Details — Reighton Road

Context

THE NORTHWOLD & CAZENOVE CONSERVATION AREA

Northwold and Cazenove Conservation Area was designated on 15 September 2010. 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 1890.

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.

REIGHTON ROAD

Built by Samuel and John Tucker and Charles Barker between 1879-81, 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 houses1. The road follows a sweeping curve and along with the street trees provides an imposing view from Brooke Road. The property is an example of a Gable ended front.

Reference: Hackney Residential Extensions 7 Alterations 2009
Reference: Northwold Cazenove Conservation Area Appraisal 2010

PROJECT introduction

OBJECTIVES

Create a new master bedroom and a new main bathroom by completing a loft conversion with dormer extension.
Create a new staircase for access to the loft and also the flat roof.
Create access to the existing flat roof, including raising the kitchen ceiling (which is below the flat roof). Additional natural light sources (skylights) for the kitchen can be considered with this phase.
Replacement of existing sash windows on front and back of property.
Reduce the size of the existing bathroom to create a wet room with shower, basin and toilet and new natural light source (small window). Access to bathroom to be from the existing bedroom to create an en-suite.
Re-appoint existing bedroom to its original proportion with access from the landing.
Enlarge existing living space with the additional space from the bathroom and also create a more open plan by removing doorway to the landing area.
Reappoint/remove existing chimney breasts from living room as well as in the loft.

Consideration for further development

Install new kitchen.

DETAILED DESCRIPTION

LOFT CONVERSION

Use of high performance insulation and triple glazing for windows/skylights should be considered.

LEVEL 2 / NEW MASTER BEDROOM

The new master bedroom in the loft will be a sanctuary from the world outside, it’s a place for sleep as well as relaxation. Natural light will be provided thought floor to ceiling glazing on the new dormer extension. The room will consist of new hardwood flooring, pre-existing bed, side tables, chest of drawers and two chairs. The room will also have new built in storage for shoes, hats and clothes.

LEVEL 2 / NEW FAMILY BATHROOM

The new main bathroom in the loft will consist of a bath, toilet, a large rectangular basin for two people and an enclosed shower. A natural light source will be provided from the dormer extension roof. Access to the bathroom will be from the loft level landing.

LEVEL 2 / LOFT STORAGE

All unliveable space to be used for storage, in particular the gable end and front eaves.

NEW STAIRCASE

The new staircase will begin from the existing landing and provide access to the flat roof terrace and the loft. A landing at the top of the stairs will provide access to the new bedroom and separately the new bathroom.

LEVEL 1 / FLAT ROOF TERRACE

The newly accessible flat roof terrace will be place for relaxation and a herb garden but adaptable for entertaining friends. Consideration needs to be given to a boundary around the terrace, i.e. glazing, which might help with sound proofing. An additional light source for the kitchen below will need be taken into consideration. Access to the terrace will be through a large opening (double doors) from the new staircase. The landing and terrace should be at the same level, with step free access; this may ideally create an opportunity for the kitchen ceiling to be raised. The flat roof will be tiled. The boundary materials of the terrace and any privacy issues will need to be considered.

LEVEL 1 / LIVING AREA

The newly enlarged living room will be a sitting room and dining room, suitable for relaxation and also home entertaining. Storage needs to be considered for a large book collection. An existing chimney breast could be removed to enlarged the room, and provide space for a purpose built book case.

LEVEL 1 / BEDROOM & EN-SUITE BATHROOM

The first floor bedroom will be initially used as a study, music room for teaching violin and guest room. The room will be returned to a rectangle, with access to remain from the first floor landing. The bedroom will have an en-suite wet room. An existing wardrobe will remain and additional built in storage will need to be considered. The existing first floor bathroom will be reduced in size, the bath removed and a wet room created. The room will contain a large basin suitable for hand laundering (butlers basin), a shower, toilet and new natural light source (small window).

LEVEL 1 / LANDING

This will become a continuous space with the living room area and provide access to the bedroom and the new staircase to the flat roof and loft. Continuity could possibly be provided with a bespoke bookcase running the length of the party wall.

LEVEL 1 / KITCHEN

The kitchen is currently starved of natural light so an additional glazed light source is required, possibly via a skylight in the roof. The kitchen units would be replaced and an overhead cooker extractor fan and flume added.

LEVEL 1 / COMMUNAL SPACE

With the addition of the new staircase, natural light into the lower landing will be severely compromised. A consideration must be given as to how natural light will pass though the new staircase.

PLANNING & DESIGN CONSTRAINTS

Hackney Council has prepared a Supplementary Planning Document (SPD) on Residential Extensions and Alterations (April 2009) which replaces the previous Supplementary Planning Guidance (SPG2) adopted in February 1999. This is part of a wider programme to replace the 1995 Unitary Development Plan (UPD) with a new Local Development Framework (LDF).

The continual adaptation of the existing building stock is an essential part of helping to meet changing demands for housing in an evolving society and a changing community.

It is estimated that over 80% of Hackney's residential buildings are over 50 years old and more than 20% are of historic character, being either listed or located in a conservation area. The vast majority of these buildings will still be in use beyond the next 50 years. They are a resource that has provided for the needs of past generations and, if managed appropriately, can provide for the needs of the present generation without prejudicing their use in the future.

It is therefore essential that extensions and alterations to Hackney's buildings enhance and protect the positive qualities and characteristics of both individual dwellings as well as the wider townscape of which they form part.

The new SPD provides clear up-to-date, consistent and relevant borough wide guidance, in line with government advice and best practice. It will help in providing applicants with a clearer understanding of the Council's requirements, with the aim of improving the quality of applications and the consistency and speed of decisions, whilst protecting both residential amenity and townscape quality.