The Story of London

by Henry B. Wheatley

No improvement in the condition of houses in London appears to have taken place until long after the Conquest, and the low huts, closely packed together, which filled the streets during the Saxon period, were continued well into the thirteenth century. These houses were wholly built of wood, and thatched with straw, or reeds.

All mediæval cities were fatally liable to destruction by fire, but London appears to have been specially unfortunate in this respect. In the first year of the reign of Stephen a destructive fire spread from London Bridge to the Church of St. Clement Danes, destroying St. Paul’s in the way. This fire caused some improvements in building, but special regulations were required, and one of the early works undertaken by the newly established ‘Commune’ was the drawing up, in 1189, of the famous Assize of Building, known by the name of the first Mayor as Fitz-Ailwyne’s Assize.

In this document the following statement was made: ‘Many citizens, to avoid such danger, built according to their means, on their ground, a stone house covered and protected by thick tiles against the fury of fire, whereby it often happened that when a fire arose in the city and burnt many edifices, and had reached such a house, not being able to injure it, it there became extinguished, so that many neighbours’ houses were wholly saved from fire by that house.’[28]

Various privileges were conceded to those who built in stone, and these privileges are detailed in the Assize of 1189. No provision, however, was made as to the material to be used in roofing tenements. This Assize, which has been described as the earliest English Building Act, is of the greatest value to us from an historical point of view, and much attention is paid to it in Hudson Turner’s Domestic Architecture, where a translation of the Assize is printed. Turner points out that it is evident from this specimen of early civic legislation that although citizens might, if it so pleased them, construct their houses entirely of stone, yet they were not absolutely required to do more than erect party walls 16 feet in height, the materials of the structure built on such walls being left entirely to individual choice, and there can be no doubt that in the generality of houses it was of wood. This assumption is justified by the fact that, in deeds of a much later period, houses constructed wholly of stone are frequently named as boundaries, without any further or more special description than that such was the substance of which they were built. Turner adds that it is obvious such a description would have been vague and insufficient in a district where houses were generally raised in stone, and he therefore supposes that the Assize of 1189 had no more direct effect than in regulating the method of constructing party walls, and then only in cases where individuals were willing to build in stone.[29]

There can be no doubt that the Assize had but little effect, for in 1212 a still more destructive fire occurred which destroyed part of London Bridge—then a wooden structure—and the Church of St. Mary Overy, Southwark. It raged for ten days, and it is calculated that 1000 persons—men, women and children—lost their lives in the fire.

This fire had a striking effect upon the authorities, for at once they set to work to enact a new ordinance which introduced certain compulsory regulations. This is known as Fitz-Ailwyne’s Second Assize, 1212; and thus the first Mayor, about whom little else is known, is associated with two important Acts, one issued at the beginning and the other near the end of his long mayoralty. Thenceforth everyone who built a house was strictly charged not to cover it with reeds, rushes, stubble or straw, but only with tiles, shingle boards, or lead. In future, in order to stop a fire, houses could be pulled down in case of need with an alderman’s hook and cord. For the speedy removal of burning houses each ward was to provide a strong iron hook, with a wooden handle, two chains and two strong cords, which were to be left in the charge of the bedel of the ward, who was also provided with a good horn, ‘loudly sounding.’ It was also ordered that occupiers of large houses should keep one or two ladders for their own house and for their neighbours in case of a sudden outbreak of fire. Also, they were to keep in summer a barrel or large earthen vessel full of water before the house, for the purpose of quenching fire, unless there was a reservoir of spring water in the curtilage or courtyard.[30]

Ancient lights are not provided for, and chimneys are not mentioned. They were not general in Italian cities in the fourteenth century, but in London they were comparatively common by the year 1300. In the Rotuli Hundredorum, date 1275, a chimney is mentioned as built against a house in St. Mary-at-Hill made of stone, a foot or more in breadth, and projecting into the street.

Most of the houses consisted of little more than a large shop and an upper room or solar. The latter was often merely a wooden loft. When an upper apartment was carried out in stone it was described in deeds as solarium lapideum. In the fourteenth century houses were built of two and three storeys, and in some cases each storey was a distinct freehold. This seems to have caused a large number of disputes. It is an interesting fact that at a certain period there was the possibility of London becoming a city of flats. One cannot but feel that it is strange that flats should be general abroad and in Scotland, while it is only lately that they have become at all popular in England. Some reason for this diversity of custom must exist if we could only find it out. Cellars were entered from the street; and possibly, in those cases where separate floors belonged to different tenants, the upper storeys were entered by stairs on the outside.

Sometimes a householder was allowed to encroach upon the road, and in Riley’s Memorials we find patents of leave for building a hautpas, that is, a room or floor raised on pillars and extending into the street. Such a grant was made to Sir Robert Knolles and his wife Constance in the year 1381. Penthouses are frequently mentioned in the city ordinances, and they were to be at least 9 feet in height, so as to allow of people riding beneath. It was enacted, for the benefit of landlords, that penthouses once fastened by iron nails or wooden pegs to the timber framework of the house should be deemed not removable, but fixtures, part and parcel of the freehold.[31]

Shops were open to the weather, and the need of a better place of protection for certain property was felt, which caused the erection of selds—sheds or warehouses—which were let out in small compartments for the storing of cupboards or chests. These served in their day the purpose fulfilled in ours by Safe Deposit Companies.