Bromley Unitary
Development Plan Proof of Philip
Kolvin Crystal Palace
Park Crystal Palace
Campaign Section
8
"All materiality merges into atmosphere."
Lochar Bucher, of the Crystal Palace.
8 Surrounding
Area 8.1 The ridge at Crystal
Palace Park is the highest point in South London. The land
falls steeply away towards Kent and Surrey and the Downs to
the South, and towards London to the North. There is a large
catchment for this Park, as befits its regional status, the
surrounding areas being chiefly residential of mixed
affluence, including Dulwich, Sydenham, Penge, Anerley and
Norwood. 8.2 It is noteworthy that the
former Greater London Council characterised this as an Area
of Open Space Deficiency, after assessing the size of the
Park in relation to its catchment. In fact, in the first
draft Greater London Development Plan, published by the
Greater London Council in 1969 and finally approved by the
Minister in 1976, the Council proposed "the extension of
Crystal Palace Park and the provision of more facilities
there." 8.3 No formal assessments of
open space provision has been carried out by the London
Borough of Bromley in this area, and the confluence of five
boroughs at Crystal Palace makes it unlikely that such an
assessment will be carried out. 8.4 However, as I demonstrate
in section 9 of this proof, three of the boroughs abutting
the Park are amongst the least green in the country, and
have high population densities. This underlines the
importance of green space to the inner London boroughs.
8.5 Although anecdotal, it is
fair to say that the higher parts of the Park are viewed
strongly by residents of Sydenham, Norwood and South Dulwich
as their own. The residents of Sydenham tend to use the Park
as a means of strolling through to the shops in Norwood. The
residents of Norwood, through their amenity societies and
otherwise, consider the upper parts of the Park to be their
"village green". 8.6 A key feature of the Park
is the sense of openness it gives as one approaches it from
the north and west. If one approaches it from the Norwood
Triangle, substantial views open up across the Park and into
Kent beyond. Similarly, as one climbs to the Park along
College Road, for example, one reaches the summit and is
struck by the vistas and sense of openness. From further
afield, there are long views across to the tree-lined ridge,
which appears to continue down as far as Dulwich, owing to
the green open spaces tracing the ridge down Sydenham Hill
through, for example, Dulwich Upper Wood and Peckarmans Wood
etc. 8.7 The historic nature of the
surrounding area can be discerned from the number of
Conservation Areas in the environs of Crystal Palace Park.
These include: Dulwich Wood
Conservation Area 8.8 This Conservation Area
lies within Southwark Borough. It was designated in 1995.
The Statement[22] places a high value on the open
space included in the Conservation Area, terming it the
"largest expanse of predominantly open space in the
Borough". It includes Sydenham Hill (including Sydenham Hill
Wood) and, of relevance to this case, notes that the land
"rises slowly southwards up the lower slopes of Sydenham
Hill to climb dramatically to the ridge some 100m above
sea-level. From this high point a panoramic view of London
opens up to the north while glimpses of the Downs can be
seen to the south. The ridge is a prominent landmark and an
important visual backdrop to many views from within the
borough and other high ground
." 8.9 The aspects of Crystal
Palace Park which open out as one reaches the summit of
Sydenham Hill are a strong topographical feature of South
London, and would be severely constrained by substantial
building on the top-site at Crystal Palace. The Westow Hill (north
side) Conservation Area. 8.10 This Conservation Area,
which lies within Lambeth Borough, was designated in 1998,
the report to Committee[23] making it clear that the
character of the area had been influenced by the advent of
the Palace in the mid 19th century. Again, the statement
expresses what is particularly prized by local people - the
sense of height and openness of the area. 8.11 "The setting of the
conservation area is also important - it occupies a
significant plateau position between Crystal Palace Park and
the downward slopes of Gipsy Hill and Central Hill. There
are several significant vistas and panoramas from Westow
Hill
. where a view can be enjoyed right across South
London to the cluster of towers in the City of London. The
sudden transition from the bustling high street of Westow
Hill to the green open spaces and trees of Crystal Palace
Park is also an important one
."[24] 8.12 It is interesting to note
that the London Borough of Bromley strongly supported this
designation, and saw the various conservation areas acting
together as an integral whole. The report noted that the
London Borough of Bromley's Development Control Committee
"strongly supported" the designation: "The report considered
by Members described the areas as being of "high townscape
quality and demonstrable architectural and historic
interest, completing the protection of Upper Norwood Town
Centre provided by conservation areas in Bromley and
Croydon."[25] Upper Norwood Triangle
Conservation Area 8.13 This Conservation Area
lies in the Borough of Croydon. It was designated in
1989.[26] The Upper Norwood Triangle is the smallest
District Centre in London, consisting of a triangle of
streets with a mix of Use Class A1, A2 and A3 and
residential uses. Its retail function has declined over
recent years, to be replaced by a reasonably busy night time
economy of bars and restaurants. Gipsy Hill Conservation
Area 8.14 This Conservation Area
lies in Lambeth and was designated in 1974. Its boundary was
amended in 2000.[27] Church Road
Conservation Area 8.15 This Conservation Area
lies in Croydon and was designated in 1974, "because of its
considerable architectural interest and its strong
associations with Norwood's past."[28] 8.16 It is fair to summarise
the surrounding area as being of considerable conservation
interest, much of it referable to the history of the
Park.
Top of
Section; Previous
Section (7);
Next
Section (9);
Contents
Notes:
[22] - Appendix 14.
[23] - Appendix 15.
[24] - Para 3.5
[25] - Section 5
[26] - Appendix 16.
[27] - Appendix 17.
[28] - Appendix 18.
©Philip Kolvin