Aldersbrook and Lake House Estate Appraisal

The Aldersbrook Conservation Area and Lake House Estate Appraisal London Borough of Redbridge October 2020 Alan Baxter The Aldersbrook Conservation Area and Lake House Estate Appraisal London Borough of Redbridge October 2020 Contents 1.0 Introduction ......................................................................................................1 Appendix A: Historical development .............................................................32 2.0 Architectural character .................................................................................4 Appendix B: Sources ��38 3.0 Heritage assets ...............................................................................................13 Appendix C: Planning policy .............................................................................40 4.0 Views ..................................................................................................................20 5.0 Other considerations ...................................................................................23 6.0 Boundary review ...........................................................................................26 7.0 Management recommendations ...........................................................29 The Aldersbrook Conservation Area and Lake House Estate Appraisal / 1881-170 / October 2020 Alan Baxter nd “The character and appearance of the Aldersbrook Conservation Area and Lake House Estate is defined by the collective contribution of Edwardian architectural details drawn from a common design palette, shared across houses of a similar date, form and scale and the experience of those houses within a green and verdant setting.” 1.0 Introduction Policy context Structure of this report In addition, it also reviews and updates the information contained in the previous documents The Aldersbrook Conservation Area was initially This report is split into four chapters following this produced for the Aldersbrook Conservation Area: a designated by the London Borough of Redbridge in introduction: Character Appraisal when it was designated in 2002 2002. Conservation areas are defined as: Chapter 2.0: Architectural Character and detailed Design Guidance in 2005. areas of special architectural or historic interest the Chapter 3.0: Heritage Assets character or appearance of which it is desirable to Chapter 4.0: Views Consultation preserve or enhance (Section 69 of the Planning Chapter 5.0: Other Considerations This appraisal has undergone both informal and (Listed Building and Conservation Areas) Act Chapter 6.0: Boundary Review formal public consultation. An initial workshop 1990) (The Act). Chapter 7.0: Management Recommendations during the drafting stage was held on 24 October Appendices 2019. This was followed by a 6-week period of Following the designation , the Act requires local formal consultation (from 13 January 2020 to planning authorities to periodically review the Accompanying Design Guide 24 February 2020), including a consultation drop-in Conservation Area and its boundaries as well as to session held on 12 February 2020. This report is accompanied by the Aldersbrook formulate and publish proposals for its preservation Conservation Area and Lake House Estate Design and enhancement. This document fulfils these Guide which seeks to offer residents, builders/ Location statutory obligations. developers, decision-makers and those who care for The Aldersbrook Conservation Area and Lake House Estate lies in east London, about seven miles (10 The designation of the Aldersbrook Conservation buildings within the Conservation Area advice and km) to the north-east of the City of London. It forms Area and Lake House Estate is not intended to stifle practical guidance for the continued maintenance of part of the suburban edge of Wanstead in the or prevent change and evolution, but to guide their homes. London Borough of Redbridge and lies to the south it in such a way as to preserve and enhance the of Wanstead Park which is both a Conservation Area Conservation Area’s character and appearance. Methodology and a Grade II* Registered Landscape. On the south- This document follows Historic England guidance on western edge it abuts Wanstead Flats, an open conservation areas set out in Heritage Advice Note 1: landscaped area. The boundary to the east is the Conservation Area Designation, Appraisal and Grade I Registered Landscape of the City of London Management (2019). Cemetery. The Aldersbrook Conservation Area and Lake House Estate Appraisal / 1881-170 / October 2020 1 Alan Baxter The Aldersbrook Conservation Area The Aldersbrook Conservation Area and Lake House Estate Appraisal / 1881-170 / October 2020 Alan Baxter Architectural character 2.0 Architectural character The Aldersbrook Conservation Area and Lake House Estate is a classic Edwardian suburb (see boxes The Typical Edwardian House Who were they built for? Edwardian suburban houses were built for the opposite); its architectural character exemplifies the When were they built? new ‘middle classes’ who wanted to express blending of mass-produced, pattern book housing Edwardian suburban houses are an evolution their status through their homes. As they and artisanal craftmanship typical of middle- of the late-Victorian suburban house, which were usually not wealthy enough to afford an class homes during this period. Individual design evolved between 1880 and 1914. features – such as decorative porches, front gardens architect, they were reliant on mass-produced and wall finishes – vary from house to house but housing. With improvements to rail, new middle-class suburbs sprang up on the open collectively contribute to a distinctive character. Who built them? outskirts of London, allowing tasteful ‘city’ Edwardian suburban houses were built homes with large ‘countryside’ gardens in easy Because the Conservation Area’s character derives largely by speculative builders, whose key travelling distance of the capital. from the cumulative contribution of small details, it consideration was to sell quickly and make a is particularly vulnerable to change. Small losses of profit. This translated into a standard house- architectural detail from single houses can result in type (based on the standardised designs or the gradual degradation of the defined character of ‘pattern-books’, that reflected contemporary How they were built? The amount and diverse range of enrichment the Conservation Area. In some cases, the loss of architect-designed houses). These could be on Edwardian suburban houses reflects a distinctive elements of character, such as boundary varied with superficial detailing to meet the period of change from small-scale artisan walls and clay ridge tiles has been widespread with architectural fashion of the time which favoured builders to increasing industrialisation (the limited historic features surviving. In such cases, a revival in Arts and Craft detailing and the standardisation of components, decreasing further losses of surviving features would detract ideas of the skilled worker as a craftsman. prices and greater availability of materials). significantly from the character of the Conservation Because these fashions changed so quickly, However, the work was carried out by men who Area. many Edwardian suburban houses have an remained skilled artisans, giving a distinctive eclectic mix of elements from different styles. A description of the variety of architectural features quality to Edwardian design and finishes. that contribute to the Aldersbrook Conservation Area and Lake House Estate’s character and appearance are set out on the following pages, along with a discussion of their pattern and nature of survival across the Conservation Area. The Aldersbrook Conservation Area and Lake House Estate Appraisal / 1881-170 / October 2020 4 Alan Baxter Roofs Architectural character Continuity and change • Roofs are generally duo- pitched with gable In some cases, decorative features have been lost ends through later alterations. Many roof coverings have • Individual roofs are distinguished by the also been replaced. However, the most substantial treatment of projecting bays which are change to roofs across the Conservation Area is the either hipped (earlier examples) or gabled introduction of new windows as part of loft (later) conversions and extensions. These take the form of • The gable ends of later examples are usually either rooflights on the front roof slope, small covered with roughcast (cement and coarse windows high up in gable (side) elevations or sand), with or without half-timber infilling, dormer including box dormer windows on the rear or are tile-hung elevation. All types have a visual impact on the • They are also often elaborated with Conservation Area but the impact of dormers, moulded or carved bargeboards and finials. particularly box dormers, is the most substantial, • Roofs are covered with either slates or clay particularly where they are visible from the street. If plain tiles, often laid in a double-lapped their size is out of proportion with the historic pattern (where two upper slates overlie a façade they can unbalance the overall sense of slate beneath) with lead flashing proportion of both individual and rows of houses. • Additional decoration is provided by clay ridge tiles and finials The removal of or substantial alteration to chimneys • Party walls and associated brick chimney can have a similarly negative effect,

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