[MassHistPres] Proposed demolition of H.H. Richardson's home

[Dennis De Witt]

A developer (a new owner) has filed an application to demolish the house at 25 Cottage Street, in Brookline, where Henry Hobson Richardson lived and worked on most of his best known projects, from 1874 when he moved to Brookline, until his death in 1886.  

History of 25 Cottage 
Built ca 1803 by Boston merchant Samuel Goddard Perkins as a summer escape from the city, the house with it’s two-story columned porch and a natural ravine at the rear, was one of a handful of so-called "Jamaica Planter" style houses peculiar to Brookline.  Two others are on the almost adjacent estate of Mrs. Jack Gardner, founder of Boston’s Gardner Museum.     

The house itself was both Richardson's home and initially his atelier.  His office and library occupied the north and south parlors, until the wing containing his famous drafting rooms, “the coops,” and office/library were built.  This arrangement was very similar to that at Fairsted, the office and home of his friend and collaborator, F.L. Olmsted, just down the street.  (The Coops wing was demolished shortly after Richardson's death.)  Olmsted’s Fairsted is now a National Historic Landmark museum operated by the National Park Service.  Richardson’s house is in a National Register district but has no protection, other than Brookline's 18 month demolition delay law that presumably will be applied at a hearing later in December.

Richardson never owned 25 Cottage but rented it from Harvard classmate and fellow Porcellian, Edward Hooper.   Upon his premature death, Richardson left substantial debts; his widow stayed in the house at a nominal rent until she acquired it in 1891.   The Richardson family lived there until 2000, following the 1998 death of his grandson, H. H. Richardson II.  

The 20 year preservation struggle
There followed a tragic frustrating 20 year preservation effort in which several serious offers failed.  In 2004 a Committee to Save the H.H. Richardson House was formed and the house was put on Preservation Massachusetts' Most Endangered list.  In 2007, after lengthy negotiations between abutters, a time-limited easement of sorts, not meeting state perpetuity standards, was agreed but allowing demolition of the rear wingf uncertain age  in poor condition (possibly late 18th c.) — mostly a cramped, servant’s wing incorporting a shed or small animal shelter.  The house was then purportedly de facto “mothballed,” per the restriction.  Eventually 25 Cottage was consolidated with the two abutting properties allowing the easement to be voided.

The present situation
Recently 25 Cottage and the abutting properties, totaling about 4.5 acres (see plan below) was sold, reportedly for over $10 million, to a local developer who has filed an application with the Brookline Preservation Commission for demolition of all three houses.  One abutting property, 39 Cottage, is a 1970s Tech-built type house, the other “Cliffside,” at 222 Warren St., of 1857, was the home of John Charles Olmsted.  See Zillow photo album of its remarkable interiors

For whatever it might be worth, the new owner/developer seems to have made an informal suggestion that he might be open to moving 25 Cottage to the north end of the lot of a then demolished 222 Warren.  Under zoning the present three house lots could be subdivided into four.  Moving 25 cottage is not an ideal preservation solution, not least because 222 Warren is significant as well.  But a potential willingness to talk is a start.  The total site is outlined on the plan and satellite view below.  The Richardson house is in the middle. 

The Brookline Preservation Commission will have a demolition delay hearing on December 29th.  Because the houses are in a National Register District, there undoubtedly will be an 18 month stay imposed.  

You can be notified of the hearing and send any comments by contacting the Preservation Commission at tmccarthy at brooklinema.gov <mailto:tmccarthy at brooklinema.gov>

Publicity is important.  Somewhere, the right person or entity needs to become aware of the challenge and the opportunity this represents — perhaps even someone who wants to redevelop or live on the site without demolition of 25 Cottage and 222 Warren.

Dennis De Witt, Brookline

25 Cottage St., Brookline.  Richardson’s bedroom is the second floor of the wing on the right.  The twin windows facing east in an inglenook, were said to have a view of the tower of Trinity Church under construction.


The west wall of HHR’s bedroom.  The walls are lined with the cork, to which drawings were pinned when Richardson was bedridden with the Brights Disease that killed him.  The rings in the moorish ceiling over his bed on the left were used to help hoist is bulk out of the bed.  The imprint of his bed is still visible in the cork floor. 


Plan of the house with the “coops” wing on the left and the removed rear service wing to the rear.



Plan of the three lots that have been combined — outlined in blue.  222 Warren with the largest lot is on the left.  25 Cottage is to its right, 39 Cottage is below 25.  
The 25 Cottage lot lines are not original


Satellite view of the combined properties



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