Arabin House High Beech Epping Forest, Essex Heritage Statement DRAFT
April 2015
Built Heritage Consultancy
Arabin House High Beech Epping Forest, Essex Heritage Statement DRAFT
April 2015
Contents 1.0 Introduction 1 2.0 Understanding 2 3.0 Significance 30 4.0 Planning Policy Context 34 5.0 Assessment of the Proposals 37 6.0 Conclusion 41 7.0 Sources 42 Appendix: Listed building descriptions 44
© Built Heritage Consultancy 2015 This report is for the sole use of the person/organisation to whom it is addressed. It may not be used or referred to in whole or in part by anyone else without the express agreement of the Built Heritage Consultancy. The Built Heritage Consultancy does not accept liability for any loss or damage arising from any unauthorised use of this report.
1.0 Introduction
Arabin House lies on the northern side of Manor Road in High Beech, Epping Forest, Essex. Little is known about the early history of the house; it appears to have existed by 1848, underwent extensive alterations and additions during the late 19th and early 20th centuries, and was then subdivided and comprehensively altered in the second half of the 20th century. Today the house has lost most of its original features; much of the plan-form has been altered; it functions poorly in terms of connectivity and circulation; and its external elevations read as a series of unsympathetic accretions that lack visual coherence or integrity. Against this background, the current owners propose to return the house to its original single family use, create a unified external appearance, and remodel the heavily-altered interiors to create a set of rooms suitable for such a home.
The Built Heritage Consultancy have been commissioned to prepare this Heritage Statement to inform the development of proposals, and support applications for planning permission and listed building consent for the works. Arabin House is statutorily listed at Grade II (list entry no. 1306435). It also lies within Epping Forest, part of the Metropolitan Green Belt. The purpose of the Heritage Statement is to assess the impact of the proposals on the significance of these heritage assets. The report summarises our research and sets out the history and significance of the assets potentially affected, as well as considering the impact of the proposals in the light of applicable national and local authority heritage policies.
Paragraph 128 of the National Planning Policy Framework (NPPF, 2012) requires applicants to:
describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance.
This Heritage Statement meets these requirements at an appropriate level of detail.
The report has been prepared by Dr Niamh Marnham and James Weeks MA, and is based on archival research and a site visit made in February 2015.
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 1 2.0 Understanding
2.1 Context Arabin House lies to the north of Manor Road in High Beech, and falls within the Parish of Waltham Abbey, Epping Forest, in the manor of Woodredon. It is approximately 13 miles north-east from the centre of London. The name Waltham derives from the Anglo-Saxon for “forest homestead/enclosure”, which still suits the area around the site.
According to the Victoria County History the Manor of Woodredon belonged to:
Waltham Abbey at the Dissolution, when it was on lease to Oliver Rigby. It subsequently descended with the manor of Sewardstone until 1660. With Sewardstone it was vested in the Earl of Bedford and his co-executors, but it was not sold with that manor. It remained in the hands of Bedford and his family until 1738 when John Russell, Duke of Bedford, sold it to Mary Greene, who immediately conveyed it to her daughter and son-in-law, Mary and John Gibson. In 1764 John Henniker began to acquire the manor from the Gibsons and their relatives. This process does not appear to have been completed until 1792. Henniker, who succeeded to a baronetcy in 1781 and was created Baron Henniker in the Irish peerage in 1800, died in 1803. By 1801, however, he had been succeeded as lord of Woodredon by his grandson John Minet Henniker, who held the manor until his death in 1832. It was then put up for sale, and was bought in 1834 by William St. John Arabin. He was succeeded in 1842 by Richard Arabin, who built Beech House
Manor Road Arabin House Avey Lane
EPPING FOREST
Site location (Google)
2 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement (now Arabin House) at High Beech in 1848. Richard still held Woodredon in 1852 but soon after it came into the hands of the Buxtons and was merged in the Warlies estate…1
An area of ancient woodland, Epping Forest straddles the area between Greater London and Essex. It was first given legal status by Henry VIII, at which point it became a Royal Forest and was managed by the City of London Corporation. Today it covers some 2,476 hectares of woodland, grassland, heath, bogs and ponds, and is predominantly a Site of Special Scientific Interest and part of the Metropolitan Green Belt. Lying within Epping Forest, the Victoria County History (1966) describes High Beech in the following terms:
…High Beech, which became an ecclesiastical parish in the 19th century, had been partly in Sewardstone and partly in Upshire. The manor of Pyenest (Pinners) lay in this area, and other early settlements are suggested by medieval references to such places as Lippitts Hill and Skillet Hill. By the end of the 18th century a considerable village had grown up on the edge of the forest at or near High Beech…2
2.2 History of the House 2.2.1 The Early History Although there are scant historic records relating to the early history of Beech (later Arabin) House, English Heritage’s 1974 list description is surely incorrect when states that the building is a ‘late C16 or early C17? House remodelled circa 1800’. It is unclear what evidence this was based upon, given that the fabric surviving today is of the 19th century or later, but mistakes
The 1842 Tithe Map, showing a rectangular building near the site that may be today’s Dower House. Arabin House was not yet built, but its site lay to the right of the buildings shown. (Essex Record Office)
1 http://www.british-history.ac.uk/vch/essex/vol5/pp151-162, accessed 3rd March, 2015 2 ibid
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 3 in list descriptions from that era are not unknown. It may be that there was some confusion with records relating to the Dower House to the north west (list entry 1124137), which is dated to the 18th century and could well be the structure shown on the [Tithe] Map of the Hamlets of Holyfield and Upshire and the Township of Waltham Abbey in the parish of Waltham Holy Cross in the County of Essex, which was first surveyed in 1823-24 but is dated 1842.
Descriptions in the Victoria County History suggest that Beech House was the original name applied to Arabin House:
… Sewardstone manor house (dating from c. 1700) is in this area and by the middle of the 19th century there were several other substantial houses in their own grounds, including Roseville, Wallsgrove House, and Beech (later Arabin) House ...3
Meanwhile the description in White’s Directory of Essex 1848 appears to confirm the map evidence that Arabin House was an entirely new building, and not merely a reworking of a previous dwelling:
Beech House, is a handsome building, now in course of erection by Rd. Arabin Esq.
Pevsner’s description is less sure about the exact provenance of the house:
High Beach (or Beech) is a popular destination for visitors to Epping Forest and it was here that Queen Victoria declared the Forest open to the public in 1882. But before that it had already attracted prosperous residents. N of the church, ARABIN HOUSE, built (or rebuilt, and originally Beech House) for Richard Arabin by F.O. Bedford, 1848. Stucco, three bays and three storeys, with various later additions.4
Nevertheless, in view of the 1842 map and the other available evidence, Pevsner seems to have been too cautious. It appears that the Dower House was rather older than Beech House / Arabin House, which was newly built around 1848.
The original Arabin House would certainly have included the three-storey central block with its characteristic late Georgian massing and doorcase, which was rather old-fashioned for its date. The ground floor room to the east of the central 3-storey block, now with a bay window, may possibly have been built slightly later, although it could conceivably have been part of the original design. It would have housed an additional reception room to increase the variety of spaces for entertaining, reflecting the Victorian trend for more numerous rooms with more specialised uses (e.g. dining room, drawing room, breakfast room, etc). Similar side wings were often added to earlier such houses in order to adapt them to social change – an example illustrated here is Aragon House on Parsons Green in Fulham, where the central ‘box’ was built circa 1805-6 and the wings added before the 1860s.
3 http://www.british-history.ac.uk/vch/essex/vol5/pp151-162, accessed 5th March, 2015 4 Bettley, James, Pevsner, Nikolaus, The Buildings of England, Essex (London and New Haven: Yale University Press, 2007), 489
4 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement Aragon House in Parsons Green, Fulham, was built in 1805-06 as a simple box. The wings were added several decades later to provide more rooms for entertaining.
The ground floor west wing of Arabin House may also have been part of the original design. It probably contained the service areas of the house as it was closest to the stable yard. A later plan which dates probably from the early 20th century (illustrated later in this report) shows the kitchen was adjacent to the 3-storey part of the house, with a scullery beyond. The rooms at the western end, which projected northwards slightly, would presumably have included the pantry, laundry and store rooms.
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 5 The site by 1870 The 1870 Ordnance Survey shows the characteristic elongated form of the house. It is also of interest for revealing that the bay windows on the front were not yet built, and that a large conservatory had already been added to the front of the house. This feature, similar in shape to the one present today, presumably had a pitched roof and was probably planned as a single open space: a ‘winter garden’ or orangery. It is clearly not part of the original design because it obscures the old front doorcase with its reeded pilasters and triangular pediment.
By this time to the west of the house was a complex of ancillary buildings, also shown on the 1870 map. This included the cottages, the older Dower House, the (now former) Coach House, and a walled kitchen garden to its north-west. The landscape setting of the house had also been changed: the fields evident on the 1842 tithe map had been partly replaced with a lawn, shrubberies and circular drive to the front of the house, whilst to the rear an upper terraced lawn had been created to offer grand views to the north, bounded on the east side by recent tree planting. The wider setting had also changed, with the creation of another large house to the west (‘Beaulieu’).
The Ordnance survey of 1870, showing the considerable changes that had taken place since 1842.
6 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement Further changes by 1895 The Ordnance Survey of 1895 shows that no further change had occurred to the basic configuration of Arabin House, or to its ancillary buildings and associated landscape. However, there was a small change to the house: the asymmetrical bay windows had been added to the front elevation.
The Ordnance Survey of 1895, showing the new bay windows on the front of the house
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 7 2.2.2 The early 20th Century A search of the Essex Record Office has not provided information on any works that definitely took place before the early 20th century. After this date there are several sets of plans covering various proposed works, some of which were built.
There are some plans relating to works carried out in 1913 for the then owner, Arthur Morrison Esq. At this point a first floor extension was built above the single-storey bay window room at the eastern end of the house, in brick faced with stucco to match the rest of the building. This extension provided a bedroom at first floor level.
Probably around the same time the single-storey wing on the western side was also extended upwards to provide extra accommodation on the first floor, including a play room and nursery. Meanwhile on the ground floor there was a small extension to the west of the bay window to provide a new laundry, and the colouring of walls appears to show that parts of the ground floor frontage were rebuilt at this time. The plan for these works also shows the uses for the rooms at this time: on the ground floor the eastern room was the Drawing Room, the central double room was the Dining Room, west of it was a small unnamed room, and then beyond in the west wing was the Kitchen, followed by the Scullery.
Plans from 1913 showing the first floor extension to the east wing. (Essex Record Office)
8 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement Plans made in the early 20th century to show the proposed first floor above the earlier west wing, and the small ground floor extension by the bay window. These show the layout of much of the ground floor at this time. (Essex Record Office)
Plans from 1928 showing the new bathroom added in a projection on the first floor. (Essex Record Office)
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 9 In 1928 a further small extension was created above the small projection to the west of the western bay window, to create a new bathroom for the then owner, a Mr Pegler.
In 1932 the house was put up for sale at auction – the particulars show little discernible change to the footprint of the house or the wider complex since the 1895 map, despite the early 20th century works. The exceptions are:
• two new summerhouses, one adjacent to the western end of the house, and one located in the garden to the north east of the house; • the former Coach House has by this point become a ‘Garage’; • a number of structures to the south of the walled kitchen garden have been removed, as has a block that previously projected south into what has at this point become the ‘Yard’; • a new walled garden has also been laid out by this time.
The final alterations and for which documentary evidence has been found include the addition of a kitchen block to the north-west corner of the cottage adjacent to the house in 1937.5
Map of the site provided with the Sales Particulars of 1932, showing new garden structures and other changes. (Essex Record Office)
5 A number of files are currently unavailable at the time of preparing this report.
10 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement 2.2.3 The late 20th Century From research carried out in Essex Record Office, there appears to be no documentary evidence relating to the planning history of the house from 1937-1977 (in file 4304). In 1977 listed building consent was given for radical alterations, including a two-storey extension (presumably to the north side of the west wing), internal alterations (cf. LB/EPF/0040/77 and EPF/0966/77), the replacement of the old roof with a flat roof and the raising of the rear parapet wall, and the removal of an associated chimney (cf. LB/EPF/0053/77). Tellingly, Essex County Council said at this point that:
Arabin House is a sadly mutilated building but still retains its marvellous garden and view to the north. Proposals will have little effect on the character of the building and will generally make it a more practical house.
This fact is further reinforced by a note on file which states that the house was extensively modernised in the latter part of 1977. In a memo dated 16th February 1978, it is recorded that a chimney-stack to the recent two-storey side addition which was re-built, had not been re- instated in the new design.
In 1984, planning permission (EPF/139/84) was given for the splitting of the house to form two separate dwellings. From this point on the two dwellings have had separate planning records. Beech Hill House was formed to the west of the 3-storey core of the house, and Arabin House was formed from the existing historic central core and later east wing. The Planning Officer commented (25th January, 1985) that the conversion of such a large house into two units seemed to him to be a reasonable form of development, in principle, and would constitute an acceptable exception to Metropolitan Green Belt Policy.
In 1985 extensions and alterations including the erection of a garage and stables was approved (EPF/275/85). In 1988 a single-storey extension to the eastern dwelling (the kitchen block today) and the formation of a play room was approved (EPF/692/88 and LB/EPF/42/88). Later, in 1999, a pitched roof was approved (EPF/814/99 and LB/EPF?815/99). The detached garage that stands directly to the north east of the eastern wing of the house was added in 2002.
Meanwhile, permission was granted for a first floor extension at the end of the west wing in 2002 (EPF/0856/02) and 2004 (EPF/0571/04), the latter including pitched roofs over the previous ground floor extensions at the west end of the house.
2.2.4 Arabin House and Beech Hill House today The historic core of the house is stucco-faced but built of load-bearing brick, with a slight breakfront in the central bay and a pronounced cornice at parapet level on its entrance elevation. The stucco has been scored to resemble ashlared blockwork, and has modern 6/6 sash windows are set in recessed moulded stucco reveals. Much of the original surround to the front entrance survives, with a delicate traceried fanlight and reeded timber pilasters; however is it now an internal door giving access to the subdivided flat-roofed conservatory, which is the much-altered modern successor to the one shown on the 1870 OS map. This conservatory obscures much of what remains of the original character of the front of the house.
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 11 Entrance front of Arabin House today, with the much-altered central conservatory and later side extensions.
The west wing, with extensions of several different eras covered in modern render.
12 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement The historic front doorway with reeded pilasters and triangular pediment, now within the conservatory.
The surviving internal side of the front doorway and traceried fanlight.
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 13 The comparatively plain rear elevation is characterised by its central bow-front, which runs from ground to second floors, with modern French doors at ground level, 1/1 19th century sashes to the upper floors, and replacement cast iron balconettes. The bow windows were designed to afford fine views over the garden and the Epping Forest landscape beyond, as they still do today, and although altered they are a key feature of the original design. Flanking the bow-front from ground to second floor are other 19th century 1/1 sash windows set in plain recessed reveals, and a conspicuously large cast iron downpipe. As noted below, the western windows of the 3-storey block are lower than the others on the elevation, possibly indicating the position of the original staircase.
Garden front of Arabin House and Beech Hill House today, showing at least six different phases of extension, giving rise to an architecturally confused elevation.
The view across the Epping Forest landscape from the rear elevation of Arabin House
14 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement The east end of the house, showing the modern extensions and outbuildings.
The west end of the house, showing the various modern extensions. A basement under this corner of the house extends under the patio and houses the boiler – probably added in the early 20th century.
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 15 Internally, the historic core and the later brick and stucco wings of the house, with only a few exceptions, have been almost entirely gutted and reconfigured with modern partition walls, mouldings, fireplaces, joinery, and fixtures and fittings. The oldest part of the house, comprising the original 3-storey core probably built around 1848, has been subjected to numerous ad hoc alterations and additions. Alongside this are the eastern and western wings that were added, extended and remodelled over various phases in the mid and late 19th century, 1910s, 1920s, 1970s, 1980s, 1990s and 2000s. Externally, these changes have not been well coordinated in visual terms, so that there are a variety of window shapes and types, moulding profiles, and parapet heights.
As a result of the various changes, the interior features within the building are almost entirely modern, including chimneypieces, doors, skirtings, and cornices. The original main masonry walls mostly survive, but the character of the rooms is entirely that of a modern reinterpretation of ‘period’ interiors – the mouldings and décor are generic, not replicas of what the house would originally have been like.
The key parts of the original plan form have been lost. These include the original staircase, which may have been located in the north west part of the 3-storey block (where the surviving original windows are lower than the rest of the elevation). The replacement stair has a less restrained character than the lost original would have done, and is typical of the late 19th or early 20th century – it rises across the front façade to link with the first floor extension over the west wing, perhaps indicating it was installed with the creation of those rooms in the early 20th century. These changes have been accompanied by other alterations to the interior layout and room volumes, particularly on the upper floors. Most or all of the original stud partitions between the rooms appear to have been removed; the present partition walls in the historic core are largely modern, and faced with plasterboard.
As regards the floor surfaces and structures within the older parts of the house, it is apparent even without opening-up that at least some of these have been heavily repaired if not replaced. There are RSJs and machine-sawn joists on the ground floor (visible from the basement), indicating that extensive repairs were undertaken in the 20th century. As the ceilings in the ground floor rooms appear modern, it is quite possible that the upper floors were also altered, especially given the changes in plan form and relocation of the main staircase.
Finally, the present building has been returned to single ownership but is still arranged as two independent houses, with no linking openings.
The results of all these changes are shown in detail on the phasing plans reproduced in section 2.2.5 below.
16 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement Views of the ground floor joists from within the basement, showing modern timbers and saw marks, and RSJs, indicating modern reconstruction has occurred in the old core of the house.
The main sitting room in which almost no historic fabric remains.
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 17 Modern plasterwork, doors and wall surfaces in the main sitting room.
The garden bow-front with modern French doors, and probably early 20th century parquet.
18 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement The modern reproduction chimneypiece in the sitting room.
The current study, west of the sitting room, remodelled in modern times.
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 19 The modern interior of the remodelled front conservatory.
The main staircase, of Edwardian character, showing its uncomfortable relationship with the original front door.
20 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement A modern interior created out of the former kitchen in the west wing.
The modern entrance vestibule of Beech Hill House in the west wing, set within the western bay window.
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 21 Modern stairs in the entrance hall of the west wing (‘Beech Hill House’).
The main staircase on the first floor, showing the blocked connection into the west wing.
22 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement Modern joinery, cornicing and shutters on the first floor of the west wing extension.
A modern interior and 20th century window on the first floor of the eastern extension
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 23 Stud walls and modern joinery on the first floor.
A modern replacement sash window on the front elevation.
24 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement The modern corridor created through the old part of the house on the second floor.
2.2.5 Building phases These coloured plans show the probable age of the various part of the building, according to the research summarised above and a site inspection.
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 25 26 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement 1848?
?1848-70
1870-95
1895-1914
1920s-1930s
Later C20/early C21
Age of fabric: ground floor
?
1848?
?1848-70
1870-95
1895-1914
1920s-1930s
Later C20/early C21
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement A
1848?
?1848-70
1870-95
1895-1914
1920s-1930s
Later C20/early C21
Age of fabric: first floor
1848?
?1848-70
1870-95
1895-1914
1920s-1930s
Later C20/early C21
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement B
1848?
?1848-70
1870-95
1895-1914
1920s-1930s
Later C20/early C21
Age of fabric: second floor
1848?
?1848-70
1870-95
1895-1914
1920s-1930s
Later C20/early C21
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement C
2.2.6 The Setting
Aerial photograph of Arabin House and its landscape today (Bing)
The buildings Over the years the estate has been subdivided into separate ownership, but much of this subdivision has now been reversed, allowing the different parts of the main house and the setting to be reunited and managed in an integrated way. The buildings and structures that are now within the same ownership include the much-altered and extended unlisted brick cottage adjacent to the western end of Arabin House. Though the cottage is undated, a similar structure clearly appears on historic maps from as early as 1870. Its main elevation of two storeys and five bays faces south onto the yard, whereas the rear (garden) extensions comprise a two-storey block and a later lean-to style extension with four doors that lead out onto a crazy-paving patio. It is currently used as ancillary accommodation, which is suitable in terms of its historic role within the estate. A painted brick wall partially screens the cottage from Arabin House, and is characterised by its blind windows and roundels, which appear to mimic aspects of the brickwork of the former coach house.
To the west of the cottage stands the Grade II listed Dower House (list entry 1124137), which is dated to the 18th century and would have originally formed part of the estate. Today it is in separate ownership; it is screened by trees and is barely visible in views to or from Arabin House.
Standing to the south-west of Arabin House, the Grade II listed former Coach House (list entry 1169663), dated c.1800 by the list description, is currently undergoing consented works to turn it into a two-storey garage. The new steel superstructure of the garage rests on concrete blocks, which in turn rest on the remaining brickwork of the listed structure. A section of original wall survives at either end of the garage, the most visible being that which faces onto the lane that leads into the yard from Manor Road and characterised by blind round-headed gauged yellow brick arches.
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 27 Although these structures have in the past formed a group with the main house, this has been ‘historic’ rather than ‘aesthetic’ – i.e. they do not have a designed relationship with each other that is dependent upon certain formal views or architectural similarity. Consequently, their historical group value would not ordinarily be diminished by alterations to the appearance of the main house.
The Landscape It is likely that the principal original function of the house was as a country retreat, from which the landscape in and around High Beech could be enjoyed. The view to the north is therefore an important part of the house’s setting, and this was conserved by placing the ancillary buildings to the east and west where they were out of sight. This view appears to exist much as it did on the 1895 Ordnance Survey map.
The landscape setting to the south has also changed little in the last century. It comprises an open lawn with shrubs and herbaceous borders to the south which screen the garden from the road. It makes up a secondary but still important part of the wider setting, since it allows the entrance front of the house to be appreciated.
2.3 The Architect If the Pevsner guide to Essex is correct, the building or rebuilding of Arabin House for Richard Arabin, a County Magistrate, was the work of Francis Octavius Bedford (1784-1858),6 a dilettante English ecclesiastical architect who designed four Greek Revival ‘Waterloo’ or ‘Commissioners’ churches in London in the 1820s. According to the Oxford Dictionary of National Biography, little is known about his early career, bar the suggestion that he came from a long line of artists and amateur architects. Howard Colvin suggests that Bedford may have been a pupil of the architect William Porden (1755-1822), of whose will he was an executor.7
Arguably the most formative period of his life came when – along with the architect J. P. Gandy (1787-1850) and the leading Cambridge Greek Revivalist and architect of the National Gallery, William Wilkins (1778-1839) – Bedford was engaged by the Society of Dilettanti to
Holy Trinity, Southwark (1823-4), now the Henry Wood St John, Waterloo Road, Lambeth Hall (1823-4)
6 Bettley, James, Pevsner, Nikolaus, The Buildings of England, Essex (London and New Haven: Yale University Press, 2007), 489 7 Colvin, Howard, A Biographical Dictionary of British Architects 1600-1840 (London & New Haven: Yale University Press, 1995), 116
28 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement accompany the archaeologist Sir William Gell on a tour of Greece and Asia Minor. The Society was founded c.1732 as a dining society by gentlemen of wealth and position who had travelled in Italy, and who encouraged the study of classical archaeology. Their research led to the publication in 1817 of The Unedited Antiquities of Attica (edited by Wilkins) and in 1840, the third volume of The Antiquities of Ionia.8 Much later, in 1912, the fifth part ofThe Antiquities of Ionia, containing work by Bedford, Gandy, and Gell, was published, edited by the architect William Lethaby (1857-1931).9 Bedford exhibited his drawings at the Royal Academy from 1814 onwards and a number of the drawings he made in Greece and Asia Minor are in the RIBA Drawing Collection in the Victoria & Albert Museum.
As an architect Bedford produced some notable essays in the Greek Revival style, including the Churches of St John, Waterloo Road, Lambeth (1823-4), St George, Camberwell (1822-4), Holy Trinity, Southwark (1823-4), now the Henry Wood Hall, as converted by Arup Associates), and St Luke, West Norwood (1823, altered by Street (1870–9. It appears that Arabin House was his only domestic commission. He was survived by his son, Francis Bedford junior (1815- 1894), a topographical artist and photographer of some note.10
Richard Arabin: Bedford’s client at Arabin House.
8 Colvin, Howard, A Biographical Dictionary of British Architects 1600-1840 (London & New Haven: Yale University Press, 1995), 116 9 http://oxfordindex.oup.com/view/10.1093/oi/authority.20110803095455152, accessed 5th March, 2015 10 Colvin, Howard, A Biographical Dictionary of British Architects 1600-1840 (London & New Haven: Yale University Press, 1995),117
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 29 3.0 Significance
3.1 Assessing significance Significance is at the heart of the planning process, and is defined in the National Planning Policy Framework (NPPF, 2012) as:
The value of a heritage asset to this and future generations because of its heritage interest. That interest may be archaeological, architectural, artistic or historic. Significance derives not only from a heritage asset’s physical presence, but also from its setting.
In statutory terms, the importance of Arabin House has already been recognised through its listing (list entry no.1306435). The house was listed in March 1974 at Grade II, making it ‘nationally important and of special interest’. As has already been discussed, however, the list description appears inaccurate in its dating of the house and also bears little relation to the surviving fabric. This designation does not set out what features are important, or to what degree; nor does it describe what elements play a neutral role, or detract from significance. Understanding these aspects is essential in enabling informed decisions to be taken when proposing alterations to the site, so that its special interest can be conserved wherever possible. Therefore the purpose of this section is to provide an assessment of significance, so that the effects of any proposed changes upon the listed building can be fully evaluated.
This Heritage Statement adopts the ‘heritage values’ criteria for assessing significance set out in English Heritage’s Conservation Principles: Policies and Guidance for the Sustainable Management of the Historic Environment (2008). There are four broad values, some of which consist of more than one type. These are:
Evidential value – relating to physical evidence on the site, i.e. archaeology.
Historical value – how an asset can connect us to the past, usually through illustrating aspects of the past, or by association with noteworthy people, movements or events.
Aesthetic value – which can derive from the design of an asset, or perhaps through more fortuitous occurrences over time.
Communal value – relating to what a place means for people, whether it is the commemorative or symbolic values of a place that people derive part of their identity from or have particular memories of, or the social value that accrues to a place which performs a community role through its distinctiveness or function as a place of interaction, or the spiritual value such as can be found in places of worship.
This assessment draws upon the historical understanding set out in chapter 2.0, and follows established conservation practice in using the following terms:
Highly significant – elements which make up the principal historical and architectural interest of the asset.
30 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement Medium significance – elements which contribute noticeably to the asset’s overall architectural or historic interest; which may include non-original features of historic or design interest.
Low significance – elements which make a relatively minor contribution to the historic and architectural interest of the asset.
Neutral or Detracting – features which do not contribute to the historic and architectural interest of the asset, and in some cases may even detract from an appreciation of its significance. This can include original fabric where it is of minimal special interest, and is located in an area that has undergone notable change.
These terms are used in a purely relative sense within the context of the site, and should not be taken as descriptions of the absolute significance of elements compared to those of other listed buildings.
3.2 Arabin House As detailed in chapter 2.0, Arabin House probably has its origins in the 1840s. It saw some alteration in the late-19th and early-20th century, and was comprehensively altered in the second half of the 20th century. Amongst listed buildings it is a rare example of a house that has been essentially gutted and, consequently, it does not possess the degree of interest that might at first be presumed. Its core significance derives from the history of the site, the external expression of the Georgian-style 3-storey ‘box’, the surviving principal masonry walls of the core, the surviving historic windows, and the remaining parts of the old front doorway.
The original design of Arabin House has also been attributed to Francis Octavius Bedford. Though not considered a major architect in the early-to-mid-19th century, his four London ‘Commissioners’ churches are nonetheless important and enduring monuments to the victory at Waterloo, executed in his archaeologically exact brand of Greek Revival classicism. As the only known example of a domestic building attributed to Bedford, Arabin House has some historical significance – however its surviving core has a notably old-fashioned design for its time, and cannot be rated amongst his better works. Its historical interest has also been sadly diminished through the loss of all the original internal features.
The sections below contain descriptions of the significance of each part of the exterior and interior. This description is summarised on the coloured significance drawings at the end.
3.2.1 Exteriors The surviving original parts of the 3-storey core are of high significance, because its original arrangement and the way it can be appreciated from the driveway and garden remain mainly legible, despite the presence of the ill-conceived semi-circular conservatory (a replacement for the 19th century one), which obscures the original entrance and detracts from the house’s significance.
The bay window on the eastern wing is a relatively early addition of modern design quality, and is consequently of medium significance. The early 20th century extension on the first floor is of modest quality but is relatively sympathetic to its context, and is therefore of low significance.
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 31 The modern reproduction sash windows are at best neutral, and some windows detract through their poor detailing. However, the east bay window and the rear elevation have a number of historic windows (mostly single-pane sashes) which are of low to medium significance.
The late-20th century kitchen block that stands further to the east, relates poorly in terms of design and massing to the surviving historic fabric and, in particular, negatively affects the rhythm and articulation of the house’s main elevations. Consequently, it is at best neutral and could even be said to detract from the house’s remaining historic interest.
Although part of the west wing appears to date from the mid-19th century, subsequent radical alterations in the late-20th century have rendered its external elevations almost illegible in architectural terms, and consequently it relates poorly to the simplicity and purity of the historic ‘core’ of the house. In particular, the articulation of the west bay window and its side extension, and the forward extension of the rear elevation, noticeably detract from the central part of the house. As a result, as shown on the accompanying plans the west wing’s elevations are graded as at best neutral, while some parts actively detract.
3.2.2 Interiors Where they survive in the historic core of the house the original internal masonry walls and chimneybreasts are of medium significance, although they have largely lost their prior aesthetic role through the loss of mouldings and other decorative features. All modern internal features such as chimneypieces, mouldings, etc are of neutral significance at best, as they are replicas that bear no relation to the history of the building. All modern walls are neutral at best; even where they help to define room volumes in the main house it is not known whether they reflect historic plan form as so much has changed. Where historic walls (e.g. in the side wings) have been re-faced with studding these have a reduced significance as shown on the accompanying plans.
The late 19th or early 20th century replacement staircase in the old core of the house is uncomfortably placed next to the original front door, and is unlikely to reflect the original staircase position. This feature has some modest aesthetic qualities, but it is at odds with the character of the Georgian-style exterior while not forming part of a coherent set of later interiors as the house has effectively been gutted. Consequently, it can be said to be of low significance.
The ceilings and floor structures within the historic core of the house appear to have been heavily modernized and partially replaced in the 20th century. They are therefore likely to be of reduced value, in which case their fabric may be rated as of some significance or even as neutral.
32 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement High signi cance
Medium signi cance
Low signi cance
Neutral/detracts
Significance: ground floor
?
High signi cance
Medium signi cance
Low signi cance
Neutral/detracts
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement D
High signi cance
Medium signi cance
Low signi cance
Neutral/detracts
Significance: first floor
High signi cance
Medium signi cance
Low signi cance
Neutral/detracts
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement E
High signi cance
Medium signi cance
Low signi cance
Neutral/detracts
Significance: second floor
High signi cance
Medium signi cance
Low signi cance
Neutral/detracts
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement F
3.2.3 Setting Setting is defined by the NPPF as:
The surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral.
The immediate setting of Arabin House is its driveway, lawn, shrubbery and trees to the front (south), which demarcate the site boundary along Manor Road and partially obscure the house, and its large estate garden to the north.
Front garden As discussed in Chapter 2.0, there appears to have been little evident change to the general layout of the front garden from the historic maps to the present day. The curved driveway, which was presumably designed to reveal the house slowly to those approaching by carriage, remains essentially intact. The modern garage building is a modest timber structure which does not affect a general appreciation of the house or garden. As a result of its largely unaltered layout and planting the front garden and drive contribute positively to the setting of the house and are of medium significance.
Rear garden The rear garden offers the principal views from the house. The relatively modern subdivision of this garden when the house was split into two dwellings has now been reversed, with great benefits to the views from the house, and to its landscape setting. The nature and extent of the garden now appear little altered from the earliest 1870 Ordnance Survey map. Due to this the landscape to the rear of the house is of high significance to the asset as a whole.
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 33 4.0 Planning Policy Context
4.1 Designations Arabin House was statutorily listed at Grade II in March 1974 (list entry no. 1306435). A number of its ancillary buildings and structures are also listed. These include: the Grade II listed former Coach House (list entry 1169663), which is currently undergoing consented works to built a new two-storey garage; the Grade II listed Dower House (list entry 1124137), and the Grade II listed entrance gateway (list entry 1124136), which has been entirely rebuilt since it was listed. The list descriptions are included as an appendix. The house stands in Epping Forest, which is part of the Metropolitan Green Belt, and has planning policies that are specific to it. Any proposals for the site will be assessed in terms of the impact they might have on the significance of these designated heritage assets, and will be subject to a range of national and local authority heritage policies in addition to normal planning policy. These are set out below.
4.2 National heritage policies 4.2.1 Primary legislation Listed buildings are subject to the Planning (Listed Buildings and Conservation Areas) Act 1990, together with parts of the Enterprise and Regulatory Reform Act 2013. Section 7 of the 1990 Act provides that listed building consent is required for:
any works for the demolition of a listed building or for its alteration or extension in any manner which would affect its character as a building of special architectural or historic interest ...
Section 16(2) of the Act states that:
In considering whether to grant listed building consent for any works the local planning authority ... shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
With regard to applications for planning permission affecting the setting of listed buildings, Section 66 of the Act requires that:
in considering whether to grant planning permission for development that affects a listed building or its setting or whether to grant listed building consent, the local authority shall have special regard to the desirability of preserving a listed building or its setting or any features of special architectural or historic interest which it possesses.
4.2.2 National Planning Policy Framework National heritage policy governing the application of the primary legislation is contained within section 12 of the National Planning Policy Framework (NPPF, 2012). The relevant sections of the NPPF are as follows:
34 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement 129. Local planning authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal (including by development affecting the setting of a heritage asset) taking account of the available evidence and any necessary expertise. They should take this assessment into account when considering the impact of a proposal on a heritage asset, to avoid or minimise conflict between the heritage asset’s conservation and any aspect of the proposal.
130. Where there is evidence of deliberate neglect of or damage to a heritage asset the deteriorated state of the heritage asset should not be taken into account in any decision.
131. In determining planning applications, local planning authorities should take account of: • the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; • the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and • the desirability of new development making a positive contribution to local character and distinctiveness.
132. When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification. Substantial harm to or loss of a grade II listed building, park or garden should be exceptional.
133. Where a proposed development will lead to substantial harm to or total loss of significance of a designated heritage asset, local planning authorities should refuse consent, unless it can be demonstrated that the substantial harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss, or all of the following apply: • the nature of the heritage asset prevents all reasonable uses of the site; and • no viable use of the heritage asset itself can be found in the medium term through appropriate marketing that will enable its conservation; and • conservation by grant-funding or some form of charitable or public ownership is demonstrably not possible; and • the harm or loss is outweighed by the benefit of bringing the site back into use.
134. Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use.
136. Local planning authorities should not permit loss of the whole or part of a heritage asset without taking all reasonable steps to ensure the new development will proceed after the loss has occurred.
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 35 4.3 Local heritage policies At present Epping Forest District Council has a mixture of policies from the Adopted 1998 Local Plan and the Adopted 2006 Local Plan Alterations in force. These are found in the Combined Local Plan 1998 and Alterations 2006 Policy Document (published February 2008). The relevant sections are as follows:
Policy GB2A: Development in the Green Belt Planning permission will not be granted for the use of land or the construction of new buildings or the change of use or extension of existing buildings in the Green Belt unless it is appropriate in that it is: (vi) a replacement for an existing dwelling and in accordance with policy GB15A; or (vii) a limited extension to an existing dwelling that is in accordance with policy GB14A.
Policy GB14A: Residential extensions Within the Green Belt, limited extensions (including conservatories) to existing dwellings may be permitted where: (i) the open character and appearance of the Green Belt will not be impaired; and (ii) the character and appearance of the buildings in their settings will be enhanced or not unduly harmed; and (iii) they will not result in disproportionate additions of more than 40%, up to a maximum of 50m2, over and above the total floorspace of the original building.
Policy HC5: Epping Forest The Council will not grant planning permission for any development or use which could prejudice the historic nature and wildlife value of Epping Forest (identified on the Proposals Map) or its function as open space for the purposes of public enjoyment.
Policy HC10: Works to listed buildings The Council will not give consent for works to the interior or exterior of a listed building which could detract from its historic interest or architectural character and appearance.
36 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement 5.0 Assessment of the Proposals
5.1 Relevant planning history In 2008 Planning Permission and Listed Building Consent were granted for a major project to return the site to its original character of a country house in formal gardens. The consented works included:
- returning the two main dwellings to a single family house and re-combining their gardens; - restoration of the exterior of the main house, including the remodelling and extension of the existing wings to provide much more regular façades, together with enhancements to the original core including new external mouldings, the removal of the front conservatory, a new porch, and new windows; - replanning of the interior spaces within the wings to provide more suitable accommodation; - replacement of modern interior features to create a more harmonious set of classically appropriate interiors; - addition of two rear wings to the main house, in the form of attached orangery-style pavilions; - demolition of harmful modern additions; - remodelling of the listed Coach House to the south west; - reinstating the previous second road entrance to increase safety.
This consented scheme was commenced, and the listed Coach House was partly remodeled before work on site paused.
5.2 Outline of the proposals It is now proposed to revisit the consented scheme from 2008, and submit updated proposals which will achieve internal accommodation that is more suited to the building’s status and the family’s needs. The main aspects are described below; for more information please refer to the Design & Access Statement and relevant architect’s drawings.
5.2.1 Exterior The new scheme continues the consented approach to the front elevation of the house, by replacing the large conservatory that obscures the original main entrance with a new open classical porch. The mouldings of the core block will be renovated, as before. Meanwhile the two wings will be remodelled and regularised so as to give a coherent balanced frontage, in place of its present muddled appearance.
To the rear, the proposals are again similar to the consented scheme, except for the omission of the consented projecting wings. The existing side wings will be harmonised in appearance, including adjustments in fenestration and parapet heights. It proposed to add a delicate
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 37 Regency-style semi-circular canopy to the central bow front at ground level, and to replace the existing (replica) iron work balconettes like-for-like. A projecting cornice would replace the existing parapet, and the downpipes that currently flank the core would be placed elsewhere to allow the elevation to be read clearly.
5.2.2 Interior Ground floor The proposals for the interiors include a different layout to the consented scheme, in order to make the building function more successfully as a family home. In keeping with the 2008 proposals there are notable alterations to the plan form in both wings, which are areas of relatively low significance that are able to accommodate such changes.
In the west wing, the various rooms of the existing building are of low or neutral value and would be simplified into a large family room and kitchen, while the modern staircase would be removed to create a spacious lobby for the secondary entrance, and a new staircase would be located within the front projection. In the east wing, the present dining room would be opened up to the east to provide a suitably-sized reception room, while the modern end of the wing would be remodelled to provide a library/study and home cinema.
In the centre of the house, the historic walls and features of higher significance (as noted above) would be taken into account. In a similar way to the consented scheme, the existing modern mouldings and non-original fireplaces would be sensitively replaced as appropriate with a coherent and suitable classical scheme, to unify the interiors.
The main change from the consented scheme would be the removal of the present main staircase, which was installed in the late 19th or early 20th century. This element intrudes uncomfortably upon the original front door, and also impairs the circulation from the main core of the house into the ground floor of the west wing. With the removal of the front conservatory and the integration of the west wing with the rest of the house, this staircase would sit uneasily within the restored single family home. Instead it is proposed to install a new staircase within the core of the building, in a suitably grand classical style that would be appropriate to its role as the main internal feature in this large residence. In terms of circulation within the building, the ideal location for the staircase is in the central room, which has been much altered and has lost its original interior decoration and ceiling. Placing the new staircase here would allow the smaller rooms either side to be used for ancillary purposes – as in the consented 2008 scheme – thus freeing up the larger and more flexible spaces in the wings to be the main family and reception rooms.
First floor The west and east wings would be internally reconfigured as in the consented scheme, though to a different layout, to produce bedrooms, dressing rooms and en-suite bathrooms. The central part of the house would see the retention of the main historic walls, and removal of the late 19th or early 20th century stair to improve the circulation, as noted above. In concert with this the central space could be converted into the upper part of the main stair hall, while the rooms either side would be dressing rooms with smaller stairs leading up to the second floor.
38 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement Second floor On this floor the present partly modern arrangement would be replaced by a well-defined central master bedroom, with en-suite bathrooms to either side, accessed by the two smaller stairs from the first floor.
5.3 Assessment 5.3.1 Exterior The proposals would closely follow the consented scheme from 2008, which secured the removal of detracting exterior features such as the front conservatory, alongside the enhancement of the front and rear elevations’ architectural character. The replacement of non-original windows with more suitable designs, the creation of a suitable Regency-style canopy on the rear bow window, and the regularisation of the mouldings and massing, would all enhance the character and appearance of the listed building.
5.3.2 Interior Ground floor The west and east wings are mostly modern fabric, or else have been so greatly altered from their original state that they retain no interior features of interest. The proposed alterations to plan form and interior character in these parts of the house would have a negligible impact upon the listed building’s special interest. Indeed, by creating new rooms with a sympathetic 19th century character, the proposals would enhance the building as a whole.
In the central parts of the house the presence of some historic fabric makes alteration potentially more sensitive. Nonetheless, there are no historic interiors and very few original features: probably only the front door and the chimneybreasts are in this category. Set against this, the present circulation pattern in the house acts against its proper use as a single family home. The removal of the conservatory and the reinstatement of the original front door as the main entrance emphasise the incongruity of the current main staircase, which inhibits movement in the entrance hall and towards the west wing. While of some craftsmanship value, it does not form part of a wider group of interior features from the late 19th or early 20th century. This, together with its unfortunate effect on how the restored house can be used, provides an opportunity to replace it with a design that is more in keeping with the original character of the building and also makes the house as a whole function better.
The proposed location for the new main staircase, within the central room of the house, takes account of the need to unify the building and give it a fittingly grand focal space, but also reflects the considerable alteration that this interior has undergone. It has lost its original coherent scheme of mouldings, its flooring, ceiling, and its chimneypiece, and the wall by the central entrance is likely to have been replaced: the room is therefore of reduced significance. While the proposed staircase would cause harm to the original room volume, its exceptional design quality would itself form a significant new addition to the listed building, sufficient to outweigh the harm caused by its introduction.
Elsewhere on the ground floor, the creation of a wide opening in the east wall of the dining room would alter the internal character of this room. This would cause a (relatively minor) degree of harm to the listed building as a whole, which would be partly offset by the retention
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 39 of broad nibs that would allow the original room volume to be understood. In addition, the proposal in this part of the house would reflect the existing layout of the central room, which is in fact two rooms conjoined. Given the suitable character of the alteration, the significant benefits it would bring to the ‘liveability’ of the house, and the wider benefits of the scheme, the impact of this change in a non-core area would be acceptable.
First floor On the first floor, the proposed alterations to the plan form would deliver tremendous benefits through creating a much more legible and well-proportioned succession of rooms throughout the house. The removal of the present staircases would allow a fitting corridor to be established across the south front of the house, linking to the grand new central staircase. This arrangement would deliver a sense of harmony and impressive visual character that would be much better suited to the building’s original classical design than the present cramped and ‘ad hoc’ group of spaces. Furthermore, it would sweep away the awkward network of modern partitions and corridors that detract so greatly from the character of the interiors.
As with the ground floor, the re-planning of the west wing would have no impact upon significant features, while creating a much better layout and more suitable interiors, thus enhancing the building as a whole. On the east wing, the extension would deliver balance to the interior plan form, and deliver new accommodation of a character suited to the historic nature of the house. Meanwhile, the creation of dressing room spaces either side of the central room would give these two areas a more suitable plan form than the partitioned character they have at present. The secondary stairs within these proposed rooms would allow the second floor to be used for accommodation without any impacts upon the central space, enabling the character of the main staircase to be optimized for the benefit of the building as a whole.
Second floor The plan form on this floor has been largely reworked during previous renovations, and thus may be said to offer additional flexibility. The proposals would re-emphasise the primacy of the central bow-window room, whilst hiding the new secondary staircases along the flank walls. The resulting interior space would have a fitting splendour as a master bedroom on the top floor of the central core, commanding the best views to the north as originally intended by Richard Arabin.
5.3.3 Setting The historic maps show that the setting of Arabin House was created to suit the building. Until the 1840s the area was a patchwork of random field boundaries, but the new house was accompanied by a formal front driveway with a semicircular lawn ringed by shrub borders, and a sweeping rear lawn offering long views northwards and framed by a controlled tree line to either side. The subdivision of the house in the 1980s entailed the subdivision of the landscape, but as part of the consented scheme the gardens have once again been unified. The impact of this recent work on the setting of the house to the north has been profound and very welcome. The current proposals would continue and deepen this enhancement, through the removal of the outbuildings to the east of the rear façade, and the enhancement of the hard landscaping immediately north of the house.
40 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement 6.0 Conclusion
As described in this report, Arabin House is sadly a rare example of a listed building that has had most of its original features removed. Furthermore, the larger part of its plan-form has been unsympathetically altered over the years; it fails to function properly in terms of circulation; and its external elevations read as a series of architecturally discordant accretions that lack any visual coherence. In short, it no longer possesses the degree of interest that might at first be presumed. Its key remaining significance derives from the history of the site, the external expression of the classical 3-storey ‘box’, the surviving principal masonry walls of the core, the historic windows, and the remaining parts of the old front doorway. Each of those key parts of the building’s significance would be retained, and given enhanced new life as part of a reunified, well-apportioned grand family home.
The proposed scheme represents a great functional improvement over the already-consented scheme from 2008, and would deliver considerable heritage benefits, including:
• the restoration of the divided building into its historic role as a single family home; • the enhancement of both the exteriors and interiors to improve its architectural legibility and produce a unified and appropriate character for the whole house; • the creation of more historically-informed decorative schemes; and • repairs and upgrades which will secure the optimum viable use of the listed building in the context of committed long-term ownership.
In order to secure these benefits the scheme would entail the replacement of the existing non-original staircase with a new stair in the centre of the building. This would be in a much better location than the existing stair, and would enhance the circulation within the house; it would also be designed to an exceptionally high standard and would be more aesthetically appropriate to the original character of the listed building – adding a new layer of significance to what is at present a much-degraded structure. Alongside this, there would be several other much more minor interventions, affecting walls with lower degrees of historic interest. These changes should be seen in the context of enabling the creation of a suitable overall scheme that delivers the comprehensive refurbishment and regeneration of this historic building, and equips it with a coherent set of interiors in the spirit of the original grand country residence.
In summary, the proposals aim to retain, conserve and enhance the key original features of the listed building, and bring this much-degraded building back into its optimum viable use under committed ownership. In view of the quality of the new elements and the wider heritage benefits explained above, the proposal would satisfy the requirement for sufficient justification under the relevant policies of theNational Planning Policy Framework (2012), and the Combined Local Plan (2008).
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 41 7.0 Sources
Plans of Arabin House (Epping District Council)
• Building plan of additions to Arabin House, High Beech, E. B. Hart (owner), undated (ref. W3)
• Building plan of additions to Arabin House, High Beech, E. B. Hart (owner), undated (ref. W4)
• Building plan of Arabin House, High Beech, E. B. Hart (owner), Hibbard & Whittingham (architects), undated (ref. PB2-1)
• Building plan of additions to Arabin House, High Beech, A. Morrison (owner), D. Davey (builder), 1913 (ref. PB2-286)
• Building plan of Lodge, Arabin House, High Beech, A. Morrison (owner), D. Davey (builder), 1913 (ref. PB2-287)
• Building plan of bathroom addition for Arabin House, High Beech, F. Pegler (owner), Charles S. Foster (builder), F. F. Buckhurst Hill (architect), 1928 (ref. PB2-454)
• Building plan for alterations and additions to cottage at Arabin House, High Beech, Waltham Abbey, Mrs Stone (owner); J. & J. Dean Ltd (builder), 1937 (ref. PB2-726)
Ambrose & Son: Arabin House, High Beech, Near Loughton, Essex: Catalogue and particulars of sale, 14th June 1932 (Essex Record Office ref. SALE/A630)
Bettley, James, Pevsner, Nikolaus (2007): Essex [The Buildings of England], London and New Haven: Yale University Press
Colvin, Howard (1995): A Biographical Dictionary of British Architects 1600-1840, London & New Haven: Yale University Press
Crawter, H. & Sons: A Map of the Hamlets of Holyfield and Upshire and the Township of Waltham Abbey in the Parish of Waltham Holy Cross in the County of Essex, surveyed 1823-4, revised and published 1842
Department for Communities & Local Government (2012): National Planning Policy Framework
English Heritage (2008): Conservation Principles, Policies and Guidance for the Sustainable Management of the Historic Environment
Epping Forest District Council (2008): Combined Local Plan 1998 and Alterations 2006 Policy Document
Enterprise and Regulatory Reform Act 2013
42 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement Ordnance Survey maps, 1870, 1895
Planning (Listed Buildings and Conservation Areas) Act 1990
Powell, W. R. [ed.] (1966): A History of the County of Essex: Volume 5 [Victoria County History], London (http://www.british-history.ac.uk/vch/essex/vol5/pp151-162, accessed 3rd March, 2015) http://oxfordindex.oup.com/view/10.1093/oi/authority.20110803095455152 (accessed 5th March, 2015)
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 43 Appendix: Listed building descriptions
Name: ARABIN HOUSE List Entry Number: 1306435 Location: ARABIN HOUSE, MANOR ROAD County: Essex District: Epping Forest District Type: District Authority Parish: Waltham Abbey Grade: II Date first listed: 22-Mar-1974
Details:
MANOR ROAD 1. 1767 HIGH BEECH Arabin House TQ 49 NW 6/126 II GV
2. Late C16 or early Cl? house remodelled circa 1800. Stucco front of 3 storeys with cornice and blocking course. Slight central projection, 1:1:1 sash windows with glazing bars in reveals under pediments on consoles, louvered shutters. Mid C19 2 storey wings, 2 windows on left, 1 on right. Main block ground floor has modern segmentally bowed extension for full width with glazed front, flat roof. Original central entrance, now screened by extension, has traceried fanlight, pilasters, entablatures, open pediment. Neo-Georgian doorway in left wing of similar design.
Arabin house and ancillary buildings form a group.
Listing NGR: TQ4076698028
44 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement Name: COACH HOUSE, ARABIN HOUSE List Entry Number: 1169663 Location: COACH HOUSE, ARABIN HOUSE, MANOR ROAD County: Essex District: Epping Forest District Type: District Authority Parish: Waltham Abbey Grade: II Date first listed: 22-Mar-1974
Details:
MANOR ROAD 1. 1767 HIGH BEECH Coach House, Arabin House TQ 49 NW 6/128 II GV
2. Circa 1800. Brown brick drive front has pediment over rectangular panel and arched panel with stone imposts and arch in yellow brick. On either side circular panels above small arched panels, all in yellow brick. Included for group value.
Arabin House and ancillary buildings form a group.
Listing NGR: TQ4072398006
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 45 Name: THE DOWER HOUSE List Entry Number: 1124137 Location: THE DOWER HOUSE, MANOR ROAD County: Essex District: Epping Forest District Type: District Authority Parish: Waltham Abbey Grade: II Date first listed: 22-Mar-1974
Details:
MANOR ROAD 1. 1767 HIGH BEECH The Dower House TQ 49 NW 6/131 II
2. C18 front of colour washed roughcast with old tiled roof. 2 storeys, 3 sash windows with glazing bars in reveals. Flush panelled door in surround of panelled pilasters under frieze and dentil and moulded cornice, all within C19 gabled wooden porch.
Listing NGR: TQ4068798054
46 DRAFT Arabin House, High Beech, Epping Forest, Essex: Heritage Statement Name: ENTRANCE GATEWAY, ARABIN HOUSE List Entry Number: 1124136 Location: ENTRANCE GATEWAY, ARABIN HOUSE, MANOR ROAD County: Essex District: Epping Forest District Type: District Authority Parish: Waltham Abbey Grade: II Date first listed: 22-Mar-1974
Details:
MANOR ROAD 1. 1767 HIGH BEECH Entrance Gateway, Arabin House TQ 49 NW 6/127 II GV
2. Circa 1800. 4 piers, 2 main, 2 secondary with linking walls to main piers. Stucco on brick, simple entablature. Principal pair have blocking courses surmounted by small couchant lions. Minor pair have pyramidal blocking courses. Included for group value.
Arabin House and ancillary buildings fodrm a group.
Listing NGR: TQ4082097999
Arabin House, High Beech, Epping Forest, Essex: Heritage Statement DRAFT 47
36 Sulivan Court Parsons Green London SW6 3BY [email protected] Built Heritage 020 7371 7660 Consultancy