Conservation Plan Pdf

Conservation plan for rehabilitation and restoration Relating to: “The Chestnuts House” 398 Hoe Street Walthamstow London

November 26

2009

4CSS604: Building Adaptation & Conservation. By Anthony Sixtus Onoh

Conservation plan for rehabilitation and restoration: Chestnuts House, 398 Hoe Street London 2 ndon

Contents 1. Identification photograph...................................................................................3 ............................................................................................................................. 3 2. Introduction....................................................................................................... 6 2.1 Understanding the building: brief history....................................................6 2.2 General description......................................................................................8 3 Relevant policies and statutory constraints........................................................9 4 Photographic survey.......................................................................................12 4.1 Attic storey...............................................................................................12 4.2 Conclusion: Conservation Plan Heritage Asset Assessment for the Attic floor ......................................................................................................................... 16 Overall Heritage Importance:

High................................................16

4.3 2nd floor..................................................................................................... 17 4.4 Conclusion: Conservation Plan Heritage Asset Assessment for the 2nd floor ......................................................................................................................... 26 4.5 First floor.................................................................................................... 27 4.6 Conclusion: Conservation Plan Heritage Asset Assessment for the 1st floor.................................................................................................................. 39 4.7 Cellar.......................................................................................................... 40 4.8 Conclusion: Conservation Plan Heritage Asset Assessment for the cellar...50 5. External photographic survey..........................................................................51 4.1 Roof ........................................................................................................... 51 4.2 Facade........................................................................................................ 53 References.......................................................................................................... 59 Appendix 1: Drawing, plans and sketches..........................................................60 Appendix 2: Historic photographs and records...................................................61 Appendix 3: More photographic survey..............................................................62 4css604: Building Adaptation & Conservation

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1.Identification photograph

1. Front view of the building taken in 1865 (source: Building archives CLC, Walthamstow, London)

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2. Present front view of the building.

3. Back view of the building with the path that led to the lake

A

B

C

D

4. Present back view of the building 4css604: Building Adaptation & Conservation

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5. Carriage entrance to the chestnuts house (1865)

6. Present vehicle entrance from Hoe street

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2.Introduction The essence of this conservation plan is to provide a sound basis for the decisions to be taken about the future use and management of this building and help the Heritage Authorities in processing the Listed Building Consent for works proposed by the prospective owners. This will be achieved by prior understanding and full analysis of the present condition of the historical features of the mentioned building.

2.1 Understanding the building: brief history Much of Hoe street south of Marsh Street belonged in 1699 to the Conyers family. Situated south of Grosvenor house on Hoe Street is the Chestnuts house. This three-storeyed building survives as the finest and least altered of Walthamstow’s earlier 18th-century mansions1.

Map 1: ordinance survey of Walthamstow in 1840. Source: British History website. 1

www.British-history.ac.uk

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Chestnuts house is a large red-brick 18th century Georgian house with extensive open grounds at the back, left and front of the building. The main building is a three-storeyed mansion which included the attic. Joined to the right of the building is a two-storey building formerly known as the stable block. The buildings are connected by a long internal corridor that starts from the first floor lobby to the end of the stable block. It also has a huge cellar. The building is famous not only for when it was built but also by the many wealthy families that have owned it in over 250 years of its existence. Historians were not certain whether the current building foundation was the one built in the 17th century when Blanche Staveley and Mr John Claypoole (son-in law of Oliver Cromwell, late Lord Protector of England, Scotland and Ireland) lived there after the death of Lancelot Staveley (late husband of Blanche)in 1670. It was recorded that the house was extensively (if not wholly) rebuilt between 1743 and 1747 by Thomas Allen of the Great Ormond Street2. 1743-1919: The rebuilding by Thomas Allen between 1743 and 1747 was recorded on a rainwater head on the front of the building where the two dates were given together with the initials: A – which stands for the surname Allen, the initial T - for Thomas and “C” for Catherine his wife

7. The rainwater head with the heading From June 1815, Peter Berthon moved into the building. He was a supplier to the forces during the war. He was forced to leave the building for a smaller premise when he was ruined by the end of the war and the wrecking of a convoy of his ships in Portugal in 1816. Other wealthy families that lived there include: •

2

William Hankey, a city banker till 1836 then Mr Powell, city commercial merchant of mincing lane and active founder of Ruskin College Oxford. He

Bimonthly News from Vestry House Museum, Walthamstow

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lived there till 1854 •

John Francis Holcombe Read: a 6ft.2in man, born in Jamaica. A composer, music director, leader in education, social and artistic amenities, chairman of the stock exchange, magistrate, vice president of the Royal College of Music and Director of the Great Eastern Railway and six other companies. During his lifetime, he made and lost three fortunes and died a poor man3.

•

Sir Henry Green also lived there. He is the father of Charles Green, managing director Orient Steamship company (later renamed P&O navigation company) and captain of Essex County Cricket Club from 1883 – 1888.

•

The house and land were sold to Tottenham and Forest Gate Railway Company, who carried their line through the property at the rear of the house before selling it to a Building Society that later, re-sold it to Essex County Council.

1919-2009: The building underwent its’ major re-adaptation under the Essex County Council when it was used as a branch of its Lunatic Asylum and on the 18th of January 1919 the Earl of Warwick opened it as a commercial and trade school for girls. This was later converted to part of South Essex technical college in 1938 before becoming a community learning and skills centre, its current status.

2.2 General description The main building is a four storey building including the lobby attic storey and the cellar, linked to the right with a two-storey building (formerly a stable wing) with similar treatment and blind relieving arches The external walls are stock red bricks, used also to highlight windows, doors and wall edges and separation between floors. Some 19th and 20th century bricks has been used to rehabilitate the external faced and some areas towards the rear of the building need re-pointing The facade also has segmental headed windows, sashes and thick glazing bars and a semicircular window above pediment to attic. An early 19th century central pedimented door case with Doric pilasters with a late 20th century door4 stands in front of the building. An open-well oak staircase with turned balusters and special details stands well positioned in the middle of the lobby, while another modest staircase for the servants is hidden inside the distribution of the building. 3

Some Walthamstow Houses

4

http://lbonline.english-heritage.org.uk/Login.aspx

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Internal walls are made up of original Georgian load bearing brick walls and Victorian timber walls for partitioning. Internal decoration: though the building has been re-adapted and refurbished various times some original decorative features still stands like the paved stair hall, centre chandelier hanging on the ceiling in the centre of the stairway, the high rococo ceilings, furnaces in the rooms, stucco floral plasterworks on the stair walls and ceilings and decorative cornices moulded to the ceilings. The interior doors are all 19th century doors except a huge door in the cellar that could be dated to the 17th century. The building has a huge cellar, demarcated into two with only one area accessible for general use (the other half was sealed with bricks and mortar). It has two stair cases: one that leads to the attic via the modest stair case and the other that links with the exterior through the front facade. It also has a semicircular cheese and wine storage cellar and various ducts The roof is a pitched tiled roof to parapet. The slates and the chimney heads have been changed since the original construction. Lead was used for the water gutters and cast iron head for water collection. 3

Relevant policies and statutory constraints “It has been most truly said that these old buildings do not belong to us only; that they have belonged to our forefathers, and they will belong to our descendants unless we play them false. They are not in any sense our property, to do as we like with. We are only trustees for those that come after us.” William Morris 1889

The above quote reflects why historic buildings are protected. Historic buildings are graded and listed, before they can get that special statutory protection against vandalism and speculation ensuring that its history and features are preserved and future re-use or adaptation goes in conformity with the local and national policies and guidance. Different policies in place to achieve this include: •

Planning policy guidance 15: provides government policy for the identification and protection of historic buildings etc. This policy will be replaced by a new revised version called PPS15 (planning policy statement 15) but the objectives remains the same.

•

Unitary development plan (UDP): this policy is under review and will be replaced by the Local Development Framework (LDF). It still remains the council guideline on planning applications, permission, listed buildings etc

•

Planning (listed Buildings and Conservation Area) Act 1990: provides specific protection for buildings and areas of special architectural or historic interest.

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•

The building standards BS: 7913 1998: this is a guide to the principles of the conservation of historic buildings’. It provides guidance on the principles that should be applied when proposing work on historic buildings.

•

The Building Regulation Act: this legislation covers both the technical standards that need to be met and the procedures that need to be followed5. One of the spiky issues in this legislation is the Part L which is about improving the energy efficiency of the building. The English Heritage believes this could be achieved where and to the extent that it is practically possible, provided it does not prejudice the listed building6

The planning (Listed Buildings and Conservation Area) Act 1990 made it clear that no person shall execute or cause to be executed any works for the demolition of a listed building or for its alteration or extension in any manner which would affect its character as a building of special architectural or historic interest, unless the work is authorised7. The Waltham Forest council went on to say they will not permit uses, alterations and extension that would be detrimental to the appearance, historic interest or setting of the building but will encourage its sympathetic rehabilitation, insisting that the designs or alterations be of respect to the period and style of the original building8. What this means is that consent is required by law before any alteration or demolition can be made to the building. The Act (1990) went further by declaring it a criminal offence punishable (if convicted) by imprisonment, fine or both, should any work be done to the building without authorisation. To obtain the necessary approvals, a listed building consent application needs to be filled and submitted to the local authority together with other documents like: •

Certificate of ownership ( to identify who owns the building)

•

A plan which identifies the land to which the application relates, drawn to an identified scale and showing the direction of North9

•

Plans and drawings as are necessary to describe the existing and proposed works to be done

•

Design and access statement (if required) and

•

The appropriate fee

5

The Building Regulation

6

The English Heritage

7

Planning (Listed Buildings and Conservation Areas) Act 1990

8

Waltham forest Unitary Development Plan

9

National requirement list: Waltham Forest

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Final decision of approval by the local authority could be vetoed by the English Heritage. This organisation takes care of the national archaeological and historical heritage.

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4 4.1

Photographic survey Attic storey

Flat batons were used to fix plywood to the wood beams supporting the roof creating a segmented ceiling. Same mechanism was not applied to all the ceilings as others were simply plastered

4

Attic ceiling

Shelved and plastered ceiling with a decorative bud in the middle. The shelving increases the height of the ceiling and makes better use of the pitched roof

5

Attic ceiling with flower bud

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A 19th century timber and glass non-transitable void installed in the roof to improve the illumination inside the attic

6

Attic void

7

Evidence of leakages from the roof

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8

Wood beams in the attic

The 20th century W.C facility located at the attic. Featuring the tank supported with a cast iron. Ventilation mechanism installed on the window glasses. 9

Toilet in the attic

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The attic storey distribution does not only comprise of wide office spaces and linking corridors but also a sizeable storage area for water and its distribution pipes.

10 Water storage in the attic

11 Attic Floor space

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4.2

Conclusion: Conservation Plan Heritage Asset Assessment for the Attic floor

Heritage Importance Walls

Plain plaster with simple mouldings, probably 20th century

M

Wall Panelling

Nil save for simple moulded skirtings

M

Ceiling

Shelved ceiling and atrium

H

Ceiling Features

Baton ceiling and 1 no. 19th century stucco deco

M

Doors

19th century internal doors

L

Windows

Three panes by two panes high 18th century window

M

Fixtures & Fittings

Mid 20th century wall heater. Toilet with cast iron support

L

Other Items

Water deposit

L

Floors

Timber floor covered with a carpet

M

Overall Heritage Importance:

High

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4.3 2nd floor The second floor is at the present made up of 8 large rooms in the main building and 5 office rooms in the reserved wing. A long corridor runs from the lobby to the last office room. Recent redevelopments in the building have restricted original features in the building to only four rooms in the 2nd floor. They will be referred to as rooms 13, 14, 15 and 16. Other rooms’ photographic survey will be included in the appendix

Typical hood on top of the door frames. Each door has a different design. The first door on the left leads to the study rooms, offices and servants stair. 12. 2nd floor lobby

Batons crossed in a rectangle shape on the ceiling board. The cornice decoration on the 2nd floor lobby is different from the ones on the and on 4css604: Building Adaptation & rooms Conservation the stair-well.

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13 lobby cornice detail

18th century timber framed window traditional steel hinges and support during inclination. Shows clear signs of deterioration

14.1

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14. 2 14. 3 14 2nd floor lobby window details

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18th century Marble slab with clear signs of deterioration, moulded round the chimney front. Panelled and plastered walls. Far right: moulded cornice on top of the door frame 18th century simple cornice on the ceiling Below: Flat plastered 15 2nd floor room 16. Chimney

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16 2nd floor room 16 ceiling cornice detail

17 2nd floor room 15. chimney

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18 2nd Room 15 panelled wall

19 2nd floor room 15 Emergency and fire exit way inside the room

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20 room 14 wall panel, chimney and cornice detail

21 room 14 forged steel lock close to the chimney

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22 room 13 wall/ceiling detail

23 room 13 chimney detail

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24 2nd floor corridor

25 2nd floor corridor windows

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4.4

Conclusion: Conservation Plan Heritage Asset Assessment for the 2nd floor

Heritage Importance

Walls

Plain plaster with simple mouldings, probably 20th century

M

Wall Panelling

Panelled walls with moulded door hoods

M

Ceiling

Generally plastered 18th century cornices

H

Ceiling Features

Baton ceiling , few original cornices

M

Doors

19th century internal doors

L

Windows

Three panes by four panes high 18th century window

H

Fixtures & Fittings

Mid 20th century wall heater. Toilets, wash basins and 20th century fire and electrical fittings

L

Other Items

18th century forged steel safe guard

L

Floors

Timber floor covered with a carpet

M

Overall Heritage Importance:

High

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4.5

First floor

The 1st floor is made up of the lounge, six rooms, a big kitchen and a wide corridor that leads to the right wing section, made up of an extra four rooms. It also has two different toilets and two stair cases. The lounge, the main stair way and one of the rooms will be assessed here, while photographic survey of the rest will be attached to the appendix.

26 1st floor lounge, showing entrance door

27 1st floor lounge showing stair to 2nd floor and entrance door(right) to the rooms 4css604: Building Adaptation & Conservation

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28. 1

28.2

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28. 3 28 1st floor Lobby cornices

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29 Picture of the stair way (1865) showing the turned staircase and the stucco floral plasterworks

30 Present view of the stair way

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31.1: 18th century Exceptional oak twisted balustrade detail

31.2: 18th century exceptional curved oak stair arms rest detail.

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31.3

31.4

31 Stair case features(1-4)

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32 stucco floral plasterwork on the stairway (1)

33 Stucco floral plasterworks on the stair walls (2)

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34 stair way details with the chandelier

35 floral details (1)

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36 Details of the floral plasterworks (2)

37 more stair and floral details

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38.1

38.2

38.3

38.4

38 1st floor room 1: stucco floral plasterworks

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39 19th century timber window shutters closed

40 19th century timber framed window shutters opened

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41 Broad corridor that connects the lobby, other rooms and kitchen to the right winged building

42 The ring winged stable block building corridor

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4.6

Conclusion: Conservation Plan Heritage Asset Assessment for the 1st floor

Heritage Importance

Walls

18th century stucco floral on the stairway

H

Wall Panelling

Panelled walls with moulded door hoods

M

Ceiling

Generally plastered 18th century cornices

H

Ceiling Features

Baton ceiling, generally few original cornices

M

Doors

19th century internal doors

L

Windows

Three panes by four panes high 18th century window

H

Fixtures & Fittings

Mid 20th century wall heater. Toilets, wash basins and 20th century fire and electrical fittings

L

Other Items

18th century oak turned balustered stairway, marble panelled chimneys

H

Floors

Timber floor covered with a carpet

M

Overall Heritage Importance:

High

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4.7

Cellar

Though the cellar has under gone many transformation, it still has some special features left in the likes of the cheese vault, a visible area of the mixture of red brick and timber to strengthen the support of the load bearing walls, the coal storage duct and a timber frame door and hinge that dates back to the 19th century. The cellar has two stair ways; one that connects to the outside parking bay used for introducing stocks into the building without going through the lobby and the other, which connects the cellar with the servant’s room in the attic.

43 stretched corridors that leads to several rooms in the cellar

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44 stock red bricks used in building the load bearing walls, strengthened with timber

45 entrance from the exterior to the cellar

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46 Vault and alley way that leads to nowhere with a small entrance at the staircase above.

47 The coal delivery and storage duct

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48 The length of the duct

49 The concrete slab

50 Recent rehabilitation works shown by the use of concrete beams

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51 Curved roof cheese storage

52 Recent use: power house 4css604: Building Adaptation & Conservation

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53 Brick paved floor of the cellar

54 An original timber frame in poor condition

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55 some original timber hinge

56 heavy timber door frame details

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57 steel round locally moulded bolt 58 Manufactured rectangular bolt

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59 Timber framed protector with metal bars

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60 Stair case linking the cellar to the attic

61 Stair leading to the permanently sealed area of the cellar

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4.8

Conclusion: Conservation Plan Heritage Asset Assessment for the cellar

Heritage Importance

Walls

Stock red bricks

M

Wall Panelling

Poorly plastered

L

Ceiling

Recent installed ceiling boards

L

Ceiling Features

Nil

L

Doors

1 no. 18th century door. Rest is 20the century doors

M

Windows

Nil

L

Fixtures & Fittings

Nil

L

Other Items

Cheese storage and ducts

L

Floors

Brick paved

M

Overall Heritage Importance:

Low

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5. External photographic survey The external survey will include the facade and the roof and some special features. Other information will be included in the appendix. 4.1 Roof

62 stable block roof

63 Slates on the roof

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64 Slates with lead gutter

65 Chimney tops

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4.2 Facade

Rehabilitation work recently carried out on the facade

Facade of the right wing bearing cast iron support preventing the wall from falling apart 66 Facade of the right wing

67 Stitch up at the rear of the building

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68 External entrance to the cellar.

69 External windows covered with brick walls

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70 18th century sash window

71 Victorian windows

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71 Cast iron floral protector

72 Rear facade of the building with cast iron rain water collector (circled)

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73 State of some of the bricks

74 Re-pointed wall

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75 External fire stair case in front of the building

76 External fire exit stair case at the left of the building 4css604: Building Adaptation & Conservation

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1. 'Walthamstow: Introduction and domestic buildings', A History of the County of Essex: Volume 6 (1973), pp. 240-250. URL: http://www.britishhistory.ac.uk/report.aspx?compid=42775&strquery=chestnuts house. Date accessed: 28 October 2009.) 2. Bimonthly News from Vestry House Museum, Walthamstow, Essex E17 Vestiges number 47, page 1, 1962/1963 3. Some Walthamstow Houses Walthamstow Antiquarian Society Official Publication No. 12, 1924

4. http://lbonline.english-heritage.org.uk/Login.aspx Accessed: 28/10/2009 5.

Planning (Listed Buildings and Conservation Areas) Act 1990 Link: http://www.opsi.gov.uk/acts/acts1990/ukpga_19900009_en_2#pt1-ch1-l1g1 Accessed: 17/11/2009

6. http://www.communities.gov.uk/planningandbuilding/buildingregulations/ Accessed : 17/11/2009

7. http://www.english-heritage.org.uk/upload/pdf/ign_partl_buildingregs.pdf Accessed: 23/11/2009 8. Waltham Forest Unitary Development Policy (2006) Page 147, Paragraph 8.74 & 8.78 http://www.walthamforest.gov.uk/udp-chapter8-built-historic-envir-feb07.pdf Accessed on 17/11/2009 9. National requirement list Waltham Forest Council Link: http://www.walthamforest.gov.uk/national-requirement-lists-feb08.pdf Accessed: 18/11/2009

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Appendix 1: Drawing, plans and sketches

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Appendix 2: Historic photographs and records

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Appendix 3: More photographic survey

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