URL: https://democracy.croydon.gov.uk/ieDecisionDetails.aspx?ID=2553

Decision Maker: Director of Planning and Sustainable Regeneration

Outcome: Recommendations Approved

Is Key Decision?: No

Is Callable In?: No

Purpose: This report has been prepared to update the Webb Estate and Upper Woodcote Village Conservation Area Appraisal and Management Plan (CAAMP) and expand Croydon’s Local List of Buildings of Architectural or Historic Significance.   The Webb Estate and Upper Woodcote Village CAAMP was adopted as a Supplementary Planning Document on 25th June 2007 and provides a detailed appraisal of the landscape and historic character of the Webb Estate and Upper Woodcote Village, with proposed management guidelines on how this character should be preserved and enhanced. However, it has not been updated for over 18 years and therefore requires reviewing and updating.   The Planning (Listed Buildings and Conservation Areas) Act 1990 (“The Act”) directs that local planning authorities must review their conservation areas from time to time and designate any parts or further parts which are of special architectural or historic interest (section 69). The review and update of the existing CAAMP serves to: ·         Document changes within the area, either confirming or redefining the special interest, ·         Identify additional elements that contribute to the area's significance, ·         Establish recommendations based on current conditions and emerging challenges, ·         Revise and update the management plan to guide future conservation and development effectively.   LOCAL LISTING   National Planning Policy, the London Plan, Planning Practice Guidance, Local Planning Policy and Historic England guidance encourages Local Authorities to identify heritage assets of special local interest. Historic England’s Advice Note 7 “Local Listing; Identifying and Conserving Local Heritage” (2021) suggests a best practice approach whereby Local Authorities review their Local List periodically to ensure it is kept up to date. This helps to maintain the Local List’s value and relevance. To meet this need, the Council holds a Local List of Buildings of Architectural or Historic Significance.   Croydon’s current Local List of Buildings of Architectural or Historic Significance, published in 2006, now requires an update. The current Local List SPD was adopted in 2006 and Part A contains selection criteria for local listing, guidance on works to locally listed buildings and implications of local listing in terms of planning policy and guidelines. Part B contains the List of Buildings (‘the Local List’). It sets out the criteria for inclusion on this list, requiring a building or structure to meet at least two of the following criteria: authenticity; architectural significance; historical significance; technical significance; and townscape value.   As part of the review and update of the Webb Estate and Upper Woodcote Village CAAMP, 31 buildings have been identified as having architectural and/or historic interest that meets the criteria and are therefore proposed for inclusion on the Local List.

Content: This report has been prepared to update the Webb Estate and Upper Woodcote Village Conservation Area Appraisal and Management Plan (CAAMP) and expand Croydon’s Local List of Buildings of Architectural or Historic Significance.   The Webb Estate and Upper Woodcote Village CAAMP was adopted as a Supplementary Planning Document on 25th June 2007 and provides a detailed appraisal of the landscape and historic character of the Webb Estate and Upper Woodcote Village, with proposed management guidelines on how this character should be preserved and enhanced. However, it has not been updated for over 18 years and therefore requires reviewing and updating.   The Planning (Listed Buildings and Conservation Areas) Act 1990 (“The Act”) directs that local planning authorities must review their conservation areas from time to time and designate any parts or further parts which are of special architectural or historic interest (section 69). The review and update of the existing CAAMP serves to: ·         Document changes within the area, either confirming or redefining the special interest, ·         Identify additional elements that contribute to the area's significance, ·         Establish recommendations based on current conditions and emerging challenges, ·         Revise and update the management plan to guide future conservation and development effectively.   LOCAL LISTING   National Planning Policy, the London Plan, Planning Practice Guidance, Local Planning Policy and Historic England guidance encourages Local Authorities to identify heritage assets of special local interest. Historic England’s Advice Note 7 “Local Listing; Identifying and Conserving Local Heritage” (2021) suggests a best practice approach whereby Local Authorities review their Local List periodically to ensure it is kept up to date. This helps to maintain the Local List’s value and relevance. To meet this need, the Council holds a Local List of Buildings of Architectural or Historic Significance.   Croydon’s current Local List of Buildings of Architectural or Historic Significance, published in 2006, now requires an update. The current Local List SPD was adopted in 2006 and Part A contains selection criteria for local listing, guidance on works to locally listed buildings and implications of local listing in terms of planning policy and guidelines. Part B contains the List of Buildings (‘the Local List’). It sets out the criteria for inclusion on this list, requiring a building or structure to meet at least two of the following criteria: authenticity; architectural significance; historical significance; technical significance; and townscape value.   As part of the review and update of the Webb Estate and Upper Woodcote Village CAAMP, 31 buildings have been identified as having architectural and/or historic interest that meets the criteria and are therefore proposed for inclusion on the Local List. For the reasons set out in the report and its appendices, theDIRECTOR OF PLANNING & SUSTAINABLE REGENERATION AGREED:   2.1to approve for public consultation:   2.1.1     the Draft Webb Estate and Upper Woodcote CAAMP; and 2.1.2    proposed buildings within the Webb Estate and Upper Woodcote Village Conservation Areas for local listing in accordance with the Council’s adopted Statement of Community Involvement (2024) and the Town and Country Planning (Local Planning) (England) Regulations 2012.   2.2To subject to the public consultation results, to agree that the buildings and addresses in the new Local List of Buildings (Part B) within the Webb Estate and Upper Woodcote Village Conservation Areas should become Locally Listed and agree to publish the local list of the buildings in the Webb Estate and Upper Woodcote Village Conservation Areas in the new “Local List of Buildings – Part B” that will sit alongside the Croydon’s existing Local List of Buildings of Architectural or Historic Significance SPD.   2.3 to delegate to the Director of Planning and Sustainable Regeneration, in consultation with the Cabinet Member for Planning & Regeneration, the making of minor factual, editorial and image changes to Draft Webb Estate and Upper Woodcote Village CAAMP and Local Listings prior to consultation.   To comply with statutory obligations and to facilitate the preservation and enhancement of Webb Estate and Upper Woodcote Village Conservation Areas and of the proposed locally listed buildings.   The key anticipated benefits of the use of the Webb Estate and Upper Woodcote Village CAAMP – supported by the Conservation Area General Guidance (CAGG) - by applicants, planning officers and the public will be as follows:   ·         As a material planning consideration when determining planning applications, the CAAMP is likely to lead to an increase in the quality of the design of development within conservation areas that preserve and enhance their special character. The CAAMP will inform applicants of the various aspects of the built environment that make up Webb Estate and Upper Woodcote Village’s special character and will provide clear guidance about what types of development may be considered acceptable within the conservation areas; ·         An increase in the efficiency of the planning application process for sites within the conservation areas through reference to clear and concise information; ·         An increased sense of pride amongst residents of the conservation areas that will be gained as a result of raising knowledge and awareness of the value of their local area through the consultation process; ·         An increased sense of pride is more likely to incentivise property owners in the conservation area to engage in the protection and enhancement of the areas through commissioning works to their properties that are sympathetic to the special character of the conservation area. ·         Celebrates and increases awareness of the heritage of the area   Once the Local List is updated, any new buildings on the List will have additional planning policy coverage and their inclusion in the list will comprise a material planning consideration in the determination of any planning applications relating to these buildings. Where planning permission is required, any development affecting these newly identified non-designated heritage assets should be assessed accordingly against the Council’s relevant planning policies and should seek to preserve and enhance the significance of the buildings and their setting.   Without a specific designation, a buildings significance is decided on a case-by-case basis and this can be a lot more onerous.  As per the Mayors Business Plan 2022 - 26, it is critical that the Borough’s special and/or historic built form is protected for future generations.     The Alternative option would be to not update the existing CAAMP. This would mean that the Council would not be meeting its statutory obligations, as outlined above. Applications would need to be determined on the basis of existing planning policy and guidance which is not considered to be sufficiently detailed. It would likely lead to additional resource requirements for pre-planning application enquiries, applications and an increase in appeals or public inquiries. The special character of the conservation areas would continue to be eroded through poorly considered development and incremental changes.   An alternative option would be to update the entire Croydon’s Local List of Buildings of Architectural or Historic Significance SPD to take into account the proposed additions. This would require significantly more resource and would also extend the time frame for the project. There is a risk of irreversible damage or alteration to the proposed Locally Listed Buildings in the meantime which could potentially affect their special character or architectural or historic significance.   Another alternative option would be to not update the Local List at all, however this is contrary to Historic England’s Best Practice guidance and the Mayor’s Business Plan 2022-2026 and may also result in harmful development coming forward in the future that adversely compromises valued heritage assets of the borough and the special character of the conservation areas.   On this basis the alternative options have been rejected.  

Date of Decision: August 11, 2025