The St John’s Society is a statutory consultee for both the Brookmill Road and St John’s conservation areas (CAs), meaning we must be notified of all planning applications that fall within these CAs and are invited to comment on them.
The Lewisham Planning department refer to their local policy to determine planning applications and this policy is periodically revised to ensure it keeps up with:
1) National planning policy (i.e, the NPPF), and
2) the evolving needs of the borough and its residents.
Lewisham are currently reviewing the local policy for the St John’s and Brookmill Road conservation areas. The local policy will be documented in a ‘Character Appraisal’ for each area, which will describe their features, qualities and attributes and hopefully include guidance on what can and cannot be done to homes covered by this policy. Brookmill Road has a Character Appraisal, but this has not been updated since 1998. St John’s on the other hand has never had a Character Appraisal written. Updating these is therefore long overdue.
The process of writing/updating the Character Appraisals has already begun. A walkaround of the two conservation areas with local councillors, planning officers and planning consultants took place on 14th May 2025. Anastasia Saward represented the St John’s Society, and there were also representatives from the Brookmill Road Conservation Society and the Brockley Society present.
Following this, we were invited to respond to a questionnaire on each of the Conservation Areas. You can read our submission below for each of the CAs. They are the combined views of eight current members of the St John’s Society committee and were submitted on 30th June 2025.
We understand the consultants are aiming for the final drafts to be provided to the council by February 2026 and officers would then seek authorisation from Mayor and Cabinet to undertake a public consultation soon after. We therefore think it important that residents of both CAs begin to think about what they would like to see in the policies that will determine how and what they live in for the next quarter of a century. We will keep you all fully informed with any progress or updates.
If you have any thoughts or questions, please email us at planning@st-johns-soc.org
Brookmill Road Conservation Area
Please note that this response is the culmination of 8no. committee member responses, plus comments from an ex-chair of The St John’s Society.
What areas, spaces, and buildings make Brookmill Road conservation area special to you?
- The community in St John’s, including the BRCA is what makes the area special.
- Brookmill Road features Victorian terraced houses and cottages, many with original details. These homes are crucial to the area’s aesthetic appeal.
- The area has numerous narrow roads creating a quieter, more residential atmosphere. These small streets encourage pedestrian activity.
- Brookmill Park is a key asset for the area. This park is cherished space for residents, offering a place for recreation and relaxation. The views of the park are important too, and the way that the trees permeate into the street is integral to its character.
What potential threats do you think Brookmill Road conservation area faces?
- The biggest threat to the BRCA, as it is with the rest of the world, is global warming.
– good home insulation needs to be encouraged, supported and facilitated (mansards help with this).
– appropriate improvements and upgrades need to be allowed to ensure our Victorian homes are better suited to a warmer climate
– consider external shutters
– insulation wherever possible (external wall should be considered)
- Traffic, pollution, cars that travel very fast and use St John’s as a rat run threatening pedestrians and cyclists.
- Loss of trees, vegetation and with it wildlife and biodiversity and shade.
– Until recently, there was a historic failure of local and national governments to grasp the purpose and importance of biodiversity (e.g. tree densities, encouragement of mosses).
– All trees within the conservation area need to be protected, both on private land and street trees. The value and myriad benefits of a mature tree is enormous and can’t simply be replaced by a young sapling in its place.
– Thirsty trees have been marooned by the new tarmac brought in to replace more expensive paving slabs. We need more trees and less heat-attracting, non-porous surfaces.
- Future flooding
– Front garden green spaces need to be protected and paving over prohibited. Education on this is required along with good design standards.
– Estimated 46% of London gardens now paved over, largely due to car ownership
– From 1991 to 2011, there was a 22% increase in the impermeable surfaces in front gardens
– An increase in extreme weather conditions and instances of heavy downpours mean that the already ill-conceived butterfly roof will struggle in periods of heavy rainfall. It is an outdated and flawed building feature that needs to be upgraded.
- Lack of enforcement on planning breaches
- Lack of care given to the urban realm – replacement of concrete tiles with tarmac is not only ugly, it increases the urban heat island effect.
- Street clutter
– A solution needs to be found to eliminate the bins on our street – health and aesthetic concerns, plus taking up valuable pavement area for pedestrians and those with access requirements.
Are there opportunities to improve Brookmill Road conservation area character and appearance?
- The Victorian terraced houses are attractive but narrow and small so modern additions to them need to be done to improve the living space for families. The mansards fulfil this purpose – look very smart and are a complimentary addition to the rather plain looking original buildings.
- The conservation area should allow more green adaptations and help people invest to transition to a more low-carbon lifestyle.
- Providing more flexibility for homeowners to make necessary updates, such as extending or modifying their properties without undermining the architectural heritage which would also allow families to stay in the area without having to move due to space constraints.
– Mansards should be permitted because they not only allow people to stay in the community as their family grows, it also allows people to properly insulate their roofs. It could be mandatory that any new mansards have solar PV on them, thereby making the area that much more low-carbon. Proper design guidance should be produced to encourage standardised details resulting in congruous, harmonious development that could be more cost efficient for homeowners and the borough to undertake.
– A sensitive but progressive and balanced approach to planning could encourage homeowners to maintain the charm of their properties while accommodating modern living needs. A mansard, developed and prevalent in the Victorian era is a historically appropriate form.
– Updates to the National Planning Policy Framework (NPPF) in 2023 and updated 2024 which are supportive of mansard extensions should be reflected in local policy.
– Tower Hamlets have recently allowed mansard extensions in five of their conservation areas, with accompanying design guidance (https://democracy.towerhamlets.gov.uk/documents/s253928/Appendix.%201%20Design%20guidelines%20for%20mansard%20roof%20extensions.pdf) . They have also included a ‘mitigation’ by the applicant which would enable front elevation improvements and a financial contribution to the street improvement fund. This implies that mansards ‘harm’ the host property though, a sentiment that we wouldn’t agree with.
- Planting of more rain gardens, many, many more trees, vegetation and water features will all help to reduce pollution and increase shade and with it have a cooling effect.
– Encouraging locals to act as guardians and be responsible for their maintenance, health and upkeep.
– Turn St Johns into a ‘sponge village’ that will resist future flooding.
- More traffic calming, more walking, cycling and cycle sheds.
– More needs to be done to turn these old streets into car-free or car-limited areas of access.
- Improvements like better lighting, upgraded pavements, implementing SUDs and planting of more trees would enhance the area’s character without altering its historic charm. Additionally, introducing measures to limit traffic or reduce noise could further elevate the residential feel.
Would you like to see any areas, buildings, or spaces removed from the conservation boundary?
- Only if Planning policy laws remain out of touch with the coherence and sense of priorities needed to build a more viable future.
- Some members would rather see the concept of ‘conservation areas’ exchanged with ‘self-regenerative areas’, or something more akin to ‘legacy conservation’.
- We understand that The Brockley Society have proposed that the area to the west of St John’s Vale be removed from the conservation area due to the construction of mansard roof extensions. We would note that this would be in contrary to the wishes of all residents we have consulted with and result in a conservation area half the size that it is currently and current protections removed resulting in a risk of degradation of this part of the area.
- We agree with the proposals to add the following to the CA:
Oscar Street
Lucas Street
St Stephen’s School
The remainder of Brookmill Park
- We would also add to this:
10-20 Albyn Road (would bookend the CA nicely at this end of Albyn Road – a similar style to much of the conservation area, and would be good for future developments/alterations to be sympathetic.
22-44 Albyn Road including the old Prince Alfred pub), it’d be strange to include Oscar and Lucas Streets and not these.
Are there any buildings or landmarks that should be identified as locally important within the Brookmill Road SE8 conservation area?
- See the ‘legacy conservation’ comment above.
- The Stephen Lawrence Centre (important culturally but looks like it was hastily put together on a minimum budget)
St John’s Conservation Area
Please note that this response is the culmination of 8no. committee member responses, plus comments from an ex-chair of The St John’s Society.
What areas, spaces and buildings make St Johns conservation area special to you?
- The community in St John’s is what makes the area special.
- St Johns contains a mix of historic buildings, with notable examples of Victorian architecture. Features such as brick facades, decorative stonework, and period windows give the area a distinctive charm. Buildings such as terraces, townhouses and cottages all contribute to its architectural beauty.
- John’s Church and St Johns Station are key landmarks within the area. Their Victorian architectural styles and roles as community hubs make them important features of the conservation area.
- St Johns has green spaces such as St Johns Garden and Friendly Gardens Park (not currently in the conservation area) that contribute to the area’s character. These open spaces provide a contrast to the urban environment.
What potential threats do you think St Johns conservation area faces?
- The biggest threat to St John’s, as it is with the rest of the world, is global warming.
– good home insulation needs to be encouraged, supported and facilitated
– appropriate improvements and upgrades need to be allowed to ensure our Victorian homes are better suited to a warmer climate
– consider external shutters
- Traffic, pollution, cars that travel very fast and use St John’s as a rat run threatening pedestrians and cyclists.
– Road deaths and injuries are an ever-present risk unless traffic calming measures are implemented.
- Loss of trees, vegetation and with it wildlife and biodiversity and shade.
– Until recently, there was a historic failure of local and national governments to grasp the purpose and importance of biodiversity (e.g. tree densities, encouragement of mosses).
– All trees within the conservation area need to be protected, both on private land and street trees. The value and myriad benefits of a mature tree is enormous and can’t simply be replaced by a young sapling in its place.
– Thirsty trees have been marooned by the new tarmac brought in to replace more expensive paving slabs. We need more trees and less heat-attracting, non-porous surfaces.
- Future flooding
Front garden green spaces need to be protected and paving over prohibited. Education on this is required along with good design standards.
Estimated 46% of London gardens now paved over, largely due to car ownership
From 1991 to 2011, there was a 22% increase in the impermeable surfaces in front gardens
- Property Maintenance and upkeep
– Owners may not always have the resources to care for their properties. This neglect can lead to deterioration of the building’s exterior or even structural damage, which would not only impact the area’s visual and historic value, but also the adjoining neighbours’ properties if not managed.
- Over-development of the mews
Are there opportunities to improve St Johns conservation area character and appearance?
- The conservation area should allow more green adaptations and help people invest to transition to a more low-carbon lifestyle.
- Clear planning guidance for solar panels on roofs, even those seen from the street.
I have PV on my front roof on Ashmead Road. They’ve been there for 10 years, most people in the area haven’t even noticed I have them!
- Planting of more rain gardens, trees, vegetation and water features will all help to reduce pollution and increase shade and with it have a cooling effect.
- More designated parking areas for Lime/rental bikes. There are just not enough and not in the right places. They need to sort one at St. John’s station to facilitate true integrated transport.
- Ensuring that existing parks and green areas are protected from potential development is important. This should involve both safeguarding existing green areas and introducing more community-focused initiatives to enhance these spaces which would also reduce anti-social behaviour, making them a place for all to enjoy.
– Identify our parks and green areas as important areas (for humans and other living creatures) that exist as our ‘commons’.
– Harness, and work with, local initiatives.
– This should involve both safeguarding existing green areas and the introduction of more community-focused initiatives to enhance these spaces.
– This would help to build pride and reduce anti-social behaviour.
- St Johns could benefit from tighter planning regulations for new buildings or renovations. This could ensure that new developments blend seamlessly with the existing architecture, using materials that complement the traditional designs and maintaining the area’s overall aesthetic appeal, whilst also ensuring that families can grow within them.
– Ensure designs also take advantage of sympathetic and environmental technological materials.
– Improving street lighting, provision of bins, adding SUDs, greenery along pavements, creating more pedestrian-friendly spaces would also contribute to a better quality of life for residents while maintaining the area’s character.
- Electric car charging points
I’ve had an electric car for 6 years now and there hasn’t been a single new charging point installed in the area in that entire time. Indeed the Vanguard street one was closed during COVID for the testing site. Maybe next time there’s a pandemic, they could locate the testing site in a petrol station forecourt… Vanguard street could easily be expanded. The car park is little used and at the moment there are only two chargers there.
It’s well known that it’s far, far cheaper to charge your car with your home electricity supply. This is particularly true if you have invested in solar panels like I have. As such, the council should allow us to install something like this to make it safe for a cable to cross the pavement from a charging station installed at home. I have not been able to install a home charger because I don’t have one of these and Lewisham does not permit them to be installed. This needs to change.
Would you like to see any areas building or spaces added or removed from the conservation boundary?
- We would suggest the following additions:
– Friendly Gardens
Are there are building or landmarks that should be identified as locally important within the St Johns conservation area?
- St John’s Church – likely to require costly renovations in order to maintain its dignity as a fine landmark.
- St Johns Station – visually unremarkable but locally important. It stands out as needing proper (legal) access facilities for all.
- Mr Pink’s House (62 Loampit Hill)