Sutton

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EV9 Understanding Suttons Local Distinctiveness A4 colour covers front.qxd 10/11/2008 13:44 Page 1

London Borough of Sutton
Local Development Framework
EV

Understanding Sutton’s
Local Distinctiveness:
Characterisation
Report of Studies
Evidence Base

London Borough of Sutton
Local Development Framework

Understanding Sutton’s Local Distinctiveness

Characterisation Report of Studies

Planning and Transportation Service

Environment and Leisure

2008

CONTENTS PAGE
NUMBER
ONE Introduction 1
Introduction 1
Document Background 1
Policy context 2
Purpose of this report 3

TWO Geological and Hydrological Context 4

THREE Topography and Views 6
Topography 6
Views 6

FOUR Archaeological Context 8

FIVE Historic development Context 12
General trend of development 12
Beddington 16
Carshalton 17
Cheam 18
Hackbridge 19
Sutton 20
Wallington 21
Worcester Park 22

SIX Local Material Colour Palette 24

SEVEN Movement 26

EIGHT Townscape and Landscape Character and Quality 28
Introduction 28
Housing Typologies 34
Town Centres 43

NINE Assessment of Density and Setting 50
Introduction 50
Methodology 50
Qualitative assessment 51
Quantitative assessment of density 58
Understanding Character and Setting in Sutton 63
Conclusions and application of Local Settings 64

TEN Further Evidence Required 66

Contact Details and Further Information 67
Appendix 1 69
Appendix 2 71
Appendix 3 73

development. In particular, these are important when
seeking to ensure that future development respects and
improves the existing local character and helps create
places with an identity that builds on Sutton’s local
distinctiveness. Good design should be integrated into
the existing urban form and the natural and built

ONE
environments.

1.3 A recognised technique for identifying and recording
existing character is by conducting a borough wide
‘characterisation study’. Characterisation is a tool for
defining and understanding the characteristics of a place
Introduction and the Historical Environment Local Management
“It is proper to seek to promote or reinforce local (HELM) states that ‘characterisation is a widely used tool
distinctiveness …” for helping to form an overview of an area as a
(PPS1, ODPM 2004) framework for sustainable decisions on managing
change’.
Introduction
1.1 Sutton has long been regarded as a prosperous and 1.4 This document sets out the findings of a Characterisation
attractive area in which to live. It conveys the image of a Study of Sutton’s existing suburban and urban character,
leafy well laid out established ‘arcadia’. However the conducted during 2007, and will inform the development
character of the Borough is more complex than this of Policies in the Local Development Framework and
simple stereotype. associated documents.

1.2 Every place, like every person, has a distinct character, 1.5 In addition to informing the preparation of the Council’s
which is often determined by the place’s features, such Development Plan Documents, this report should be
as the geology, archaeology, heritage quality and the used by anyone seeking planning permission as the
streetscape, including streets, front boundaries and the starting point in the preparation of a design and access
type, age and scale of buildings. Knowledge of these statement. Design and access statements should be
features is important when designing and making started at the earliest stage in the design of schemes
decisions about the type and location of future and set out, stage by stage, how the preferred design

PAGE 1
UNDERSTANDING SUTTON’S LOCAL DISTINCTIVENESS: CHARACTERISATION REPORT OF STUDIES

solution takes the opportunities for improving the suburban areas of the Borough. Accordingly, this is
character of the surrounding area. summarised below.

Document Background 1.10 Planning Policy Statement 1 (Delivering Sustainable
1.6 Since 1968 and the designation of Carshalton Village Development) requires Planning Authorities to prepare
and Wrythe Green Conservation Areas the Council has robust policies on design and access based on an
focused on the preservation of the special character and understanding and evaluation of the defining
appearance of the Borough. In the last 40 years the characteristics of the area. The government is committed
Council has designated a further 14 Conservation Areas to protecting and enhancing the quality of the natural and
and has identified a number of Areas of Special Local historic environment and requires a high level of
Character. However both nationally and regionally there protection for the most valued townscapes. PPS1 is also
has been an increased focus on an ‘urban renaissance’ clear that design should take opportunities for improving
in order to achieve higher density development and the character and quality of an area and the way it
regeneration of town centres. functions.

1.7 This study is particularly important given the pressure to 1.11 Planning Policy Statement 3 (Housing) makes clear that
meet and exceed housing targets whilst continuing to Local Planning Authorities should develop design
protect the character of the Borough. policies aimed at creating places, streets and spaces
which meet the needs of people, are visually attractive,
1.8 In order to inform the Urban Design Guide safe, accessible, functional, inclusive, have their own
Supplementary Planning Document an Interim Report of distinctive identity and maintain and improve local
Studies was prepared based on the character. Furthermore, PPS3 states that the extent to
Townscape/Landscape Appraisal (1998). However the which development creates, or enhances, a distinctive
Interim Report of Studies indicated that more detailed character that relates well to the surroundings and
work would be carried out in 2007. This Report of supports a sense of local pride and civic identity, should
Studies sets out the latest research and updates and be considered when assessing proposed development.
replaces the Interim Report of Studies. PPS3 also states that Local Authorities should facilitate
good design by identifying the distinctive features that
Policy context define the character of a particular local area.
1.9 The Council must take account of national and regional
planning policy in developing a new policy approach for 1.12 PPS3 also allows local authorities to set a range of

PAGE 2

densities across a plan area opposed to one broad
density range, although 30dph net should be used as a 1.16 In particular, the purpose of this report is:
national indicative minimum until a local density range is • To set out a thorough understanding of the various
adopted. However, PPS3 also allows local planning elements that make up the borough’s character and
authorities to plan for densities below this minimum, as which contribute to local distinctiveness in order to
long as these are justified bearing in mind local help manage the process of change;
circumstances. • To identify/realise opportunities to improve the
character of the Borough;
1.13 The Mayor of London, in the London Plan: Consolidated • To fully understand the relationship between local
with Alterations since 2004 (the London Plan), states density and character found in the borough;
that boroughs should ensure that development proposals • To put forward evidence in support of the Council’s
achieve the maximum intensity of use compatible with policy approach for a local density matrix based on
local context, the design principles in Policy 4B.1, and an assessment of local character;
public transport capacity. The Mayor of London also puts • To provide the strategic context for Conservation
forward a density matrix, which sets a strategic Area Character Appraisals and the preparation of
framework for appropriate densities at different locations, Planning Briefs;
which aims to reflect and enhance existing local • To update elements of the 1998
character by relating the accessibility of an area to Townscape/Landscape Appraisal; and
appropriate development. Appropriate density ranges • To identify any areas or topics where further local
are related to setting in terms of location, existing evidence is required.
building form and massing, and the index of public
transport accessibility.

1.14 Policy 4B.1 of the London Plan states that boroughs
should seek to ensure that developments respect local
context, history, built heritage, character and
communities.

Purpose of this report
1.15 This Report of Studies has been prepared as supporting
evidence for the Local Development Framework.

PAGE 3

ponds, useful for farming, crops and industry.

2.4 In the early 20th century the sands were described as
the best barley land in Surrey. This fairly narrow zone of
fertile soil must have been under more or less
continuous cultivation for thousands of years and its is

TWO
here that the five historic village centres were located –
Beddington, Wallington, Carshalton, Sutton and Cheam.

2.5 The land to north of these divides into two broad areas,
east and west. The land in the northeast is largely
underlain by gravel which was washed out of the
Geological and hydrological Croydon Valley in the last ice age. The River Wandle
flows around the southern and western edge of this its
context main sources being springs in Croydon and Carshalton.
2.1 The geology of Sutton is made up of three predominant The north west part of the Borough largely rests on
soil types: Upper Chalk in the higher lying southern parts London clay which produced intractable and infertile soil.
of the borough; London Clay in the north west; and river
terrace sands and gravels in the lower lying north east 2.6 The lime for many 17th Century developments, including
near the Wandle River. The geology of the Borough is St. Paul’s Cathedral, is supposed to have come from two
shown in Figure 2.1. large chalk pits found either side of Carshalton Road,
where B&Q and the Water Gardens estate is now.
2.2 The southern edge of the Borough is underlain by chalk
which, in the past, supported a mixture of arable land
and open grass downland.

2.3 A result of the changes in height and interface of chalk
and gravel & clay is the Thanet Sand found along the
north/south divide. Here, water descends through the
deep chalk until it meets impermeable clay, rising
through the sand to produce abundant springs and

PAGE 4

Figure 2.1: Geology of the Borough

PAGE 5

south and given its topography these are largely towards
the north. These views extend towards the West London
Ridge, towards Crystal Palace and into Central London
including of the Telecom Tower and Canary Wharf

THREE
Tower.

Figure 3.1: Topography of the Borough

Topography and Views
Topography
3.1 The northern part of the London Borough of Sutton is
generally flat, lying at between 30/40m above sea level
with the exception of Rose Hill which rises up to a height
of 50m. However Sutton is located at the foot of the
North Downs and therefore the southern part of the
Borough rises up towards the south to a height of 140m.
The topography of the Borough is shown in Figure 3.1.

Views
3.2 The topography of the Borough affords a number of
long-range views into, across and out of the Borough.
The Townscape/Landscape Appraisal of the Borough
identified the Borough views out from the area, which
were deemed to be of strategic significance, and these
are shown on Maps in Figures 3.2 and 3.3.

3.3 Not surprisingly there are more significant views from the

PAGE 6

Figure 3.3: Views from the North

Figure 3.2: Views from the South

3.5 Whilst the Landscape Appraisal also considered local
views on a site by site basis, these were not
comprehensively recorded on a map or critically
3.4 The views from the north are more limited and largely of analysed in a way that could help develop a policy on
a more local nature – towards the Ikea chimneys, the views. Furthermore skyline issues were not addressed.
Croydon skyline and southwards towards the residential
suburbs and tree lined roads. 3.6 Consultants should be commissioned to undertake a
comprehensive study of views and skylines of the area in
order to be better able to determine which need to be
protected.

PAGE 7

identified below:
Upper Paleolithic / Mesolithic Communities
• North Downs Fringe and Springline
• Wandle Alluvium

FOUR
Late Prehistoric Communities
• Queen Mary’s Hospital
• Wandle Gravels
Late Iron Age, Roman and Early Angelo-Saxon
Communities
• Beddington Roman Villa
Archaeological context • Bandon Hill Roman Cemetery
Introduction • Beddington Anglo-Saxon Cemetery
4.1 Protection of historic buildings, parks, gardens and areas • Stane Street
of Archaeological Importance is of great importance for • Mere Bank
conserving the Borough’s heritage and townscape Medieval and Later Historic Communities
quality. Government guidance in PPGs 15 and 16 • Wallington
emphasise the need to pay special attention to the • Beddington Carshalton
characterisation, preservation and management of these • Sutton
assets. Accordingly, this Characterisation Report has • Cheam
highlighted the archaeological and historical context of
• Woodcote
the Borough.
Post-Medieval Water Powered Industry
4.2 English Heritage advocates the consideration of existing
• Wandle Mills
archaeology when undertaking characterisation analysis.
Historic Estates, Parks and Gardens – the Suburban
Figure 4.1 shows the location of Archaeological Priority
Legacy
Areas and Scheduled Ancient Monuments in the
• Carew Manor and Beddington Park
Borough.
• Carshalton House (St. Philomena) and Gardens
UDP Context • Mascal (Carshalton Park House) and Carshalton
4.3 Sutton Council’s current UDP, saved Policy BE40, Park
requires Archaeological Field Evaluations for • Stone Court and the Grove
development in the Archaeological Priority Areas • The Grange, Wallington

PAGE 8

Prehistory
Figure 4.1: Archaeological Priority Areas and Scheduled 4.4 Very little is known about the earlier pre-history of the
Ancient Monuments area. A number of stray items have been found on the
Wandle gravels and the slope of the North Downs but,
apart from the fact that they are largely absent from the
clay lands, they do not form any clear or obvious pattern.
It is therefore difficult to say much about early human
activity in the area.

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

4.6 The Late Bronze Age was followed by the Iron Age.
Scheduled Ancient Monuments
1. Roman Villa, east of Beddington Park Settlement of this date is again most common on the
2. Dovecote, Beddington Park east side of the borough. The Carshalton ‘hill fort’ seems
3. Milestone, Sutton High Street
4. Milestone, 135 Cheam Road, Cheam to have gone out of use and Iron Age finds are less
5. Milestone, Brighton Road, Sutton common than those of the Late Bronze Age. The
6. Late Bronze Age enclosure, former Queen Mary’s Hospital grounds, Carshalton
Beeches population may have declined but this is uncertain.
Archaeological Priority Areas shown as shaded areas

PAGE 9

The Roman period period (about 400 AD).
4.7 Pre-Roman Surrey was probably something of a
backwater. London did not exist and the Thames may 4.11 In 2002 Sutton Archaeological Services found a flint
have been a boundary area between tribal territories. foundation in West Street to the north of the Race Horse
The Roman conquest of Britain started in AD 43 and by car park. Only one room was exposed but foundations
the winter of AD 47-8 London had been founded. The seen in the sides of the trench suggested that the
town went on to become a major settlement and which structure extended in the direction of West Street. The
made Surrey’s position much more central. site was probably a villa. The finds suggested that it had
been occupied in the first and second century. There
4.8 Stane Street - the London Chichester Road crossed the was also prehistoric material suggesting that the villa
Wandle at Merton Abbey (near the Savacentre) and then may have been developed from an Iron Age farm.
ran across the north of the Borough on or near the line of
Stonecot Hill and London Road (the A24) to Ewell where 4.12 Two Roman coffins have been found near St Mary’s
there was a Roman settlement. Church, Beddington and some cremations were found at
Bandon Hill. A scatter of Roman finds have come the
4.9 The London to Brighton Roman Road passed just east of down slope and the spring line.
the Borough and there may have been a roadside
settlement at Croydon. Saxon
4.13 This area seems to have been settled by the Saxons at a
4.10 Two villas are known within the Borough. The relatively early date as there are early cemeteries at
Beddington Villa stood on the sewage farm a short Beddington, Croydon and Mitcham. We know very little
distance northeast of Carew Manor. This was first about the settlement and landscape of the local area in
discovered in the 1870s during the construction of the the early and mid-Saxon periods. The old village names
sewage farm. Settlement on the site started in the late are recorded in the Domesday book but the pattern of
Bronze Age (about 800 BC) and continued on to the settlement may have been more scattered than it was
Roman period. There were early Roman finds on the site later. However, the village centres had emerged by the
but no trace of the associated buildings. About 180 AD a end of the middle ages.
large villa was erected. There was a separate bath
house a short distance to the west and a large aisled 4.14 The local area had four medieval parishes Beddington,
barn to the north which had been rebuilt several times. Carshalton, Sutton and Cheam. Wallington was part of
The villa was abandoned around the end of the Roman Beddington parish although it seems to have had its own

PAGE 10

chapel which fell into disuse and was demolished about
1800. Much medieval fabric survives in Beddington and
Carshalton churches and the chancel of Cheam Church
has survived as the Lumley chapel.

4.15 A number of medieval and early modern secular
buildings have survived the most important of which is
Carew Manor with a grade I listed hammer beam roof of
about 1500 over the great hall.

4.16 Even in the 16th century it was possible to travel easily
from Sutton to London. The area was therefore a
favoured location for out of town houses belonging to
courtiers and wealthy London merchants. There are
significant archaeological remains of these buildings and
their gardens within The Borough including Carew
Manor, Carshalton House and Carshalton Park.

PAGE 11

to several late 18th and early 19th century workers
cottages such as Wrights Row, Wallington Green.

5.2 The Borough had an exceptional number of large
country houses, which mostly belonged to wealthy
Londoners. During the 18th century the roads were

FIVE
improved, allowing those who owned light fast carriages
and good horses the opportunity to easily commute to
the City. The Downs, to the south of Sutton and Epsom,
became famous for horse racing and several large
houses were built to take advantage of this, including the
Oaks where the Earl of Derby and his friends devised
the famous races.

Historic development context 5.3 This mix of agriculture, industry and pleasure survived
into the early 19th century, however the area began to
General trend of development change following the introduction of the railway. The
5.1 In the late 18th century the Borough was a rural area with West Croydon to Epsom line was the first, opening in
five villages, surrounded by farmland. The River Wandle 1847, with the Epsom Downs line following in 1865 and
flowed through the villages of Beddington, Carshalton the Carshalton / Hackbridge line being built in 1868.
and Wallington. There was only one mill in Beddington, These good train connections made the area attractive
as the river flowed through Beddington Park, but the to middle class commuters and suburban development
Carshalton and Wallington areas were heavily soon followed.
industrialised by 18th century standards. The Wandle
River was lined with mills producing flour, leather, snuff,
paper, dyestuffs and other materials. On the river bank
there was a series of textile printing works and bleaching
grounds where cloth was whitened by laying it out in the
sun. A few of the mill buildings have survived, in addition

PAGE 12

Figure 5.2: Development of Borough - Late 1800s/Early 1900
Figure 5.1: Development of Borough 1865

PAGE 13

additional areas of public housing have been built in
5.4 During the suburban development period of the Borough, recent years, including ‘greenfield’ and ‘brownfield’
there were two kinds of estates, namely (a) large upper development. ‘Brownfield’ development includes the
middle class houses often belonging to City workers; and closure of factories and demolition of some areas of poor
(b) small houses belonging to locally employed people. quality housing.
Sutton expanded the most rapidly because it had the
best railway connections, and by 1900 it was considered Figure 5.3: Development of Borough – Mid 1900s
a small town.

5.5 When the First World War broke out in 1914 much of the
area was still rural with a great deal of farmland.
However, this changed in the inter war period and by
1939 most of the area was developed as private estates
or council housing, and most of the old country houses
were demolished. Some of the grounds of these country
houses became public parks, although others were lost
to development.

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

PAGE 14

Details of Specific Areas
5.7 There is also a great deal of variation within this general
trend, which has given each village its particular
Figure 5.4: Extent of Built Development in the Borough character and identify. The following section sets out
some of the key considerations for each village area.

Figures 5.1-5.4 show the changes in the extent of built
development in the Borough from 1865.

PAGE 15

Beddington the northern part of this park for use as a sewage farm.
th
5.8 In the second half of the 14 Century, a courtier called A wealthy Victorian rector from St Mary’s Church, Canon
Nicholas Carew built a large estate centred on Bridges, protected the southern part from development
Beddington and his descendents dominated the parish by preserving it as a park.
for centuries. His Victorian heir, Charles Hallowell
Carew, was more interested in horse racing than
housing development and therefore little or no
development occurred in the parish before 1859, when
he went bankrupt and sold the greater part of the land.
This land sale could have resulted in large-scale
development, however control of the parish was passed
to a small group of wealthy landowners who wished to
retain the rural setting of their country retreats.
The Arts and Crafts gatehouse on Bridges Lane

5.10 This southern portion of the park contains the historic
core of Beddington, including Carew Manor, St Mary’s
church, the park and the old village centre. Apart from a
small mid-Victorian estate built on Bandon Hill, in 1913
Beddington was largely rural despite large scale
development to the east and west, in Croydon and
Wallington respectively. However, during the 1920s a
large part of the area was developed in a decade and
The elaborate Carew Manor, Beddington Park during the 1930’s significant infill development occurred.

5.9 A large area of open space in the north of Beddington 5.11 During the First Word War two military airfields were
has survived. This was previously the Carew’s deer park created in south Beddington, which became Croydon
covering a large area between Croydon Road and Airport, London’s key airport of the inter war period. The
Mitcham Common. In the 1860s Croydon Council bought closure of the airport in 1959 resulted in large amounts

PAGE 16

of open space, which a portion was used for the attractive mixture of old buildings from the medieval to
Roundshaw housing estate in the 1960s. The modern periods.
Roundshaw estate had a distinct character with its own
identity, before much of it was redeveloped in recent
years.

Carshalton
5.12 In the early 19th century Carshalton was the largest and
most varied of the villages. It had a reputation as an
attractive place, with springs and watercourses. Around
the edge of the village where several large houses, with
Carshalton House, Stone Court and Strawberry Lodge
still surviving, and Carshalton Park House and others Carshalton station finished in 1902 on the line to London
which have been demolished. The back yards of the via Hackbridge, facilitating suburban growth in the
High Street and West Street comprised of a number of Borough
squalid housing developments. Furthermore, several
mills along the Wandle River contributed to an industrial 5.14 In the 1920s and 1930s Carshalton Urban District
character of the area. Council bought up the properties around the ponds to
protect the area against development. Carshalton High
5.13 In 1847 the owner of Carshalton Park prevented a Street was badly damaged by a bomb in the Second
railway station nearer than Wallington and this left World War, however the attractive nature of the area
Carshalton Village at an economic disadvantage. Small survived and the Ponds and High Street became
working class housing estates were built at Mill Lane and Sutton’s first conservation area, Carshalton Village
north of the Wrythe. However, there was little middle Conservation Area.
class suburban development until Carshalton Park was
subdivided and sold in the 1890s. A delay in developing 5.15 The St Helier Estate, partly in Sutton and partly in
to the north and south of the village until the 1920s and Merton, was built by the London County Council from
1930s meant that the village centre was not totally around 1928 to 1936. It was designed as a ‘garden
redeveloped. This resulted in the village retaining its suburb’ with significant green space, varying house

PAGE 17

designs and narrow streets because few council tenants
owned cars.

Cheam
5.16 In the early 17th century Cheam was a large spacious
village with many attractive medieval buildings. This
included several large houses set in substantial grounds
and a private school. Little change occurred in the village
for the next century and Cheam was still relatively rural
when the First World War broke out in 1914.
Weather boarded Whitehall in Cheam built in the 1500s
5.17 There was, however, significant suburban development
5.19 Development in the 1920s generally comprised of large
at Worcester Park, located on the northern boundary of
estates, with groups of detached or semi-detached
the parish and separated from the old village. There was
houses of a few basic designs. However, as an
also a small amount of Edwardian development on the
exception to this, Andrew Burdon instigated individually
Downs to the south of Burdon Lane and large Victorian
designed, up market houses set in well landscaped
Houses in Peaches Close.
areas to the south of the Sutton-Epsom railway. This
provided owners with the opportunity to apply Andrew
5.18 Following the war, there was large-scale redevelopment
Burton’s design or employ their own architect. This area
in a short period of time. The main roads through the
has a mixed character with several fine examples of
village were widened and most of the old houses along
1920s mock Tudor.
them were demolished and replaced. In less than a
decade the village acquired a modern character.
However, many attractive ancient buildings survived,
including Whitehall, the Old Rectory and St. Dunstan’s
Church.

PAGE 18

Mill ownership. In the early industrial revolution, the
River Wandle had the greatest concentration of industrial
water mills in the country. The economic significance of
the area meant that a branch of the Surrey iron railway -
the first public railway in the world - was laid through to
the area. With the rapid growth of London and demand
for decentralised housing many of the distinctive
“County” homes were sold, starting in the later Victorian
period and accelerating later. The estates were divided
The mock-Tudor shops in Cheam Village and the land developed for housing estates whilst the
Hackbridge Mills remained forming the nucleus for later
5.20 The area around Hackbridge was previously low lying manufacturing enterprises alongside areas prone to
open fields with the confluence of the fast flowing flooding often utilised for Watercress Beds. The
eastern and western branches of the River Wandle predecessor of the Battersea Dogs home was set up
originating as chalk streams and merging at Wilderness here in Hackbridge and became one of the largest dog
Island, before heading north into the Thames. quarantine sites in the country. The settlements of
Wilderness Island was the location of several early Mills Hackbridge, Mill Green and Beddington Corner
on the River harnessed as an energy source over continued with their distinct mixed use industrial /
several hundred years for a variety of early industrial residential character but became more densely suburban
processes including flour grinding, calico beating and and commuting encouraged by the fast rail service to
gunpowder grinding, from before the Industrial Westminster (Victoria) and the City (London Bridge).
Revolution.
5.22 In the early decades of the 20th Century the area’s
5.21 The success of the Mills as well as the pleasant pastoral proximity to thriving Croydon helped it continue to be a
environment less than 12 miles from the City of London significant manufacturing location by becoming
(The River Wandle was a famed trout fishing river) increasingly linked to the global economy and by
attracted wealthy mercantilists who build several large specialising in the new technologies of electronics
Country houses close to the River funded both by City (Marconi and Mullards valves), communications (deep
enterprise and the more dependable rentals arising from sea telegraph and telephone cables) and early aviation.

PAGE 19

The need for housing for workers was met by market gardening and the tertiary processes of sewage
construction nearby. In the interwar periods many of the waste treatment originally developed by Croydon
remaining open spaces and common land were built on Corporation and linked to the Beddington Park and
for speculative housing and areas employment function Mitcham Common. Hackbridge therefore has retained
continued to grow so that Mullards became part of the its mixed use employment and residential character
multinational Phillips industries and the largest employer alongside the River Wandle and its proximity to open
in the borough in the 1960’s based on distinctive multi- land areas although the form and function of the built
storey factories reflecting the continental Bauhaus environment has changed substantially. Most recently
design philosophy. Mullards continued through to the the appetite of the area for innovation has returned with
1990’s before demolition and redevelopment for housing, the award winning zero carbon development of BedZED
a school and open space/flood wash land. Other based on low energy, low waste, use of local sourced
manufacturing locations remained in the area but ceased materials and renewables together with its iconic
to be leading edge technologies as the original firms architecture which has attracted international acclaim.
relocated out of London and were replaced in turn by
distribution warehouses and the service industry Sutton
(Hackbridge was the location for the first “Comet” 5.24 In the 18th century Sutton was a small village with
discount retail warehouse in the early 1970’s). houses scattered along the High Street from the Green
Employment continues to be significant to the area as to the Cock Cross Roads. In 1745 the High Street was
space for serviced offices/workspaces has been created improved and by 1800 the area become a significant
from former offices (Sutton Business Centre in the stopping point on the route from London to the seaside
former Zetter Pools headquarters) and the Wandle resort of Brighton. The area was also used as a calling
Valley Ward has the second highest employment point on the way to the races at Epsom on the Banstead
numbers of any ward in the Borough (after Beddington Downs. During this period, the area was served by
North). several inns, including the Angel; the Greyhound (which
stood in the High Street); and the Cock at the
5.23 New housing has been built for a variety of tenures in the Crossroads.
area including the low lying land to the east of the
London Road adjacent to the substantial Beddington 5.25 The introduction of the railway may have reduced the
Farmlands a significant open area associated with passing trading opportunities on the Brighton route.

PAGE 20

However, in 1847 Sutton acquired a station and a
second line to London was constructed in 1868. Thomas
Alcock, who owned the manor and much land in the
parish, laid out two housing estates, including Newtown
to the east of the High Street and Benhilton to north-
east. Further development followed and by 1900 Sutton
was a small town with a high street lined with Victorian
shops and several exceptional older buildings.
Development continued through the Edwardian period,
with the development of an attractive estate along the
south of Cheam Road. However, even though there was Example of Victorian terrace in Sutton Town Centre with
considerable development in the area, a large amount of shops below and flats above. The shopfronts do not
land was left for development in the 1920s and 1930s. respect the quality of the building frontage

5.26 Benhilton and many areas south of the railway station The nature of growth and development, including the Victorian
consisted of large middle class villas. These have proved influences, made Sutton the main centre in the area and the
attractive for redevelopment, with many original houses Borough’s key centre when the Councils merged in 1965. By
being replaced by flats and town houses. The estates remaining an important centre, Sutton has experienced large
with smaller houses, such as Newtown and other late amounts of development in the last 60 years.
Victorian and Edwardian roads to the west of the High
Street, have survived more or less intact. Wallington
5.27 In the early 19th century Wallington was a small hamlet
within Beddington Parish. There were several large older
houses to the north of the Green, including the Manor
House and the Old Manor House. To the south of the
Green was an area of late 18th century developments
that may have housed people working in the mills and
textile works along the Wandle. Wallington acquired a
railway station in 1847 and Nathaniel Bridges, owner of

PAGE 21

the manor and much land, started developing the area Wallington Council for which the town hall was built in
for housing. He laid out a number of roads to the north of the late 1930s.
the station, which were soon lined with large Victorian
brick gothic villas. Development to the south of the 5.29 There has been significant redevelopment of the
railway occurred around Stafford Road. Bridges used Victorian and Edwardian middle class houses, since the
leases to strictly control the appearance of the houses, 1930s, which has led to a mixed character of much of
of which the design had to be approved by his architect. the area. However, several examples of Victorian and
As a result of the railway and increased housing Edwardian buildings and groups of buildings have
development, a new parish was created and Holy Trinity survived.
Church erected. In the early 20th century development
spread southwards from Stafford Road and Stanley Park Worcester Park
Road, with many good examples of Edwardian houses. 5.30 Worcester Park is located on the north-east corner of
Development of the Wallington area slowed after the Nonsuch Great Park. It takes its name from the 4th Earl
1930s. of Worcester, one-time Keeper of the Great Park. The
principle house in the park was known as Worcester
House, which was built on the highest point in the Park,
where The Avenue, Royal Avenue and Delta Road meet.

Wallington has several examples of large brick gothic
villas from around the 1860’s

5.28 The development of Wallington resulted in it becoming a
Typical example of Inter War Suburban Worcester Park
local retail centre, with the offices of the Beddington and

PAGE 22

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

5.32 More recent development, called the Hamptons, creates
a new character in an area with no previous character.
This predominantly consists of a ‘New England’ style of
architecture comprising various colour weather boarded
dwellings in well landscaped surroundings.

PAGE 23

6.3 These have mostly survived in the village centres of
Carshalton and Cheam, although there are several
examples elsewhere. They have often been modified
by weather board or tiles rendering.
• Materials: timber frame, wattle and daub, peg tile
roofs and occasionally brick
• Colour patterns: Timber often painted black and

SIX
white (although there is no historical justification for
this); red tile roofs, soft orange red bricks; and
weather boarding often added
• Examples in Sutton: the Old Cottage (the
Broadway, Cheam) and Whitehall (Cheam).
Local material colour palette
Introduction 18th century buildings
6.1 The underlying principle of good urban design is how 6.4 Predominantly brick buildings.
new development will respond to and reflect an area’s • Materials: Soft red sandy brick, coarse red or
local distinctiveness, and where none exists, creates a yellowish bricks (which are easily confused with
distinct character of its own. This may be achieved by London stock bricks), peg / pan tiles, the soft red
considering how modern design and materials respond bricks are sometimes cut and rubbed to decorate
to the local vernacular, while incorporating the windows or doors, wooden sash windows or lead
principles of sustainable construction and materials. casement windows in less prominent locations.
• Colour patterns: Red or yellowish bricks, red roof
6.2 In order to help inform assessments of context this tiles.
section sets out a local palette of materials and colour • Examples in Sutton: The Old Rectory (Festival
schemes from the various building periods. This should Walk, Carshalton), Cottages (Wrights Row,
be taken into account in any local context appraisal. Wallington) and Sutton Lodge (Brighton Road,
Respecting local character does not necessarily mean Sutton)
replicating it. Where contemporary designs are
proposed with modern materials it may still be Weatherboarding
necessary to reflect key historical and architectural 6.5 Many timber framed weather board houses were built
features. However, in some instances it may be more in the area between the 18th and early 19th century,
appropriate to replicate the local material palette. with several built before this time. Examples of
Pre-18th century buildings weatherboard houses can be found in the old village

PAGE 24

centres of Cheam and Carshalton, and dispersed • Materials: yellow and red stock brick, red tiled and
elsewhere in the borough. slate roofs, decorative chimneys and casement
• Materials: Horizontal lapped boarding over timber windows;
frame, pan / peg tile roofs, sash or casement • Colour patterns: yellow, red and red / black roofs
windows, with slate roofs as probable later • Examples in Sutton: St Helier estate, Sutton
replacements. Garden Suburb, Culvers Way, Bute Road, Alberta
• Colour patterns: generally painted white with red Avenue and Federick Road
roof tiles
• Examples in Sutton: Aulton Lodge (West Street, Recent Housing (1970 to present)
Carshalton) and Park Lane (Cheam). • Materials: new London Stock, yellow and red brick,
glass, timber, aluminium, good quality cladding,
Mid Victorian sustainable building materials, modern materials
6.6 Predominantly brick gothic-style buildings from the high and colour render (New England style)
Victorian period. • Colour patterns: opportunities for varied colour
• Materials: Yellow stock brick often with red schemes
decorative details, stone windows, stale roofs and • Examples in Sutton: the Hamptons, Apeldoorn
prominent gables with decorated barge boards. Estate, Mill Lane, Henderson Hospital Site, Mullard
• Colour patterns: Yellow brick walls with red detail, Factory Site, Cotswold Way and Oakdene Mews
pale brown stone and grey or purple slate roofs
• Examples in Sutton: North side of Westcroft Road
(Carshalton)

Late Victorian and Edwardian (1890 – 1914)
• Materials: Soft red, occasionally yellow brick, peg
tiles on the roof and sometimes hung on the wall.
Wooden mock Tudor doors and windows often with
leading and some stained glass. Iron finials and
decoration.
• Colour patterns: Red walls and roofs
• Examples in Sutton: Russettings (Worcester
Road, Sutton)

Cottage Garden Style (Arts and Crafts style)

PAGE 25

Wallington District Centre. Some parts of the Borough
are particularly poorly served by public transport
including large areas south of the Sutton-Wallington
railway line. Much of the low density housing areas of

SEVEN
South Cheam, Carshalton Beeches, South Wallington
and Beddington South have PTAL levels of 1a/1b and
some areas have no access to public transport at all,
including in the Green Belt at Little Woodcote and
Cuddington/South Cheam.

7.4 Industrial and commercial development is concentrated
in three strategic industrial locations at Beddington,
Movement Kimpton and Imperial Way/Purley Way South. Each of
these areas is located close to key radial routes in
Introduction
London and on to the M25.
7.1 Three principal radial routes from London, the A24, the
A217 and the A237, cross through the Borough and
provide access to the M25.The A232 and A2022
provide east-west routes across the Borough and
provide direct access to the A23 and from there down
to Gatwick Airport and the south coast.

7.2 The London Borough of Sutton is served by a number
of suburban rail services with London termini at
Victoria, London Bridge and Waterloo as well as
Thameslink which provides cross London service to
Kings Cross and Luton. Tramlink connects Croydon
and Wimbledon with two stops in the north east corner
of the Borough.

7.3 Figure 7.1 highlights the road and rail network and the
Public Transport Accessibility Levels (PTALs) in the
Borough. Not surprisingly the highest PTAL levels are
found in and around Sutton Town Centre followed by

PAGE 26

Figure 7.1: Sutton’s Road and Rail Network and Public Transport Accessibility Levels

PAGE 27

Area in South Wallington, and the Downs Road
area and Chiltern Road area in South Sutton; and
• The appraisal of 27 characteristic areas of inter-war
suburban housing during 2007, including the Ruskin

EIGHT
Road/Grandison Road area in Worcester Park; the
Kingsmead Avenue, Oaks Avenue, Tudor Avenue
Area; a number of roads in South Cheam; and the
Pine Walk area in Carshalton Beeches. The areas
reviewed are identified on the Map in Figure 8.1
below.

Townscape and Landscape Figure 8.1: Interwar Housing Areas Reviewed

Character and Quality
Introduction
8.1 The Townscape/Landscape Appraisal (1998) set out
results of an assessment of the open and built
environments in Sutton and identified certain character
areas within the Borough. However this original work
has been refined on the basis of the following detailed
appraisals:
• Conservation Area character appraisals undertaken
of Sutton Garden Suburb, Wallington Green and
Carshalton Village during 2005-07;
• The appraisal of a number of potential Areas of
Special Local Character (ASLCs) undertaken
between 2003 and 2008. The potential areas
included Anne Boleyn’s Walk area, Cheam; the
Burton Estate in South Cheam, the Belmont Area;
the Highfields area in South Sutton; the Clyde Road

PAGE 28

8.2 Additional townscape character appraisal work has extraction and waste disposal site; and the
specifically been undertaken on Sutton Town Centre: development of Prologis Park to the east of Beddington
the North Sutton (Angel’s End) Study by Atkins and CB Lane).
Hillier Parker in 2003 and the Sutton Town Centre
Urban Design Analysis by Urban Practitioners (2007). 8.5 The key features from each townscape character area
This information has also been used to update the are outlined in this section and are shown on Figure
1998 characterisation appraisal of the Borough. 8.2. Figure 8.2 illustrates that the character of the
Borough is predominantly defined by inter-war
8.3 The Commission for Architecture and the Built suburban housing interspersed with large public open
Environment (CABE) advises that the approach spaces that give the Borough its suburban and “green”
recommended by English Heritage towards the qualities.
assessment of character of historic areas can be
applied to the analysis of any area1. Accordingly, the 8.6 The key features of landscape character are illustrated
character appraisal of both potential ASLCs and the on Figure 8.4.
inter-war suburban areas used the same criteria
established in the Unitary Development Plan (2003). 8.7 Furthermore, the Townscape/Landscape Appraisal
The criteria are: quality of the overall character of an identified the quality of the townscape and landscape
area; the townscape value of individual and groups of and this is illustrated on Figure 8.3 and 8.5
buildings; the architectural quality of buildings; the respectively. These figures have been updated to
historic importance of the area; landscape reflect the appraisal work undertaken on potential
characteristics; quality of open spaces; and the ASLCs and the inter-war suburban housing areas and
contribution of incidental features such as walls, fences to take into account major enhancement schemes
and hedges. implemented since the original survey work (i.e. at
Kimpton Industrial Estate and the redevelopment of the
8.4 The original 1998 appraisal work has also been Roundshaw Housing Estate).
updated to reflect significant changes of land use (i.e.
the redevelopment of the former Worcester Park 8.8 The areas of very good or exceptional townscape
Sewage Treatment Works; the change of the quality and areas of high landscape quality are
predominant use of Beddington Farmlands from a generally found to the south of the Borough.
sewage treatment works to an active minerals

1
Protecting Design Quality in Planning, 2003

PAGE 29

Figure 8.2: Townscape Character

PAGE 30

Figure 8.3: Townscape Quality

PAGE 31

Figure 8.4: Landscape Character

PAGE 32

Figure 8.5: Landscape Quality

PAGE 33

Housing Typologies
8.9 The character of the Borough is defined by a number of
housing typologies which are described below.. In
order to help manage the process of change both the
features that are key to each typology and the
positive/negative range of issues currently affecting the
typologies have been set out. These appraisals should © Crown Copyright. All rights reserved.
provide the starting point for applicants in London Borough of Sutton 100008655X. 2006.
understanding local context. Typical example of pre-1915 artisan housing, from
Highland Cottages, Wallington
Pre-1915 housing
8.10 This housing character is located predominantly in and
around the commercial centres of the Borough, and
many of these areas are already designated as
Conservation Areas or Areas of Special Local
Character.

8.11 There is a range of property sizes and styles originating
from this period that were mostly dependent on the
market for which the housing was intended.

8.12 There are examples of small two-story artisan terraces Pre-1913 artisan housing at Highland Cottages with
with minimal front gardens normally enclosed by a low minimal front gardens and strong architectural
wall. These areas are usually intensively developed cohesion
with no off street parking and have an urban feel. The
areas usually have a strong architectural cohesion. An 8.13 Elsewhere, such as Clyde Road Wallington there are
example of pre-1913 artisan housing is Highland larger late Victorian or Edwardian properties, which are
Cottages, as shown below. typically developed to a lower density and have a less
regimented building layout. Sometimes there is a
mixture of detached/semi-detached properties and a
mix of architectural styles. However, all these

PAGE 34

properties usually have the rich architectural detailing
of the era.

8.14 Furthermore, these areas have larger building plots
and consequently larger front gardens with significant
landscape features. More recently, many of these front
gardens have been converted to provide off-street
parking.

Larger properties of the typical Victorian / Edwardian
housing on Clyde Road, Wallington

8.15 Current issues:
• Some infill development is discordant as it is not
sympathetic to the context. Such development has
led to varying building lines and the use of different
materials;
• The conversion of older large houses to nursing
© Crown Copyright. All rights reserved.
London Borough of Sutton 100008655X. 2006.
homes or flats has increased densities and led to
unsympathetic alterations such as obtrusive fire
Typical example of pre-1915 Victorian / Edwardian
escapes; loss of front gardens to parking; and
housing, from Clyde Road, Wallington
intrusive refuse storage areas;
• Extensive on-street and forecourt parking impacts
on the street character leading to loss of hedges
and landscaping that is part of the original
vernacular; and
• Backland development has occurred on the large
garden blocks, characteristic of this era.

PAGE 35

Inter-War housing 1918-1939
8.16 This housing type is the most prevalent throughout the
borough, often in long straight streets. During this
period individual builders were able to buy tracts of
land and lay areas out as discrete estates. The layout
and character of some of these estates is still apparent
from the street patterns and the style of houses.

8.17 Examples from this period include the Brocks Estate
(between Gander Green Lane and St Dunstans Hill);
the Poets Estate in Carshalton; the Paynes Estate Example of 1930s housing from the Poets Estate,
(north of the Wallington/Sutton railway line and east of Sutton
Plough Lane); and the Queenswood Estate in
Wallington (south of Croydon Road). 8.18 This housing character generally comprises of short
terraces or semi-detached two storey houses. The
streets are typically wide and have grass verges and
street trees. Front gardens are small and have low
boundary walls generally of brick or ‘cinder’ rubble set
between timber posts.

8.19 Although the architectural style appears to be uniform
there are sometimes differences. The properties are
usually clay tiled with brick or rendered finish. There
are tile hung or half-timbered gable ends and front
elevations at first floor level. Some front doors are
London Borough of Sutton 100008655X. 2006.
enhanced by porches or brick arched openings with
decorative keystones.
Typical example of Inter-War Housing, 1918 - 1939,
from the Poets Estate

PAGE 36

detached and terraced properties. The earliest example
is Sutton Garden Suburb, planned and work begun
before the First World War. The houses that were built
reflect the arts and crafts style detailing of the time with
steeply pitched, tiled roofs, decorated chimneys and
casement windows.

Example of clay tiled front, first floor elevation

8.20 Current issues:
• Whilst the architectural style is often uniform, it
sometimes lacks distinctive character;
• Some interwar estates are large, impersonal and
lack identity, which has an impact on legibility; © Crown Copyright. All rights
reserved.
• Front gardens are being used to accommodate off- London Borough of Sutton
100008655X. 2006.
street parking, which destroys the pattern of the
street frontage and leaves house fronts open to the Sutton Garden Suburb, typical street and layout from
streets when cars are removed; the cottage garden style estate.
• Too many side extensions can be insensitive and
create a terracing effect between properties; and
• In some areas the loss of characteristic boundary
treatments has had a detrimental impact on the
street scene.

Cottage garden style estates
8.21 The cottage garden style estates were originally
planned to include open spaces as an integral part of
the layout and would comprise of two storey semi-

PAGE 37

Post War housing up to 1970
8.24 Private houses built during this period are few and
scattered throughout the Borough often on small infill
sites. These properties are generally two storey semi
detached or terraced houses with small private
gardens. Architecturally the houses are usually
unadorned brick built rectangles.

Example of typical cottage style housing found in
Sutton Garden Suburb, showing extensive open space,
tiled roofs and decorated chimneys

8.22 On a larger scale the St Helier Estate was designed by
London County Council architects to meet London’s
mass housing needs. One of its main features is the
integral network of open spaces. Another feature is the
soft enclosure of the privet hedges and trees on each
corner, originally a part of the estates ‘corner greens’. The post war rectangular terraced houses with small
private gardens and larger communal open space, from
8.23 Current issues: Langcroft Close, Carshalton
• Permitted Development Rights have resulted in
unsympathetic alterations to houses, such as 8.25 Furthermore, during this period there were significant
pebbledashing, construction of front porches and developments in social housing notably the
changes to fenestration using different design and Roundshaw Estate on the western edge of the former
materials, including uPVC; and Croydon airport site. The Roundshaw area has since
• Loss of the original landscape design of estates due been significantly redeveloped as part of a
to cost of maintenance (such as rose beds on regeneration programme and the estate now has the
corner plots being transferred into private nationally recognised Phoenix Centre development.
ownership) and increase in car ownership (such as
parking on verges).

PAGE 38

Durand Close;
• Poor quality and maintenance of the public space
and often a lack of distinction between public and
private realm;
• Infill development is often unsympathetic to the
local character; and
• Architectural design is often of limited quality.

Recent housing 1970 to present
8.27 Development during this period falls into three different
London Borough of Sutton 100008655X. 2006. categories:
Example of large regeneration scheme involving many 1. New flats that replace large detached houses and
new post War terrace houses on the Roundshaw villas in the Victorian / Edwardian residential areas
Estate of Sutton and Wallington;
2. Small infill development; and
3. Part of a large redevelopment usually of a brown
field site.

8.28 Many of the flats built during the 1970s and 1980s are
characterised by three and four storey blocks set in
grounds that are usually well landscaped or set in
grassland. The earlier developments from this period
are often not responsive to their context and therefore
Roundshaw, where the site area is large enough to result in a contrast that is discordant with the area.
create its own character More recently, modern flatted development is generally
being built to a higher standard with a greater
8.26 Current issues: understanding of the existing design context and often
• The earlier estates suffer from homogenous with an innovative design concept.
development and lack of a positive identity;
• Large estates that do not contribute to creating
mixed communities and mix of uses, for example

PAGE 39

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