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This page has been reserved for content supplied by the Holly Lodge Estate Conservation Area Advisory Committee. This is separate and distinct from the Holly Lodge Estate, and the Estate is not responsible for, nor directs, the work of Conservation Area.

Please contact the secretary of the Conservation Area Advisory Committee if you have any questions or comments.

HLECAAC secretary : John Lillie :  lilliejt@btopenworld.com

Holly Lodge Estate Conservation Area Advisory Committee

GUIDELINES

Introduction

1.These revised Guidelines have been prepared in conjunction with the Planning Department of Camden Council and after presentation in draft form to the Holly Lodge Estate Conservation Area Advisory Committee’s Annual General Meeting in April 1999.  They are designed to assist Plotholders and others living within the Holly Lodge Estate, which is coterminous with the boundaries of the Conservation Area.

2.The Guidelines are not a substitute for planning law nor the requirements of the title deeds of the Estate properties which will be interpreted and enforced by Camden’s Planning Department and the Estate Trustees respectively.  They are likely to be reviewed from time-to-time to take account of developments in the Borough Plan, planning law or local circumstances.  They should be shown to the professional advisers of any Plotholder considering developments that might be covered by them; such people are also strongly advised to consult with all their neighbours likely to be affected, before proceeding too far.  Examples of both good and poor practice on the Estate can be identified at that time.

3.Guidance notes on the conservation of trees have also been prepared in conjunction with Camden, and these are set out at the end of this document.  In order to preserve the overall appearance of the Estate it is generally expected that when a tree is removed, for whatever reason, it is suitably replaced.

4.The Holly Lodge Estate was built in the 1920s and was designated a Conservation Area after discussion with local residents in 1992.  It borders the Highgate Conservation Area to the north and the Dartmouth Park one to the south.

5.The Holly Lodge Estate is a rare example of a large integrated development and enjoys a particularly favourable position giving many fine views over London.  It is subject to restrictive covenants as well as planning laws and, whilst this may seem limiting, it is part of what contributes to its unique character.  The fact that it has been designated as a Conservation Area does not imply that there can be no change to the external appearance of houses and other structures on the Estate, but it does mean that any changes must be sympathetic to the character of the buildings and regard must be had to the desirability of preserving, or preferably enhancing, the character or appearance of the Estate.  There are some extensions which may be considered undesirable or excessive but most of these were constructed before the Estate became a Conservation Area and cannot therefore be regarded as acceptable precedents.  This view has been upheld in a recent planning inspector’s report.

6.At the request of the Council the CAAC was subsequently established “to assist the local Planning Authority in formulating policies for the conservation area ..... and also as a continuing source of advice on planning and other applications that affect the area.”  Additionally it can assist the Authority “in the preparation of policy statements relating to the conservation area as well as general planning policies, including land use and transport, the implementation of these statements and policies and the preparation of briefs for the development of significant sites affecting these areas.”

7.Conservation Areas should exhibit “a high level of design” .... “and developments should preserve or enhance the special character of such an area.”

8.The rôle of the CAAC is solely advisory.  The Planning Committee which comprises elected members of Camden Council can accept in whole or in part the CAAC’s comments, or reject them, acting on the professional advice of its officials. 

9.The final decision on any planning application lies with the Local Authority.  Any individual Plotholder likely to be affected must ensure that his/her concerns about an application are sent direct to the Planning Department.  The CAAC is always glad to receive a copy of such representations but its rôle is required by Camden to be wider than that of an individual respondent, and to take account of the conservation and planning ethos of the whole of its area.

10.The CAAC meets as and when required to consider applications forwarded from the Council.  It consists of up to 15 members  who must live within its area, and holds an annual meeting in the spring, when they are formally open to questioning on their stewardship.

11.The houses on the Estate were built with considerable variations in both their front and rear elevations which contribute to their character.  Because of the steeply sloping ground the elevations are visible from various angles and should not be altered to detract from the character of the area nor to obstruct views.  The views and the sense of openness that they create are an important contributory factor to the character of the area and should not be obstructed by unsympathetic development.  Extensions which would create a sense of enclosure and loss of openness to the adjoining properties are unlikely to be acceptable.

12.Roof extensions are particularly sensitive and need to be designed to integrate well with the existing building and not to create differences in pitch which can be particularly jarring features.  The materials used for extensions and other alterations should blend as sympathetically as possible with the existing ones.  The argument that large dormers are necessary to accommodate staircases to loft extensions has been found to be fallacious.

13.Anyone has a right to attend the meeting of the Council’s Planning Committee at which an application is to be considered.  By arrangement with the Committee Clerk they can usually make a brief statement at the commencement of the meeting but cannot take part in the subsequent proceedings.

14.If an application is refused there is a right of appeal to the National Planning Inspectorate which appoints an Inspector to determine it.  The Inspector receives all previous documentation.  The Inspector makes his decision which is then notified in writing; this is final unless it is successfully challenged in the Courts.

15.Many residents have difficulty in knowing if it is necessary to obtain planning permission before making any alterations to their property.  In any case of doubt it is always best to consult the Planning Department of the Council first as they have powers to enforce the demolition of anything illegally erected.

Note

With reference to paragraphs 1 and 2 above, detailed information regarding planning permission requirements will be sent to all residents when produced by Camden Council which is expected to be within the next few months.  Any future planning permission requirements that relate to us will be distributed as they become available.  It is however the resident’s responsibility to ensure that permission is sought before any work is undertaken.

general guidelines

Houses

H1Front Gardens

1.1At  least 50% of the area should be in the form of a garden.  If it is desired to increase the paved or other hard covered area to more than 50% of the area, this should be by agreement with Camden Council and the Committee.

1.2Existing paved entrances to properties should not be widened.

1.3New structures and foliage should not be allowed to impair visibility for cars driving across the footpath to and from the property.

H2Front Garden Boundaries

2.1New or altered walls, fences, hedges, railings, palings etc. should not exceed one metre in height and should be in keeping with the appearance and character of the Estate.

H3Side Boundaries

3.1Fences etc. should not exceed 2 metres in height. 

3.2Replacements should be in keeping with the appearance and character of the Estate.

H4Back Gardens

4.1Grass and foliage should predominate.  Large patios and other paved or hard areas which would change the character of the garden should not be created.

4.2Before erecting any hut, shed, chalet, workshop, summerhouse or other building the owner should ascertain from the Council whether planning permission is required or not.

4.3Any such construction should be unobtrusive, should be made of materials sympathetic to the surroundings and should not obstruct neighbours’ views or cause loss of light.

4.4Subject to any necessary consent to lopping (as to which please refer to the Committee’s “Guidance Notes Relating to Trees on the Estate”) trees and shrubs should not be allowed to cause a nuisance to adjoining owners by overhanging or overshadowing their property.

H5Roof Extensions

5.1These should be designed to be sympathetic to the existing roof line and not create excessive bulk.  Square box-like extensions are not acceptable.  They should not dominate the original building nor intrude significantly into the open views enjoyed from other parts of the Estate.

5.2Velux-type windows should be used rather than dormers where possible and these should be limited to the side and rear elevations.

5.3Side dormers to accommodate a new staircase should be no larger than strictly necessary for that purpose.  The dormer roof line should be well below the main roof line.  Its outer wall should be stepped back from the main house outer wall.

5.4Materials should match and blend in with the adjoining and near-by ones.  Windows should be of obscure glass if they overlook neighbouring windows.

5.5If there is already a roof extension on one part of a semi-detached property, any proposed extension on the other part should match, or not clash, with it.

H6First Floor Extensions

6.1Extensions over garages or existing rear extensions are not acceptable as they would create excessive bulk out of scale with the house.

H7Ground Floor Side Extensions

7.1The owner should obtain written confirmation from the Council as to whether an extension requires planning permission or not.

7.2These should not reduce car parking capacity within the property.

7.3The front should not be flush with the front of the house if this would create an increased terraced effect.

H8Car Ports

8.1These should be used to park a car only and not as a general storage area.

H9Porches

9.1These should blend in with the existing building and not protrude beyond the building line.  Their area should not exceed 3 sq. metres.

H10Ground Floor Rear Extensions

10.1The owner should obtain written confirmation from the Council as to whether an extension requires planning permission or not.

10.2An extension should not obstruct the view or diminish the light of any adjoining property and should be unobtrusive when viewed from ground level in adjoining properties.

10.3Existing Camden Council policy discourages extensions which run the full width of a house.  These can dominate the original building and detract from its character and appearance.  The difference in pitch in the existing and new roofs can be a jarring feature.  A loss of openness can result.

H11Satellite Dishes etc

11.1Dishes, solar panels, air conditioning units, closed circuit TV cameras etc should not be visible from the front of the house.

11.2All such equipment should be below the roof line and not obstruct or offend the views from neighbouring properties.

H12Estate Agents’ Signs

12.1Statutory regulations require that signs do not exceed .5 sq. metre in size and they must not protrude over the footpath.  Only one board per property is permitted and it must be removed not later than 14 days after completion of the sale or letting.

H13Subdivision

13.1The covenants of the Estate forbid the subdivision of houses to accommodate more than one family unit.

H14Commercial Use

14.1With limited exceptions for certain professions the Estate covenants forbid any house being used for trade, manufacture or business.

H15Windows

15.1The original frame sizes and shapes should be retained together with white wood-like appearance.

H16General

16.1Mock Tudor features of houses should not be removed.  All alterations and additions should seek to blend in with, and preserve or enhance the character and appearance of the individual property and the Estate in general.

Shops and Flats

(Nos 15 to 25 Swains Lane)

This section refers to the commercial properties on Swains Lane and the Radial automobile spare parts depot below the Hillway gates.

S1The large trees on Swains Lane to be preserved.

S2The architectural integrity of the existing roofline (including dormer windows) should be retained.

S3Shop fronts, which require planning permission should be sympathetic in design to the original buildings.

S4Internally illuminated signs should not be allowed.

S5Satellite dishes and other equipment added to the buildings should not be visible from the road or alter the sky-line.

S6Close liaison to be maintained with any other conservation area especially that covering the south side of Swains Lane.

Flats

F1Satellite dishes should be sited away from the front elevation and not alter the sky-line.

F2Occupiers should be encouraged to keep the front elevation balconies tidy.

F3Where cable television is being installed, service cables connecting blocks should be placed underground or along existing fences but not strung at high level where they are visibly intrusive.

F4Water towers, machinery sheds and fire escapes should be installed to minimise their visual impact and should not obstruct the sky-line.

F5Where blocks are planned to be united by new stairs and lift towers these should be designed to sympathetically acknowledge the architectural integrity of the individual buildings.

F6The period style of the balconies and windows must be maintained.

guidance notes relating to trees on the estate

(in conjunction with camden council)

1.These notes apply to trees both in private gardens and in the public parts of the Estate.

2.Sections 211 and 212 of the Town and Country Act 1990 require that the Local Authority be notified of the proposed cutting down, uprooting, topping or lopping of trees in a conservation area.

3.There are exceptions as follows:

(a)

Trees with a trunk diameter of less than 75 millimetres, measured at a trunk height of 1.5 metres.

(b)

Trees with a trunk diameter of less than 100 mm at a trunk height of 1.5 metres where the work is carried out to improve the growth of other trees.

(c)

Fruit trees  -  provided that they are cultivated for fruit production in an orchard or garden.

(d)

Dead, dying or dangerous trees.  Even in this case the Local Authority requests that they be informed of removal or other work to the tree as soon as possible.

4.The requirement in 2 above is strict and means that any work, even minor pruning, must be notified to Camden Council.

5.The Council has six weeks in which to respond to a notification.  If there is no response then the work can proceed.

6.It is an offence punishable by a fine of up to £20,000 to cut down, uproot, top or lop a tree in a Conservation Area unless the foregoing procedure has been followed.

7.The Council’s response may include recommendations based on an inspection of the tree.  They may request that the tree be replaced but they have no power to enforce this unless the tree is subject to a Tree Preservation Order.

8.Notifications to the Council should appear on the weekly list of Conservation Area applications, copies of which are sent to the local committee.

9.Accordingly, the CAAC has formulated the following guidelines for dealing with notifications referred to it:

(i)

Trees not only enhance the appearance of the Estate but also improve the environment by absorbing noise, pollution and carbon dioxide and emitting oxygen.  They should not be removed, topped or severely lopped without a compelling reason; if a tree becomes too oppressive, thinning or crown-raising may be a preferred option.

(ii)

A proposal to the Council to carry out such work should be supported by written advice from a tree surgeon or other professional expert which must accompany the notification to the Council.

(iii)

The Council will then notify the CAAC of the application and a representative of the CAAC will arrange an appointment with the owner to view the tree(s) and discuss the proposed work.  He will report back to the CAAC which will then send its recommendation to the Council.

(iv)

Minor lopping or pruning is unlikely to give rise to objection but any unusual feature such as the rarity of the tree or its being located in a particularly prominent or peculiar position should be drawn to the attention of the Council and the Committee.

(v)

There must be full consultation with neighbours if the work will significantly alter the view from their property or the shelter provided by a tree or if it would in some other way make a material difference to any neighbouring property.

(vi)

The Committee encourages timely work to trees to prevent their causing problems such as overhanging, overshadowing or undermining neighbouring property.

When planting new trees, residents are requested to consider the positioning and type of tree with a view to avoiding future problems particularly in respect of neighbouring property.