In 1840, the low-lying agricultural land within the parish of Brighton and just to the north of the town was mainly rented for market gardening and paddocks. The speculators who owned most of it were waiting to see whether the opening of the railway line to London (1841) would revive the demand for property after a decade of very slow growth. (Farrant 1981, p.6).
The estates and farms remained largely unchanged until they were sold for development, the larger areas of 100 acres or more remaining in the ownership of the same families. The reason for the stability of ownership and farm layout was that by about 1840, when the peak of the downland region’s attractiveness was past, most owners had extended their estates as much as they could without purchasing adjacent estates which would have been very expensive.
Many owners did not wish to commit themselves to one region only and were developing agricultural estates elsewhere. Some were investing in industrial projects and urban development on their own land. All were increasingly aware of the ever-widening range of investments competing against rural land in the 1800s, especially stocks and shares, e.g., in railway companies. (Farrant 1981, p.8).
Most of Brighton and Hove was built during the 100 years after the opening of the first railway lines in 1840 to 1841. (Farrant 1981, p.3). By 1861 Brighton was surrounded by land which was not available for building. The Stanford family owned all the land to the north and west of the town, which was suitable for development, however it did not start to be sold until 1871.
Daniel Friend developed Hamilton, Prestonville and Stanford Roads in the 1860s, along with Brigden Street, (named after John Brigden, Mayor of Brighton 1863 and 1864). Prestonville takes its name from the old Preston parish.
A Guide-Book Description of Preston area, 1890
The Guide to Brighton in 1890 describes Brighton and it’s neighborhoods:
Preston and Preston Park. Deserves special mention on account of its importance. It may be said to commence at the borough parish boundary at the north end of London Road. This is the principal turnpike road leading to the metropolis. Along it, the coaches ran before the establishment of the railway; and it is now traversed by the “cycles” of fashionable life. From the point we have indicated as far as the old village of Preston the road is lived on either side with good shops and genteel residences.
ANON., 1890
The area that York Grove and York Villas is situated on today used to be part of New England Farm. Agricultural buildings stood on the site of York Grove and York Villas site from the 1810s until the 1860s. The farmhouse with its four columns Doric Doorway, garden and outbuilding remain at 26 York Villas today. The age of the house is uncertain but is believed to be around 1820 (in 1990 it was converted into flats and remains as flats today).
Harry Pegg, a hotel keeper owned this land and left Grove Villa and his New England estate to his wife (Susan), and remaining land to his sons William and John Philipson. The date of the will is 25th August 1866.
William in his will directed that his estate be appointed to his wife Elizabeth and his brother Richard as joint executors. On 1st May 1869 John, Richard and Elizabeth Philipson, conveyed to Daniel Friend (of the Highlands, Prestonville) for £3,800, a plot of land of the New England estate. This land was to be bisected by a new road called York Villas.