Victoria Park Conservation Area Appraisal

Transcription

1
VICTORIA PARK
CONSERVATION AREA APPRAISAL
Planning & Regulatory Services
London Borough of Hackney
2 Hillman Street
London E8 1FB
November 2012
2
This appraisal has been researched and written by Dr Ann Robey
([email protected]) on behalf of the London Borough of Hackney
All images are copyright of Hackney Archives or LBH, unless otherwise stated
Maps produced under license: London Borough of Hackney, LA08638X (2006)
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CONTENTS
1
Introduction
1.1
What is a Conservation Area?
1.2
Location and Context of the Conservation Area
1.3
The format of the Conservation Area Appraisal
1.4
Acknowledgments
2
Planning Context
2.1
National Policy
2.2
Local Policies
3
Historic Development of the Area
3.1
Archaeological Significance
3.2
Origins and Historic development
3.3
Geology and Topography
4
The Conservation Area and its Surroundings
4.1
The Surroundings and Setting of the Conservation Area
4.2
General Description of the Conservation Area
4.3
Plan Form and Streetscape
4.4
Views, Focal Points and Focal Buildings
4.5
Landscape and Trees
4.6
Activities and Uses
5
The Buildings of the Conservation Area
5.1
Introduction
5.2
Character Areas
Victoria Park Periphery
Well Street Common
Victoria Park Village
5.3
Listed buildings
5.4
Buildings of Local Significance
5.5
Buildings of Townscape Merit
6
SWOT Analysis
6.1
Strengths
6.2
Weaknesses
6.3
Opportunities
6.4
Threats
7
Conclusion
4
APPENDICES
Appendix A Historic Maps of Victoria Park Conservation Area
Appendix B Schedule of Listed and Locally Listed Buildings and Buildings of
Townscape Merit
Appendix C Bibliography
Appendix D Map of the Conservation Area
Appendix E Details of the Extension of the Conservation Area Boundary
Appendix F List of illustrations
Appendix G Further information
Appendix H Copy of Council’s Cabinet Report Adopting the Revised Conservation
Area Boundary and Appraisal
(To be added following formal adoption of the Appraisal & final recommendations)
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1
INTRODUCTION
Victoria Park Conservation Area was originally designated in 1977. The geographical
area was extended in 1994, although no written area appraisals were made at these
times. This Conservation Area Appraisal was undertaken during 2008, with revisions
made in 2012. The research and assessment of the area’s special interest undertaken
for this appraisal, has enabled careful consideration of the existing boundaries and
some significant extensions to the designated area are planned. The proposed
alterations to Victoria Park Conservation Area are fully outlined in Appendix E of this
appraisal and include roads lying to the west of Well Street Common (Groombridge,
Edenbridge, Penshurst and Southborough Roads) and some residential properties in
the short streets directly off Lauriston Road in the heart of the Conservation Area. It is
also proposed to add the short streets that run from Victoria Park Road to Cassland
Road to the north-west of Victoria Park (Brookfield, Danesdale, Annis, Christie and
Harrowgate Roads). A further extension to the Conservation Area to the west of the
roundabout in Lauriston Road is proposed which will include parts of Speldhurst,
Moulins and Southborough Roads plus additional properties in Lauriston and Victoria
Park Roads. Additionally a series of streets to the north of Cassland Road (Killowen,
Poole, Queen Anne, Kenton and Bramshaw Roads) are to be added to the Victoria
Park Conservation Area. It is proposed to remove a small part of the conservation
area in Cadogan Terrace, which has been redeveloped and is no longer in keeping
with the general character of the conservation area.
The Conservation Area lies in the south-eastern part of Hackney (generally known as
South Hackney) close to the boroughs’ boundary with Tower Hamlets. The southern
margin of the Conservation Area is adjacent to Victoria Park for much of its length,
with a small stretch of Cadogan Terrace forming a southern projection at the far northeastern end of the park. The Victoria Park Conservation Area is bounded to the north
by Valentine Road and Bentham Road and the eastern section of Cassland Road and
part of Wick Road. In the west of the Conservation Area the boundary is less concisely
defined and is shown in detail in the map in Appendix D. The Conservation Area is
centred on the neighbourhood that has in recent years become known as ‘Victoria
Park Village’ which comprises a number of small parades with shops, bars and
restaurants close to the roundabout in Lauriston Road, just south of St John of
Jerusalem parish church and north of Victoria Park. Well Street Common, an
extensive area of public open space is integral to the Conservation Area and lies at
the centre.
Apart from the late 18th century Hackney Terrace in Cassland Road, the development
of this part of Hackney and most of the surviving residential properties within the
Victoria Park Conservation Area date from after 1845, when Victoria Park was laid out
for the recreation of the people of the East End. Within the Victoria Park Conservation
Area are many well-preserved examples of mid-to-late Victorian speculative houses.
Leafy, green Victoria Park to the south, although entirely lying within the borough of
Tower Hamlets, is highly influential in determining the character of Hackney’s Victoria
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Park Conservation Area. It is a typical English 19th century landscaped park, set out
with curving lawns, informal tree plantings, large lakes and meandering paths and was
designed by Sir James Pennethorne, a pupil of John Nash in the early 1840s. Many
streets and buildings in the Conservation Area are orientated towards the park or are
laid out in long terraces around the periphery. There are extensive views into the park
from many parts of the Victoria Park Conservation Area.
Historically and well into 19th century, the land on which Victoria Park Conservation
Area stands was fields and market gardens. In Starling’s Map of Hackney from 1831,
(reproduced as Figure 6), there are few built structures in the future Conservation
Area apart from Hackney Terrace dating from 1790s; the large house owned by the
Norris family in Grove Street (now demolished) and some properties in the hamlet of
Grove Street. In the early 19th century there were still fields between the hamlets of
Well Street and Grove Street (the current Victoria Park Road and Lauriston Road).
Just to the north of the park was the Three Colts tavern and tea garden. The fields
were criss-crossed with a number of small lanes and foot paths. Under the site of the
current Meynell Gardens was a house dating from 1787. At the centre lay Well Street
or Hackney Common. In 18th century parish records, the common was often referred
to as the “common field” and was used mainly for growing arable crops. By the 19th
century it was more usually used for grazing land. The individual fields that made up
the common were owned by three different landowners. However as it was manorial
common or Lammas land, the inhabitants of Hackney had the right to graze animals
there between August and March.
Stanford’s Map from 1862 reproduced as figure 1 below, shows the common and the
extensive market gardens that lay to the north-west of Gascoyne Road even after
Victoria Park had been created. Research by historian Isobel Watson has found that
at the time of the Tithe Survey of 1843, over 60% of land in South Hackney lay in the
hands of just four owners –Sir John Cass’s Charity Estate, the Norris Family Estate,
the heirs of William Thompson and St Thomas’s Hospital Estate. The formation of
Victoria Park was a spur to the development of this part of South Hackney, but as the
map of 1862 shows the area was largely rural well into the second half of the 19th
century. The park straddles the border of Hackney and Tower Hamlets, but the park
itself is now within the latter’s jurisdiction. Much of the speculative development of the
area occurred between the 1860s and 1880s, although there are some earlier and
later properties. The houses are on the whole well-maintained and well-restored. A
few poor extensions and window replacements have occurred, but the most unsightly
intrusions are some very large or numerous satellite dishes on the front façades of
some properties in the Conservation Area, as found in Meynell Road and Christie
Road.
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Figure 1: Well Street Common and surrounding area in 1862
1.1
What is a Conservation Area?
A Conservation Area is an area of special architectural or historic interest, the
character or appearance of which it is desirable to preserve or enhance. Conservation
Areas are very much part of the familiar and cherished local scene. It is the area as a
whole rather than the specific buildings that is of special interest. Listed Buildings
within Conservation Areas are also covered by the Listed Building Consent process.
The special character of these areas does not come from the quality of their buildings
alone. The historic layout of roads, paths and boundaries; characteristic building and
paving materials; a particular 'mix' of building uses; public and private spaces, such as
gardens, parks and greens; and trees and street furniture, which contribute to
particular views - all these and more make up the familiar local scene. Conservation
Areas give broader protection than listing individual buildings: all the features listed or
otherwise, within the area, are recognized as part of its character.
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Conservation Areas enjoy special protection under the law. Below are some of the key
requirements for works in conservation areas:
1.2
x
You will need Conservation Area Consent to demolish a building in a
conservation area. LB Hackney will seek to keep all buildings that make a
positive contribution to the character and appearance of a conservation area.
x
You must give us six weeks notice, in writing, before any work is carried out to
lop, top or fell a tree in a Conservation Area. You can contact the Council’s
Tree Officer for advice and help.
x
You will need to demonstrate that any development proposal preserves or
enhances the character or appearance of a Conservation Area. Hackney has
greater control over building work in conservation areas, including materials
and detailed design.
x
You may need to apply for planning permission for alterations or extensions
that would not normally need planning permission, such as minor roof
alterations, dormer windows or a satellite dish. If you are in any doubt about
whether you need planning permission, you can contact the duty planner.
x
Hackney also has greater control over the erection of advertisements and
signs. For instance, Hackney has the power to control shop signs, posters or
estate agents boards that would not normally need permission.
Location and Context of the Conservation Area
Victoria Park Conservation Area is located to the east of busy Mare Street, and
although crossed by two moderately busy roads (Cassland and Victoria Park Road),
the rest of the Conservation Area is fairly quiet in terms of traffic and noise. The main
north-south route is Lauriston Road, which crosses Victoria Park Road at the centre of
‘Victoria Park Village’, where the majority of the shops and commercial buildings of the
Conservation Area are located. This is the heart of the Conservation Area and is
constantly busy with people, just as it was in Victorian and Edwardian times when it
was known as the Broadway (figure 2 below). Just to the north is South Hackney
Parish Church (St John of Jerusalem). There is a lot of green open space within and
immediately adjacent to the Conservation Area. Well Street Common is the largest
open space and there is also the small garden square of Cassland Gardens, opposite
Hackney Terrace in Cassland Road. In recent years this garden has been restored by
a local users group. Just to the south of the Conservation Area lie the 217 acres of
public open space that is Victoria Park. Consequently the Victoria Park Conservation
Area is leafy, open and green, with many extensive views. There are many mature
trees in the area. A map showing the full extent of Victoria Park Conservation Area is
included at Appendix D.
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Figure 2: The Broadway in 1904 – apart from the addition of the roundabout, it looks very similar today
Adjacent to the Conservation Area is the LB Tower Hamlets’ Victoria Park
Conservation Area which covers the park and adjacent terraces. No other LB Hackney
Conservation Areas are located immediately adjacent to this Conservation Area, but
just to the south-west are both the Broadway Market and Regent’s Canal
Conservation Areas.
1.3
The format of the Conservation Area Appraisal
This document is an “appraisal” document as defined by English Heritage in their
guidance document “Conservation Area Appraisals”.
The purpose of the document is, to quote from the English Heritage document, to
ensure that “the special interest justifying designation is clearly defined and analysed
in a written appraisal of its character and appearance”. This provides “a sound basis,
defensible on appeal, for development plan policies and development control
decisions” and also forms the basis for further work on design guidance and
enhancement proposals.
The Appraisal also draws on advice given in Understanding Place: Guidance on
Conservation Area Designation, Appraisal and Management (2011), and Guidance on
conservation area appraisals (2006), both by English Heritage. It also notes
comments in the Suburbs and the Historic Environment (2007) and Valuing Places:
Good Practice in Conservation Areas (2011) by English Heritage.
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This appraisal describes and analyses the particular character of Victoria Park
Conservation Area. This includes more obvious aspects such as its open spaces,
buildings, and architectural details, as well as an attempt to portray the unique
qualities which make the area “special”. These include less tangible characteristics
such as the attractive flowers and shrubs in the pretty garden square in front of Nos.
11-35 Cassland Road; the traditional almshouses in Church Crescent, the sweep of
the terraced houses in Gore Road and the well-restored detached and semi-detached
villas in Victoria Park Road. They also note local features which are unique to the
area, such as the leafy views towards Victoria Park and the large open space of Well
Street Common and the busy attractive pavement tables outside the pubs, cafes and
restaurants in Lauriston Road.
The document is structured as follows. This introduction is followed by an outline of
the legislative and policy context (both national and local) for the Conservation Area.
Then there is a detailed description of the geographical context and historical
development of the Conservation Area and a similarly detailed description of the
buildings within it. This is followed by a “SWOT” analysis to clarify and summarise the
key issues affecting the area. Appendix A contains historic maps of the Victoria Park
Conservation Area. Further appendices contain supplementary information, schedules
of listed and locally listed buildings. Appendix C provides a bibliography. A map of the
Conservation Area is produced in Appendix D. Appendix E shows details of the
Extension of the Conservation Area Boundary. Appendix F and G contain lists of
illustrations and sources of further information. A copy of the Council’s Designation
Report, endorsing the CAAP, is included at Appendix H.
1.4
Acknowledgements
Material within this Conservation Area Appraisal has been gathered from Hackney
Archives Department and Isabel Watson’s publication Gentlemen in the building line:
the development of South Hackney, (1989) has been essential in the preparation of
this appraisal. In 2010 Ellen Barnes of LB Hackney undertook a survey of properties in
the near vicinity of the existing Conservation Area and many of the extensions
proposed are the result of her work, along with further suggestions from local
residents.
For details of how to become involved with your local Conservation Area Advisory
Committee please contact the Hackney Society, contact details of which are given in
Appendix G.
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2
PLANNING CONTEXT
2.1
National policies
Individual buildings “of special architectural or historic interest” have enjoyed a means
of statutory protection since the 1950s, but the concept of protecting areas of special
merit, rather than buildings, was first brought under legislative control with the passing
of the Civic Amenities Act in 1967. A crucial difference between the two is that listed
buildings are assessed against national criteria, with lists being drawn up by the
government with advice from English Heritage. Conservation Areas, by contrast, are
designated by local authorities on more local criteria, and they are therefore very
varied - small rural hamlets, mining villages, or an industrial city centre. Conservation
Areas are designated under the planning (Listed Buildings and Conservation areas)
Act of 1990, primarily by local authorities, for their special architectural or historic
interest the character or appearance of which it is desirable to preserve or enhance.
However, general guidance on the designation of Conservation Areas has in recent
years been laid out in Planning Policy Guidance Note 15 (PPG15) and PPS 5 which
set out the government’s policies on the historic built environment in general. These
have now been superseded by the National Planning Policy Framework (March 2012)
which states ‘When considering the designation of conservation areas, local planning
authorities should ensure that an area justifies such status because of its special
architectural or historic interest, and that the concept of conservation is not devalued
through the designation of areas that lack special interest’. By October 2012, the
London Borough of Hackney had designated 29 Conservation Areas.
2.2
Local Policies
National legislation and guidance emphasises the importance of including firm
heritage policies in the Council’s Core Strategy and Supplementary Planning
Documents,
Core Strategy Policy 25 on the Historic Environment seeks to ensure that all
development makes a positive contribution to the character of Hackney’s historic and
built environment. Conservation areas in Hackney include the historic core of Hackney
and key urban open spaces such as Clapton Common and Clissold Park. They also
cover large areas of Georgian and Victorian housing, some include associated urban
squares such as De Beauvoir and areas of industrial heritage like South Shoreditch
and Lea Bridge. Hackney’s conservation area review process emphasises the
importance of the distinctive features of a place, its spatial qualities, the significance of
its historic buildings and assets. Historic / Heritage assets as defined by PPS5
Planning for the Historic Environment (2010) and its supporting Planning Practice
Guide, (see Glossary) contribute to the townscape as well as intangible aspects
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such as historic associations and former uses. Clissold Park, Abney Park Cemetery
and Springfield Park are designated parks on English Heritage’s Register of Parks
and Gardens of Special Historic Interest.
Buildings are usually statutory listed because of their architectural or historical
significance, and in Hackney this includes Georgian terraces, Victorian villas,
cottages, warehouses, music halls and churches. The Council will use the planning
process to maintain the integrity and setting of listed buildings, and the features they
contain. The Council is committed to protecting buildings, structures and townscape
features of particular local interest, value or cherished landmarks, which are not
statutorily designated . These individual and groups of buildings and structures are
considered to be assets that inform their localities and are part of the essence of
Hackney as it continues to adapt and grow.
Figure 3: Looking towards Lauriston Road, the centre of ‘Victoria Park Village’
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3
HISTORIC DEVELOPMENT OF THE AREA
3.1
Archaeological Significance
Although there is little remaining evidence of pre-Roman occupation in the borough, a
number of important archaeological finds have been made, such as the Palaeolithic
stone axes found at Stoke Newington. Within the Victoria Park Conservation Area a
number of early finds have been discovered. In 1864 on the site of the former Cardinal
Pole School extension which was originally built as the French Hospital, builders
found a fragment of a beaker; apparently from the B2 period. It was decorated with an
all-over design of single horizontal lines of horizontally applied fingernail impressions.
Hackney was outside the walls of the Roman city of Londinium. It was during the
Roman period that the first recognisable element of Hackney’s urban form was built.
This was the Roman road, Ermine Street, which remains today as Kingsland Road.
Few artefacts of the Roman period have been discovered – the only notable find in the
Borough is a stone sarcophagus, discovered in Lower Clapton. However, a gold coin
from c. 20BC inscribed ‘Tascio’ was found in Victoria Park in the 19th century.
There are no Scheduled Ancient Monuments in or near the Victoria Park Conservation
Area.
3.2
Origins and Historic Development
In the late Saxon period Hackney formed part of the manor of Stepney, which had
been held by the Bishops of London since the early seventh century, when King
Athelbert gave lands and their incomes to support St Paul’s Cathedral. Hackney has
no separate entry in the Domesday Survey of 1086, but the name is recorded in 1198
as “Hacas ey“, a Saxon word meaning “a raised place in the marsh”. During the
medieval period archaeological evidence suggests that there were numerous small
settlements or villages amongst the fields of Hackney. Those near to Victoria Park
Conservation Area included the small hamlet at Grove Street, north of Victoria Park
and another small settlement at Well Street just to the north of Cassland Road. The
Knights of St John had a mansion in Well Street from the 1460s. This was the moated
Pilgrims’ House - a striking chequered brick building with three gables which was sited
opposite the junction with Cassland Road. In 1664, 26 houses in the two hamlets of
Grove Street and Well Street were assessed for Hearth Tax. By 1672 that number had
increased to 29.
To the south of the hamlet of Grove Street, during the medieval period was the deer
park of Bishop Bonner. Situated in the parish of Bethnal Green, the park became
agricultural land after the Dissolution and became known as Bonner’s Fields by the
18th century. This land was eventually purchased by the Crown Commissioners c.1840
to be laid out as Victoria Park.
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Rocque’s Map of 1745 (figure 4) shows the area as predominantly agricultural, with
many small fields. The hamlet of Grove Street lies near to the modern Lauriston Road,
but the line of the modern road is slightly different following a footpath to the west
which is more clearly shown on Starling’s Map of 1831 (figure 6).
Figure 4: Detail of area in Rocque’s Map of 1745
In 1786 the Cass estate leased c.70 acres to William Gigney who built a short terrace
in Well Street and then laid out a new street leading to Hackney Wick which was later
to become Cassland Road. After his bankruptcy in 1790, part of the land was leased
to Thomas Jackson, a City linen-draper. His under tenants/developers (William
Fellowes, a surveyor based in Southwark; John Shillitoe, a plumber and Thomas
Pickering, an attorney) planned and built the first important development in this part of
Hackney – the fine palace-fronted terrace known as Hackney Terrace (today Nos. 2054 Cassland Road). The enterprise was organised as an up-market building society
with subscribers. Eighteen people could subscribe to the scheme paying a monthly
subscription, and after four years each person was entitled to a lease of one house
and one stable to be allocated by ballot (all are clearly shown on Starling’s Map
below). Ten houses were complete by 1797 and the terrace was fully occupied by
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1801. The three developer’s coats-of-arms are preserved in the artificial Coade stone
in the central pediment of the terrace (figure 5), remaining as proud and permanent
testimony to their early speculative ambitions in South Hackney.
Figure 5: Hackney Terrace in Cassland Road
By the beginning of the 19th century the village on Well Street had started to grow but
that part of South Hackney within the Victoria Park Conservation Area, remained very
rural, although even there some building joined the two hamlets along a former
footpath just to the west of Grove Street. In 1788 a burial ground had been laid out in
Grove Street by the Hamburg Synagogue and Monger’s Almshouses stood on their
current site from the late 17th century. Starling’s Map of 1831 shows the settlements in
South Hackney at a moment in time just prior to the creation of Victoria Park and their
subsequent development. Hackney Terrace is shown, with their stables just to the
south, close to Well Street Common. The footpath between the settlements at Well
Street and Grove Street is clearly depicted running through the lands of Henry Norris
(marked HN) on the map. In 1833 part of the land to the west of the footpath was let
for the building of a brewery, which stood next to the slightly later Albion PH. In 1843
lands between the footpath and Grove Street were taken as an island site for the
erection of St John of Jerusalem’s church in 1845-8 (figure 7). At the same time
(1847) the Italianate Baptist Hampden Chapel was built almost opposite. Both the
Albion PH and the chapel are included within the 2012 extensions to the Victoria Park
Conservation Area.
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Figure 6: Starlings Map of 1831
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Figure 7: An early view of St John of Jerusalem looking west from Well Street Common
Figure 8 & 9: Details of 1862 Map showing the topographical development Hackney around Lauriston
Road.
One of the main reasons for this development around Grove Street was the creation
of Victoria Park just to the south, which resulted in the area being viewed by the
landowners as a potential new residential location. Victoria Park was created after a
petition signed by 30,000 local people was presented to the Queen and government
requesting an open green space be made available for the ‘healthful recreation’ of the
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working class in the burgeoning East End. In 1841 the Government sold York House
in Westminster to raise funds to purchase land on which to lay-out the park. Victoria
Park was the first and largest of the new London parks of the 19th century. It was
designed by James Pennethorne of the Office of Works and opened to the public in
1846.
The roads around the edge of the park were laid out by the Crown Commissioners at
the same time as the rest of the park, but their development was very slow with the
terraces in Gore Road not built until the 1870s. The Commissioners’ plans for
impressive villa development based on the model of Regent’s Park did not happen, as
early adverts for villa sites found no takers at all. At the time that Victoria Park was
created, the landowners around the park hoped that the area would become
fashionable amongst the affluent classes and that the roads around the northern
approaches to the park would be filled with detached middle-class villas. The park
might have been created for the health and recreation of the poor to the south, but the
location to the north of the park was seen as potentially prosperous. However the
failure of the Crown Commissioners to fund and build better approach roads, meant
that building plans were delayed and eventually what was built on the Cass and Norris
estates was far more modest, aimed at ordinary middle-class families. Some grander
more impressive villas were built in including Nos. 71-79, Nos. 103-109 and Nos. 113117 Victoria Park Road (figure 18). St John of Jerusalem was built on its’ island site in
1845-8 and the nearby cottages in Church Crescent, (figure 10) are of similar date.
The adjacent Monger Almshouses were rebuilt in their current form in 1847-8. But in
the main, most development in the Conservation Area occurred somewhat later.
Figure 10: Cottages built in the 1840s in Church Crescent
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In 1865 the French Hospital (later the Cardinal Pole School annex and currently
vacant) was built in Franco-Flemish style in Victoria Park Road for the treatment of the
French community (figure 14). It was located in the area as it was recognised by the
medical profession as green and healthy. In other parts of Hackney, whole estates
were developed quickly and in a homogeneous architectural style by the landowners.
Here in the Victoria Park Conservation Area development was much more sporadic;
less uniform in design and the process took much longer. Some properties including
Meynell Crescent to the north of Well Street Common were not built until 1894. In
1881 in the publication The Suburban Homes of London. A Residential Guide it was
stated that ‘large and handsome’ houses adjoining Victoria Park could be rented for
between £75 to £100 per annum; ‘a large area of smaller but sill convenient villas from
£45 to £75; and smaller residences suitable for employees and others working in the
City could be had for less than £45. The houses of South Hackney were built for the
huge and growing middle class, who saw this new area as desirable and respectable
and not too far from the City.
There were a number of public houses close to the park and a cluster of shops around
the junction of Victoria Park Road and Grove Street, known as Lauriston Road after
1877. This group of shops became known as the Broadway by the 1860s. This parade
expanded after 1879 when trams began to pass through on a route from south of the
park towards Cassland Road. These shops provided most general requirements of the
middle-class residents of South Hackney, although Mare Street, Well Street and
Roman Road were also important for provisioning. Industry was limited by building
covenant, but by 1894 there were some leather working factories around Well Street.
In 1855 Brookfield Road and some of the other streets lying between Victoria Park
Road and Cassland Road to the north-east of Well Street Common were being laid
out for building as a freehold estate by the Suburban Villa and Village Association –
aimed at the lower middle-classes. By the time of Charles Booth’s Poverty Survey in
the 1890s many of the roads within the conservation area were classed as occupied
by the ‘well-to-do’ although some were merely ‘fairly comfortable’. As was to be
expected the streets adjacent to Victoria Park and Well Street Common (including
Gascoyne Road) were the wealthiest with their large villas, along with Cassland
Crescent (figure 11).
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Figure 11: Booth Poverty Map of 1890s, showing red streets of ‘well to do’ and dark pink streets of
‘fairly comfortable’ residents
The area remained residential throughout the 20th century and some streets were
badly damaged by bombing in World War II, notably an area close to Victoria Park
between Wetherall Road and Victoria Park Road just outside the Conservation Area.
This was subsequently redeveloped in the 1970s by the Guinness Trust. Many of the
large Victorian houses in Lauriston, Southborough and Victoria Park Road were
converted into flats in the post-war era. Elsewhere some very grand architecturally
important houses and smaller more modest terraces, survive in excellent condition as
family homes.
The small shops around Lauriston Road and Victoria Park Road have been
transformed over the last twenty-five years. Run-down shops and seedy pubs have
become fashionable small-scale designer boutiques, specialist interior shops, cafes,
pottery and gift shops, florists, hair and beauty salons, pubs, bars and restaurants.
The close proximity of Victoria Park has helped to regenerate the locality and many of
the large Victorian houses nearby have been well-restored since the 1980s, including
many of the houses in the western section of Victoria Park Road. Some Public
Houses such as The Hemingway (formerly The Royal Standard) in Victoria Park Road
and The Kenton in Kenton Road have been refurbished, but others such as the
Penshurst Arms still face an uncertain future (figures 49 & 50). The former Lauriston
Road Board School has been converted into apartments. Activity in the area has been
restored to the late Victorian level when the Broadway was a commercial hub. The
area has been rechristened Victoria Park Village by estate agents and local traders
and is as popular with young families as Stoke Newington.
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3.4
Geology and Topography
The London Borough of Hackney is located on a mixture of gravel, clay, brick-earth
and alluvial deposits. Alluvium lies along the Lea and under Hackney Marsh. Brickearth can be found below Stamford Hill and Clapton Common, bounded on either side
by tongues of London clay, which extend a little to the south of Hackney Downs.
Towards the centre and the west are beds of Taplow gravel, covering much of the
remainder of the remainder of the parish, except the area round Well Street Common
and Victoria Park, which are on flood plain gravel. The highest point in the area is at
Stamford Hill, the most northerly part of the Borough, which reaches 25 metres above
sea level. From here, the land falls southwards to the valley of the Hackney Brook,
which now lies in a culvert below the northern boundary of Abney Park Cemetery, and
to the east, the River Lea.
Much of the Victoria Park Conservation Area lies over flood plain gravel although to
the west of Lauriston Road there is London Clay, overlain with brick earth. During the
mid-19th century clay was dug and manufactured in this area supplying many of the
bricks used to build the houses within the Conservation Area.
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4
THE CONSERVATION AREA AND ITS SURROUNDINGS
4.1
The Surrounding Area and Setting of the Conservation Area
Victoria Park Conservation Area lies within the London Borough of Hackney which
itself is some five miles to the north of the River Thames. The eastern boundary of the
Borough is formed by the River Lea, which meanders in a south-easterly direction
from Tottenham down to the Thames at Canning Town. To the west lies Finsbury Park
and Highbury, and to the south, the City of London. The principal settlements are
Stoke Newington, Clapton, Hackney and Shoreditch.
Victoria Park Conservation Area lies at the very south of the borough on the boundary
with Tower Hamlets. It is located in the central eastern part of the borough and is
located just to the west of Eastway; south of Cassland Road, Valentine and Bentham
Road and bordered in the west by minor streets leading off Victoria Park Road, the
main east-west route through the heart of the Conservation Area. The Victoria Park
Conservation Area is largely circumscribed on the south by Victoria Park itself, which
lies within the borough of Tower Hamlets. A map of the Conservation Area is
produced in Appendix D. The southern boundary looks over the green leafy open
spaces of Victoria Park.
4.2
General Description of the Conservation Area
Victoria Park Conservation Area is an interesting mix of high quality houses dating
from the 18th, 19th and 20th centuries. The early properties range from the Georgian
Hackney Terrace built in the 1790s to the early Victorian cottages from the 1840s in
Church Crescent. Elsewhere in the Conservation Area the mid-Victorian era is well
represented in the 1860’s houses in Southborough and Lauriston Roads and the
slightly later Groombridge, Edenbridge and Penshurst houses.
Figures 12 & 13: House on corner of Southborough and Lauriston Roads and Meynell Terrace
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Smaller later 19th terraces are found in Harrowgate, Christie and Annis Roads.
Examples of high quality houses for the later period include the Edwardian Meynell
Crescent built in the 1890s and overlooking Well Street Common is Meynell Gardens,
a small enclave of Arts and Crafts houses of the 1930s. A number of post-war
residential developments also enhance the conservation area including the Crown
Estate houses in Gore Road and the pair of semi-detached villas in Church Crescent
dating from the early 1980s, by Colquhoun & Miller.
Despite no overall estate plan and large numbers of individual builders being involved
in the creation of South Hackney, the area has a distinctive charm and individuality
which makes it a very attractive and popular place to live. Recent ‘gentrification’ of the
area has resulted in the restoration of many properties, generally in a sensitive
manner.
Figure 14: Elevation of the French Hospital
Throughout the conservation area are a number of important public or institutional
buildings that enhance and add architectural interest. These include the former French
Hospital of 1865 by RL Roumieu; the Church of St John of Jerusalem by EC Hakewill
built in 1845-8; the Monger’s Almshouses of 1847-8 and also some attractive Public
Houses close to the entrances of the park such as the stuccoed Royal Inn on the Park
(formerly the Royal Hotel).
The shops in the short parades in Lauriston and Victoria Park Roads make up the
main commercial neighbourhood of the conservation area. Many of the houses, villas
and commercial buildings are of architectural merit, both in their overall design and in
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their architectural detailing. South Hackney was created for a middle-class
professional resident who saw Hackney as a desirable and convenient residential
location for the City of London after the arrival of the railways and horse-drawn trams
in the 1850s and 1870s respectively.
Figure 15: Royal Inn on the Park
4.3
Plan Form and Streetscape
Victoria Park Conservation Area is a mix of planned development notably on the
former Norris estate, where the villas and houses along Lauriston Road and
Southborough and Penshurst Roads were planned in the 1850s and built in the
1860s, and more haphazard development by smaller developers. The main streets
Lauriston Road, Victoria Park Road, Cassland Road and Gore Road are spacious and
wide, lined with attractive and architecturally interesting houses and villas built largely
after the 1850s. Almost all the houses have small established front gardens
(fortunately for the environment most are too small to have been converted into
parking spaces). Their height varies between three to five-storeys, with some streets
(especially those to the north-west of Well Street Common such as Danesdale,
Brookfield and Christie Roads) comprising two-storey terraces. There are also twostorey cottages in Ruthven and Connor Streets and Shafton Road. The houses are a
mix of flat-fronted properties and houses with bays, which makes each terrace visually
interesting and coherent. The elaborate detailing and strong architectural design of the
buildings is important in providing interest to the streets. The width of the streets and
the many open aspects, where only one side of the road is built on where adjacent to
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the park or common make for very attractive terraces. Victoria Park Conservation Area
is open and light, due to wide streets and surrounding green spaces.
Figure 16 & 17: Terrace in Annis Road and cottages in Church Crescent
4.4
Views, Focal Points and Focal Buildings
The most important views are across Well Street Common and along the roads on the
periphery of the park. The view up Lauriston Road towards the spire of St John of
Jerusalem is also dramatic, but the church itself is somewhat hidden behind the
houses built to the south of the church. The sweep of Gore Road; the crescent of
villas behind Cassland Gardens and the Edwardian redbrick terrace of Meynell
Crescent are visually attractive, especially where the roads are tree-lined. Due to
minimal traffic on some of the roads of the conservation area, the area seems
peaceful and there is little rubbish although some graffiti dominates some of the walls
adjacent to Well Street Common. Other important views within and just outside the
Victoria Park Conservation Area are:
x
x
x
x
x
x
x
x
x
x
View towards the Royal Inn on the Park from the west side of Lauriston Road
The view across Well Street Common towards Gasgoyne Road
The views along Groombridge and Penshurst Roads towards Well Street
Common
The view across Well Street Common from Victoria Park Road
View along Gore Road
The view from Victoria Park Road towards the former Cardinal Pole School
Annex
View along Cadogan Terrace
The view across Lauriston Road towards the former school and Evangelical
Reformed Church
View of Monger’s Almshouses
General panoramic views of the park from Victoria Park Road
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x
x
The view from the corner of Well Street Common and Gascoyne Road of the
former South Hackney Board School of 1902 in Cassland Road
The view south along Killowen Road to Cassland Gardens
Figure 18: Villas in Victoria Park Road
The most important religious building in the Conservation Area to act as a focal
building is the church of St John of Jerusalem. The spire towers above the
Conservation Area and can be seen from many locations. Some of the large public
houses adjacent to the entrance gates of Victoria Park act as focal buildings. These
include the Royal Inn on the Park and The Victoria Park in Victoria Park Road. Trinity
Congregational Church in Lauriston Road built in 1901 is another focal building, as is
the Hampton Chapel further north in the same road. In Cassland Road the former
South Hackney Board School of 1902 (now Lofts on the Park), is a focal building.
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Figure 19: The Queen’s Hotel (now The Victoria Park), has always been a focal building in the area
Some of the terraces and villas are of sufficient size and grandeur to act as focal
buildings in views along the streets. The most important are marked on the
Townscape Appraisal map and are as follows:
x Cadogan Terrace
x Houses in Victoria Park Road
x Terraces in Gore Road
x Hackney Terrace, Cassland Road
x Terrace in Meynell Crescent
x Terrace in Meynell Road facing Well Street Common
x Villas on the north side of Cassland Road
x Nos. 1-11 and Nos. 2-12 Edenbridge Road
x Terraces in Lauriston Road
4.5
Landscape and Trees
The most important green space within the Victoria Park Conservation Area is Well
Street Common, originally known as South Hackney Common. Used historically as
arable and grazing land, by the later 19th century the common was frequently used for
cricket and other recreations. The common was preserved as public open space as
the result of a petition raised by local people in the 1860s. Since the 1970s many trees
have been planted and it is now an attractive open space with a rich and varied
biodiversity and it contributes positively to the natural environment of the conservation
area. Facilities on Well Street Common include a fitness trail and a fenced play area
for children. In recent years the Well Street Common Users Group has done much to
ensure the common is well maintained and has successfully obtained funds for a
variety of community purposes, including the restoration of a drinking fountain.
Football training, Tai Chi and informal recreation take place on the common and until
recently the Cardinal Pole School used the common for games.
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Figure 20: Well Street Common
The other important open space within the conservation area is the crescent-shaped
Cassland Gardens which were laid out in the 1850s, between a palace-fronted terrace
of 1793 and a crescent of Victorian Italianate villas. The gardens were originally
created by the Sir John Cass Estate for the private use of the residents of the villas in
the Cassland Crescent (now Nos. 11-37 Cassland Road). Cassland Garden was
passed to Hackney Council in 1913 to keep as an ‘ornamental garden’ for which they
were to pay the yearly rent of 10s to the Sir John Cass Foundation. The gardens are
laid to lawn and surrounded by mature limes and London planes (planted c.1860). In
recent years the Friends of Cassland Gardens and Hackney Council have been
working together on restoring the gardens and today they are an urban oasis of calm
in a busy part of the conservation area.
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Figure 21: Cassland Gardens, looking east
The disused Jewish burial ground (which was open for burials between 1788 and
1892) in Lauriston Road is another area where there is open green space and due to
the seclusion of the site (it is not generally open), it is a haven for insects, birds and
small mammals. A number of mature trees and shrubs stand on the site.
There are not a huge number of important street trees on the roads within the
Conservation Area and due to the small front gardens, very few in front of the houses.
However, Victoria Park Conservation Area is fortunate in retaining many wellmaintained front gardens with very few being paved over for parking spaces. The
most important trees and gardens are:
x
x
x
x
x
x
x
x
x
x
x
x
Trees and gardens in front of Nos. 11-37 Cassland Road
The front gardens to Monger’s Almshouses
The front gardens in Meynell Crescent
The front gardens in Gore Road
The front gardens in Victoria Park Road
Planting on the roundabout at the junction of Victoria Park Road and Lauriston
Road
Street trees and front gardens in Edenbridge Road
Mature Trees in Lauriston Road (especially in the small green area in front of the
shops and cafes on the eastern side below Victoria Park Road
Pollard trees at the junction of Southborough Road and Lauriston Road
Street trees in Southborough Road
The small green grassed triangle in Lauriston Road beside cattle trough
Planting in the cattle trough in Lauriston Road
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x
Mature trees outside St John of Jerusalem
Figure 22: Planting in cattle trough; street trees and green verges in Lauriston Road
4.6
Activities and Uses
Victoria Park Conservation Area is today both a residential area and a place of
entertainment, recreation and commerce, especially with the regeneration of Victoria
Park Village. There are a wide variety of house types in the conservation area from
small cottages to large detached villas. Today some of the large houses have been
converted into flats especially in Lauriston Road and Victoria Park Road, but in some
streets, for example Meynell Crescent and Gore Road, most houses are still family
homes. Several short parades of increasingly chic shops, pubs and restaurants exist
in Lauriston and Victoria Park Roads close to the roundabout. A number of pubs
survive in other parts of the conservation area especially near to the park entrance
gates, although some pubs including the Penshurst Arms are empty and likely to be
converted to residential use. Two former Victorian Board Schools in Lauriston Road
and Cassland Road have been converted into popular apartment complexes.
There are a number of religious buildings within Victoria Park Conservation Area
Conservation Area including the handsome St John of Jerusalem (figure 23) and the
former Trinity Congregational Church in Lauriston Road by Philip Morley Horder, a
striking red brick building of 1901. In Lauriston Road there is the disused Jewish Burial
Ground with an attractive lodge building.
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Figure 23: Looking towards St John of Jerusalem from King Edward’s Road in 1905
Three outstanding public buildings exist within Victoria Park Conservation Area. The
first is the former Cardinal Pole School Annex, which was built as the French Hospital.
It is an exceptional large dark red brick ornamental building of the 1840s, erected for
the support of members of the French community. The property is currently (October
2012) vacant. Another building of high quality is the Monger’s Almshouses rebuilt in
1847 and restored quite recently, which add visual interest to the northern part of the
conservation area. The third building of importance is the former South Hackney
County School in Cassland Road built for the London School Board in 1902 to the
design of the Board’s architect TJ Bailey (figure 52). It is today converted into loft
apartments.
There is almost no industrial activity within Victoria Park Conservation Area today
apart from the working craft pottery on Lauriston Road. Until quite recently there was a
working forge (built in the 1920s as a box factory) just off Victoria Park Road, but this
has now closed and the building functions as a community venue and gallery. In the
later 19th century there were a number of industrial activities, including some leather
workers around Well Street.
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Few empty sites exist within the Victoria Park Conservation Area and opportunities for
redevelopment are limited to a small number of infill sites, plus the recently vacated
Cardinal Pole School Annex in Victoria Park Road.
5
THE BUILDINGS OF THE CONSERVATION AREA
5.1
Introduction and Local Building Characteristics, Detailing and Materials
The built form of the Victoria Park Conservation Area is primarily composed of
nineteenth century residential buildings arranged in terraces, varying in height from
street to street but displaying a general uniformity. Some of the groups of terraced
properties were built as a planned whole, resulting in long terraces of matching
properties, such as in Christie and Harrowgate Roads. There is a hierarchy of building
height from street to street; in the smaller side streets, the frontages are usually only
two or sometimes three-storey. But on the main roads the height is greater ranging
from three to four storeys often with a basement.
Not all the buildings in the Conservation Area were constructed in the same era
although houses from the period 1850-1890 predominate. However the variety of
house types and architectural styles mesh together in an interesting and cohesive
way. Long terraces of different dates; smaller cottages and large villas add visual
interest and prevent a monotony of style in the area. Somehow the there is a
uniformity of scale and massing which provides a cohesive townscape, which is
enhanced by the green open spaces that characterises much of the Victoria Park
Conservation Area.
Figure 24: Short terrace of four houses (Nos. 110-104) in Lauriston Road, with smaller houses in
Southborough Road
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There are very many small front gardens, bounded by brick walls or ornate cast iron
railings, with modest gardens to the rear. Throughout the Victoria Park Conservation
Area many front gardens remain intact with few converted into off street parking
spaces. This is often because the gardens are too small to accommodate cars. The
retention of gardens with their open nature, distinctive plot divisions, trees and
boundaries contribute to the overall quality and character of the conservation area and
the setting of the houses. After the 1850s and the coming of the railways Welsh slate
became the most popular roofing material and the roofs of most of the buildings in the
conservation area are covered in this material.
The use of buff London stock brick, with natural slate roofs, is almost universal
although, there are some later red brick properties dating from the 1890s to the 1930s.
Many have white stucco detailing and other forms of decoration which became
increasingly common as the Arts and Crafts Movement became popular. In the
Victoria Park Conservation Area examples are found in Terrace Road, Meynell
Gardens and in the short run of houses on the north side of Victoria Park Road,
adjacent to Well Street Common.
Figure 25: Houses on the eastern side of Terrace Road
Victoria Park Conservation Area contains an interesting variety of buildings of high
quality dating from the 18th century to the 20th century, some of which are listed or
locally listed. The best buildings are the Church of St John of Jerusalem, the former
French Hospital and Hackney Terrace (Nos. 20-54 Cassland Road). There is also an
attractive lodge to the former Jewish Burial Ground and a fine parade of shops dating
from the 1850s in Lauriston Road. Many of the residential terraces and villas in the
streets of the conservation area are unlisted but have been relatively unaltered and
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make a really positive contribution to the character of the area. These are called
“Buildings of Townscape merit” and are marked on the Townscape Appraisal Map. A
recent review of the borough’s local list has resulted in many of the better terraces and
villas (particularly in Gore Road and Victoria Park Road) being added to the Local List.
The more important characteristics of the architecture and some individual buildings
are described in section 5.2 below ‘Character Areas’.
5.2
Character Areas
The Victoria Conservation Area consists of three distinctive character areas. These
are Victoria Park Periphery; Well Street Common and Victoria Park Village. The
three character areas are clearly shown on the map below (see Figure 26).
Figure 26: Map showing the character areas of Victoria Park Conservation Area
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Character Area One: Victoria Park Periphery
The area comprises the long terraces that overlook Victoria Park and the fine houses
that line both sides of the western end of Victoria Park Road. The area is primarily
residential, but does include a number of public houses, most of which occupy
prominent sites beside the public gates that lead into Victoria Park and one – The
Hemingway (formerly The Royal Standard) in Victoria Park Road. It includes Cadogan
Terrace; the eastern section of Victoria Park Road beyond Gascoyne Road and Gore
Road, plus the streets running up to the eastern end of Cassland Road – Harrowgate,
Christie, Annis, Danesdale and Brookfield Roads. A variety of terraced house types
can be found in Character Area One but generally they are 3 to 4 storeys in height
when close to the park or immediately overlooking it and two-storey on the small
streets that run northwards from Victoria Park Road. Due to the curves of the streets
which follow the boundary of Victoria Park, many of the terraces are very attractive
sweeps of blocks, especially in the western part of the conservation area.
Victoria Park and the surrounding land were acquired by the Crown in the 1840s. After
James Pennethorne laid out the park, he intended to build spacious villas around the
new public space. The rents from the villas were intended to subsidise the cost of
maintaining the park. However grand villas were never built and more modest terraces
were constructed for middle-class families. However these developments took much
longer to build than initially envisaged especially on the northern Hackney side of the
park. Much more rapid speculative development occurred to the west, south and east
of the park in Bethnal Green, where many terraces overlooking Victoria Park were
completed by 1860. The Crown acted more slowly in the north and some of the
terraces were not completed until the 1890s. A detail from a map of 1862 (figure 27),
shows how the roads around the park lay waiting for houses to be constructed, being
marked as ‘Building Ground’.
Figure 27: The north-western park periphery in 1862 before the construction of terraced housing
The Crown came to own quite a large part of South Hackney north of the park, and
until recent years it formed one of its main London estates, along with Regent’s Park
and Millbank. In 2011 ownership was transferred to Peabody.
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Gore Road has particularly good uniform sweeping terraces in crescents, built in
yellow brick with stucco dressings and detailing. Small canted bays enhance the
ground floor front rooms.The terraces were built in the 1870s. The houses have neat
and colourful front gardens and many privet hedges separate the pavements from
these gardens. The preservation of architectural detailing and the general condition of
these properties is generally excellent and today Gore Road is one of the most
desirable streets within the Victoria Park Conservation Area with all the houses having
extensive views southwards over the park, especially from the upper floor windows.
Figure 28: Looking west in Gore Road
In the mid-1960s the Crown Estate commissioned John Spence & Partners to build
infill housing (originally intended for low-cost rental by local professionals) in Gore
Road (now numbered Nos. 89-96 consecutive). This was to replace bomb-damaged
and run-down properties. The houses are a most striking and successful take on the
terraced house, which look as interesting and well maintained today as when new
some 40 years ago (figure 29). The first-floor balconies command excellent views.
In Victoria Park Road itself there are a number of grand but fairly plain mid-Victorian
detached and paired villas, some Italianate in style. All are well-restored with front
gardens that run westward from the junction with Lauriston Road towards Mare Street.
These were all built as solidly middle-class houses after the construction of the park
just to the south (figure 18).
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Figure 29: Nos. 89-96 (consec.) Gore Road built in 1960s
In the far east of the conservation area is Cadogan Terrace, lying just outside the
north-east corner of the park close to Molesworth Gate. Most of the terrace was built
by Henry Robert Allen, who was responsible for the construction of 26 of the 28
houses between 1868 and 1872. The OS Map of 1870 shows that 17 houses in the
terrace had been built by that date. The terrace is two-storey above a deep basement;
the paired-front doors are reached via flights of steps from the pavement. Wide canted
bays rise from the basement to the second floor. The north-east corner of the
conservation area including Cadogan Terrace and Victoria Park Road had excellent
public transport links from the beginning, as the North London Line ran nearby. Just
beyond Cadogan Terrace was Victoria Park Station which opened in 1866 and closed
in 1943 after being damaged in a bombing raid. A former public house on the corner,
the Morpeth Castle has now been converted into flats.
The eastern end of Victoria Park Road (formerly known as Wick Lane), is the last
street in Character Area One. The terraces here were erected from the early to mid1860s (in the map of 1862, market gardens still dominate the area). By the time of the
OS Map of 1870, all of the properties on the north side of Victoria Park Road had
been built. In addition the Queen’s Hotel now existed, located beside Queen’s Gate
into the park. The terraces in Victoria Park Road are clearly shown in figure 30.
Despite some large detached and semi-detached villas being built in Gascoyne Road,
the houses facing the park were built in terraces. The houses are mostly three-storeys
plus basement and typically Italianate in style. Victoria Park Road is generally busy,
as it is the main east-west route through the conservation area and many houses are
no longer in single family occupation. Although some houses have been sub-divided
into flats, they remain in good condition with very few replacement windows or
unsympathetic alterations.
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Figure 30: Terraces in Victoria Park Road in 1905
Character Area Two: Well Street Common
The Well Street Common character area comprises the two open spaces within the
Victoria Park Conservation Area - the ancient common fields, now known as Well
Street Common and the smaller garden square - Cassland Gardens. It also contains
the residential streets to the north and west of Well Street Common including
Cassland Road and Meynell Crescent, Gardens and Road as well as the northern part
of Gascoyne Road. To the west of the common are Groombridge, Edenbridge,
Penshurst and Southborough Roads, parts of which have been recently added to the
Conservation Area. There are a wide variety of house types within this part of the
Conservation Area dating from the 18th to the 20th centuries. These include the long
Georgian terrace on the south side in Cassland Road formerly known as Hackney
Terrace; fine villas on the north side of Cassland Road and the long Edwardian
terrace in Meynell Crescent. There are attractive Victorian houses in Meynell Road;
stucco dressed mid-Victorian houses in Southborough, Edenbridge and Penshurst
Roads and an enclave of Arts and Crafts houses built in the 1930s in Meynell
Gardens. A group of streets north of Cassland Road containing a variety of MidVictorian Terraces are also included in Character area Two and include Killowen
Road, Poole Road, Queen Anne Road, Kenton Road, Bramshaw Road and Bradstock
Road.
Nos. 20-54 Cassland Road (originally known as Hackney Terrace) is one of the
longest symmetrical terraces built in London before 1800. It was built between 1792
and 1801 on Cassland Road (itself laid-out in 1786) on the Sir John Cass Charity
Estate. The visual impact of the terrace is sometimes lost today as it is impossible to
see the whole without parked cars or queuing traffic in front.
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Figure 31 (left) and 32 (right): Hackney Terrace, Cassland Road In 1962, before the street became
dominated by the car and a detail from 1870s OS Map showing Hackney Terrace and the walled
pleasure ground called The Lawn beyond the gardens to the south, a facility shared by all the houses.
Cassland Crescent with the communal central garden is shown in the north.
Figure 31 shows the sheer height and power of the terrace ensemble, which must
have looked incredibly urban when first built and perhaps better suited to the City or
Bloomsbury than the open fields of 1790’s Hackney. When the houses just to the
north were built around Cassland Crescent in the 1860s, the fashion for villas and
semi-detached houses predominated in suburbs like Hackney (figure 33).
Cassland Road is exceptionally busy one-way system, but despite the location the
Georgian and Victorian houses were mainly refurbished in the 1980s and 1990s and
are well-maintained today. Very few inappropriate additions and replacements have
ruined these properties.
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Figure 33: Villa in Cassland Road
South Hackney or Well Street Common was originally arable and grazing land
privately owned by three landowners, but as ancient Common Land it was used by the
residents of the area to graze their animals for part of the year. By the middle of the
19th century it was grazed by local cow keepers, as seen in figure 7 and was enclosed
by posts and chains. Cricket and other sports were played on the Common by the
later 19th century. By then there was proper lighting, paths and supervision on this
unofficial recreation ground which was used by local people and people from further a
field who visited Victoria Park on the horse-drawn buses and trams that went along
Victoria Park Road and Cassland Road.
From c.1850, the neighbourhood surrounding the Common began to develop, much of
it on land owned by the Norris family, whose lands were laid out for development as
Lauriston Road, King Edward’s Road, Southborough and Victoria Park Road during
the early 1850s. Much of Groombridge Road was built in 1866 and Penshurst and
Edenbridge were built between 1864 and 1867. The French Hospital (later Cardinal
Pole School Annexe) was built contemporaneously in 1865 to house forty men and
twenty women in their retirement in a healthy environment. Today the hospital built in
red brick with darker brick diapering, stands out as a focal building in this part of the
Victoria Park Conservation Area.
On the north side of Well Street Common are some very fine houses in Meynell Road
and Meynell Crescent. In Meynell Road the terraced houses are ‘villa-like’; doublefronted and built in yellow-brick with white detailing including fine ionic-columned
porches; eaves cornicing and ground-floor bays. They were built in the 1870s. In the
part of Meynell Road leading northward and in Cassland Road there are smaller, but
similar properties also attractive and generally well-maintained although a number of
very large satellite dishes detract from the front façades in Meynell Road,
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Figures 34 & 35: Meynell Road in Edwardian times and today
Further westward on the north side of Well Street Common is Meynell Crescent a
superb sweep of Edwardian red-brick houses.
Figure 36: Meynell Crescent built in 1894
These are two-storeys in height with canted bays to both storeys. The bays are toped
with pyramidal bonnets. They form a low-rise backdrop to the Common. Well Street
Common is not overlooked by any high-rise neighbours – the five-storey Gascoyne
House (outside the Conservation Area) is the tallest building overlooking the open
space.
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Within this character area is a small enclave of Arts and Crafts houses in a cul-de-sac
at the north-west corner of Well Street Common - Meynell Gardens. They were built in
1932-3 and designed as a group by Alfred Savill on a site originally occupied by an
18th century mansion. Parts of the old house survive in the garden walls. The close is
a mixture of 22 terraced, semi-detached and detached houses which all display
elements of Arts and Crafts style, including hanging tiles, timber-framing deep gables,
brick noggin and prominent chimneys. As Niklaus Pevsner stated it is an ‘oasis of
Hampstead Garden Suburb Cottages’ in Hackney. The close is spoilt somewhat by
too many parked cars and lack of suitable spaces (apart from the pavement) for the
plethora of recycling bins that make up modern life.
Figure 37: Looking towards Meynell Gardens
Character Area Three: Victoria Park Village
The third character area is Victoria Park Village, which comprises Lauriston Road and
Church Crescent; and the short streets in the heart of Victoria Park Village - Connor
Street and Ruthven Street. It runs between Terrace Road in the north and The Royal
Inn on the Park at the entrance to Victoria Park in the south. In the 18th and early 19th
century this was the hamlet of Grove Street, a farming community which lay south of
Well Street.
There is a wide variety of building types within this area including housing, shops,
pubs, schools, and various places of worship, almshouses and a disused Jewish
Burial Ground. As in more traditional villages this accumulation of buildings of different
dates and such wide functions makes for a lively and engaging environment. At the
centre of the character area are the parades of shops in Lauriston and Victoria Park
Roads, centring on the roundabout. The shops, cafes and pubs are restored and
vibrant today, but just 20 years ago the scene was very different with run-down pubs
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with strippers, instead of family friendly pubs with wood-fired pizza ovens and there
were very many empty shops, especially in Victoria Park Road. The area was from the
1860s until 1940s one of the more important local shopping areas in South Hackney.
The Post Office Directories indicate that every small tradesman from butcher,
greengrocer, stationer, draper to oilman was present in the vicinity and contemporary
photographs show a vibrant shopping street (figures 2 and 38).
Figures 38 & 39: Shops in Lauriston Road in 1904 and 2008
As the village core from the mid-19th century, schools and places of worship were
concentrated in this part of the conservation area and today these important public
buildings act as focal points in the conservation area. These include the former
Lauriston Road School built in 1891 and now converted into flats; and Trinity
Congregational Church in Lauriston Road built in 1901 (figure 40). The Jewish Burial
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Ground (now closed), is an important private open space in the conservation area and
an important refuge for small wildlife and birds.
Figure 40: Focal buildings in Lauriston Road
Figure 41: The lodge at the entrance of the Jewish Burial Ground in the 1870s (the hall has been
demolished)
A number of interesting 20th century buildings exist in this character area including
Nos. 22-5 Church Crescent built for the LB Hackney by architects Colquhoun and
Miller in 1984. They have overhanging hipped roofs; there is a loggia on the second
floor and a white rendered blank panel to the first floor which give the building a
Nov 2012
45
dramatic look, with Palladian influences and tall vertical windows reminiscent of
Charles Renee Mackintosh. Just four houses were created and twenty years on the
houses contribute positively to the eclectic mix of houses in Church Crescent. There
are a few other examples of new-build in infill sites in the Conservation Area including
two houses on the corner of Lauriston Road and Ruthven Street. There are few
opportunities for new development on vacant sites within the Conservation Area.
Figure 42: 1980s houses in Church Crescent
To the rear of Nos. 22-5 Church Crescent lies the Church of St John of Jerusalem
(Listed Grade II), the most dominant building in the Victoria Park Conservation Area.
This was one of the first buildings erected in South Hackney after the development of
Victoria Park. It was built in 1846 and is a large and handsome church and was the
parish church of the newly formed district of South Hackney. The church is built in
Kentish rag-stone, is designed in the Pointed Perp. style of the 13th and 14th centuries
and is by the E. C. Hakewell. Cruciform in plan, a tower and spire of equal heights rise
to almost 200 feet. The original spire was lost in World War II, and a new copper-clad
one was designed by N F Cachemaille-Day. It occupies the prominent island site, with
some post war infill to the Lauriston Road frontage (figure 43). To the west side of the
church are Nos. 50-54 Lauriston Road, the surviving part of a terrace originally named
St John’s Terrace that was built. c.1840, which are amongst the earliest houses in this
part of the conservation area (figure 43a)
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46
Figure 43 & 43a: View of Church Crescent with Church of St John of Jerusalem behind and Nos. 50-54
Lauriston Road
5.3
Listed Buildings
There are a number of listed buildings within the Conservation Area, all of which are
listed grade II. They include the Church of St John of Jerusalem; Monger’s
Almshouses and houses in Church Crescent and Hackney Terrace (Nos. 20-54 (even)
Cassland Road). The Listed buildings are all included in a list at Appendix B.
Listed buildings are more tightly controlled than unlisted buildings and are subject to
separate legislation. “Listed Building Consent” is required for all alterations and
extensions which affect the special architectural or historic interest of the building, and
as both the exterior and interior of the building is listed, the Council’s approval is
therefore required for a wide range of work. Further guidance can be obtained from
the Council but briefly, the type of work commonly requiring Listed Building Consent
includes:
x
x
x
x
x
The installation of new windows or doors
All extensions (planning permission may also be required)
Removing internal features such as fireplaces, walls, timber partitions,
panelling, and shutters
Removing or altering a staircase
Altering or demolishing a boundary wall
This list is for guidance purposes only and is not exhaustive. If you are in any doubt
as to whether you require Consent, please contact the Council’s conservation staff
before commencing work. It is a criminal offence to alter a listed building without
Consent and carryout out work illegally can result in a substantial fine or even
imprisonment.
Nov 2012
47
Figure 44: Monger’s Almshouses (Grade II Listed)
When considering applications for Listed Building Consent, the Council will usually
require the applicant to submit a detailed archaeological evaluation or report of the
building which will describe the historical development of the buildings and its site, as
well as identify the special features which contribute to its architectural and historic
interest. All proposals which affect listed buildings must preserve these special
features, and applications which propose their removal are unlikely to be acceptable.
Extensions to listed buildings will be judged in a similar way to those to unlisted
buildings (Para. 7.5) but will additionally need to satisfy the following:
x
x
x
Extensions should be secondary in size, bulk and footprint to the original
building.
Extensions will need to be carefully detailed to marry-in with the original
building.
Traditional materials and details will be required.
Further information about listed buildings can be found in PPG15 (see paragraph 2.1,
above) and in the UDP.
5.4
Buildings of Local Significance
There are a number of “locally” listed buildings in the conservation area. These are
buildings which make a contribution to the character of the area and which Hackney
Council consider to be of local significance due to their age, architectural detailing or
because of some unusual feature. They include a range of villas and terraced houses
mainly in residential use including many properties in Victoria Park Road and Grove
Nov 2012
48
Road and also the lodge, gates and railings to the Jewish Burial Ground in Lauriston
Road. These are all included in a list at Appendix B.
5.5
Buildings of Townscape Merit
Apart from the listed and locally listed buildings, a large number of unlisted buildings in
the conservation area have been identified as “Buildings of Townscape Merit”. These
are usually well detailed examples of mainly late 19th century houses or commercial
premises which retain their original detailing. As such, they make a positive
contribution to the character and appearance of the conservation area, and any
proposals to alter or demolish such buildings will be strongly resisted by the Council
(CS Policy 25 Historic Environment). Together, these buildings provide the cohesive
and interesting historic townscape which is necessary to justify designation as a
conservation area.
Of special merit are the many examples of good quality terraced houses and a few
shops within the conservation area. They are marked on the map of the Victoria Park
Conservation Area.
Figure 45: Cottages in Connor Street (Buildings of Townscape Merit)
Nov 2012
49
6
“SWOT” ANALYSIS
Victoria Park Conservation Area is notable for its important and well-preserved
Georgian, Victorian and Edwardian terraces and villas. It also has a number of
modern houses of interest. Some of the houses and villas in the conservation area are
amongst the best within the borough. A number are listed, locally listed, or have been
identified within this appraisal as making a positive contribution to the character or
appearance of the conservation area (Buildings of Townscape Merit). Together these
form an interesting and unified historic streetscape, contrasting with the open spaces
of Well Street Common and Victoria Park. There are few negative features that have
impinged on the quality of the historic environment within this conservation area.
Those that have are reversible, given the necessary funding and commitment.
6.1
Strengths
The most positive features of the Victoria Park Conservation Area are:
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
The curve of Gore Road overlooking Victoria Park, giving good vistas in places
A number of listed and locally listed buildings of high calibre
A very high number of streets which have a coherence, are homogenous and
contain a completeness of historic fabric
A unity of building height within the conservation area
Large numbers of Buildings of Townscape Merit, all creating a cohesive townscape
The survival of well-kept front gardens to many houses
The predominantly residential nature of the area and its human scale.
Survival of some 19th century houses of definable quality, with good external
features such as door cases, iron work and sash windows
Good quality details on the mid to late-19th century buildings including stucco,
stone and brick features such as cornices, string courses, lintels, window reveals
and door surrounds.
High quality modern development
Survival of iron boundary railings in some streets and good replacements
Well Street Common – an attractive and well-maintained public green space
The views to Well Street Common from the adjoining streets
Cassland Gardens
Good planting in streets, verges and even roundabouts
Refurbished and well-maintained houses in many roads
Lively and vibrant shops, cafes and restaurants in Lauriston Road creating a
‘village’ atmosphere
The important ‘private’ ecosystem in the Jewish Burial Ground
Nov 2012
50
Figure 46: Well-restored end of terrace house in Meynell Road
6.2
Weaknesses
The most negative features of the conservation area are:
x
x
x
x
x
x
x
x
The very busy traffic in Cassland Road
A few run down shops in Shacklewell Lane
Some poor quality shop fronts
Loss of some public houses to residential use
Some of the houses in Victoria Park Road and Cadogan Terrace appear neglected
A number of run-down properties, requiring repair
Loss of some architectural features, especially windows and doors
Insensitive placement and over-sized satellite dishes to some façades especially in
the north-east part of the conservation area
Nov 2012
51
Figure 47& 48 Unsightly satellite dishes in Meynell Road and Kenton Road
6.3
Opportunities
The following points are “opportunities” which the London Borough of Hackney or
private owners could implement, subject to the necessary funds being available:
x preparation of design guidance on the types of designs in the area
x Replacement of front boundary railings, gates and walls
x Educational opportunity for the public, schools, colleges exploring design and
history.
x Restore lost architectural features like windows and roofing materials
x Encourage some shop owners to improve their existing shopfronts
x Improve the traffic flow in Cassland Road to prevent congestion
6.4
Threats
x
Damage to listed properties in Cassland Road due to fumes from cars
x
Loss of original detailing, especially to single family dwellings which retain certain
permitted development rights
x
Inappropriate alterations, such as large extensions and painting of brickwork
x
Increasing property prices mean more subdivision of the larger houses and villas
x
Loss of small ‘estate’ pubs for residential use
Nov 2012
52
x
Graffiti
x
Rubbish left on streets
Figure 49 & 50: The restored Kenton Arms, Kenton Road and the empty ‘threatened’ Penshurst Arms,
Penshurst Road
Nov 2012
53
7
CONCLUSION
Much of the Victoria Park Conservation Area is tucked away from the main traffic
routes through Southern Hackney, although Cassland Road is constantly congested
and there seems little that can be done to improve this main west-east route. Many of
the other residential roads within the conservation area are frequently quiet for such a
central location and it is an area much favoured by families. Not only is it an enclave
of high quality 19th century housing, but there are some suburb examples of
idiosyncratic buildings such as the former French Hospital, Monger’s Almshouses and
the tiny lodge house at the Jewish Burial Ground. Many of the houses are well
maintained with quirky detailing and most retain their front gardens and original
features. The survival of many small front gardens in the long terraces in the
conservation area adds to the ‘greenness’ of the neighbourhood, especially in those
streets that look over Victoria Park, Well Street Common and Cassland Gardens.
Figure 51: Nos. 49-71 Southborough Road
The area is somewhat protected from development by the open spaces of Victoria
Park to the south, the area is surprisingly ‘village-like’ for an inner-city borough. Early
designation as a conservation area has helped to preserve the architectural integrity
of the district. There are however some losses or intrusions.
In parts of the conservation area there are some (but relatively few) examples of
neglected buildings, poor maintenance, and the use of inappropriate modern materials
especially in window replacement. But overall retention of original features of the 19th
century houses is high and the recent regeneration of the shops, restaurants and café
around Lauriston Road has smartened the area greatly with many sensitive
Nov 2012
54
restorations and good examples of shop front design. New build has been limited
within the conservation area and very few inappropriate extensions to houses have
occurred. A few poor examples exist such as the extension to No. 41 Church
Crescent, but they are not of recent date.
As well as the nearby Victoria Park there are extensive public open spaces including
Well Street Common, Cassland Gardens and the churchyard surrounding St John of
Jerusalem. The wide streets and a number of street trees provide a green aspect to
parts of the Victoria Park Conservation Area. A number of the buildings within the
conservation area are listed or locally listed, however the research for this report has
resulted in many others being noted as Buildings of Townscape Merit. They display a
variety of historic features, materials and architectural styles typical of the mid-late19th
century domestic middle-class house for which Hackney is famous. The consistent
high quality of design and preservation make this conservation area one of the most
attractive, verdant and dynamic in the borough.
Figure 52: South Hackney County School in Cassland Road
Nov 2012
55
APPENDIX A: HISTORIC MAPS OF THE CONSERVATION AREA
Rocque’s Map of 1745
Nov 2012
56
MAP of 1831
Nov 2012
57
OS Map of 1870
Nov 2012
58
OS Map of 1894
Nov 2012
59
Contemporary Map
Nov 2012
60
APPENDIX B
A SCHEDULE OF STATUTORILY LISTED AND LOCALLY LISTED BUILDINGS
Statutorily listed buildings (all listed grade II unless otherwise stated)
Cassland Road (south side)
Nos. 20-54 (even)
Cassland Road (north side)
Former South Hackney Upper School
Church Crescent
Nos. 1-3, (consecutive)
Nos. 4-7, (consecutive)
Monger House (Almshouse), Nos. 1-6, (consecutive)
Wall to the same
Church of St John of Jerusalem (Grade II*)
Lauriston Road
2 K2 Phone Boxes
Hampden Chapel
Victoria Park Road
Post Office pillar box at the west corner of Danesdale Road
Cardinal Pole School Annexe (former French Hospital)
Locally listed buildings:
Locally listed buildings are those which are on the Council’s own list of buildings of
local architectural or historic interest. The Council’s policy (EQ20) in the Unitary
Development Plan is to retain the character and appearance of these when
determining planning applications.
Cassland Road
Nos. 29-39 (odd)
Nov 2012
61
Church Crescent
Nos. 16-20
Nos. 27-30 (consecutive)
No. 31
Gore Road
Nos. 23-43
Nos. 49-89
Nos. 89-96
Meynell Gardens
Nos. 1-22 (incl)
Victoria Park Road
Nos. 59-67
Nos. 89-95
Nos. 97-99
Nos. 101-111
Nos. 113-117
Nos. 68-74a
Lauriston Road
The Albion PH, No. 36
Nos. 50-54 (even)
Royal Inn on the Park (formerly The Royal Hotel)
Trinity Congregational Church
Former South Hackney Primary School
Lodge, gates and railings to Jewish Burial Ground
Nov 2012
62
APPENDIX D
DETAILS OF THE EXTENSION OF THE CONSERVATION AREA BOUNDARY
To be added after consultation
Nov 2012
63
APPENDIX E
BIBLIOGRAPHY
Buildings of England: London 4 North
Bridget Cherry and Nikolaus Pevsner
(1999)
A Guide to the Architecture of London
E. Jones and C. Woodward
(1992)
Twentieth Century Buildings in Hackney Elizabeth Robinson
(1999)
Gentlemen in the building line: The
Development of South Hackney
Isabel Watson
(1989)
The Victorian Villas of Hackney
Michael Hunter
(1981)
Lost Hackney
Elizabeth Robinson
(1999)
From tower to tower block:
The buildings of Hackney
Victoria Park Conservation Area:
Character Appraisal and Management
Guidelines
Victoria County History: Middlesex
Written and published by
The Hackney Society1984
LB Tower Hamlets
(2007)
Out of print - copy available at Hackney
Archives
Nov 2012
64
APPENDIX F
MAP OF THE CONSERVATION AREA
Nov 2012
65
APPENDIX G: LIST OF ILLUSTRATIONS
Figure 1: Well Street Common and surrounding area in 1862
Figure 2: The Broadway in 1904
Figure 3: Looking towards Lauriston Road, the centre of ‘Victoria Park Village’
Figure 4: Detail of area in Rocque’s Map of 1745
Figure 5: Hackney Terrace
Figure 6: Starlings Map of 1831
Figure 7: An early view of St John of Jerusalem looking west from Well Street Common
Figure 8 & 9: Detail of 1862 Map showing the topographical development Hackney around Lauriston
Road.
Figure 10: Cottages built in the 1840s in Church Crescent
Figure 11: Booth Poverty Map of 1890s, showing red streets of ‘well to do’ and dark pink streets of
‘fairly comfortable’ residents
Figures 12 &13: House on corner of Southborough and Lauriston Roads and Meynell Terrace
Figure 14: Elevation of the French Hospital
Figure 15: Royal Inn on the Park
Figure 16 & 17: Terrace in Annis Road and cottages in Church Crescent
Figure 18: Villas in Victoria Park Road
Figure 19: The Queen’s Hotel (now The Victoria Park), has always been a focal building in the area
Figure 20: Well Street Common
Figure 21: Cassland Gardens, looking east
Figure 22: Planting in cattle trough; street trees and green verges in Lauriston Road
Figure 23 & 23a: Looking towards St John of Jerusalem from King Edward’s Road in 1905 & Nos. 5054 Lauriston Road
Figure 24: Short terrace of four houses (Nos. 110-104) in Lauriston Road, with smaller houses in
Southborough Road
Figure 25: Houses on the eastern side of Terrace Road
Figure 26: Map showing the character areas of Victoria Park Conservation Area
Figure 27: The north-western park periphery in 1862 before the construction of terraced housing
Figure 28: Looking west in Gore Road
Figure 29: Nos. 89-96 (consec.) Gore Road built in 1960s
Figure 30: Terraces in Victoria Park Road in 1905
Figure 31: Hackney Terrace, Cassland Road In 1962, before the street became dominated by the car
Figure 32: Detail from 1870s OS Map showing Hackney Terrace and the walled pleasure ground called
The Lawn beyond the gardens to the south, a facility shared by all the houses. Cassland Crescent with
the communal central garden is shown in the no
Figure 33: Villa in Cassland Road
Figures 34 & 35: Meynell Road in Edwardian times and today
Figure 36: Meynell Crescent built in 1894
Figure 37: Meynell Gardens looking eastward
Figure 38 & 39: Shops in Lauriston Road in 1904 and 2008
Figure 40: Focal buildings in Lauriston Road
Figure 41: The lodge at the entrance of the Jewish Burial Ground in the 1870s (the hall has been
demolished)
Figure 42: 1980s houses in Church Crescent
Figure 43: View of Church Crescent with the Church of St John of Jerusalem behind
Figure 44: Monger’s Almshouses (Grade II Listed)
Figure 45: Cottages in Connor Street (Buildings of Townscape Merit)
Figure 46: Well-restored end of terrace house in Meynell Road
Figure 47& 48 Unsightly satellite dishes in Meynell Road and Kenton Road
Figure 49 & 50: The restored Kenton Arms, Kenton Road and the empty ‘threatened’ Penshurst Arms,
Penshurst Road
Figure 51: Nos. 49-71 Southborough Road
Figure 52: South Hackney County School in Cassland Road
Nov 2012
66
All images are copyright of Hackney Archives / LBH, unless otherwise stated London Borough of
Hackney, LA08638X (2004
Nov 2012
67
APPENDIX H
FURTHER INFORMATION
LB Hackney
Conservation Team
Planning & Regulatory Services
London Borough of Hackney
2 Hillman Street
London E8 1FB
www.hackney.gov.uk/planning
English Heritage
http://www.english-heritage.org.uk
For further information relating to listed buildings and conservation areas
The Victorian Society
http://www.victoriansociety.org.uk
The Victorian Society is the national organisation that campaigns for Victorian and
Edwardian buildings
The Georgian Group
http://www.georgiangroup.org.uk
The Georgian Group is the national charity dedicated to preserving Georgian buildings
and gardens. Has an excellent range of technical advice leaflets and courses on
Georgian architecture
The Hackney Society
http://www.hackneysociety.org
Hackney’s local amenity society and umbrella organisation for conservation area
advisory committees The Society was formed in 1967 to involve and support local
people in the conservation and regeneration of Hackney's built environment and public
spaces.
Nov 2012
68
APPENDIX I
COPY OF COUNCIL’S CABINET REPORT ADOPTING THE CONSERVATION
AREA BOUNDARY AND APPRAISAL
(To be added following formal adoption of the Appraisal & final recommendations)
Nov 2012

Victoria Park Conservation Area Appraisal

Transcription

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