KINGSTON AND NORTH KINGSTON NEIGHBOURHOOD
Conservation Areas Advisory Committee

PLANNING APPLICATION COMMENT FORM
DATE: 11 March 2026

CA1
 RBK ref:

26/00056/FUL 		Address: Kingston Ancient Market And Market House Market Place Kingston Upon Thames London KT1 1JS

Planning Officer: Ross Gentry

Description of proposed works:

Use of Market House for Class E (restaurant/cafe) use at ground floor level, bar (sui generis) use, Class E and Class F2 uses at first floor level. Internal works at ground floor level to include the installation of WCs, a kitchen and servery, opening up of a non original wall. Reconfiguration of existing east facing windows to create a serving hatch and door, and the insertion of a new door to the west elevation. Removal of the stall holders WC, door and associated opening (to be reinstated to match the existing building fabric), removal of a non original staircase and railings. Installation of a new lift and staircase within the south west wing. At first floor level, works include new openings within the wall separating the front and rear rooms and the formation of a new door opening within the south west wing. Replacement of the existing modern market stalls and fixed market structure within Market Place with new high quality permanent market stalls. Flexible use of the Market Place for temporary market stall provision enabling a programme of pop up and themed markets to include but not limited to farmers markets, artisan and craft markets and music or cultural events. Use of the existing basement beneath market square to provide storage, bin stores, recycling facilities and ancillary spaces associated with the operation of Kingston Market. Installation of a new scissor lift from ground floor to basement level within the square with safety railings at ground floor level. Dedicated external seating areas in association with the Market stalls and Market House. Use of the square to the front of Market house within Market Place for a mix of event ,cultural and family space. Relocation and retention of the Shrubsole Monument within Market Place.

APPRAISAL

By full committee on …… 11 March 2026 …… with …… 9 …… members present

Issued on 26 Feb 2026


1. Positive support
2. No objection
3. Objection
4. Objection unless revised as below
X
5. No comment/neutral
6. Lack of detail
7. Decision already issued



Reason for objection:

Objection unless revised as below.

The applicant did engage with us during the pre-application process for which we are grateful. We made several suggestions for improvements most of which have not been acted on although we note the height & massing of the proposed new stalls have reduced which we are supportive of. We continue to hold numerous reservations about these proposals - see indicative if not exhaustive list below - & cannot give the scheme our unqualified endorsement until they are resolved or at least mitigated.

Positives
1. Long overdue refurbishment of key public space in Kingston’s historic centre.
2. Relocation of Shrubsole monument, opening up the public square.
3. Greater vibrancy from more public events, including interactive pop-ups, throughout the year.

Negatives
1. Harm to the fabric of grade 2* listed Market House eg certain windows to east & west elevations converted to doors & inappropriate serving hatches, installation of modern spiral staircase to interior of south west tower, loss of historic internal doors to accommodate a new kitchen/ bar. We favour less intervention into the structure of the building. And rather than yet another Town centre restaurant, we would much prefer to see this space used as eg a covered market selling artisanal foods & beverages.
2. Unattractive design & materials of proposed stalls (both FB & Produce) that jar with the character & appearance of the many listed buildings adjacent. Whereas the predominately beige colour palette is too conservative & would benefit from carefully chosen pops of colour to break the monotony & pique visual interest.
3. Extremely rudimentary pergola structures proposed to the east & west flanks of the Market House that detract from the ambience of the historic location. They must be of higher quality or discarded.
4. Completely incongruous two storey terrace proposed to the north east flank of the Market House, with massing, height & scale all at odds with its historic surroundings. This feature is questioned by the applicant’s own heritage assessment & should be removed. In order to remain subservient to its surroundings, no element of the new scheme should be more than a single storey in height.
5. A dearth of greening (apart from the sedum roof proposed on the FB stalls) to soften the impact of the overall scheme. This oversight must be re-thought/ rectified.
6. A lack of general seating within the overall scheme (excluding the FB stalls & two storey terrace proposed). In our view the existing seating capacity throughout the square should be conserved to ensure the public realm remains fully accessible to all.
7. A suggestion by the applicant to change the name of the location from Kingston’s Ancient Market Place to the Market Place. The existing name is part of the Town’s historic heritage & should not be dumbed down.
8. An opportunity missed to improve the connectivity of the Ancient Market Place with the River Thames eg by better signposting/ wayfinder detail & clearing wheelie bins & other clutter from the various passages (eg Kings, Charter Quay, Griffin Arcade) between the two.
9. Pages 51-85 of the DAS are missing from the submitted applications & should be provided for review ASAP.
10. No mention of existing, popular fountains in the main square. In the warmer months they add to the vibrancy of the area. Will they be retained? This omission should be addressed by the applicant.

In addition, & although not a conservation matter, we flag the absence of a convincing ‘traffic flow’ appraisal by the applicant. At present, the Ancient Market Place is a busy route through the Town shared by pedestrians & cyclists yet the applicant’s Delivery & Servicing Plan & Transport Assessment shows the cycle route on the west side only whereas the east side is the existing route to cycle stands. Clearer markings/ signage need to resolved ASAP.