CONSERVATION AREAS REVIEW

The Conservation and Design Team Planning Service London Borough of Hackney

September 2006

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Front cover (left to right, from top):

1 Clapton Square Conservation Area 2 Clapton Common Conservation Area 3 De Beauvoir Conservation Area 4 Clapton Pond Conservation Area 5 Clissold Park Conservation Area

6 Albion Square Conservation Area 7 Victoria Park Conservation Area 8 Hoxton Street Conservation Area 9 Stoke Newington Conservation Area 10 Queensbridge Road Conservation Area

11 Fremont and Warneford Conservation Area 12 Stoke Newington Reservoirs, Filter Beds and New River Conservation Area 13 Sun Street Conservation Area 14 Underwood Street Conservation Area 15 South Shoreditch Conservation Area

16 Shoreditch High Street Conservation Area 17 Broadway Market Conservation Area 18 Town Hall Square Conservation Area 19 Graham Road and Mapledene Conservation Area 20 Kingsland Conservation Area

21 Mare Street Conservation Area 22 Lordship Park Conservation Area 23 Newington Green (North) Conservation Area 24 Dalston Lane (West) Conservation Area 25 Lea Bridge Conservation Area

All images are copyright of Hackney Archives / LBH, unless otherwise stated London Borough of Hackney, LA08638X (2006)

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CONTENTS

SUMMARY

1 INTRODUCTION

1.1 What is a Conservation Area? 1.2 The Importance of Conservation Areas 1.3 The Implications of Conservation Area Designation 1.4 Conservation Areas and Planning Policy 1.5 The Designation Process 1.6 Defining Special Interest: Conservation Area Appraisals 1.7 Managing Change: Conservation Area Management Strategies 1.8 Best Value Performance Indicator 219 1.9 The Need for a Conservation Areas Review 1.10 Scope and Aims of this Document

2 HACKNEY’S PHYSICAL CHARACTER

2.1 Introduction 2.2 The Development and Physical Character of the Borough of Hackney

3 EXISTING CONSERVATION AREAS

3.1 Introduction 3.2 Existing Conservation Areas

4 PROPOSED CONSERVATION AREAS

4.1 Introduction 4.2 Proposed Conservation Areas

5 CONSERVATION AREA APPRAISALS

5.1 Existing Conservation Area Appraisals 5.2 Conservation Area Appraisals Best Practice

6 CONSERVATION AREA MANAGEMENT GUIDELINES

6.1 Existing Conservation Area Management Guidelines 6.2 Conservation Area Management Guidelines Best Practice

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7 DELIVERING A CONSERVATION AREA STRATEGY

7.1 Introduction 7.2 Best Value Performance Indicator 219 7.3 Programme and Resources 7.4 Criteria and Priorities for Designation and Review 7.5 Existing Conservation Areas: Priorities for Review (Schedule One) 7.6 Proposed Conservation Areas: Priorities for Designation (Schedule Two) 7.7 Community Engagement and Information Strategy

APPENDICES

APPENDIX A Details of Existing Conservation Areas in Hackney

APPENDIX B Details of Proposed Conservation Areas in Hackney

APPENDIX C References and Further Reading

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SUMMARY

“Hackney’s historic identity is a social, economic and cultural asset.”

Mayor Jules Pipe The State of Hackney’s Historic Environment (2005)

 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, as defined in the Planning (Listed Building & Conservation Areas) Act 1990.  Conservation areas are about the ‘historic place’ as a whole. They are areas of townscape quality which contribute the Borough’s identity, and can be catalysts for economic and social regeneration.  The Council is committed to preserving the heritage of the Borough, and The State of Hackney’s Historic Environment Report contains a commitment to review conservation areas and their management strategies.  This report sets out the work programme of the Conservation and Design Team with regards to the review of existing conservation areas, the designation of new conservation areas, and the implementation of conservation area strategies all in support of a Historic Environment SPD to form part of the evolving Local Development Framework.  Best Value Performance Indicator (BVPI) 219 monitors the number of conservation areas, the number of conservation areas with up to date appraisals and the number with up to date management guidelines.  The review sets out a programme to review all existing conservation areas over the next 5 years, to achieve a high BVPI 219 score, based on clear criteria.  The review sets out a list of priorities for new designations to protect important historic areas in Hackney, such as Victorian and Edwardian residential areas, and sets out a work programme of designations for the new two years.  The report considers current best practice with regards to the preparation of conservation area appraisals and management guidelines.  It considers strategies for more effective implementation of management guidelines to enhance the Borough’s conservation areas, such as: o The use of Article 4 directions o Increased community involvement o An overarching information strategy o Better inter-departmental targeting of resources  The report considers how management guidelines can be integrated into the new planning policy structure.

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INTRODUCTION

The State of Hackney’s Historic Environment Report showed the quality and value of Hackney’s built heritage, which includes listed buildings, conservation areas, parks, gardens and open spaces and those buildings and areas of purely local interest that form a cherished part of the local scene.

Conservation areas are an important part of the borough’s heritage, representing a cross section of the best surviving examples of different aspects of development from housing, industrial areas, open spaces and town centres.

Conservation areas are about the ‘historic place’ as a whole. They give local identity, involve communities in their management, enable a broad view of what diversity of ’heritage’ can mean to a diverse society, and can be catalysts for economic and social regeneration.

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. Local Planning Authorities have a duty under the Planning (Listed Building & Conservation Areas) Act 1990 to consider designating areas of special architectural or historic interest, as well as to regularly review existing conservation areas and formulate proposals for their preservation and enhancement.

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. However, the special character of these areas does not come from the buildings alone: the historic layout of roads, paths and boundaries and landscape features such as gardens, parks and greens, trees and street furniture, are some of the features which also contribute.

Designation does not prevent development from taking place but is a tool to manage those changes and seeks to protect areas that are of particular architectural and historic value. In exercising their planning powers, Local Planning Authorities must pay special attention to the desirability of preserving or enhancing the character or appearance of conservation areas.

The first conservation areas were created in 1967, and there are now over 9,000 conservation areas in England. There are, at present, 25 conservation areas in Hackney spanning a wide variety of areas. They cover approximately 18% of the Borough’s area. This compares with the London Borough of Camden with 41

Conservation Areas Review July 2006 7 conservation areas (more than 50% area of the Borough), the London Borough of Haringey with 28 (29%), the London Borough of Islington with 38 conservation areas (circa 35%), the London Borough of Ealing with 29 and the London Borough of Tower Hamlets with 51.

1.2 The Importance of Conservation Areas

Historic areas are now extensively recognised for the contribution they make to our cultural inheritance, economic well-being and quality of life. They contribute to the quality of urban spaces and add unique character to the places where we live. They add to our cultural identity and to local distinctiveness. Protecting areas of special interest is in line with the Council’s aspirations for a high quality urban environment for both current and future residents.

Public support for the conservation and enhancement of areas of architectural interest is well established. By suggesting continuity and stability, such areas provide points of reference in a rapidly changing world: they represent the familiar and cherished local scene. They contribute towards a sense of place and are a source of local pride. The value of the historic environment, and the Council’s support for it, is profiled in the Council’s recent publication, The State of Hackney’s Historic Environment (2005). Hackney Council has a vital role as a local planning authority, which controls work to historic areas and buildings to protect these assets for the benefit of all residents, of both the present and future.

Historic buildings and areas can play a central role in the delivery of a range of public policy objectives including education, economic development, sustainable growth, urban regeneration, cultural development, and supporting local communities. The historic environment can underpin successful projects aimed at improving quality of life, transforming failing areas, empowering local community groups and creating a better and more sustainable environment. Historic areas of special interest generate higher yields and also have their own intrinsic value and any society that claims to cherish cultural achievement in any field has a duty to care for them. Historic buildings and areas attract inward investment, both in terms in the buildings themselves and in local jobs, and also have the potential to attract visitors to the Borough.

1.3 The Implications of Conservation Area Designation

Conservation areas enjoy special protection under planning law and through national and local planning policies and guidance. Any planning application within a conservation area must be shown to ‘preserve or enhance’ the character or appearance of the area and applicants need to demonstrate that any development proposal satisfies these criteria.

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Consent is needed to demolish a building in a conservation area, and there is a presumption in favour of the retention of buildings which make a positive contribution to a conservation area.

Certain permitted development rights for minor works that can normally be carried out without planning permission are withdrawn in conservation areas. Planning permission may be needed for alterations or extensions that would not normally need planning permission, such as roof alterations, dormer windows or the installation of a satellite dish.

Applicants must give the Council six weeks notice in writing before any work is carried out to lop, top or fell a tree in a conservation area. There is also greater control over the erection of advertisements and signs in conservation areas, with greater powers to control shop signs, posters or estate agents boards that would not normally need permission.

1.4 Conservation Areas and Planning Policy

The character or appearance of a conservation area is primarily controlled through the planning process through both national and local planning policy and national and local guidance.

Primary planning legislation governing conservation areas and their designation is contained in the Planning (Listed Building & Conservation Areas) Act 1990, and Section 71 of the Act places a duty on local planning authorities to formulate and publish proposals for the preservation and enhancement of conservation areas. Further national guidance is contained in Planning Policy Guidance Note 15: Planning and the Historic Environment (1994) (PPG 15). On a regional level, these are supplemented by guidance in the Greater London Authority’s London Plan (2004).

Current local planning policy is contained within the Council’s Unitary Development Plan (1995) (UDP). Along with controls on development within conservation areas, the UDP also proposes the designation of further conservation areas on a progressive basis as staff resources permit (Policy EQ15, p64). The plan lists the following types of areas as suitable for designation:  town centres and village cores;  residential areas;  open spaces and their settings;  industrial heritage.

As a result of the Planning and Compulsory Purchase Act 2004, the government has introduced a new development planning system which will replace existing UDPs with Local Development Frameworks (LDF). An LDF will consist of Development Plan

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Documents (DPDs), Supplementary Planning Documents (SPDs) and the local authority’s Statement of Community Involvement (SCI). Area Action Plans (AAPs) will also be used to focus implementation of policies in key areas.

The Planning Policy Team is currently working on the new LDF to replace the current UDP in 2007. Strategic, borough-wide conservation area policies will continue to be contained within the Council’s Core Policies DPD, with a separate SPD on the Historic Environment scheduled to be adopted in September 2007.

Along with The State of Hackney’s Historic Environment report (2005) this Conservation Areas Review will function as an important element of the evidence base informing the Historic Environment SPD and other local policies and guidance. It is important that LDF policies are based on a strong evidence base.

Conservation Area Appraisals are a material consideration when determining planning applications and help to inform appropriate forms of development within those areas. They are also an important material consideration in justifying the Local Planning Authority’s decisions at appeals against refusals of conservation area consents for demolitions and appeals against refusals for planning permissions (Para. 4.5: PPG15).

1.5 The Designation Process

Deciding which areas are of special architectural or historic interest is a matter for the judgement of local planning authorities and an area’s special interest should be judged against local, borough-wide criteria. The designation of a conservation area is, therefore, a decision taken by Cabinet and ratified by full Council, on the basis of a report prepared by council officers.

The designation report should define the special interest of the area and this generally takes the form of a conservation area appraisal. As noted above, section 71 of the Planning (Listed Buildings and Conservation Areas) Act 1990 places a duty on local planning authorities to formulate and publish proposals for the preservation and enhancement of their conservation areas and this generally takes the form of management guidelines, which can also incorporate development control principles to help when assessing planning applications within those areas. Other mechanisms for preserving or enhancing conservation areas are the use of Article 4 Directions (see section 1.7), directed grant aid schemes, etc.

Since the inception of conservation areas in 1967, reports defining their special interest, along with management proposals, have developed in their range and sophistication and, therefore, the scope of information available for older conservation areas is inevitably more limited.

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There is no statutory requirement to consult prior to designation of a conservation area. However, it is highly desirable that there should be consultation with local residents and other interested parties over the identification of areas and the definition of their boundaries. Much greater emphasis is now placed on involving local communities in decisions regarding designation and management of conservation areas. Technically, Statements of Community Involvement (SCIs) do not apply to consultations about conservation area issues (although they do apply to public involvement in conservation area casework), although it is good practice for local authorities to devise strategies for public involvement that are generally in line with its SCI.

1.6 Defining Special Interest: Conservation Area Appraisals

A conservation area appraisal defines the special architectural or historic interest of an area, based upon a thorough understanding of an area’s key characteristics and development. Amongst other things the appraisal should identify and describe are the spatial qualities of an area and their experiential impact; the significance of the physical aspects of the area (the historic buildings and other heritage assets, their intrinsic importance and the contribution they make to the townscape) and describe the intangible aspects (historical associations, former uses, smells, etc.). It should seek particularly to define local distinctiveness and the sense of place which add up to those qualities that make the area unique.

1.7 Managing Change: Conservation Area Management Strategies

Conservation area management proposals should be based on a detailed character appraisal of the area. The proposals should take the form of a mid- to long-term strategy, setting objectives for addressing the issues and recommendations for action arising from the appraisal and identifying any further or more detailed work needed for their implementation. Components of a management strategy might include the application of design and policy guidance; site specific development briefs; procedures to ensure consistent decision making; a mechanism for monitoring change (such as periodic, dated photographic surveys and recording); a directed enforcement strategy; area improvement grant schemes; and Article 4 Directions (which can be used to remove specified permitted development rights from specific properties).

1.8 Best Value Performance Indicator 219

A local authority’s performance in designating conservation areas, defining the special architectural or historic interest that warrants designation through up-to-date character appraisals, and publishing management proposals for the areas based on the character appraisals is now the subject of a three-part Best Value Performance

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Indicator (BVPI) 219. This was issued by the Office of the Deputy Prime Minister on 28 February 2005.

BVPI 219a comprises the total number of conservation areas in the local authority’s area.

BVPI 219b requires the percentage of conservation areas in a local authority’s area that have an up-to-date character appraisal to be calculated, noting that “Clear and concise appraisals of the character of conservation areas provide a sound basis for their designation and management, and will inform local development documents.” Up-to date is specified as being within the last five years.

BVPI 219c requires the percentage of conservation areas with published management proposals to be calculated, noting that “Public support for conservation areas as places that give identity to people and communities is well established. This indicator will monitor how local authorities will manage their development.”

BVPI 219 targets are currently set at a local level, i.e. nominated by local authorities. The BVPI is not currently linked to the Planning Delivery Grant, although there is a possibility that this may occur in the future, and most local authorities are striving to meet these targets.

To ensure that all areas of architectural and historic interest throughout the Borough are adequately protected in line with the Council’s aspirations for a high quality, sustainable environment, and to achieve a consistently high BVPI 219 target, a logical and consistent approach to conservation area review and designation is required. A review of conservation areas and conservation area practice within the Borough is the first part of this process.

1.9 The Need for a Conservation Areas Review

Under Section 69 of the Planning (Listed Buildings and Conservation Areas) Act 1990, local planning authorities have a duty to review their conservation areas from time to time. Guidance in PPG 15, and from English Heritage, re-states that a district-wide re- assessment of conservation areas is desirable from time to time, especially where there is increasing pressure for change and / or to ensure consistency of designation criteria. This is also relevant now in relation to BVPI 219, which requires conservation area appraisals and management proposals to be kept up-to-date.

The State of Hackney’s Historic Environment Report (2005) commits the Council to just such a review: “A comprehensive review of conservation area strategy and management, including character appraisals and management proposals.” (Future Strategy, p37).

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The last over-arching review of the Borough’s existing and proposed conservation areas was in 2000, details of which can be found in the report presented to the Borough Services Committee on 14 February 2000. Previous reviews occurred in 1995, 1990 and 1985. The 2000 review was comprehensive in its scope and, therefore, this review draws upon much of the evidence presented in that report.

Given the impending changes to local planning policy structure, the commitments contained within The State of Hackney’s Historic Environment report, the need to establish an evidence base for the forthcoming Historic Environment SPD, and the changes in development pressure within the Borough, a Conservation Areas Review is essential to inform the Conservation & Design Team’s future work programme and to consider the implications for resource allocation within the Team.

1.10 Scope and Aims of this Document

The objective of the Conservation Areas Review is to ensure that the character and appearance of all areas in Hackney that are of special architectural or historic interest are protected. The review seeks to set out a clear and reasoned work programme for the designation and review of conservation areas, and to ensure that this is delivered in line with current best practice and in a manner consistent with the emerging planning policy structure.

The review is built upon areas and priorities identified in previous Conservation Areas Reviews and in the UDP, along with areas of increasing development pressure which have become evident more recently. Sudden changes in development pressure may result in certain areas becoming higher priorities for review or designation. It is not a street-by-street consideration of the entire Borough. A wider characterisation study of the entire Borough may indicate further areas worthy of designation and this would also be of benefit in that it would feed into developing urban design policies.

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2 HACKNEY’S PHYSICAL CHARACTER

2.1 Introduction

Hackney’s physical identity is based upon its urban form, not just upon its individual buildings but how those buildings relate to each other, through the arrangement of streets, open spaces, and key urban nodes. This urban identity is based upon a layering of urban forms and spaces over the full history of its development. Hackney’s conservation areas protect areas of special interest from most periods of its past.

2.2 The Development and Physical Character of the Borough of Hackney

Although it may appear surprising today Hackney was, until relatively recently, wide- open countryside. Small villages gradually sprang up, linked by tracks. Gradually, these villages became linked by new development, until the nineteenth century when rapid urbanisation resulted in much of the open countryside being built over.

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. During this period Hackney, like much of southern England at that time, was a mixture of open woodland with undergrowth and grassy clearings and streams. Hackney was outside the walls of the Roman city of Londinium and was a heavily wooded area with flood plains surrounding the River Lea. The River and its tributaries helped define the topography of the Borough today. 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 as Kingsland Road today.

During the Medieval period land was slowly cleared for agricultural use and a number of villages sprang up among the fields. There is archaeological evidence for settlements in Hackney, Stoke Newington, Stamford Hill, Hackney Downs, Shacklewell, Haggerston, Shoreditch, Dalston, Homerton, Hoxton and Clapton. As well as homes, evidence of manor houses, hospitals (including a leper hospital), quarries, a palace, churches and mills has been unearthed around these areas. Many of the tracks and roads which linked these historic cores are visible in the road layouts and building lines of today.

Slow scale urbanisation occurred during the Tudor and Stuart periods, with the area becoming home to wealthy merchants and religious dissenters escaping the City. Almshouses and hospitals continued to be built in between the open fields and pastures adjacent to the City, but some areas remained as woodland. During the Georgian period urbanisation slowly continued as ribbon development along the main streets, often in the form of terraces and paired villas, such as those along Mare Street and Kingsland Road.

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Figure 1 Hackney’s centre in 1745, showing village cores separated by open countryside, linked by tracks

Figure 2 Map of the Borough showing the age of buildings in different areas

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During the later Georgian period speculative development began to be undertaken in the fields adjoining the main routes through the area. Some of these developments were formally planned areas covering historic estates, such as de Beauvoir. Industrial areas grew up along the Regent’s Canal (opened in 1820), along the banks of the River Lea and adjacent to the City in Shoreditch.

Housing was soon developed elsewhere on the remaining open fields, and this was given added impetus by the construction of the railways, increasing the accessibility of the Borough. Areas of high quality Victorian and Edwardian suburbs for the middle classes sprang up around Graham Road, in Stoke Newington, and in the Northwold and Cazenove area. Historic open space was preserved in key areas such as Abney Park Cemetery, Clissold Park and Clapton Common.

Much of the borough’s character derives from the quality of its Victorian and Edwardian residential development, the suburbs of their day. The State of the Historic Environment report showed that Hackney has examples of almost all of London’s housing forms since the 17th century, from some of the first terraced housing outside the City, to the speculative streets and squares of the 19th century and the public housing of the 20th century.

Much of this character is increasingly threatened by the cumulative effects of piecemeal and small scale changes, such as replacement windows, unsympathetic extensions, and alterations to street frontages. Conservation areas can absorb change, even radical change, but this must be positively managed and new development must be of a high quality that preserves or enhances the special character of the area.

During the twentieth century large parts of the urban fabric of the borough was renewed. Some of this was following bomb damage sustained during the Second World War, and some following slum clearances. Much of this development was at a greater density than that previously seen in the borough and followed modernist planning principles. Areas such as Woodberry Down, built immediately after the War, illustrate such principles and are indicative of the optimism of the post-War period. Hackney has an impressive selection of social housing from this period.

Hackney is, therefore, a rich overlaying of development from all periods (as illustrated in figure 2). It contains significant areas of special interest from these periods, some of which are currently designated as conservation areas and some of which are worthy of designation.

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3 EXISTING CONSERVATION AREAS

3.1 Introduction

Hackney currently has 25 conservation areas. They vary greatly in age, size, character and style. They cover most of the periods of development outlined above, from Roman Ermine Street, protected as Kingsland Conservation Area, and including historic village cores such as Stoke Newington and Hackney (Clapton Square Conservation Area). They also include historic urban open-spaces, such as Clapton Common and Clissold Park. Conservation areas also protect areas of Georgian and Victorian housing developments, such as de Beauvoir Town, and areas of industrial heritage, such as South Shoreditch and Lea Bridge.

The map reproduced in figure 3 indicates the relative positions of the existing conservation areas within the borough and table 1 shows when these conservation areas were designated and last reviewed.

3.2 Existing Conservation Areas

Geographically most of the existing conservation areas are concentrated in the north- west and south of the borough. On the whole, but not exclusively, those in the north- west cover historic cores, such as Stoke Newington, and historic open spaces (Abney Park Cemetery (Stoke Newington CA); Clissold Park (Clissold); and Stoke Newington Reservoirs). Those to the south cover a more mixed range of areas, from the industrial buildings of South Shoreditch, the estates around de Beauvoir and Graham Road, and historic routes and development along Mare Street and Kingsland Road.

As can be seen from the dates shown in Table 1, the designation and review of conservation areas has not followed a regular pattern. Initial designations in the late 1960s and mid 1970s concentrated on designation of areas focussed on historic open spaces and squares. Designations in the 1980s covered a mixture of areas including historic village cores, open spaces, and eighteenth century housing. Designations in the 1990s also covered a mix of areas. However, it is notable that they were predominantly in the central and south of the borough and included industrial areas on the City fringe. This period also included the review of some existing areas. There was a four year hiatus between 2000 and 2004, when resources once again permitted the consideration of new designations in response to development pressures. A number of existing conservation areas were reviewed in response to concerns raised by local groups (e.g. the review of Clapton Pond Conservation Area was brought forward in response to work by the Clapton Pond Neighbourhood Action Group). These reviews were undertaken in accordance with Government guidance and in anticipation of the forthcoming BVPI 219.

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Conservation Area Designated Extended Appraisal Management Guidelines

CA 1 Clapton Square 1969 1991, 2000 CA 2 Clapton Common 1969 CA 3 de Beauvoir 1971 1977, 1998 1998 1998 CA 4 Clapton Pond 1969 2004 2004 2004 CA 5 Clissold Park 1969 2004 2004 2004 CA 6 Albion Square 1975 CA 7 Victoria Park 1977 1994 CA 8 Hoxton Street 1983 CA 9 Stoke Newington 1983 1985, 2004 2004 2004 Queensbridge CA 10 1985 Road Fremont & CA 11 1986 Warneford Stoke Newington CA 12 Reservoirs, Filter 1986 Beds & New River CA 13 Sun Street 1987 CA 14 Underwood Street 1990 CA 15 South Shoreditch 1991 1991 Shoreditch High CA 16 1991 Street CA 17 Broadway Market 1995 2006 2006 2006 CA 18 Town Hall Square 1995 2000 2000 Graham Road & CA 19 1997 1997 1997 Mapledene CA 20 Kingsland 1998 1998 CA 21 Mare Street 2000 2000 2000 CA 22 Lordship Park 2004 2004 Newington Green CA 23 2004 2004 (North) Dalston Lane CA 24 2005 2005 (West) CA 25 Lea Bridge Road 2005 2005

Table 1 Information on existing conservation areas

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Figure 3 Map showing locations of Hackney’s existing conservation areas

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Analysis of the existing conservation areas within the Borough indicate that they have predominantly focused on historic village cores, open spaces, and industrial areas to the south of the Borough. The current work on the Regents Canal conservation area would complete the coverage of the principal areas of industrial heritage proposed in the UDP. However, with the exceptions of the de Beauvoir and the Graham Road and Mapledene areas, there are a number of areas of high quality residential districts which are have not been designated, and whose special qualities are slowly being eroded through piecemeal change. It is these areas of the Borough where people live and experience on a day-to-day basis which much add to the distinctive identity of the Borough.

Whilst recent designations were made in response to specific pressures, it is acknowledged that future work in these areas should reflect a more measured, reasoned approach. Therefore, this conservation areas review seeks to set out the criteria for such an approach and establish, for the first time, a longer term strategy of designation and review of conservation areas within the Borough.

Brief summaries of each area’s special interest along with more detailed maps of Hackney’s existing conservation areas are included at Appendix A.

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4 PROPOSED CONSERVATION AREAS

4.1 Introduction

As noted previously, there are a number of areas of high quality townscape which contribute to the identity of the Borough. The Council is committed to their preservation and enhancement for the benefit of their current and future residents.

4.2 Proposed Conservation Areas

A number of potential conservation areas have been identified in previous conservation area reviews, in the UDP, and by their being brought to the attention of the Conservation and Design Team by local residents, neighbourhood groups and other stakeholders. These historic areas contribute to the Borough’s sense of place and to the quality of its built environment. Designation will help the Council to preserve or enhance the special interest of these places and reinforce the Council’s commitment to using its built heritage in the social, cultural and economic regeneration of the Borough.

The potential conservation areas are listed in table 2 and approximate location for each is shown in figure 4. The location indicated on the map is indicative only and the final boundaries of any potential conservation area would be ascertained during the preparation and adoption of a full conservation area appraisal.

Further details of each area are given in Appendix B. This appendix gives a very brief summary of the interest of each area, plus an indication of some of the streets / places which are typical of the area. It is not an in-depth analysis of each area, nor an indication of the precise boundary as this information can only be ascertained after a full analysis of the area in the form of a conservation area appraisal. A wider characterisation study of the entire Borough may indicate further areas worthy of designation.

A brief analysis of these potential conservation areas indicates that, with the exception of areas such as Millfields and Hackney Downs, the majority are Victorian and Edwardian residential streets which retain many of their original features. The special interest of these areas is susceptible to gradual erosion through piecemeal changes, such as alterations to windows, rooflines, boundary treatments, etc. These Victorian and Edwardian residential streets are increasingly recognised as contributing to the character and sense of place in Hackney, and to London as a whole. They often form a resident’s main interaction with the wider historic environment and one that they value most about their locality. Designation of these areas helps with the Council’s objectives of promoting a high quality environment for its residents and will help

Conservation Areas Review July 2006 21 preserve the area’s special interest. Gradual erosion of their qualities will result in degraded and undesirable areas.

The objective of this review is to ensure that the character and appearance of all areas in Hackney that are of recognised special architectural or historic interest are protected and to set out a clear and reasoned work programme for the designation of new conservation areas.

Figure 4 Map showing locations of potential conservation areas

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P1 Amhurst Road P2 Beck Road P3 Bergholt Crescent P4 Bethune Road and Allen’s Gardens P5 Finsbury Park P6 Gibson Gardens P7 Hackney Downs P8 Hackney Road P9 Lordship P10 Lower Clapton P11 Millfields P12 North Shoreditch P13 Northwold and Cazenove P14 Palatine P15 Rectory P16 Regent’s Canal P17 Rowhill Road P18 Saint Mark’s and Shacklewell P19 Shacklewell Green P20 Shepherdess Walk P21 South Clissold P22 South Defoe P23 Springfield Park P24 Stamford Hill Broadway P25 Stoke Newington Road P26 Well Street Market

Table 2 Potential Conservation Areas

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5 CONSERVATION AREA APPRAISALS

5.1 Existing Conservation Area Appraisals

Best practice regarding the information required to justify designation or review of a conservation area has been developed since the first conservation areas were designated in the late 1960s. Whilst following accepted best practice at the time, the majority of the borough’s existing conservation areas do not have a formal conservation area appraisal defining their special interest. More recent designation reports contain a short section describing the special interest of the area, but it was not until the late 1990s that formal conservation area appraisals were prepared to accompany designation / review reports. Appraisals produced since 2004 have been more visual in nature, helped by the introduction of digital colour photography.

The appraisals available for existing conservation areas are given in table 1. It should be noted that in order to count towards BVPI 219 an up-to-date appraisal is considered as one produced within the last five years.

Appendix A gives further details of the quality of information contained within the appraisals available for each existing conservation area. Many of the older conservation areas have no appraisals setting out their special interest. Conservation areas designated, or reviewed, in the late 1990s do have appraisals although these do not count towards BVPI targets, and do not follow the standard format used for more recently prepared conservation area appraisals which have been prepared in line with current best practice.

5.2 Conservation Area Appraisals: Best Practice

Recently prepared conservation area appraisals have followed current best practice as recently outlined in the English Heritage’s document Guidance on Conservation Area Appraisals (2006). They have been developed into a standard format and are well illustrated with both historic and contemporary images and photographs. They include historic maps and detail the special characteristics of each area including its historical development, and the significance of buildings and other features, such as street-furniture and landscapes.

Preparation of a new conservation area appraisal can take approximately four weeks of an officer’s time, although this will vary depending upon a number of factors, such as the size of an area, the extent of archival material available to inform the appraisal; the uniformity, or variety, of building types within an area; etc. The process of designation (including taking a consultation draft to Cabinet and associated pre- meetings, public consultation, adoption of the finalised appraisal at Cabinet and Full

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Council, and placing the necessary notices) can add considerably to this timescale. The complete process from start to finish can take in the region of six months. Designating and / or reviewing a number of conservation areas at the same time allows for an efficiency of scale, and eliminates a degree of duplication of tasks, which is inherent when designating conservation areas individually.

The process of preparing a new conservation area appraisal is similar to that of reviewing an existing appraisal and the procedure for adopting revisions to existing conservation areas is the same as that for designating new conservation areas.

Accepted best practice may have developed since the original appraisal was written, and the revised appraisal may therefore have to be re-structured and supplemented with new information. However, it may be assumed that the core historical information contained within the appraisal will remain valid. The review of an existing appraisal must also address changes that have occurred in the area in the period since it was first prepared and consider how effective any existing management guidelines have been in preserving or enhancing the special character or appearance of the area. More recent appraisals have been prepared in digital form, and should therefore be easier to revise in the future.

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6 CONSERVATION AREA MANAGEMENT GUIDELINES

6.1 Existing Conservation Area Management Guidelines

Section 71 of the Planning (Listed Buildings and Conservation Areas) Act 1990 places a duty on local planning authorities to formulate and publish proposals for the preservation and enhancement of conservation areas, and this generally takes the form of management guidelines.

Whilst recent appraisals have contained a SWOT analysis (Strengths: Weaknesses: Opportunities: Threats) which have highlighted areas for improvement, these have never been developed into a defined programme of pro-active enhancement proposals. Due to resource issues, management strategies for existing conservation areas have concentrated on the preparation of design guidance for proposals within those areas. This has ensured that future development should preserve or enhance conservation areas, but has limited the effectiveness of pro-active enhancement works.

Towards the end of the 1990s a number of grant schemes for environmental improvements were instigated, and match funding secured from English Heritage. Kingsland Conservation Area Partnership Scheme enabled grants to be offered for improvements to shop-fronts, including the preparation of the successful Shopfronts Design Guide. Mare Street Heritage Economic Regeneration Scheme covered the Mare Street, Town Hall Square and Clapton Square Conservation Areas, and tied in with the Heart of Hackney initiative. Whilst significantly enhancing a number of key areas (e.g. Kingsland Waste), both schemes were terminated prematurely due to resource issues within the Council resulting in the inability to provide adequate match funding. The projected total budget for the Kingsland Conservation Area Partnership Scheme was in the region of £1million (shared between English Heritage and LBH), although a significant proportion of the funding was not accessed. Preparatory work was undertaken on other area improvement schemes, but again these were not progressed.

Table 1 shows the design guidelines available for existing conservation areas. Again it should be noted that in order to count towards BVPI 219 an up-to-date management plan is considered as one produced within the last five years.

Appendix A gives details of the information contained within the management guidelines available for each conservation area.

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6.2 Conservation Area Management Guidelines: Best Practice

Current best practice regarding conservation area management and enhancement has been recently revised in the English Heritage document Guidance on the Management of Conservation Areas (February 2006).

Management guidelines should be based on the information contained within the relevant conservation area appraisal and are used to ensure that conservation areas are positively enhanced. They are based on an understanding of the mechanisms of change in the built environment and seek to inform and direct change in an appropriate manner. They do not seek to stop change, but to promote positive change. Management guidelines can also include measures to resist inappropriate change, for example by recording an area at a specific time in order to provide the basis for effective enforcement action against unauthorised and inappropriate change.

The components of management guidelines will vary from conservation area to conservation area. An area which covers predominantly commercial properties may need design guidance or funding for shop-front improvements; whilst a residential area may require design guidance on extensions and a strategy to inform owners of appropriate and acceptable changes they might make to their properties.

Components of management guidelines might include:  The preparation and implementation of policy guidance, both generic and local, such as: o design guides o development / design briefs for key empty sites  Consideration of the resources needed to sustain the historic environment, such as a bid for external funding and grant schemes  Procedures to ensure consistent decision making, based on published policies and guidance  A mechanism for monitoring change on a regular basis, including periodic, dated, photographic surveys and recording  An enforcement strategy to address unauthorised development  Proposals for the implementation of Article 4 Directions, following detailed survey and justification  Action to secure the repair and full use of buildings at risk within conservation areas  Proposed enhancement schemes and ongoing management / improvement of the public realm  Proposals for developing economic development and regeneration strategies including grant aid for the repair of and restoration of architectural features to buildings  An urban design and / or public realm framework to inform future development  A strategy for the management and protection of important trees and green spaces

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 An information and engagement strategy to inform owners and residents of the special interest of an area and how they can protect and enhance it

Due to staffing levels and resource issues within the Council over the previous decade, many of these components of effective management guidelines have not been fully explored or implemented, and conservation area management has been overly reliant on managing change through the use of policies to direct planning applications, rather than through the promotion of other enhancement mechanisms.

For future conservation area reviews and designations, it is proposed that in addition to devoting time and resources to preparing appraisals, that additional resources be allocated to preparing and implementing a wider range of management mechanisms in order to enhance the Borough’s urban fabric. This should involve liaison with other Council departments on joint initiatives help target available resources more effectively. Of particular importance is the development of an information strategy with which to engage local residents and owners, helping them to understand and value the special character of their local areas.

Management guidelines for individual conservation areas will vary from area to area, and a rolling programme of review and designation would allow officer time to be devoted to implementation of management guidelines on an ongoing basis. It would allow for a review of the effectiveness of the various management mechanisms and for the resources entailed in funding those mechanisms. It is proposed that core, generic management guidelines which are applicable to all conservation areas (such as generic design guidance) can be brought forward in the forthcoming Historic Environment SPD. This will reduce duplication in the management guidelines for individual conservation areas, enabling them to be more effectively targeted and area specific.

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7 DELIVERING A CONSERVATION AREA STRATEGY

7.1 Introduction

The essential elements of a conservation strategy that will enable the council to positively manage change in its conservation areas are:

 Include appropriate conservation policies in the LDF in the form of core policies and a Historic Environment SPD  Designate new conservation areas where these meet the criteria as areas of ‘special architectural and historic interest’  Define and record ‘special interest’ through character appraisals. English Heritage guidance stresses the importance of having robust character appraisals which form part of the evidence base for conservation policies contained in the LDF.  Development management proposals for conservation areas, based on the character appraisals  Involve the local community fully in the designation and management process  Formally adopt and publish appraisals and management proposals in support of a Historic Environment SPD  Introduce additional controls and take statutory action as necessary (e.g. Article 4 directions)  Where appropriate, draw up enhancement and improvement schemes  Encourage the sympathetic redevelopment of opportunity sites (sites identified as of neutral or negative value)  Regularly monitor and review changes, and take action to deal with current problems

7.2 Best Value Performance Indicator 219

Government guidance encourages Local Planning Authority’s to review their appraisals and management guidelines for conservation areas on a regular basis. In order to comply with Best Value Performance Indicator 219 this review should be undertaken at least once every five years. In order to comply with the Council’s commitment to value, protect and enhance the historic environment, the protection of all areas of interest and full compliance with BVPI 219 requires a systematic programme of review and designations.

Hackney’s targets for BVPI 219 for 2006-7 have been agreed, within the Planning Department’s Performance Improvement Plan, at: BVPI 219a, 28; BVPI 219b, 43%; and BVPI 219c, 33%. This is a gradual increase over the 2005-6 totals of 25, 32% and 28%, respectively. It is based upon the achievable targets governed by the existing commitments of the Conservation and Design Team.

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7.3 Programme and Resources

There are two possible approaches to reviewing conservation areas at least once in every five year period:

1 Review all conservation areas at the same time, repeating the process in five years time 2 Review conservation areas on a rolling programme, within a five year cycle.

Option 1 would require a considerable input of resources during the review year, but would allow a systematic implementation of any management guidelines during the intervening years. However, the resources required during the review year effectively preclude this option given that preparation of an appraisal and management guidelines for one conservation area takes at least four working weeks and that there are currently 25 conservation areas in the Borough. The full designation and review process, including public consultation, can take up to six months. The resources required within the review year are, therefore, considerable, and the capacity to undertake this work does not currently exist within the Conservation and Design Team. Other local authorities are also attempting to meet their BVPI targets resulting in an excessive demand for suitably experienced professionals and / or consultants to undertake this work, and it remains questionable whether it would possible to complete all appraisals and management guidelines in one year to an acceptable standard.

Option 2 would allow a phased approach to designation and review of conservation areas over a five year cycle and is the preferred option. This would allow for a more even distribution of resources, as well as allowing an ongoing review of best practice over the time period. The success of the rolling programme would be dependent upon the prioritising of conservation area reviews and designations, in response to a range of criteria such as, for example, development pressure. The programme should also incorporate a degree of flexibility in order to respond to unforeseen pressures. A rolling programme of designation and review would ‘iron out’ any peaks and troughs in resources inherent in the one-hit option, and enable the programme’s on-going effectiveness to be monitored and the skills and resource base within the Conservation and Design Team to be gradually enhanced. It would also enable a more targeted approach to inter-departmental and stakeholder engagement to be developed to enhance conservation areas and allow the existing up-to-date appraisals to be integrated into the programme.

It is anticipated that one full time conservation officer post would need to be responsible for the implementation of the rolling programme of review and designation over the five year period, supplemented by the use of external consultants. The current year’s cost of the review programme is being met from the planning department budget for in-house staff and from planning delivery grant for external consultants, plus a one-off grant from English Heritage. The risks to the delivery of the programme relate to the continuing availability of this level of resources in future

Conservation Areas Review July 2006 30 years although it should be noted that once the conservation appraisals have been prepared for each area, their review at five yearly intervals is likely to be less onerous, with more resources being required for implementing management plans as they come forward. The increasing ease of storage of digital data and images should also aid in information provision and the speeding up of the review process.

7.4 Criteria and Priorities for Designation and Review

There are currently 25 existing conservation areas in Hackney. Therefore, in order to achieve a high BVPI target, and review each conservation area once every five years, the aim must be to review at least five existing conservation areas each year. The programme should aim to strike a reasonable balance between review of existing conservation areas and designation of new areas, with the designation of new conservation areas being at a manageable rate, commensurate with resource availability. The programme should, therefore, offer a degree of flexibility to allow for unforeseen demands. As new designations are brought forward a gradual increase in the number of conservation areas requiring review on a five yearly basis will be required.

The programme should aim to strike a reasonable balance between review of existing conservation areas and designation of new areas, and this balance must be based on a logical set of criteria, including:

1 Development pressure within an area, both current and anticipated. Existing conservation areas subject to greater development pressures are more likely to suffer from potentially inappropriate change. Proposed conservation areas under a great deal of development pressure may be irrevocably damaged before designation takes place. 2 Age and quality of existing information available on each area. Conservation areas are more likely to suffer from inappropriate and uninformed change where little, or out of date, information exists 3 The need to ensure that the full range of area typologies is protected. 4 The complexity of the area and availability of archival material for each area. Larger areas with complex development histories will generally be more resource intensive to analyse; conversely smaller areas with a large amount of readily accessible information will be less resource intensive to study. 5 The potential for contributing to other policy and regeneration initiatives, such as developing area based planning polices and area grant-schemes, etc. 6 Geographical spread and area type; the importance of achieving a balance of protected areas and types across the Borough.

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7.5 Existing Conservation Areas: Priorities for Review (Schedule One)

Table 3 gives a summary of the designation details and information available for existing conservation areas. Each conservation area is considered in more detail in Appendix A and, using the criteria outlined above, existing conservation areas have been assessed and prioritised for review.

Existing commitments and funding for 2006/7 have been factored in to this programme. The South Shoreditch SPD (2006) commits the Council to reviewing the South Shoreditch, Shoreditch High Street, and Sun Street Conservation Areas before 2008. Part-funding has been secured from English Heritage to undertake this work this financial year. The proposed priorities, based upon the criteria outlined above in paragraph 7.4, are set out in Schedule One.

7.6 Proposed Conservation Areas: Priorities for Designation (Schedule Two)

The priorities for the designation of new conservation areas are also based on the criteria outlined in paragraph 7.4. An additional criterion is the sensitivity of an area to change. Change to areas which possess a high degree of uniformity will be more incongruous than similar changes in areas which have a greater degree of variety. Areas of uniformity are, therefore, considered to be more sensitive to change and have been given added weight during assessment. Likewise, areas which have a higher rate of survival of significant architectural features have been given more weight. Areas with lower survival rates will require higher levels of investment in order to promote effective area enhancement through the use of management guidelines and these areas have therefore been given less weight until sources of funding have been identified for these works.

The rate of designation of new conservation areas will be dependent on the resources and staffing levels available to the Conservation and Design Team. Proposed conservation areas have, therefore, been divided into three categories: high, medium and low priority. Each of the three categories has been subdivided, to offer a greater degree of sensitivity to the work programme. Full details of potential conservation areas are given in Appendix B.

Existing commitments and funding for 2006/7 have been factored in to this programme. Part-funding has been secured from English Heritage to designate both Hackney Road and Regent’s Canal this financial year. This work is currently being undertaken. The proposed priorities for designation of new conservation areas are set out in Schedule Two.

Many of the town centres and village cores, open spaces and their settings and areas of industrial heritage identified in the UDP have been designated as conservation areas. The majority of the proposed conservation areas consist of Victorian and

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Edwardian residential areas which are characteristic of Hackney but which currently have little or no protection within the planning system. They are subject to gradual and piecemeal change which can irrevocably damage their special interest and townscape quality. Early designation of those areas under most pressure for change will enable those areas to be protected. It is therefore proposed to bring forward the designation of areas identified as high priority (i) this financial year, with those identified as high priority (ii) the next financial year. Both Northwold & Cazenove and Saint Mark’s & Shacklewell have been identified as high quality nineteenth century residential suburbs containing unified streets of well detailed housing. North Shoreditch contains a wider variety of building types from a wider historical period, which is coming under increasing development pressure. The South Clissold and South Defoe areas are also well preserved Victorian residential streets retaining a high degree of architectural and townscape unity.

7.7 Community Involvement and Information Strategy

The Conservation Area Strategy provides an opportunity to re-examine the methods by which local communities are involved in and engaged with issues relating to the protection and enhancement of the Borough’s conservation areas.

Whilst there is no legal obligation to consult publicly prior to designation (or review) of a conservation area it is good practice to do so. Recent designations and reviews have followed best practice and have been broadly in line with the Statement of Community Involvement. For future designations there is an aspiration to engage with a wider range of stakeholders and to ensure wider participation in the designation process with consideration being given to alternative methods of consultation and engagement, such as working more closely with the Building Exploratory to engage with young people and school children.

The Conservation Area Advisory Committees (CAACs),consisting of local residential and business interests as well as representatives of local historical, civic and amenity societies, are regarded as key stakeholders, together with the Hackney Society and English Heritage, relating to the preservation and enhancement of the borough’s conservation areas. The Committees are an essential mechanism for engaging with the local community and assist the planning service in considering applications that may affect the character or appearance of a conservation area and comment on the formulation of conservation policies throughout the Borough. In parallel with preparation of the Conservation Areas Review the planning service has commenced a review of the way that the CAACs currently operate with the objective of making the most effective use of the local knowledge and enthusiasm that they can bring to the understanding and the effective management of change within conservation areas. An initial meeting has been held with representatives of the CAACs and the Hackney Society to consider a revised constitution, continued support for the operation of the individual groups (including the revival of the currently inactive Shoreditch CAAC) and procedures for ensuring that their comments on planning

Conservation Areas Review July 2006 33 applications affecting conservation areas are received in good time. There are currently five CAACs, each of which responds to consultations on a number of conservation areas.

Conservation Area Advisory Committee Conservation Area Central & South Hackney Victoria Park CA 7 Queensbridge Road CA 10 Fremont & Warneford CA 11 Broadway Market CA 17 Town Hall Square CA 18 Graham Road & Mapledene CA 19 Mare Street CA 21 Clapton Clapton Square CA 1 Clapton Common CA 2 Clapton Pond CA 4 Lea Bridge Road CA 25 Kingsland de Beauvoir CA 3 Albion Square CA 6 Kingsland CA 20 Dalston Lane (West) CA 24 South Shoreditch Hoxton Street CA 8 Sun Street CA 13 Underwood Street CA 14 South Shoreditch CA 15 Shoreditch High Street CA 16 Stoke Newington Clissold Park CA 5 Stoke Newington CA 9 Stoke Newington Reserviors, Filter CA 12 Beds & New River Lordship Park CA 22 Newington Green (North) CA 23

Table 7 Conservation Advisory Committee coverage

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Although the Council occupies a key role in the preservation and enhancement of conservation areas through the use of its planning powers, local residents and owners also have a major part to play. Residents and owners make the vast majority of minor changes to an area, many of which do not require planning permission. Residents that have an awareness and understanding of an area’s special interest are more likely to value those special qualities and wish to help preserve them. Conservation area appraisals are an important part of informing owners and applicants of the special character of their area, and an important tool to be used in the consideration of planning applications. However, it is important that information is presented in an accessible way. For example, shorter individual leaflets for each conservation area, which could be distributed to the residents of an area would be a more accessible way to engage with and inform them. Future conservation area designations should be accompanied by a consideration of how best to present information to and engage with local residents.

All conservation area appraisals, design guides and management guidelines are available free of charge on the Council’s internet site although further consideration should be given to how this information is presented and how it can be improved.

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SCHEDULE ONE

EXISTING CONSERVATION AREAS: REVIEW PRIORITIES

1 / 5 years Clapton Square Conservation Area CA1 o No appraisal. Feeds into Hackney Central AAP. Research done by Hackney Society. Draft Appraisal prepared Shoreditch High Street Conservation Area CA16 o No appraisal. South Shoreditch SPD commits to early review. High development pressure. Tight boundaries. Part funding from English Heritage secured South Shoreditch Conservation Area CA15 o South Shoreditch SPD commits to early review. High development pressure. Part funding from EH secured Stoke Newington Reservoirs, Filter Beds & New River CA CA12 o No appraisal. Research done by Hackney Society. Feeds into Woodberry Down redevelopment. Boundaries in need of revision Sun Street Conservation Area CA13 o No appraisal. South Shoreditch SPD commits to early review. High development pressure. Part funding from EH secured

2 / 5 years Albion Square Conservation Area CA6 o No appraisal. Research done by Hackney Society. Pressure for residential alterations Clapton Common Conservation Area CA2 o No appraisal. Boundary in need of revision. Increasing development pressure on sites surrounding the Common Hoxton Street Conservation Area CA8 o No appraisal. Research done by Hackney Society. Increasing development pressure Kingsland Conservation Area CA20 o Intense development pressure around proposed East London Line station locations. More up-to-date appraisal required Victoria Park Conservation Area CA7 o No appraisal. Boundary requires significant revision. Possibility of increased coordination with LBTH Victoria Park CA

3 / 5 years de Beauvoir Conservation Area CA3 o Partial appraisal. Pressure for residential alterations. Design guidance in need of revision Fremont & Warneford Conservation Area CA11 o No appraisal. Pressure for residential alterations Mare Street Conservation Area CA21 o Reasonably up-to-date appraisal Town Hall Square Conservation Area CA18 o Reasonably up-to-date appraisal Underwood Street Conservation Area CA14 o No appraisal. Few further development opportunities

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4 / 5 years Clapton Pond Conservation Area CA4 o Up-to-date appraisal. Reviewed 2004 Clissold Park Conservation Area CA5 o Up-to-date appraisal. Reviewed 2004 Graham Road & Mapledene Conservation Area CA19 o Up-to-date appraisal Stoke Newington Conservation Area CA9 o Up-to-date appraisal. Reviewed 2004 Queensbridge Conservation Area CA10 o No appraisal. No boundary changes required. Buildings mostly listed

5 / 5 years Broadway Market Conservation Area CA17 o Up-to-date appraisal. Reviewed 2006 Dalston Lane (West) Conservation Area CA24 o Up-to-date appraisal. Designated 2005. No management guidelines Lea Bridge Conservation Area CA25 o Up-to-date appraisal. Designated 2005. No management guidelines Lordship Park Conservation Area CA22 o Up-to-date appraisal. Designated 2005. No management guidelines Newington Green (North) Conservation Area CA23 o Up-to-date appraisal. Designated 2004. No management guidelines

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SCHEDULE TWO

PROPOSED CONSERVATION AREAS: DESIGNATION PRIORITIES

High i Hackney Road P8 o Potential joint designation with LBTH. Supported by EH with part-funding secured. Draft appraisal under preparation Northwold and Cazenove P13 o High quality late-Victorian / Edwardian housing suburb. Designation supported by Cazenove Action Group. Draft appraisal prepared. Pressure for residential alterations Regent’s Canal P16 o Industrial heritage area under high development pressure. Supported by EH with part-funding secured. Will feed into forthcoming Waterfront Development SPD. Draft appraisal in preparation Saint Mark’s and Shacklewell P18 o High-quality, uniform mid-Victorian housing, arranged formally around Saint Mark’s Church. Feeds into surrounding Dalston regeneration

ii North Shoreditch P12 o Coherent area of intact historic townscape in a largely fragmented urban area. Under increasing development pressure due to its proximity to the City fringe area Shacklewell Green P19 o Highly uniform development of 1881-84. Could be designated alongside Saint Mark’s and Shacklewell South Clissold P21 o Coherent area of intact early-mid nineteenth century townscape. Pressure for residential alterations South Defoe P22 o Coherent area of intact mid-late Victorian townscape. Pressure for residential alterations

Medium i Amhurst Road P1 o Facing unified terraced housing of the mid-late Nineteenth Century Beck Road P2 o Facing unified terraced housing dating from around the 1880s Finsbury Park P5 o High quality late Victorian housing Shepherdess Walk P20 o Coherent area of intact historic townscape in a largely fragmented urban area. A mixture of listed and locally listed buildings

Conservation Areas Review July 2006 38 ii Bergholt Crescent P3 o Late Victorian / Edwardian housing in continuous terraces. Gibson Gardens P6 o Coherent social housing group by the Metropolitan Association for Improving the Dwellings of the Industrious Classes in 1880 Lordship P9 o Mixed Nineteenth Century housing to the north of Stoke Newington Church Street Rowhill Road P17 o Late Nineteenth Century mansion blocks which retain many of their original features Well Street Market P26 o Good mix of Nineteenth Century buildings facing on to the main market street

Low i Bethune Road and Allen’s Gardens P4 o Middle class flatted development from 1874 with associated open space Hackney Downs P7 o Historic open space with the remnants of Victorian housing to the east Millfields P11 o Edwardian red brick housing surrounding historic open space Palatine P14 o Area of mixed Victorian residential townscape Rectory P15 o Area of mixed Victorian residential townscape, curving street patterns give interesting changing vistas

ii Lower Clapton P10 o Area of mixed Victorian residential townscape Springfield Park P23 o Registered park and garden from the Edwardian period with some surrounding development Stamford Hill Broadway P24 o Late Victorian / Edwardian high street development Stoke Newington Road P25 o Late Victorian / Edwardian high street development

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APPENDICES

APPENDIX A Details of Existing Conservation Areas in Hackney

APPENDIX B Details of Proposed Conservation Areas in Hackney

APPENDIX C References and Further Reading

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APPENDIX A

DETAILS OF EXISTING CONSERVATION AREAS

CA 1 Clapton Square Conservation Area CA 2 Clapton Common Conservation Area CA 3 de Beauvoir Conservation Area CA 4 Clapton Pond Conservation Area CA 5 Clissold Park Conservation Area CA 6 Albion Square Conservation Area CA 7 Victoria Park Conservation Area CA 8 Hoxton Street Conservation Area CA 9 Stoke Newington Conservation Area CA 10 Queensbridge Road Conservation Area CA 11 Fremont & Warneford Conservation Area CA 12 Stoke Newington Reservoirs, Filter Beds & New River Conservation Area CA 13 Sun Street Conservation Area CA 14 Underwood Street Conservation Area CA 15 South Shoreditch Conservation Area CA 16 Shoreditch High Street Conservation Area CA 17 Broadway Market Conservation Area CA 18 Town Hall Square Conservation Area CA 19 Graham Road & Mapledene Conservation Area CA 20 Kingsland Conservation Area CA 21 Mare Street Conservation Area CA 22 Lordship Park Conservation Area CA 23 Newington Green (North) Conservation Area CA 24 Dalston Lane (West) Conservation Area CA 25 Lea Bridge Road Conservation Area

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CA1 CLAPTON SQUARE CONSERVATION AREA

Figure 8 & 9 Clapton Square, late C19th and today

The Clapton Square Conservation Area was designated in 1969 and extended in 1991 & 2000. It is dominated by St. John-at-Hackney Church, built in 1792-97 and now listed grade II*. It covers the historical core of Hackney and contains St John-at- Hackney’ churchyard gardens, along with Clapton Square and its surrounding terraces. Sutton Place also contains well preserved listed buildings dating from the late eighteenth century in the south side, with pairs of early mid-nineteenth century houses to the north. Archival research was recently undertaken by the Hackney Society to inform a conservation area appraisal, and this has been worked up into a consultation draft by Council officers.

Boundary Last revised in 2000. Minor amendments proposed. Character Appraisal None (Draft appraisal prepared) Management Guidelines None (Design guidance contained in draft appraisal) CA Advisory Committee Clapton Health Check Residential properties are largely in good condition, although under-investment in commercial properties is an issue; many having inappropriate shop-fronts, signage and security grilles. Re-starting the abandoned CAPs Grant scheme for the area would enable enhancement for the area. Landscape areas are in need of improvement, but the implementation of the Heritage Lottery Fund bid for Saint John-at-Hackney Churchyard should go some way to addressing this. An Area Action Plan is being progressed for Hackney Central, and a draft conservation area appraisal has been prepared to inform this. As noted, the Hackney Society prepared research for an appraisal, which has formed the basis of the draft appraisal. Priority 1 / 5

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Figure 10 Map of Clapton Square Conservation Area

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CA2 CLAPTON COMMON CONSERVATION AREA

Figures 11 & 12 Clapton Common, late C19th and today

Clapton Common Conservation Area was designated in 1969 and focuses on the Common, including the fine group of Georgian buildings known as Clapton Terrace. It is currently an “open space” conservation area, although it does contain pockets of interesting historic development around the Common, such as Saint Thomas’s Church, a grade II listed building. As one of Hackney’s first conservation areas, the boundary excludes many buildings and features which are now considered of interest.

Boundary Original 1969 boundary, in need of revision Character Appraisal None Management Guidelines None CA Advisory Committee Clapton Health Check The majority of the buildings within the Conservation Area are listed and, therefore, should not have been subject to inappropriate change. Landscaping to the Common is capable of improvement to enhance the Conservation Area. Pressures There remain interesting pockets of historic development fronting the Common which, currently falling outside the Conservation Area, are unprotected and vulnerable to loss. There is an increasing threat of inappropriately scaled and detailed development around the Common, which is potentially harmful to its open, landscape character. A review would enable the historic areas around the Common to be protected and ensure more consistent controls to be exercised around the open space. Priority 2 / 5

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Figure 13 Map of Clapton Common Conservation Area

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CA3 DE BEAUVOIR CONSERVATION AREA

Figure 14 (left) Saint Peter’s Church, de Beauvoir Square, 1905 Figure 15 (right) de Beauvoir Square

The De Beauvoir (central and south) Conservation Area was designated in 1971 & 1977, and extended to the north in 1998. The central area focuses on the De Beauvoir Square, the centrepiece of Richard Benyon de Beauvoir’s unique ‘new town’ development built from the 1830s. De Beauvoir Town was the first large scale housing development built to a formal plan in Hackney. The square is included as a protected London Square. The houses were designed in the picturesque Tudor-cum-Jacobean style and exhibit a number of interesting features, such as shaped gables, sculptured chimneys and windows with lozenge-patterned leaded lights. The simpler style and scale of the buildings within the southern area, such as Benyon Cottages in Hertford Road, contrast with that of the square. These semi-detached houses date from 1839 and demonstrate an Italianate style as applied to early Victorian housing.

Boundary Last revised July 1998. No major changes expected Character Appraisal An appraisal was completed in 1998, but this largely concentrates on the northern section added at this time. Management Guidelines A useful design guide for residential extensions and alterations exists, although it would benefit from review and expansion. CA Advisory Committee Kingsland Health Check Buildings are largely in good order and cared for by, generally well informed, owners. Increasing development pressure on back-land sites and in rear gardens. Lack of Article 4 Directions means alterations to features such as original windows and boundary treatments (to accommodate off street car-parking) are slowly eroding the uniformity of the area. Priority 3 / 5

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Figure 16 Map of de Beauvoir Conservation Area

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CA4 CLAPTON POND CONSERVATION AREA

Figure 17 (left) Historic image of Bishopswood Almhouses Figure 18 (right) Clapton Pond

This attractive area, designated in 1969 contains a group of listed buildings to the east side, including the Bishopswood Almshouses originally built in the late 17th century. The conservation area also includes Pond House, a grade II* listed villa built circa 1800. The Clapton Pond Conservation Area was reviewed in 2004: its boundary was revised to include historic development to the west of the Ponds and to inform the work of the local Neighbourhood Action Group, who are seeking funding for environmental improvements to the Pond.

Boundary Revised in November 2004 Character Appraisal November 2004 Management Guidelines Design guidelines: November 2004 CA Advisory Committee Clapton Health Check Landscape improvements are required to the Ponds. Buildings to the west side of the Ponds have been taken into Conservation Area, although many have poor quality shop-fronts, and inappropriate security grilles and signage at street level. It is hoped that gradual improvements will occur now that these buildings are within the Conservation Area, although a directed grant scheme would offer greater benefits. Inappropriately scaled development around the Conservation Area could have a significantly damaging impact on its setting. Priority 4 / 5

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Figure 19 Map of Clapton Pond Conservation Area

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CA5 CLISSOLD PARK CONSERVATION AREA

Figure 20 (left) Clissold Park Figure 21 (right) Clissold House, with Saint Mary’s Church to the rear

Clissold Park Conservation Area was designated in 1969 and includes Clissold Park, the two parish churches of Stoke Newington, the Town Hall and a number of adjoining listed buildings. The planted area to the front of 207-228 Stoke Newington Church Street is further protected as a London Square. The Clissold Park Conservation Area was reviewed in 2004: its boundaries were revised and an appraisal produced.

Boundary Revised November 2004 Character Appraisal November 2004 Management Guidelines Design guidelines: November 2004 CA Advisory Committee Stoke Newington Health Check The recent review of the Conservation Area took in all pockets of historical development around the Park. The Park is capable of improvement and is the subject of a revised HLF bid. Clissold House remains a Listed Building at Risk, until a compatible new use can be found for it. Pressures from inappropriately scaled developments around the Park may compromise the setting of the Conservation Area and Registered Park and Garden. Planned improvements to Stoke Newington Town Hall should bring the Assembly Rooms back into use, and improve their general condition. Shop-fronts and signage to Stoke Newington Church Street are also an issue. Priority 4 / 5

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Figure 22 Map of Clissold Park Conservation Area

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CA6 ALBION SQUARE CONSERVATION AREA

Figures 23 & 24 Albion Square

The Albion Square Conservation Area was designated in 1975 and includes Albion Square itself and Stonebridge Common, both of which are scheduled London Squares and further protected by Act of Parliament. The Conservation Area also includes surrounding residential properties. These houses comprise pairs of semi-detached houses dating from the 1840s built of yellow or grey stock brick with stucco dressings and classical decorative features. The Hackney Society has recently completed archival research to inform a conservation area appraisal.

Boundary 1975. Surrounding modern development ensures only very minor changes are likely. Character Appraisal None (Hackney Society research) Management Guidelines None CA Advisory Committee Kingsland Health Check Properties in this largely residential area are reasonably well maintained, as is the central Square. Many buildings are listed and, therefore, are subject to a greater degree of protection. There is increasing pressure for residential rear extensions and roof conversions, along with developments in rear gardens to side streets. Priority 2 / 5

Conservation Areas Review July 2006 52

Figure 25 Map of Albion Square Conservation Area

Conservation Areas Review July 2006 53

CA7 VICTORIA PARK CONSERVATION AREA

Figure 26 (left) The Royal Public House Figure 27 (right) Cassland Terrace

Victoria Park was laid out by the architect Sir James Pennethorne between 1842 and 1846. The surrounding area contains many streets of good quality villas and housing from this period. The Conservation Area was designated in 1977, and includes most of the historic buildings fronting the Park and Well Street Common. It was extended in 1994, although no appraisal was produced. The Park is now contained entirely within the London Borough of Tower Hamlets (LBTH), which is also designated as a conservation area. A number of good quality Victorian streets, adjoining but not fronting the Park, fall outside the Conservation Area (e.g. Victoria Park, Christie Road) and should be considered for inclusion. Likewise, Well Street Market (see Appendix B: ref. P26) is an area which has the potential for designation; either as a separate conservation area or as an extension to Victoria Park Conservation Area.

Boundary 1994. As well as the areas identified above, consideration should also be given to inclusion of the small island of development currently encircled by the conservation area, including Groombridge, Edenbridge and Penhurst Roads. Character Appraisal None Management Guidelines None CA Advisory Committee Central & South Hackney Health Check Buildings within the Conservation Area are reasonably well maintained, although many surrounding areas of interest are not protected. Larger terraced houses have often been converted to flats which, therefore, have reduced permitted development rights, reducing the rate of inappropriate change. Review would enable liaison with LBTH to ensure a consistent approach to the two adjacent conservation areas to be developed. Priority 2 / 5

Conservation Areas Review July 2006 54

Figure 28 Map of Victoria Park Conservation Area

Conservation Areas Review July 2006 55

CA8 HOXTON STREET CONSERVATION AREA

Figures 29 & 30 Hoxton Street

Hoxton Street Conservation Area was designated in 1983 and includes the main commercial market street and other remaining 19th century buildings. Some fine Victorian shop-fronts remain, together with a number of listed buildings, such as the Hoxton Hall, a music-hall dating from 1863. The overall character of the area has a pleasing mix of buildings and is derived as much from the scale of the buildings and the use of traditional materials, as from the merit of individual buildings. The Hackney Society has recently undertaken historical research into the area to inform a conservation area appraisal.

Boundary 1983. Minor changes likely. Character Appraisal None Management Guidelines None CA Advisory Committee None (South Shoreditch inactive) Health Check The area benefited from a series of environmental improvement schemes following designation, however, it would benefit from further refreshment. Although the area has some good quality shop-fronts, there are a number of inappropriate and poorly designed examples of shop-fronts and signage. A grant scheme would enable the Council to be pro-active in encouraging further environmental improvements. Development pressure radiating out from Shoreditch and the City Fringe may lead to increasing pressure for inappropriate change, but if management guidelines and structures are in place could lead to positive benefits. Priority 2 / 5

Conservation Areas Review July 2006 56

Figure 31 Map of Hoxton Street Conservation Area

Conservation Areas Review July 2006 57

CA9 STOKE NEWINGTON CONSERVATION AREA

Figures 32 & 33 Stoke Newington Church Street

Stoke Newington Conservation Area was designated in 1983 and extends from the Clissold Park Conservation Area along Church Street and includes substantial parts of the High Street as well as the whole of Abney Park Cemetery. It is predominantly a commercial area but with some residential uses and contains a number of listed buildings. The Stoke Newington Conservation Area was reviewed in 2004 and its boundaries were revised and an appraisal produced.

Boundary November 2004 Character Appraisal November 2004 Management Guidelines Design Guidance: November 2004 CA Advisory Committee Stoke Newington Health Check Increasing pressure for extensions to terraced properties. Poor quality shop-fronts and inappropriate security grilles and signage are also problems. An area based grant scheme would be of help, as would an increase in enforcement action against unlawful development. Specialist shops have raised the profile of the area and attracted some inward investment, although the lack adequate of funding for Abney Park Cemetery and its charitable Trust remains an issue, which will hopefully be resolved with a successfully implemented HLF scheme in the near future. Priority 4 / 5

Conservation Areas Review July 2006 58

Figure 34 Map of Stoke Newington Conservation Area

Conservation Areas Review July 2006 59

CA10 QUEENSBRIDGE ROAD CONSERVATION AREA

Figures 35 & 36 Paired villas and mature gardens, Queensbridge Road

Queensbridge Road Conservation Area was designated in 1985, and comprises the mid-Victorian terraced houses and villas on the east side of Queensbridge Road, from Dalston Lane in the north to Brownlow Road in the south, incorporating a number if listed buildings. The majority of the houses were constructed between the 1850s and 1870s.

Boundary 1985. No major amendments likely as constrained by modern development to the west and Graham Road and Mapledene Conservation Area to the east Character Appraisal None Management Guidelines None CA Advisory Committee Central & South Hackney Health Check Car-parking and associated loss of front boundary walls and railings is an issue, along with a low level of control over window replacements, etc. due to the number of un- listed single family dwellings which have permitted development rights. Consideration should be given to serving an Article 4 notice to contain these problems. The Road maintains a degree of landscape character due to the number of mature trees along its length, despite the volume of traffic to Queensbridge Road. Priority 4 / 5

Conservation Areas Review July 2006 60

Figure 37 Map of Queensbridge Road Conservation Area

Conservation Areas Review July 2006 61

CA11 FREMONT AND WARNEFORD CONSERVATION AREA

Figure 38 (left) Fremont Street, 1958 Figure 39 (right) Warneford Street

Fremont and Warneford Conservation Area was designated in 1986 as an exemplary survival of the Victorian suburbs that were developed in Hackney during the second half of the nineteenth century. The area exhibits an unusual breadth of styles, employed by the local speculative builders of the time to create an area of individual character at a unified scale.

Boundary 1986. Little scope for extension. Character Appraisal None Management Guidelines None CA Advisory Committee Central & South Hackney Health Check The residential buildings of the area retain many of their original features, although the high proportion of single family dwellings ensures that without further controls (such as Article 4 Directions) these are susceptible to change. A high number of the terraced houses have mansard roofs: some of them original. Some more recent additions are of variable quality and management guidelines would ensure a more consistent approach in the future. Priority 3 / 5

Conservation Areas Review July 2006 62

Figure 40 Map of Fremont and Warneford Conservation Area

Conservation Areas Review July 2006 63

CA12 STOKE NEWINGTON RESERVOIRS, FILTER BEDS AND NEW RIVER CONSERVATION AREA

Figures 41 & 42 The Pumping Station, Green Lanes

Stoke Newington Reservoirs, Filter Beds and New River Conservation Area was designated in 1986, and includes the course of the New River from the Borough boundary on Green Lanes to the east reservoir, and both the east and the west reservoirs, together with the adjoining filter beds on the west side of Green Lanes. A number of listed buildings are included such as the former ‘castle’ pumping station, a grade II* listed building now in use as a climbing centre. The area is of outstanding character, unique to Hackney, and is of great historical importance, relating to the water supply of North London since the seventeenth century. The Hackney Society has recently undertaken research to inform a conservation area appraisal.

Boundary Requires revision: development on the former filter beds indicates that this area should be excluded from the Conservation Area. Possibility of including some historic terraced development to the west and south. Character Appraisal None (Hackney Society research prepared) Management Guidelines None CA Advisory Committee Stoke Newington Health Check Increasing pressure for inappropriately scaled and designed development surrounding the Reservoirs, with the potential to harm the setting of the Conservation Area. Review of the Stoke Newington Reservoirs, Filter Beds and New River Conservation Area will help inform and feed into the redevelopment of the Woodberry Downs Estate, which is the subject of a major regeneration initiative. Priority 1 / 5

Conservation Areas Review July 2006 64

Figure 43 Map of Stoke Newington Reservoirs, Filter Beds and New River Conservation Area

Conservation Areas Review July 2006 65

CA13 SUN STREET CONSERVATION AREA

Figure 44 Georgian Terraces, Sun Street

Sun Street Conservation Area was designated in 1987, and comprises a terrace of early nineteenth century buildings fronting the north side of Sun Street together with later nineteenth and early twentieth century buildings. The area demonstrates the juxtaposition of early nineteenth century domestic buildings with mid-late nineteenth century commercial and industrial premises at a unified scale, which is characteristic of this area of South Shoreditch. The public house to the corner of Sun Street and Wilson Street is listed, and the area also contains a number of locally listed buildings such as the adjacent terrace and chapel. The South Shoreditch SPD (2006) commits the Council to reviewing the Sun Street Conservation Area before 2008.

Boundary 1987 Character Appraisal None Management Guidelines None CA Advisory Committee None (South Shoreditch inactive) Health Check This small Conservation Area has a consistent scale and building-plot form, which contrasts well with the large-scale, single-footprint commercial development of the City Fringe to the south: a scale and type of development by which it is rapidly being encircled. The area is subject to intense pressure for development, similar to that to the south, which could quite easily completely destroy the character of this small conservation area. Priority 1 / 5

Conservation Areas Review July 2006 66

Figure 45 Map of Sun Street Conservation Area

Conservation Areas Review July 2006 67

CA14 UNDERWOOD STREET CONSERVATION AREA

Figure 46 & 47 Warehouses to Shepherdess Walk

Underwood Street Conservation Area was designated in 1990, and contains not only a fine group of nineteenth century warehouses, but also other important historic buildings, such as the Eagle Tavern. The orthogonal street layout derives from the historic pattern of paths following the layout of the walled gardens which used to occupy the area prior to its development. The area retains its industrial character and is home to many businesses from the creative industries.

Boundary 1990. Only minor changes probable, consideration should be given to taking in buildings of note in nearby streets as satellites to the main conservation area (the group of buildings in Vestry and Provost Streets and East Road, for example) Character Appraisal None Management Guidelines None CA Advisory Committee None (South Shoreditch inactive) Health Check Similar in character to parts of the South Shoreditch Conservation Area, the area contains many warehouse buildings which have been converted to other uses. Many of the warehouses now have additional, set-back roof extensions, and given the constrained nature of the street pattern new development opportunities are limited although they cannot be entirely discounted, given the increasing development pressure for tall buildings along City Road. Priority 3 / 5

Conservation Areas Review July 2006 68

Figure 48 Map of Underwood Conservation Area

Conservation Areas Review July 2006 69

CA15 SOUTH SHOREDITCH CONSERVATION AREA

Figure 49 (left) Curtain Road. Figure 50 (right) Hoxton Square

The history of Shoreditch has been largely dictated by its location outside the City walls of London. It was the site of a Medieval Priory, and later of a number of theatres, where Shakespeare is said to have performed. In the Victorian and Edwardian period it became the centre of the London and the Empire’s furniture trade, and retains many fine brick warehouses and showrooms from this date. More recently the area provided service industries for the City and is home to a thriving artistic and night-time economy. The conservation area was designated in 1991 and a study of its historic buildings has recently been undertaken, partly funded by English Heritage, the GLA, and LBH. An English Heritage book on the history and buildings of the area is expected to be published in the autumn. The South Shoreditch SPD (2006) commits the Council to reviewing the South shoreditch Conservation Area before 2008.

Boundary 1991 Character Appraisal None (Designation report has a brief history of the area) Management Guidelines Designation report contains some design guidance for new buildings and extensions, although now in need of review CA Advisory Committee None (South Shoreditch inactive) Health Check The area retains many fine historic buildings synonymous with its historic associations with the furniture trade. As a City Fringe location there is increasing pressure for larger developments, both in terms of building height and footprint, as well as intensification, for example in the form of larger roof extensions. Whilst many new buildings are of high quality, others are of variable distinction. Roof terraces and other domestic features threaten the industrial character of the area. Signage and unauthorised hoardings are also a pressing issue. Priority 1 / 5

Conservation Areas Review July 2006 70

Figure 51 Map of South Shoreditch Conservation Area

Conservation Areas Review July 2006 71

CA16 SHOREDITCH HIGH STREET CONSERVATION AREA

Figure 52 (left) Shoreditch High Street Figure 53 (right) No. 10 Great Eastern Street

Shoreditch High Street Conservation Area was designated in 1991 and is one of the few remaining areas that retain the urban grain of this historic route out of the City of London. To the rear of the plots fronting the High Street are the remains of industrial buildings which reflect the Victorian and Edwardian uses of the area. The South Shoreditch SPD (2006) commits the Council to reviewing the Shoreditch High Street Conservation Area before 2008.

Boundary The 1991 boundary was drawn very tightly and it is unfortunate that surviving historic development elsewhere along Shoreditch High Street does not enjoy a similar level of protection. Character Appraisal None Management Guidelines None CA Advisory Committee None (South Shoreditch inactive) Health Check Many of the vacant plots within the area have been developed or have permissions for new development. Increasing pressure from City Fringe development is potentially harmful to the setting of the Conservation Area. Signage and unauthorised hoardings are also a pressing issue. Priority 1 / 5

Conservation Areas Review July 2006 72

Figure 54 Map of Shoreditch High Street Conservation Area

Conservation Areas Review July 2006 73

CA17 BROADWAY MARKET CONSERVATION AREA

Figures 55 & 56 Broadway Market in the 1950s and today.

Broadway Market Conservation Area was designated in 1995, and lies along the route running north-east to south-west known as the Market Porter’s Route, a traditional route of transportation for produce from the fields in Hackney to markets in the City. Comprehensive development along its fringes began in the early nineteenth century, and then along Dericote and Croston Streets to the rear, which contain good examples of early-mid nineteenth century linked pairs of dwellings, now grade II listed.

Boundary February 2006. No further changes likely at this time Character Appraisal February 2006 Management Guidelines Design Guidelines: February 2006 CA Advisory Committee Central & South Hackney Health Check Specialist shops and markets and investment in the area has lead to enhancements, and the recent design guidance should help direct further investment appropriately. Inappropriate shop-fronts, security grilles and signage are issues, as is street clutter and the state of the public realm. A grant scheme could enable environmental improvements to properties fronting the street, enhancing the Conservation Area. Priority 5 / 5

Conservation Areas Review July 2006 74

Figure 57 Map of Broadway Market Conservation Area

Conservation Areas Review July 2006 75

CA18 TOWN HALL SQUARE CONSERVATION AREA

Figure 58 (left) The Victorian Town Hall being demolished. The current Town Hall can be seen under construction to the rear. Figure 59 (right) Hackney Town Hall, 1934-7, by Lanchester & Lodge.

Town Hall Square Conservation Area was designated in 1995, and links Mare Street Conservation Area with Clapton Square Conservation Area to the north. It includes the listed Town Hall and Hackney Empire, as well as a number of other historic buildings of note, such as the old Central Hall and Library.

Boundary 2000. Little amendment expected, although parts of Graham Road currently outside the Conservation Area may be worthy of incorporation (either in Town Hall Square or Graham Road and Mapledene Conservation Areas) Character Appraisal 2000 (Combined with Mare Street Conservation Area) Management Guidelines 2000 (Combined with Mare Street Conservation Area) CA Advisory Committee Central & South Hackney Health Check Recent improvements to the Hackney Empire and proposed improvements to Town Hall Square have and will enhance the area, although generally the streetscape is capable of significant improvement. Poor quality shop- fronts and signage, along with the proliferation of inappropriate security grilles are also of concern as is continued uncertainty over the Ocean. The poor state and lack of use of no. 280 Mare Street, detracts from the area, as does its continued unauthorised use for advertising hoardings. The provision of new Council accommodation to the rear of the Town Hall has the potential to impact on the setting of Town Hall Square Conservation Area. Priority 3 / 5

Conservation Areas Review July 2006 76

Figure 60 Map of Town Hall Square Conservation Area

Conservation Areas Review July 2006 77

CA19 GRAHAM ROAD AND MAPLEDENE CONSERVATION AREA

Figure 61 (left) Graham Road, late C19th Figure 62 (right) An ornate door-surround, a characteristic of the area

Graham Road and Mapledene Conservation Area was designated in 1997, and is Hackney’s largest conservation area. It is an area of largely early-mid nineteenth century housing, but also includes a number of Georgian properties to Dalston Lane. The Conservation Area includes distinguished buildings such as Navarino Mansions, the (former) German Hospital, and Saint Michael and All Angels Church.

Boundary 1997. Only minor variations expected Character Appraisal 1997 Management Guidelines 1997 CA Advisory Committee Central & South Hackney Health Check Buildings are largely in good order. As with the de Beauvoir Conservation Area, there is increasing development pressure on back-land sites and in rear gardens. Lack of Article 4 Directions means alterations to features such as original windows and boundary treatments (to accommodate off street car-parking) are slowly eroding the uniformity of the area. There is also an issue of unauthorised satellite dishes to some of the terraces. Priority 4 / 5

Conservation Areas Review July 2006 78

Figure 63 Map of Graham Road and Mapledene Conservation Area

Conservation Areas Review July 2006 79

CA20 KINGSLAND CONSERVATION AREA

Figures 64 & 65 Church of Saint Columba, Kingsland Road. 1868-69, James Brooks. Listed grade I. Kingsland Conservation Area was designated in 1998, and centres on the Kingsland Road which follows the line of Ermine Street, the Roman road linking London with York. It has a characteristic small grain of development, and also includes important listed buildings such as St. Leonard’s Church, the Geffrye Almshouses (now the Geffrye Museum), and St. Columba’s Church.

Boundary 1998. Only minor changes expected Character Appraisal 1998. Whilst providing an informative historical analysis of the Area, the appraisal lacks a comprehensive analysis of all the buildings in the area Management Guidelines The 1998 appraisal contains some general design guidelines CA Advisory Committee Kingsland Health Check Being alongside the route of the proposed East London Line extension, Kingsland Conservation Area is subject to a very high degree of development pressure. This has centred on areas around the proposed station locations and along the Regent’s Canal and Kingsland basin. The conservation area appraisal is in need of review to provide a robust document to support the protection of the Conservation Area and its setting. Inappropriate shop- fronts, again, are an issue. Priority 2 / 5

Conservation Areas Review July 2006 80

Figure 66 Map of Kingsland Conservation Area

Conservation Areas Review July 2006 81

CA21 MARE STREET CONSERVATION AREA

Figure 67 (left) Mare Street, late C19th Figure 68 (right) The Lansdowne Club, Mare Street.

Mare Street Conservation Area was designated in 2000, and is one of the earliest, historic routes through the village of Hackney. It contains many fine Edwardian and Victorian buildings and includes the Lansdowne Club, a grade II* listed early eighteenth century townhouse.

Boundary 2000. Only minor amendments expected Character Appraisal 2000 (Combined with Town Hall Square Conservation Area) Management Guidelines 2000 (Combined with Town Hall Square Conservation Area) CA Advisory Committee Central & South Hackney Health Check As with Town Hall Square, shop-fronts, signage, hoardings, streetscape quality and under-investment are issues. Management guidelines and grant schemes were not implemented due to the Council’s previous financial difficulties. A number of larger schemes of variable quality have been granted on appeal to the south of the area, and further development pressure is likely in this area. Priority 3 / 5

Conservation Areas Review July 2006 82

Figure 69 Map of Mare Street Conservation Area

Conservation Areas Review July 2006 83

CA22 LORDSHIP PARK CONSERVATION AREA

Figures 70 & 71 Lordship Park, late C19th and today

Lordship Park Conservation Area was designated in April 2004. Lordship Park displays a cohesive townscape with groups of well detailed and relatively unaltered mid to late 19th century properties. Saint Mary's Lodge is slightly earlier and represents the final stages of rural life when the village of Stoke Newington was surrounded by fields and St Mary's Lodge was a 'country house'.

Boundary 2004. Consideration should be given for further designations around the Lordship area (see Schedule B: ref. P9), either as distinct new areas, or by inclusion in the existing Lordship Park Conservation Area. Queen Elizabeth’s Walk to the north of Lordship Park may be considered for inclusion in addition to those areas listed in Schedule B: ref. P9 Character Appraisal 2004 Management Guidelines None CA Advisory Committee Stoke Newington Health Check St Mary’s Lodge is in very poor state of repair and requires urgent attention. The other buildings are in a good condition and there is a very high rate of survival of original features. An article 4 direction would increase the protection afforded to these buildings. The townscape is remarkably intact and unified. Priority 5 / 5

Conservation Areas Review July 2006 84

Figure 72 Map of Lordship Park Conservation Area

Conservation Areas Review July 2006 85

CA23 NEWINGTON GREEN (NORTH) CONSERVATION AREA

Figure 73 (left) Watercolour of the north side of Newington Green, 1824 Figure 74 (right) The Unitarian Chapel, Newington Green

Newington Green (North) Conservation Area contains a number of interesting eighteenth century domestic buildings, as well as the exceptional Unitarian Chapel. These are complemented by two well-detailed buildings from around the turn of the nineteenth century and form a pleasing group of buildings. The Newington Green (North) Conservation Area completes the London Borough of Islington’s Newington Green Conservation Area to the south. It includes all the historic properties which directly front onto the Green itself; buildings which contribute to the special interest of Newington Green. All the historic buildings retain most of their original features and are worthy of preservation.

Boundary 2004. Up-to-date, although consideration should be given for further designations around the Albion Road area to the north (see Schedule B: ref. P21) Character Appraisal 2004 Management Guidelines None CA Advisory Committee Stoke Newington Health Check The majority of the buildings in the Conservation Area are listed and largely in good condition. Recent environmental improvements by the London Borough of Islington have enhanced the area Priority 5 / 5

Conservation Areas Review July 2006 86

Figure 75 Map of Newington Green (North) Conservation Area

Conservation Areas Review July 2006 87

CA24 DALSTON LANE (WEST) CONSERVATION AREA

Figure 76 (left) Dalston Lane, looking west Figure 77 (right) Nos. 46-52 Dalston Lane, 2005

Dalston Lane (West) Conservation Area centres on a core of important nineteenth buildings around the junction of Dalston Lane and Queensbridge Road. Similar in style and age to a number of paired villas and short terraces to the north of Kingsland Conservation Area, they are the last remnants of this building type in the area. Elsewhere, sections of Dalston Lane fall within the Graham Road and Mapledene Conservation Area and in Clapton Square Conservation Area.

Boundary 2005 Character Appraisal 2005 Management Guidelines None CA Advisory Committee Kingsland Health Check The buildings in the Conservation Area to the south of Dalston Lane are in a very poor state of repair, and need urgently to be brought back into use. An area improvement grant scheme would be of great benefit. Streetscape and open space improvements would enhance the area greatly, although cannot address issues with the volume of vehicular traffic using Dalston Lane. Priority 5 / 5

Conservation Areas Review July 2006 88

Figure 78 Map of Dalston Lane (West) Conservation Area

Conservation Areas Review July 2006 89

CA25 LEA BRIDGE CONSERVATION AREA

Figure 79 (left) Lea Bridge Mill.c1850. Watercolour by C.Bigot. Figure 80 (right) The Ship Aground Public House (to the left) with the former carbonic acid gas works (to the centre and right)

Lea Bridge Conservation Area includes a core of buildings, mainly from the C19th, reflecting the historic uses of the River Lea. This includes former industrial buildings, and the line of the former Lea Bridge Dock, still evident in the open spaces and building plots of the remaining development. The Conservation Area also includes two well detailed historic public houses, reflecting the leisure activities still evident along the banks of the River Lea.

Boundary 2005. Possibility of extending the Conservation Area to cover the historic waterworks to the east; potentially in conjunction with Waltham Forest Character Appraisal 2005 Management Guidelines None CA Advisory Committee Clapton Health Check Whilst most of the buildings are in good order, the listed former Testi and Sons building remains at risk. Subject to the completion of a Section 106 agreement and approval by the Government Office for London, planning permission exists for redevelopment of some of the sites within the Conservation Area, coupled with the retention of the core of historic buildings comprising the former carbonic acid gas works. Priority 5 / 5

Conservation Areas Review July 2006 90

Figure 81 Map of Lea Bridge Conservation Area

Conservation Areas Review July 2006 91

APPENDIX B

DETAILS OF POTENTIAL CONSERVATION AREAS

P1 Amhurst Road P2 Beck Road P3 Bergholt Crescent P4 Bethune Road and Allen’s Gardens P5 Finsbury Park P6 Gibson Gardens P7 Hackney Downs P8 Hackney Road P9 Lordship P10 Lower Clapton P11 Millfields P12 North Shoreditch P13 Northwold and Cazenove P14 Palatine P15 Rectory P16 Regent’s Canal P17 Rowhill Road P18 Saint Mark’s and Shacklewell P19 Shacklewell Green P20 Shepherdess Walk P21 South Clissold P22 South Defoe P23 Springfield Park P24 Stamford Hill Broadway P25 Stoke Newington Road P26 Well Street Market

Conservation Areas Review July 2006 92

P1 AMHURST ROAD

Figures 82 & 83 Amhurst Road

Two facing residential crescents from the mid-Victorian period. They are constructed of stock brick and are of three storeys (plus semi-basement), set back from the street with front gardens. The terraces are well detailed and are broken regularly by slightly taller ‘pavilions’, which also step forward slightly from the established building line. An imposing, formal arrangement of houses, many of which retain original features; such as stucco door and window surrounds, timber sashes and doors, etc. The area also features mature trees to front gardens.

A good example of mid-late Nineteenth Century formal townscape, in a prominent location near the centre of Hackney.

Possible Area A small area: both sides of Amhurst Road, between its junction with Andre Street to the south and Downs Park Road to the north Previously Identified Report dated 21 January 1985 Health Check Most of the properties appear to have been subdivided into flats and, therefore, designation as a conservation area would enable features such as timber sash windows to be protected without the need for an Article 4 Direction. However, as often happens with sub-divided properties shared front gardens and boundaries are not well kept. The small, well-defined area could enable an appraisal and management guidelines to be prepared relatively quickly. With no vacant plots in the area, there is little pressure for new development, other than minor residential alterations. Priority Medium

Conservation Areas Review July 2006 93

P2 BECK ROAD

Figures 84 & 85 Beck Road

Two opposing rows of modest brick terraces rising from the back of the pavement, each cut in half by a railway viaduct, dating from the late Victorian period. The whole street retains a distinct uniformity, with good brick detailing, decorated lintels, sub- divided timber sashes with coloured glass detailing, and a decorative cornice.

A surprisingly intact and uniform late Victorian street of modest, but well detailed, terraced housing, with a small group of shops turning the corner into Mare Street.

Possible Area Beck Road, plus a small pocket of related buildings at junction with Mare Street Previously Identified Report dated 5 January 1989 Health Check This small, distinct area would be relatively easy to produce an appraisal for. Consisting of almost entirely houses, Article 4 Directions would be necessary to protect features such as windows and doors. A few properties to the east of Beck Road have inappropriate pebble-dashing, although in general the street retains a remarkable uniformity. With no vacant plots in the area, there is little pressure for new development, other than minor residential alterations. Priority Medium

Conservation Areas Review July 2006 94

P3 BERGHOLT CRESCENT

Figure 86 (left) Bergholt Crescent Figure 87 (right) West Bank

Late Victorian and Edwardian residential townscapes. The predominantly two-storey terraces have well articulated fronts, with ornate bay windows rising above ground level. The high degree of articulation and slight variation in detailing from street-to- street prevents a monotonous and potentially forbidding streetscape. The darker brick work, and more exuberant architectural detailing, contrasts well with the more restrained, earlier terraces elsewhere in the Borough. All retain their distinctive bay windows, and most retain their original, ornate timber sash windows and doors. Most terraces have a uniform building line, behind set behind small front gardens. Street trees also enhance the general area.

A good example of a unified, but not uniform, late Victorian / Edwardian residential area: a townscape typology not protected by designation anywhere within Hackney.

Possible Area Bergholt Crescent and Denver, Durley and Cranwich Roads are the most unified streetscapes. The houses to West Bank may be sufficiently intact to merit inclusion in a conservation area, and consideration should also be given to the area to the east of the railway cutting. Health Check The main core of streets identified above retain a good degree of uniformity, with other, less uniform streets requiring a greater degree of selection. There are few vacant plots within the area, and therefore development pressure is limited largely to residential alterations and extensions. The continuous nature of the terraces limits access to rear gardens for back-land developments. Priority Medium

Conservation Areas Review July 2006 95

P4 BETHUNE ROAD AND ALLEN’S GARDENS

Figure 88 (left) Bethune Road Figure 89 (right) Rear of Bethune Road seen from Allen’s Gardens

At the south end of Bethune Road is an unusual development of three storey, self contained middle class flats, built in 1874 by Matthew Allen. Eight of the blocks have ground floor flats and two-storey houses above, with external steps providing access to the communal gardens to the rear. This space originally contained greenhouses and wash-houses. Elsewhere along Bethune Road are good quality terraced houses from the same period which may merit inclusion in a conservation area, as might adjoining parts of Manor Road.

A development which provides a coherent, unified townscape, with additional historic interest.

Possible Area Development to the south end of Bethune Road and parts of Manor Road Previously Identified Reports dated 21 January 1985 Health Check The properties to the south end of Bethune Road are mostly listed and, therefore, have a degree of protection, although elsewhere along the street most other houses are unlisted. Priority Low

Conservation Areas Review July 2006 96

P5 FINSBURY PARK

Figures 90 & 91 Digby Crescent

Another high quality area of late Victorian housing: three storeys, stock brick, with stucco details. Those to Queens Drive, Wilberforce Road and Finsbury Park Road are set back from the road and have mature trees to the street frontage. Those to Digby Road and Brownswood Road are tighter to the pavement edge and have a more urban feel. The buildings to Blackstock Road are tight to the pavement and have shops to the ground floors.

Possible Area Queens Drive, Wilberforce Road, Finsbury Park Road, Digby Road, Brownswood Road, Blackstock Road, and Mount Grove Road. Consideration should be given to those buildings to Seven Sisters Road which retain sufficient architectural interest to merit inclusion. Health Check Most of the properties in the area are in reasonable condition, although those properties with commercial ground floors and to Seven Sisters Road would benefit from greater investment. Possibility of a cross-Borough designation with the London Borough of Islington. Priority Medium

Conservation Areas Review July 2006 97

P6 GIBSON GARDENS

Figures 92 & 93 The larger flat-blocks and smaller scale houses in Gibson Gardens

The flats were built by the Metropolitan Association for Improving the Dwellings of the Industrious Classes in 1880 and originally comprised 3 brick blocks of flats and a row of 'cottages' which originally housed older relations of people living in the blocks. A further block (the 'paddlesteamer' block) was built later. They were originally called Gibson Buildings and were some of the first quality dwellings for working and lower middle class families in London. It is hidden from the busy Stamford Road / Northwold Road junction.

Possible Area Gibson Gardens

Health Check The buildings are mostly flats and therefore designation would enable features such as the timber sash windows to be protected without the need for an Article 4 Direction.

Priority Medium

Conservation Areas Review July 2006 98

P7 HACKNEY DOWNS

Figure 94 (left) Queens Down Road see from the Downs Figure 95 (right) Downs Baptist Chapel

An important historic open space, near the centre of Hackney. Unfortunately, post-War development has affected the north and south boundaries of the Downs, but that to the east retains historic development fronting the green space. Queens Down Road contains a pleasing mix of short mid-Victorian terraces, as well as the Downs Baptist Chapel.

Possible Area Hackney Downs, Queens Down Road, and Downs Road. Consideration should be given to including Heyworth Road and Charnock Road, which retain good quality Victorian housing Previously Identified Reports dated 21 January 1985 and 14 February 2000 Health Check The buildings to Queens Down Road are largely in good condition, and the lack of empty sites ensures that there is little development pressure, other than for residential alterations and extensions. Streets such as Cricketfield Road may be too altered to merit inclusion. Priority Low

Conservation Areas Review July 2006 99

P8 HACKNEY ROAD

Figure 96 (left) Paired Georgian Villas to Hackney Road Figure 97 (right) Historic development to Coate Street

One of the older routes through the Borough, along its border with Tower Hamlets. It contains a wide range of historic buildings from the listed Georgian terraces to the west section in Hackney to the interesting villas in Tower Hamlets. Designation would enable the distinctive urban grain and scale of buildings in the street to be protected, along with the many unlisted buildings of streetscape quality. There are a number of empty sites, and designation would also help to ensure that development proposals which come forward are appropriate. English Heritage has provided match funding for preparation of a conservation area appraisal and joint designation of this area with the London Borough of Tower Hamlets, and officers are currently working on a draft document.

Possible Area Buildings fronting Hackney Road and those of good quality, both in Hackney and Tower Hamlets. Health Check As noted above there are a number of buildings of high quality along Hackney Road, both in Hackney and Tower Hamlets. Unfortunately, there area number of empty site which detract form the area, and some shop fronts are capable of improvement. Management guidelines should lead to enhancement of the area and a grant scheme would further benefit the area. Priority High

Conservation Areas Review July 2006 100

P9 LORDSHIP

Figure 98 (left) Lordship Road Figure 99 (right) Yoakley Road

Whilst parts of the Lordship area fall within Stoke Newington and Clissold Park Conservation Areas and the recently designated Lordship Park Conservation Area, there are a number of streets in the area which have a different, more varied residential character which are worthy of designation in their own right. Lordship, Grayling, Yoakley and Bouverie Roads all contain good quality mid-late Victorian housing.

Possible Area Lordship, Grayling, Yoakley and Bouverie Roads. Parts of Manor Road may be suitable for inclusion. Sections of Queen Elizabeth’s Walk to the north of Manor Road are also worthy of consideration Previously Identified Reports dated 21 January 1985 Health Check Most of the properties are in good condition. There are a number of mature trees in the area which would be protected on designation without the need for serving Tree Preservation Orders Priority Medium

Conservation Areas Review July 2006 101

P10 LOWER CLAPTON

Figure 100 (left) Elderfield Road Figure 101 (right) Powerscroft Road

A residential area of mid-late Victorian housing. There is a variety of scales and building designs, indicating that like much of Hackney that they constructed by a number of different builders. The buildings largely retain their original features, with the most intact buildings being on Powerscroft and Mayola Roads. The terraces are predominantly two or three storeys, and of brick with stucco detailing. Moving east along Blurton, Glenarm and Dunlace Roads the terraces become more altered, although Chatsworth Road retains many good ‘high street’ type terraces with shops to the ground floors.

Possible Area Powerscroft, Elderfield and Mayola Roads, along with parts of Blurton, Glenarm and Dunlace Roads. Parts of Chatsworth Road should be considered, although may require a grant scheme to enable improvements to shop- fronts to reinforce the area’s character. Health Check Whilst containing some good quality residential terraces, the area does have a variable quality towards moving away from its core. Powerscroft Road contains many well maintained buildings, which retain many original features. Chatsworth Road does contain good quality shops, with a unified building line, height and design. Unfortunately, under investment and poor shop-fronts may preclude this area from designation, although further analysis is required. Priority Low

Conservation Areas Review July 2006 102

P11 MILLFIELDS

Figure 102 (left) Wattisfield Road Figure 103 (right) Fletching Road seen across the Millfields

Whilst the buildings surrounding North Millfields may be too altered to preclude their designation, those which surround South Millfields are largely intact. The open landscape aspect of Millfields lends the area a less urban feel, and the Edwardian red- brick terraces retain many of their original features.

Possible Area South Millfields, Wattisfield Road, and Fletching Road. Some adjacent streets (such as Thistlethwaite Road) also have a good rate of survival of original architectural features, although further investigative work would be required to establish a precise boundary for the proposed area. Health Check The continuous terraces ensure little room for new development, although alterations, such as replacement windows threaten the unified nature if the area. Priority Low

Conservation Areas Review July 2006 103

P12 NORTH SHOREDTICH

Figure 104 (left) The former Haberdashers’ Almshouses Figure 105 (right) Buttesland Street

Pitfield Street contains a fine urban grain and many good Victorian and Edwardian buildings. Haberdasher Street contains excellent rows of Edwardian flats, which compliment the former college building to Buttesland Square. There are a number of fine public houses on street corners, and the view north along Pitfield Street is closed by the grade B listed St John the Baptist Church.

Possible Area Buttesland Street, Haberdasher Street, Pitfield Street, Chart Street, and New North Road. Previously Identified Report dated 21 January 1985 Health Check Largely in good condition, with a number of listed and locally listed buildings. Inappropriate shop-fronts and signage are an issue on commercial properties, as is development pressure creeping north from Shoreditch and the City Fringe. Priority High

Conservation Areas Review July 2006 104

P13 NORTHWOLD AND CAZENOVE

Figures 106 & 107 Stoke Newington Common

A very good example of mid-late Victorian residential development, encompassing a number of different building typologies from larger, formal short terraces to main streets, through to smaller, longer terraces to side streets. Most retain original features such as timber sash windows, etc, with those houses to the north of the area having more ornate bay windows, joinery, etc. The distinctive street pattern is a product of historical property boundaries and pathways. The area has a large number of mature street trees, adding to the area’s character, and also includes Stoke Newington Common. A study of the area has been prepared by the Cazenove Area Action group, and this has been used to inform a draft conservation area appraisal prepared by Council officers.

Possible Area Chardmore Road, Evering Road, Forburg Road, Norcott Road, Oldhill Street, Osbaldeston Road, Stoke Newington Common, etc. Previously Identified Reports dated 21 January 1985, 10 March 1994, 14 February 2000, and 22 November 2004. Health Check Most of the properties are in good condition, although there are issues with gradual loss of original architectural features. Removal of boundary walls to create forecourt parking detracts from the area’s character, as does excavations to create light-wells for basements. A lack of vacant plots within the area means that most development pressure is for residential alterations and extensions Priority High

Conservation Areas Review July 2006 105

P14 PALATINE

Figure 108 (left) Princess May Road Figure 109 (right) Brighton Road

Palatine Road and the adjacent streets to the north and south contain some good examples of early-mid Victorian housing. These modest brick terraces conform to a regular street pattern and retain many of their original stucco detailing and other architectural embellishments.

Possible Area Beatty, Walford, Brighton, Palatine, Prince George Roads, etc. Health Check There is a core area of terraces which retain their original features, although some streets retain fewer features: therefore, careful consideration would have to be given to the possible boundaries of the conservation area Priority Low

Conservation Areas Review July 2006 106

P15 RECTORY

Figure 110 (left) Foulden Road Figure 11 (right) Leswin Road

Like the Palatine area (see P14, above), the Rectory Ward contains good examples of early-mid Victorian terraces. The curving street patterns lead to changing vistas.

Possible Area Foulden, Farleigh, Manse, Evering and Darville Roads, etc. Consideration should be given to a joint designation with the Palatine area identified above. This would depend on a more detailed assessment of the character of the areas. Previously Identified Report dated 21 January 1985 Health Check Properties in the area are largely in good condition, although a number of recent roof extensions to terraces with previously unaltered roof and parapet lines threatens the uniformity of the group and erodes general streetscape character. Priority Low

Conservation Areas Review July 2006 107

P16 REGENT’S CANAL

Figure 112 (left) Whitmore Road Bridge Figure 113 (right) Historic industrial buildings, Canal Walk

Built in 1812-20 the Regent’s Canal cuts east-west through Hackney and is one of the few areas which retain its industrial character. It contains good industrial warehouses and wharf buildings in places (e.g. Kingsland), a number associated structures, such as locks and lock keepers cottages, as well as bridges, etc. New North Road has the first reinforced concrete tramway bridge in England, built in 1912 using the Hennebique system, and Whitmore Road retains its original brick bridge of c1816-20.

Possible Area Regent’s Canal, Wenlock Basin, etc. and associated buildings adjoining the Canal. Previously Identified Reports dated 21 January 1985, 14 February 2000, and UDP (1985) Health Check The canal is currently recognised as an Area of Special Landscape Character. However, its banks are under intense pressure for redevelopment. The Planning Department is proposing to bring forward a Waterside Development SPD next year and a conservation area appraisal for Regent’s Canal would act as an evidence base for the SPD. The canal is a designated conservation area in the adjoining boroughs of Islington and Tower Hamlets. English Heritage supports the designation and has offered grant funding for the work. The Council is in the process of preparing a draft appraisal for adoption later in the year. Priority High

Conservation Areas Review July 2006 108

P17 ROWHILL

Figures 114 & 115 Rowhill Mansions

Rowhill Road contains a unified series of tall half-timbered and tile hung mansion blocks from the late Nineteenth Century. Designed by A Bedborough, for W Andrews of Wood Green, the blocks retain the original sash windows, glazed tiling to the entrances and much of their stained glass. The curving line of the blocks echoes that of the street, which also contains a number of mature street trees.

Possible Area Rowhill Road, and blocks which return into Lower Clapton Road. Health Check A unified series of blocks in relatively good condition. Designation would protect some architectural features, such as windows, etc. but an Article 4 Direction would be necessary to protect other significant features, such as the tiled entrances. A small, well defined area could be designated relatively easily, in comparison to other larger, areas. Priority Medium

Conservation Areas Review July 2006 109

P18 SAINT MARK’S AND SHACKLEWELL

Figures 116 & 117 Sandringham Road

St Mark’s Church, St Mark’s Rise was built in 1862-6, to the designs of Chester Cheston Jnr, the architect of the Amhurst estate. This imposing church is one of the finest of the period in Hackney. It is surrounded by a formal arrangement of smart middle-class housing of the same period. Houses in Colverstone Crescent and Montague Road have a rich variety of stucco detailing, with eccentric door-cases, featuring mermen and other devices. The junction with Shacklewell Lane has an attractive irregular group of early Nineteenth Century houses to the north side of the protected London Square.

Possible Area Colverstone Crescent, Sandringham Road, Montague Road, Saint Mark’s Rise, parts of Shacklewell Lane, etc. Previously Identified Reports dated 21 January 1985, 10 March 1994, 14 February 2000, and UDP (1985) Health Check The formal arrangement of terraces and villas retains a high degree of architectural unity and is susceptible to harmful minor changes. Although just outside the main Dalston regeneration area it is likely that a knock on effect will result in an increase in property prices and investment in the area. Early designation would ensure that proposed changes are not harmful to the areas special interest, and may also inform other regeneration initiatives in the wider Dalston area. Priority High

Conservation Areas Review July 2006 110

P19 SHACKLEWELL GREEN

Figure 118 (left) Shacklewell Green Figure 119 (right) Perch Street

This small group of streets was laid out on the Tyssen estate by a Hoxton builder, John Grover. The two storey red brick terraces retain an amazing degree of unity and are dated 1881-4. They are reminiscent of low rise philanthropic housing of the time. English Heritage has previously supported the suggestion that this area be designated.

Possible Area Shacklewell Green, and April, Perch and Seal Streets Previously Identified Report dated 21 January 1985 Health Check The area has a high degree of architectural unity, which could easily be lost. The small area would not be too onerous to designate, although Article 4 Directions would be required to ensure adequate protection of all features of note. Would make sense to designate along with Saint Mark’s and Shacklewell Priority High

Conservation Areas Review July 2006 111

P20 SHEPHERDESS WALK

Figures 120 & 121 Nos. 6-97 Shepherdess Walk

The west side of Shepherdess Walk escaped the clearances and re-developments prevalent in the area. Nos. 1-5 Shepherdess Walk are early Nineteenth Century and the William VI public house holds a good corner position. Nos. 9-67 Shepherdess Walk are a long part-stuccoed two storey terrace, with nos. 87-131 further north, being taller and slightly earlier.

Possible Area West side of Shepherdess Walk, and buildings which return into Micawber Street. Previously Identified Report dated 21 January 1985 Health Check The terraces retain a high degree of unity, although those to the south are marred by an outbreak of unauthorised satellite dishes. The surrounding area is of mixed character and designation would ensure the survival of this important remnant of Nineteenth Century townscape. Priority Medium

Conservation Areas Review July 2006 112

P21 SOUTH CLISSOLD

Figure 122 (left) Carysfort Road Figure 123 (right) Burma Road

Another intact example of early-mid Nineteenth Century residential development. Albion Road was laid out after the surrounding land was sold for building in 1821 and forms the main road through an area developed by Thomas Cubitt 1823-39. The surrounding streets were developed over the rest of the century and display a pleasing mix of housing typologies from the Nineteenth Century. The well known Victorian Architect James Brooks lived at 42 Clissold Crescent, and his former home is marked with a plaque. The footpath to Aden Terrace Mark’s the former path of the New River, heading southwards into Islington.

Possible Area Aden Grove; Carysfort Road; Clissold Crescent; Church Walk; Milton Grove; Stratham Grove; Albion, Burma, Springdale, and Whiston Roads, etc. Previously Identified Report dated 21 January 1985 Health Check The area has a pleasant variety of housing types, and its often curving street pattern creates a series of contained views. Consideration should be given to a cross-border designation with parts of the development which appear to straddle the present boundary with the London Borough of Islington Priority High

Conservation Areas Review July 2006 113

P22 SOUTH DEFOE

Figures 124 & 125 Kynaston Road

Mid-late Victorian residential streets, laid out in a more rigid grid. The streets of two storey terraces, just to the south of Stoke Newington Church Street, have a pleasing unity of scale of building type, occasionally punctuated by key buildings such as the excellent Oldfield Road School and a number of public houses occupying corner positions.

Possible Area Dumont, Kynaston, Lavers, Dynevor, Chesholm, Nevil, Pansthorpe, Ayrsome, Oldfieldm Harcombe, and Sandbrook Roads, etc Health Check The houses are predominantly in good condition, although inappropriate extensions and alterations threaten the unity of the area. Early designation would enable further changes to be directed so as to be consistent with the special character of the area Priority High

Conservation Areas Review July 2006 114

P23 SPRINGFIELD PARK

Figure 126 (left) The Lodge, Springfield Park Figure 127 (right) Holmbury View

Opened in 1905 the park was formed from the combined gardens of three villas, which used to occupy the site, one of which was retained as a Lodge. The Park is a Registered Park and Garden, and designation would further acknowledge its importance. There are a number of interesting streets around the park, such as Holmbury View, which may be worthy of inclusion.

Possible Area Springfield Park, Holmbury View and other surrounding streets of merit Previously Identified 14 February 2000 Health Check The Park itself seems to be reasonably well maintained, although securing a viable and secure use for the Lodge is a long standing issue. Recent vandalism to the bandstand is regrettable, and re-instatement of lost historic features would greatly enhance the Park, which has excellent views across the Lea Valley. Priority Low

Conservation Areas Review July 2006 115

P24 STAMFORD HILL BROADWAY

Figures 128 & 129 (left) Stamford Hill

A pleasing late-Victorian / Edwardian high street development, with flats and offices over ground floor shops. The Skinner’s School also occupies a prominent position on Stamford Hill.

Possible Area Junction of Stamford Hill with Amhurst Park and Clapton Common. Health Check These buildings are remarkably intact, and a grant scheme would enable the reinstatement of the few windows which have unfortunately been replaced along with more consistent and appropriate shop-fronts and signage Priority Low

Conservation Areas Review July 2006 116

P25 STOKE NEWINGTON ROAD

Figure 130 (left) Stoke Newington Road Figure 131 (right) Stoke Newington High Street

Stoke Newington Road is the section of the Roman Ermine Street, which carries on north from Kingsland Road. The section of Kingsland High Street, Stoke Newington Road and Stoke Newington High Street, north of Dalston contains many good quality late Victorian / Edwardian buildings. The majority have shops to the lower floors with residential accommodation above, and along with their consistent use of brick and stucco, give the street a uniform and distinctive, ‘high street’ character. Key buildings, such as churches, act as focal points along the street’s length.

Possible Area Kingsland High Street, Stoke Newington Road and Stoke Newington High Street Health Check As with Stamford Hill Broadway many of the buildings retain their original features, but inappropriate shop-fronts and signage detract from the general area. An area grant scheme would be beneficial if instigated at the time of designation Priority Low

Conservation Areas Review July 2006 117

P26 WELL STREET MARKET

Figure 132 (left) Well Street Figure 133 (right) Poole Road

The area of Well Street to the north of Cassland Road mark’s the centre of the old hamlet, and now contains a pleasing mixture of nineteenth century buildings facing on to the main street. To the west of Well Street there are some attractive industrial buildings, reflecting the former uses in the area, and to the east are more ordered residential streets. The residential terraces are well detailed and retain many of their original features, including in places their original cast iron railings. The development to Well Street has shops to the ground floor.

Possible Area Well Street; Valentine, Poole, Kilowen, Queen Anne, Kenton, Bentham, and Bramshaw Roads; etc. Health Check The residential side streets are generally in good condition, although the shops and properties fronting Well Street would benefit from improvement. Much of the surrounding area is a mixed nature and the traditional pattern of Well Street provides a pleasant contrast. Shop-fronts and signage improvements would greatly enhance the area. Priority Medium

Conservation Areas Review July 2006 118

APPENDIX C

REFERENCES AND FURTHER READING

The Buildings of England: London 4: North. Bridget Cherry and Nikolaus Pevsner. (Penguin Books, 1999)

Guidance on Conservation Area Appraisals, English Heritage (February 2006)

Guidance on the Management of Conservation Areas, English Heritage (February 2006)

Planning Policy Guidance Note 15: Planning and the Historic Environment (1994)

Planning (Listed Building and Conservation Areas) Act (1990)

The State of Hackney’s Historic Environment, London Borough of Hackney (2005)

Unitary Development Plan, London Borough of Hackney (1995)

Valuing Historic Places, Institute of Historic Building Conservation (2005)

Conservation Areas Review July 2006