SENSITIVITY OF KEY HERITAGE ASSETS TO TALL BUILDINGS STMIC.1 Itchen Bridge to St Michael’s Church
N Figure.20 STMIC.1 Summary of view View, viewing area Itchen Bridge is a clearly defined, busy and exposed place and assessment point from which to experience a wide panorama of the city centre. The foreground is dominated by the bridge and low rise undistinguished commercial, industrial, large service yards and K residential buildings. The tree line of Central Park provides a break in built form to the northern extent of the view.
The wide background of the panorama includes a number of clusters of tall buildings and focal points. Moresby Tower at Ocean Village dominates the skyline. There is little order or prevailing character amongst the groups of large commercial and residential slabs and stepped towers around Ocean Village,
Extent of View from Terminus Terrace or Charlotte Place. The view takes in the spire Assessment Point of St Michael’s Church, the spire of St Mary’s Church, the Civic Centre Campanile, the tree canopy of Central Parks and listed Heritage Asset Viewing buildings within the Canute Road Conservation Area. Cranes and Area docked cruise ships (to Western Docks) can be glimpsed on the skyline. Assessment Point
The central tower and slender needle-like steeple of St Michael’s Grade I Listed Buildings and/or Church can be clearly made out on the skyline. The tall Scheduled Ancient Monument building cluster at Terminus Terrace however, which consists of Grade II and II* Listed Richmond House, Mercury Point and Duke’s Keep dominate and STMIC.1 Buildings out compete with the church in the central part of the view.
Historic Parks and Gardens Kineticism Locally Listed Building The view radically changes on travelling east to west over the apex of the bridge and when viewed from either side of the bridges pedestrian walkways. It should be noted that due to Conservation Area the extended nature of the views length subtle changes in the position of viewing to say either side of the bridge could have Old Town a significant effect on viewing potentially tall buildings at some distance.
Waterfront RIVER ITCHEN Seasonal/night-time variations City Centre Trees around the western end of Itchen Bridge partially screen
0 100 500 views of St Michael’s Church. By night, the unlit church is not a RIVER TEST metres prominent feature of the view.
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SOUTHAMPTON TALL BUILDINGS STUDY SENSITIVITY OF KEY HERITAGE ASSETS TO TALL BUILDINGS STMIC.1 Itchen Bridge to St Michael’s Church
Highly Sensitive
Existing View
Moresby Tower Goods Shed St Michael’s Cross House (GII) Trees of St Mary’s Church Terminus Station Church (GI) Central (GII) (GII) Duke’s Keep Parks South Western (GII*) Civic Centre Oceana Richmond House Campanile Boulevard House (GII) (GII*)
Location of heritage assets in the view Photography information
Viewpoint location: 50o53’56” N 1o23’5” W (grid reference) Grade I Listed Buildings and/or Grade II and II* Listed Historic Parks and Gardens Locally Listed Building Date and time: 29/11/16 10.30 Scheduled Ancient Monument Buildings Field of view: 120o 43
SOUTHAMPTON TALL BUILDINGS STUDY SENSITIVITY OF KEY HERITAGE ASSETS TO TALL BUILDINGS STMIC.1 Itchen Bridge to St Michael’s Church
Few historic buildings are spread across the view of the city centre Richmond House, Mercury Point, Duke’s Keep and Capital House Trees around St Mary’s form a group of tall and large slabs in the middle ground, out- Church and Central Parks competing the historic buildings for dominance in the view, adding break up the peripheral a poor aesthetic quality and flatness to the skyline middle ground and provide a contrast from which the historic buildings, including Tall structure of Moresby Tower Silhouette of St Michael’s Church the Campanile of the Civic dominates the skyline located on the skyline Centre rise
Tops and rooflines of historic buildings within the Canute Road, Oxford Street and Old Town South Conservation Areas
Buff and red tones of Chapel Annexe stand out in the view Low rise industrial buildings with shallow-pitched roofs and large service yards create a plateau of undistinguished rooftops in the foreground
Itchen Bridge forms a focus to the view and draws the eye
Figure.21 Heritage assets simplified in the view
Grade I Listed Buildings and/or Historic Parks and Gardens Scheduled Ancient Monument
Grade II and II* Listed Locally Listed Building Buildings
River Test
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SOUTHAMPTON TALL BUILDINGS STUDY SENSITIVITY OF KEY HERITAGE ASSETS TO TALL BUILDINGS STMIC.1 Itchen Bridge to St Michael’s Church
Strategic view values and significance
Appreciation • This wide panorama emerges on climbing • These views were not present prior to 1977 the bridge from the east and diminishes although it is possible that similar views of on decending the bridge to the west. The the city may have been had from elevated heritage assets within the view when taken areas of Woolston in the late C19/early C20. as a city group are best appreciated from This view however is very much a late C20 the apex of the bridge although the view construct and so historic association is very to St Michael’s Church is better revealed weak and framed by existing tall buildings on decending the bridge to the west. The Familiarity chosen viewing point does not have heritage • This view is appreciated locally by regular significance given its relatively recent users both bus, car based and pedestrians of inception the bridge generally to and from their places of work. Given its relatively late inception Condition its familiarity has not been cemented or • A number of existing and proposed tall consolidated by age. The view does not tend buildings (either approved but not built or at to be a natural processional route to explore pre-application stage - Nov 2016) sit within the city but is more a functional necessity this panorama. The backgrounds to both for its users. It is unclear how many of these Changes in the view St Mary’s Church and the Campanile of the users would look to appreciate the values and Western end of Itchen Bridge and the Viewing Place where less of St Michael’s Civic Centre have been partially encroached significance of these heritage assets in these Church can be seen in the view. The Church is framed by Erikson House, the upon by tall buildings (most notably Skandia views in any meaningful way lighting column and the bus stop sign. Trees in the foreground are likely to House and University of Southampton screen much of the Church during the summer months. Mayflower Halls). The strong tree canopy Time depth Significance of heritageline of the Centralasset Parks has been broken • SignificanceThis view was not of present heritage prior to assets 1977. Its in the strategic view by a series of buildings to the west. The time depth is very shallow spire of St Michael’s Church is framed by modern tall buildings (Richmond House), recia which is accentuated on travelling west and App tion l H tia descendingis the bridge n 6 to e r i id 5 c h 6 C a t v 4 5 o Association l p E n e 4 3 d • The bridge was opened in 1977. Prior to d 3 i 2 t e 2 this a chain ferry ran from Woolston to the i o 1 1
m n
city and before the chain ferry there was a i T ‘ferry’ service through at least the C19. The alternative was Northam Bridge to the north
A l e a s n F n u a th m io e m t t ili ia ic om ar oc C ity Ass 45
SOUTHAMPTON TALL BUILDINGS STUDY
5-6 High to Very High
3-4 Moderate to Moderate to High
1-2 None or Very Low SENSITIVITY OF KEY HERITAGE ASSETS TO TALL BUILDINGS STMIC.1 Itchen Bridge to St Michael’s Church
How the significance of heritage can be Figure.22 STMIC.1 N sustained in this view View sensitivity
Foreground and Middle Ground
• The clear view of the tower, steeple and windows of St Michael’s Church should not be obscured by development in either the foreground or middle ground. Development that blocks views of these features within the Highly Sensitive View should be resisted • The future development of St Cross House on Bernard Street offers the opportunity to pull back the building line of any new development to reveal more of St Michael’s Church in the view
Background
• The landmark vertical elements of St Michael’s tower and steeple are recognisable in this view largely because they are seen clearly against the sky and are framed by Richmond House and Holiday Inn with a strong horizontal emphasis. It is essential that the clear sky background profile remains • Development that appears behind the silhouette of St STMIC.1 Michael’s Church should be resisted
Key Heritage Asset
Highly Sensitive View
Foreground + Middle Ground
Background
Heritage Asset
Viewing Area RIVER ITCHEN
Assessment Point
0 100 500 RIVER TEST metres
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SOUTHAMPTON TALL BUILDINGS STUDY SENSITIVITY OF KEY HERITAGE ASSETS TO TALL BUILDINGS STMIC.2 Town Quay to St Michael’s Church
N Figure.23 STMIC.2 Summary of view View, viewing area This panorama to the spire of St Michael’s Church within the Old and assessment point Town is from the west side of Town Quay. It takes in a number of buildings which form the southern extent of the walled town and waterside features. The view is almost due north but its full F extent is to the north-west and north-east. The wider view is constrained by development which now forms part of Town Quay to the east of the viewing area but is more open to the west of the view, taking in the water’s edge at Royal Pier and Mayflower Park and the dockside infrastructure to the port which includes City Cruise Terminal and the large cruise ships.
The viewer is able to make out a number of the historic buildings
Extent of View from and defensive structures associated with the medieval town’s Assessment Point defensive and administrative structures, though the foreground is a large expanse of parked cars and miscellany of security and Heritage Asset Viewing utility structures that detract from the quality of the panorama. Area
Assessment Point Kineticism The viewing area is relatively limited due to the constraints of the Grade I Listed Buildings and/or Scheduled Ancient Monument quay width. However, the view can be appreciated and buildings better-revealed on moving north along Town Quay towards Grade II and II* Listed the edge of the Old Town. On moving across the quay better Buildings division between the spire of St Michael’s Church and Castle House can be achieved so as to give the spire more emphasis. Historic Parks and Gardens The spire is particularly attractive and dominant when seen in the context of traditional roofscape rather than the backdrop of Locally Listed Building Castle House.
Conservation Area STMIC.2 Seasonal/night-time variations The presence of cruise liners, Red Jet Ferry and parked cars Old Town in the foreground provide changing elements in the view. The annual Southampton Boat Show also provides a major change to
Waterfront the foreground to the area in front of and at Mayflower Park. RIVER ITCHEN
Photography information City Centre Viewpoint location: 50053’39” N 1024’23” W 0 100 500 (grid reference) RIVER TEST metres Date and time: 25/11/16 9.50
Field of view: 120o 47
SOUTHAMPTON TALL BUILDINGS STUDY SENSITIVITY OF KEY HERITAGE ASSETS TO TALL BUILDINGS STMIC.2 Town Quay to St Michael’s Church
Highly Sensitive Sensitive
Existing View
Holiday Inn Royal Pier 1A The Wool House Porters (GII) Bugle (GI) House (GII) St (GII)
City Cruise Solent Mill Grand Harbour Civic Centre IoW Ferry St Michael’s La Regatta Water Gate Terminal Hotel Campanile Gantry Church (GI) (GII) Tower (GI) (GII*)
Location of heritage assets in the view
Grade I Listed Buildings and/or Grade II and II* Listed Locally Listed Building River Test Scheduled Ancient Monument Buildings 48
SOUTHAMPTON TALL BUILDINGS STUDY SENSITIVITY OF KEY HERITAGE ASSETS TO TALL BUILDINGS STMIC.2 Town Quay to St Michael’s Church
An expansive area of sky balances the foreground and middle ground, with a changing waterscape that adds drama to the view
The cruise ship is a massive feature at City Cruise Terminal in Large, white slab of Holiday Inn the middle ground. The ship adds (11 storey) is prominently located The red gantry sign Historic Ashlar spire a strong functional quality which on the skyline, detracting from the on the skyline draws of St Michael’s Church reinforces the waterfront setting architectural character of the view and the eye, screening rises out of the Old scale of the Old Town and its setting Castle House behind Town
Buildings on Town Quay mark the edge of the view, leading the eye down to Water Gate Tower
The historic buildings of the Old Town and quayside are largely obscured, but could be more visible in the future
Parked cars, lighting columns, sub-stations and metal security fencing provide an unsightly foreground
Figure.24 Heritage assets simplified in the view
Grade I Listed Buildings and/or Locally Listed Building Scheduled Ancient Monument Changes in the view Grade II and II* Listed River Test Buildings Red Funnel Ferry docked at Town Quay dominates the middle ground, blocking views of Royal Pier, the Old Town behind and redefines the skyline 49
SOUTHAMPTON TALL BUILDINGS STUDY SENSITIVITY OF KEY HERITAGE ASSETS TO TALL BUILDINGS STMIC.2 Town Quay to St Michael’s Church
Strategic view values and Significance of heritage asset Significance of heritage assets in the strategic view significance
Appreciation Familiarity recia • The spire of St Michael’s is set within a • The modern roof extensions to Telephone • This view is a familiar local scene for regular App tion l H varied townscape which forms part of House are poorly designed and extremelytia users of Townis Quay terminal to and from the n 6 to prominent and dominant in these viewse Isle of Wightr with most of these users being the Old Town Walls South Conservation i id 5 c h 6 C a t Area. Of particular note is the grouping although peripheral to the key viewingv 4 on-foot. In this respect, it is a regular viewing 5 o l p E n 3 e 4 relationship of heritage assets in this view corridor to St Michael’s spire. Due to the place whereby the visitor and regular user d d 3 i 2 t e 2 which include 88-90 French Street (Grade relatively short focal length to built form, alike would gain their bearings of the city i o 1 1
m n II), an excellent example of an Art Nouveau various structures, mostly notably the on arriving by sea. The spire of St Michael’s i warehouse, the gable of which sits below gantry to the vehicle ramp to the red Funnel sub-consciously is likely to be a familiar and T (in some views) the spire of the church. The ferry and other structures on Town Quay cherished local landmark which aids this remaining designated heritage assets in the and Royal Pier (notably fencing) reduce the wayfinding from the waterfront A l view comprises (from east to west) Seaway general quality and clarity of this view.e The a s n F n degree of harm varies through the viewing u a o House (Grade II), Geddes Warehouse th Time depth m i e m t (Grade II), Watergate Tower (Grade II) and area. The very poor physical condition oft • Sections of the walls seen in this view are at ili ia ic om ar oc Scheduled Monument, The Wool House Royal Pier which can be seen in the context least 700C years old. This view, or something ity Ass (Grade I), 1A Bugle Street (Grade II), of this view detracts from the quality of the similar of the towns defences may have the entrance terminus to the Royal Pier view but is somewhat lost given other more been possible from a quay, or jetties built (Grade II). The grouping of these buildings, prominent modern interventions adjacent to the walls or from boats moored to particularly the glimpses of the stone of the 5-6 High to Very High structures associated with the various gates Old Walls plus the varied and interesting Association 3-4 Moderate to which were present along this western stretch skyline created in-part by the heritage • This part of the towns defencesModerate comprises to High of the sea-facing defences. It may also have assets give this view a strong appreciation a series of gates which have variously1-2 None or Very Low been possible from boats and arriving and of some of the key heritage assets which been related to a number of events closely leaving the historic city. What has changed make up this part of the city. These form a related to the importance of Southampton over time is the enclosure of what would have very appropriate and high quality setting for as a setting-off point for sea-based voyages once been a relatively open view lined one the longer views to the spire of St Michael’s around the world. These sections of the side by the stone defences to the west. The Church former wall have been depicted in a number open character of the western periphery of of paintings, sketches and photographs this view in terms of the reclaimed land was Condition of C19 and pre-war Southampton. The present from c1930s to 1970s. What has also • This view has a number of negative distinctive survival of arched gates (Water changed fundamentally over time is that the interventions which are regrettable and Gate and The Postern) are a notable former town walls would have appeared as a erode what is otherwise an attractive characteristic of these views strong defensive feature with only relatively composite of some of the key heritage small gates allowing access from the various assets at this gateway to the city. Castle quays and jetties. A spire of some description House is an ever-present modern (post- would have been visible however above the war) addition to the skyline which due to defences from at least the C15 its orientation of the long axis east-west is clearly seen and dominates the skyline in some views from the viewing area
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SOUTHAMPTON TALL BUILDINGS STUDY