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1 CANONBURY PLACE HERITAGE ASSESSMENT
LB Islington February 2018 London N1 2NG
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Job no. 1172
1 CANONBURY PLACE, LONDON N1 2NG HERITAGE ASSESSMENT
Last update: 13/02/2018 Status: Final Version: 1d Issues: 4
CONTENTS:
I. EXECUTIVE SUMMARY ...... 3 2. RELEVANT POLICY, LEGISLATION AND GUIDANCE ...... 6 3. UNDERSTANDING VALUES: CANONBURY MANOR AND NOS 1-5 CANONBURY PLACE ...... 9 4. DESCRIPTION OF SITE AND SURROUNDINGS ...... 18 5. ASSESSMENT OF SIGNIFICANCE ...... 26 6. ASSESSMENT OF PROPOSED WORKS ...... 34 7. CONCLUSIONS ...... 37 8. SOURCES ...... 39
TABLES:
TABLE 1 Planning history of no 1 Canonbury Place TABLE 2 Levels of Significance TABLE 3 Selection criteria for assessing suitability of assets for heritage listing TABLE 4 Summary of the significance of no 1 Canonbury Place TABLE 5 Assessment of proposed works
APPENDICES:
EBA/A Maps, Plans and Illustrations EBA/B Site photos EBA/C Designations EBA/D Schedule of Features and Fittings EBA/E Illustrations of Features and Fittings
Cover page: View of no 1 Canonbury Place, EBA February 2018. Note: Copyright © exists on all material reproduced in this report, for planning purposes and not for sale. No further reproduction is permitted unless authorised by the credited source.
Date Issued Version Status Notes Initial 29/01/2018 1a Draft For team comments EA/NB 01/02/2018 1b Draft Team comments EA/NB 09/02/2018 1c Penultimate draft Final comments EA/NB 13/02/2018 1d Final For Planning & Listed Building Applications EA/NB
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I. EXECUTIVE SUMMARY
- This Heritage Assessment has been prepared by Ettwein Bridges Architects (‘EBA’) on behalf of the owners of no. 1 Canonbury Place, LB Islington. This report assesses the heritage significance of the existing building and assesses proposals for its repair and refurbishment of its existing office use, together with continuation of its associated parking in the back garden.
Site context and designations - The building is located on that part of Canonbury Place which is a cul-de-sac off Alwyne Villas. No. 1 is the end of a terrace comprising altogether 5 houses. No 1, together with nos 2-5 are listed all Grade II (nos 1-5, HE ref. 1205846) and is located within the Canonbury Conservation Area. The site is within an Archaeological Priority Area (APA 18) as defined by LB Islington (2013). An historical group of buildings, some of which were originally part of the Canonbury manor, are located north of the site. Several of these buildings are listed, including Grade II Canonbury House (HE ref. 1280446); Grade II* Canonbury Tower (HE ref. 1280424) and Grade II* Nos 6-9 Canonbury Place (HE ref. 1195507).
Site history - 1 Canonbury Place was built in the late C18 (1780 is marked on the hopper heads and marks the completion date of the terrace) in place of the demolished Tudor south range of Canonbury manor house (by Sir John Spencer). Desk-based study, primary research and site inspections confirmed that the house as it exists today has been rebuilt and extended on several occasions and, while no documentary evidence of that survives in the form of plans or drawings, site investigations have revealed the multi-layered history which will be addressed in detail below.
- In summary, the building comprises several phases of which the earliest surviving is that from the 1760s-1780s when the original end of terrace was built, extending to what is now the dividing masonry wall between the eastern and western halves of the house. The second phase comprises the addition of a significant western extension of the same width as the first phase sometime between the 1780s and 1800s. The third phase includes the addition of a mansard roof across the whole building sometime between the 1800s and 1819 as it is at the later date that the building was drawn with a mansard roof. It could have been between this time that the new cantilevered stone staircase was added to connect the two principal rooms of the house. Later changes in the late C19 and C20 have included internal alterations and changes to the mansard roofs when steel beams were inserted some time post the 1950s.
- In the 20th century, the building has been occupied by several notable organisations and persons, including it being used as a Child Guidance Clinic before WWII and as an architectural office by Sir Basil Spence OM RA. The latter is commemorated with an English Heritage Blue Plaque as well. It is in the nucleus of the historic Canonbury area (its architectural and historic significance recognised by being a Conservation Area).
Significance of 1 Canonbury Place - No. 1 Canonbury Place is in an historic area at the heart of Canonbury and is in the southern section of the mediaeval and Tudor manor complex. No. 1 forms the end of a terrace of 5 houses which were built after the Tudor range was demolished in the mid C18 and completed by 1780. The character and narrow layout of the cul-de-sac is redolent of the mediaeval
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origins of the priory of Canonbury. The house is significantly larger in footprint and massing compared to the other properties in the terrace, yet together they have strong group value. The building is architecturally significant due to the fine ionic pilasters and full entablature on the west elevation, which is also prominent in townscape views.
- Although the roof of the building was raised some time in the early C19 (i.e. a mansard added), the building largely retains its original footprint. Also, the room layout internally has largely survived with a few changes carried out to convert the top floors for use as an office. The decorative features dating from the mid C19 in the principal rooms have largely survived. The garden extending south of the building originally formed the western section of the Tudor garden that no longer exists (although the garden pavilions marking the extent of Canonbury manor gardens survive altered in the rear gardens of properties on Alwyne Place and Alwyne Villas). The site retains high historic and architectural value and contributes towards the special interest and setting of the Canonbury Conservation Area.
Existing condition and site investigations - The building has been empty for a number of years and has been affected by rainwater ingress from blocked rainwater hoppers on the south elevation. In order to investigate its impact, programme of careful opening up has been implemented (with the approval of Kristian Kaminski, Conservation Officer for the London Borough of Islington). This has revealed a great deal about the damage caused by the damp, the general condition of the house and the existence of an encapsulated original roof between the upstairs main room and the third floor (see Room by Room Photographic Survey, January 2018).
- The condition of the house is further recorded in the Room by Room photographic survey (February 2018, EBA). The defects in the structure are identified in the Structural Report by Michael Hadi Associates, along with options for repair (February 2018, EBA).
Summary assessment of proposals - The proposals have been sensitively designed to respect the character of the original building and are therefore in accordance with the relevant policy, legislation and guidance set out in Chapter 2. Overall, the refurbishment works will not harm the surviving original detailing of the interiors, with the original plan form clearly discernible and the significant architectural detailing of the building retained. The works are carefully designed and considered in their approach, having regard to the significance of the building. Overall, the architectural and historic significance of the building will be enhanced through the removal of modern, unsympathetic additions and through the repair of the construction fabric, original features and fittings. The building will be preserved in the long term by eradicating the sources of decay, carrying out the essential repairs, and renewing essential services to modern standards.
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1. INTRODUCTION
1.1. This Heritage Assessment has been prepared by Ettwein Bridges Architects (‘EBA’) on behalf of the owners of no 1 Canonbury Place, LB Islington. This report assesses the heritage significance of the existing building and proposals for its repair and refurbishment of its existing office use, together with continuation of its associated parking in the back garden.
Site context and designations 1.2. The building is located on Canonbury Place, a cul-de-sac off Alwyne Villas. No 1 is the end of terrace comprising altogether five houses. No 1, together with nos 2-5 is listed Grade II (nos 1-5, HE ref. 1205846) and is located within the Canonbury Conservation Area. The site is within an Archaeological Priority Area (APA 18) as defined by LB Islington’ Local Plan (2013). A historical group of buildings, some of which were originally part of the Canonbury manor, are located north of the site. Several of these buildings are listed, including the Grade II Canonbury House (HE ref. 1280446); Grade II* Canonbury Tower (HE ref. 1280424) and Grade II* Nos 6-9 Canonbury Place (HE ref. 1195507).
Planning history 1.3. The site benefits from a 2016 listed building permission for: ‘Erection of an outbuilding following demolition of existing outbuilding; erection of a single storey rear garden room; general refurbishment and redecoration in connection with the restoration of the building back into a single-family dwelling house.’ (LB ref. P2016/0411/FUL). A full planning history of the property has been included in Table 1 of this assessment.
Scope and structure of the report 1.4. The purpose of this report is to explain the history of the site and the wider area and to assess the significance of the site (overall and of its component parts). The assessment will comprise the following:
- Architectural and historical significance of the site; - The relationship between the site and the surrounding Canonbury Conservation Area; - Assessment of proposals Ettwein Bridges Architects (February 2018).
1.5. The history of the site and its surroundings has been researched in the London Metropolitan Archives, Islington Local Studies, National Archives, the Greater London HER, LB Islington Planning Department and from within EBA’s own internal library. Several site visits have been carried out between August and October 2017 (for site photos, see Appendix B).
1.6. Relevant policy context is provided in Section 2. Overview of the history of the site and the surrounding area can be found in Section 3. This is followed by a description of the site and surrounding townscape in Section 4. Heritage significance is assessed in Section 5. Assessment of proposed works is included in Section 6. Conclusions can be found in Section 7. Visual information in the form of maps, plans and illustration has been included in Appendix A (EBA/A) of this report and site photos on Appendix B (EBA/B). Designations have been included in Appendix C (EBA/C). Schedule of features and fittings can be found in Appendix D (EBA/D) with illustrations of features and fittings in Appendix E (EBA/E). Individual figures will be referred to in the text as EBA/A/XX etc.
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2. RELEVANT POLICY, LEGISLATION AND GUIDANCE
The following section outlines relevant legislation, policy and guidance. These form the baseline on which the emerging proposals will be assessed.
Legislation Town and Country Planning (Listed Buildings and Conservation Areas) Act 1990 Conservation Areas 2.1. The application site lies within the Canonbury Conservation Area which was first designated in 1969 and extended in 2001 (Appendix C, EBA/C).
Listed Buildings 2.2. No. 1 Canonbury Place together with nos 2-5 are all designated as one listing (Grade II, HE ref. 1205846). There are several listed buildings nearby. A full list of these is provided in Appendix C (EBA/C).
National Planning Policy Framework (NPPF), March 2012 2.3. The Government’s overarching aim is that the historic environment and its heritage assets should be conserved in a manner appropriate to their significance and enjoyed for the quality of life they bring to this and future generations. Section 12 of the NPPF is titled ‘Conserving and enhancing the historic environment’ emphasising that heritage assets should be “sustained” and “enhanced” for the benefits they bring to the community. Relevant sections:
i. Section 7 – Requiring Good Design; and ii. Section 12 – Conserving and Enhancing the Historic Environment.
National Planning Policy Guidance (NPPG 2013) 2.4. NPPG sets out more detailed guidance in relation to the policies set out in the NPPF. There are over 40 (un-numbered) sections, of which those on Design and Conserving and Enhancing the Historic Environment are most relevant. The section of the NPPG dealing with the historic environment reflects the policies in the NPPF and other best-practice guidance such as Historic England’s guidance on the setting of heritage assets.
Local policy and guidance The London Plan: Spatial Development Strategy for Greater London Consolidated with Alterations since 2011 (March 2016) 2.5. Most recently, on March 2016 the Mayor published the Minor Alterations to the London Plan (MALP). The 2015-16 Minor Alterations (MALPs) have been prepared to bring the London Plan in line with the national housing standards and car parking policy. Both sets of alterations have been considered by an independent inspector at an examination in public and were published on 14th March 2016. The replacement New London Plan was published in December 2017 and is out for consultation. It has little weight at the moment.
2.6. Following policies are relevant in assessing the effect of the proposals on the existing townscape and heritage asset:
i. Policy 7.4. Local Character – Development should have regard to the form, function, and structure of an area, place or street and the scale, mass and orientation of surrounding buildings. It should improve an area’s visual or physical connection with natural features. In areas of poor or ill-defined character, development should build on
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the positive elements that can contribute to establishing an enhanced character for the future function of the area;
ii. Policy 7.6. Architecture - Architecture should make a positive contribution to a coherent public realm, streetscape and wider cityscape. It should incorporate the highest quality materials and design appropriate to its context; and
iii. Policy 7.8. Heritage assets and archaeology - London’s heritage assets and historic environment, including listed buildings, registered historic parks and gardens and other natural and historic landscapes, conservation areas, World Heritage Sites, registered battlefields, scheduled monuments, archaeological remains and memorials should be identified, so that the desirability of sustaining and enhancing their significance and of utilising their positive role in place shaping can be taken into account. Development should incorporate measures that identify, record, interpret, protect and, where appropriate, present the site’s archaeology.
LB Islington (2011) Islington’s Core Strategy 2.7. The Core Strategy is a key document within Islington's Local Plan. It sets out Islington Council's strategic vision for the borough up to 2025. Alongside other Development Plan Documents, the Core Strategy will be used to make decisions on planning applications. Relevant policies are:
i. Policy CS 8 Enhancing Islington’s Character - In the areas of Islington outside the key areas the scale of development will reflect the character of the area. The successful urban fabric of streets and squares, which is a key asset of the borough, will be maintained and poorer quality public realm will be improved. Less successful areas of the borough will be identified and improved. This will be achieved through conservation area policies and other Development Management Policies, supplementary planning documents, and by the council's public realm works; and
ii. Policy CS 9 Protecting and enhancing Islington’s built and historic environment - High quality architecture and urban design are key to enhancing and protecting Islington’s built environment, making it safer and more inclusive.
LB Islington (2013) Development Management Policies 2.8. The Development Management Policies Development Plan Document (DPD) has detailed policies to ensure that these objectives can be achieved. This DPD is a key document for assessing planning applications. Relevant heritage and built environment related policies are:
i. DM2.1 Design - All forms of development are required to be of high quality, incorporate inclusive design principles and make a positive contribution to the local character and distinctiveness of an area, based upon an understanding and evaluation of its defining characteristics. Permission will be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions. Further details on design requirements in Islington are set out in the Islington Urban Design Guide, Streetbook, Inclusive Landscape Design and other Supplementary Planning Documents. This policy applies to all new developments including alterations and extensions to existing buildings.
ii. DM2.3 Heritage- Islington's historic environment is an irreplaceable resource and the council will ensure that the borough's heritage assets are conserved and enhanced in a
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manner appropriate to their significance. Development that makes a positive contribution to Islington's local character and distinctiveness will be encouraged.
iii. DM2.3. Heritage – B: Conservation Areas - The council will require that alterations to existing buildings in conservation areas conserve or enhance their significance. Similarly, new developments within Islington’s conservation areas and their settings are required to be of high quality contextual design so that they conserve or enhance a conservation area’s significance. Harm to the significance of a conservation area will not be permitted unless there is a clear and convincing justification. Substantial harm to the significance of a conservation area will be strongly resisted.
iv. DM2.3. Heritage – B: Listed Buildings - New developments within the setting of a listed building are required to be of good quality contextual design. New development within the setting of a listed building which harms its significance will not be permitted unless there is a clear and convincing justification, and substantial harm will be strongly resisted.
LB Islington (2006) Urban Design Guide 2.9. The Islington Urban Design Guide (IUDG) Supplementary Planning Document (SPD) provides detailed design principles and standards for development across the whole of the borough.
Historic England, 2015 – Good Practice Advice Note in Planning Note 2 – Managing Significance in Decision-Taking in the Historic Environment (March 2015) 2.10. GPA Note 2 emphasises that the information required in support of applications for planning permission and listed building consent should be no more than is necessary to reach an informed decision, and that activities to conserve or investigate the asset needs to be proportionate to the significance of the heritage assets affected and the impact on that significance.
Historic England (2017) Good Practice Advice in Planning Note 3 – The Setting of Heritage Assets (version 2) 2.11. The advice in this document, in accordance with the NPPF, emphasises that the information required in support of applications for planning permission and listed building consents should be no more than is necessary to reach an informed decision, and that activities to conserve or invest need to be proportionate to the significance of the heritage assets affected and the impact on the significance of those heritage assets. At the same time those taking decisions need enough information to understand the issues:
- Relationship of setting to curtilage, character and context; - The extent of setting; - Views and Setting; and - Setting and the significance of heritage assets (cumulative change, change over time, appreciating setting, designed settings, setting and urban design, setting and economic and social viability).
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3. UNDERSTANDING VALUES: CANONBURY MANOR AND NOS 1-5 CANONBURY PLACE
This section provides a historical overview of the Canonbury manor of mediaeval and Tudor origins and the later mid C18 terrace (nos 1-5 Canonbury Place) erected at the southern end of the original complex. A brief history of the wider development of Canonbury is also included. All subsections are based on the analysis of relevant primary and secondary sources.
Canonbury manor house Early history C13-C15 3.1. The manor of Canonbury is first mentioned in in the Domesday Book of 1087, where it is recorded that one Derman, of London held land here which was formerly been held by Algar, a servant of Edward the Confessor. Later, the manor came into the possession of George de Mandeville, Earl of Essex in King Stephen’s reign. After de Mandeville’s death (c. 1242), the manor was acquired by the Bemers family, who owned the nearby estate ‘Berners-bury’ (now known as Barnsbury). Sometime between 1242 and 1253 Ralph de Berners gave the manor to the prior and canons of St Bartholomew’s Priory in Smithfield (from whom the name Canonbury is derived).
C16 William Bolton and building of the new manor house 3.2. In 1505, William Bolton was elected Prior of St Bartholomew’s Priory and joint Master of the Hospital. Bolton was a great architect and a builder and was employed both by Henry VII and his mother, Margaret Beaufort, Countess of Richmond (whose monument in Westminster Abbey he designed). He restored and added to St Bartholomew’s Priory and built New Hall at Chelmsford, Essex. He also built a new manor house at Canonbury (although records show that a house existed here already in the early C14).1 The new manor house (built for himself and his canons and his successors) was on a grand scale with two ranges forming two sides (south and east) of a large courtyard. A detached and separately entered tower complex (Canonbury Tower) was built at the north-western end of the courtyard. The south range contained the great hall and formed the main part of the house. The west side of the courtyard had some ancillary buildings, whilst the north side was kept open (Dawkins 2010). The broadly rectangular walled garden south of the complex had ocatgonal garden houses at its two southernmost corners (EBA/A/4-6, 8, 9)
3.3. Canonbury Manor lay amidst a large area of valuable agricultural land which provided a supply of dairy produce, fruit and vegetables for the growing City of London (EBA/A/1). There was a plentiful supply of fresh water from the many springs in the neighbourhood and the pond shown in several old prints of Canonbury Tower gives evidence of a spring very near to this building (EBA/A/14).
3.4. The wall to the extensive north garden ran between the present Grange Grove and St Mary’s Grove to St Paul’s Road (then Hopping Lane) returning back to Canonbury Tower along the present Canonbury Road and north side of Canonbury Square (EBA/A/2). It formed a private garden known as the ‘Prior’s Park’. Another walled garden was laid out to the north of the courtyard, in which was contained a fish-pond, the latter standing immediately north of and adjacent to Canonbury Tower (EBA/A/14, 15). There is a water riser immediately under Canonbury Tower, and the prior and his monks not only tapped into this but also constructed
1 Bolton’s rebus signature, a bolt piercing a tun – can still be seen on one of the two octagonal garden houses (now incorporated into no 4 Alwyne Villas). Another rebus was carved on one of the old monastic doorways in the east wing (now no 6 Canonbury Place) of the manor house which probably contained a refectory over which were dormitories.
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an underground conduit (large enough for a person to walk in for repairs), to pipe water (via lead pipes) from the cellar of the Tower to the Priory and Smithfield Hospital (c. 2 miles south) (Dawkins 2010
3.5. Prior Bolton died in 1532 and was succeeded by Prior Fuller. Henry VIII obtained a lease of Canonbury, granting it first to Sir Richard Rich. In 1539, a few months before the Dissolution of the monasteries, Thomas Cromwell, the chief minister for the Dissolution, purchased Canonbury for the king, who then granted it to Cromwell. In the following years Cromwell was executed and the manor reverted back to the king who later used the rents from the estate to supplement an annuity for his divorced wife, Anne of Cleves. In the following the years, the manor changed owners almost each decade until it was leased to Sir John Spencer, an Alderman of London and a wealthy cloth merchant and member of the Merchant Adventurers.2 Spencer eventually bought the manor in 1570 and rented it to William Ricthorne, who died at Canonbury in 1582, and afterwards to Arthur Atye, Public Orator of Oxford University (who married Ricthrone’s widow).
Sir John Spencer and C16 rebuilding of the manor house 3.6. Sir John Spencer largely rebuilt and refurbished the early Tudor building (EBA/A/3). In particular the east range to which he added gable windows and constructed and elaborate moulded plaster ceiling over long gallery and adjacent rooms. The external appearance of Canonbury Place at his death (1610) can only be guessed at by prints of over a century later (EBA/A/4-9).
3.7. The south range consisted of a high and relatively narrow building over most of which ran a long-pitched roof interrupted on each side by at least seven dormer windows and surmounted by a lanthorn which probably lit the great hall (EBA/A/4, 6, 7). The Elizabethan addition at the western end had four gables facing south, whilst the western range consisted of ancillary accommodation joined to the otherwise separate Tower by an archway. This archway was the main entrance to the courtyard. The eastern range, which was extensively altered by Spencer, had five gables facing east and five westwards into the courtyard. The rebuilding was probably completed by the early 1590s and the embellishment of rooms by 1600-1601. The decoration of rooms of Canonbury Place was in the elaborate Elizabethan style. In the east wing were three of Spencer’s ceilings which still exist today.
3.8. In 1610, Sir John Spencer died and his daughter Eliza and son-in-law William Lord Compton (created Earl of Northampton in 1618) inherited Canonbury together with Spencer’s considerable wealth. The family country seat was however at Castle Ashby, Northampton and the Comptons only lived at Canonbury occasionally, and in the intervals the mansion was frequently mortgaged and let. For example, in 1616, the Manor was leased by the Comptons to Sir Francis Bacon who was then Attorney General and a personal friend of the family. He is believed to have lived at Canonbury for a while although in 1617, when he was made Lord Keeper of the Great Seal, his official residence in London became York House on Strand until his impeachment in 1621.
2 In 1547, the manor was granted by King Edward Vito John Dudley, Earl of Warwick, later Duke of Northumberland. When Northumberland was executed for his aborted attempt to place his daughter-in-law, Lady Jane Grey, on the throne of England the manor once more reverted back to the Crown. Queen Mary granted the manor in 1556 to David Broke, and in 1557 to Thomas, second Lord Wentworth.
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C18 and C19 3.9. By the early C18, the original manor house complex was a cluster of detached buildings, with the walled garden serving the main house and a larger park of 16 a. on the north side (EBA/A/7). Within the park were an avenue and canal, presumably of the late C17 or early C18 century and associated with the occupants of the tower or the buildings on the site of the Canonbury tavern, itself built at the south-east corner of the park by 1735.
3.10. The east end of the south range was partly refaced in the early C18 and the western section demolished and rebuilt between 1760-1780s by John Dawes (Baggs et al, 1985).3 The bell- tower on the Turret House (the east range) was removed and the building divided into three substantial houses. Although ostensibly of various dates in the C18 and early C19, it is highly likely the south range (especially no 5 Canonbury Place) incorporates parts of earlier building phases (EBA/A/3). The original west range consisting of stables and other ancillary buildings may have been demolished earlier, although there is a record of a long range of tiled buildings with an old oak folding-gate being pulled down in 1840. The former vicarage house (St Stephen’s Vicarage, now known as Canonbury House, Grade II) on the site of the west range dates from the late C18. In the early and mid C19 the garden and the park were divided into building plots, the two summer houses being preserved as adjuncts to no. 4 Alwyne Villas and no. 7 Alwyne Road.
C20 3.11. In 1907 the tower was extensively restored, and King Edward’s hall built (1908) on the east side for the Canonbury tenants (EBA/A/30). After WWII, Lord Northampton’s Agent advised His Lordship that Islington properties were not ‘worth a candle, so an extensive area was sold for peanuts’. However, Lord Northampton was determined to retain the block including the Tower and Canonbury Place and the properties within the Alwyne Villas. He kept the Estate Office at 1 Canonbury Place but only on the lower ground floor, where all the Estate Records were held (Blee 2015).4 In 1952, King Edward’s hall was let with the tower to the Tavistock Repertory Co and was used as the theatre in 1983 (Baggs et al 1985).
Nos 1-5 Canonbury Place 3.12. Compared to the historic maps and prints, the late C18 terrace comprising nos. 1-5 broadly appears to follow the original line of the Tudor south range (EBA/A/16). Although the area is located in an Archaeological Priority Area, no archaeological assessments appear to have been carried out to determine whether any remnants of the Tudor range remain below-ground. However, given that nos. 1-4 have a lower ground floor, it is likely that any remnants of the original south range were removed during the construction of the terrace between c. 1760- 1780s and completed by 1782 (an inscription ‘1782’ on the rainwater pipe heads on the north elevation of the terrace notes when the houses were completed).
No 1 Canonbury Place Phasing (see EBA/D/4 for phasing plans) 3.13. While desk-based and archival research revealed several interesting drawings and prints of the terrace and the former manor complex, the amount of detailed plans and drawings of the building is extremely limited and the historical phasing of the building has been pieced together through combining the primary resources with site investigations. For a detailed
3 John Dawes was a walthy Highbury stockbroker. He occupied the no 1 until 1778 when the rate-books show it in the occupation of Edward Grace, antiquary. The rental value was given as £48 per annum. 4 These have now been transferred to the London Metropolitan Archives (EBA comment).
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overview of site investigations refer to Conditions Survey (EBA January 2018). A plan of all floors showing historic phasing has been included in Appendix A of the report. All room, door and window references correspond with the ‘Existing’ Plans’ (January 2018).
Phase 1: No 1 as built between 1760s-1780 3.14. 1 Canonbury Place was built in two main phases between the 1760s and 1800 with subsequent later C19 and C20 changes. John Dawes built the original terrace between c. 1760s – 1780. This included the development of the terrace (nos 1-5) and was completed by 1782 as depicted on three original rainwater pipe heads on the north elevation of the terrace. However, the end of the terrace (no 1) did not originally comprise 4 bays on its north elevation as it does now but was originally 2 bays wide with 2 storeys above lower ground and ground floors. A drawing from c. 1780s shows no 1 then being 2 bays-wide with two floors above ground floor and top floor comprising a mansard roof (EBA/A/13). The western elevation faced onto the front garden. The west elevation was 3 bays wide and originally accommodated the main entrance with three sashes at first floor level and three dormer windows at mansard (second floor) level (EBA/A/13). The west elevation appears to have been undecorated aside from the cornice running below the eaves line. The windows both on the west and south elevations appear to have had plain stucco surrounds. Originally, nos 1-4 shared the same roof height and the original height has survived at nos 2-4 and is a good indicator of the original roof height of no 1 as completed by 1782.
3.15. Evidence of the earliest phase of the building has also survived in the form of several blocked- up openings in the partition wall dividing the property into east and west wings. Originally, the central compartment wall formed the west elevation of no. 1 (EBA/A/13). The blocked up, centrally located arched doorway at ground floor level between ST2 and G2.05 most likely marks the original main entrance to the house (EBA/B/33) to which either side were sash windows in rooms G2.02 and G2.04 accordingly. The latter were converted into doorways when the west wing of the house was added in the late C18. At first floor level, a blocked-up window opening was uncovered in F3.03 (EBA/B/40) and historic drawings show that a corresponding sash window would have existed also on the other side (i.e. between F3.02 and F3.01). At lower ground floor level, there appeared to be windows facing west in B1.04 and B1.08 (the latter has been converted into a doorway BD8, EBA/B/23, 26). At the original mansard level (current second floor), three dormer windows faced westward and lined up with the sash windows at ground and first floor levels (EBA/A/13).
3.16. A stable block was also erected at the time of the construction of the terrace and it is likely it was a dual- pitched building depicted in a drawing from c. 1780s (EBA/A/13) located in the south-western corner of no. 1 Canonbury Place. The stables was later altered and lost its original roof (EBA/A/22) and was eventually demolished in the early C20 (EBA/A/29). The footprint of the stable block is later shown on a plan accompanying a mid C19 lease agreement (EBA/A/26) between James Wagstaff (developer of the area between Canonbury Park South, New River and Halton Road in the early C19). Foundations of the stable were also uncovered during site investigations and images of these have been included in the Condition Report (January 2018).
3.17. The original front garden (now referred to as the side garden) was originally much deeper before the west wing was built, and would have been approached through the gate still present in the low wall topped with railings to Alwyne Villas.. The rusticated corner pier with finial on the southern boundary of this garden marked the wall which separated it from the stables and coach house the other side.(EBA/B/10).The route from the original front entrance
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to the stable yard was probably from the west and was separated from no. 1’s domestic garden. When the late C18 (Phase 2) west wing was added and the main entrance to the building moved to the north elevation (in its present location), the front garden had lesser significance.
Phase 2: Addition of a westward extension (1780-1800) 3.18. The second phase comprised the addition of a two-bay wide extension westward into the original front garden. Two principal rooms were created at ground and first floor levels with a lower ground floor below. As the floor heights of the principal rooms (rooms G2.05 and F3.04) in the new west wing were significantly higher than the rooms in the original part of the building, the floor levels differ as well. A new pitched roof covered the extension while part of the original mansard was retained on the original section of the house (EBA/A/17). The addition of new principal rooms also included the addition of a new formal cantilevered stone staircase with fine wrought and cast iron railings along the north wall of the extension (ST1). Blind windows were added to the north and south elevations to continue the rhythm of each. The new west elevation (overlooking the remnants of the original front garden) became the most decorated one with Ionic pilasters dividing the three bays and a cornice running below the roof level. It was also at that time a new (servants’) entrance at lower ground level via steps from Canonbury Place was added (EBA/B/13, 14).
Phase 3: 1800-1820: Addition of a new mansard floor 3.19. The third phase of the building comprises the addition of a mansard (third) floor across the whole footprint of the building (i.e. the original east and later west wings). This change is also illustrated on several prints from that period (EBA/A/18, 21-23). However, curiously, the original pitched roof over the late C18 west wing (Phase 2) was not removed but encased and the mansard floor added over it. This was probably done to avoid rebuilding the entire second floor of the original building (Phase 1) and to even out the floor plate differences between the east (original) and west (late C18) wings of the building. New dormers were added to the north and west elevations while none appear to have been added to the south (garden) elevation.
Phase 4: C19 alterations (1820-1900) 3.20. The late C19 alterations were relatively minor compared to the previous building phases and largely related to changes to internal features and fittings as fashions changed during the century. It was also at that time the second floor openings on the north elevation (SW2 and SW1) were extended and new 6 over 6 sashes added in place of the previous 4 over 4 sashes (EBA/A/17). Other detailed changes to mouldings have been documented in the Schedule and Illustrations of Features and Fittings in Appendices D and E accordingly).
3.21. By 1841, no 1 was owned by William Knight (40) who was sharing it with his wife. He was an Islington-born silk merchant and weaver. However by 1851, no 1 was the home of Edward Byrne, solicitor. He sold the house in 1856 to Alfred Baumann who sold the dwelling in 1870 to Jospeh Lilley a silk agent whose family, servants as well as several apprentices were living there (altogether 15 people).
Phases 5 and 6: C20 alterations (1900-1980 and 1980-2018) 3.22. For years before the war until 1941, the building was used by the London Child Guidance Clinic primarily as a clinic which trained educational psychologists, social workers and child psychiatrists and it became the main centre for the training of most of the workers practicing in the United Kingdom in the next decade or so. During its operation John Bowlby, a renowned
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child psychologist worked at the clinic and on several important research topics.5 It was subsequently occupied by Friends of War Victims Relief Committee as offices and on 30th April 1942 the Committee granted permission for its use as an estate office for the Marquess of Northampton Trust. The building was used until 1951, except for the top storey, which appears to have been used residentially by the Estate Manager and Surveyor. The Estate Office had a staff of 25 persons.
3.23. With regards to changes during this phase of the building sometime between 1911 and 1942, a third central dormer had been added to the west elevation and the westernmost dormer on the north elevation blocked up (EBA/A/40, 41). Site visits and investigations suggest the mansards have been subject to a number of alterations in the C20 (i.e. frames and glazing changed). The plasterboard ceilings attest to the altered room sizes and new rafters to water leaks. Room heights are uncomfortably low at third floor level (c. 1.9 metres in the east rooms). This has been ameliorated in the west rooms where the ceiling structure has been replaced with RSJs (rolled steel joist) supporting timber joists and plasterboarded ceilings. This achieves 2.2 metres between the RSJs. The exact date of the roof alterations is unknown but could have been a different times. The steelwork looks crude and could be early C20. The shallow corres look later and could date from the middle of the C20 when the top floor was used by Spence (i.e. T5.02 was his studio, T5.03 was her daughter’s bedroom, T5.06 was the master bedroom and T5.01 was the sitting room).
3.24. In 1951, most of the Canonbury Estate was sold and the Trustees let the whole of the house with exception of the lower ground floor to Mr Walkinshaw. On 11th October 1951, the Committee granted permission for the use of the building as a residence, except for two lower ground floor rooms which remained in the use of the Estate Office. In the early 1950s, a Mr Walkinshaw lived in the house, sharing it with some social workers and they lived together as a small community. After Mr Walkinshaw died, a new long-term tenant was sought but for a long period none was found. In 1958, a permission was sought for the use of the ground and first floors as offices by Sir Basil Spence’s (1907-1976) practice while he and his family lived at the top two storeys (second and third floors). Later on, Spence secured the lease for no. 2 and moved in there. This meant the practice could expand to use the entire building at no. 1 (including the lower ground floor when the Estate Office moved out). A new opening was formed between nos 1 and 2 at first floor level in room F3.02 (EBA/B/42). After Spence’s death in 1976, Anthony Blee carried on the practice as the Sir Basil Spence Partnership and sub-let the upper floors to solicitors (Max Bitel & Green). After Anthony Blee’s office moved to 28 Duncan Terrace in 1987, the solicitors took over the entire building (Blee 2015).
3.25. Key changes during the time the building was used by Sir Basil Spence (EBA/A/42-49) included the following works: - Creation of an opening between nos 1 and 2 Canonbury Place at first floor level, to provide access between Spence’s office (at no 1) and his home at no 2 (EBA/B/42); - Stairs added in 1990s to connect basement to ground floor (ST3, EBA/B/27); - Under-floor heating added and floors raised resulting in the two double doors in the principal rooms (doors GD4 and FD1) being trimmed from the bottom and cut in half to form double doors; and
5 During the first winter of World War II, Bowlby began working on his first published work Forty-four Juvenile Thieves. Although he began working on this book at the beginning of the Second World War, it was not published until 1944 (while being published again in 1946), close to when the war was finishing. Bowlby studied several children during his time at the Canonbury clinic, and developed a research project based on case studies of the children’s behaviours and family histories.
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- Kitchen and bathroom added to the third-floor level (T3.04 and T3.05 accordingly, EBA/B/45, 46).
3.26. From the late C20 (from 1980s) the building was occupied by A. Blee’s architectural practice and Max Bitel Greene solicitors (the latter vacated the building in 201X). Most of the changes from that period are minor in nature: - Addition of partition wall between G2.02 and GL.03; - Addition of window grilles to the inside of ground floor French windows (GW6 and GW7); - Division of second floor rooms to provide extra office space (S4.01, S4.02, S4.04 and S4.03)
Planning history of no 1 Canonbury Place 3.27. The following (Table 1) is based on the online planning register of LB Islington and the planning files held at the Planning Department of the LPA.
Table 1. Planning history of no 1 Canonbury Place LB Islington Planning Department, January 2018. Imple- LPA ref. Description Status mented Erection of an outbuilding following demolition of existing outbuilding; erection of a single storey rear garden room; general refurbishment and Approved, P2016/0411/FUL N redecoration in connection with the restoration of 07/10/16 the building back into a single-family dwelling house Erection of a double garage at side garden Appeal A following demolition of existing outbuilding; dismissed, P2015/0361/FUL, erection of a single storey garden room at rear, Appeal B N P2015/0439/LBC general refurbishment and redecoration; and allowed, internal alterations to convert the listed building 17/11/2015 back from office into a residential house. Approved with P101734 Installation of one blue ceramic plaque conditions Y 27/09/2010 Listed Building Consent application in connection Approve with with 4m length of wall to north of gate leading to P081597 conditions N Alwyne Villas to be taken down and rebuilt on a 5/11/2008 new foundation. Refused, TP/AF/PB Partitions to the two first floor rooms 2001 (exact N date unknown) Alterations to the interior of the building (kitchen Approved, P980760 N and offices on third floor) 15/06/1998 Approved, 1995 Erection of external security lights on ground P951487 (exact date Y floor windows unknown) Continuation of use for a limited period of the 2nd Approved, TP/62061/NE Y and 3rd floors for residential purposes 14/10/1958 Reference Use for a limited period of the ground and first Approved, Y unknown floors as professional offices 19/05/1956
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Imple- LPA ref. Description Status mented Change of use from offices to residential with the TP/62061 Approved, exception of the positions coloured blue on plan Y 17/10/1951 SR51/6421 to be retained as offices Use of the property as an estate office by the Marquess of Northampton’s Trust (formerly used Approved, BA67953 Y by the London Child Guidance Clinic and Training 08/05/1942 Centre).
Brief history of the Canonbury estate 3.28. Canonbury covers the area from behind Cross Street north to St. Paul's Road. Until the C18 the only buildings were at Canonbury House (EBA/A/7). By 1730, the Canonbury tavern had been built to the north-east of the house, where its tea-gardens shared in Islington's popularity as a resort. The Manors of Clerkenwell and Canonbury had been owned by Sir John Spencer and after his death in 1522 his only daughter, Elizabeth inherited both manors. She married Lord William Compton (later became the Earl and the Marquess of Northampton) who thus acquired the substantial estates in Clerkenwell and Canonbury.
3.29. The southern part of the Canonbury estate was developed between 1802-1803, round Compton and Spencer Streets and Northampton Square. The Canonbury portion began with Canonbury Square in 1800, and development continued after 1828 under the second Marquess, Spencer Joshua Alwyne, and was thus known as the Alwyne Estate. Situated well to the north of contemporary Islington development at that time, the latter estate is an example of the classic detached and semi-detached villa layout (Jenkins 2012).
3.30. In 1803, Lord Northampton made a building agreement with Henry Leroux for a large area fronting Upper Street, Canonbury Lane, and Hopping Lane. Compton Terrace, on the east side of Upper Street, and it was started by 1806. An agreement was made in 1805 for Canonbury Square, where Leroux let plots on the north side in 1808 (EBA/A/16). By 1817 the north side had been finished with the houses on the north side of Canonbury Lane (Baggs 1985).
3.31. New North Road (now A1200), was cut from Highbury Corner across Canonbury Square to Lower Road (now A104, Essex Road) in c.1820. In 1821, agreements were made with Richard Laycock for the houses on the south and east sides of the square, together with the ground south of it between Sebbon Street and Alwyne Villas and from New North Road to Canonbury Street south-east of the New River. Leases were granted for the south side of the square in 1821, and for houses in the other streets between 1821 and 1826, but none of the streets was apparently completed in 1829. Large three-and four-storeyed terraces were built in the square and along New North Road, where Albion and Union terraces stood in 1829. Houses in the other streets were smaller and many were in a cottage style. Canonbury Terrace, on the west side of the street later called Alwyne Villas, had a datestone of 1824, but only a few houses were recorded in 1829 (Baggs 1985).
3.32. During the 1840s, Canonbury Park North and South (NE of Site) were laid out with semi- detached villas, whose gardens on the south side stretched to the New River. Canonbury tavern (early C18) was demolished in 1846 and the site with adjoining land was built over with St. Mary's Grove by 1849 and Compton Road, started soon afterwards. Several small local builders were involved (EBA/A/20).
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3.33. In 1847 James Wagstaff made a building agreement for the land between Alwyne Villas and the gardens of Canonbury Park South, which included the C16 garden and summer-houses of Canonbury House (EBA/A/25, 26). There, he built the villas on the east side of Alwyne Villas, in Alwyne Road and Place, and Willow Bridge Road. The earliest houses were nos. 2 and 4 Alwyne Villas, described as 'cottage villas', and nos. 1-4 Alwyne Road, all leased to him in 1848. Nos. 6-16 Alwyne Villas followed in 1849 and leases of the remaining houses gradually up to 1860 (Baggs 1985). By the early 1850s more villas had been built, on the south side of St. Paul's Road between Grange Road and Canonbury Park, and on the remaining fields south- east of the New River (EBA/A/27).
C20 3.34. Changes were slight until after the Second World War, the only extensive rebuilding being between Upper Street and Halton Road (SW from Site). Most of the residential areas of Canonbury kept a high social status and in 1929 were in the lowest category of overcrowding with less than one person to a room. The L.C.C. had completed 80 flats in Northampton Street near Essex Road (south of Site), in the most overcrowded area by 1937.
3.35. Canonbury Square and Place had several residents prominent in literary and artistic spheres between and after the World Wars, including Evelyn Waugh in 1928, Vanessa Bell and Duncan Grant, and Eric Blair (George Orwell) 1944-5. The new owners of part of the estate from 1952, Oriel Property Trust, stopped reletting to local tenants and began to rehabilitate Canonbury Square and its neighbourhood hoping to attract middle-class tenants. By 1961, Canonbury, the first area in Islington to be gentrified, had a higher concentration of professional and managerial residents than the rest of the borough (Baggs 1985).
3.36. The immediate area around the Site suffered little bomb damage during WWII with only some of the semi-detached villas further east being damaged (EBA/A/37). The council built several estates in Canonbury after the Second World War.6 (Baggs 1985).
6 Near St. Paul's Road, Dixon Clark Court, with 60 dwellings in 1967, was built in Compton Road, and Elizabeth Kenny House, with 36 dwellings, near Grange Road. Three new estates joined the L.C.C.'s estate in a badly overcrowded area: Eric Fletcher Court, with 75 dwellings in 1967 (SE of Site on Canonbury Crescent), Sickert Court, with 238 dwellings nearby on the site of Quadrant Road, and Ashby House, with 35 dwellings, a little farther along Essex Road.
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4. DESCRIPTION OF SITE AND SURROUNDINGS
This section provides a description of no 1 Canonbury Place (‘Site’). Visual inspection of the exteriors and interiors was carried out between August and October 2017. Images of the surroundings and of the building can be found in Appendix B (EBA/B) while images of features and fittings are in Appendix D (EBA/D). All room, door and window numbers referred in the text follow the numbering on the existing set of plans (January 2018).
Surrounding context Canonbury Conservation Area 4.1. Historically, the area formed part of the Elizabethan manor of Canonbury, centred on Canonbury House and its tower, but most of the area was developed in the late C18 and early C19. There are also a number of C20 developments which contribute positively to the character and appearance of the conservation area. Canonbury Square is one of the earliest squares in Islington, semi-detached mid-Victorian Villas predominate in many streets, with large gardens and mature trees. The New River Walk is an important feature of the area (LB Islington 2010, 1)
4.2. The predominant character of the Canonbury Conservation Area is residential. The existing character and appearance of the area is largely created by the surviving C18 and C19 buildings in the traditional restrained late Georgian style of classical architecture, in terraces and villas built in brick, stucco, timber windows and doors, and with slate roofs. (LB Islington 2010, 1) The area has a leafy character throughout and mature trees in the gardens of the semi- detached villas along Alwyne Place, Alwyne Villas, Willow Bridge Road and along the New River Path add an important green layer to the townscape and enhance the special interest of the Conservation Area.
4.3. The area around the Application Site comprises a low scale C19 terraces whereas areas further from the site include post-war housing (Compton Road, Hopping Lane, St Mary’s Grove and Grange Grove). Canonbury Tower, immediately north of the Site is the tallest element in the immediate vicinity of the Site. Views in general are restricted to short and mid-distance as the curving streets and mature trees limit any long-distance views and the Tower often remains hidden due to intervening built form and varying topography.
Alwyne Villas 4.4. The eastern side along Alwyne Villas traces the original western boundary of the original gardens that stretched south from Canonbury House. The original 16th-century garden and summer-houses mark the southernmost extent of the area and still exist, though in a much- altered form and have been incorporated into the semi-detached houses of no. 4A Alwyne Villas and no. 7 Alwyne Villas respectively (both Grade II). The layout of the original Canonbury House and gardens will be addressed in more detail below. The character of the road is residential with brick boundary walls and hedges of varying heights separating the public realm from the private gardens. The mature trees in the front gardens and between the villas provide visual interest and diversify views down the straight street. The scale of the terraces on the west side is generally low 2 stories, increasing to 3 in nos. 7 to 17 odd opposite no. 1.
Canonbury Place 4.5. Canonbury Place (street) takes its name from the historic Canonbury manor complex which originally remained south of the street with the Tower marking the complex’s NW corner.
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Canonbury Place runs in an east-west direction connecting Upper Street to St. Paul’s Road to the east. Canonbury Square is located west of the site and further late C19 residential areas are located to the east. Similar to Alwyne Villas, buildings at its eastern end largely comprise of semi-detached villas while early C19 terraces line the street at its western end and around Canonbury House.
Canonbury Square 4.6. Canonbury Square is a late C18/ C19 formal square. Canonbury Road runs through it, connecting Highbury Corner to Essex Road in the south. This is a busy traffic route through the area with quieter residential streets to the east. The busy Upper Street remains west. The houses fronting the square are largely all listed and date from early C19. The southern section of the square is raised on a platform with pedestrian way separated from the vehicular road. The two garden spaces in the middle add visual interest and informality to the square. Overall, this is a space which significantly contributes toward the significance of the conservation area.
New River 4.7. This is a significant green space extending St Paul’s Road towards Essex Road and comprises linked green spaces offering good alternative pedestrian routes through the area. New River was originally built to bring water from Amwell and Chadwell springs in Hertfordshire to London. The idea was proposed in 1602 and work commenced in 1604. However, the scheme had financial problems and faced opposition from those who thought it would affect their livelihood or amenities. The Canonbury section features in historic topographic drawings (EBA/A/16-19). Originally it was an open ‘canal’ and was conduited and laid out as a park by the New River Company in 1860, with two small surface ponds.7
Former Canonbury House complex 4.8. The history of the former Canonbury manor house has been detailed in the previous section. No. 1 along with the rest of the terrace was built in between 1760-1780 and replaced the original Tudor south range (EBA/A/3). Due to a lack of archaeological investigations in the area it remains unknown whether any remains of the original South range remain under the existing terrace.
Site: Exterior and garden (see site photos in Appendix B, EBA/B) 4.9. No. 1 Canonbury Place forms the end of a terrace of a group of five houses located along the southern side of the Canonbury Place cul-de-sac. There are three parts with differing scales, all faced in stucco to the street with the same colour scheme of features in white on a light olive green background. Part A is no.1, the most prominent on the corner, 2 bays wide, 4 storeys above pavement level. Nos. 2 to 4 form Part B, are lower with 3 storeys above pavement, and no. 5 is Part C, lower, still also of 3 storeys and the width of two houses. The
7 Sir Hugh Myddelton, a wealthy goldsmith and merchant, was responsible for building the New River, a man-made water conduit originally 39 miles long that was constructed to bring fresh water from springs 20 miles away in Hertfordshire to supply London’s growing population. Myddelton had been given the authority to carry out the ambitious engineering project in 1609 and in 1611 he persuaded King James I to contribute the finances necessary to complete the project. The King agreed on condition that he received half the profits and that it would be constructed through his palace grounds at Theobalds. The New River was completed in 1613 with a formal opening ceremony taking place at the New River Head with a play attended by the Lord Mayor and Aldermen of the City of London. The New River Company was created by Charter in 1619, with Sir Hugh Myddelton as its first Chairman. The New River ended in the Round Pond, a small circular reservoir built suitably high to enable water to be piped by gravity to houses in the City and its vicinity, initially through 400 miles of hollowed-out elm pipes. A larger outer reservoir was constructed in the early C18th and by 1820 the wooden pipes had been replaced by iron ones. Until 1892 the water flowed here in an open channel, but thereafter it was transported in a covered pipe (London Gardens Online, http://www.londongardensonline.org.uk/gardens-online-record.php?ID=ISL054).
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descent of Canonbury Place from no. 1 to the end of the cu-de-sac requires a small flight of steps up to each front door, an unusual feature in Georgian Islington. The change in level also brings the lower ground floor windows up above the pavement, bringing more light into the front rooms. No. 5 is the only house without a front area enclosed by cast iron railings – this is because it is a refaced part of the original mediaeval Canonbury priory. An original designated cast iron gas lamp outside no. 1 still functions.
4.10. No. 1 is located prominently on the corner with Canonbury Place and Alwyne Villas with an extensive garden extending south and a side garden to the west. An iron gate provides access to the side garden from the street and the garden itself incorporates a shallow modern pond with two extensive vaults under southern section of the paving. The rear garden boundary wall of no. 1 is adjacent to no 16 Alwyne Villas. A red brick wall borders the garden to its west side and incorporates a vehicle entrance gate. Visual inspection of the wall revealed it has been repointed several times, including with cement some time in the C20. The structural condition of the wall has not been inspected.
North elevation 4.11. No. 1 is a three-storey house over lower ground and ground floors. The north elevation is of four bays and has windows under flat arches with two westernmost bays blank. The main entrance to the building is from Canonbury Place and is set in a plain recessed round arch with a panelled door and fanlight. The modest undecorated door surround contrasts with the rusticated Gibbsian doorway surrounds in the rest of the terrace (nos 2-4) and is probably an alteration when the original front door into the east wing off the west garden was blocked up by the west wing addition.
4.12. The steps leading to the entrance are not curved like others along the terrace and the iron railings run along the elevation and the side garden. The space between the railings and the external wall at the northern side appears to be an old Area which has been covered with York stone slabs. There is a hatch providing access to a void at lower ground floor level (EBA/B/7- 9). The eastern side of the shaft comprises modern brickwork with cement pointing and suggests an original opening has been blocked up which could have been a window or provided access to the servants’ quarters at the lower ground level. The brickwork at the western end of the shaft does not to appear to be as modern as the one at the eastern end though it appears an arched opening existed at that end possibly providing access to storage space.
4.13. A plain cornice runs above the second-floor windows on the north elevation. The second-floor sash windows of the two easternmost bays have been enlarged upwards some time in the late C19 as historic prints before that suggest that the window heads originally matched those of the blind windows of the western bays (EBA/A/17). The third, mansard floor comprises 4 arched dormer windows facing north. The two easternmost ones (TW4 and TW5) are much smaller and narrower from the others and are in their original positions (see EBA/A/18) though the casement frames appear to be C20. The westernmost casement (TW1) appears on historic prints from the early C19 though is now blocked up and the opening appears to have been enlarged as well. The one next to it (TW2) is modern.
4.14. A Blue Plaque marks the building as the home and office of the architect Sir Basil Spence (1907-1976). No. 1 Canonbury Place was Spence's London home and design office from 1956,
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a haven from his main office in Queen Anne Street,8 until he acquired Number 2, next door, in the mid-1960s; this then became the family home.
West elevation 4.15. On its west elevation, also completely faced in painted stucco, the building is more decorated and comprises three bays with flat-arched windows to the ground and 1st floors between Ionic pilasters with acanthus decoration to lower neck of the capitals. The full entablature includes a plain frieze with a dentilled cornice above the pilasters. The lower ground floor is rusticated with a central entrance way and arched windows to either side of it. The slated mansard roof comprises 3 arched dormers of which the middle one is a later addition. Access to the lower ground floor entrance is provided via steps from street level at Canonbury Place.
4.16. The front garden is bounded by a low brick plinth with iron railings continuing up to a stuccoed rusticated corner pier, and the attached brick wall along Alwyne Villas. A modern double wooden gate with a pass door provides vehicular access to the front garden over a kerb cut from Alwyne Villas. Much of the brick boundary wall has been rebuilt, but some original C18 material survives. The coping is a modern flush brick-on-edge detail. The front garden comprises a mature whitebeam with paved ground up to the railings bounding the lower ground floor lightwell.
South elevation 4.17. The south front of the house has two bays to the east, the rest of the wall being blank with a projecting chimney running up it centrally (EBA/B/16, 17). The ground floor windows (GW6 and GW7) to the south have cast-iron balconettes with an iron spiral stair to the garden from the easternmost window (GW7). The openings of the two upper floors (second and third floor) of the two easternmost bays have been rebuilt. The head of SW4 has been raised while SW3 is a modern window, probably inserted by Spence. The mansard dormers (TW6 and TW7) are both modern. See Appendices D and E for further detail.
4.18. The entire western section of the elevation and the two eastern bays up to the second floor are rendered in cement. This has caused significant damp issues, especially at the corner with the west elevation where major water ingress can be observed inside. The western half of the elevation is blank with no windows aside from a 3 over 3 sash window (BW3) and a double door opening to the back garden (BD7). The dormer window at mansard level (TW8) is modern.
4.19. The extensive blank western section of the elevation is uncharacteristic of a prominent Georgian house and a review of historic material showed windows depicted on several drawings from 1820s-1840s on this western section of the elevation either side of the chimney breast (EBA/A/21-23). However, assessment of floor levels has determined that the levels of the window cills and heads do not match the openings at the western elevation and their positions depicted on drawings would mean the windows were located between floors. It is much more likely the windows shown on these drawings were blank recesses with no openings in them and were most likely added to create a south elevation, consistent with the pre-existing east wing windows. This is further supported by the fact that the substantial stable block was located in the rear garden and views down into the service yard from the principal rooms would have been avoided.
8 Personal communication – A Blee
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4.20. The rear garden extends to the boundary with 16 Alwyne Villas and includes several mature trees. The northern section of the garden has extensive crazy paving in old concrete paving slabs. A modern shed structure with a car port on its west side is located at the NW corner. The original construction date of this is unknown but was most likely added some time in the mid C20. Aside from younger trees, the garden space is dominated by a mature sycamore next to the modern garage/shed and an oak in the southern section of the garden. The latter was a sapling from Blenheim given by Sir Winston Churchill in 1959 to Basil Spence in thanks for his work judging the Churchill College architectural competition (EBA/B/18, 19).
Interiors 4.21. The house is divided into three floors above lower ground and ground floors. The lower ground floor extends the full footprint of the building. A formal cantilevered stone staircase (ST 1) with delicate cast and wrought iron balusters connects the two principal rooms at ground and first floor levels. The rest of the rooms are accessed via timber secondary stairs (ST 2) in the eastern section of the building (EBA/B/34). A detailed analysis of the rooms and features and fittings contained in each room is included in Appendices D and E. This analysis traces the changes and alterations throughout the building. Room plans and references included in the following text can be found in these appendices.
Summary of interiors Lower ground floor 4.22. Originally, the lower ground floor was used for ancillary and service functions and it was where the original kitchen as well as various storage rooms were located. The servants’ entrance was most likely from the lightwell on the west elevation (door BD5). Overall, the lower ground floor level retains few original features. Toilet facilities, modern kitchen fittings, an oil tank and boiler, and partitions have been added over the second part of the C20. A new staircase was added from the ground floor main stair hall to the lower ground floor at the time the Sir Basil Spence Partnership sub-let the upper floors to Max Bitel Greene & Co. in 1980 (EBA/B/24, 30). As is outlined in the following section, the lower ground floor level had previously been occupied by the Northampton Estate office with the main estate office located in room B1.09 and the archive in B1.03 where the heavy early C20 metal door still survives (door BD17 in B1.03). The two main historic phases of the building are clearly observable in the basement where the original partition wall between the original east wing and the late C18 west wing includes blocked up openings and the different floor levels are also observable between the two wings.
Ground floor 4.23. The ground floor and the upper floors of the house are divided on a north-south axis into two distinct areas: the grander principal rooms in the west wing fronting Canonbury Place and Alwyne Villas and the living quarters in the east wing overlooking the rear garden in the south. The principal rooms on the ground floor appear to have remained largely intact and are the most decorated spaces in the house (G2.01, G2.02, G2.03, G2.05, G2.04). The main stair hall retains almost all its original features including the dentilled cornice, window and door architraves, stairs with original Ionic columns either side of the doorway connecting it to the main Entrance Hall (G2.02) with a plaster medallion depicting Orpheus playing his lyre. The main ground floor room facing Alwyne Villas (G2.05) has double height ceilings.
4.24. The decorative elements include a cornice and other mouldings (i.e. skirtings, dados) but are not contemporary with construction of the west wing and instead are part of a later phase possibly dating from mid C19. The original colour scheme is unknown but the current one
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(pale green) originates from when the building was used by Max Bitel Greene in the late C20. Basil Spence decorated it in a stronger, more imaginative character (EBA/A/44-49). Room G2.04 overlooking the rear garden is of smaller scale but retains several features throughout, including a Classical podium in the south wall (nor original), various mouldings and a pair of Edwardian bookcases in recesses in the west and east walls. The pilasters in this room are also assessed to be later than the original small cornice and not from the building of the original terrace in 1780s.
4.25. The partition wall between the entrance hall and room G2.03 is modern and was added in the late C20 to screen the receptionist. The architraves and doorcases have most likely been reused from other parts of the building as they are late C19 classical mouldings. During investigations, matching pilasters were found boxed-in on the northern and southern walls of G2.03 (EBA/B/39). These appear to be contemporary with the pilasters in the doorway between G2.02 and G2.01 and therefore part of a later phase of interior decoration as well. However, the locations of the pilasters is curious and does not adhere to the Georgian principles of symmetry given that at the time they were added to the partition wall between the entrance hall (G2.02) and G2.03 did not exist. Therefore, it is highly likely, the pilasters are not in an original position and were moved or added there at some later date.
First floor 4.26. The principal room facing Alwyne Villas at first floor level is similar in its grandeur to the ground floor room directly below. The decorative mouldings (including, skirtings, cornices and dados) are not contemporary with the of the west wing in the late C18 and were altered later (they could date from the same refurbishment phase in the mid C19 as the fittings/features at the ground floor room below, or could even be C20 repairs, as open joints in some of the cornice suggest it is precast).
4.27. The appearance of the room during the time when Sir Basil lived and worked at no. 1 (1956- 1974) is shown in EBA/A/45-49. It was then furnished with some furniture designed by Spence himself. A connecting door (door FD5) provided access to the rooms in the east wing of the house (the original extent of no. 1 as built by 1782). Both F3.02 and F3.03 retain some features of interest (see more detail in EBA/D and E). In addition, during the time the building was used by Sir Basil Spence’s architectural practice, an opening was created in the recess right of the chimney breast in F3.02 connecting nos. 1 2 Canonbury Place. The latter is where Sir Basil and his family moved to in 1964.9 At the time of the architectural practice, the room was shared by Mr Blee and Spence’s secretary.
4.28. The site investigations have also revealed a blocked up original opening in the west wall (the original west elevation of the original terrace as built by 1782) of F3.03 with two other corresponding openings in the location of the existing doorway between the west and east wings (i.e. FD5) and between rooms F3.02 and F3.01. The timber stairs between ground and first floors retains original treads with stick balusters and moulded hardwood handrail. The change in the decoration of the stair tread bracket mouldings under the open strings indicates where it was extended upwards later to serve the added third floor.
9 No. 4 was later occupied by Spence's daughter Gillian and his son-in-law and partner Anthony Blee and their family, who adapted the building with an extension to the back in 1971.
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Second floor 4.29. At this floor, the western section of the building comprises the original late C18 pitched roof shown on an early C19 drawing (EBA/A/17). This space has not been inspected properly due to restricted access. The eastern section of the building was altered in the late C20 when it was used as a solicitors’ office and does retains a few notable features and fittings. Before the office use, Sir Basil Spence leased the property in 1958 and used the top two floors (second and third level) as his home and the rest of the house was used by the practice with the estate’s offices in the lower ground floor. The second floor of the house accommodated his study; living room, kitchen and dining room. The rooms in the eastern section of the second floor have been divided by modern partition walls in the late C20 and site investigations revealed a reeded run cornice (early C19) in S4.06 confirming that originally S4.03, S4.04 and S4.06 formed a single room although the cornice was removed from the latter room sometime in the C20. The cornice matches the one in G2.04 on the ground floor. Similarly, S4.01 and S4.02 formed originally a single room though no cornice remains in either room.
4.30. Originally, the west partition wall dividing the east and west wings accommodated three mansard dormers as shown on a print from late C18 (EBA/A/13). These were removed when the west wing was added sometime between 1780-1800 (Phase 2, see more detail in Section 3, ‘Phasing’).
Third floor 4.31. The roof of the building was raised and third floor added sometime between 1800-1820 (Phase 3). The new mansard roof with arched dormers is shown first on an early C19 sketch from the Canonbury Tower looking south (EBA/A/14). This shows a dual-pitch mansard roof with dormers to the north and west sides. Street level views showing the third (mansard) floor dates from between 1820-1840s (EBA/A/21-23) and although there are certain inaccuracies about the drawing (i.e. the casement windows on the real elevation never existed and most likely were only blank recesses, see EBA/A/22) it also demonstrates that the dormers at mansard level on the south elevation (window ref. TW6-TW8) are a later addition (EBA/B/16).
4.32. The internal spaces of the third floor have been altered several times and contain a modern kitchen and a bathroom converted at the time of Spence’s occupation. There are no noteworthy features at this level. A hatch provides access to the roofs which has never been used for anything other than maintenance purposes.
Nos 2-4 Canonbury Place 4.33. Nos. 2-4 are significantly smaller and less decorated externally than no 1. All are two storeys over half-basements with dormers to attics. Each house has three flat-headed windows at first floor level. Entrances are off Canonbury Place with steps up to the main door with Gibbs surrounds and decorative fanlights (the fanlight of no. 1 is identical to those at nos. 2-5). No. 2 has a lead rainwater pipe and head with a date 1780. The entire north elevation of the terrace is bounded by cast-iron railings with finials.
4.34. No. 5 differs from nos. 2-4 as it has a larger footprint than the later three houses (see Section 3, ‘Phasing’ for further detail). The street elevation also significantly varies from nos. 2-4. No. 5 is 2 storeys with dormers in its attic and has four flat-arched windows to its front elevation. Irregularly added pilasters add visual interest to the elevation. The entrance has a round-arch with neo-Classical architrave with voussoirs, console keystone and urn and paterae to frieze. The double-panelled door is of original design as is the fanlight with decorative glazing above. The two rainwater heads also date from 1780 with only the upper parts of the heads in lead.
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The garden front, similarly to 1-4 is of brown brick set in Flemish bond. It is of three storeys with six-windows range and canted two-storey bay to centre of the elevation. There is a single- storey extension to south-west (partly of C20 date).
Existing condition 4.35. The building has been empty for a number of years and has been affected by rainwater ingress from blocked rainwater hoppers on the south elevation. In order to investigate its impact, a programme of careful opening up has been implemented, with the approval of Kristian Kaminski, Conservation Officer for the London Borough of Islington. This has revealed a great deal about the damage caused by the damp, the general condition of the house and the existence of an encapsulated original roof between the upstairs main room and the third floor.
4.36. The condition of the house is recorded in the ‘Room by Room Photographic Survey’ (February 2018, EBA). The defects in the structure are identified in the Structural Report by Michael Hadi Associates, along with options for repair (February 2018, EBA).
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5. ASSESSMENT OF SIGNIFICANCE
5.1. This section assesses the significance of no. 1 Canonbury Place as required by para. 128 of the NPPF (March 2012). It is always difficult to agree on the definition of the Levels of Significance, but from experience in applying the approach devised by J S Kerr based on the Burra Charter, the following is proposed, where the threshold for inclusion on the national statutory list is level C or above.10
Table 2. Levels of Significance
J S Kerr/ Burra Charter HE Conservation Principles (2008) A: Exceptional Very High Significance B: Considerable High Significance C: Some Medium Significance D: Little Low Significance N: Neutral No Significance Int: Intrusive Buildings and elements that detract or are intrusive
Methodology 5.2. The assessment of significance has been informed by HE’s guidance ‘Managing Significance in Decision-Taking in the Historic Environment’ (March 2015) and DCMS’s ‘Principles of Selection for Listing Buildings’ (March 2010) that outline statutory criteria when assessing whether a building is of special interest. These comprise of:
i. Architectural Interest - To be of special architectural interest a building must be of importance in its architectural design, decoration or craftsmanship; special interest may also apply to nationally important examples of particular building types and techniques (e.g. buildings displaying technological innovation or virtuosity) and significant plan forms; and
ii. Historic Interest - To be of special historic interest a building must illustrate important aspects of the nation’s social, economic, cultural, or military history and/or have close historical associations with nationally important people. There should normally be some quality of interest in the physical fabric of the building itself to justify the statutory protection afforded by listing.
5.3. Table 3 sets out examples of further detailed selection criteria commonly used to support heritage listing and the description of attributes which may be relevant. This will help guide the assessment of significance of the Site (HE 2008 and HE, May 2016). These criteria are also relevant when assessing undesignated heritage assets.
10 Conservation Plan: A guide to the Preparation of Conservation Plans for places of European Cultural Significance (5th edition, 2000).
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Table 3. Selection criteria for assessing suitability of assets for heritage listing
Criterion Description Relevance to this report (Y/N) Age The age of an asset may be an important criterion and the age Y range can be adjusted to take into account distinctive regional/local characteristics Rarity Appropriate for all assets, as judged against regional/local Y characteristics Aesthetic The intrinsic design value of an asset relating to regional/local Y value styles, materials or any other distinctive characteristics Group value Groupings of assets with a clear visual, design or historic Y relationship Evidential The significance of heritage asset may be enhanced by Y value surviving fabric, plan form, features, fittings and detailing Historic The significance of heritage asset of any kind may be Y association enhanced by a significant historical association of local or national note, including links to important local figures Archaeo- This may be an appropriate reason to designate an asset on N logical the grounds of archaeological interest if the evidence base is
interest sufficiently compelling and if a distinct area can be identified
Designed Relating to the interest attached to important designed Y landscapes landscapes, parks and gardens
Landmark An asset with strong communal or historical associations, or Y status because it has especially striking aesthetic value, may be singled out as a landmark within the regional/local scene. Social and Relating to places perceived as a source of regional/local N communal identity, distinctiveness, social interaction and coherence; value often residing in intangible aspects of heritage contributing to the ‘collective memory’ of a place.
Assessment of significance of no 1 Canonbury Place Age and rarity - High 5.4. The history of the site and the immediate vicinity extends back to the C14. The area around the site is of high age value as it comprises remnants of a Tudor manor complex significantly added to by John Spencer. Although the Tudor manor complex does not survive in its entirety, certain parts of it are still legible in the townscape, including the distinct Canonbury Tower (Grade II*), the garden towers (now incorporated into residential late C19 houses, no, 7 Alwyne Place and nos. 2, 4 and 4A Alwyne Villas, all Grade II) marking the extent of the garden stretching south from the original complex and elements of buildings and interiors (i.e. nos 6-9 Canonbury Place, Grade II*).
5.5. Nos. 1-5 Canonbury Place were originally developed in the last quarter of C18 after the southern Tudor range was largely demolished by a local developer, John Dawes, and replaced with a terrace of late Georgian houses. Although there have not been archaeological investigations on site or in the immediate vicinity, it is likely that the ‘new’ Georgian properties followed the original footprint of the Tudor south range of the manor complex and therefore the terrace as a whole retains high significance as part of the chronology and timeline of the former medieval and Tudor manor complex sites.
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5.6. Secondly, the terrace as a whole retains age value as an good example of some of the first Georgian townhouses in the area. While Canonbury Square further west was started to be developed in the early C19, the houses at Canonbury Place were erected almost two decades earlier (the completion date, 1780 of nos. 1-5 is documented on the rainwater hopper heads on the north elevation). The area further south (along Alwyne Place and Alwyne Villas) is later in date and was developed by a local developer James Wagstaff in the mid C19. The buildings further east (Canonbury Park South and North) also date from mid to late C19 and comprise semi-detached villas. Therefore, in the context of the wider townscape of Canonbury and its historical development, nos 1-5 Canonbury Place form one of the earliest surviving phases of the area (aside from the surviving elements of the Tudor manor house, including the Tower and nos 6-9 Canonbury Place). The narrow roadway is also unusual and its small scale is redolent of a tight townscape before the more spacious Georgian estate planning which came to Canonbury later. Their integrity individually, as a group, and within their particular townscape is well preserved.
Aesthetic value Exterior- High 5.7. No. 1 forms an end of a terrace to a row of five houses and has the grandest scale of them all. However, primary research and site investigations revealed that the existing building is an amalgamation of several subsequent building phases between mid C18 and early C19. The original end of terrace was a much more modest-sized building only extending the length of two bays with its front door in the original west elevation (now the partition wall between the east and west wings) before the west extension was added some time between 1780 and 1800 (Phase 2). The scale and quality of the decorative elements on the existing west elevation (pilasters with cornice running below the roof line) distinguish it from the rest of the terrace and the surrounding area which is much more modest and restrained externally. In the early C19 (Phase 3, 1800-1820), the height of the building was increased by the addition of a mansard (third) floor. The unusual formality and quality of the west façade’s design is placed appropriately in the townscape where Alwyne Villas widens in front of Canonbury House exposing no. 1 to view from many directions. It significantly enhances the character and appearance of the CA, again from both its quality and unusual façade design for the surroundings.
5.8. In broad terms, the existing building (though comprising of several phases from1760s-1820s) adheres to the classic proportions of a Georgian townhouse where the vertical appearance of the building is further emphasised through the use of the pilasters on the west elevation in a composed elevation of three bays. While the street elevations of no. 1 retain original features (albeit from subsequent phases), the rear elevation lacks any decorative elements and has been altered in the C20, most notably with cement render covering the entire western half of the elevation and extending up to first floor level on the elevation’s eastern section. This, coupled with the C20 metal windows and addition of openings at the top floor has rendered the garden elevation the least coherent one and aesthetically with limited significance. The backs of the terrace to the east also have diminished aesthetic significance.
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Rear garden – Medium to High 5.9. The building is located at the northern end of the unusually wide and long plot with the south- facing garden stretching up to the boundary wall with 16 Alwyne Villas. The garden is part of the land which originally formed the historical (walled) garden south of the Tudor range of Spencer’s manor house. The garden retains some mature trees which add visual interest to both the setting of the listed building and contribute to the character and appearance of the CA. They also retain some historic significance (i.e. the oak tree was presented to Spence by Winston Churchill). The boundary wall on the western side also traces the original western boundary of the Tudor garden. The date of the brick wall is unknown, but it is possible it incorporates sections from the original wall marking the westernmost boundary of the gardens south of the manor complex. The railings on the dwarf brick wall enclosing the front garden are original and which would have been an even larger and more attractive entrance before the west wing was added. The house has been laid out within its spacious plot to create gardens of different character, which enhance its setting – the formal paving visible behind the railings in front of the west façade, and the large mature trees within the large garden, whose spaciousness can accommodate the crowns of both the oak and sycamore, as well as pleached limes on the south and west edges. All are rare incidents in the townscape and contribute to the CA.
Interiors – Medium to High 5.10. The interiors of the building can be divided in two: the principal rooms overlooking the surrounding streets with double height ceilings (part of the west extension of the building, completed around 1800, Phase 2) and the living quarters at the eastern section of the house (original extent of no. 1 as completed by 1780, Phase 1). The former rooms are of grand scale and clearly designed to impress and entertain. They also retain most of the decorative features and fittings including mouldings (albeit of a later date than the addition of the extension between 1780-1800). The ancillary/service rooms at lower ground floor level and the living quarters retain less aesthetic interest as they are of a smaller scale but retain some features or fittings of importance (including flagstone floors in B1.03 and B1.04). The rooms at the top floors in the have been most altered in the C20 due to the change of use between residential and offices.
Group value - High 5.11. No. 1 retains group value with the rest of the houses in the terrace (nos 2-5). They share the same painted stucco finish and no. 1 matched nos. 2-4 in height and detailing until it was extended westwards c.1780-1800 and upwards c.1800-1820. They were originally developed together by John Dawes in the late C18, except the Tudor no. 5 which was remodelled and partially rebuilt while nos. 1-4 were built in place of the original Tudor south range of Canonbury House. Nos. 2-5 have retained the original scale and massing of the houses as completed by 1780. Furthermore, although of a later date than the remnants of the Tudor manor complex, the terrace nevertheless retains a further degree of group value with the latter as it marks the approximate extent of the original south range and illustrates physically the historic development of the Tudor manor house site. Thirdly, the terrace is an important asset within the wider Conservation Area as an example of one of the earliest phases of developments in the area.
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Evidential value Exterior – Medium to High 5.12. Primary research and site investigations revealed the multi-layered phasing of no. 1:
1. Phase 1: Original end of terrace built between 1760-1780 – this comprises the eastern section of the building with the original west (then street) elevation now forming the partition wall between the east and west halves of the house. The original building was two floors over ground and lower ground floors. Original floor heights of the building survive although the interiors of the building have been altered at later dates; 2. Phase 2: West extension (1780-1800): Western extension of the building into the front garden. This included the addition of the ground and first floor principal rooms together with the formal staircase and re-locating the principal entrance from the west elevation to the north elevation (in its current location); 3. Phase 3: Addition of a mansard third floor over the entire footprint of the building (1800- 1820): The original pitched roof over the western half of the building (1780-1800) was retained and encased with the (new) third floor built over it. This included the addition of dormers to the north and west elevations; 4. Phase 4: Relatively minor internal changes in the C19 mostly relating to alterations to internal features and fittings. 5. Phases 5-6: Relatively minor internal changes relating to the conversion of the building into offices and residential use in the C20 and addition of the modern garage/shed building to the rear garden.
5.13. The original external decorations dating from the extension of the building in the late C18 elements survive as does the general extent of the south-facing garden. The stable block and other ancillary buildings (originally SW of the house) have been removed and replaced with a modern, late C20 garage/shed which detracts from the classical elevation of the Georgian building. The rear elevation of the building is the most altered of the three sides with modern openings created on the top floor and cement render added to the entire western and lower parts of the eastern sections of the elevation. This has had a detrimental effect on the breathability of the wall and created a significant damp problem in the SW corner of the building.
Interior – Medium to High 5.14. The evidential value varies throughout the interiors. Although no significant alterations have been carried out in the C20, the top floors have been refurbished and modernised to suit office use with modern partitions added at second and third floors. However, most of the decorative features in the front (principal) rooms survive (albeit part of a later, mid C19 refurbishment phase of the interiors than the extension itself) as does the original principal staircase connecting the floors (Phase 2, 1780-1800). No original features or fittings from Phase 1 of the building were found aside from the blocked-up openings at ground and first floor levels (rooms ST2 and F3.03) uncovered during site investigations. In general, most of the decorative mouldings and features date from the mid to late C19 or are of a later date (i.e. the Edwardian cupboards and niche in G2.04). Several of the features also appear to have been re-located from their original locations (i.e. the pilasters discovered in the north and south walls of G2.03). Overall, the various phases of the building are legible in the interiors and attest to the multi-layered history of the house.
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Historic association - High 5.15. As described above (Section 3), the history of the site is connected to several well-known figures. The former manor complex site (of which no 1 Canonbury Place is part), is associated with both William Bolton and Sir John Spencer. The latter largely redeveloped the medieval building (complex) and created a Tudor manor house of which parts survive today. In more general terms, the terrace at Canonbury Place forms part of the Marquis of Northampton’s Canonbury Estate which comprised of land between Upper Street to St Paul’s Road. While most of it was sold after WWII, the immediate land around Canonbury Tower was kept by the Estate.
5.16. The building itself is also connected to various well-known organisations and names of the 20th century. Before the war (WWII) it was used by the London Child Guidance which became the main centre for the training of most of the workers practicing in the United Kingdom in the next decade or so. It also where a renowned psychiatrist, John Bowlby worked on several research projects on child psychology. After the war, the building was leased to Sir Basil Spence, the architect of the Coventry Cathedral, and who developed its design and fittings in this building. His design practice was based in no. 1, away from the intensity of the main office in Queen Anne Street, until his death in 1976. Spence’s home and office at 1 Canonbury Place is commemorated with an English Heritage blue plaque on the north elevation of the building (2011).
Landmark Value – Medium 5.17. Although the building is situated in a relatively sheltered and intimate location with several mature trees limiting long views of that section of Canonbury Place, the street elevation of the building retains some landmark value together with Canonbury House and Canonbury Tower when approached from Canonbury Square in the west. The landmark value of no. 1 is mainly illustrated by the decorative west elevation with Ionic pilasters in between large sash windows. While historically, the west elevation was clearly designed to be viewed from the street (this is also confirmed by the drawings from the early C19), the trees in the front garden and neighbouring gardens partly obscure views of that elevation with only the blank window recesses on the north elevation visible in views from the west. The rest of the houses in the group (nos 2-5) are located in a cul-de sac and largely obscured from views west and east.
Archaeological Value – Unknown 5.18. The site is located in an Archaeology Priority Area (as defined by LB Islington) and therefore retains a degree of archaeological interest. There have not been any on site investigations carried out and the extent and survival of any below-ground archaeology in the vicinity of no, 1 remains unknown. However, the basement excavated for no. 1 will have truncated much of any surviving foundations of the Tudor manor house it partially replaced, it is possible that the site and the immediate area retains below-some ground assets of archaeological value. However, the proposals are unlikely to disturb these deposits.
Designed Landscapes - Low 5.19. While the rear garden of no. 1 forms part of the historic Tudor garden south of the original manor house, this has not survived and was divided up when the terrace was developed in the late C18. Since then, the layout of the garden has changed several times and although it
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retains a few mature trees, the garden on its own does not retain particular value as a designed landscape. The extensive concrete crazy paving used for car parking detracts from the setting of the back of the house.
Social and communal value - Negligible 5.20. The building does not retain particular social or communal value and while it was used for a short length of time by the London’s Child Guidance Clinic (before WWII) and by the Friends of War Victims Relief Committee during and slightly after the war, these uses were short-lived and did not leave a particularly strong mark in the communal memory of the area.
Contribution to the Canonbury CA - High 5.21. The special townscape context comprises several layers, including the earliest areas around Canonbury Place (including the site), followed by the development of terraces around Canonbury Square and later residential developments of semi-detached villas further south and east of the site. Canonbury House, together with the Tower and nos. 1-5 Canonbury Place form the nucleus of the Canonbury Conservation Area as it is the location of the mediaeval and the Tudor manor house complex of which elements survive in the interiors of nos. 6-9 Canonbury Place together with Canonbury Tower, the earliest building in the area. Nos. 1-5 Canonbury Place follow the timeline of development and post-date the Tudor south range. Therefore, the terrace is very much part of the historical narrative of the area. In the wider context, the CA traces the boundaries of the original Canonbury Estate, owned by the Marquess of Northampton. This, coupled with the site being at the nucleus of the historic Canonbury House, is of high architectural and historic significance as a townscape.
Statement of Significance 5.22. No. 1 Canonbury Place is located in an historic area at the heart of Canonbury, in the southern section of the mediaeval and Tudor manor complex. Elements of the manor complex built by William Bolton and significantly rebuilt by Sir John Spencer in the C16 still survive. It is likely that nos. 1-5 trace the original line of the Tudor south range. No. 1 forms the end of a terrace of five houses which was built after the Tudor range was demolished in the mid C18. The house is significantly larger in footprint and massing compared to the other properties in the terrace comprises of three principal building phases between 1760-1820s. Most significantly, these include the western extension of the building between 1780-1800 and the addition of a third, mansard floor sometime between 1800 and 1820.
5.23. Later alterations appear to be to the internal fabric only. The various phases of the building are still legible in the room layout although C20 changes to convert top floors for use as an office / residential space have included the addition of modern partition walls and coffers between a steel roof structure. The decorative features in the principal rooms largely survive and have been detailed in the accompanying appendices (Appendices D and E). However, these appear to be of a later date than the west extension. The garden extending south of the building originally formed the western section of the garden to the Tudor manor house (the garden pavilions marking the extent of Canonbury manor have been extended and amalgamated into the properties on Alwyne Place and Alwyne Villas). Overall, the site retains high historic and architectural value and contributes towards the significance of the Canonbury Conservation Area.
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Table 4. Summary of the significance of no 1 Canonbury Place
Value Intrusive Negligible Low Medium High 1. Age and rarity 2. Aesthetic value 2.1. Exterior 2.2. Rear garden 2.3. Interior 3. Evidential value 3.1. Exterior 3.2. Interior 4. Historic (associative) value 5. Group value 6. Designed landscapes 7. Social and communal value 8. Landmark value 9. Contribution to the CA
OVERALL SIGNIFICANCE
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6. ASSESSMENT OF PROPOSED WORKS
6.1. The following section assesses the proposals essential repairs to no. 1 Canonbury Place. The following assessment should be read in conjunction with the submitted application drawings and Design and Access Statement by EBA (January 2018) and other relevant supporting information. These are very detailed and this section is a summary of assessments of all the works, even if not every one is mentioned individually.
6.2. Levels for assessing magnitude of change are: negligible, minor, moderate and major. Types of change can be beneficial, adverse or neutral.
Description of proposals 6.3. The proposals largely comprise of two main elements to the interiors: i. Demolition and removal of modern additions (see ‘Demolition’ drawings, refs. 2000- 2007); and ii. Limited alterations to interiors to convert the building into office use (see Builders’ Work drawings, refs. 2100-2110 and General Arrangement drawings)
6.4. The opening up to date has only been that which has been necessary: visible dry and wet rot which implied significant decay behind finishes; removal of modern fittings with no significance which has in some places revealed understanding of the original form of the building; creating access to voids, such as the encapsulated roof in the west wing or the unbonded junction of the south garden wall to the Phase 1 west wall, which has also revealed weakness in the primary structure needing repairs.
6.5. Cumulatively, the proposed works will be in keeping with the late Georgian character of the interiors of no 1 Canonbury Place. All new work will match existing original work in terms of choice of materials, method of construction and finished appearance. Thus, the significance of the interiors is not considered to be significantly altered by the proposals and can be considered an improvement upon the current layout and detailing. Instead, it is assessed the architectural and historic significance of the building will be enhanced through the removal of modern, unsympathetic additions and through the repair of the original features and fittings.
6.6. The proposals have been sensitively designed to respect the character of the original building and are therefore in accordance with the relevant policy, legislation and guidance set out in Chapter 2. Overall, the refurbishment works will not harm the surviving original detailing of the interiors, with the original plan form clearly discernible and the significant architectural detailing of the building retained. The works are carefully designed and considered in their approach, having regard to the significance of the building.
6.7. The proposed works have been described in detail in the various sets of drawings and this assessment will not assess all of the proposals individually. Instead, a summary table for each floor has been provided to assess the cumulative effects of the proposed works (Table 5).
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Table 5. Summary assessment of proposed works
Room ref Proposed works Degree/ Comments type of change LOWER GROUND FLOOR
Basement Replastering walls – SIKA Minor, beneficial Waterproof render is needed to generally render to retaining walls; lime protect against water pressure; render elsewhere lime elsewhere to keep walls vapour permeable. B1.05 Removal of modern blockwork Moderate, Original fabric will be revealed; from west wall beneficial enhancement B1.01 & B1.02 Removal of modern WC Moderate, Original fabric and room size will fittings and stud partitions beneficial be revealed; enhancement B1.01 & B1.02 Formation of a new opening in Minor, adverse Limited loss of original brickwork brickwork wall B1.03 Removal of modern stairs Moderate, Original layout of the room (ST3) beneficial reinstated, enhancement B1.03 Removal of stone floor Minor, adverse Limited harm resulting from loss of original fabric B1.04 Addition of new stud walls Minor, neutral Original fabric retained, no harm B1.07 & B1.08 Removal of modern stud wall Moderate, Original room size restored, beneficial enhancement B1.09 Block up existing opening and Negligible, adverse Limited loss of original brickwork form new opening in NE corner GROUND FLOOR G2.03 Addition of a new pair of Minor, neutral This is a modern partition, added doors in the west wall some time in the late C20, no harm G.2.02 Removal of glass screen Minor, beneficial Removes modern insertion to restore impact of Corinthian columns G2.01 Removal of modern stairs Moderate, Original layout of the room and (ST3) beneficial floor reinstated: enhancement G2.01 Repair of stone floor and Moderate, Stones are cracking due to flexing supporting structure beneficial supporting structure. Authenticity underneath of double stone design to be investigated G2.04 Remove all four cabinets Negligible, neutral These are an early C20 addition and their removal was approved in the last planning permission (2016) G2.04 Joint reinforcement in Minor, beneficial Two key load-bearing walls not brickwork connected structurally FIRST FLOOR First floor Remove all wall paper, make Minor, beneficial Original fabric will be revealed; generally good walls, replace loose lime enhancement plaster like for like, fine fill, lining paper, decorate F3.02 Modern wall lining on the Moderate, NA west wall removed and rebuilt beneficial
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Room ref Proposed works Degree/ Comments type of change F3.05/ST2 Remove modern door frame Minor, beneficial Original fabric will be revealed; enhancement F3.04 SW & SE corner will be cut Moderate, The repairs will significantly back to remove loose plaster & beneficial improve the condition of this allow investigation of timbers section of the building which has of enclosed roof. Wet rot has been significantly damaged by affected to SE corner support water ingress and wet rot, so an area for access to enhancement. replace timbers will be and new replacement ceiling in lathe and lime plaster formed
SECOND FLOOR Second floor Remove all wall paper, make Minor, beneficial Original fabric will be revealed; generally good walls, replace loose lime enhancement plaster like for like, fine fill, lining paper, decorate S4.07 Existing opening (SD3) Moderate, neutral All modern fabric, no harm removed and new opening formed, including removal of modern partitions and doors S4.04 New east and north walls: lime Minor, neutral Replacement of modern studwork plaster and set to lathe to both walls, no harm faces studwork S4.06 / S4.05 SD7 blocked up Minor, neutral Modern opening, no harm
THIRD FLOOR Third floor Generally remove all wall Minor, beneficial Original fabric will be revealed; generally paper, make good walls, enhancement replace loose lime plaster like for like, fine fill, lining paper, decorate T5.06/T5.05 Removal of modern stud wall Moderate, Original layout of the rooms T5.04/T5.03 beneficial reinstated, enhancement T5.07/ST2 Removal of modern door Minor, neutral Modern fabric replaced, no harm frame and replacement with new fireproof glazed screen opening MAIN ROOFS Main roofs New slates, new leadwork, Moderate, Condition of the building will be rebuild flat gutters, new RWDP beneficial significantly improved, to NE corner, repoint enhancement chimneys and replace copings to party wall
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7. CONCLUSIONS
7.1. This Heritage Assessment has been prepared by Ettwein Bridges Architects (‘EBA’) on behalf of the owners of no 1 Canonbury Place, LB Islington. This report assesses the heritage significance of the existing building.
Site context and designations 7.2. The building is located on Canonbury Place, which is a cul-de-sac off Alwyne Villas. No 1 is the end of terrace comprising altogether five houses. No 1, together with nos 2-5 are listed all Grade II (nos 1-5, HE ref. 1205846) and is located within the Canonbury Conservation Area. The site is within an Archaeological Priority Area (APA 18) as defined by LB Islington (2013). A historical group of buildings originally part of the Canonbury House are located north of the site. Several of these buildings are list. These include the following: - Grade II Canonbury House (HE ref. 1280446) - Grade II* Canonbury Tower (HE ref. 1280424) - Grade II* Nos 6-9 Canonbury Place (HE ref. 1195507)
Site history 7.3. 1 Canonbury Place was built in the late C18 (1780 is marked on the hopper heads) in place of the demolished Tudor south range of Canonbury manor house (by Sir John Spencer). It is an end of an early Georgian terrace amalgamated a series of later building phases, most significantly dating from between 1760-1820s with less significant alterations carried out in the C19 and C20. In the 20th century, the building was occupied by several notable organisations and persons, including it being used as a Child Guidance Clinic before WWII and as an architectural office by Sir Basil Spence (1956-1974). The latter is commemorated with an English Heritage Blue Plaque as well. It is located in the nucleus of the historic Canonbury area (its architectural and historic significance recognised by a Conservation Area).
Existing condition and site investigations 7.4. The building has been empty for a number of years and has been affected by rainwater ingress from blocked rainwater hoppers on the south elevation. In order to investigate its impact, a programme of careful opening up has been implemented (with the approval of Kristian Kaminski, Conservation Officer for the London Borough of Islington). This has revealed a great deal about the damage caused by the damp, the general condition of the house and the existence of an encapsulated original roof between the upstairs main room and the third floor (see Room by Room Photographic Survey, January 2018). The condition of the house is further recorded in the Room by Room photographic survey (February 2018, EBA). The defects in the structure are identified in the Structural Report by Michael Hadi Associates, along with options for repair (February 2018, EBA).
Significance of 1 Canonbury Place 7.5. No. 1 Canonbury Place is located in a historic area at the heart of Canonbury and is located on the site of the original southern section of the mediaeval and Tudor manor complex. No. 1 forms the end of a terrace of 5 houses which were built after the Tudor range was demolished in the mid C18. The house is significantly larger in footprint and massing compared to the other properties in the terrace comprises of several building phases between 1760-1820s. Most significantly, these include the western extension of the building between 1780-1800 and the addition of a third, mansard floor sometime between 1800 and 1820.
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7.6. The original external decorations dating from the extension of the building in the late C18 elements survive as does the general layout of the garden space to the west and south. The stable block and other ancillary buildings have been removed and replaced with a modern, late C20 garage/shed which detracts from the classical elevation of the Georgian building. The rear elevation of the building is the most altered from the three sides with modern openings created on the top floors and cement render added to the entire western and lower parts of the eastern sections of the elevation. This has had a detrimental effect on the breathability of the wall and created a significant damp problem in the SW corner of the building.
7.7. Overall, evidence of several historical phases of the building retain high historic and architectural value and the building contributes towards the significance of the Conservation Area as one of the earliest phases of development of the Canonbury area.
Assessment of proposals 7.8. The proposals for repairs and alterations have been sensitively designed to respect the character and fabric of the original building and are therefore in accordance with the relevant policy, legislation and guidance set out in Chapter 2. Overall, the refurbishment works will not harm the surviving original detailing of the interiors, with the original plan form clearly discernible and the significant architectural detailing of the building retained. The works are carefully designed and considered in their approach, having regard to the significance of the building. Overall, the architectural and historic significance of the building will be enhanced through the removal of modern, unsympathetic additions and through the repair of the original features and fittings.
February 2018 Ettwein Bridges Architects
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8. SOURCES
PRIMARY SOURCES:
LB Islington Planning Department London Metropolitan Archives
SECONDARY SOURCES:
A P Baggs, Diane K Bolton and Patricia E C Croot, 'Islington: Growth, Canonbury', in A History of the County of Middlesex: Volume 8, Islington and Stoke Newington Parishes, ed. T F T Baker and C R Elrington (London, 1985), pp. 19-20. British History Online, http://www.british- history.ac.uk/vch/middx/vol8/pp19-20 (accessed 6 October 2017)
Dawkins, Peter (undated) Canonbury Place and Tower https://www.fbrt.org.uk/pages/essays/Canonbury_Place_&_Tower.pdf
DCLG (March 2012) National Planning Policy Framework (NPPF) https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/6077/2116950. pdf
DCMS (March 2010) Principles of Selection for Listing Buildings https://content.historicengland.org.uk/content/docs/guidance/principles-of-selection-for-listing- buildings-2010.pdf
Historic England (March 2015) GPA 2 - Managing Significance in Decision-Taking in the Historic Environment https://historicengland.org.uk/images-books/publications/gpa2-managing-significance-in- decision-taking/
Historic England (May 2016) HEAN 7: Local Heritage Listing https://historicengland.org.uk/images-books/publications/local-heritage-listing-advice-note-7/
Jenkins, S (2012) Landlords to London: The Story of Capital and Its Growth, https://books.google.co.uk/books?id=UWR4w9apCHoC&dq=Marquess+of+Northampton%27s+Lon don+Estate+canonbury&source=gbs_navlinks_s
LB Islington (2013) Local Policies: Development Management Policies
Mayor of London (2015) FALP https://www.london.gov.uk/priorities/planning/london- plan/draft-further-alterations-to-the-london-plan (accessed 15 June 2015)
LB Islington (undated) Canonbury CA https://www.islington.gov.uk//~/media/sharepoint-lists/public- records/environmentalprotection/businessplanning/policies/20112012/20120303ca08canonbur ydesignguidelines
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