Boundary Estate

{{Short description|Housing estate in the London Borough of Tower Hamlets, England.}}

The Boundary Estate is a housing development in the London Borough of Tower Hamlets, in the East End of London.

The estate, constructed from 1890, was one of the earliest social housing schemes built by a local government authority. It was built on the site of the demolished Friars Mount rookeryTaylor, R., Walks Through History: Exploring the East End, (2001) in the Old Nichol, with works begun by the Metropolitan Board of Works in 1893 and completed by the recently formed London County Council.

Soil from the foundations was used to construct a mound in the middle of Arnold Circus at the centre of the development, surmounted by an extant bandstand.p. 15, Telfer, A. (2009) [http://www.sarahwise.co.uk/Reports%20and%20Articles/MolasReport.pdf Museum of London Archaeology Boundary Gardens Evaluation Report ADC09, London, Museum of London] The estate consists of multistorey brick tenements radiating from the central circus, each of which bears the name of a town or village along the non-tidal reaches of the Thames.

For administrative purposes, the estate lay just within the boundaries of the historic parish and (from 1900) Metropolitan Borough of Bethnal Green, which in 1965 became part of the new London Borough of Tower Hamlets. For ecclesiastical purposes, it lay within the parish of Holy Trinity, Shoreditch, created in 1866. The estate's name reflects its borderline location.

History

=Old Nichol rookery=

In 1680 John Nichol of Gray's Inn, who had built seven houses here, leased {{convert|4.75|acre|ha}} of gardens for 180 years to a London mason, Jon Richardson, with permission to dig for bricks. The land became built up piecemeal with houses, built by a number of sub-lessees. Many of the streets were named after Nichol, and by 1827 the {{convert|5|acre|ha|adj=on}} estate consisted of 237 houses.[http://www.british-history.ac.uk/report.asp?compid=22746 'Bethnal Green: The West: Shoreditch Side, Spitalfields, and the Nichol', A History of the County of Middlesex: Volume 11: Stepney, Bethnal Green (1998), pp. 103–09] accessed: 14 November 2006.

Henry Mayhew visited Bethnal Green in 1850, and noted for The Morning Chronicle the trades in the area: tailors, costermongers, shoemakers, dustmen, sawyers, carpenters, cabinet makers and silkweavers. In the area, it was noted:

Roads were unmade, often mere alleys, houses small and without foundations, subdivided and often around unpaved courts. An almost total lack of drainage and sewerage was made worse by the ponds formed by the excavation of brickearth. Pigs and cows in back yards, noxious trades like boiling tripe, melting tallow, or preparing cat's meat, and slaughter houses, dustheaps, and 'lakes of putrefying night soil' added to the filth.[http://www.british-history.ac.uk/report.asp?compid=22751 "Bethnal Green: Building and Social Conditions from 1837 to 1875"], A History of the County of Middlesex: Volume 11: Stepney, Bethnal Green (1998), pp. 120–26. Accessed 14 November 2006.

In about 1860 in A Visit to the Rookery of St Giles and its Neighbourhood, he mentions the area again and uses the term rookery.[http://learning.north.londonmet.ac.uk/history/Mayhew.pdf A Visit to the Rookery of St Giles and its Neighbourhood] {{webarchive |url=https://web.archive.org/web/20061010065924/http://learning.north.londonmet.ac.uk/history/Mayhew.pdf |date=October 10, 2006 }}

The vicar of St Philip's, the church serving the Nichol, quoted by Frederick Engels, stated that in 1844 "conditions were far worse than in a northern industrial parish, that population density was 8.6 people to a (small) house, and that there were 1,400 houses in an area less than {{convert|400|yd|abbr=on}} square";Engels, The Condition of the Working Class in England, 35-6. and in 1861 John Hollingshead, of The Morning Post, in his Ragged London noted that the Nichol had grown even more squalid in the last 20 years as old houses decayed and traditional trades became masks for thieves and prostitutes. The Builder in 1863, noted the numbers inhabiting unfit cellars, the lack of sanitation and that running water was only available for 10–12 minutes each day.[http://www.casebook.org/victorian_london/morebg.html The Builder, vol. XXI 1082 (October 31st, 1863)] accessed 8 February 2007

For ecclesiastical purposes, the Old Nichol was part of the parish of Holy Trinity, Shoreditch from 1866.{{cite web | url=https://www.churchtimes.co.uk/articles/2008/4-july/news/uk/inside-the-skin-of-a-slum | title=Inside the skin of a slum }} However, there was no church building and services were instead held in a hay loft above a stable. Eventually a site on Old Nichol Street was built.{{cite web | url=https://search.lma.gov.uk/scripts/mwimain.dll/144/LMA_OPAC/web_detail/REFD+P72~2FTRI?SESSIONSEARCH | title=Holy Trinity, Bethnal Green: Old Nichol Street, Tower Hamlets | London Metropolitan Archives }}

The 1896 novel A Child of the Jago by Arthur Morrison is set in a fictionalised version of Old Nichol.

=Demand for change=

File:Boundary Street 1890.jpg began slum clearance.]]

The clearance of the slum houses of the Old Nichol Street rookery was the result of an energetic campaign by the local incumbent, Reverend Osborne Jay of Holy Trinity,[http://www.mernick.co.uk/thhol/survunfi.html The London, 12 March 1896 To Check the Survival of the Unfit] {{webarchive |url=https://web.archive.org/web/20061112082939/http://www.mernick.co.uk/thhol/survunfi.html |date=November 12, 2006 }} accessed 13 November 2006 who arrived in the parish in December 1886. Charles Booth had already noted the extreme poverty in the area in his study of London poverty.Charles Booth "Life and Labour of the People in London" (London: Macmillan, 1902–1903) at [http://booth.lse.ac.uk/ The Charles Booth on-line archive] accessed 10 Nov 2006 Nearly 6,000 individuals were crammed into the packed streets. The death rate from violent crime was 40 per 1000, twice that of the rest of Bethnal Green, and four times that of London.https://lookup.london/arnold-circus-history/ One child in four died before their first birthday.

Redevelopment had been resisted by members of the Bethnal Green vestry, who owned much of the rookery, and were responsible for electing members of the Metropolitan Board of Works.{{sfn|Wise|2009|p=21}} The powers the vestries and board were limited to the Torrens Act and the Artisans' and Labourers' Dwellings Improvement Act 1875 (Cross Act) which the Bethnal Green vestry refused to use.{{sfn|Wise|2009|p=21}}

Jay persuaded Arthur Morrison to visit the area, and the result was the influential A Child of the Jago, a barely fictionalised account of the life of a child in the slum, re-christened by Morrison as The Jago: "What was too vile for Kate Street, Seven Dials, and Ratcliffe Highway in its worst day, what was too useless, incapable and corrupt — all that teemed on the Old Jago". Demolition actually began before the publication of the book.

The London County Council was created by the Local Government (England and Wales) Act 1888, some 53 years after other major cities had been municipalised. It took responsibility for the housing of the working classes from the Metropolitan Board of Works.{{sfn|Wise|2009|p=240}} In the first election, the progressives obtained a large majority. The Housing Committee secured from Parliament the Housing of the Working Classes Act 1890 (53 & 54 Vict. c. 70), which gave it powers to implement the Torrens and Cross acts, and gave legal basis for it to manage housing estates. LCC chose Boundary Street as their flagship scheme.{{sfn|Wise|2009|pp=245–247}} Initially they attempted to get the private sector involved but failed. In 1893, on the back of the Blackwall Tunnel Act 1892{{which|date=July 2024}} they gained permission from the Home Secretary to rebuild a small section of the scheme. The principle had been established.{{sfn|Wise|2009|p=247}}

= The Boundary Street Scheme =

File:Map Old Nichol area 1908.jpg

File:Portrait of Arthur Arnold.jpg, Chairman of LCC]]

The newly established London County Council (LCC) decided to rebuild an area of some {{convert|15|acre|ha|adj=on}}, including the Nichol and Snow estates, and a small piece on the Shoreditch side of Boundary Street, formerly Cock Lane. What became known as the Bethnal Green Improvement Scheme displaced 5,719 people and demolished 730 houses. Originally it was planned as a series of rectangular plots, but in 1893 a radial plan that would house a greater number of people was approved.{{sfn|London Gardens Online|2012}}

Owen Fleming designed the Boundary Street scheme. He retained only Boundary Street in the west and Mount Street in the east, though he widened both to {{convert|40|ft|abbr=on}}. Old Nichol Street was also widened and extended to Mount Street, then renamed Swanfield Street.[http://www.rayment.info/general/road_name_changes/14_2M_Inner_London_Streets_Old_Names.html Inner London Street Name Changes] He designed {{convert|50|ft|abbr=on}}. wide tree lined streets to radiate from an ornamental space called Arnold Circus. The LCC architects designed 21 and Rowland Plumbe two of 23 blocks containing between 10 and 85 tenements each. A total of 1,069 tenements, mostly two or three-roomed, were planned to accommodate 5,524 persons. The project was hailed as setting "new aesthetic standards for housing the working classes" and included a new laundry, 18 shops,{{cite book |last1=Greater London Council |title=Home Sweet Home Housing Designed by the London County Council and Greater London Council Architects 1888-1975 |publisher=Academy Editions |isbn=0-85670-276-5 |page=22}} and 77 workshops. Churches and schools were preserved. Building for the project began in 1893.{{sfn|Baker|1998}} The two schools, Rochelle School, which was largely built in 1879, and Virginia School, built in 1887, predated the estate.{{sfn|London Gardens Online|2012}}

The new flats replaced the existing slums with decent accommodation for the same number of people, but the occupiers changed. The original inhabitants were forced further to the East, creating new overcrowding and new slums in areas such as Dalston and Bethnal Green. No help was offered to those displaced to find new accommodation, and this added to the suffering and misery of many of the former residents of the slum. The new blocks had policies to enforce sobriety and the new tenants were clerks, policemen, cigarmakers and nurses.{{sfn|Baker|1998}}

Such was the success of the campaign, that the Prince of Wales officially opened the estate in early March 1900, saying Few indeed will forget this site who had read Mr Morrison's A Child of the Jago, and all of us are familiar with the labours of that most excellent philanthropist, Mr. Jay, in this neighbourhood.Quoted in The Times on the following day {{Cite newspaper The Times |title=The Prince of Wales and Workmen's Dwellings|date=5 March 1900 |page=8 |issue=36081}}

The impresarios and brothers Lew Grade and Bernard Delfont (born Winogradsky) moved to the Boundary Estate in 1914, from nearby Brick Lane and attended Rochelle Street School.[http://www.british-history.ac.uk/report.asp?compid=22752 'Bethnal Green: Building and Social Conditions from 1876 to 1914', A History of the County of Middlesex: Volume 11: Stepney, Bethnal Green (1998), pp. 126–32] accessed: 14 November 2006. At that time, 90% of children attending the school spoke Yiddish.

=Revival=

Tower Hamlets Council has made proposals to transfer the estate to a housing association,[http://society.guardian.co.uk/offdiary/story/0,,1801852,00.html Battle of the Boundary], The Guardian, 21 June 2006 and upgrade the accommodation. A full refurbishment of one of the blocks, Iffley House was carry out by Sprunt Architects to demonstrate how this might be achieved but the proposal was rejected by a ballot of tenants in November 2006.

The estate radiates from a centrepiece roundabout, Arnold Circus, formed around a garden with a bandstand. It is now being preserved by the Friends of Arnold Circus and has received grants for regeneration. Restoration work on the bandstand was completed in 2010.

Arnold Circus is also a mark point on several ley alignments including Alfred Watkins' "Strand Ley"Alfred Watkins The Old Straight Track (Abacus, 1994) {{ISBN|0-349-13707-2}} and "The Coronation Line",Chris Street Earthstars: The Visionary Landscape (Hermitage Publishing, 2001) {{ISBN|0-9515967-1-3}} which is curious as before 1893, there was no intersection or feature here.

One of the roads that link into the circus is the northern end of Club Row, a part of Brick Lane market, well known as an animal market until this activity was closed down in 1983.{{cite web|title=The death of Club Row animal market|url=http://eastlondonhistory.com/the-death-of-club-row-animal-market/|work=eastlondonhistory.com|access-date=12 August 2012|date=14 June 2011}}

Conservation area

File:Hurley House, Bethnal Green, E2 - geograph.org.uk - 141920.jpg

File:Boundary Estate Community Launderette Calvert Street 0807.JPG

The flats remain and are Grade II listed,{{NHLE |num=1357758 |accessdate=8 August 2009}}{{NHLE |num=1065288 |accessdate=8 August 2009}} together with the bandstand.{{NHLE |num=1357757 |accessdate=8 August 2009}} In their day, they were revolutionary in their provision of facilities for residents. Today, despite the lack of some modern amenities they remain popular with tenants and there is an active community.

=Listed gardens=

Arnold Circus Gardens{{lbe|1001300|note=Listed Park and Garden}}

=Grade II listed buildings=

Bandstand at Boundary Street Garden, Arnold Circus.{{lbe|1001300|note=Listed Park and Garden}}
Iron Railings and Overthrows at Boundary Street Garden, Arnold Circus
4–5 Virginia Road
Marlow House, Arnold Circus: Built in 1899.{{lbe|1065295|note=Listed Building}}
Marlow Workshops, Arnold Circus: Built in 1899.{{lbe|1251015|note=Listed Building}}
Virginia Primary School, Arnold Circus: London School Board design of 1875 with later alterations. A classic three-decker designed by E.H.Robson.{{lbe|1065296|note=Listed Building}}
Area railings at nos. 35 to 49, Arnold Circus
Chertsey House, Arnold Circus: Designed by Reginald Minton Taylor in 1895{{lbe|1357758|note=Listed Building}}
Sunbury House, Swanfield Street: built 1894-6 by C. C. Winmill.{{lbe|1357882|note=Listed Building}}
Sunbury Workshops, Swanfield Street: designed by C.C. Winmill 1894{{lbe|1357513|note=Listed Building}}
Taplow House, Palissy Street: built 1894-6 by C. C. Winmill{{lbe|1065106|note=Listed Building}}
Hurley House, Arnold Circus{{lbe|1065288|note=Listed Building}}
Culham House, Rochelle Street: built 1894-6 by C. C. Winmill{{lbe|1260410|note=Listed Building}}
Sonning House, Swanfield Street: built 1894-6 by C. C. Winmill.{{lbe|1260410|note=Listed Building}}
Henley House, Swanfield Street: built 1894 by Roland Plumbe.{{lbe|1065067|note=Listed Building}}
Walton House, Montclare Street.{{lbe|1357870|note=Listed Building}}
Iron Railings between Henley House and Walton House, Old Nichol Street.{{lbe|1260492|note=Listed Building}}
Cookham House, Montclare Street: this is an 1897 building by R. Minton Taylor, said to be built in a more mature style.{{lbe|1065117|note=Listed Building}}
Porters' House (former laundry), Montclare Street: this is the old laundry as the blocks lacked washing facilities, however no bath-house was provided. Built in 1894-6 by William Hynam.{{lbe|1357832|note=Listed Building}}
Sandford House, Arnold Circus: designed by R Minton Taylor in 1895/1896.{{lbe|1065292|note=Listed Building}}
Clifton House, Club Row{{lbe|1065261|note=Listed Building}}
Molesey House, Camlet Street{{lbe|1065249|note=Listed Building}}
Iffley House, Arnold Circus: Classically detailed and designed, 1896-8 by A. M. Phillips. The entrance is at the rear, leaving the facade free for a pair of broad windows to the ground floor in glazed brown brick.{{lbe|1065293|note=Listed Building}}
Laleham House, Camlet Street{{lbe|1261712|note=Listed Building}}
Hedsor House, Ligonier Street: one of four designs by C.C. Winmill 1898{{lbe|1241043|note=Listed Building}}
Iron railings, Gate and Gate Piers between Laleham House and Hedsor House, Old Nichol Street{{lbe|1065105|note=Listed Building}}
Benson House, Ligonier Street{{lbe|1065150|note=Listed Building}}
Abingdon House, Boundary Street:Built 1896-8 by A. M. Phillips. It had a conical tower.{{lbe|1357786|note=Listed Building}}
Wargrave House, Navarre Street:Built 1897 and designed by William Hynam{{lbe|1060558|note=Listed Building}}
Shiplake House, Arnold Circus: Built in 1897{{lbe|1065294|note=Listed Building}}
Walker House, 6–8 Boundary Street
Rochelle Primary School, Arnold Circus{{lbe|1357759|note=Listed Building}}
Rochelle Primary School Infants, Club Row{{lbe|1065260|note=Listed Building}}
Rochelle Primary School House, Arnold Circus{{lbe|1065290|note=Listed Building}}
Iron Railings at Rochelle Primary School, Arnold Circus{{lbe|1065289|note=Listed Building}}
Playground Wall at Rochelle Primary School{{lbe|1065291|note=Listed Building}}

Streatley Buildings were demolished in 1971. These were the first dwellings on the Boundary Estate, on the east side. They were spartan larger flats erected 1893-4.

=Rochelle School=

The 1870 Elementary Education Act made it compulsory for all children between the ages of five and twelve to be given a basic education at public expense. This was to be provided by Board Schools- and school boards were set up across the country to build and run these schools. It was estimated that 100,000 places would be required in London which was a gross underestimation and 500,000 had been provided by 1900. The architect who oversaw this was E.R.Robson, a student of George Gilbert Scott.The two school houses on the Rochelle campus, juniors and infants, were early examples of Robson's work.{{lbe|1357759|note=Listed Building}}{{cite web|title=Rochelle School|url=http://www.rochelleschool.org/the-site/what-is-rochelle/education-for-all/|website=Rochelle School|access-date=31 May 2016|date=2013|archive-url=https://web.archive.org/web/20160624033946/http://www.rochelleschool.org/the-site/what-is-rochelle/education-for-all/|archive-date=24 June 2016|url-status=dead}}

The Rochelle School is now a community arts facility.

Transport

The nearest London Overground station, Shoreditch High Street railway station, opened on 4 April 2010.

References

External links

[https://web.archive.org/web/20070220035635/http://www.afoundation.org.uk/rochelle/index.php Art Community housed in 1896 Rochelle School, built to serve the children of the Boundary Estate]
[https://boundarylaunderette.wordpress.com/boundary-estate-a-history/ Boundary Estate 1 – A Brief History – Boundary Estate Community Launderette]
[http://friendsofarnoldcircus.wordpress.com/ Friends of Arnold Circus community website]

Category:Grade II listed buildings in the London Borough of Tower Hamlets

Category:Housing estates in the London Borough of Tower Hamlets

Category:Geography of the London Borough of Tower Hamlets

Category:Tourist attractions in the London Borough of Tower Hamlets

Category:Shoreditch

Category:Tourist attractions in London