South Tottenham Conservation Area Appraisal and Management Plan
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SOUTH TOTTENHAM CONSERVatION AREA APPRAISAL AND MANAGEMENT PLAN PB South Tottenham - Conservation Area Appraisal South Tottenham - Conservation Area Appraisal 1 CONTENTS GENERAL INTRODUCTION II 1. SOUTH TOTTENHAM CONSERVATION AREA APPRAISAL 1 1.1 The Purpose of Conservation Area Appraisals 1 1.2 Summary of Special Interest 2 1.3 Location and Setting 3 1.4 Historical Development and Archaeology 8 1.5 Architectural Quality and Built Form 13 1.6 Public Realm 22 1.7 Condition and Development Pressures 22 2. REVIEW OF THE CONSERVATION AREA BOUNDARY 23 3. APPENDICES 25 3.1 Appendix A - Audit 25 3.2 Appendix B - Planning policy context 27 3.3 Appendix C - Planning policy guidance links 28 3.4 Appendix D - Sources 30 3.5 Appendix E - Glossary 31 GENERAL INTRODUCTION Conservation areas, introduced in 1967, now subsequent amendments have been made to the number over 9,000 in England. They are designated boundary. under the provisions of Section 69 of the Planning (Listed Buildings and Conservation Areas) Act This document comprises two parts: Part I South 1990, which defines a conservation area as an Tottenham Conservation Area Appraisal which “area of special architectural or historic interest the sets out the conservation area’s special interest, character and the appearance of which is desirable highlighting those elements which contribute to, to preserve or enhance”. Local authorities have a or detract from, its character, and Part II South statutory duty to determine those areas that fulfil Tottenham Conservation Area Management Plan, a these criteria, to designate them as conservation strategy for managing change in the conservation areas, and to review these procedures from time to area to ensure that its character is preserved or time. enhanced. Section 71 of the Act requires local authorities to The methodology of this Appraisal and Management formulate and publish proposals for the preservation Plan follows best practice guidance in Historic and enhancement of conservation areas. Current England’s Historic Environment Advice Note 1: best practice, in accordance with published Conservation Area Designation, Appraisal and guidance by Historic England, is to prepare Management (2015). Conservation Area Appraisals and Conservation Area Management Plans, usually as a consolidated document. This document will be treated as a material consideration in assessing planning applications Conservation areas are identified as ‘designated affecting the Seven Sister / Page Green heritage assets’ in the National Planning Policy Conservation Area. Framework (NPPF). The London Borough of Haringey has 29 conservation areas. The South Tottenham Conservation Area was designated in 1998. No PB South Tottenham - Conservation Area Appraisal South Tottenham - Conservation Area Appraisal ii 1. SOUTH TOTTENHAM CONSERVATION AREA APPRAISAL 1.1 THE PURPOSE OF • To inform and guide the associated CONSERVatION AREA Conservation Area Management Plan APPRAISALS • Conservation area appraisals are not intended to provide an exhaustive account of the 1.1.1 Understanding significance is the key to conservation area. The omission of any specific ensuring that changes to our historic environment building, feature, space or view should not be can be managed in an informed and positive way. taken to imply that it lacks significance. Conservation area appraisals are vital tools in this process. Their principal functions are: • To articulate why the conservation area is special, highlighting those elements which contribute to, and those which detract from, its character • To support a robust policy framework for planning decisions 1 South Tottenham - Conservation Area Appraisal South Tottenham - Conservation Area Appraisal PB 1.2 SUMMARY OF the capital, which were rapidly transformed into SPECIAL INTEREST commercial centres to serve burgeoning suburban populations. This remains true despite the more 1.2.1 Most of the High Road within the South recent redevelopment of much of the west side of Tottenham Conservation Area was developed the High Road, which was similarly lined with shops. within a relatively short time frame i.e. between Of these commercial developments, the three c1880-1900 and this has provided the area with a uniform shopping parades on the northern section consistent late-Victorian and Edwardian character. of the east side of the High Road are the most Of particular note are the Grade II listed Church distinctive in terms of their architectural treatment, of St Ignatius and its associated buildings, a and also in that they were clearly intended to create major local landmark, and the locally listed Dutch a cohesive piece of townscape as a frontage to House. Of the older, higher-status houses that the network of streets behind. Unfortunately this once stood to the south however, several of whose sequence is no longer intact and the buildings have counterparts still distinguish the conservation areas been compromised by alterations. of north Tottenham, nothing survives to illustrate the development of the South Tottenham/Stamford Hill area as an early residential suburb. 1.2.3 Some 40 per cent of the High Road’s built frontage is currently excluded from the conservation 1.2.2 The dominant building type in the area. Much of the modern housing on the west conservation area was the shopping parade, a side is set back behind tree-planted verges which feature of many of the old highways leading into themselves contribute to the public realm, but PB South Tottenham - Conservation Area Appraisal South Tottenham - Conservation Area Appraisal 2 a significant stretch between the former Mitre 1.3 LOcatION AND PH and St Ignatius Church features prominently SETTING in the streetscape, dilutes the area’s Victorian character and not least, detracts from the setting LOCATION of St Ignatius. This is compounded by (a) the very 1.3.1 The historic parish of Tottenham is located modest intrinsic architectural merit of much of the to the north east of the former County of Middlesex, surviving Victorian/Edwardian fabric within the and to the east of the present London Borough conservation area; (b) the level of alteration that of Haringey. It is bordered by Edmonton (London has taken place generally and (c) by the significant Borough of Enfield) to the north, the River Lea and numbers of buildings or sites fronting the High Walthamstow (London Borough of Waltham Forest) Road that detract from, or contribute little to, the to the east, Stoke Newington (London Borough of streetscape. Hackney) to the south, Hornsey (London Borough of Haringey) to the west and Friern Barnet (London 1.2.4 In sum, the South Tottenham Conservation Borough of Barnet) to the north-west. The High Area retains a level of architectural and historical Road is almost three miles long, running north significance for the few surviving buildings of note, south in an almost straight line from Fore Street, and as the last stretch of the ancient High Road to Edmonton at the north and continuing as far as be built up, illustrating Tottenham’s late-Victorian Stamford Hill to the south. phase of development as a residential suburb. In terms of the quality and integrity of the townscape, however, its interest has been significantly eroded. 3 South Tottenham - Conservation Area Appraisal South Tottenham - Conservation Area Appraisal PB Map 1. Location map: South Tottenham Conservation Area Conservation Area Boundary Tottenham High Road Historic Corridor Area covered by the emerging Tottenham Area Action Plan PB South Tottenham - Conservation Area Appraisal South Tottenham - Conservation Area Appraisal 4 148- 154 143- Crowland Road 145 12 146 2 41 31 23 13 1 High Road 130 Lealand Road 110 89-91 94-96 Gladesmore Road 92 78 Wargrave Avenue 76 72 St Ann’s Road 62 Norfolk Avenue 56 St Ignatius Church Presbytery High Road High Rostrevor Avenue 14 19 8 Hillside Road 17 Craven Park Road 11 Map 2. The boundary of the Conservation Area Conservation Area Boundary 5 South Tottenham - Conservation Area Appraisal South Tottenham - Conservation Area Appraisal PB TOPOGRAPHY AND GEOLOGY THE SETTING OF SOUTH TOTTENHAM 1.3.2 The High Road is virtually flat until it CONSERVATION AREA approaches Tottenham Green where it rises slightly, 1.3.5 The land adjacent to the western boundary descends gradually to South Tottenham, and rises from the railway line to to St Ignatius’ Church is again towards Stamford Hill. The land to the east occupied by modern housing developments which descends towards the Lea Valley, while the area to in part are set back behing tree-planted verges the west is essentially flat. while other directly front the High Road. South of the church, and behind the eastern boundary 1.3.3 The Moselle stream, whose names derives conservation area boundary, the network of late- from ‘Mosse-Hill’ (Muswell Hill), the location of Victorian/Edwardian streets to the east survives one of the stream’s sources, ran its meandering largely intact. on the west side, abutting the course north-eastwards from Hornsey, bending Victorian houses at Nos. 11-17 is an assertive due south at the present junction of the High Road modern development (Alan Barclay Close) of four and White Hart Lane and continuing along the west storey flats which is at odds with the scale and side of the High Road to Scotland Green. Here it character of the adjacent buildings and the South turned eastwards as Garbell Ditch, later known as Tottenham Conservation Area. Beyond the southern Carbuncle Ditch whose course is commemorated boundary, the shopping parades on the east side by Carbuncle Passage, with a further ditch forking of Stamford Hill are complementary in date and south-eastwards to the Hale. The stream was character to those in South Tottenham; the eastern incrementally culverted in the 18th and 19th side is occupied by a long series of five-storey centuries, and by 1864 only short sections remained flats. This adjacent section of Stamford Hill is not open along the High Road.