Crystal Palace park’s controversial Masterplan proposals are set to get the green light with inquiry inspector Alan Novitzky’s report highlighting the ‘Paxton factor’. “Overall vision is essential”, he said.
He says the Paxton Axis – a major cross axis which indicated the main entrance to the former Crystal Palace on the western side of the park and a perambulatory route following the natural slope of the ground through the park – would be re-established by the proposals.
And despite the problems which he concedes may exist with regard to deliverability of the complete Masterplan proposals he says an overall vision “is essential to guide the long-term development process and to avoid past problems of uncoordinated piecemeal development leading to short term aims and conflicting solutions.”
He says that over time the concept of the Paxton axis has become confused and diluted, in particular by neglect of the fabric remaining after the fire which destroyed the Crystal Palace in 1936, and by later ‘insensitive development’ within the main area of the park.
“The present rundown nature of the park, with its fenced-off areas; poor connectivity and limited facilities does not encourage inclusive use of the park” says Mr Novitzky. “At present people tend to use the park for a specific purpose – as a formal sports user, a member of the fishing club, dog walking and jogging and so forth – rather than as an integrated part of daily life.
“The removal of barriers between areas of the park; enhancement of circulation; ease of use for all abilities; opening up of views; integration of points of interest, facilities and events; and clear but not overly formal organisation based on Paxton’s principles, would all assist.
“The park would then be likely to attract a very wide range of people, who would incorporate its use as party of their daily routine, meeting others by arrangement or by chance, as well as visiting it for specific purposes, sometimes travelling from the surrounding area to do so.
“If successful, as I would expect it to be, the park would become a focus of local community activity and a significant attractor in the wider region.
“Apart from increased employment on the site, enhanced property values and the economic stimulus to local businesses servicing increased visitor numbers, an aim of the proposals is to elevate the park to the status of a revived metropolitan park.
“It would then act as a destination in its own right, and as a focus of activity for the surrounding area, bringing with it sustainable economic development.
“This depends on fully carrying out the Masterplan vision, or an equivalent, including its spatial reorganisation, its complement of sports, recreation and visitor facilities, and a range of events and other attractions” adds Mr Novitzky.
If his recommendations are eventually approved then this would mean:
TREE OUTLINE OF THE ORIGINAL CRYSTAL PALACE:
“The laying out of an array of trees on the Palace terrace (the top site) and the re-establishment of the Paxton axis are the main organising principles of the Masterplan” says Mr Novitzky in his report. The high-canopied plane trees would frame the main spaces of the Crystal Palace, allowing appreciation of the scale of the ‘nave’ and the ‘transepts’
Spaces contained within the tree array would be flexible enough to accommodate many kinds of small scale attractions such as markets or art displays or larger scale events as well as parking accompanying larger events on the Palace terrace or elsewhere in the park.
Kiosks, water, play and other educational features would act effectively as points of interest within the array of trees. The bust of Paxton would be ‘appropriately’ relocated addressing the Paxton axis at the head of steps leading down from the central transept.
CENTRAL SPORTS AREA
Removal of the concrete podium, walkway and steps associated with the National Sports Centre together with the ancillary buildings, many of the external sports areas and fences. Ground levels raised to allow the NSC – which would be converted to low-maintenance dry use – to stand as a pavilion within the landscape.
Flooring over of the swimming pools would not be a significant loss. Loss of synthetic sports pitches and some tennis courts. New regional sports centre built close to Crystal Palace station.
TRANSITIONAL LANDSCAPE
The intention to remove extensive areas of hard standing and 1960s buildings including the Lodge tower, and other housing to form an undulating, open landscape “is to be applauded” says the inspector.
“The landscaping in this area would be well connected with a hierarchy of routes allowing the park to be easily crossed and used pleasurably as part of day-to-day activities rather than skirted to get from one place to another.” Loose orchard areas would be planted and a range of meadow habitats established.
HOUSING Housing built on parkland by the Sydenham gate on Crystal Palace Park Road
and on part of the Caravan Club site with the rest of that site becoming part of the park
Building of Capel Manor College on ‘Ledrington Green’ behind homes on Anerley Hill. The inspector said he appreciated the ‘enormous concern’ of residents to preserve the facility but said there were shortcomings. It was unlikely younger children could be left unsupervised in this space and the much more valuable facility of the park was available to younger supervised children.
But one tree on the site – known as ‘T700′ – has bat roosting potential and consideration should be given to retaining this tree or mitigating its loss, said the inspector.The remaining wall of the Crystal Colonnade would form part of the new building
OTHER suggestions in the inspector’s 320-page report from the inquiry – which ran for more than seven weeks – include:
Restoration of vaulted subway under Crystal Palace Parade – with an ‘admission free’ five-storey viewing platform above. “Many uses could be found for it, either in conjunction with the proposed museum and viewing platform or as an independent space.”.
Sunken gardens on the lower terrace, close to the former sunken fountains, thus preserving their archaeology.
Near Penge gate: New cafe and dinosaur interpretation centre replacing the collection of small, generally unattractive buildings”. Off Anerley Hill: New north and south greenhouses, the latter of which would offer restaurant, cafe and seating facilities..
Demolition of the Jubilee stadium stands, Lodge tower, caretaker’s lodge, and staff houses. Reintroduction of boating; public access to the fishing lake; creation of reed bed planting fed by water running off the cricket pitch.
*In his report Mr Novitzky said he was “satisfied” the proposals would not critically harm bat commuting routes. An outline ecological management plan would need to be approved by Bromley council and a detailed plan would be required before works commenced in any part of the development.
“Together they would give scope for adequate mitigation of harmful effects” he says.
FINAL DECISION DELAYED
The inspector’s report into the Masterplan for Crystal Palace park was finally published. The inspector has recommended ALL three applications are approved and the Secretary of State for Communities and Local Government has said he is prepared to accept the inspector’s recommendations.
But in a surprise twist Secretary of State Eric Pickles has deleted three of the conditions imposed by the inspector which relate to how monies for building housing on two sites would be paid. The Secretary says this is because “they do not provide a legitimate way of ensuring that the capital contributions arising from the housing development are used for park improvement works.”
The Secretary says the conditions, which require the payment of money, would amount to a tax and that the principle that there can be no taxation without clear support in law would thus be breached.
He has now invited the London Development Agency to submit a reformulated agreement, known as a section 106, and has allowed a further eight weeks – to September 15th 2010 – for that – and for any accompanying representations which, if necessary, he will then circulate for comments before proceeding to a final decision which will be announced “on or before October 6th 2010.”
A letter from the Department for Communities and Local Government emphasises that the request for representations applies to issues surrounding the section 106 ONLY – and “is not an opportunity to address any other issues raised during the inquiry.”
FINAL DECISION DELAYED
The inspector’s report into the Masterplan for Crystal Palace park was finally published. The inspector has recommended ALL three applications are approved and the Secretary of State for Communities and Local Government has said he is prepared to accept the inspector’s recommendations.
But in a surprise twist Secretary of State Eric Pickles has deleted three of the conditions imposed by the inspector which relate to how monies for building housing on two sites would be paid. The Secretary says this is because “they do not provide a legitimate way of ensuring that the capital contributions arising from the housing development are used for park improvement works.”
The Secretary says the conditions, which require the payment of money, would amount to a tax and that the principle that there can be no taxation without clear support in law would thus be breached.
He has now invited the London Development Agency to submit a reformulated agreement, known as a section 106, and has allowed a further eight weeks – to September 15th 2010 – for that – and for any accompanying representations which, if necessary, he will then circulate for comments before proceeding to a final decision which will be announced “on or before October 6th 2010.”
A letter from the Department for Communities and Local Government emphasises that the request for representations applies to issues surrounding the section 106 ONLY – and “is not an opportunity to address any other issues raised during the inquiry.”
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