Draft Site description and Brief Requirements

Christ Church, Beckenham.
Re-ordering of the church halls.

Site description and
Brief Requirements

Contents

 The Site… …page 2
 The Development Site… …page 7
 Planning Issues …page 10
 Flood Risk …page 16
 Existing Buildings …page 21
 The Brief …page 25

 Appendix A …page 28

1

The Site

Christ Church, Beckenham lies on the corner of the High street and Fairfield Road
and stretches to Lea road to the south. The church building is situated between Lea
Road and Christ Church Road. The halls are situated between Christ Church Road
and the High Street. Adjacent to the site is a commercial garage which fronts the
High Street. The freehold is owned by Christ Church and the site is leased to the
garage.

The Site of Christ Church,
Beckenham

The church building was completed in 1876, designed by Blashill & Hayward. The
building on the High Street part of the site was opened as a school hall in November
1877.
The main hall was completed in 1901 to the design of F. Hooper, F.R.I.B.A.
Extra rooms including a reading room and were added between the two halls in
1905.
The Jubilee Hall was built in 1926 and in the same year the school hall built in 1877
was reduced in width in order to widen the High Street. This hall was renamed the
Lea Wilson Hall. Also the land on which the cottages and the garage currently stand
was purchased and added to the Christ Church site.

2

Site plan showing the church,
halls, rooms, cottages and garage.

The church complex has all elevations of stock brick and although similar at first sight
each element has details characteristic of its date.

Aerial view of the Christ Church site looking east.

3

Aerial view of the Christ Church site looking north.

Aerial view of the Christ Church site looking west.

4

Aerial view of the Christ Church site looking south.
Main hall and cottages from Fairfield Road

Christ Church Road

5

Christ Church halls from the High Street looking up Fairfield Road.

Christ Church from Fairfield Road 6

The Development Site

The redevelopment of Christ Church’s buildings is limited to the halls site which
fronts Fairfield Road and lies between Christ Church Road and the High Street

Scope of development for the Christ Church buildings. 7

The main hall and the Jubilee Hall are to be retained. The existing scout hall and its
associated ancillary accommodation can be demolished and rebuilt. The external
spaces can also to be redeveloped and there is potential to enclose the space
between the main Hall and Jubilee Hall to create further accommodation.

Development site for Christ Church.

8

Space between the Main Hall and the The Scout Hall on the High Street.
Jubilee Hall.

Christ Church halls from Fairfield Road.

9

Planning Context

Location
The site of Christ Church, Beckenham stretches from the High Street to Lea Road
and is bordered by Fairfield Road to the west. It lies within the London Borough of
Bromley and its postcode is BR3 3LE.

Location Plan of the Christ Church, Beckenham site

The development site is the halls complex north of Christ Church Road. The church
building and cottages are adjacent to the development site as is the garage site
which is leased to a private company.

Christ Church, Beckenham site. The
development site is edged in red.
Other property owned by the church
adjacent to the development site is
edged in blue.

10

Bromley Unitary Development Plan.

The London Borough of Bromley’s Unitary Development Plan (UDP) affects the
development site in a number of ways.

Bromley UDP issues for the Christ Church, Beckenham site

11

Area of Archaeological Significance

The requirements for areas of archaeological significance in the London Borough of
Bromley is set out in Policy BE16 of the UDP. This states,

“Planning permission will not be granted for development that would adversely affect
scheduled ancient monuments or other nationally important archaeological sites,
involve significant alterations to them or harm their settings.

When considering planning applications for development involving excavation or
other ground works the Council will require that:

(i) within Areas of Archaeological Significance, as defined on the Proposals Map and
listed in Appendix IV, a written statement of the likely is submitted in the form of an
archaeological assessment (which can be desk based); where necessary information
cannot be obtained by other means, an archaeological field evaluation should be
carried out prior to determination;
(ii) at sites of potential archaeological importance (as defined below), where
permanent preservation in situ is not justified, provision shall be made for an
appropriate level of investigation and recording to be is undertaken by a recognised
archaeological organisation before any development commences.

Where investigations indicate that in situ preservation is inappropriate, excavation
and recovery should be carried out by a reputable archaeological body, before
development commences. Any such investigations shall be in accordance with a
detailed scheme to be approved in advance by the Council and the results shall be
subsequently published.

Where in situ preservation is appropriate, suitable designs, land uses and
management strategies will be required and the Council’s archaeology strategy
promoted.”

Proposals Site

Christ Church is part of Proposals Site 13 in the UDP. This proposals site covers
Christ Church Halls, 1 & 2 Christ Church Road and 81 – 83 High Street. The
proposal is to’

“To retain and enhance the existing community use while providing for some
additional commercial floorspace and housing.”

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Secondary Shopping Frontage
The requirements for secondary shopping frontage in the London Borough of
Bromley is set out in Policy S2 of the UDP. This states,
“In secondary retail frontages, as defined on the Proposals Map, the Council will
permit changes of use from retail (Class A1) to other uses provided that:
(i) the use provides a service that complements the shopping function of the town
centre; and
(ii) there is no adverse impact on residential amenity.
Proposals for a Class A3, A4 or A5 use will also have to comply with Policy S9.”

Paragraph 11.10 of the UDP states that “PPS6 recognises that town centres have a
wider role to play than simply retailing. The secondary areas are therefore seen as
locations where a more flexible approach can be taken towards non-retail uses, as
well as community uses and health facilities.”

Highways, Traffic Management and Servicing
The High Street is a “London Distributer Road” and policy T11 of the UDP states
“limited access will be permitted only where there is no alternative.”
Policy T16 states “In considering traffic management and other highway schemes in
conservation areas, the Green Belt, or other visually sensitive environments, the
Council will aim to ensure that the character and appearance of the area is retained
and, where possible, enhanced.”
Policy T17 states “When considering proposals for the redevelopment of frontages
within town centres or development in other areas where servicing problems arise,
the Council will normally require that rear-servicing facilities be provided.”
A traffic plan, provision for cyclists and people with restricted mobility may also be
required (policies T2, T% and T7).

13

Conservation Areas and Listed Buildings
Christ Church lies within the Beckenham Town Centre Conservation Area.

Bromley UDP – Conservation Areas and Listed Buildings

The church building and the main hall are locally listed buildings.
There are no nationally listed buildings on the site.
Locally listed buildings are covered by policy BE10 of the UDP. This states that:
“A proposal to alter, extend or for the change of use of a locally listed building will be
permitted provided that:
(i) it will be sympathetic to the character, appearance and special local interest of the
building; and
(ii) will respect its setting.
Permission will only be granted for the replacement of such buildings where:
(iii) applicants have demonstrated that all reasonable options for the retention of the
building have been considered; and
(iv) the proposed new building is of an exceptionally high standard of design.”

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Conservation areas are covered by policies BE11 and BE12 in the UDP

BE11 states that:

“In order to preserve or enhance the character or appearance of conservation areas,
a proposal for new development, for engineering works, alteration or extension to a
building, or for change of use of land or buildings within a conservation area will be
expected to:

(i) respect or complement the layout, scale, form and materials of existing buildings
and spaces;
(ii) respect and incorporate in the design existing landscape or other features that
contribute to the character, appearance or historic value of the area; and
(iii) ensure that the level of activity, traffic, parking services or noise generated by the
proposal will not detract from the character or appearance of the area.”

BE12 states that:

“A proposal for a development scheme that will involve the total or substantial
demolition of an unlisted building in a conservation area that makes a positive
contribution to its character or appearance will not be permitted unless the following
can be demonstrated:

(i) there is clear and convincing evidence that reasonable efforts have been made to
continue the present use or to find a viable use for the building and these efforts have
failed and it is demonstrated that preservation of the building as part of the scheme
or in some form of charitable or community ownership is not possible or suitable, or
(ii) the costs of repairs or maintenance of the building cannot be justified against its
importance or the value derived from its retention, provided that the building has not
been deliberately neglected, or
(iii) there will be substantial planning benefits for the community from redevelopment
which would decisively outweigh loss from the resulting demolition.

Acceptable and detailed plans for a replacement scheme will be required, even if it
will involve total or substantial demolition of an unlisted building in a conservation
area that makes little or no contribution to the character or appearance of that area.

A condition will be imposed on a planning permission granted, to ensure that
demolition shall not take place until a contract for the carrying out of the development
works has been made.”

NOTE: The above is not a comprehensive list of all the planning considerations for
the site. Other issues may need to be addressed depending on the nature of any
proposed redevelopment plans.

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Flood Risk

Planning
The site of Christ Church, Beckenham lies partly in Flood Zone 2 as defined by the
Environment Agency.

Flood map for planning showing site of Christ Church, Beckenham

The definition of the flood zones is given in the table below.

Flood Zone Definition

Zone 1 Low Land having a less than 1 in 1,000 annual probability of river or sea flooding. (Shown as
Probability ‘clear’ on the Flood Map – all land outside Zones 2 and 3)

Zone 2 Medium Land having between a 1 in 100 and 1 in 1,000 annual probability of river flooding; or land
Probability having between a 1 in 200 and 1 in 1,000 annual probability of sea flooding. (Land shown in
blue on the Flood Map)

Zone 3a High Land having a 1 in 100 or greater annual probability of river flooding; or Land having a 1 in
Probability 200 or greater annual probability of sea flooding.(Land shown in dark purple on the Flood
Map)
Zone 3b The
Functional This zone comprises land where water has to flow or be stored in times of flood. Local
Floodplain planning authorities should identify in their Strategic Flood Risk Assessments areas of
functional floodplain and its boundaries accordingly, in agreement with the Environment
Agency. (Not separately distinguished from Zone 3a on the Flood Map)

The Local Authority will therefore require a flood risk assessment as part of a
planning application for the site. The dwellings on the site are likely to be classed as
“more vulnerable” and the rest of the buildings as “less vulnerable” for the purposes
of a flood risk assessment.

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Flood risk from rivers

The site of Christ Church, Beckenham lies partly the low risk flood zone from rivers
as defined by the Environment Agency.

Flood risk from rivers map showing site of Christ Church, Beckenham

The definition of the flood risk is given in the table below.

Risk Definition
High risk
High risk means that each year this area has a chance of flooding of greater than 3.3%. This
takes into account the effect of any flood defences in the area. These defences reduce but do
not completely stop the chance of flooding as they can be overtopped, or fail.

Medium risk Medium risk means that each year this area has a chance of flooding of between 1% and
3.3%. This takes into account the effect of any flood defences in the area. These defences
reduce but do not completely stop the chance of flooding as they can be overtopped, or fail.

Low risk Low risk means that each year this area has a chance of flooding of between 0.1% and 1%.
This takes into account the effect of any flood defences in the area. These defences reduce
but do not completely stop the chance of flooding as they can be overtopped, or fail.

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Flood risk from surface water

The site of Christ Church, Beckenham lies partly the medium risk flood zone from
surface water as defined by the Environment Agency.

Flood risk from surface water map showing site of Christ Church, Beckenham

The definition of the flood risk is given in the table below.

Risk Definition
High risk
Medium risk High risk means that each year this area has a chance of flooding of greater than 3.3%.
Low risk Flooding from surface water is difficult to predict as rainfall location and volume are difficult to
forecast. In addition, local features can greatly affect the chance and severity of flooding.

Medium risk means that each year this area has a chance of flooding of between 1% and
3.3%. Flooding from surface water is difficult to predict as rainfall location and volume are
difficult to forecast. In addition, local features can greatly affect the chance and severity of
flooding.

Low risk means that each year this area has a chance of flooding of between 0.1% and 1%.
Flooding from surface water is difficult to predict as rainfall location and volume are difficult to
forecast. In addition, local features can greatly affect the chance and severity of flooding.

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Flood depth
The Environment agency also publishes predicted flood depths for high, medium and
low risk scenarios. Maps for these three scenarios for the Christ Church site are
shown below.

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.
20

Existing Buildings

Survey plan and sections

Christ Church Site – High Street level.

21

Christ Church Site – High Street level.
Main Hall balcony.

22

Section through Lea Wilson and Main Halls.

Section through Lea Wilson Hall Section through Main Hall

Section through link block Section through Jubilee Hall

Section through Jubilee Hall

23

Site Levels

Areas of main rooms
Areas of the main rooms of the Christ Church halls complex are shown below.

Diagram showing areas of the main rooms of the Christ Church halls complex.

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The Brief

Aspirations

Christ Church wishes to have much greater presence on the High Street. The current
hall at the intersection of Fairfield Road and the High Street does nothing to exploit
the prominence of this site. Access to and between the halls needs to be improved
and made more accessible.

Christ Church wishes to have a suite of attractive new buildings which draw the
attention of the High Street and Fairfield Road passers by to the church and its work.

Christ Church wishes to have as much flexible space as possible which can cater for
all current building uses, increase the quality of hospitality able to be offered and
address the above aspirations.

Christ Church wishes to improve the welcome and reception that the buildings can
offer all visitors to the site.

Requirements

A new building on the High Street which can cater for a number of uses including
coffee bar, music venue, community meals and classes for various activities (creative
arts, pilates etc.). This accommodation should be easily accessible and provide a
window to the activities taking place within.

The design must accommodate all current building uses (see appendix A) and be
able to adapt for potential future uses.

The design must maximise floorspace and increase the quality of hospitality able to
be offered ant church events.

The buildings must meet accessibility requirements and all other statutory
obligations.

The design must address the challenge of the topography of the site with an
imaginative solution to dealing with the levels and easing circulation of all users
around new and existing buildings.

The scheme should consider including a single welcome / reception area which could
potentially serve as the main entrance for all visitors (noting the need to staff this
appropriately).

There should be sufficient high-class catering facilities, complying with all statutory
requirements and with the capacity to cater for the events hosted in the church
buildings

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The toilet facilities provided must be sufficient and capable of catering for all
categories of hall users, including disabled facilities, baby changing, cloakroom, etc..

Given the high street location, there should be an access control solution which
provides a safe environment for users and staff and security for the building itself and
the assets in it; this should support any zoning strategy set up within the scheme to
separate different types of users (e.g. public areas v. restricted areas for church
office business)

Equip the buildings with a technology solution which meets current modern
standards, with wired and wireless connectivity for data, power provision to meet
current loadings; a separate study should assess what audio-visual solutions should
be in place, factoring in particularly the needs of a music venue, should that option be
developed

There should be a separate Church Office area factored into the design which
provides a modern office environment, incorporating current thinking on the optimal
design for workspaces, such as lighting, air-flow, heating, insulation

Strategic Plan

An initial strategic plan has been proposed to address the above aspirations and
requirements.

Strategic plan for Christ Church halls. 26

Accommodation schedule
The following areas must be included in the design.

Christ Church Halls – Accommodation Schedule

Room Area Function Notes

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Appendix A: Current usage of halls

Day Regular Hall Hirers
Monday
Tuesday Weight Watchers – Main Hall & Jubilee Hall
Kate Summers Pilates – Jubilee Hall
Wednesday PCC Meetings – Lounge
Thursday Beckenham Ladies’ Community Choir – Jubilee Hall

Friday Prayer Breakfast – Lounge
Saturday Meeting Point – Lounge
Community Lunch exercises – Jubilee Hall
Sunday Community Lunch – Main Hall
Open Doors – Main Hall, Jubilee Room and Lounge
Kate Summers Pilates – Jubilee Hall
Performing Arts School – Jubilee Hall
Beavers – Lea Wilson Hall
Singing Nation Choir – Lounge

Baby and Toddlers – Main Hall, Jubilee Hall, Lounge, Lea Wilson
Hall
First Class Learning – Lea Wilson Hall
Pilates – Jubilee Hall
‘first Wednesday’ – Main Hall

Boppin Tots – Jubilee Hall
Knit & Natter – Lounge
Chris Bates Home Group – Lea Wilson Room
Alpha Follow up Group – Lounge
Rob’s Home Group – Main Hall
South Eastern London Orchestra – Jubilee Hall
Historical Association – Main Hall

Pilates – Jubilee Hall
Central Line – Lounge and Lea Wilson Hall
Pilates – Main Hall
Cubs – Jubilee Hall
Street Pastors – Main Hall

Weightwatchers – Jubilee Hall
Men Behaving Dadly - Main Hall
Men’s breakfast – Main Hall
Ladies’ breakfast – Main Hall
Pilates – Lea Wilson Hall
Prayer for CCB – Lea Wilson Room
Children’s Parties – Lea Wilson Hall and Room

Sunday Schools – all rooms
Girls’ choir – Lea Wilson Room
The Junction – Lounge

Notes: This does not include one off church events, i.e. Music Quiz; Night the Light Party/Holiday
 Club, which use all the halls; Mission Support Weekend; wine tasting evenings; Christmas
events; Girls’ choir concert; funerals; parties and weddings.

 We do not hire out the halls on a Sunday.

We avoid hiring the halls on Thursday and Friday, as those are Maurice’s days off, although
the halls are still very busy!

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