London Borough of Redbridge COUNTIES AND GROVE ESTATES, WANSTEAD CHARACTER APPRAISAL Draft No. 2 July 2008 Changes in blue For further discussion in red This document has been prepared on behalf of the London Borough of Redbridge by: The Conservation Studio, 1 Querns Lane, Cirencester, Glos GL7 1RL Tel: 01285 642428 Email: [email protected] Web: www.theconservationstudio.co.uk Counties and Grove Estates, Wanstead - Draft #2 2 CONTENTS: 1. Introduction 1. 1 The Counties and Grove Estates, Wanstead 1. 2 Purpose of the appraisal 1. 3 Planning policy context 1. 4 Residential Precincts 1. 5 Community involvement 2. Location and Uses 2. 1 Location 2. 2 Activities and uses 3. Historical Development 4. Spatial Analysis 4. 1 Layout and spaces 4. 2 Relationship of Buildings to Spaces 4. 3 Trees and boundaries 4. 4 Public realm 5. Building Styles and Materials 6. Negative Features 6. 1 Loss of architectural details 6. 2 Alterations to the plots 6. 3 Incremental development 6. 4 Modern buildings 7. Comparison to other designated areas 7. 1 Introduction 7. 2 Comparison 8. What can be achieved? 9. Conclusions 10. Recommendations Appendices Appendix 1 Townscape Appraisal map Appendix 2 References The Conservation Studio – July 2008 Counties and Grove Estates, Wanstead - Draft #2 3 1. Introduction 1. 1 The Counties and Grove Estates, Wanstead These two residential estates form part of the suburban edge of Wanstead in the London Borough of Redbridge. They lie to the east of Wanstead High Street and the Wanstead Village Conservation Area, which was designated in 1970. The area was developed from the early 20th century on the former grounds to Grove Park, a large house which has long since been demolished. The Grove Estate was laid out from the 1880s in a piecemeal fashion along The Grove and The Avenue, which formed a grid through former parkland. The Counties Estate was developed in a planned manner on a set of nine newly constructed roads from the beginning of the 20th century. 1. 2 Purpose of the appraisal This appraisal for a proposed conservation area has been written by The Conservation Studio on behalf of the London Borough of Redbridge. It was prepared in May 2008 and was followed by a process of community engagement. The appraisal assesses the special architectural and historic interest of both estates and considers their suitability for inclusion in either an extension to the Wanstead Village Conservation or as separate designations. The area has also been considered for its suitability as a Residential Precinct, a local designation. The assessment has been undertaken at the request of local groups who are concerned about local development pressure and the threat it poses to the perceived special character in the area. It will be used by the Council to determine whether to consider designating all or part of the estates as a conservation area. Should designation be the preferred option, this document will also be used by the Council in considering proposals for demolition or alteration of buildings, as well as for new developments. Furthermore, it will help property owners and developers to take account of the importance of buildings, features, spaces and landscape within and adjacent to the Conservation Area. Preparation of the appraisal involved an extensive survey of the conservation area undertaken in April 2008. The omission of any particular feature does not imply that it is of no significance. 1. 3 Planning policy context Conservation Areas are defined as ‘areas of special architectural or historic interest the character or appearance of which it is desirable to preserve or enhance’ in the Planning (Listed Buildings and Conservation Areas) Act 1990 (The Act). Local Planning Authorities are required by the Act to identify the The Conservation Studio – July 2008 Counties and Grove Estates, Wanstead - Draft #2 4 parts of their area that should be designated as conservation areas and to formulate and publish proposals to preserve or enhance them. Local authorities must submit proposals for the protection and enhancement of conservation areas for consideration at a public meeting within the relevant area. They must also have regard to any views expressed by people attending the meeting. Broadly, the effects of designation are: • Conservation Area Consent must be obtained from the local planning authority or Secretary of State prior to the substantial or total demolition of any building or structure within a conservation area, with some exceptions; • The local planning authority must consider the desirability of preserving or enhancing the character or appearance of the conservation area when assessing applications for change in conservation areas; • Permitted development rights are slightly different in conservation areas; • Permission is required from the planning authority to fell or lop a tree over a certain size. The application of these controls through the planning process is guided by Policy Planning Guidance 15: Planning and the historic environment (PPG15). Since its publication in 1995, certain aspects of PPG15 have been updated with the issue of subsequent advice in the form of circulars. For instance, Circulars 01/01 and 09/05 (Handling Heritage Applications) should be read in conjunction with PPG15. As well as receiving statutory protection, conservation areas are protected by regional and local planning policies. Relevant policies include: • The London Plan Spatial Development Strategy for Greater London - February 2008, Policies 4B. 11 to 4B. 15. • London Borough of Redbridge Local Development Framework (LDF): ° Core Strategy - adopted March 2008 - Strategic Policy 3 (Built Environment) ° Borough Wide Primary Policies – adopted May 2008 - Policy E3 (Conservation of the Built Heritage) 1. 4 Residential Precincts In addition to the 15 conservation areas in the Borough, some other areas that do not meet the stricter criteria for conservation area designation have been awarded Residential Precinct status. There are currently 9 of these designations in the London Borough of Redbridge. Residential Precincts are not afforded any legal protection under the Planning Acts, but the Council has adopted policies within its LDF for the preservation of its Residential Precincts. The Conservation Studio – July 2008 Counties and Grove Estates, Wanstead - Draft #2 5 These policies are a material consideration for any developments requiring planning permission. The advisory leaflet “Residential Precincts in Redbridge”, which is published by the London Borough of Redbridge, states that Residential Precincts are: “well preserved, good quality, representatives of a kind of development, the residential estate, that is widespread in the Borough.” 1. 5 Community involvement The survey of the Counties and Grove Estates and this subsequent character appraisal was commissioned by the London Borough of Redbridge at the request of The Counties Residents’ Association and the Wanstead Society. As such, the local residents have instigated this work, but in addition they will also be consulted via a process of community involvement to identify the following: • The special characteristics of the Counties and Grove Estates • The key negative features and issues • A range of possible actions that would mitigate or offset these detractors The consultation began with the distribution of a questionnaire to every property in the area that has been defined at the beginning of the project, as shown below. [Insert Map here] Local residents will be informed of the availability of a draft version of this document for their consideration and their views on its content will sought. Responses to this draft, including those of Council staff, will be taken into account in reaching a final agreed document. (NB: Unsure of the extent to which residents will be allowed access to this report as part of the consultation process.) 2. Location and Uses 2. 1 Location The Counties and Grove Estates lie in east London, about seven miles (10 km) to the north-east of the City of London, close to the heart of Wanstead Village. The southern boundary of the Estates is defined by the busy A12 (also called the Eastern Avenue), and its western edge by Wanstead High Street. Public open space and 20th century development lie to the west and north, while the River Roding and the A406 North Circular Road leads in a north south direction further to the west. The Conservation Studio – July 2008 Counties and Grove Estates, Wanstead - Draft #2 6 2. 2 Activities and uses The Estates are predominantly residential areas. Most of the facilities used by the residents are located in the busy and well stocked High Street to the west. However, the Wanstead Central Bowls Club has been long established in Nutter Lane on land adjoining a substantial sports ground. There is a strong community spirit in the area, which has led to the formation of the Counties Residents’ Association. 3. Historical Development The Counties and Grove Estates lie within the former county of Essex which was largely a rural area until the Inter-War years. Wanstead appears in the Domesday Survey of 1086 as Wenesteda and the manor was held by the Bishop of London. In the Middle Ages Wanstead was sparsely populated and contained woodland on the southern fringes of Epping Forest. Wanstead Flats, an area of heathland, also covered a large part of the parish. To the west of the current location of the Counties and Grove Estates stood a medieval church, which was replaced in 1790. The manor house was situated next