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Housing Development on the Urban Fringe of Oxford 1850-1914

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Housing Development on the Urban Fringe of Oxford 1850-1914 Housing Development on the Urban Fringe of Oxford 1850-1914 By MALCOL~I GRAHAM SU~I~IARY Tht rapId induslriallSalion of Oxford afll' Iht First World War and Iht eonstqutnl txpamion oftht urban 0"0 hou Itndtd 10 ourshadou' Iht Sltady bullm sptetacular grou,th Ihal look piau bifo'l 1914, This paper lxamintS tht lxtenl to which tht tarlitr growlh of population U'aI channelled into ntu' housing a"OJ bryond Iht eonltmporat)' city boundary, Wilhin Oxford Iht sp'lad of houst building WOJ chtcktd by largt a'lOJ of low-lying and jIDod-prollL land and by Iht prtpondtranct ofeorporalt landou'nm u'ho u'm "luelanllo aI/ow sptCUlalive dtvtlopmtnl, Dtulopm wert Ihmfort tneouragtd 10 lookfurlhtr afoldIor land utilh more Jattourablt charae/trislies and Ihty generally found it (asitT to deal with priralt landowntrs who mi.~hl he mort inclined 10 Qeap' shor/-ttTm profits. Tilt cast studies shou' a familiar exaggeration of tht sj~t of the middle-class housing markel, and some dtl!t/opmmls, conctiud in a spzril of optimism, bort IitJlejruil or made progress only by adopting a mort rtahSlie approach. For compltlion mosl had to await Ihl period ofJasler uTbarl growth and growing ptrsonal mobili~}1 bttUHll the H'ars. etween 1851 and 1921, the population or Oxrord increased rrom 27,843 to 57,036' B and the area within the municipal boundary was enlarged from 3,510 acres to 4,719 acres. The enlarged boundary established in 1889' incorporated the newl) built-up areas of Summertown, New Hinkscy and Cowley St John, but LOok no account of the remoter residential developments which were already beginning LO encircle the city. The development of Victorian suburbs within the city is dealt \,... ith elsewhere" and this article is primarily concerned with the origins of suburban areas beyond the 1889 boundary. Some of these residential districts, for example Headington, Cowley and :\e\\ ~larston, \\ere incorporated into the city in 1929 after a decade of faster gro\\lh fuelled b) the motor industry;5 others such as ~orth Hinksey, Boar's Hill and Kennim;ton remain outsidc the city boundary despitc being \'irtual dormitory suburbs (sec Fig. I ). \\'hy were these areas developed when much potential building land was still available within the cit) boundary? \Vho were the developers and what Wefe their motives? HO\\ did I I'letona flir/ory oj lhi Coun~)' oj Oiford (h('r('arttr I' CIf Olon ), i, ( 1979). 182. 2 Census oj Grial Bntam, /85/. Population tahlts 1 . (1852),30; CtnSUl oj £n.~land & Iraln. 1921. Coun!"1' oj Oxford (1921 ).2 ) r.c./I Oxon i\ , 263. ~ ),·t Graham, 'Th(' suburbs or Victorian Oxrord: growth in a pr('-induslrial cit,"', L'ni\·crslI\ oll.c:i<:('sttr PhD (1986), pomm I'.ell OXON i\. 206; R. Whil1n~ , T1u r:ltu"from Coult) . tht Impotl ojindultnali:.atwn upon Oiford. 1918-/939 (1983). pa.wm 148 MALCOLM GRAHAM Some Estate.s on the Oxford fringe .,........... 1850-19tlt Headington , , """'~If' CltY' ) ,Bo",iida.tg Lit tllZmot"t' 1), ",-,Las .1. x. KEY TO ESTATES '1. Wa..rne.r, Ne.w H.cadington 2 Barton f-'.td. f 3 Clark.. , !i.<admgton -4 Xorrls. Hudlngton 12- 5 Powd. li<admgton Quarry 6 To.ylor. Highfi<1d \2 Bo .... ~.r, RadIo!! 7 Dave:npol"t. Headington. 13 Harcou.rt. N. Hinksey 8 !'{orrell, H<admgton. Jlt Boa.. HUt 9 ilritish Land Company, Cowl.y 15 Distte.!:I. Ke.nntngton. 10 Clarke, Cowk!! tl Oxford. Ind..u.strial &. Pt-ovule.nt Land. 6> BUllch.ng Soc.i..c.t!,:I. N.ew /"'\.a.t'ston. Fig. I Key 10 ESlalrs. HQl:SI:-iG DE\,ELQP~IE:-iT 1850-1914 1+9 development proceed? " 'hy did some developmcnts fail, at least for the lime being. \\ hile others prospered? Definitive answers to such questions are not to be cxpec.:lcd because the sources for urban areas and major eMates arc not available in these cases; rather, the study resembles a jigS3\'. with many piect's misslll~ , The incomplC'lc picture does. however, pro\'ide some insight into dC\'clopmcnt on the urban fringe before the First World War. Both the topograph) of Oxford and the pallern of lando" nership contributed to the spread of development beyond the municipal boundary. The old cit) is located on a gra\'el terrace at the conOuencc of the rivers Thames and Chcrwell, and the verdam meadows to the south, east and \,,'cst contributed to the beaut) of its sctting.b This meadowland was, however, low-lying, liable to regular flooding and difficult to drain. 7 These land characteristics tended to increase the potential costs of deveiopmcI1l and were onl) suitable for industf) and poor quality housing.8 Builders looked more favourably upon moderately sloping land of gravel or sandstone, with natural drainage and a ready supply of water from welisY In the Oxford context. the gra\-c1 terrace extending south-eastwards beyond ~Iagdalen Bridge and northwards towards ummcr­ town offered healthy and salubrious silCs, but the risin~ ground in Headington. CO\\lc) and HHey parishes was reasonably accessible; to the west, also, the hills abo\'e BOlle) and the Hinkseys beckoned more distantly to intending suburbanites with a 10\·(' of 'rlne views, trees and open country'.w If the local topography tended to attract development beyond the built-up area. landownership was perhaps a more potent force. Corporate bodies (especial!) the Oxford colleges) and aristocrats accountcd for 21 out of 56 of the identified owners of potential building land in the Oxford suburbs; in addition, three estates \,",ere rectorial or \·icarial glebe land. 11 By comparison with 19th-century Reading, where only three out of 26 landowners were corporate bodies,12 this gave Oxford a very high proportion of landowners who could afford to take a long-term vicw of cstate dC\'clopment: these owners tended, moreover, to have the larger and more strategic estates. In North Oxford, for example, St John's College held some 380 acres of potential building land, much of it with a frontage to Banbury and \Voodstock Roads, and the college was clearly in a strong position to influence the character of the suburb. 5t John's also owned a substantial part of Jericho, and Christ Church was a major landowner in both East and \\'('St Oxford. South of Folly Bridge, Brasenose College and University College shared between them the most strategic ('statrs nearest to the city. n Such landowners regarded it as their dut) to preserv(" and if possible to enhance their propertv for the benefit of future generations. '4 The) were therefore reluctant to sell land and also displa) cd an b l·nlt'trJa/ British D"uto11 ( 1790/8), I J 2. B. Goodall. Tlu tfonomi€J oj MrDan amu (1972), 188. a ST Blake, 'The physical cxpansion of Ihc borou'th of Readinl.!; . 1800-62'. L'n i\('rsll~ of Rradinl( Ph D ( 1976), 95; Da\ id Cannadine. Lo,d.J and /andiortiJ: lht ariJtorrary and tht lou·ru. 1774-1967 (1980). 260. "C\\' Chalklin, Tht pr(mncial tou·1tS of Ctorgrun England' a Slut!) of tht bUI/dm( procm. 1140-1820 ( 1971 ), 70. IU :'\I.A ~impson , 'The \\'CSI End ofGlasl.1;ow, 1830--1911', in :'\1..\ ~impson & T H Llo\d (cds.), .lllddit daH hOlmng In Bntaln ( 1979), 50-1. 11:'\1 Graham, op.cit naIr 1,22-8. IJ S.T BI .. kc, op.cit note a. 60-1. 11:'\1 Graham, op.cil. note ·1, 22-30_ Ii C. \\' Chalklin, 'Urban housing eSlates in Ihr righlcelHh (.("rltul)', CrDan Stud/tl, \ ( 1968 ), 75; RJ Springeu, 'Thc mrchanics of urban land d('\'ci()pment in Huddersflcld, 177{}.-1911 '. Uni\·ersit} of Lecds IJI-d) ( 1979),128; • . :'\1 L. Thompson (rd.), 77", nstojldllrhuJ (1982). 18. 150 ~IALCOLM GRAHA.\1 unwillingness to mltlate developmcnt un badly-placed sites because the resulting IO\Ar status area might not retain its n'\'('fsionary \'alue: personal, social and aesthetic considerations reinforced this fear, since the creation of a slum might reflect badly upon its crealor. Such anxieties probably help to explain wh) Christ Church failed to develop the 5t Thomas's area more intensively in the later 19th ccntury.15 In the context of urban grovdh, the dominant pres('nee of thrsr cautious landowners \\:as bound to ~('n('ratc 'leapfrog sprawl,16 as builders were forced to look beyond undeveloped land to the holdings of morc amenable priYatc illdividuab The probabilit) of extended development was lram;ia(cd illlo reality by the growth of drl effective demand for suburban li\'ing The pull of the suburb pre-dated the Victorian period, 17 and the Oxford primcr, Harman E,'a ns, had a house' in Hcadington as early ilS 1551. In aboul 1660, William Finch upgrad"d a 16th-tentu!) house in Headington into a gentleman's residence \\-'hich became known as The RookeT) , 18 In the 18th centur), successful businessmen like \\,illiam J dckson, print('r and proprietor of jalkJ01l'J Oxford Journal, Edward Hitchins, a lailor. and Joseph Lock , a goldsmith, <stablished eSlalcs in Headington and Imey which combined rural charm with easy ac('ss to th(' city III !'his dement of Ihe middle class brought thr lifestyle of the country gentleman into an urhan selling and displayed an ob\'ious conrern to merge ilsclf with a superior class. Oncr ('slablished, suburban growth of this kind became srlf-suslaining, brcause urban ~TO\\ th and increasing real incomes led to a sorial dc('pening of the suburban mark('t 10 Paradoxically, a demand for hOUSing in remotcr an'as also came from those who WCfl' looking for chcaper accommodation, In 1687-8, for instance, cottagers mo\'Cd from Oxford to Headington because thcy could li\'c m?rc cheaply outside the city,11 Earl) 19th-ct'ntury suburbs were not exclusi\'c1y wralthy:l:.l and, in Summertown for instance, less fa\'ourably situated lots W('fC filled with labourers' COllages, creating
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