London Borough of Redbridge

COUNTIES AND GROVE ESTATES,

CHARACTER APPRAISAL

Draft No. 2

July 2008

Changes in blue For further discussion in red

This document has been prepared on behalf of the London Borough of Redbridge by:

The Conservation Studio, 1 Querns Lane, Cirencester, Glos GL7 1RL

Tel: 01285 642428 Email: [email protected] Web: www.theconservationstudio.co.uk

Counties and Grove Estates, Wanstead - Draft #2 2

CONTENTS:

1. Introduction

1. 1 The Counties and Grove Estates, Wanstead 1. 2 Purpose of the appraisal 1. 3 Planning policy context 1. 4 Residential Precincts 1. 5 Community involvement

2. Location and Uses

2. 1 Location 2. 2 Activities and uses

3. Historical Development

4. Spatial Analysis

4. 1 Layout and spaces 4. 2 Relationship of Buildings to Spaces 4. 3 Trees and boundaries 4. 4 Public realm

5. Building Styles and Materials

6. Negative Features

6. 1 Loss of architectural details 6. 2 Alterations to the plots 6. 3 Incremental development 6. 4 Modern buildings

7. Comparison to other designated areas

7. 1 Introduction 7. 2 Comparison

8. What can be achieved?

9. Conclusions

10. Recommendations

Appendices

Appendix 1 Townscape Appraisal map Appendix 2 References

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1. Introduction

1. 1 The Counties and Grove Estates, Wanstead

These two residential estates form part of the suburban edge of Wanstead in the London Borough of Redbridge. They lie to the east of Wanstead High Street and the Wanstead Village Conservation Area, which was designated in 1970. The area was developed from the early 20th century on the former grounds to Grove Park, a large house which has long since been demolished. The Grove Estate was laid out from the 1880s in a piecemeal fashion along The Grove and The Avenue, which formed a grid through former parkland. The Counties Estate was developed in a planned manner on a set of nine newly constructed roads from the beginning of the 20th century.

1. 2 Purpose of the appraisal

This appraisal for a proposed conservation area has been written by The Conservation Studio on behalf of the London Borough of Redbridge. It was prepared in May 2008 and was followed by a process of community engagement. The appraisal assesses the special architectural and historic interest of both estates and considers their suitability for inclusion in either an extension to the Wanstead Village Conservation or as separate designations. The area has also been considered for its suitability as a Residential Precinct, a local designation.

The assessment has been undertaken at the request of local groups who are concerned about local development pressure and the threat it poses to the perceived special character in the area. It will be used by the Council to determine whether to consider designating all or part of the estates as a conservation area. Should designation be the preferred option, this document will also be used by the Council in considering proposals for demolition or alteration of buildings, as well as for new developments. Furthermore, it will help property owners and developers to take account of the importance of buildings, features, spaces and landscape within and adjacent to the Conservation Area.

Preparation of the appraisal involved an extensive survey of the conservation area undertaken in April 2008. The omission of any particular feature does not imply that it is of no significance.

1. 3 Planning policy context

Conservation Areas are defined as ‘areas of special architectural or historic interest the character or appearance of which it is desirable to preserve or enhance’ in the Planning (Listed Buildings and Conservation Areas) Act 1990 (The Act). Local Planning Authorities are required by the Act to identify the

The Conservation Studio – July 2008 Counties and Grove Estates, Wanstead - Draft #2 4 parts of their area that should be designated as conservation areas and to formulate and publish proposals to preserve or enhance them. Local authorities must submit proposals for the protection and enhancement of conservation areas for consideration at a public meeting within the relevant area. They must also have regard to any views expressed by people attending the meeting.

Broadly, the effects of designation are:

• Conservation Area Consent must be obtained from the local planning authority or Secretary of State prior to the substantial or total demolition of any building or structure within a conservation area, with some exceptions; • The local planning authority must consider the desirability of preserving or enhancing the character or appearance of the conservation area when assessing applications for change in conservation areas; • Permitted development rights are slightly different in conservation areas; • Permission is required from the planning authority to fell or lop a tree over a certain size.

The application of these controls through the planning process is guided by Policy Planning Guidance 15: Planning and the historic environment (PPG15). Since its publication in 1995, certain aspects of PPG15 have been updated with the issue of subsequent advice in the form of circulars. For instance, Circulars 01/01 and 09/05 (Handling Heritage Applications) should be read in conjunction with PPG15.

As well as receiving statutory protection, conservation areas are protected by regional and local planning policies. Relevant policies include:

• The London Plan Spatial Development Strategy for Greater London - February 2008, Policies 4B. 11 to 4B. 15.

• London Borough of Redbridge Local Development Framework (LDF):

° Core Strategy - adopted March 2008 - Strategic Policy 3 (Built Environment)

° Borough Wide Primary Policies – adopted May 2008 - Policy E3 (Conservation of the Built Heritage)

1. 4 Residential Precincts

In addition to the 15 conservation areas in the Borough, some other areas that do not meet the stricter criteria for conservation area designation have been awarded Residential Precinct status. There are currently 9 of these designations in the London Borough of Redbridge. Residential Precincts are not afforded any legal protection under the Planning Acts, but the Council has adopted policies within its LDF for the preservation of its Residential Precincts.

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These policies are a material consideration for any developments requiring planning permission.

The advisory leaflet “Residential Precincts in Redbridge”, which is published by the London Borough of Redbridge, states that Residential Precincts are:

“well preserved, good quality, representatives of a kind of development, the residential estate, that is widespread in the Borough.”

1. 5 Community involvement

The survey of the Counties and Grove Estates and this subsequent character appraisal was commissioned by the London Borough of Redbridge at the request of The Counties Residents’ Association and the Wanstead Society. As such, the local residents have instigated this work, but in addition they will also be consulted via a process of community involvement to identify the following:

• The special characteristics of the Counties and Grove Estates • The key negative features and issues • A range of possible actions that would mitigate or offset these detractors

The consultation began with the distribution of a questionnaire to every property in the area that has been defined at the beginning of the project, as shown below.

[Insert Map here]

Local residents will be informed of the availability of a draft version of this document for their consideration and their views on its content will sought. Responses to this draft, including those of Council staff, will be taken into account in reaching a final agreed document. (NB: Unsure of the extent to which residents will be allowed access to this report as part of the consultation process.)

2. Location and Uses

2. 1 Location

The Counties and Grove Estates lie in east London, about seven miles (10 km) to the north-east of the City of London, close to the heart of Wanstead Village. The southern boundary of the Estates is defined by the busy A12 (also called the Eastern Avenue), and its western edge by Wanstead High Street. Public open space and 20th century development lie to the west and north, while the and the A406 North Circular Road leads in a north south direction further to the west.

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2. 2 Activities and uses

The Estates are predominantly residential areas. Most of the facilities used by the residents are located in the busy and well stocked High Street to the west. However, the Wanstead Central Bowls Club has been long established in Nutter Lane on land adjoining a substantial sports ground.

There is a strong community spirit in the area, which has led to the formation of the Counties Residents’ Association.

3. Historical Development

The Counties and Grove Estates lie within the former county of Essex which was largely a rural area until the Inter-War years. Wanstead appears in the Domesday Survey of 1086 as Wenesteda and the manor was held by the Bishop of London.

In the Middle Ages Wanstead was sparsely populated and contained woodland on the southern fringes of . , an area of heathland, also covered a large part of the parish. To the west of the current location of the Counties and Grove Estates stood a medieval church, which was replaced in 1790. The manor house was situated next to the church and the main centre of Wanstead’s population became centred here and on Wanstead (later George) Lane. This was to become the Eastern Avenue and Nutter Lane at the southern end of the Counties Estate. The Eastern Avenue is carried by a bridge, formerly Red Bridge or Hockley’s Bridge, over the river Roding which gave the Borough of Redbridge its name.

Fig. 1 John Rocque’s Map of 1745

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Although little is known of the medieval settlement pattern in Wanstead and no buildings from this time survive, it is clear that the area became popular with wealthy patrons who had begun to build large houses in Wanstead by the beginning of the 18th century. The most prominent of these was Wanstead House, a 16th century residence that was rebuilt as a Palladian mansion by Sir Colen Campbell in the 18th century and was the seat of the Child family, who became the Earls of Tylney from the mid 18th century. It stood in extensive parkland to the south of the Estates and much of its parkland, including The Basin, survives today.

By the beginning of the 18th century, the second largest house in Wanstead was Wanstead Grove which was built to the east of the High Street for Sir Francis Dashwood in 1690. Like Wanstead House, Wanstead Grove also had extensive parkland, including an ornamental lake visible on the Rocque Map of 1745. However, the park has since been replaced by the Counties and Grove Estate, although a red brick gazebo and a temple are remnants that survive in the rear gardens of properties in The Avenue.

Wanstead Grove stood at the present day junction between The Grove and The Avenue with the village buildings clustered to the south and west of its grounds. The only structures to survive from the 18th century are the former Conservative Club on the High Street, and Elm Hall and Reydon Hall on the Eastern Avenue. Wanstead Grove was rebuilt in about 1822 at which time it was known for its pleasure grounds laid out in the style of Le Notre and featuring substantial specimens of American plants.

Insert Ordnance Survey Map of 1863

In 1856 the railway arrived at Wanstead and over the next few decades a number of new roads were laid out with residential houses, often of a very substantial size, lining them. In 1885 Wanstead Grove was put up for auction and the land was sold for building. The house was demolished in 1889 as Grove Park and The Avenue were laid out. These new gently curving roads complemented the existing country road of Nutter Lane, which still retains one of only three surviving 18th century houses in the area. This is Applegarth, the family home of the Nutter family.

The Grove Estate The construction of the Grove Estate began in the early 1890s and by 1894 the large semi-detached houses in Grosvenor Road (then called Grove Road) were built in the northern part of the estate. The sale of the land across both Estates was subject to specific covenants that determined the nature of building that would be permitted on the land. These covenants stipulated that the buildings must be situated at least 20 feet from the road and conform to a specified plan and character.

Insert Ordnance Survey Map of 1894

Although Grove Park and The Avenue had been laid out by this time, only a small number houses were built in clusters of three to four buildings, mainly on

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Grove Park. These tended to be large detached residences and nos. 7, 10, 11 and 19 to 23 Grove Park are surviving examples. The Avenue remained largely undeveloped at this time and substantial remnants of the Grove Estate woods and the lake were still in situ.

Insert Ordnance Survey Map of 1919

Many of the gaps between buildings on Grove Park were developed by the outbreak of the First World War and the Ordnance Survey Map of 1919 shows that the north side of The Avenue was developed with a number of detached houses on relatively narrow plots. Furthermore, the northern end of Grove Road had been developed with rows of modest two storey semi-detached houses.

Insert Ordnance Survey Map of 1939

During the interwar years tightly placed detached houses were constructed at the western end of the south side of The Avenue and were built in a variety of styles. It appears that, by this time, the original covenant controlling the style and appearance of buildings was not being enforced. More spaciously arranged detached houses were built in the east, having a square plan with no significant architectural detailing. To the south, a small area of trees was retained along with the remains of the Grove Estate ornamental lake, a Temple and Gazebo, which still stand in the rear gardens of residential properties.

The estate had continued to grow with various gap sites being infilled with mainly detached brick built houses in various styles. Some of the larger sites have been developed with large blocks of flats. The most architecturally distinctive of these is The Shrubbery in Grosvenor Road, a 1930s grade II listed development. Other, more recent multiple occupancy developments include the flats on the corner of The Avenue and Leicester Road, bordering the Counties Estate.

The Counties Estate

In 1894 The Counties Estate was almost completely undeveloped. Leicester Road was still a continuation of Grove Road and Nutter Lane was marked as George Lane, a simple rural route leading from Wanstead High Street. The only properties marked on the Ordnance Survey map are Nos. 57 to 63 Nutter Lane, Grove Cottage and Applegarth. The majority of the estate was still open fields next to Roding Farm, which stood to the south east.

By 1919 the current road layout of the estate had been established and many of the houses had been constructed in regular pairs of semi-detached houses behind front gardens facing the roads. Leicester Road and Buckingham Road generally had larger houses of two storeys plus attic built on their eastern sides. The interconnecting roads between them (Rutland Road, Warwick Road, Hereford Road and Gloucester Road) contained modest two storey residences. Rutland Road and Gloucester Road, at the north and south of the grid layout

The Conservation Studio – July 2008 Counties and Grove Estates, Wanstead - Draft #2 9 respectively, were still largely undeveloped at this time. Further south, Nutter Lane retained the winding course of a rural pathway and was relatively undeveloped with the considerable expanse of Nutter Field lying next to it.

The early 20th century houses in the Counties Estate were built by five builders who had bought the land from Wanstead Urban District Council and built groups of houses according to common templates. This was as a result of a close adherence to the restrictive covenants put in place in 1890 and has given the core of the Counties Estate its distinctive appearance.

By the 1930s most of the remaining undeveloped stretches of the Counties Estate were built on with more semi-detached houses bearing common features of the time, such as first floor oriel windows and ground floor bay windows. In addition, this style of house was built on Reydon Avenue, the east side of Preston Drive and the south end of Nutter Lane. Elm Hall Gardens, a cul-de- sac, was constructed off Nutter Lane prior to 1939.

From the mid-20th century to the present day, further land has been developed with the insertion of houses and flats on some of the previously undeveloped corner plots and garden areas. This has had the affect of reducing some of the spaciousness of the estate. There is continuing pressure to develop the remaining open space in the estates, most notably at Chepstow House on Leicester Road.

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4. Spatial Analysis

The following subsections explore various aspects of the open spaces in the Estates, and the relationship of buildings to spaces, in order to develop an understanding of their character. This enables a consideration of how the Grove Estate and Counties Estate measure up to the criteria by which conservation areas and residential precincts are judged.

4. 1 Layout and spaces

Nutter Lane was established by the early medieval period and, along with the High Street to the west, became the focus of the settlement. The other roads in the Estates were all laid in the late 19th century.

The Grove Estate

The two prongs of Grove Park and The Avenue form a wide junction as they meet Wanstead High Street in the west. Grosvenor Road runs parallel to Grove Park to the north. The roads are wide and gently winding with broad pavements. There are no significant open spaces in the estate although some of the former large plots remain and give spaciousness to the area. Other plots have been infilled with additional houses, and generally do not hold the historic building line, meaning they encroach even further on the open space. Some of the original late 19th century road layout has been broken up by the insertion of a new cul-de-sac at Kendon Close.

The Counties Estate

Two main north south roads (Leicester Road and Buckingham Road) are connected by shorter intersecting roads (Rutland Road, Warwick Road, Hereford Road and Gloucester Road). To the south, the historic route of Nutter Lane intersects with the ends of the main roads, and Preston Drive and Reydon Avenue make up the last developed parts of the Counties Estate. Further south, the Eastern Avenue is a modern urban highway,

Before the 1880s the land on which the Estates were built was parkland associated with Wanstead Grove. To the east was farmland belonging to Swan’s Farm, which is shown on Rocque’s Map of 1745 (see Fig. 1).

The most noticeable townscape feature of the Counties Estate is its grid pattern of streets, laid out at approximately 45 degrees to Leicester Road. An important topographical feature is the fall in level across the Estate from Wanstead High Street in a south-easterly direction towards the Eastern Avenue.

4. 2 Relationship of Buildings to Spaces

All of the buildings stand behind front gardens, usually with boundary treatments of hedges, brick walling or fencing. The position of buildings gives a

The Conservation Studio – July 2008 Counties and Grove Estates, Wanstead - Draft #2 11 further sense of spaciousness to the Estates, which is reinforced by the generous gaps between buildings and their domestic scale.

However, the traditional wide long plots have been encroached upon by infill development in the latter half of the 20th century. This is especially the case on the north side of Grosvenor Road and at the southern end of Leicester Road. The widely spaced buildings of Grosvenor Road have had detached houses inserted between them and in Leicester Road houses in large plots have been demolished to make way for large blocks of flats.

Despite this infilling activity in the Grove Estate, many of the properties are positioned a good distance back from the pavement and the wide roads help retain a spaciousness green suburban character in the area.

4. 3 Trees and boundaries

The abundance of street trees, particularly cherry trees (a specimen historically grown in Wanstead), is one of the noticeable features of the Estates. Tree specimens are especially striking in late spring when pink blossom abounds. There are also a number of trees in front and rear gardens, sometimes in significant groups such as behind the south side of The Avenue and in the grounds of Chepstow.

Most buildings have individual gardens, and therefore most have boundary treatments, usually red brick walling or hedging. However, many properties in the Grove Estate have lost these boundaries to make way for vehicular access to hardstandings. This development has eroded some of the green character of the area.

4. 4 Public realm

There is no historic street paving in the Estates apart from the survival of wide granite kerbing to most of the streets and a small stretch of York stone slabs outside Applegarth, which is privately owned. Otherwise, paving is generally concrete slabs, tarmacadam, or concrete paviours.

There are no litter bins or other street furniture in the study area. All street lamps and signage are modern and constructed of steel.

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5. Building Styles and Materials

The buildings in the study area can be divided into three groups:

Group 1: • those houses built as part of the early development of the Grove Estate before 1894 (marked green on the Townscape Analysis map)

Group 2: • the buildings which were built after 1894 and before 1919 on the Grove Estate and the Counties Estate (marked green on the Townscape Analysis map)

Group 3: • buildings built post 1919 (mostly unmarked on the Townscape Analysis map)

Group 4: • the listed buildings (marked in red on the Townscape Appraisal map)

Group 1: those houses built as part of the early development of the Grove Estate before 1894 (marked green on the Townscape Analysis map)

These late 19th century houses are characterised by:

• Three storeys plus basement • Brown London stock, sometimes with red brick dressings to create window lintels or door arches • Sash windows, usually two lights over two, some with margin glazing • Canted front bay windows • Panelled timber front doors, often with mouldings below and glazing above • Stone front step with risers, often rendered and painted • Pitched Welsh slate roofs (some replaced with clay tile) • Brick chimney stacks with clay pots

Nos. 1 to 3, 9 to 35 and 20 to 30 Grosvenor Road 17-19 are the best examples of this group. They retain a good amount of original features although some changes, such as the loss of boundary treatments, has diluted some of their group value.

The houses hold a strong building line and command the streetscape with their tall scale and regular placement of window openings and front steps. Tall mature trees in front gardens complement the height of the buildings and provide a strong sense of late Victorian character.

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Group 2: the buildings which were built after 1894 and before 1919 on the Grove Estate and the Counties Estate (marked green on the Townscape Analysis map)

• Two storeys • Red brick with some brown London stock, sometimes with red brick dressings to create window lintels or door arches • Sash windows, usually four or six lights in the top sash and a single pane in the lower sash • Segmental brick window arches • Canted or square front bay windows, some featuring visually striking moulded pilaster mullions • Timber fret cut porches • Panelled timber front doors, often with mouldings below and glazing above • Pitched clay tile roofs • Decorative ridge tiles and gable finials • Brick chimney stacks with clay pots • Black and white tile front paths

These were built before World War I and comprise a variety of terraced and semi-detached houses of a very similar architectural style, as dictated by the covenants attached to the leaseholds at the time, but with subtle variations in details.

Group 3: buildings built post 1919 (mostly unmarked on the Townscape Analysis map)

In the Counties Estate, these are generally fairly standard 1930s buildings that can be found all over London and have no special architectural interest. They are two storey semi detached houses or terraces with bay windows and are built of red brick with clay tile roofs. Many have an oriel window to the first floor. Some of the houses, such as nos.3 to 9 Nutter Lane, have fine Arts and Crafts styling and have been marked as positive buildings.

In the Grove Estate the post 1919 buildings are generally more individual in character and are mostly two storey detached houses.

Group 4: the listed buildings (marked in red on the Townscape Appraisal map)

These grade II and grade II* listed structures lie both within and outside the original Grove Estate area but within the Study Area of this report. Reydon Hall and Elm Hall (both grade II listed) stand facing the Eastern Avenue and are tall three storey early 18th century buildings that predate the breaking up of the Grove Estate. These buildings, along with Applegarth (grade II) on Nutter Lane, which is also early 18th century, are remnants of Wanstead’s rural origins and stood on George Lane long before it was widened to form the Eastern Avenue.

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The road widening required the demolition of the houses on the opposite side of George Lane and since then this part of historic Wanstead has become rather broken up by the urban highway that runs through and the modern developments of flats either side.

On the Wanstead Grove Estate two original structures remain, although they were not visible on the survey for this study. The Temple and Gazebo (both grade II*) stand next to an ornamental pond, a remnant of the lake that once stood in the grounds of Wanstead Grove. The pond is in the rear garden of two properties in The Avenue.

The Shrubbery is a grade II listed block of flats built in the 1930s in a Modernist style. The building, while attractive and thoughtfully designed, is at odds with the earlier development on the estate and heralds an age of higher density living. It is built of reinforced concrete with a grand arched entranceway.

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6. Negative Features

The Counties and Grove Estates have a number of negative features:

6. 1 Loss of architectural details

Many of the late 19th and early 20th century houses have been adversely affected by changes to materials and detailing. These include:

• The removal of slate roofs, and replacement with concrete tiles • The addition of false stone cladding • The replacement of the original timber doors and windows with uPVC or other modern equivalents

6. 2 Alterations to the plots

Some of the houses have lost their original brick front boundary walls to create off-street car parking. This creates in turn a lack of enclosure along the street. Some plots have also been sub-divided to facilitate new development.

6. 3 Incremental development

Whilst the Estates were mainly laid out in the 1890s, the plots were developed either individually or in small groups by a number of builders. This, added to the fact that many of the buildings on the Estate date to after World War 1, means that there is little sense of architectural cohesion, particularly on the Grove Estate and to the south of the Countries Estate. The buildings are therefore very varied in age, materials and detailing and most have been altered in the last 20 years. There are, therefore, very few examples of original unaltered buildings left in the study area.

6. 4 Modern buildings

There are a number of modern buildings which are particularly dominant which do not relate to the smaller, domestic scale of the existing housing in the area. These are marked on the Townscape Appraisal map but examples include:

• Block of flats in Leicester Road • Louise Court, Grove Road • St David’s Court, Grove Road • Cedar Court, Grove Road

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7. Comparison to other designated areas

7. 1 Introduction

“Conservation Areas” are defined as areas of special architectural and historic interest, based on national and local standards as set out in PPG15, English Heritage guidance, and the LDF. It is the specialness that should be the first consideration rather than the controls that may follow and English Heritage advice is that authorities should only designate areas of definite quality.

“Residential Precincts” are a Redbridge Council notation for residential areas which, although not conservation areas, have a character all of their own. This may derive from their buildings, the layout, or the landscaping, or form a combination of all three.

While great importance is attached to local views on the designation of conservation areas and residential precincts, it is equally important that the Council should maintain a consistent local standard for its designated special character areas, as required by government Planning Policy Guidance. Accordingly, a comparison has been made between the Counties and Grove Estates and other residential areas in the Borough that have already been designated as conservation areas or residential precincts. The following areas have been selected as representative samples of existing designations in the Borough.

Aldersbrook Estate Conservation Area. The Estate was developed as a whole in a very short time scale – between 1899 and 1910. The streets were laid out in a fan pattern and a variety of houses - terraced, detached or semi-detached - were constructed for middle class families who were attracted to the area because of the reconstruction of the railway station at Manor Park. The area was also provided with its own schools, churches, shops and even an hotel. Only the highest quality of buildings were allowed and the developer, the Earl of Mornington, laid down strict rules relating to design, materials and detailing. This has provided an extremely cohesive and attractive streetscape with a discernable architectural character, worthy of conservation area designation.

Little Heath Conservation Area. The Little Heath Conservation Area is centred on a triangular village green surrounded by a number of houses, some of which date back to the 18th century and are locally listed. There are also a number of 19th century cottages and a mixture of more modern development which sits comfortably around the open space. The survival of the former common land, original plot layouts, and some of the earlier properties, makes this worthy of conservation area designation.

Valentines Residential Precinct. This is a residential area which was developed largely as a result of the laying out of , opened in 1899. The properties were built during the

The Conservation Studio – July 2008 Counties and Grove Estates, Wanstead - Draft #2 17 early years of the 20th century and are enhanced by the good views into the park and by the many trees. The consistency of the architectural detailing, and the pleasantly sylvan environment, makes this area worthy of designation as a Residential Precinct.

Perth Road Residential Precinct. This area also lies close to Valentines Park and consists of a number of streets of well detailed, mainly terraced houses. The precinct is divided into two building phases – the first around 1900, and the second, after World War I. Both phases provide a cohesive streetscape, enhanced by the many street trees which give the area the character of a leafy suburb.

7. 2 Comparison

The assessment of other designated areas within the Borough of Redbridge reveals a number of recurrent factors that include:

• Consistency of development, typically achieved by a planned approach and a short building timescale • Distinctive street patterns determined by design or as a response to earlier landscape features • Consistent quality of architecture • Cohesiveness of design and the relationship of uses • The contribution of trees and planting

While the Counties and Grove Estates have buildings of architectural and historic interest in some parts that are comparable with other designated places, their layout is functional rather than a response to the historic landscape they succeeded. The Estates also have distinct gaps in their special character due to modern infill development and to building alterations, which have diluted the sense of historic place. In fact, while there is merit in many of the buildings, as can be seen from the Townscape Appraisal Map, there is little evidence to support overall designation on the grounds of consistency, cohesiveness or distinctive layout. There is also little evidence of the original Wanstead Grove Estate remaining to justify a conservation area designation on that basis.

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8. What can be achieved?

It is important to consider what might be achieved by designation as a conservation area. Policies which are contained within the LDF, and national government guidance, actively seek the preservation and enhancement of all conservation areas. However, this has to be done within the framework of assessing the existing townscape and noting the special characteristics which should be preserved or enhanced.

Additionally those buildings which make a positive contribution to the special character of an area need to be identified and protected. “Positive” buildings are broadly considered to be those that have survived from the late 19th and early 20th centuries, or before, in a largely unaltered state. Original form, materials and detailing are significant factors. The Townscape Appraisal Map records, with a green notation, the buildings that make a positive contribution to the existing character of the Counties and Grove Estates. Concentrations of green on the map may be indications of local areas of cohesion.

Another issue concerns the future control of unsympathetic alterations to the family houses which make up the bulk of the buildings in the study area. In a conservation area, the Council can serve an Article 4 Direction to bring under planning control a range of alterations to such properties which would usually be considered “permitted development”. The type of change commonly associated with Article 4 Directions are:

• Replacing original roof materials (eg. Welsh slate to concrete tile) • Alterations to the design and materials of front doors and windows (eg. removing original timber windows and replacing with a modern equivalent such as uPVC) • Painting previously unpainted brickwork • Removing front boundary walls to create parking spaces

It has been noted that many of the late 19th or early 20th century houses in the Estates have already been altered, specifically in the ways detailed above. Designation of the Estates as a conservation area, and the use of an Article 4 Direction, would not, therefore, bring any improvements to these buildings as they have already been altered and the legislation cannot be applied retrospectively.

While designation of the Estates would have a limited effect on existing buildings, there could be benefits from the requirement to take account of local character in determining proposals for new development in conservation areas.

So far as residential precincts are concerned, Policy E3 does provide some protection from unsympathetic development. However the Council has other similar policies within the LDF which cover the whole Borough and which are, therefore, already applicable to the Counties and Grove Estates (i.e. BD1).

There would also be some scope for public realm improvements. In most of the streets, traditional granite kerbs survive, but the pavements tend to be surfaced

The Conservation Studio – July 2008 Counties and Grove Estates, Wanstead - Draft #2 19 with tarmac. There is, however, evidence of York stone paving outside Applegarth on the privately owned stretch of pavement. This would be a more appropriate treatment for the older areas with concrete flags for the 20th century pavements.

9. Conclusions

Section 7, above, demonstrates briefly how other areas within the Borough have the special interest that merits their designation as either a conservation area or a residential precinct.

The Grove Estate This report concludes that part of the Grove Estate has similar qualities arising from the substantial late 19th century paired houses. However, other parts suffer from: • Incremental development over a 100 year period that has resulted in a varied streetscape • Properties heavily altered with concrete roof tiles, PVC windows, and modern front doors • Loss of front boundary walls • Intrusive modern developments • No relationship with the preceding historic landscape

The Counties Estate It is further concluded that the Counties Estate does not compare well with the designated conservation areas because it is of a later date by which time there were many similar developments across East London. It is not, therefore, distinctly special. However, there is cohesiveness in the survival of the original layout and the detailing on several of the houses.

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Appendices

Appendix 1. Townscape Appraisal map Appendix 2. References

The Conservation Studio – July 2008