Agenda Southend-on-Sea Borough Council Item

Report of Director of Technical & Environmental Services to

The Conservation Working Party on 12th November 2002

Report prepared by : Martin Scott

Prittlewell Character Appraisal

Part I Public Agenda Item

1. Purpose of Report

1.1 To report the draft Prittlewell Character Appraisal.

2. Recommendation

2.1 Recommend to Cabinet the draft Prittlewell Character Appraisal and the proposed exclusion of 1-8 Howards Chase from the conservation area, as the basis for public consultation.

3. Background

3.1 The Report ‘Criteria for Conservation Area Character Appraisals’ submitted to this meeting of the Working Party sets out the background to this Character Appraisal. 3.2 The existing Conservation Area was designated in 1995 and subsequently extended twice. It now covers the surviving parts of the former village of Prittlewell prior to being absorbed by the expanding town of Southend at the turn of the 20th century. It is centred on St. Mary’s Church and extends along East and West Streets and part of the west side of Victoria Avenue and includes Howards Chase to the rear of West Street. 3.3 When designating the conservation area, it was recognised that the area needed enhancement and regeneration. The Prittlewell Heritage Economic Regeneration Scheme was consequently introduced which provides grants for repair and improvement to specified commercial buildings. The scheme is funded by the Council and English Heritage to the value of £120,000 over three years and expires in 2003. 3.4 The conservation area is within the SSHAPE project area which encompasses a range of regeneration initiatives between Prittlewell and the seafront. It includes the new Golden Jubilee Trail which starts at Prittlewell. 3.5 The need to develop further regeneration proposals for the conservation area, particularly to the rear of 255-291 Victoria Avenue, is recognised in both projects. In addition, industrial uses in Roots Hall Avenue (adjacent to the conservation area) and on backland to the rear of West Street are subject to proposals P3j and P3k, for residential redevelopment, in the Southend-on-Sea Borough Local Plan. It is included in the urban capacity study currently being undertaken by consultants and will be subject of a further report on possible development and improvement when that study has been completed.

3.6 The appraisal area relates to the existing conservation area and to areas immediately adjacent within the vicinity of the former village (parts of East Street and Station Approach, the north part of

$1qcgnsja.doc Page 1 of 17 Report No: DTES02/ North Road, Roots Hall Avenue and Wallis Avenue). The conservation area boundary and appraisal area are shown on Appendix 1.

4. Discussion

4.1 The text of the draft Character Appraisal is in Appendix 2. Attention is drawn to Section 9, which summarises the area’s special interest. Attention is also drawn to the need for research and interpretation of Prittlewell’s history.

4.2 It is clear that much of the existing conservation area has special architectural or historic interest, and meets the criteria for conservation area designation as defined in Table 1 of the report ‘Criteria for Conservation Area Character Appraisals’. However, the terrace of cottages, 1-8 Howards Chase, was altered shortly after inclusion in the conservation area, notably with pink pebble dash and upvc windows, and no longer contributes to the area’s character. Howards Chase is isolated from the rest of the conservation area and its de-designation is recommended.

4.3 North Road, Roots Hall Avenue and Wallis Avenue are associated more with Southend’s growth than the former village, and building alterations have eroded their architectural character. Whilst Prittlewell Station is on the Local List and continues to have historic and architectural interest, it is considered too isolated from the conservation area to be included. No extension of the existing conservation area is therefore recommended.

4.4 The proposed conservation area boundary is shown in Appendix 1.

5. Article 4 Direction

5.1 In relation to the Appraisal’s proposal for an Article 4 Direction, such a Direction would remove the automatic right to carry out specified classes of permitted development without planning permission. It would enable permitted development to be controlled in such a way that it does not harm the area’s character.

5.2 Advice in PPG 15 is that the Secretary of State considers Article 4 Directions may ‘have a role to play if they would help protect the features that are the key elements of particular conservation areas …..’ And where his approval is necessary for a Direction, he will generally be in favour of them where they are ‘backed by a clear assessment of an area’s special architectural or historic interest, where the importance to that special interest of the features in question is established, where the local authority can demonstrate local support for the direction, and where the direction involves the minimum withdrawal of permitted development rights …. necessary to achieve its objective.’ (para 4.23)

5.3 No specific proposals are made at this stage. Consultation on the need for a Direction would be undertaken as part of the consultation on the Appraisal. Following the consultation, a further report will be submitted with detailed recommendations.

6. Background Papers

6.1 Report to the Borough Local Plan Review Working Party, ‘Criteria for Conservation Area Character Appraisals’.

7. Appendices

7.1 The following appendices are attached to this report.

7.1.1 Appendix 1: Plan of existing and proposed conservation area

7.1.2 Appendix 2: text of draft Prittlewell Character Appraisal

$1qcgnsja.doc Page 2 of 17 Report No: DTES02/ Appendix 2

DRAFT

PRITTLEWELL CONSERVATION AREA CHARACTER APPRAISAL

1. INTRODUCTION

Conservation Areas are ‘areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance’ (Planning (Listed Buildings & Conservation Areas) Act, 1990.

Policies and guidance for Conservation Areas are given by the Government in Planning Policy Guidance Note 15 (Planning & the Historic Environment) 1994, by English Heritage, notably in Conservation Area Practice, 1995 and by Southend on Sea Borough Council in the Essex & Southend on Sea Replacement Structure Plan, 2001, the Southend on Sea Borough Local Plan, 1994, and the Conservation Guide, 2001. A Replacement Borough Local Plan with revised policies is in preparation.

Councils are advised to review their Conservation Areas from time to time and to ensure that they have up to date character appraisals which set out their special interest and provide the basis for development control and enhancement proposals.

All the Borough’s thirteen Conservation Areas, including Prittlewell, are being reviewed in order to produce up to date character appraisals. Other areas which might be suitable for designation are also being assessed. In each case the character appraisal will:  identify the area’s special interest  review existing conservation area boundaries  assess the need for enhancement proposals  review the need for Article 4 Direction controls  assist preparation of the Replacement Borough Local Plan  provide a basis for implementing policies and making informed development control decisions  guide any future highway proposals in the area

2. LOCATION AND CONTEXT

The former village of Prittlewell is centred on the parish church of St. Mary and the medieval road alignments of East Street / West Street and North Street to the north (now part of Victoria Avenue). It is towards the top of the south slope of a shallow valley formed by Prittle Brook. On the north slope (outside the conservation area) is Prittlewell Priory, a former Cluniac Priory and now in use as a public park. Until the second half of the 19th century, the village of Prittlewell had been the principle settlement and parish in the area now covered by the Borough of Southend-on- Sea. Towards the end of that century, the small town of Southend one mile to the south along the shore of the Thames Estuary began to expand rapidly as a seaside resort and residential centre. North Street (Victoria Avenue) was extended southwards to connect with Southend’s new High Street and by the early 20th century the expanding town had absorbed the former village.

Victoria Avenue now forms one of the main routes into Southend’s town centre and seafront. Road widening over the years and associated demolitions and other works have eroded the former village’s character. But it still retains aspects of its past architecture and having been the principal settlement in the area it has considerable historic interest.

The area now comprises a mix small scale uses reflecting its village origins – residential, commercial, retail and industrial - none of which are predominant. They help consolidate the area’s character as a large village with a traditional mixture of uses. Some of the premises have poor access or backland situations and there is a relatively high level of vacancy and associated disrepair.

The Prittlewell Conservation Area was designated in 1995 and subsequently extended to cover the surviving buildings from the former village which front the historic street pattern. It includes buildings which illustrate the village’s development history through to the early 20th century when it

$1qcgnsja.doc Page 3 of 17 Report No: DTES02/ became part of a larger urban area. It does not include Prittlewell Priory because later development with no special interest now separates it from the surviving area of the village.

It is recognised that the conservation area forms part of a wider area in need of regeneration. The Prittlewell Heritage Economic Regeneration Scheme started in 2000 and provides grants to wards the repair and reinstatement of specified historic commercial buildings in the area. The scheme is funded jointly by the Borough Council and English Heritage.

The conservation area is within the SSHAPE project area which encompasses a range of regeneration initiatives between Prittlewell and the seafront. It includes the new Golden Jubilee Trail which starts at Prittlewell.

The need to develop further regeneration proposals for the conservation area, particularly to the rear of 255-297 Victoria Avenue, is recognised in both projects. In addition, industrial uses in Roots Hall Avenue (adjacent to the conservation area) and on backland to the rear of West Street are subject to proposals P3j and P3k, for residential redevelopment, in the Southend-on-Sea Borough Local Plan.

The Appraisal area relates to the existing conservation area and to areas immediately adjacent within the vicinity of the former village (parts of East Street and Station Approach, the north part of North Road, Roots Hall Avenue and Wallis Avenue). The conservation area boundary and appraisal area are shown on Plan 1. An extract from the 1897 OS map of Prittlewell showing the approximate extent of the former village is in Plan 2.

3. DESIGNATIONS

Buildings in the appraisal area included in the statutory list of buildings of special architectural or historic interest are shown on Plan 1. They are:  30 East Street (Grade II)  60 East Street (Grade II)  Church of St. Mary, Victoria Avenue (Grade A)  255 Victoria Avenue (Grade II)  269-275 Victoria Avenue (Grade II) Their list descriptions are in Appendix 1.

Other buildings of local architectural or historic interest are included in the Council’s Local List and are shown on Plan 1. Those in the Appraisal Area are:  The Blue Boar, Victoria Avenue  37-41 (odd) West Street

4. HISTORY OF AREA

There is no up to date history of Prittlewell. Much of the following is based on Pollitt’s ‘History of Prittlewell’ first published in 1943, with additional information from archaeological records and research on individual sites. In view of its historic interest, there is a need to carry out comprehensive research into its origins and development but this is beyond the scope of the Appraisal.

Saxon Origins

Various archaeological evidence shows prehistoric activity in the general area of Prittlewell. This includes graves from the Early Iron Age (between about 50BC - 50 AD) found on the site of the present Roots Hall, just north of the Conservation Area. They suggest a settlement nearby but its position is unknown.

A large number of Roman tiles and graves found during road works in the 1920s, east of Priory Park, indicate a Roman settlement in the area, possibly a villa and a Romano-British settlement, but again their positions are unknown. Similar Roman tiles are evident in the fabric of St Mary’s Church and may have come from that site.

Evidence from another burial ground in the vicinity of the later Prittlewell Priory shows that a Saxon settlement had been established at Prittlewell by the 6th century. The name ‘Prittlewell’ has Saxon origins and a minster church had been built there in the 7th century. The present St. Mary’s Church contains a 7th century Saxon arch and it is clear that the present building evolved over the centuries from the Saxon building. It is probable that the Saxon village was located around the

$1qcgnsja.doc Page 4 of 17 Report No: DTES02/ church, although no other evidence above ground now remains, and that Prittlewell consequently originated as a Saxon village. Prittlewell’s Saxon history is largely unknown. But its Church is the only one in the Rochford Hundred (roughly south-east Essex) mentioned in the Domesday Book (1086), after the Norman conquest. By that time, therefore, Prittlewell is likely to have been locally important as a settlement.

It is probable that the East Street / West Street and North Street road alignments were established in this Saxon period.

Medieval Market Town

At the time of the Norman conquest the Manor of Prittlewell was held Sweyne. He gave his allegiance to the Normans and his family continued in possession of the Manor. The Manor was split in the early 12th century when Robert Fitzsweyne, Lord of the Manor, granted the Church and its lands to the French Cluniac priory at Lewis. The grant may have been made to demonstrate Fitzsweyne’s continuing loyalty to the Norman regime. A new priory was established on the north side of Prittle Brook and became the largest Priory in Essex and the only one within about 30 miles.

At the same time, St. Mary’s Church was altered and expanded, possibly by Fitzsweyne to provide the monks with a more worthy building. The Priory remained responsible for the Church until the dissolution, and it became and remains the central focal point for Prittlewell. The Priory and Church became part of Priors Manor which appears to have been to the east of the former North Street and north of East Street.

The remaining parts of Prittlewell became the Manor of Earls Fee and Polsted-wic (Earls Hall) which by the 13th century was held by the Earls of Oxford and later passed to the Earls of Arundel and then the Dukes of Norfolk. Prittlewell village was consequently split between the two manors, although Pollitt suggests Earls Hall became the principal manor for the village and it became known in time as the Manor of Prittlewell.

The Earl of Oxford was granted a weekly market at Prittlewell, probably in the second quarter of the 13th century, which continued until the late 16th century when it is may have been transferred to Rochford, three miles to the north. Building encroachments onto the churchyard and highway are evident from historic maps and may have resulted from market activities, although the buildings themselves are now demolished. Opposite the Church, 255 Victoria Avenue, the surviving wing of a mid-15th century hall house faced onto the centre of the market place and shows evidence of originally being a ground floor shop and a high status hall on its first floor which may have connections with the market. Evidence of a medieval shop also exists at 269 Victoria Avenue.

From the mid 15th to the mid 16th centuries, documentary evidence shows substantial building work in the village and a period of growth and increasing prosperity, in line with national trends. Major additions and rebuilding of the Church included a new tower completed in about 1470, which for many years acted as a seamark for shipping in the Thames estuary. New timber-framed buildings were erected including some which were substantial and of relatively high status, such as Reynolds, Roots Hall and the Guild House (all now demolished).

A Jesus Guild established in the 15th century also suggests surplus wealth in this period to finance charitable works until both it and the Priory were suppressed in the mid 16th century. Such guilds comprised local people who carried out or funded charitable works – welfare of the poor and ill, burial of the dead, education and maintenance of roads and bridges. Formation of the Guild at Prittlewell was relatively late in the guild movement and might suggest a decline in the ability or desire of the Priory itself to carry out such work in Prittlewell.

The Jesus Guild also expresses the transition during this period from manorial to parish control of Prittlewell’s economic and social life. A chapel and monuments in the Church commemorate the Jesus Guild.

Prittlewell was described in this period as “a populous town having in it 300 people” (presumably adults) and played an important role for the local rural community. Only two buildings remain from this period, 255 and 269-275 Victoria Avenue, but there is likely to be archaeological evidence below ground of other medieval structures. Medieval property boundaries have also been largely obliterated by later subdivision and development and are not reflected in present-day Prittlewell

$1qcgnsja.doc Page 5 of 17 Report No: DTES02/ other than in maintaining the historic road alignments.

In addition to East Street / West Street and North Street, which originated in Saxon times, the alignment of North Road is believed to have existed from at least the 14th century, and connected Prittlewell to the Manor of Milton.

Post-Medieval Stagnation

When the Priory was suppressed in 1536, its lands and properties passing to Thomas Audley, the Lord Chancellor’s brother, and about ten years later to Lord Rich (Earl of Warwick). Lord Rich later purchased Earls Hall Manor and from that time on both of Prittlewell’s manors were held in the same ownership. Little outward expansion in the 17th and 18th centuries, the absence of Church building and maintenance, and the loss of its market, suggest stagnation or decline. The Manor’s succession of owners of lesser eminence from the late 17th century supports this contention. During this period Prittlewell appears to have reverted to a large rural village. Five houses survive from this period, 30 and 60 East Street and 39-43 West Street.

Southend & Urban Growth

Rapid expansion of Southend towards the end of the 19th century and associated railway development, which included a station on the edge of the village, absorbed Prittlewell in a larger urban area. Urbanisation resulted in much redevelopment and new buildings in and around the village, mostly in the form of small terraced housing, shops and commercial uses. Clay and sand pits were excavated on the fringes of the village to provide building materials for this urban growth and include the area now occupied by Southend United’s football stadium, adjacent to the conservation area to the north.

A new connecting road to the south (Victoria Avenue) was opened in 1889 and resulted demolition and rebuilding, which included a new Blue Boar on the road junction. This north-south route through Prittlewell became the main road into Southend and is now a dominant element in its visual character. 20th century road widening resulted in further demolition, notably of medieval buildings, and rebuilding.

Documentary evidence suggests that a school continued in Prittlewell from the time of the Jesus Guild. The 18th century school was on the east side of North Street close to Prittle Brook. It moved to the site of the former vicarage in East Street next to the Church, a new vicarage having been built in West Street. The new school was built in 1868 with later extensions and demolition of adjacent buildings fronting East Street for the expanding population. The school buildings still survive although no longer in use as a school.

5. ARCHITECTURE OF AREA

Buildings display a wide variety of designs and materials and give no dominant architectural character to the conservation area. Nevertheless, the variety illustrates the evolution of the village from medieval times until the late 19th century urbanisation and shows a sequence of typical local materials and designs for the period. The transition in materials and designs towards the end of the 19th century and early 20th century is also important (for example from yellow stock to red brick, from slate to tiles, from sliding sash windows to casements) as it coincides with the village’s urbanisation. Buildings contributing to this architectural sequence include:

 St. Mary’s Church – the present structure is 12th century onwards but including Saxon brickwork with facings of Kentish ragstone, knapped flint and dressed stone. It dominates Prittlewell’s townscape.  255 Victoria Avenue – one surviving jettied gabled wing of a 15th century timber framed hall house with evidence of an original shop. It has been altered and is in need of restoration. Its prominent corner location gives it townscape importance.

 269-275 Victoria Avenue – a timber framed jettied hall house, rendered with a roof mainly of peg tiles. It has been altered and is in need of restoration.

These three buildings are close to one another and have the potential to complement each other’s setting and form a small medieval group.

 30 East Street – an 18th century former house with a symmetrical frontage, little altered, in red brick with blue headers, sliding sash windows, original door, and dormers in the tiled roof with

$1qcgnsja.doc Page 6 of 17 Report No: DTES02/ diagonally weatherboarded cheeks. Internally there is evidence of an earlier timber framed building. Alterations and an unsympathetic 20th century building to the rear affect its character.

 60 East Street – an 18th century timber framed and weatherboraded cottage, typical of local vernacular buildings, in two ranges with a tiled roof to the front and slate roof to the rear.

 39-43 West Street – probably late 18th century timber framed and rendered cottages with curved bays to the front ground floor, slate roofs and sliding sash windows – some altered.

 61 West Street – late 19th century single storey cottages in red brick with tiled roof.

 84-106 East Street (unlisted) – late 19th century terraced houses of typical Victorian materials and design.

 The Blue Boar – late 19th century with a typical Arts & Crafts design applied to a commercial building – red brick, tiled roof and corner turret. Recently renovated, its corner position makes it an important townscape feature.

 3-23 West Street – c1905, a terrace of purpose built shops and with flats over, stock brick and gabled frontages.

6. ARCHAEOLOGICAL INTEREST

Although Pollitt has summarised the history of Prittlewell as known in the mid C20, there has been no concerted archaeological work to explore Prittlwell’s history, despite its obvious historic importance.

The Sites & Monuments Record includes a small number of records in the vicinity of the conservation area. These relate mainly to prehistoric finds at Roots Hall Stadium during early C20 earth extraction, and to St. Mary’s Church including a Saxon loom weight found in the vicinity of the church.

Unreported research of the history of 255 Victoria Avenue has found manorial records for Earls Hall back to the late 16th century which may provide the basis for further research.

All sites in the conservation area unaffected by deep building foundations or other excavation have archaeological potential. In the absence of a programme of archaeological work for the area, it is essential that opportunities for archaeological work associated with development are taken as they arise.

7. TOWNSCAPE

The present townscape is dominated by the Victoria Avenue highway and its junction with East Street / West Street which fragment the area and reduce its townscape value. The townscape is also harmed by gaps in the street frontage created by demolition and unsuitable forecourt treatment, unsuitable alterations to some elevations, especially to shopfronts and fascias, and poor designs for some 20th century buildings. Nevertheless aspects remain of the historic townscape, and together with modern landscaping, they contribute to the area’s special interest. These include:

 Buildings in the pre-urbanised 19th village demonstrated varied designs typical of their period. Most abutted or were close to the edge of the highway had compact street frontages with little space between buildings. This produced a visually lively and enclosed frontage to Prittlewell’s three streets. 20th century demolition and redevelopment have eroded this frontage character but sufficient buildings remain, particularly along the west side of the former North Street to provide the pattern for future development and close the gaps and revive this frontage character.

 Focal points are provided by St. Mary’s Church and the Blue Boar. St Mary’s tower is also prominent from outside the conservation area, notably from the slope to the north of Prittle Brook. A slight bend in the alignments of Victoria Avenue and East Street / West Street at their junctions, increases the prominance in the street scene of the west side of Victoria Avenue and in particular the Blue Boar and potentially 255 Victoria Avenue once it has been renovated.

$1qcgnsja.doc Page 7 of 17 Report No: DTES02/  Trees and landscaping within the area also contribute to its character and the setting of important buildings. Road widening to the south of East Street / West Street included substantial landscaping. Together with Churchill Gardens (outside the conservation area), the planted churchyard of St Mary’s Church, street trees in Victoria Avenue and trees at the rear of the Blue Boar, this provides an attractive setting for the Church and the central part of Prittlewell. They also provide an important public amenity.

 The conservation area’s position in the wider townscape helps to reinforce its village character and its visual separation from surrounding development. The topography of the area to the north with a slope down to Prittle Brook give views out of the area across the valley towards the green landscape of Priory Park. Many of the buildings adjacent to and outside the conservation area are set back from the highways. They either have landscaping fronting the road or offer the potential to consolidate tree planting and help give a green edge to the area. This is an aspect which of the townscape which needs to be protected and reinforced.

8. STREET BY STREET DESCRIPTION

Descriptions of streets and buildings relate to the situation at the time of survey. They are intended to guide decisions on conservation area boundaries, on future development control, and on the need for enhancement. They relate to buildings and other structures adjacent or close to the named streets. They are not necessarily comprehensive and other features not mentioned may nevertheless have value for the character of the area.

Where specified, fuller descriptions of listed buildings are given in the statutory List of Building Of Special Architectural or Historic Interest.

Properties are assessed according to their value to the area’s character. Values are: positive - it contributes to the area’s character positive * – it is potentially positive but needs significant improvement or restoration neutral - it neither harms nor contributes to the area negative - it harms the area’s character.

$1qcgnsja.doc Page 8 of 17 Report No: DTES02/ Address Comments Value to area’s character East Street General character The street was part of Prittlewell’s medieval road alignment, its narrow width emphasised by buildings close to the edge of the highway reflects its rural origins whilst widening close to the junction with Victoria Avenue reflects the medieval market area and opens up views of buildings in Victoria Avenue. Its historic character has been eroded by demolition, gaps in the frontage, redevelopment with buildings set well back from the highway, poorly designed building alterations and street boundaries and hard surfaced forecourts without landscaping. Street furniture is not sympathetic to the area’s historic character. The church and its tower, other historic buildings, mature trees in the churchyard and trees and planting elsewhere on the frontage are positive features of the street scene. 9-11 C1900, originally pair of houses, stock brick, slate roof and 9 Neutral chimney stacks to party wall & flanks, three window range, timber sliding sash windows, central entrance to each house, 11 Negative recessed porch. Roofs now concrete tiles. 9 altered with upvc ground floor windows, tile cills, metal frame entrance door; 11 altered by unsympathetic shopfront, fascia, painted brick, plastic hoods to 1st floor windows. Rear elevations have facing stock brick; also additions, flues and fences unsympathetic but screened by vegetation. Flanks rendered. Prominent position, important for setting of church. 11 needs substantial improvement. Potential for planting in churchyard to screen flanks

St. Mary’s See Victoria Avenue Church & churchyard Former St West section 1868, south wing added ???, east section ???? Positive Mary’s . Now in use as part of the SE Essex College. School West section, comprises original school in a tall single storey building and teachers accommodation (?) in a two storey house attached as a cross wing to west end with a gable flank facing the road. Originally all with clay tiled roof and ragstone (?) facing. Altered with poor simulated stone cladding, concrete tiles and variety of window styles. The school originally had a symmetrical frontage before additions with central stepped gable above windows and two stacks on front. Dormer window added. Windows with stone dressings, some with trefoil heads. Central section comprises two additions – extension to east Positive end of school, and south wing with gable end on edge of highway. Squared ragstone with stone dressings to openings, plane tiled roofs. Some windows now upvc. West and centre sections in setting of Church and compatible, but need restoration. East section set well back from the highway, tall single storey, Negative flat roof behind parapet, yellow brick and concrete band above windows, six bays with projecting and curved entrance, originally metal windows, now upvc. Individually a good design but out of character with rest of school and area. Large tarmac playground fronting building, now used for parking. Boundary to street similar to church boundary wall but with chainlink fence above; east end chainlink and hedge behind – hedge also on east boundary. Car park & boundary fencing unsightly; boundary wall visible historic link with Church.

$1qcgnsja.doc Page 9 of 17 Report No: DTES02/ 59-71 C1880, two pairs of small semi-detached houses separated Positive * by an unsightly vehicular access to the former school which was previously the site of attached cottages. Stock brick with red brick bands, stone or precast lintols, sliding sash windows, simple four-panel entrance doors with fanlight over. Flank walls prominent – outline of cottage visible on 61. Low rendered boundary wall to street. Slate roofs and central stack. 59 derelict, 69 and 71 undergoing restoration. 73-79 Royal Single storey, flat roof, out of character but set back from Negative Navy Assoc. street frontage behind open grassed / planted area with flag (outside CA) pole. Potential for additional planting. 81-101 (& 1- C1970, two storey Council housing red / brown brick and Neutral 5 St Benet’s timber boarding to gables, set back from street frontage Road) behind grassed / planted area – potential for additional (outside CA) planting. Sycamore adj. 86 important for street scene. Land west of Site of former Station House, now overgrown with some Neutral railway young trees. Has potential for reinforcing planting at edge of bridge conservation area. (outside CA) 26 ? Basic structure c 1850 ?? original use not known. Now Neutral funeral directors. Site aligned diagonally from road, giving access in C19 to field at rear. Building flank is on street boundary. Much altered - two storey, rendered, flat roof, metal framed leaded light windows. Garden to east side, vehicular access to yard and garages at rear. Prominent in street scene. 28 Oakley 1902, two storey house on street boundary, symmetrical Positive Cottage frontage, plane tiled roof with decorated ridge, gable ends with truncated stacks. Ground floor – red brick with arched openings, central entrance door, double timber windows either side (side hung). First floor – old pebble dash and red brick quoins, double timber windows either side (left side hung, right sliding sash). Stock brick flanks – prominent 28A Small modern two-storey house set back from road with a Neutral garden and low brick boundary wall. 30 See list description. Important historically and for townscape. Positive Building set back from road behind low brick wall and tarmac parking area – unsightly. C20 buildings to rear are unsympathetic but are not prominent in townscape. 32 Early C19 (?) cottage on street boundary, now with ground Positive floor office. Hipped slate roof, red ridge tiles, with stacks to flank walls (west truncated). Mainly rendered with sections of weatherboarding (originally weatherboarded?). Timber sliding sash windows to first floor, casements and metal entrance door to ground floor. Flanks are prominent. East flank has mix of additions and windows. Yard to side and rear, concrete surface, open frontage, unsightly. Trees on boundaries to rear help screen rear of Tickfiled Avenue. Improvements needed to yard – potential for planting Providence C1854, single storey chapel with gable end on street Positive Baptist boundary, stock brick now rendered with red brick heads to Church openings. Timber sliding sash windows, long flank walls prominent. Artificial slates to roof Car park to side, tarmac surface, with low walls to street frontage – scope for improvement with planting. 50-58 C20 bungalows and single storey shop, set back behind Negative (outside CA) parking areas and gardens. Mixed treatment of street boundaries, generally unsightly but with potential for planting and a more co-ordinated boundary and surface treatment . 60 See list description. Important historically and for the Positive townscape. Building set back behind garden and with stock brick side boundary walls and picket fence and gate to front with hedge and other planting being dominant.

$1qcgnsja.doc Page 10 of 17 Report No: DTES02/ 62 1926 ‘Tickfield House’, slate roof, two storey stock brick with Positive red brick bands, upvc windows (top hung) have eroded character, tarmac forecourt open to East Street. 70-72 & 1-5 C1970, two storey houses fronted by planted gardens ???? Neutral Prittlewell Mews (outside CA) 84-106 C1880. Three groups of two storey terraced houses close to Positive street boundary. Closes view from Station Approach. Originally, each terrace with mirrored frontage design, hip end slate roofs, stacks at each hip, stock brick with red brick band to eaves and to 1st floor window arches which have pale yellow brick keys. Timber sliding sash windows with central glazing bars, three-section sliding sash window to ground floor. Simple four panel timber door with fanlight. Pre cast cornice with dentils and three brackets across frontage at first floor level. Unsympathetic alterations – concrete roof tiles (all), windows (90, 94, 96, 100 (inc. gd. fl. bow), 102 (inc. gd. fl. bow), 106), front door (86, 90, 92, 96, 104, 106), porch / canopy (100, 102), rendered front (84 (flank with return to front) 90, 102), painted brick (92, 98(to red brick arches)), cornice removed (90, 102). Restoration needed. Varied front boundaries – uniform treatment needed (paling fence / gate). 108 (Railway C1880, extended 1920s(?). Two storey with return frontage to Positive Tavern) Tickfield Ave, canted corners, stock brick with glazed green tiles to ground floor, slate hipped roof, stacks at flanks and centre, first floor windows – metal casements / fanlight with leaded lights & 3 oriels, ground floor timber windows, traditional fascia. 110 C1911, former Territorial Army Drill Hall, now offices. Return Positive frontage to Tickfield Ave. Two storey with single storey rear additions, slate roofs. Main building - red brick, gable to front with projecting eaves, plaster (?) motif on gable, red brick quoins, altered windows & door to front unsympathetic, elsewhere windows timber sliding sash, signage unsympathetic. Modern railings / fence - unsympathetic. Tarmac forecourt needs improvement. Howards Chase General character – narrow cul de sac for backland development, laid out 1880’s with construction of a terrace of small houses, has a generally quiet character. Bend in alignment gives the terrace some prominence; rear of properties backing onto road, open yards, varied treatment of boundaries and unsympathetic alterations to terrace produce a fragmented appearance. Boundary fence at east end of road is visually poor. Trees at rear of Shelford and 25 Colchester Close important in street scene. 1-8 (Elm 2 storey houses, c 1880, originally stock brick, slate roofs and Neutral Cottages) stacks, timber sliding sash windows and boarded doors. Now uniformly pink pebble dash, upvc top hung windows, variety of doors and front garden boundaries. 1 has entrance canopy, 7 has porch Ro 180 Pair of semi-detached houses under construction, set back Neutral North Road from road frontage. (outside CA) Rear Generally blockwork set back from road. Potential for planting boundary to to improve appearance Shelford North Road (Outside CA) General character – follows medieval alignment but development and on-street parking gives it a predominantly late Victorian urban character. Closure of the view north by the West Street petrol filling station is unsympathetic. 239-275 C 1900, 3 terraces of two storey houses, originally yellow Neutral brick, slate roof , two sliding sash windows 1st floor, square or canted bay to ground floor, 4 panel door behind recessed porch. Terraces close to highway, variety of boundary treatment. All substantially altered.

$1qcgnsja.doc Page 11 of 17 Report No: DTES02/ Nelson Pub 1900, Edwardian arts & crafts style little altered externally Positive

174-180 C1870, 4 substantial two-storey plus basement houses with Negative mirrored design to front. All but 174 have been substantially altered and 180 has unsympathetic three storey side addition. Open forecourt and rear yard to 180 harms the appearance of Howards Close. Essex Water Former Southend Waterworks, buildings generally c1900, Neutral Premises stock brick, slate roofs with glazed roof lights. Buildings set back from road frontage which has railings and small trees / planting. Roots Hall Avenue (Outside CA) General character – narrow cul de sac for backland development of small terraced housing and industry. Buildings on or close to the street boundary, and the right angled bend give it an enclosed urban character. The design of industrial buildings, the entry to Roots Hall Stadium at the bend and the gates and condition of the vacant premises at the east end, harm the street’s appearance. 1-19, 4-20 C1901, two storey terraces, originally red brick, sliding sash Neutral windows, slate roofs, minimal detailing. Most with altered windows, concrete roofs; some with painted or rendered frontages. 24-34 C1902, two storey terrace, originally stock brick, slate roof, Neutral sliding sash windows, ground floor canted bay. 25 C1960, two storey factory close to street boundary with open Negative yards to side. Flat roof, pale brown brick. Design is generally unsympathetic to street scene. 27(?) C 1930, single storey car workshop with large canopy over Negative forecourt. Metal cladding, building and forecourt unsightly. Former See r/o 279 Victoria Avenue Adams Joinery premises Station Approach (outside CA) General character – quiet undeveloped character with substantial planting on land to both side of the road. Road has granite setts & kerbs to part of gutters. Surface part tarmac, part rolled shingle. Slope in road and closure of views by Station and 84-106 East Street are important in street scene. Station C1887(?), typical country station, little altered on road Positive elevation. Single storey, roughly symmetrical frontage with projecting half gable roof on carved timber brackets, which forms the central entrance canopy. Plane tiled roofs, stacks, patterned hung tiles to flank gables. Red brick (some in poor condition and parts painted to conceal graffiti). Additions to south flank. Building Mid C20 (?) tall single storey. Uncertain use. Stock brick, Negative south west chain link fence to unsightly yard at side. of station.

$1qcgnsja.doc Page 12 of 17 Report No: DTES02/ Victoria Avenue General character – there is a distinct difference in the character of the east and west sides of the road. That to the east is now relatively open with substantial planted areas. That to the west is predominantly built up with buildings of different periods, styles and alignments and with side accesses to buildings at the rear, mainly in commercial use to the north and residential use to the south, giving a lively historic appearance. The two side are complementary. The slope down to the north gives views out of the area towards Prittlewell Priory and a well-treed landscape. Buildings set back from the road frontage north of the conservation area give potential for reinforcing tree planting and visually defining the edge of the former village. Views to the south are dominated by mature trees and other planting, which help define the edge of the former village. The width of roadway, heavy traffic volumes, highway furniture and signage, are intrusive. Open sites, poor building condition and umsympathetic alterations harm the frontage on the west side; the flank wall to 9 East Street and buildings north of the church on the east side are unsympathetic to the character. Relatively narrow pavements and heavy traffic north of East Street / West Street produces an environment which can be intimidating for pedestrians. 137-143 C1900, originally four terraced houses, converted to shops / Positive offices. Slate roofs, red tiled decorative ridge. Yellow brick with stone(?) bands and surrounds to openings. Sliding sash windows. 137 has different design, now rendered and with applied timbers, poor design to ground floor office. In need of restoration. 143 painted brick and with a poorly designed modern shopfront. Some fascia brackets remain. 141 has sliding sash shop window. Land adj. to Unused open site, overgrown with vegetation and used as a Neutral. 147 dumping area. In need of landscaping or sympathetic development. 147-155 C1897 ‘Victoria Terrace’. Terrace of small houses, originally Positive red brick, terracotta course at 1st floor level and rendered (?) bands, slat roof and stacks at alternate party walls, sliding sash windows (top sash with 6 panes) with concrete(?) mullions, simple 4-panel door (upper panels glazed) and fanlight. Some alterations – 147 rough render ( painted), modern door, timber casement windows, concrete tiles; 151 – casement windows & louvres, concrete tiles; 153 - casement windows & louvres, modern door; 155 – modern door. Blue Boar, C1899, Arts & Crafts design applied to a commercial building Positive Stable Mews – red brick, with glazed tiles to ground floor, and decorative & Reynolds detail, plane tiled roof and corner turret. Casement and sash House windows with arched heads and small panes to upper sashes. Recently renovated, its corner position makes it an important townscape feature. Modern three storey plus dormers attached flats to Victoria Avenue and West Street frontages, generally to a sympathetic design. 255 See list description. Undergoing extensive repair and Positive restoration. Crucial to Prittlwell’s townscape and character. Two storey building to rear needs renovation. 257-261 Early to mid C19. Originally 3 cottages, possibly Positive * weatherboarded, slate roof with hip to one end. Now converted to single office to ground floor and flat over with substantial alterations – rendered, first floor casement windows in enlarged openings, badly designed office frontage and fascia. Harms setting of 255. In need of substantial restoration. Spread C1910 (?), replaced previous PH. Substantial two storey PH, Positive Eagle (263- symmetrical frontage with dominant triple dormer. Generally 267) arts & crafts style but with art deco motifs to ground floor. Steep plane tiled roof, stacks to flanks, finials to hipped dormers, red brick frontage with creasing tiles to brick pilasters, faience to ground floor. Timber casements and fanlights. Side access to rear garden.

$1qcgnsja.doc Page 13 of 17 Report No: DTES02/ 269-275 See list description. Originally a single hall house with Positive medieval shop. Now subdivided into 2 residential units and office. Central vehicular access to rear buildings through original hall. Peg tiled roof patched with plane cement tiles. Stacks truncated. Unsympathetic treatment of elevations to vehicular access. Important in townscape opposite church. Ro 275 C1900 buildings substantially altered and unsympathetic to Negative neighbouring buildings. 277-279 C1902, originally a house, now with shop to part of ground Positive floor. Slate roof with decorated red ridge tiles. Stock brick with red brick bands. South flank black paint. Ground floor rendered, central door (modern), side bay, originally sliding sash windows, now with fixed casements to bay. Ro 279 Several mid to late C19 two storey buildings, originally Positive * houses, stock brick, slate roofs, sliding sash windows, converted to industrial use, altered and in poor condition. In need of restoration. Single storey workshop C1910, slate roof, rendered. Visible Neutral from Golden Lion car park. Golden Lion C1910 (?), 3 storey, symmetrical frontage. Typical Edwardian Positive (287-289) design. Plane tiled roof, truncated stacks, red brick, painted stone(?) surrounds to openings, central two storey bay with balcony & parapet. Timber casement windows and fanlights. Closes view from St. Mary’s Road. Rear pub garden and residential unit. C1880. Derelict 2 storey former house at rear, access to Positive * Roots Hall Avenue, formerly used as workshop / storage(?). Stock brick, slate roof in need of substantial restoration. Car park to side – formed on a demolition site and creates an Negative unsympathetic frontage gap. 291-297 C1890. Originally two houses, converted to ground floor Positive * shops, heavily decorated façade typically late Victorian, but now severely fire damaged and derelict. Needs reconstruction behind the surviving frontage. Stables to rear C1890 – 2 storey, much altered, vacant and Neutral inaccessible but with potential for contributing to area’s character - in need of restoration. 299 C1900, Two storey house double fronted house, originally Positive attached to house to north which is no demolished. Now used as creche (?). Clay pantile roof, yellow brick, sliding sashes, recessed entrance. Unsympathetic treatment of front ‘garden’ area and north flank wall. In need of enhancement Roots Hall Single storey shop and entrance to football stadium car park. Negative (Outside CA) Signage, general design, and extensive hard surfacing, unsympathetic. St Mary’s See list description for the Church. Both Church and Positive Church & churchyard are crucial for the area’s character and churchyard townscape dominating views from Victoria Avenue, East Street., Churchill Gardens and elsewhere. Churchyard has substantial open space with grass, gravestones, war memorial to west of tower, mature trees and other planting, Important as the setting for the church and in townscape. Vegetation is also important for screening unsympathetic rear elevations of neighbouring buildings. C20 lytch gate and uniform design of boundary wall which extends along frontage to former school (yellow and red brick with knapped flint, recessed rendered panels). 300-306 C1880(?) originally a hous converted to shop with substantial Negative (outside CA) alterations and a frontage design dominated by glazing which harms he setting of the Church and appearance of the conservation area. Wallis Avenue (outside CA) General character – quiet cul d sac of early C20 small terraced houses. Typical designs of the period but with many alterations. Access from Chelmsford Avenue, it relates more in character to the urban development in Chelmsford Avenue than to the former village.

$1qcgnsja.doc Page 14 of 17 Report No: DTES02/ 1-25 C1900. Terrace of small two storey houses close to edge of Neutral street, in mirrored pairs. Originally stock brick with red brick bands (now mostly rendered), slate roofs (now concrete tiles). Ground floor canted bay (removed at No 1), recessed entrance, sliding sash windows (mostly replaced by casements) 2-18 C1900. Terrace of small two storey houses close to edge of Neutral street, in mirrored pairs. 1-12 originally red brick with precast lintols and ground floor window mullion, slate roofs (now mostly concrete tiles), recessed entrance, sliding sash windows (mostly replaced by casements). 14-18 similar design to 1-25, altered. Wallis 1904. On Local List. Originally Peculiar People’s chapel. Positive Avenue Simple design, stock brick with red brick bands and gauged Evangelical brick arches, six-pane sliding sash windows, slate roof and Church red ridge tiles windows, brick porch to entrance. Little altered. West Street General character – part of Prittlewell’s medieval road alignments, its narrow width reflects its rural origins. Buildings are generally close to the edge of the highway and give a sense of enclosure. The street is predominantly commercial close to Victoria Avenue. 1960s offices / shops, a derelict site and the petrol filling station / supermarket adjacent to the conservation area fragment the street frontage which has no dominant architectural or townscape character. Standard metal bollards, concrete lighting columns, telegraph poles and the street furniture east of No 2 are unsympathetic. 3-23 C1901. A terrace of purpose-built shops and flats over. Positive Originally with slate roofs, stacks to alternate party walls, gables to the front with small metal casement window, stock brick with red brick detailing and window arches, sliding sash windows to 1st floor and shopfronts with recessed canted entrances, panelled doors and fascias between fascia scrolls. 21 & 23 have slightly different design with triple sash windows to 1st floor. Shopfronts are mostly altered and unsympathetic to the original design. Other alterations: 3 – painted brick and casement / louvre windows; 7& 9 – upvc windows to first floor; 13 – painted brick; 15 – rendered to first floor; 23 – upvc windows. Restoration of original features needed. 33 (outside 1950’s bungalow set back from street frontage. Neutral CA) Unsympathetic close boarded boundary fence to West Street / brown brick wall to Colchester Avenue. Planted garden. 37-41 Late C18. Three brick built cottages, double range with plane Positive tiled roofs. Rendered with corner quoins, ground floor bay, two entrance on front with canopies supported on iron columns, 37 has side entrance. Sliding sash windows, originally curved glazing to side of bays and small panes (now altered). Mid C20 boundary wall to street. Shelford C1880. Three single storey cottages, red brick, plane tiled Positive roof with prominent stacks, open porches to entrances with gabled roofs. Timber casement windows with fanlights. C1970 additions to east and rear, single storey with Neutral substantial flat roofed dormers. Out of character but well set back from street and partly screened by hedge. 2-8 C1895. Shops with flats over, rendered, tiled roofs, upvc Positive sliding sash windows, modern shopfronts generally sympathetic. 10-14 & 16 – C1960-1970. Two 3 storey blocks of shops and offices set Negative 22 (outside back from road. Both with flat roofs, steel frame, 10 – 14 with CA) horizontal glazing and yellow cladding panels, 16 – 22 with brick clad columns and infill glazing and panels. Concrete forecourt with free standing advertisement panels. Buildings & forecourt are out of character and obtrusive. Detached two storey offices, and parking to rear.

$1qcgnsja.doc Page 15 of 17 Report No: DTES02/ 24-34 C1900. 2 storey terrace of shops and flats over. Originally Positive * with slate roof, red brick, precast lintols and sliding sash (34 negative) windows to 1st floor. Much altered: 24 ground floor converted to flat – windows & door poorly designed; 26-28 concrete tiled roof, rendered, altered windows, continuous fascia across shopfront; 30 ground floor converted to flat with upvc boarded fascia between brackets; 32 rendered, concrete tiles, metal windows; 34 open ground floor car sales 1st floor supported on section of flank wall. Uypvc windows in widened openings, advertisement on flank wall. Bradbury C1990. Three storey residential home, attractive modern Neutral House design, red brick with bays, and timber cladding, tiled roof, (outside CA) lightly set nack from road behind garden and railings. Site of Derelict site, overgrown, potential for planting on street Negative Millfields frontage. (outside CA)

9. SUMMARY OF SPECIAL INTEREST

Prittlewell’s evolution from at least Saxon times, and its importance as the main settlement in the area have given it special architectural and historic interest. From the above discussion, this can be summarised as:

Prittlewell’s Historic Interest  Origins as a Saxon village – little above ground evidence but there may be significant archaeological evidence;  A basic road pattern which dates back to at least the medieval, and possibly the Saxon, period  Association with the Cluniac Priory  Growth, prosperity and subsequent decline as a small medieval market town;  Role as the principal settlement in the locality before Southend’s expansion as a seaside resort into large urban area;  Potential for below ground archaeology.

Prittlewell’s Architectural Interest  A variety of local architecture which illustrates the evolution of the village from medieval times until the late 19th century urbanisation and shows a sequence of typical local materials and designs for the period.  A transition in materials and designs towards the end of the 19th century and early 20th century coincides with the village’s urbanisation.  The townscape dominance of the church and church tower

10. PROPOSALS

Boundary Amendments Although some adjacent areas were included in the Appraisal, none are proposed for inclusion in an extended Conservation Area. Roots Hall Avenue, Wallis Avenue and the north section of North Road are distinctly urban in character and do not relate well to the village character of the existing Conservation Area. Prittlewell Station has architectural and historic merit, but is considered to be too isolated from the historic core of the village to be included.

Since designation, the terrace in Howards Chase has been significantly altered and it is not considered to have sufficient interest to remain within the Conservation Area.

The proposed amended conservation area boundary is shown in Plan 3.

Additional controls Comments in the street by street description show that alterations have taken place as permitted development which have harmed the area’s character. One Article 4 Direction has been made to meet a specific threat to four houses. A wider Article 4 Direction is needed to prevent unsuitable permitted development elsewhere and to enable the restoration of traditional features.

$1qcgnsja.doc Page 16 of 17 Report No: DTES02/ Need for future enhancement proposals The need for substantial enhancement was recognised at the time the Conservation Area was designated. The Appraisal has indicated the desirability of achieving enhancements through the restoration of features of altered buildings, through improvements to forecourts, gardens and street boundaries, and through appropriate planting in strategic locations in the townscape, both inside and outside the conservation area. Significant enhancements are also needed to enable regeneration and these should include improvements to the standard of street furniture, the sympathetic development of frontage gaps, and the improvement of access to properties to the rear of 255-299 Victoria Avenue.

The area shown in Map 3 indicates the proposed extension to the conservation area. It includes the area having special architectural and historic interest but excludes areas where the interest has been substantially eroded by alterations and redevelopment.

11. BIBLIOGRAPHY

William Pollitt: A History of Prittlewell, 1968

$1qcgnsja.doc Page 17 of 17 Report No: DTES02/