398 Hoe Street, Walthamstow, London E17

CHESTNUTS HOUSE

Building on our cultural heritage 398 Hoe Street, Walthamstow, London E17 9AA 1 Waltham Forest’s time as the first ever London Borough of Culture has built BUILDING to its spectacular finale, but its reputation as the capital’s creative hotspot continues to blossom. To support this, it is imperative the Council works with ON OUR development partners that share our vision to enable much-needed creative CULTURAL workspace, cultural space and homes for local people.

LEGACY Chestnuts House – a Grade II* listed building – is in Hoe Street, Walthamstow, an area which is a magnet for young start-up businesses, marked out by their entrepreneurship and ingenuity. Waltham Forest Council proposes bringing Chestnuts House back into use as a high quality residential and workspace hub, which respects its heritage dating back to 1742.

We are seeking an innovative development partner to restore this important local asset, who will employ high quality design, complementing the heritage of the building and the modern outlook of our communities.

Chestnuts House provides an opportunity to back our continued support for a young and creative workforce, with space in which to operate, a project to synergise with the independent businesses and innovative provision of new homes, a scheme which adds to the regeneration of Walthamstow, making a significant contribution to the area’s existing identity.

2 THEN & NOW 4 WALTHAMSTOW 7 CHESTNUTS HOUSE 10 NEXT STEPS 17

3 BACKGROUND THEN & NOW

Chestnuts House is a Grade II* listed mansion built on the edge of the village of Walthamstow. It is regarded as the least altered example of Georgian domestic architecture in Waltham Forest.

The site dates back to the mid-18th Century, and Chestnuts House’s architectural significance is such that it was originally thought of as a small country in‘villa’. Walthamstow Such villas were in 1887 a feature and built of the, at countryside his own expense, a concert hall - the Victoria around London, popular with the mercantile Hall on Hoe Street – for performances.23 He was also instrumental in the building of community in the later seventeenth and early theeighteenth Orford centuries.Road Schools (1866), was the first chairman of the Walthamstow School Board (1881), instrumental in the founding of the Monoux School and the WalthamstowThe current house High is School thought for to Girls. have been built on the site of an earlier house by Thomas and Catherine Allen in the 1740s. Allen was a merchant, with offices in London and trading connections with the Ottoman Empire. The current

Chestnuts House’s varied occupants included J Reed, a composer. The House became a girls school in the early twentieth century

John Francis Holcombe Read, 1888, Vanity Fair.

2.23 At the date of the 1891 census – 5th April – the house was occupied by Read, his wife, Mary, three daughters and six servants. The stables building was classified as a separate property and it was occupied by the coachman, his wife and two children. On 13 August that year an auction was held to dispose of some of Read’s possessions as he was ‘leaving the neighbourhood’.24 The site for the auction was The Chestnuts and the lots included the following:

23 W R Powell, ed., 'Walthamstow: Worthies and social life', in A History of the County of Essex: Volume 6, 1973, pp. 251-253. In 1896 Victoria Hall became a theatre - King's theatre - from 1901 to 1907 and then the town’s first cinema. It was demolished in 1930. 24 Chelmsford Chronicle, 24 July 1891. 18

The Chestnuts, Hoe Str eet, Walthamstow James Edgar: Historic buildings consultant Statement of Significance October 2017

One of the most impressive ensemble of main house, service wing and coach features is its hall and house all date to this time. After Allen’s death in 1763 grand staircase, featuring the house was occupied by a succession of private decorative plasterwork owners and renters until the late 19th Century, during which time it was little changed.

Despite being purchased by The Tottenham and Forest Gate Railway Company in 1893, it escaped with only the partial loss of its grounds when the railway was built, and has subsequently been used as a women’s asylum, girls’ school and most recently an adult learning centre.

Impressively, the building retains many of its original features, including staircases, panelling and joinery, as well as decorative and plain plasterwork and marble fire surrounds.

The regeneration of this historic building and its surrounding grounds will make a significant contribution to improving the areas’ existing heritage, local assets and increase community cohesion and citizenship.

5 Waltham Forest was awarded London’s first ever BACKGROUND Borough of Culture 2019 by THE BIGGER the Mayor of London PICTURE

Hoe Street’s young, multicultural community thrives in an urban environment which contrasts to its green surroundings, with Walthamstow Wetlands to the west and Epping Forest to the north.

The transforming southern stretch of Hoe Street is ten minutes from the thriving retail centre of Walthamstow; with superb connectivity options to central London and easy access to 26km of segregated cycle lanes. Set in today’s context of an area marked out by its journeys into King’s Cross St Pancras in 14 minutes Walthamstow is an area of contrasts and is support for independent retail, an ever-improving and Oxford Circus in 19. Chestnuts House is also a changing fast – but its heritage highly valued. food and drink scene and young and dynamic short walk to Walthamstow Queens Road, which is The traditional east London, town centre market businesses, it is critical that the development of on the Gospel Oak to Barking Overground line, while – thought to be the longest in Europe – provides Chestnuts House reflects the community in which it St James Street station offers journeys to Chingford a reminder of a recent past as the calls of market sits but respects its history too. in the north and Liverpool Street in the City. traders plying their trade ring out above the bustle of a diverse crowd of shoppers. Walthamstow’s Close to important amenities such as a primary The opportunity to generate ‘good growth’ in recent award as a Night Time Enterprise Zone will school, independent cafes and shops, Chestnuts Walthamstow is significant – and we invite you to support this local heritage to enable a thriving House also benefits from superb connectivity in be a part of the positive changes sweeping through mix of businesses and experiences in the borough’s Walthamstow. Located on the last stop of the the area, while paying respect to the history and main town centre. Victoria line, Walthamstow Central provides heritage of its listed buildings.

6 WALTHAMSTOW LIVING HERE

Location Connectivity Homes A short walk to Situated on key bus Transitioning into an Walthamstow High routes into Hackney attractive, metropolitan Street, Walthamstow and the Underground cultural town centre Village and Bakers Arms direct to Kings Cross with 18,000 new, quality – providing a range in 14 minutes and homes planned for Switchboard of work and leisure Overground to Liverpool the borough. Studios opportunities. Street in 20 minutes. William Morris

Gallery

Yonder Mirth, Marvel The Bell and Maud Today Bread Ravenswood 1 The Chequers Estate CRATE The Mall Walthamstow Brewery Culture & business Great place to live Green Village Many creatives live and Situated on the The borough has a work in the borough. south end of the Hoe network of quality Chestnuts Being the first ever Street Creative Corridor green and open spaces House 1. Tottenham Hale London Borough of full of locally owned including Epping 3.2km / 2 miles Culture has ensured shops, bars, cafes and Forest, the Lee Valley 2. Hackney Wick that arts and culture cultural facilities. Regional Park, the River 2 3 3.8km / 2.4 miles 3. Stratford are placed at the heart Lea, Lloyd Park and 3.7km / 2.3 miles of communities. Walthamstow Wetlands.

7 WALTHAMSTOW CULTURE

An opportunity for a mixed use development in the heart of the creative and cultural industries of Waltham Forest

Bursting with culture and Waltham Forest is more energy, bringing with it than living up to its many opportunities, such reputation as the creative as new creative workspace choice. People want to live opening up for small here, raise a family here and businesses and the delivery start a business here of new sporting facilties, social infrastructure and green space

8 WALTHAMSTOW LOCAL DEVELOPMENTS Countryside Hill L&Q/Crest Capital & Regional At Marlowe Road, At Juniper House, At St James, At The Mall, 8,000 Wood Street. 436 Walthamstow. 91 Walthamstow. sq metres of new new homes new homes for local 518 homes retail space, 350 new and 1,193 sq metres of people and new permanent retail jobs, commercial space commercial space 500 new homes

Catalyst Homes Barratt London & TFL Islington & Shoreditch Former EMD cinema At Blackhorse Yard, At Blackhorse View, Housing Association Previously Granada Blackhorse Lane. 359 Blackhorse Lane. 350 54 affordable homes cinema. Three-year affordable homes, homes, new workspaces project to restore 2962 sqm of retail, for start-ups and the former EMD flexible workspace, businesses and a mix cinema to create a artists’ studios and other of new shops to 1000-seat theatre ancillary uses support small and independent retailers

9 Key:

Residential

CHESTNUTSWorkspace HOUSE Storage THE New Construction BASEMENT

plant room

GENERAL NOTES: c Stephen Taylor Architects All rights described in chapter IV of the Copyright Designs and Patents Act 1988 have been asserted. Rev. Date Revision notes Drawing No. Revision Project 398 Hoe Street, Chestnuts House, Walthamstow, E17 9AA Do not scale from this drawing. Use gured dimensions only. Figured dimensions are in millimetres except where indicated :iNo :iDate :iNote otherwise. All levels are in metres. All dimensions and levels N 268_3B_99 - Client London Borough of Waltham Forest shall be veried on site before proceeding with works. STEPHEN TAYLOR Drawing Title Drawn WG Checked SH This drawing is to be read in conjunction with other ARCHITECTS documentation from the architect, design team and main Date 13.09.2019 Status STATUS contractor. 3B - Basement Plan Scale@A3 1:200 Scale@A1 1:100 66 CHARLOTTE ROAD The architect must be notied of any discrepancy. LONDON EC2A 3PE Where building components are described in the specication [email protected] as contractor designed, 'construction' information relating to those components on this drawing represents design intent only. 020 7729 1672 Key:

CHESTNUTSResidential Workspace

HOUSE Storage THE GROUNDNew Construction FLOOR

communal 47.5 m2 39.4 m2 kitchen/ dining 23.4 m2

reception

35.4 m2 26.5m2 20.4 m2 entrance to co-living unit

13.7 m2

entrance to co-living unit communal kitchen/ dining

19.3 m2

GENERAL NOTES: c Stephen Taylor Architects All rights described in chapter IV of the Copyright 11 Designs and Patents Act 1988 have been asserted. Rev. Date Revision notes Drawing No. Revision Project 398 Hoe Street, Chestnuts House, Walthamstow, E17 9AA Do not scale from this drawing. Use gured dimensions only. Figured dimensions are in millimetres except where indicated :iNo :iDate :iNote otherwise. All levels are in metres. All dimensions and levels N 268_3B_00 - Client London Borough of Waltham Forest shall be veried on site before proceeding with works. STEPHEN TAYLOR Drawing Title Drawn WG Checked SH This drawing is to be read in conjunction with other ARCHITECTS documentation from the architect, design team and main Date 13.09.2019 Status STATUS contractor. 3B - Ground Floor Plan Scale@A3 1:200 Scale@A1 1:100 66 CHARLOTTE ROAD The architect must be notied of any discrepancy. LONDON EC2A 3PE Where building components are described in the specication [email protected] as contractor designed, 'construction' information relating to those components on this drawing represents design intent only. 020 7729 1672 Key:

Residential

CHESTNUTSWorkspace HOUSE Storage THE FIRST New Construction FLOOR

Blocked window

33.9m2 47.2 m2 43.7 m2 24.6 m2

32.4m2 27.7m2 12.9m2

38.5 m2

22.8 m2

38.0 m2

GENERAL NOTES: c Stephen Taylor Architects All rights described in chapter IV of the Copyright Designs and Patents Act 1988 have been asserted. Rev. Date Revision notes Drawing No. Revision Project 398 Hoe Street, Chestnuts House, Walthamstow, E17 9AA Do not scale from this drawing. Use gured dimensions only. Figured dimensions are in millimetres except where indicated :iNo :iDate :iNote otherwise. All levels are in metres. All dimensions and levels N 268_3B_01 - Client London Borough of Waltham Forest shall be veried on site before proceeding with works. STEPHEN TAYLOR Drawing Title Drawn WG Checked SH This drawing is to be read in conjunction with other ARCHITECTS documentation from the architect, design team and main Date 13.09.2019 Status STATUS contractor. 3B - First Floor Plan Scale@A3 1:200 Scale@A1 1:100 66 CHARLOTTE ROAD The architect must be notied of any discrepancy. LONDON EC2A 3PE Where building components are described in the specication [email protected] as contractor designed, 'construction' information relating to those components on this drawing represents design intent only. 020 7729 1672 Key:

Residential

CHESTNUTSWorkspace HOUSE Storage THE SECONDNew Construction FLOOR

36.6 m2 19.9 m2

21.9 m2

31 m2 30.4 m2 13.1 m2

GENERAL NOTES: c Stephen Taylor Architects All rights described in chapter IV of the Copyright Designs and Patents Act 1988 have been asserted. Rev. Date Revision notes Drawing No. Revision Project 398 Hoe Street, Chestnuts House, Walthamstow, E17 9AA Do not scale from this drawing. Use gured dimensions only. Figured dimensions are in millimetres except where indicated :iNo :iDate :iNote otherwise. All levels are in metres. All dimensions and levels N 268_3B_02 - Client London Borough of Waltham Forest shall be veri ed on site before proceeding with works. STEPHEN TAYLOR Drawing Title Drawn WG Checked SH This drawing is to be read in conjunction with other ARCHITECTS documentation from the architect, design team and main Date 13.09.2019 Status STATUS contractor. 3B -Second Floor Plan Scale@A3 1:200 Scale@A1 1:100 66 CHARLOTTE ROAD The architect must be noti ed of any discrepancy. LONDON EC2A 3PE Where building components are described in the speci cation [email protected] as contractor designed, 'construction' information relating to those components on this drawing represents design intent only. 020 7729 1672 Key:

Residential

Workspace

CHESTNUTSStorage

HOUSE New Construction proposed extension STRUCTURE & EXPANSION

proposedproposed extension extension suspended timber roof

sloping tiled roof

suspendedsuspended timbertimber roof roof

vent vent timber timber

s l o p i n g t i l e d r o o f s l o p i n g t i l e d r o o f

brickwork to match security mesh security mesh brickwork alarm alarm existing adjacent suspendedsuspended tobrickwork match to suspended timber oor match existing timber floor J/B timber floor air brick existingadjacent lift shaft adjacent vent

render

strip strip foundations strip foundations foundations

reinforced concrete basement walls

14 Section AA Section BB Section CC Section DD 1 2 3 4 Scale: 1:100 Scale: 1:100 Scale: 1:100 Scale: 1:100

proposed extension

new wall on boundary

C C

proposed extension

A A

B B D D

Rear Extension Plan Front Extension Plan 5 6 Scale: 1:100 Scale: 1:100

GENERAL NOTES: c Stephen Taylor Architects All rights described in chapter IV of the Copyright Designs and Patents Act 1988 have been asserted. Rev. Date Revision notes Drawing No. Revision Project 398 Hoe Street, Chestnuts House, Walthamstow, E17 9AA Do not scale from this drawing. Use figured dimensions only. Figured dimensions are in millimetres except where indicated :iNo :iDate :iNote otherwise. All levels are in metres. All dimensions and levels Client London Borough of Waltham Forest shall be verified on site before proceeding with works. 268_3B_20 - STEPHEN TAYLOR Drawing Title Drawn WG Checked SH This drawing is to be read in conjunction with other ARCHITECTS documentation from the architect, design team and main Date 13.09.2019 Status STATUS contractor. Extension Drawings Scale@A3 1:200 Scale@A1 1:100 66 CHARLOTTE ROAD The architect must be notified of any discrepancy. LONDON EC2A 3PE Where building components are described in the specification [email protected] as contractor designed, 'construction' information relating to those components on this drawing represents design intent only. 020 7729 1672 Key:

Residential

Workspace

Storage CHESTNUTS

New Construction HOUSE proposed extension STRUCTURE proposed extension & EXPANSION proposed extension suspendedsuspended timbertimber roof roof sloping tiled roof

suspended timber roof vent vent timber timber

s l o p i n g t i l e d r o o f s l o p i n g t i l e d r o o f

brickwork to match security mesh security mesh alarm suspended alarm existing adjacent suspended brickwork to match timbersuspended floor timber floor existing adjacent timber floor J/B air brick liftlift shaft shaft vent

render

strip strip foundations stripfoundations foundations

reinforced concrete concrete basement walls walls

15 Section AA Section BB Section CC Section DD 1 2 3 4 Scale: 1:100 Scale: 1:100 Scale: 1:100 Scale: 1:100

proposed extension

new wall on boundary

C C

proposed extension

A A

B B D D

Rear Extension Plan Front Extension Plan 5 6 Scale: 1:100 Scale: 1:100

GENERAL NOTES: c Stephen Taylor Architects All rights described in chapter IV of the Copyright Designs and Patents Act 1988 have been asserted. Rev. Date Revision notes Drawing No. Revision Project 398 Hoe Street, Chestnuts House, Walthamstow, E17 9AA Do not scale from this drawing. Use figured dimensions only. Figured dimensions are in millimetres except where indicated :iNo :iDate :iNote otherwise. All levels are in metres. All dimensions and levels Client London Borough of Waltham Forest shall be verified on site before proceeding with works. 268_3B_20 - STEPHEN TAYLOR Drawing Title Drawn WG Checked SH This drawing is to be read in conjunction with other ARCHITECTS documentation from the architect, design team and main Date 13.09.2019 Status STATUS contractor. Extension Drawings Scale@A3 1:200 Scale@A1 1:100 66 CHARLOTTE ROAD The architect must be notified of any discrepancy. LONDON EC2A 3PE Where building components are described in the specification [email protected] as contractor designed, 'construction' information relating to those components on this drawing represents design intent only. 020 7729 1672 CHESTNUTS HOUSE SURROUNDING AREA

Official Title Plan

16 CHESTNUTS HOUSE NEXT STEPS

The opportunity uses that are envisaged. Deadline Could include mixed Invitees who respond Submit informal use community space, should note that they submissions of interest workspace, food and will not be prejudiced by Friday 31st January beverage and residential. by any response or 2020, in written or failure to a respond, email format. Financials and that a response To support this does not guarantee an Viewing strictly by investment this invitation to participate appointment on 29th– scheme would attract in any future process 31st January. financial support from that the Council may or the Council in the form may not undertake. For tours and of a grant. expressions of interest Opportunities email Jonathan Martin, Overall area could include Director of Inward 2589.4 sq metres outright purchase, Investment at invest@ co investment or joint walthamforest.gov.uk How to reply venture development. This is a soft market Please respond with testing exercise. Your your expressions of response should interest based on indicate your interest in these opportunities. the site and any potential