within this assessment, is Lewisham Retail Park, located approximately 280m to the north of the Site. This would potentially introduce more demolition and construction activity to the wider setting of the following heritage assets: •

Church of St Stephen and St Stephen’s Church War Memorial, Lewisham (Map Ref: 24);

•

Lewisham Bridge Primary School (Map Ref: 26); and

•

Conservation areas to the west of the Site (Map Refs: F and K).

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8.114

This type of activity would introduce noise, traffic and visual influences which are unattractive and which detract from the wider area in which the receptors are experienced.

8.115

For all other heritage assets the likely effect of the combined effect of the construction and demolition of the Proposed Development would remain the same.

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9.0 CONCLUSION 9.1

This (built) heritage assessment relates to proposals which are subject to a hybrid planning application for the redevelopment of Lewisham Shopping Centre and adjacent land in Lewisham, London. It describes the significance of any heritage assets affected by the Proposed Development, including any contribution made by their setting. The Site is not statutorily listed, nor is it situated within a conservation area. It lies within close proximity to several statutorily listed assets, including the Grade II Lewisham Clock Tower. There are a number of non-designated heritage assets located within the Site boundary, including the locally designated 65-85 Lewisham High Street, 90-100 Lewisham High Street and 180-190 Lewisham High Street, as well as part of an area of local special character.

9.2

Of the 61 heritage assets, 59 would not experience change to their setting that would impact significance i.e. their special interest would be preserved. For non-designated heritage assets, 122-126 and 142-148 Lewisham High Street, direct works undertaken during the operational phase of the Proposed Development will involve beneficial refurbishment and upgrading works to their principal facades, better revealing their historic and architectural significance.

9.3

The assessment has identified an adverse effect to one non-designated heritage asset, 156-60 Lewisham High Street, which is to undergo wholesale demolition during the demolition and construction stage of development. In accordance with Paragraph 209 of the NPPF: the effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that directly or indirectly affect non-designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset. This will need to be considered by the decision maker in the wider planning balance.

9.4

The proposed development would provide a heritage benefit, comprising the improvement of the immediate setting of a number of locally listed buildings along Lewisham High Street, as well as the Grade II listed Clock Tower. The proposals would replace the existing shopping centre building with a number of buildings of a high architectural quality, as well as substantial public realm and landscaping enhancements. The improvements would be secured through the submitted Design Code.

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