Conservation Area Appraisal Northwold and Cazenove

Transcription

1 Conservation Area Appraisal Northwold and Cazenove September 2010 PJ44453

2 2 This Appraisal has been prepared by Ann Robey (contact: on behalf of London Borough of Hackney. All images are copyright of Hackney Archives / LBH, unless otherwise stated London Borough of Hackney, LA08638X (2006)

3 3 CONTENTS 1 Introduction 1.1 What is a Conservation Area? 1.2 Location and Context of the Conservation Area 1.3 The Significance of Northwold and Cazenove Conservation Area 1.4 The format of the Conservation Area Appraisal 1.5 Acknowledgements 2 Planning Context 2.1 National Policy 2.2 Local Policies 3 Historic Development of the Area 3.1 Archaeological Significance 3.2 Origins and Historic development 3.3 Historic Maps 3.4 Geology and Topography 4 The Conservation Area and its Surroundings 4.1 The Surroundings and Setting of the Conservation Area 4.2 General Description of the Conservation Area 4.3 Plan Form and Streetscape 4.4 Views, Focal Points and Focal Buildings 4.5 Landscape and Trees 4.6 Activities and Uses 5 The Buildings of the Conservation Area 5.1 Introduction 5.2 Character Areas Northwold South Northwold South Stoke Newington Common 5.3 Listed buildings 5.4 Buildings of Local Significance 5.5 Buildings of Townscape Merit 6 SWOT Analysis 6.1 Strengths 6.2 Weaknesses 6.3 Opportunities 6.4 Threats 7 Conclusions 7.1 Boundary of the Conservation Area 7.2 Significance of the Conservation Area.

4 4 APPENDICES Appendix A Schedule of Listed and Locally Listed Buildings Appendix B Bibliography Appendix C Further information

5 5 1 INTRODUCTION 1.1 What is a conservation area? A Conservation Area is an area of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance. Conservation Areas are very much part of the familiar and cherished local scene. It is the area as a whole rather than the specific buildings that is of special interest. Listed Buildings within Conservation Areas are also covered by the Listed Building Consent process. The special character of these areas does not come from the quality of their buildings alone. The historic layout of roads, paths and boundaries; characteristic building and paving materials; a particular 'mix' of building uses; public and private spaces, such as gardens, parks and greens; and trees and street furniture, which contribute to particular views - all these and more make up the familiar local scene. Conservation Areas give broader protection than listing individual buildings: all the features listed or otherwise, within the area, are recognised as part of its character. Conservation Areas enjoy special protection under the law. Below are some of the key requirements for works in conservation areas: You will need Conservation Area Consent to demolish a building in a conservation area. LB Hackney will seek to keep all buildings that make a positive contribution to the character and appearance of a conservation area. You must give us six weeks notice, in writing, before any work is carried out to lop, top or fell a tree in a conservation area. You can contact the Council s Tree Officer for advice and help. For further details see our page on trees. You will need to demonstrate that any development proposal preserves or enhances the character or appearance of a Conservation Area. Hackney has greater control over building work in Conservation Areas, including materials and detailed design. You may need to apply for planning permission for alterations or extensions that would not normally need planning permission, such as minor roof alterations, dormer windows or a satellite dish. If you are in any doubt about whether you need planning permission, you can contact the duty planner. Hackney also has greater control over the erection of advertisements and signs. For instance, Hackney has the power to control shop signs, posters or estate agents boards that would not normally need permission.

6 6 1.2 Location and Context of the Conservation Area The Northwold and Cazenove Conservation Area lies to the west of Upper Clapton Road and comprises a compact group of streets running westward towards Stoke Newington and northwards towards Clapton Common. Almost the whole area was developed on lands owned by the Tyssen-Amhurst family and built during the late Victorian period between 1870 and There are two distinctive residential areas; one to the south and one to the north of Northwold Road. The southern boundary is Evering Road between the junction of Rectory Road to the west and Brooke Road to the eastern end of Upper Clapton Road. It comprises the compact group of streets that cross Brooke Road and continue northwards to Northwold Road. This area was mostly built in the 1870s and early 1880s. The northern part of the Conservation Area are the roads running north of Northwold Road crossing the other main east-west route, Cazenove Road, and include Osbaldeston Road, Kyverdale Road, Fountayne Road, Filey Road and Forburg Road. This area was not completed until the 1890s. The third distinctive area of the Conservation Area is Stoke Newington Common and the surrounding terraces, including the eighteenth century Sanford Terrace to the west. Immediately adjacent to Northwold and Cazenove Conservation Area lay two of Hackney s other Conservation Areas. To the west is Stoke Newington Conservation Area and to the north, Clapton Common Conservation Area. 1.3 Significance of the Northwold and Cazenove Conservation Area Much of the surviving housing stock of Hackney comprises of housing originally built for the Victorian middle classes. The Northwold and Cazenove Conservation Area occupies an important place in the architectural history of Hackney because of the high quality and variety of types of the Victorian homes within it. The overall architectural style on the Tyssen-Amhurst Estate is distinctive and the area retains many desirable streets where people still want to live their lives. Due to the strength of the Tyssen-Amhurst family in controlling the housing development on their estate, there are similarities in the design of the speculatively built homes, but monotony has been prevented. The individual houses and terraces in the Northwold and Cazenove Road Conservation Area are much more varied than one might first imagine in this late Victorian suburb. Especially significant is the variety in the external decoration of these Victorian homes, one of the main ways in which the middle classes were able to set themselves apart as a class and to show their wealth and status. Decorative mouldings and stringcourses, plaster heads, different types of bay window and door surrounds abound in the area, emphasising fashion and subtle changes in taste of the developers and their potential tenants or purchasers. Another significant asset in the Northwold and Cazenove Road Conservation Area are the green and pleasant front gardens that have largely survived in many streets of the estate. Many Victorian suburbs throughout the capital have not been so lucky, where the fate of many front gardens is to have been paved-over and to have become little more than car parks.

7 Victorian suburbs were built for people whose work took them to the city, so they were built on parcels of agricultural land near to the expanding railway network. The location also needed to be attractive and healthy if the suburb was to succeed. Long term prosperity also depended on the provision of necessary public facilities such as shops, schools and churches. The Northwold and Cazenove Road Conservation Area had from the beginning all these necessities railway stations at Lower Clapton and Stoke Newington as well as trams and buses, important shopping streets in Upper Clapton and Stoke Newington and significant open spaces on Stoke Newington Common and Clapton Common. This unique area still has all the assets needed for a successful suburb and those living in the Northwold and Cazenove Road Conservation Area today not only have chosen the area for the variety of housing stock of different sizes and tenures that it offers, but also the excellent transport links, recreational green spaces and good shops The format of the Conservation Area Appraisal This document is an appraisal document as defined by English Heritage in their guidance document Conservation Area Appraisals and in the more recent document Understanding Place: Guidance on Conservation Area Appraisals (August 2005). The purpose of the document is, to quote from the English Heritage document, to ensure that the special interest justifying designation is clearly defined and analysed in a written appraisal of its character and appearance. This provides a sound basis, defensible on appeal, for development plan policies and development control decisions and also forms the basis for further work on design guidance and enhancement proposals. This appraisal describes and analyses the particular character of the Northwold and Cazenove Conservation Area. This includes more obvious aspects such as its open spaces, buildings, and architectural details, as well as an attempt to portray the unique qualities which make the area special. These include less tangible characteristics such as noise or smell, and local features which are unique to the area, such as the very special environment which is created in quiet residential streets in the south of the Conservation Area and in the open space of Stoke Newington Common, overlooked by fine the fine Georgian houses of Sanford Terrace. The document is structured as follows. This introduction is followed by an outline of the legislative and policy context (both national and local) for the Conservation Area. Then there is a detailed description of the geographical context and historical development of the conservation area and a similarly detailed description of the buildings and the three different Character Areas of Northwold and Cazenove Conservation Area. These areas are Northwold South (the short streets, Jenner, Benthal, Maury and Norcott) running south from Northwold Road, crossing Brooke Road and ending in Evering Road and Northwold North which comprises the long s -shaped streets of Osbaldeston, Fountayne, Kyverdale, Chardmore and

8 Forburg Roads running to the northern boundary of the Conservation Area at Upper Clapton Road, opposite Clapton Common. The third distinctive area is the terraces adjacent to and including the open space of Stoke Newington Common, which includes the Grade II Sanford Terrace. A number of Appendices contain supplementary information including schedules of the streets within the Conservation Area, listed and locally listed buildings. Appendix C provides a bibliography. Appendix E notes sources of further information, and a copy of the Council s Cabinet Report adopting the Conservation Area Boundary and Appraisal is included in Appendix F Acknowledgements This appraisal has been prepared with the help and assistance of the Cazenove Area Action Group, who have contributed background research which helped in the drafting of the document and who have made comments on the proposals contained within it. Conservation Area Advisory Committees consist of local residential and business interests as well as representatives of local historical, civic and amenity societies. They assist Hackney Council in considering applications that may affect the character or appearance of a conservation area, by commenting on planning applications. For details of how to become involved with your local Conservation Area Advisory Committee please contact the Hackney Society, contact details of which are given in Appendix E.

9 9 2 PLANNING CONTEXT 2.1 National Policies Individual buildings of special architectural or historic interest have enjoyed a means of statutory protection since the 1950s, but the concept of protecting areas of special merit, rather than buildings, was first brought under legislative control with the passing of the Civic Amenities Act in A crucial difference between the two is that listed buildings are assessed against national criteria, with lists being drawn up by the government with advice from English Heritage. Conservation Areas, by contrast, are designated by local authorities on more local criteria, and they are therefore very varied - small rural hamlets, mining villages, or an industrial city centre. However, general guidance on the designation of Conservation Areas is included in Planning Policy Guidance Note 15 (PPG15), which sets out the government s policies on the historic built environment in general. By the summer of 2005, the London Borough of Hackney had designated 25 Conservation Areas. 2.2 Local Policies Legislation and guidance has emphasised the importance of including firm Conservation Area policies in the Unitary Development Plan (UDP), which must in turn be based on a clear definition of what constitutes that special architectural or historic interest which warranted designation in the first place. The Environmental Quality chapter of Hackney s Unitary Development Plan of 1995 contains Policies EQ11 to 15, concerning the designation and control of Conservation Areas. The justification to Policy EQ15 explains that the existing historic areas within the Borough fall roughly in four groups, and as staff resources permit, the Council will consider the designation of further Conservation Areas, and the amendment of boundaries to existing Conservation Areas. These groups are: Town centres and village cores: with buildings of varying age and type that will also include Georgian and Victorian ribbon development; for example, Dalston Lane and Broadway Market. Residential areas: especially areas characterised by villas a particularly well developed Hackney building type. Open spaces and their settings: for example, London Fields and Stoke Newington Common. Industrial Heritage: for example, the Regent s Canal and Waterworks Lane, Lea Bridge. The Northwold and Cazenove Conservation Area falls into both the second and the third group, as it comprises streets of mid to late Victorian housing of surprisingly

10 wide architectural variety and a small but ancient open space known today as Stoke Newington Common. Under the revised planning structure, following the enactment of the Planning and Compulsory Purchase Act (2004), the UDP is in the process of being replaced by a new Local Development Framework. Policies within the Framework will reflect national policies (as set out in para. 2.1), as currently reiterated in local policies, and therefore guidance contained within this Appraisal will be fully compatible with the revised planning structure. 10

11 11 3 HISTORIC DEVELOPMENT OF THE AREA 3.1 Archaeological Significance To the north-west of the Conservation Area, Stoke Newington Common forms part of an extensive Palaeolithic working floor containing flint instruments including axes, hammer stones and flakes which was discovered in the 1880s. Despite the nearby presence of Ermine Street, along which Kingsland Road and Stoke Newington High Street run, few artefacts of the Roman period have been discovered apart from some stone coffins in Upper Clapton. Other notable finds in the vicinity are a stone sarcophagus, discovered in Lower Clapton and the discovery in the 1980s of a Saxon longboat (c.950 AD) on the banks of the Lea in Clapton. There are no Scheduled Ancient Monuments in or near the Northwold and Cazenove Conservation Area, although Stoke Newington Common has archaeological significance. 3.2 Origins and Historic Development In the late Saxon period Hackney formed part of the manor of Stepney, which had been held by the Bishops of London since the early seventh century, when King Athelbert gave lands and their incomes to support St Paul s Cathedral. Hackney has no separate entry in the Domesday Survey of 1086, as it formed part of the Bishop of London s larger manor of Stepney until the sixteenth century, but the name is recorded in 1198 as Hacas ey, a Saxon word meaning a raised place in the marsh. The name Clapton is derived from the Old English Clop ton meaning farm on the hill and it is likely Anglo-Saxon farmers settled the area, as in nearby Stoke Newington. The prevailing activity was agriculture, with the land being occupied by the Bishop s tenants, who grew hay, corn and other foodstuffs for both the Bishop s household and for sale to the inhabitants of the nearby City of London. Early evidence suggests that there were ribbons of settlement along the road known from the fourteenth century as Clapton Street or Hackney Lane, part of the northern route between Stepney and Stamford Hill which later became known as Lower and Upper Clapton Road. From c.1800 the manorial courts distinguished the parts north and south of Lea Bridge Road, as Upper and Lower Clapton. Wealthy merchants built some large houses in the area during the sixteenth and seventeenth century, the most important of those in Upper Clapton being Brooke House (dating from the fifteenth century) which occupied the site of the B6 College to the north of Lea Bridge roundabout. By the 1860s Brooke House was a mental asylum, and it survived until after the Second World War when it was demolished in , after partial bomb damage.

12 12 Figure 1: View of Brooke House and Upper Clapton Road C.1910 Hackney remained a favourite residence of wealthy Londoners from medieval times to the mid-nineteenth century. Additionally, descendants of Huguenot refugees, and a small but affluent Sephardic Jewish community, made their homes in Hackney from the end of the seventeenth century onwards. At the beginning of the nineteenth century there were a significant number of detached villas with large gardens on both sides of Upper Clapton Road, especially near Clapton Common. Indeed Dickens mentions the area in Sketches from Boz as a favoured area for City gentlemen in the 1830s. To the regular city man who leaves Lloyds at five o clock and drives home to Hackney, Clapton, Stamford Hill or elsewhere can be said to have any daily recreation beyond his dinner, it is his garden. He never does anything to it with his own hands, but he takes a great deal of delight in it notwithstanding, and if you are desirous of paying your attention to his youngest daughter, be sure to be in raptures over every flower and shrub it contains. Charles Dickens Sketches by Boz (1836) After the Reformation the manor of Stepney passed into the hands of the Wentworth family, but their indebtedness from the 1630s led to the separation of the Hackney manors and dispersal of their property. In 1697, after years of litigation, the two manors in Hackney; the main manor known as Lordshold and the smaller Kingshold, passed into the possession of Francis Tyssen. The family continued to purchase other lands in Hackney throughout the eighteenth century and by the 1830s the Tyssen-Amhurst family owned Hackney s largest estate, concentrated in the north-western part of the parish, especially in the Upper Clapton area. Roque s 1745 map shows very little settlement north of Brooke House, but lanes from Upper Clapton Road such as Dow s or Kate s Lane (later to become Northwold Road) can be seen to wind through the agricultural fields owned by the Tyssen-Amhurst s leading towards Stoke Newington Common. By 1821, it is evident that there was more building development along Upper Clapton Road and

13 Kate s Lane which had several clusters of cottages and houses along its course. Over 70 labourers families lived in Kate s Lane in 1821 and in 1827 complaints were made to the Parish Vestry about drinking, Sunday shopping and gambling in the brickfields in the area. Just ten years later, a plan of the landholdings of the Tyssen-Amhurst family shows Kate s Lane extensively built on from Upper Clapton Road to the corner of what was to become Fountayne Road. On the west side of Stoke Newington Common stood Sanford Place, which had been built in Figure 2: Detail of Map of 1821, showing development in Kate s Lane (later Northwold Road) By the 1860s it would still have been possible to view a rural scene in this part of Upper Clapton, with open fields, market gardens and nursery grounds (including a large tree nursery) and a dairy. However development was not far away and the brickfields that existed to the south in Brooke Road pointed the way forward for this part of Clapton. A map of 1868 shows the extent of the brickfields at that date. By 1868, a former cart way behind Brooke House formed the east end of Brooke Road, which continued as a footpath through the brickfields to Stoke Newington Common. A wide new street, Foulden Road (later to become Fountayne Road) had been formed and continued to the right to join Upper Clapton Road. This stretch was to become the eastern end of Cazenove Road. Within twenty years the whole area to the west of Upper Clapton Road had been released on building leases by the Tyssen-Amhurst s and under their control, a wide variety of individual builders had taken the land on leases to develop speculatively. Consistency in the design was achieved by strong estate regulation under the direction of Chester Cheston, Steward to the Tyssen-Amhurst Estate. The estate carefully regulated the leasing of building lots from the 1860s onwards. Their control accounts for the consistency of design and careful layout of the streets, the integrity of the streetscape and planting and most importantly the consistency, but not uniformity in the design of the houses built. The streets were named after parts of the family estates in Norfolk, Northumberland and Kent. Development of the area was also encouraged by better transport links. The railway reached Stoke Newington, Stamford Hill and Clapton in 1872, and this was rapidly followed in 1875 by workman s trams that travelled as far as Clapton Common. The area at once became more easily accessible to the city clerk and

14 thus more desirable to the middle classes who needed to commute to work, but did not have the wealth to have their own carriages. 14 Figure 3: Cazenove Road in 1880 By 1890s the brickfields to the south of Northwold Road had become Evering Road and the grid of streets running northwards towards Stoke Newington Common had been built on this part of the Tyssen-Amhurst Estate. A new large brick church, St Michael and All Angels had been erected in 1885 on the corner of Northwold and Fountayne Road as a place of worship for the middle class residents who were moving into the stylish villas and houses being built. Stoke Newington Common (saved for public use by the Metropolitan Commons Act of 1872) had been bisected by the Great Eastern Railway and further northwards, the Tyssen-Amhurst Estate had started to develop Cazenove, Osbaldeston and Kyverdale Roads running towards Clapton Common. Unlike much of Lower Clapton and Dalston the area did not decline socially during the 1920s and 1930s. Bombing during the Second World War took its toll, especially around Cazenove Road, Narford Road, Reighton Road and Bental Road. These streets took direct hits from VI flying bombs in To the north of Stoke Newington Common, there was extensive damage in Cazenove Road, Kyverdale Road, Osbaldeston Road, and Forburg Road and at the Upper Clapton Road end of Filey Avenue. Although some homes were rebuilt and repaired, many severely damaged homes were demolished and replaced by Local Authority lowrise flats and maisonettes during the 1950s. The Jewish population continued to grow in the area from the 1880s with the New Synagogue was transferred to Stamford Hill from London s East End in 1915, and the area remains home to a number of orthodox Jewish families.

15 15 Figure 4: Bomb damage Nos.1-17 Benthall Road September 1940 Further decline in the condition of many of the houses in the area continued into the 1970s, which led to demolition of some, especially in Cazenove Road and their replacement with blocks of flats and primary schools. Despite rising London house prices, gentrification has been very slow in coming to this part of Hackney even though fine houses of varying size are found throughout the Conservation Area. Only specific isolated streets such as Osbaldeston Road and the eastern end of Evering Road can be said to have been gentrified. Over the last thirty years some of the decline in the condition of the houses has been gradually reversed as the middle classes have returned and sensitive refurbishment of some of the property has occurred. But examples of extremely rundown homes still exist.

16 16 Figure 5: House in poor condition at No. 208 Evering Road Figure 6: Restored properties, Nos Evering Road Many medium sized houses have been subdivided into flats although some of the smaller properties have once again become family dwellings. The large houses that survive in Cazenove Road are all subdivided into up to six flats. A number of properties, especially in Cazenove Road, contain schools, synagogues and a large mosque.

17 Historic Maps Figure 7: Map of area in 1745

18 18 Figure 8: Map of 1821

19 19 Figure 9: Map of 1831

20 20 Figure 10: Map of 1868

21 21 Figure 11: Map of

22 Geology and Topography The London Borough of Hackney is located on a mixture of gravel, clay, brick-earth and alluvial deposits. Alluvium lies along the Lea and under Hackney Marsh. Brickearth can be found below Stamford Hill and Clapton Common, bounded on either side by tongues of London clay, which extend a little to the south of Hackney Downs. Towards the centre and the west are beds of Taplow gravel, covering much of the remainder of the remainder of the parish, except the area round Well Street Common and Victoria Park, which are on flood plain gravel. The highest point in the area is at Stamford Hill, the most northerly part of the Borough, which reaches 25 metres above sea level. From here, the land falls southwards to the valley of the Hackney Brook, which now lies in a culvert below the northern boundary of Abney Park Cemetery, and to the east, the River Lea. The Northwold and Cazenove Conservation Area lies over London Clay, overlain with brick earth to the south of Stoke Newington Common. The ground is relatively level, lying at about 25 metres above sea level, rising to about 30 metres to the north and west. A natural stream, the Hackney (formerly Manor) Brook runs along the route of Northwold Road and to the north of Stoke Newington Common and onwards to the north side of the Abney Park Cemetery, although now it is completely culverted below ground. 4 THE CONSERVATION AREA AND ITS SURROUNDINGS 4.1 The Surrounding Area and Setting of the Conservation Area The Northwold and Cazenove Conservation Area lies within the London Borough of Hackney, which itself is some five miles to the north of the River Thames. The eastern boundary of the Borough is formed by the River Lea, which meanders in a southeasterly direction from Tottenham down to the Thames at Canning Town. To the west lies Finsbury Park and Highbury, and to the south, the City of London. The principal settlements are Stoke Newington, Clapton, Hackney and Shoreditch. The Northwold and Cazenove Conservation Area lies on the northwestern side of the Borough, to the west of Upper Clapton Road and is bounded on the eastern side by the Railway line. To the northwest corner lies Stoke Newington Conservation Area, and to the northeast lies Clapton Common Conservation Area, which abuts Springfield Park and slopes down to the River Lea and the marshes. 4.2 General Description of the Conservation Area The Conservation Area consists of three distinctive areas. Northwold South, Northwold North and Stoke Newington Common. Northwold South is the area south of Northwold Road with the two main east to west routes of Evering and Brooke Roads running from Upper Clapton Road towards Stoke Newington. Off these streets are a series of smaller roads (Jenner,

23 Maury, Benthal, Norcott, Alconbury, Gelderston, Narford and Reighton Roads). This area is residential, apart from Northwold Road School, a former Board School built in The second distinctive area of the Conservation Area is Northwold North, which comprises the compact series of S shaped streets that run from Northwold Road to Clapton Common, crossing Cazenove Road. They are Kyverdale, Osbaldeston, Fountayne, Forburg and Chardmore Roads and Filey Avenue. The area is mostly residential and the streets are generally wider than in the southern part of the Conservation Area. Along Cazenove Road there are a large number of educational establishments and places of worship. At the Northwold Road end of Filey Avenue there is the Church of Saint Michaels and All Angels. 23 Figure 13: General view of Forburg Road The third part of the Conservation Area comprises Stoke Newington Common and a few terraces that overlook the open space, including the eighteenth century Sanford Terrace. Almost all of the Northwold and Cazenove Conservation Area was built in a thirtyyear period between 1865 and 1895 on land owned by the Tyssen-Amhurst family. It is an excellent example of a late-victorian residential estate built under the strict control of the ground landlord, but with different builders undertaking specific terraces or streets, which resulted in a variety of different house types and designs, but with a uniformity that gives the whole area a distinct character and integrity. The almost universal building material is buff London stock brick, with painted architectural embellishments such as window architraves, cills, stringcourses, and eaves cornices and painted moulded capitals.

24 Plan Form and Streetscape Cazenove Road, Fountayne Road, Brook Road and Evering Road are all wide leafy open streets, with the houses (generally built as terraces) lying well back behind large front gardens. These gardens usually sit behind brick walls and/or hedges. Apart from Cazenove Road, where many of the spacious front gardens have become hard-standings for cars, the survival of these gardens is remarkable throughout the Conservation Area and helps to preserve a green and open aspect to the area. In the narrower roads, notably Osbaldeston and Forburg Road and even in front of the cottages In Gelderston Road many front gardens are well maintained. Plentiful street trees, especially in Northwold North, which were part of the initial planning of the estate, make the streets green and leafy. The planned nature of the area is evident in the long, curving parallel streets. The streets are arranged to maximise street frontages, leaving no back-land plots. The areas to the rear of the terraces are exclusively given over to gardens and are devoid of development. The open, rear garden plots are an important characteristic of the Conservation Area. The rear of the houses often had small extensions which projected out from the main block fronting the street. These generally contained service rooms, and they give the rear of the rows a distinct architectural rhythm. 4.4 Views, Focal Points and Focal Buildings Views in the Northwold and Cazenove Conservation Area are limited by the densely built-up street frontages, and by the relatively flat topography. However, Stoke Newington Common and its many mature trees do play a special role in providing a focal point for views from Northwold Road, Sanford Terrace and from the southern ends of Fountayne, Osbaldeston and Kyverdale Roads. The curves of certain streets, notably Osbaldeston Road and Fountayne Road with their mature London plane and lime trees are also important focal points within the Conservation Area. The Church of Saint Michael and All Angels and Northwold Road School are taller buildings than the rest of the Conservation Area and are focal buildings. 4.5 Landscape and Trees Stoke Newington Common is the only publicly accessible open space or landscape of any significance in the Conservation Area. Mature London plane trees were planted on the Common at the end of the nineteenth century and today have reached maturity. Local residents have recently planted small saplings of many different species on the Common to enhance biodiversity. Other important trees within the Conservation Area relate to the principal street frontages, although when viewed from side streets, those to the rear gardens often make important contributions to the appearance of the Conservation Area. The

25 most important of these trees are found in Fountayne Road, the widest street in the Conservation Area, which is lined with large, mature, pollarded London plane trees. At the southern end of the Fountayne Road on the corner of Northwold Road there are further impressive lime trees within the grounds of Saint Michael and All Angels and the adjacent Vicarage. Cazenove Road also has mature pollarded plane trees for much of its length. There is another significant green open space around Jubilee Primary School in Filey Avenue and Cazenove Road, which although not publicly accessible makes an important contribution to the appearance of the Conservation Area. 25 Figure 14: General View of Trees In Fountayne Road 4.6 Activities and Uses The Conservation Area is almost totally residential. Apart from a few shops with residential accommodation above on Northwold Road and the church of St Michael and All Angels on the corner of Fountayne Road and Northwold Road, the area comprises predominantly two, three and four-storey houses, many arranged in terraces. There are several schools in the area and on Cazenove Road there are a number of Synagogues and a Mosque. The main general shopping streets lie outside the Conservation Area, in Stoke Newington Church Street and High Street to the west; Upper Clapton Road to the east and in Oldhill Street to the north, where a wide variety of specialist Jewish shops are located. There are primary schools in Filey Avenue, Northwold Road and Cazenove Road. Stoke Newington Common is a valuable open space in the centre of the Conservation Area and provides leisure facilities in an informal way and is popular with dog walkers and families. However, the Common is crossed by the railway and is surrounded by busy main roads and therefore its recreational potential is somewhat limited. At the northern boundary of the Conservation Area to the ends of Osbaldeston, Forburg and Chardmore Roads lies the open space of Clapton Common.

26 26 Figure 15: Shops on corner of Northwold and Fountayne Road in THE BUILDINGS OF THE CONSERVATION AREA 5.1 Introduction and Local Building Characteristics, Detailing and Materials The built form of the Northwold and Cazenove Conservation Area is primarily composed of nineteenth century residential buildings arranged in terraces, varying in height from street to street but displaying a general uniformity. The groups of terraced properties were not built in a piecemeal way, but as a planned whole, resulting in long terraces of matching properties. There is a hierarchy of building height from street to street; in the smaller side streets, the frontages are usually only two or sometimes three-storey. The majority of the buildings in the Conservation Area were constructed in the same period, between the 1865 and about 1895 and they were built as continuous terraces that have a uniformity of scale, plot width, building height and massing which provides the cohesive townscape, which characterises much of the Northwold and Cazenove Conservation Area.

27 27 Figure 16: Parapets at Nos. 1-5 Narford Road In all of the streets front gardens, of varying size were provided, bounded by brick walls or ornate cast iron railings, with modest gardens to the rear. Soft landscaping trees and hedges were also planted, as the majority of these buildings were in residential use. Relatively short, thin rear gardens were also provided. These gardens are generally hidden from public viewpoint, but their open nature, distinctive plot divisions, trees and boundaries contribute to the overall quality and character of the Conservation Area and the setting of the houses. The use of buff London stock brick, with natural slate roofs, is almost universal for the later nineteenth century buildings, with the terraces enlivened by the use of red brick dressings with white stucco and mouldings. In the 1880s false timber framing was placed in gables (as in Chardmore Road and Forburg Roads) and other forms of decoration became increasingly common as the Arts and Crafts Movement became popular. After the 1850s and the coming of the railways Welsh slate became the most popular roofing material and the roofs of most of the buildings in the Conservation Area are covered in this material, although some have regrettably been replaced using concrete tiles. Concrete tiles are much heavier than Welsh slate, and their use can cause long-term problems with the roof structure. Additionally, their colour, shape and contouring does not replicate the appearance of the original slate. Inappropriate artificial slate has also been used in places, which again does not replicate the texture and characteristics of Welsh slate.

28 28 Figure 17: Parapets at Nos Benthal Road Within the Conservation Area, some streets have roofs that are not immediately visible, as parapets run the length of some of the terraces. It is unusual for the parapets to survive in their original form for the whole length of the street, as originally built. This is the case in sections of Brook Road, Narford Road and Benthal Road. Parapet facing are usually built from brick with stone or stucco embellishments, creating moulded cornices. These features should be reinstated where appropriate.

29 Character Areas There are three general character areas in the Northwold and Cazenove Conservation Area; Northwold South, Northwold South Northwold Road Northwold Road, which runs from Upper Clapton Road to Stoke Newington Common has had a variety of names during its history and is the oldest way through from Clapton to Stoke Newington. In 1745 it was called Dow s Lane and was entirely devoid of building except to the immediate north of Stoke Newington Common. By 1799 and at least until 1845 it was always called Kate s Lane and throughout the first half of the nineteenth century there was plenty of cottage development along both sides, probably associated with the need for accommodation of those working in the farms and nurseries in the area and after the 1860s, in the brickfields that covered many of the fields directly to the south. For a short period it was later called Brook Street, after Hackney Brook. Northwold Road forded the brook where it joined Stoke Newington Common. The present name, Northwold Road is named after part of the Norfolk estate of the Tyssen- Amhurst family. The only part of the Northwold Road that is within the Conservation Area is a short stretch on the southern side between Geldeston Road and Benthal Road (Nos and Northwold Primary School) and on the northern side (Nos ) from the Church of St Michael and All Angels to the corner of Kyvedale Road, opposite Stoke Newington Common. Both stretches comprise terraces of good quality, late-victorian houses. Saint Michael and All Angels Church and Vicarage The Church (1885) lies at the south-eastern corner of Fountayne Road at its junction with Northwold Road. It is of redbrick construction in an early-english style. The west end makes a most dramatic statement from Northwold Road with tall lancet windows above a square porch with Portland stone dressings. The church has simple stepped buttresses on the side aisles and three-light clerestory windows. The blue Welsh slate roof of the chancel and the side aisles is sharply contrasted with the red brick of the body of the church. To the rear of the Church in Fountayne Road is a large, three-storey Victorian vicarage in matching brick with stone dressings. There are extensive grounds to the buildings with mature lime trees.

30 30 Figure 18: St Michaels and All Angels Figure 19: The Vicarage Jenner Road Constructed between 1875 and 1878, much of Jenner Road was built by a local builder, William Redmond, who was responsible (along with his brother Isaac, who eventually went bankrupt) for over 200 buildings on the Tyssen-Amhurst Estate. Redmond, sublet the construction of a few of the properties to other men including Alfred Lee, Louis Clement Arnal and James Prout. There are two main styles of house in Jenner Road. Those to the north of Brooke Road, (Nos. 49a-67 (odd) and Nos (even) are plain, but well detailed threestorey houses arranged in long terraces. The ground floor windows have bays embellished by cast iron columns. The first floor windows have white painted keystones and there are decorative stringcourses below the windows to the first and second floors. The paired doorways have decorative stucco canopies.

31 31 Figure 20: Nos Jenner Road To the south of junction of Brooke Road, the houses in Jenner Road are a mix of two-storey cottages interspersed with taller three-storey houses (with dormer windows in the roof) built as formal articulated terraces in the style of Maury and Benthal Roads (figure 23). These are most attractive houses and, on the whole, well kept. Jenner Road has few street trees and the front gardens are not particularly green. Benthal Road Benthal Road is an attractive street with interesting houses and numerous street trees. The southern section of Benthal Road is built in the style found in Maury and Jenner Roads terraces of two-storey cottages interspersed at regular intervals with a taller house creating a pleasing composition. Each side of the street ends with a three-storey house. The decorative details are attractive where they survive as at No. 40 (figure 17). The houses have parapets; stringcourses and stucco open-porched doors with plaster columns with foliate capitals. The houses in the northern section of Benthal Road are somewhat different to those in the adjacent streets. Stylistically they appear to be of a slightly later date (however all of Benthal Road was built between 1877 and 1879) and have twostorey bays with pyramidal caps with intricate cast iron finials on the top. Surprisingly large numbers of these finials survive today. The houses have paired

32 front doors and stucco open-porches. The builders of the street include Edward Withers and Louis Clement Arnal. 32 Figure 21: Nos Benthal Road Figure 22: Detail of Finial in Benthal Road Maury Road Maury Road was built between by Charles Baker, H. Foot and Louis Clement Arnal. The houses built by Baker were to cost at least 420 each, while those by Arnal were to cost 400. It is a street with a mix of two-storey cottages arranged in terraces with a few three-storey houses, as exists in parts of Benthal and Jenner Roads. At No. 51 a three-storey double fronted house with semidormer windows to the roof. The composition of the terraces is most attractive and surprisingly intact. The houses have ground floor bays, painted stringcourses and the use of painted brickwork around the windows makes a strong stylistic statement.

33 33 Figure 23: General view of a terrace in Maury Road Figure 24: No. 51 Maury Road

34 34 Norcott Road The houses in Norcott Road are two-storey cottages on raised basements. Mostly single bayed with paired entrances, there are a few double fronted houses that are very attractive, notably No. 8 Norcott Road. Although simple in style the cottages have attractive detailing including round-headed windows to the top floor, stucco dressings to the porches and columns with foliate capitals. One builder, Edward Withers, built all the houses between Figure 25: No. 11 Norcott Road

35 35 Figure 26: No. 8 Norcott Road Brooke Road In 1831 the eastern end of what was to become Brooke Road was an established path or way through the fields of the Tyssen-Amhurst estate. Just to the south of the Tyssen-Amhurst estate building land in Brooke Road (probably on the south side) and in new roads called Rendlesham Road, Nightingdale and Walsingham Street was offered for sale by the owner, Whittingham in By 1868, the former cart way behind Brooke House formed the east end of Brooke Road, which continued as a footpath through the brickfields to Stoke Newington Common. Four years later a few clusters of terraced houses had appeared, but Brooke Road was largely built up during the mid -1870s, with some building continuing until c Towards the eastern end of the road are some of the earliest houses (Nos ) in the street being built in 1875, part of Alton Terrace. Figure 27: Nos Brooke Road

36 The development of Brooke Road was undertaken by a large number of individual builders who undertook the construction of separate terraces of between 2-12 houses, each terrace being given individual names such as Derwent, Clanville, Everton and Lynton. In 1874 Alfred Lee built Nos. 1-7 Malvern Terrace; Nos 1-10 Alton Terrace were erected by John Tull in 1875 and in the same year John Shaff built Nos Welford Terrace. Brooke Road is now renumbered, but some of the original name plaques on the individual terraces survive as at Nos , originally called Lorraine Terrace and the curved terrace running from the junction of Evering Road westward, now Nos , was called Everton Terrace and built in 1881 by Edward Withers. 36 Figure 28: Nos Brooke Road Figure 29: Nos. 65 and 67 Brooke Road

37 There is some variety in the design and detailing of the houses in Brooke Road, but the houses are mainly three storey in height and generally attractive. They display attractive ornamentation and fine detailing including stringcourses, roof and window brackets and decorative stucco. A few houses are double-fronted as at No. 160 Brooke Road (figure 30). It is an attractive street and there are some street trees although as one of the main through roads from Upper Clapton to Stoke Newington there is a lot of traffic especially south of Evering Road. 37 Alconbury Road Figure 30: No. 160 Brooke Road (part of Everton Terrace) Alconbury Road is an attractive curved street running between Brooke Road and Northwold Road. The builder, Edward Withers erected at least 50 of the houses there in The houses are two storeys above a raised basement, with steps up to the paired front doors. There are bays to both the ground and first floor and cast iron columns decorate the first floor windows. The bays are topped by pyramidal caps or bonnets and decorative cast iron finials, which survive on many houses. The houses have particularly attractive brackets to the eaves and well-defined stringcourses at the upper window level. There are heavy stucco surrounds to both the doors and windows and columns with foliate capitals with a variety of moulded heads (figures 32 and 33). The houses have similar detailing and design to those built by Withers in Benthal Road.

38 38 Figure 31: Nos. 16 and 18 Alconbury Road Figure 32: Detail of head on capital

39 39 Narford Road These houses were built in by Edward Withers and were amongst the smallest homes built on the Tyssen-Amhurst estate with 17ft frontages and at a cost of just 300 each. These small cottages have bay windows to the ground floor which are embellished with cast iron columns, as in Jenner Road. The front facades have parapets to the roof, some of which survive today (figure 16). A photograph taken in 1908 shows the street in its original condition as built (figure 34). Narford Road took a direct hit from a VI Flying Bomb during the Second World War and the Northwold Road end was largely destroyed, being replaced during the 1950s and 1970s by low blocks of Local Authority flats. Reighton Road Figure 33: Narford Road in 1908 Built by Samuel and John Tucker and Charles Barker between , these houses cost 400 each to build and comprise long terraces of three-storey flat fronted houses with white stucco dressings and ground floor bay windows. Mixed in throughout the terraces on each side of the road are houses with gable fronts; they are regularly spaced (approximately every 7 properties) and help to break up the long expanses of similar tall houses. The road follows a sweeping curve and along with the street trees provides a imposing view from Brooke Road.

40 40 Figure 34: Reighton Road from Brooke Road Gelderston Road The modest cottages in this street were built in the early 1880s. Although some houses in the street have been altered, there are well-restored examples at the western end of the road. Nos 1-3 and Nos 4-6 retain the ground floor canted bays and the square flat columns to the stucco door surrounds. Use of decorative red brick against the yellow stock brick helps define the square-headed windows to the first floor. Many attractive front gardens exist here. Evering Road Evering Road is one of the most attractive streets in the Northwold and Cazenove Conservation Area and has many examples of well-kept houses with attractive gardens. During the 1860s the site had been at the centre of the brickfields that covered much of the land south of Northwold Road. The road was formed in 1875, a year after the sewers were laid in preparation for building. A variety of men took building leases and Evering Road was largely completed by The builders were men active elsewhere on the Tyssen-Amhurst estate, including William Osment (who built much of Osbaldeston Road), Louis Clement Arnal and Henry Foot, who built Lorne Villas (figure 37).

41 41 Figure 35: Nos. 4-6 Geldeston Road Figure 36: Lorne Villas Nos Evering Road A photograph of Nos Evering Road taken in the 1870s shows the newly built houses with original garden fencing of small walls and iron railings. The houses with their square bays to the ground floor and heavy stucco embellished door surrounds with paired-columns remain as handsome today as when built.

42 42 Figure 37: Nos Evering Road in the 1870s Figure 38: Nos Evering Road Evering Road has always been a prosperous street as in 1898 when Charles Booth s researchers were in the area they described it as a comfortable red road (well-to-do middle class) that does not take in lodgers. They commented on the green front gardens with trim privet hedge and broad clean empty roads on which several young ladies were learning to bicycle. Evering Road today has many wellrestored houses, especially to the eastern end and some houses that are yet to be renovated are still in their original condition. There is variety in the styles of houses here that range from semi-detached houses at the junction with Brooke Road, to the double-fronted villas at the eastern end. Many of the houses were built to resemble semi-detached villas, but were in fact terraces with the main body of the houses projecting forward, concealing service areas joining the houses together.

43 43 Figure 39: No. 214 Evering Road with original features intact Ickburgh Road Almost all of the houses on Ickburgh Road are of one design, long terraces of two storeys with a deep raised basement. The houses have cantered bays to all floors (including the basement), with short flights of steps up to the front door. The houses have bonnet or pyramidal roofs over the bays which unfortunately do not survive intact on all the houses. Some of the roofs remain slated. In architectural style the houses in Ickburgh Road appear to be amongst the latest built on the Tyssen-Amhurst estate and probably dating from the late 1880 s.

44 44 Northwold North Lies to the north of Northwold Road (see figure 18) and is notable for the variety of its mainly residential buildings. Its main streets contain a number of places of worship and schools associated with the Muslim and Jewish communities. Cazenove Road Cazenove Road was first cut through from the Clapton end, probably around the mid-1860s. It was first called Foulden Road, and originally did not run straight through to Stoke Newington as now, but turned southwards and followed the course of Fountayne Road terminating at Stoke Newington Common. It was not extended westwards until around It was named after a house called The Cazenoves that formerly stood in Upper Clapton Road. By 1868, there were only seven houses built in the street including Nos. 120 and 122, which still survive. After the construction of sewers in 1874, the rest of the street was built during the 1870s and 80s. Built for the professional and business classes it is one of the grandest roads in the Conservation Area, however parts of it have fallen onto hard times. The grand houses are all converted into flats (up to six per house), with others being used as educational buildings and places of worship. From Fountayne Road westward there are two Orthodox schools at Nos. 118 and 112; a large synagogue at Nos and a Mosque at Nos On the north side, a Moslem school occupies No. 21. There are also two low-rise primary schools on the north side of Cazenove Road, Simon Marks Jewish Infants School and Jubilee Primary School. Both occupy extensive sites. The most easterly two houses on the southern side of Cazenove Road within the Conservation Area are Nos. 120 and 122, which were amongst the first built in the street during the 1860s. They were probably originally a matching pair. No. 122 although in a poor condition is a fine detached, double-fronted villa with a pillared portico with many characteristics of the mid-victorian era, including round-headed fenestration to the ground floor. All that remains of No. 120 is the façade, which has been stuccoed; the building has also been harmed by the addition of a roof storey with a centrally placed, circular window and railings. These two houses perhaps typify what the original vision for the middle class estate had been: detached villas. However, by the time the majority of the area was developed during the 1870s-1880s, this type of house was considered old fashioned and also by that date, beyond the reach of those making Upper Clapton their home.

45 45 Figures 41 and 42: Nos. 120 and 122 Cazenove Road The remainder of the houses on the south side of Cazenove Road are built in uniform terraces in stock brick and are set well back from the road; they are impressive in both scale and detail. The uniformity of design gives harmony to the street. The houses are two-storeys high, over a semi basement and with a dormer window in the roof forming a third residential floor. The wide front doors are reached up stone steps and have heavily stuccoed casings with segmented arches. Each door casing is framed with granite columns supporting foliate

46 capitals. The window ledges are broad and supported on brackets, as are the eaves. The windows have cast iron pillars and neat stucco window detailing. Stucco stringcourses at first floor level enhance the continuity of design between the houses. 46 Figure 43: Nos Cazenove Road (image courtesy of Cazenove Area Action Group) Cazenove Road is a main through route from Upper Clapton to Stoke Newington and coupled with the schools and places of worship in the street, it is at times very busy with traffic. The street is wide and tree-lined and, when not congested with traffic, an attractive place. The only other trees of note are in the playground of Jubilee Primary School on the north side of the street. Views along the street in both directions especially westwards towards Stoke Newington are particularly important. It is unfortunate that so many of the large front gardens are shabby and little more than car parks. Kyverdale Road Kyverdale Road to the south of Filey Avenue curves towards Stoke Newington Common. The houses are large two-storey buildings over a semi-basement with bonnets over the first floor bays. Three designs of house can be found in the street, some are similar to the houses in Osbaldeston Road (figure 44); others are in the plainer, square bay style found elsewhere in the Estate. The third, most interesting style has particularly interesting window detailing, including unusual casement windows to the first floors and heavy painted stone surrounds to the two storey bay windows. The doors have flat-fronted pilasters and heavy pediments in stucco with cartouches.

47 47 Figure 44: Houses in Kyverdale Road in style of Osbaldeston Road (image courtesy of Cazenove Area Action Group) Figures 45 and 46: No. 16 Kyverdale Road and detail of door to No. 26 Kyverdale Road

48 48 Osbaldeston Road Osbaldeston Road has remained residential since its construction during the 1880s. A photograph of the street taken in 1905 shows the quiet respectability of the road and its residents and, interestingly, the Edwardian love of ivy, which covers many of the homes (figure 47). A similar view taken one hundred years later shows little change, except for the removal of the iron railings which occurred during the Second World War (figure 48). Figures 47 and 48: Views of Osbaldeston Road from Filey Avenue in 1905 and 2005 As the Tyssen-Amhurst Estate disposed of its leases during the 1920s, the houses became freehold properties largely owner-occupied. During the 1960s and 1970s, according to Planning Applications made to the Borough, a number of houses were divided into flats, some twenty of them in the area being owned by the London and

49 Quadrant Housing Association. The Council constructed two large blocks of flats at the northern end after the Second World War and a site was cleared for Jubilee Primary School. There is one Nursery School (The Appletree School) at no. 59 Osbaldeston Road and a small car repair shop at no. 73. These exceptions aside, the street is entirely residential with the majority of houses remaining undivided. There are some particularly attractive Arts and Crafts style houses at nos With few exceptions, the houses in Osbaldeston Road are in good condition and are well maintained. The houses form a harmonious streetscape terrace, which has survived largely intact. It is this that gives the street its particular quality. The curves in the road at both ends create a shifting perspective to the eye. A further unifying feature is the trees principally London planes though with some limes in the northern sector. These are pollarded and soften the outlines of the buildings, define the pavement edge and create a sense of greenery as the road links Clapton and Stoke Newington Commons. From house to house, within the general pattern, there are varied decorative details bonnet finials, diamond-faced around window openings, segmented door embrasures, zoomorphic capitals all of which create a subtle distinctively Victorian detailing. If the detailing of the houses varies, so too do the forms of the houses themselves. Within a general pattern, there are variations. Doors are set differently either paired or alternating; some houses are single-, some double-fronted (figure 49); some have broad bays, some narrower, some none. Despite these and other variations, there is an overall harmony created by consistency in brickwork and stuccoed detailing all signs of the Tyssen-Amhurst control of building. 49

50 50 Figures 49, 50 and 51: Nos. 124, 130 and 56 in Osbaldeston Road Forburg Road Figure 52: Double-fronted houses: Nos Osbaldeston Road (image courtesy of Cazenove Area Action Group) There are two main types of house found in Forburg Road, including the squarebayed style found throughout the Tyssen-Amhurst Estate. Particularly good examples are found towards the Filey Road end (figure 53). The remainder of the street comprises long terraces of two storey houses above raised basements (many of which are converted into flats). The houses are built of buff stock brick but have attractive red brick detailing around the bay windows. Within the terraces there is a mix of houses to add interest to the composition. In

51 the main, the houses have canted bays with bonnet cap roofs, but every 4 houses are a pair of gable fronted square bayed houses. Within the gable fronts is timber framing, indicating that the houses were probably amongst the latest to be built on the Estate in the 1880s. Figure 13 clearly shows the careful design of Forburg Road. On the whole the houses in this street are in fair condition, however some intrusive examples of UVPC windows have been harmful to the overall appearance of the area. 51 Fountayne Road Figure 53: No. 6 Forburg Road. Fountayne Road is the widest of the streets in the Northwold and Cazenove Conservation Area; again bearing the typical curve of the roads in the Tyssen- Amhurst Estate. It was the first street built on the Estate, probably in the early 1860s, and was known as Foulden Road until the late 1870s. Lined with large, mature, pollarded London plane trees the street is mainly residential except for the church of Saint Michael and All Angels at its southeast corner and the Health Centre at the north end (see figure 14 for a general view). The houses are of a similar design to those in Osbaldeston Road, though with wider plots and set further back from the road. The houses have bonnet caps above two storey bays with sunflower finials which echo those on houses elsewhere in the area. All of Fountayne Road was built in The builder was William Redmond, a prolific builder on the estate who had his builders yard and warehouse to the rear of Nos Foulden Road in 1874.

52 52 Figure 54: No. 27 Fountayne Road At the northern end, there has been some rebuilding, the earliest being two semidetached houses in the style of the 1930s on the east side. Adjoining these is the local Health Centre and two blocks of four-storey, 1960s flats, May Court and a block owned by Hanover Housing Association. On the west side there is a similar block of flats Cliff Court. Chardmore Road Chardmore Road is built in the same manner and style as Forburg Road with a mixture of two-storey terraced houses with square bays and gables to the roof or houses with bonnet caps and canted bays to both floors. The houses date from the 1880s. Built of buff stock brick the houses have red brick detailing and stucco dressings to the doors. The condition of houses in the street is mixed, with some well restored and some in poor condition. There is good survival of original architectural features. Towards the Upper Clapton Road end, there has been some rebuilding between nos Chardmore Road, including a refurbishment of no. 68 in a rather florid style. Several examples of unsympathetic front roof extensions exist in this road: for example no. 15, which disrupt the unity of the terraces.

53 53 Figures 55 and 56: Nos. 21 and 35 Chardmore Road Filey Avenue There are some particularly attractive houses in this street and a variety of different designs can be seen. The more traditional style houses are found towards the western end of the street and include the well-maintained no. 72 Filey Avenue, with its attractive detailing and original coloured glass. Figure 57: Detail of No. 72 Filey Avenue Filey Avenue is a quiet street with street trees and at the western end is very open as it overlooks the playing fields to the rear of Jubilee Primary School. The houses towards Upper Clapton Road, were not completed until the 1890s and Filey Avenue was one of the last parts of the Tyssen-Amhurst Estate to be completed.

54 54 The houses rise two-storeys. but they also have a dormer window to the roof, providing extra living accommodation on the third floor A large number of the original roof windows survive, but others have been extended and these alterations disrupt the roof-line of the terraces. The houses have a wide bay to the ground floor with a parapet to the bay. There are two styles of entrance door: one with a square surround with decorative swags and one with an extravagant pediment. Built of buff stock brick, the addition of red brick detailing enlivens the houses. Some properties retain their attractive tiled paths to their front gardens. Figures 58 and 59: Doors at Nos. 31 and 55 Filey Avenue Figure 60: No. 42 Filey Avenue

55 55 Stoke Newington Common and the Surrounding Terraces Stoke Newington Common Now called Stoke Newington Common, the area was formerly called Newington Common, and before that Cockhanger Green or Shacklewell Common. Originally the Common stretched as far as Stoke Newington High Road. But gradually strips of waste were enclosed and buildings started to appear especially to the western edge from about This common ground was bounded on the north side by Hackney Brook and was used for grazing livestock until the nineteenth century, when the Tyssen s purchased it from the Powell family in the 1830s. The Common was originally an unpretentious village green and was defined in its present form when the surrounding area was built up, mainly in the 1870s and 80s. The three roads that run through the common have been in their current locations for at least 300 years. The environs of the Common are mainly three-storey Victorian terraces, the exception being the Georgian, Sanford Terrace on the western side, originally built in 1788 and restored by Hackney Borough Council in the 1970s. Figure 61: Stoke Newington Common By 1872, Stoke Newington Common covered 5.5 acres, when it was saved from development and became publicly owned property. Soon after, the paths and trees were established and remain largely the same today. The Council manage the common with minimal provision of additional features and facilities other than a few benches and picnic tables. The trees on the Common are mainly mature London planes, limes and sycamores. Recent plantings of a wide variety of different species will in time produce a more varied habitat. A local group, the Tree Musketeers, have an active programme of tree planting and maintenance on the Common and have produced a map identifying all the trees on Stoke Newington Common. In the northeast section of the Common there is a memorial drinking fountain (in need of repair) to Mrs Du Vergier that was erected in 1960.

56 Stoke Newington Common s main drawback as a recreational space is the intrusion of various roads and the railway line that splits it into three sections. A local amenity society proposes to cover the railway cut to form a Green Bridge, which would reconnect two large parts of the Common. However at any time of day the Common appears well used, for ball games, cycling, picnics, dog walking or just sitting around. 56 Sanford Terrace (Nos. 9-21) Figure 62: General view of Sanford Terrace This important terrace of Georgian houses built in 1788 were at first were known as Sanford Place. Although forming a group, there are two distinctive ranges. Nos 9-17 (consecutive) are three-storeys with sunken basements were restored in the 1970s. The adjacent houses, Nos (consecutive) are two-storeys with attic and basement. Both groups are built of stock brick with a stone coped parapet. Terraces to South of Stoke Newington Common (Nos Stoke Newington Common) There are three distinct groups of houses to the south of the Common. These houses were originally known as Southside Terrace, and called by this name on a map of They comprise Nos. 1-6 (adjacent to the railway); Nos between Jenner and Benthall Road and Nos that run between Benthall and Maury Roads. Terraces to North of the Common in Northwold Road (Nos 39-67) In 1884 these houses were known as Thornbury Terrace.

57 Listed Buildings There are few listed buildings or structures within the Northwold and Cazenove Conservation Area. Grade II Sanford Terrace on the west side is dated 1788; Nos are three-storied, Nos two-storied and double-fronted, well proportioned with fanlights of identical design. This important group were saved during the 1970 s after threat of demolition. These are all included in a list at Appendix C. 5.4 Buildings of Local Significance Figure 63: Sanford Terrace There are a few locally listed buildings in the Conservation Area. These are buildings which make a contribution to the character of the Conservation Area and which Hackney Council consider to be of local significance due to their age, architectural detailing or because of some unusual feature. They mainly date to the 19 th century and include a wide range of buildings including churches, public houses, schools and terraced buildings. Individual features, such as good quality shopfronts are also locally listed. In the Northwold and Cazenove Conservation Area, there is one church, Saint Michaels and All Angels', and a late Victorian school, to Northwold Road, that rises to four storeys, which are locally listed. Both these buildings are close to each other in and are the tallest structures in the Conservation Area.

58 58 6 SWOT ANALYSIS 6.1 Strengths A very high number of streets which have a coherence, are homogenous and a completeness of historic fabric. Attractive vistas afforded by coherent and homogenous streets. A sense of enclosure and separateness of distinct areas. Quietness which is only reinforced by contrast to the heavy traffic in main roads of Northwold and Cazenove Roads. Many well-kept front gardens. A sense of community pride in the place, manifested by many houses and front boundaries being well-maintained. The predominantly residential nature of the area and its human scale. Features such as timber double-hung sliding sash windows, raised and fielded doors, intact cornices, architraves, chimney stacks etc. which survive largely intact and are well maintained. Close inspection of the stucco details of many buildings shows an interesting variety of interpretations of motifs. Some of these show a richness of imagination in the part of the builders, as if they had enjoyed experimenting with permutations and new images. A wide variety of tree species, including some mature specimens, to front and rear gardens, backlands and pavements. The open space of Stoke Newington Common. 6.2 Weaknesses Very few original attractive cast iron front boundary railings survive. Although many houses do retain detailed stucco features, a number have lost part or all of these. The need to restore, reinstate and protect these is essential in order to retain the historic and architectural character. The oppressive, noisy and polluted atmosphere to the main streets, such as Cazenove Road, created by streams of vehicles. The intrusion into the historic topography by 20th century flat blocks. Some vacant and / or badly maintained properties which detract significantly from the high quality of the streetscape. Insensitive replacement of details, such as upvc windows, casement and tilt and turn windows, too thin railings, grilles over front doors and windows.

59 Opportunities Designation gives the local planning authority responsibility to ensure that any new development requiring planning permission preserves or enhances the character or appearance of the area. The investigation of serving Article 4 Directions which would restrict certain kinds of 'permitted development', for example inappropriate windows, doors, extensions and others which would not preserve or enhance the character or appearance of the area. Tree-planting programme, including replacement of vandalised trees. Replacement of front boundary railings, gates and walls. Retention and repair of correct pavement surface treatment such as York stone slabs. Reinstatement of details of facades where this lost, such as the parapet cornices to Jenner Road. Reinstatement of appropriate, natural materials. Preparation of design guidance on the variety of alterations and developments likely to be carried out. Educational opportunity for the public, schools, colleges exploring design and history. 6.4 Threats Incorrect detailing and restoration methods, such as using destructive cement-rich repointing of brickwork. Loss of original detailing, especially to single family dwellings which retain certain permitted development rights. Inappropriate alterations, such as large extensions and painting of brickwork Loss of rear gardens to development and extensions Loss of front gardens to basement lightwells and hard-standings, including the loss of front boundary walls and railings.

60 60 7 CONCLUSIONS 7.1 Boundary of the Conservation Area The Northwold Road Conservation Area lies to the west of Upper Clapton Road and comprises a compact group of streets running westward towards Stoke Newington Common and northwards towards Clapton Common. There are two distinctive residential areas; one to the south and one to the north of Northwold Road. Almost the whole of the Conservation Area was developed on lands owned by the Tyssen-Amhurst family and built during the late Victorian period between 1870 and the 1890s. Within the Conservation Area are two distinctive residential areas, one to the south of Northwold Road largely built during the 1870s and 1880s and the second area to the north, completed during the 1890s. The decision to exclude the eastern side of Upper Clapton Road was made for architectural reasons the quality and condition of the properties did not warrant inclusion. Neither did the eastern end of Brooke Road with its mix of commercial/light industrial and residential buildings, many of which have been unsympathetically altered. In the north-western corner of the Conservation Area the boundary was made to the south of Oldhill Street; a largely commercial road, where there are a number of interesting buildings, but as an entity, Oldhill Street is too greatly altered to be included. Kyverdale Road marks the western boundary of the Conservation Area, despite the fact that Alkham Road further to the west was built as part of the Tyssen-Amhurst Estate. In style the houses in Alkham Road are similar to others elsewhere on the estate, but due to the number of houses in the street exhibiting unsympathetic extensions in the roofs to the front elevations, it was decided to exclude this street from the Northwold Road Conservation Area. 7.2 Significance of Conservation Area The Northwold and Cazenove Conservation Area is of particular importance and interest as it contains numerous typologies and examples of the Victorian terraced house. The area illustrates the diversity of Hackney s nineteenth century architectural heritage and contains some particularly attractive examples of the building type. Certain streets, such as Brooke Road, Osbaldeston Road and Filey Avenue are well preserved and contain numerous examples of well-detailed houses with little detrimental accretion or unsympathetic additions or changes. Here are good quality details on the mid to late-19 th century buildings including stucco, stone and brick features such as cornices, stringcourses, lintels, sash windows, stained glass, window reveals and door surrounds. Other streets within the Conservation Area have not survived in such an intact manner. However, all the streets within the Conservation Area are worthy of inclusion, as none are altered beyond a point that their special interest has been lost. These areas need to be protected for from future degradation and are capable of enhancement, through the sensitive reinstatement of lost features.

61 61 MAP OF THE NORTHWOLD AND CAZENOVE CONSERVATION AREA Key: Conservation area boundary Listed buildings Locally listed buildings Important trees or tree groups

62 62 Map of the Northwold and Cazenove Conservation Area

63 APPENDIX A: SCHEDULE OF STATUTORILY LISTED AND LOCALLY LISTED BUILDINGS Statutorily listed buildings (all listed grade II): Sanford Terrace: Nos (consec) Nos (consec) Locally listed buildings: Locally listed buildings are those which are on the Council s own list of buildings of local architectural or historic interest. The Council s policy (EQ20) in the Unitary Development Plan is to retain the character and appearance of these when determining planning applications. Northwold Road: Northwold Road Infants School and School House Fountayne Road Church of St Michael and All Angels and Vicarage Oldhill Street No. 44 Nos (even) 63

64 64 APPENDIX B: BIBLIOGRAPHY Buildings of England: London 4 North The Victorian Villas of Hackney Lost Hackney From Tower to Tower Block: The Buildings of Hackney Hackney and Stoke Newington Past 1998) LCC Bomb Damage Maps Victoria County History: Middlesex Parks and Open Spaces in Hackney Bridget Cherry and Nikolaus Pevsner (Penguin Books 1999) Michael Hunter (Hackney Society Publication1981) Elizabeth Robinson (Hackney Society Publication 1989) Written and published by The Hackney Society (1984) Isabel Watson (Historical Publications London Topographical Society Publication No.164. (2005)) Out of print- copy available at Hackney Archives or on-line Written and Published by The Hackney Society (1980)

65 65 APPENDIX C: FURTHER INFORMATION The Conservation and Design Team Planning and Regeneration London Borough of Hackney Mare Street London E8 3HT Tel: / 8071 / 8217 Fax: Website: English Heritage 1 Waterhouse Square Holborn London EC1N 2ST General inquiries: Customer Services: Website: For further information relating to listed buildings and conservation areas The Victorian Society 1 Priory Gardens Bedford Park London W4 1TT Tel: Website: For the Care for Victorian Houses leaflet, etc. The Society for the Protection of Ancient Buildings (SPAB) 37 Spital Square London E1 6DY Tel: Fax: Website: For an excellent range of technical advice leaflets The Twentieth Century Society 70 Cowcross Street London EC1 M 6EJ Tel: Website: The Cazenove Area Action Group Website: