Hostname: page-component-76fb5796d-22dnz Total loading time: 0 Render date: 2024-04-26T09:07:51.425Z Has data issue: false hasContentIssue false

The house-building sector of London's economy, 1550–1650

Published online by Cambridge University Press:  13 June 2012

WILLIAM C. BAER*
Affiliation:
USC Sol Price School of Public Policy, University of Southern California, Lewis Hall 312, Los Angeles, CA 90089–0626, USA

Abstract:

London historians marvel at London's population growth during the sixteenth and seventeenth centuries, but never at how those hundreds of thousands of people got housed. It did not just ‘happen’; building tens of thousands of houses required marshalling land, money, materials and labour, and directing them at specific building sites. The task was performed by a myriad of small-scale builders from most walks of life, projectors who used contracts to have work done they could not perform themselves. All this was done in an environment of considerable risk in building new houses because of royal prohibitions against doing so, and facing large fines, sometimes imprisonment, and their new houses pulled down.

Type
Research Article
Copyright
Copyright © Cambridge University Press 2012

Access options

Get access to the full version of this content by using one of the access options below. (Log in options will check for institutional or personal access. Content may require purchase if you do not have access.)

References

1 Baer, W.C., ‘Landlords and tenants in London 1550–1700’, Urban History, 38 (2011), 234–55CrossRefGoogle Scholar.

2 Harding, V., ‘The population of London, 1550–1700: review of the published evidence’, London Journal, 15 (1990), 111–28CrossRefGoogle Scholar.

3 Hughes, P.L. and Larkin, J.F. (eds.), Tudor Royal Proclamations, 3 vols. (New Haven, 1964–9)Google Scholar; Larkin, J.F. and Hughes, P.L. (eds.), Stuart Royal Proclamations (Oxford, 1973)Google Scholar; Larkin, J.F. (ed.), Stuart Royal Proclamations (Oxford, 1983)Google Scholar.

4 McClure, N.E. (ed.), The Letters of John Chamberlain, Memoirs XII, Part II, the American Philosophical Society (Philadelphia, 1939), 207 (30 Jan. 1619)Google Scholar.

5 Attorney-General v. Wright [1618], in Barnes, T.G., ‘The prerogative and environmental control of London building in the early seventeenth century: the lost opportunity’, California Law Review, 58 (1971), 1332–63, at 1347–9CrossRefGoogle Scholar; Notestein, W., Relf, F. H. and Simpson, H. (eds.), Commons Debates 1621, 7 vols. (New Haven, 1935), vol. VII, Appendix B, 335–6Google Scholar.

6 Acts of the Privy Council, n.s., Charles I (Sep. 1627 – Jun. 1628), vol. III, 1–2; State Papers Domestic (SP) (microfilm) Charles I, SP16/296/29, SP16/408/139; Lords Journals (LJ), vol. IV, 389–90. Cundall is mentioned by Smuts, R.M., ‘The court and its neighborhood: royal policy and urban growth in the early Stuart West End’, Journal of British Studies, 30 (1991), 126 n. 28CrossRefGoogle Scholar; and Brett-James, G., The Growth of Stuart London (London, 1935), 106–7Google Scholar.

7 Summerson, J., Georgian London (London, 1988)Google Scholar; McKellar, E., The Birth of Modern London: The Development and Design of the City 1660–1720 (Manchester, 1999)Google Scholar.

8 Spence, C., London in the 1690s: A Social Atlas (London, 2000)Google Scholar; Guillery, P., The Small House in Eighteenth-Century London (New Haven, 2004)Google Scholar; Baer, W.C., ‘Is speculative building underappreciated in urban history?Urban History, 34 (2007), 296316CrossRefGoogle Scholar.

9 Sheppard, F., Belcher, V. and Cottrell, P., ‘The Middlesex and Yorkshire deed registries and the study of building fluctuations’, London Journal, 5 (1974), 176217 at 176CrossRefGoogle Scholar; Jones, D.W., ‘London merchants and the crisis of the 1690s’, in Clark, P. and Slack, P. (eds.), Crisis and Order in English Towns 1500–1700 (London, 1972), 311–55, at 337Google Scholar; Baer, W.C., ‘The institution of residential investment in seventeenth-century London’, Business History Review, 76 (2002), 515–51 at 534–6CrossRefGoogle Scholar, gives a more comprehensive view.

10 Baer, ‘Is speculative building underappreciated?’, 302–5.

11 Dyos, H.J., ‘Foreword’, at viii, in Chalklin, C.W., The Provincial Towns of Georgian England: A Study of the Building Process 1740–1820 (London, 1974)Google Scholar.

12 See Baer, ‘The institution of residential investment’, for extended examples.

13 See, e.g., Guillery, Small House in Eighteenth-Century London; McKellar, Birth of Modern London, xi; Borsay, P., ‘Why are houses interesting?’, Urban History, 34 (2007), 338–52CrossRefGoogle Scholar; Baer, W.C., ‘Housing for the lesser sort in Stuart London: findings from certificates and returns of divided houses’, London Journal, 33 (2008), 6188CrossRefGoogle Scholar.

14 Larkin and Hughes (eds.), Stuart Proclamations, 486.

15 Petty, W., A Treatise of Taxes and Contributions (London, 1667), 22Google Scholar.

16 Neve, R., The City and Countrey Purchaser and Builders Dictionary: Or, the Compleat Builder's Guide (London, 1703), 71Google Scholar.

17 [Barbon, N.], An Apology for the Builder or a Discourse Shewing the Cause and Effects of the Increase of Building (London, 1685), 1737Google Scholar. Barbon was perhaps the world's first housing market analyst. See also [Barbon, N.], A Discourse Shewing the Great Advantages that New-Buildings and the Enlarging of Towns and Cities Do Bring to a Nation (London, 1678)Google Scholar.

18 ‘[By the Privy Council, for Regulation of the City of Westminster] Wyllyam Cecill, Knight, High Stewarde of the Citie . . . 12 March’, 156[4], STC 16704.9; J. Howes’ second ‘Famyliar and Frendly Discourse Dialogue Wyse’, 1587, in Tawney, R.H. and Power, E. (eds.), Tudor Economic Documents, 3 vols. (London, 1924), vol. I, 421–43, at 427–8Google Scholar; [Anon.], ‘A brief discoverie of the great purpresture of newe Buyldings neare to the cittie . . . ’, Archaeologia, 23 (1831), 120–9, at 121–2 (colourful, perhaps exaggerated, account of suburbs and inhabitants, c. James I's reign).

19 Howell, J., Londinopolis (London, 1657), 346Google Scholar.

20 Stone, L., ‘Inigo Jones and the New Exchange’, Archaeological Journal, 14 (1957), 106–21CrossRefGoogle Scholar; Saunders, A. (ed.), The Royal Exchange, London Topographical Society vol. 152 (1997)Google Scholar; Baer, W.C., ‘Early retailing: London's shopping exchanges, 1550–1700’, Business History, 49 (2007), 2951CrossRefGoogle Scholar.

21 Sheppard, F., Robert Baker of Piccadilly Hall and his Heirs, London Topographical Society, vol. 127 (1982)Google Scholar; Knowler, W. (ed.), The Earl of Strafforde's Letters and Dispatches, 2 vols. (London, 1739), vol. II, 150 (7 Feb. 1638)Google Scholar.

22 Richardson, J., The Annals of London (Berkeley, 2000), 128Google Scholar; Barnes, ‘The prerogative and environmental control of London building’, 1342; Knowler (ed.), Strafforde's Letters, vol. II, 150 (7 Feb. 1638).

23 See also Keene, D., ‘The property market in English towns A.D. 1100–1600’, in Vigueur, J.-C. M. (ed.), D'une ville à l'autre: structures matérielleset organization de l'espace dans les villes européenes (XIIIe–XVIe siècle) (Rome, 1989), 201–26, at 220–1Google Scholar.

24 See also Guillery, P. and Herman, B., ‘Deptford housed: 1650 to 1800’, Vernacular Architecture, 30 (1999), 5884, at 63CrossRefGoogle Scholar.

25 Primatt, S., The City and Country Purchaser & Builder (London, 1669), 92Google Scholar. Similar proportions are in the only other source I have found somewhat close in time, see Jones, G.T., Increasing Return: A Study of the Relation between the Size and Efficiency of Industries with Special Reference to the History of Selected British and American Industries, 1850–1910 (Cambridge, 1933), 93Google Scholar.

26 See D. Keene, ‘A new study of London before the great fire’, Urban History Yearbook (1984), 11–21, at 16; Keene, D., ‘Landlords, the property market and urban development in medieval England’, in Eliassen, F.-E. and Ersland, G.A. (eds.), Power, Profit and Urban Land (Aldershot, 1996), 93119, at 102–3, 104–6, 108Google Scholar. See also McIntosh, M.K., ‘Money lending on the periphery of London, 1300–1600’, Albion, 20 (1988), 557–71, at 567–70CrossRefGoogle Scholar.

27 Rev. Dale, T.C. (ed.), Returns of Divided Houses in City of London 1637 (1 Jun. 1937), typescript from SP16/359, Charles I (microfilm, the Church of Jesus Christ Latter Day Saints, 1965)Google Scholar.

28 Acts of the Privy Council, James I (Jan. 1618 – Jun. 1619), 245 (15 Aug. 1618) [Demolitions]; SP14/99/143 (20 Sep. 1618); SP14/99/49 (c. 16 Sep. 1618).

29 SP16/206/68, 160; Knowler (ed.), Strafforde's Letters, vol. I, 377, vol. II, 141.

30 Knowler (ed.), Strafforde's Letters, vol. I, 206, 243, 262.

31 Acts of the Privy Council, James I (Aug. 1616 – Dec. 1617), 52.

32 Oral examination and confession before the attorney-general, beginning 22 Jan. 1634, yielded this rich background: SP16/258/117; SP16/259/85. See also Barnes, ‘The prerogative and environmental control of London building’, 1352–3.

33 It was generally agreed that a royal proclamation expired with its issuer.

34 SP16/258/117; SP16/259/85; SP16/266/15; SP16/273/163; Calendar of State Papers: Domestic (Cal. SP Dom.), Charles I, 1634–35, 47 # 96; 197 # 73; SP16/345/92; SP16/408/139. See also Rushworth, J., Historical Collections, ‘Second Volume of the Second Part’ [vol. III] (London, 1680), 66Google Scholar.

35 Beier, A.L., ‘Engine of manufacture: the trades of London’, in Beier, A.L. and Finlay, R., London 1500–1700: The Making of the Metropolis (London, 1986), 141–67, at 148 Table 13Google Scholar.

36 Barbon, N., A Discourse of Trade (London, 1690), 68Google Scholar; [Barbon] Apology for the Builder, 32.

37 Keene, ‘Growth, modernization and control: the transformation of London's landscape, c. 1500–1760’, in Clark, P. and Gillespie, R. (eds.), Two Capitals: London and Dublin 1500–1840, Proceedings of the British Academy, 107 (Oxford, 2001) 24Google Scholar; Stone, L., ‘The residential development of the West End of London in the seventeenth century’, in Malament, B.C. (ed.), After the Reformation (Philadelphia, 1980), 167212, at 197–205Google Scholar.

38 Stone, ‘Residential development in the West End’, 199–203.

39 Keene, ‘Landlords, the property market and urban development in medieval England’, 96–8, and 105–9; Baer, ‘Institution of residential investment’; Earle, P., The Making of the English Middle Class (Berkeley, 1989), 148, 152–7 and 405–8 ‘Appendix B: Real Estate Holdings of Sample’Google Scholar.

40 McKellar, Birth of Modern London, 52; see also Rodger, R., Housing in Urban Britain, 1780–1914 (Cambridge, 1995), 24–5Google Scholar.

41 McKellar, Birth of Modern London, esp. 41–9; Baer, ‘Institution of residential investment’, 533–7.

42 Larkin and Hughes (eds.), Stuart Royal Proclamations, vol. I, 396–7.

43 This enumeration is based upon McKellar, Birth of Modern London; and Baer, ‘Is speculative building underappreciated?’.

44 Dunkeld, M., ‘Approaches to construction history’, Construction History, 3 (1987), 3, 8, 11–12Google Scholar; Satoh, A., Building Britain: The Origins of a Modern Industry (Aldershot, 1995), 14Google Scholar; Summerson, J., Georgian London (London, 1946), 22–3Google Scholar; Knoop, D. and Jones, G.P., ‘The rise of the mason contractor’, Royal Institute of British Architects Journal, 3rd ser., 45 (17 Oct. 1936), 34Google Scholar; Salzman, L.F., Building in England down to 1540: A Documentary History (Oxford, 1992), reissuedGoogle Scholar; McKellar, Birth of Modern London, 71–113.

45 Baer, ‘Is speculative building underappreciated?’, esp. 307–8.

46 Yeomans, D.T., ‘Early carpenters manuals 1592–1820’, Construction History, 2 (1986), 1333Google Scholar; Harris, E., British Architectural Books and Writers 1556–1785 (Cambridge, 1990)Google Scholar; Gunther, R.T. (ed.), The Architecture of Sir Roger Pratt (Oxford, 1928), 19, 46–51Google Scholar.

47 Larkin (ed.), Stuart Royal Proclamations, vol. II, 20–6.

48 Primatt, City and Country Purchaser & Builder, 53–5, 59–61, 67; Leybourn, W., Platform for Purchasers, Guide for Builders, Mate for Measurers (London, 1668), 107–10Google Scholar; McKellar, Birth of Modern London, 71–89. See also Nisbet, J., Fair and Reasonable: Building Contracts from 1550, a Synopsis (London, 1993)Google Scholar; and Nisbet, J., A Proper Price: Quantity Surveying in London 1650 to 1940 (London, 1997)Google Scholar.

49 Primatt, City and Country Purchaser & Builder; Leybourn, Platform for Purchasers, Guide for Builders, Mate for Measurers; Nisbet, A Proper Price, 16–27; Nisbet, Fair and Reasonable, 27–8.

50 Stinchcombe, A.L., ‘Bureaucratic and craft administration of production: a comparative study’, Administrative Science Quarterly, 4 (1959), 168–87CrossRefGoogle Scholar.

51 Baer, ‘Is speculative building underappreciated?’, 302–3, 306.

52 Chaudhuri, K.N., The East India Company (London, 1965), 91Google Scholar; Sainsbury, W. Noel (ed.), The Calendar of State Papers: Colonial Series, East Indies, China and Japan, 1617–1621 (London, 1870), 176Google Scholar.

53 Baer, ‘Is speculative building underappreciated?’, 304–6; Woodward, D., Men at Work: Labourers and Building Craftsmen in the Towns of Northern England, 1450–1750 (Cambridge, 1995), 136–41CrossRefGoogle Scholar; Campbell, R., The London Tradesman (London, 1747; repr. Newton Abbot, 1969), 161Google Scholar.

54 Keene, ‘Growth, modernization and control’, 24; Nisbet, Fair and Reasonable.

55 Baer, ‘Is speculative building underappreciated?’.

56 Keene, ‘Growth, modernization, and control’, 24.

57 Baer, ‘Is speculative building underappreciated?’, 308.

58 Campbell, London Tradesman, 161.

59 Cooney, E.W., ‘The origins of the Victorian master builders’, Economic History Review, 2nd ser., 8 (1955), 167–76CrossRefGoogle Scholar, at 167–8 (detailed depiction of master tradesmen and permutations in tasks contracted for). See McKellar, Birth of Modern London, 104, for a discussion of Cooney's classification from a different perspective.

60 SP14/109/219 (8 Jul. 1619).

61 Stone, L., The Crisis of the Aristocracy 1556–1641 (Oxford, 1965), 359Google Scholar.

62 For a listing of freeholder's actions in this regard, see ibid., 360–2.

63 Jones, ‘London merchants and the crisis of the 1690s’, 336.

64 Survey of London, vol. III, ‘St Giles-in-the-Fields’, pt 1: ‘Lincoln's Inn Fields’ (London, 1912).

65 Cal. SP Dom., Charles I, 1639, 483; Survey of London, vol. III, pt 1: ‘Lincoln's Inn Fields’.

66 Pearl, V., London and the Outbreak of the Puritan Revolution (Oxford, 1961), 22–3Google Scholar.

67 LJ, vol. IV, 255.

68 Snow, V.F. and Young, A.S. (eds.), The Private Journals of the Long Parliament (New Haven, 1987), 267–8Google Scholar.

69 Pearl, Outbreak of Puritan Revolution, 23.

70 Commons Journal, vol. II, 138, 553, 554–5, 606, 648.

71 Survey of London, vol. III, pt 1: ‘Lincoln's Inn Fields’.

72 Cal. SP Dom., 1656, 70–1. See also Cal. SP Dom., 1653–54, 366 [petition], 1655, 339 [response]; Survey of London, vol. III, ‘St Giles-in-the-Fields’, pt 1: ‘Lincoln's Inn Fields’.

73 Firth, H. and Forth, R.S., Acts and Ordinances of the Interregnum 1642–1660 (HMSO, 1911), vol. II, 1231–2Google Scholar.