Launceston Conservation Area

Character Appraisal

2006

1 1.1 Introduction

The town of Launceston straddles the valley of the River Kensey in a strategic location close to the River Tamar that marks the border with Devon. Although the main A30 route now by-passes the town, Launceston remains an important ‘gateway’ settlement to Cornwall. The economic base of the town is varied and it serves a considerable rural hinterland. The problems the farming community have faced in recent years and changes in the retail environment have [fig 1:Town centre skyline] affected the historic centre of Launceston in many ways, notably the loss of its traditional 1.2 Historical background market and some traditional retail outlets. An excellent and much more detailed historical Launceston is a town of great individual review can be found in the CSUS study, with character, derived from a rich and maps illustrating the historic development of the interesting history that has produced an town, (figs 3,4 & 5), so this section only offers a eclectic collection of buildings and a very brief summary. distinctive settlement pattern which is etched onto a dramatic landscape setting. Although there was Bronze Age settlement From various vantage points in the town in the vicinity and possibly an Iron Age fort, centre there are fine views to the east, the most tangible site of earliest north and west. Conversely, the views from development in Launceston was at St outside looking in are equally fine, with the Stephens on the northern side of the distinctive silhouette of the castle and the Kensey. In Saxon times a market was held tumbling roofscape around it a signature of here and after the Norman Conquest a the place. priory was founded that later moved to St Thomas. The purpose of this document is to summarise the elements that combine to This early medieval phase saw the form the special character of the town and development of two further distinct to suggest amendments that may be settlements, Newport at the valley bottom, necessary to the boundaries of the present (within the parish of St Stephen’s) and Conservation Areas. It is intended to Dunheved, which grew in the vicinity of the complement the detailed report produced castle. The castle appears to have been laid by the Historic Environment Service of out from the start to accommodate both Cornwall County Council as part of the economic and defensive roles. The market Cornwall and Scilly Urban Survey (CSUS), so was moved to Dunheved and borough status duplication is avoided where possible. was soon achieved. During the 13th century Earl Richard set about re-modelling the More detailed analysis, recommendations castle and its surroundings according to his and guidance will be contained in a own designs. His establishment of the walled Conservation Area Management Plan to and gated town may still be traced in the supplement this document. street pattern today and subsequent developments have all built on, or added to, this early foundation. The establishment of the assizes in Launceston formed part of its economic, social and political base for

2 centuries. It meant that members of the legal centre. The boundaries are quite tightly profession and others needed drawn and exclude a number of later accommodation, as did those who were developments and open spaces that accused and sentenced to be held in the contribute to the character of the notorious gaol set within the castle. settlement. Trees add considerably to the special character of the Launceston The closure of the priory at the dissolution Conservation Areas; some are protected by marked the start of another phase of Tree Preservation Orders but others cannot renewal and development in Launceston. be felled, topped or lopped without This ended with the Civil War which saw notification to the Local Authority. the town change hands several times and impacted on both the social and physical There are 4 Scheduled Ancient Monuments fabric of the place. and a large number of listed buildings in Launceston, including 7 at Grade I and 13 at Through the 17th and 18th centuries Grade II* over 200 Grade II. Launceston saw a further phase of restoration and development. Fine houses These are shown on Maps 1a,b,c. and non-conformist chapels sprang up, but there remained poorer housing and both the 1.4 Architectural character and prison and workhouse were considered dire. materials A new bridge was erected at St Thomas and this assisted trade and industry. Many new Such is the variety of building types and mills and workshops were built in the later architectural styles in Launceston that it 18th and early 19th centuries. really encapsulates the character of much of Cornwall. Cottages, outbuildings, industrial Loss of the assizes in 1838 was a major blow sites and villa’s are all found as well as quite to the status of the town, as well as the local grand civic and commercial buildings. As part economy, and within two years the Guildhall of the analysis of each of the Character and County prison were demolished. This Areas there is an Architectural Character seems to have been a spur to action as the Analysis that identifies whether buildings Higher and Lower markets were soon built make a key, positive or neutral/negative and then the castle grounds opened as a contribution to the townscape. public pleasure garden. The arrival of the railway in 1865 encouraged a new wave of visitors, some of whom chose to stay and live in a new wave of speculative housing. Many of the distinctive polychromatic Victorian buildings in the town were erected in the decade after the arrival of the railway.

The latter part of the 20th century was less kind to Launceston – poorly designed buildings have detracted from the quality of the old town and in the valley below a collection of utilitarian structures have [fig 2 : Town centre roofscape from the castle ] lessened the landscape setting.

The topography of Launceston means that 1.3 Conservation Areas and other the roofscape is of huge importance in many designations views. Fortunately a high percentage of

original Delabole rag and scantle slate roofs There are presently three separate survive; but a lot are under threat from nail- Conservation Areas in Launceston; St rot and replacement with inferior Stephens, Kensey Valley and the commercial 3 alternatives is a constant threat, even though detail is of slates fixed into rectangular or the slates themselves are often capable of ridged forms. re-use. There are some fine examples of local roofing with large slates to eaves and verges and random widths and diminishing courses up to the ridge. Clay ridges, (sometimes decorated), slated verges and mitred hips are the most typical roofing details; though variety is seen in the form of lead roll, clay tile hips and occasional decorative verges.

[fig 4 : Chimney and altered roof pitch on Castle Street]

[fig 3 : Simple but attractive roof details on Broad Street]

Eaves details range from simple and functional with a minimal overhang, in the vernacular tradition, to very decorative architectural statements. Half-round or ogee profile cast iron gutters remain on a lot of buildings, but many have been replaced with [fig 4a Granite slate hung chimney on St inferior PVCu, often in a different colour and Thomas Hill] profile. Dormers are rare and where they have been introduced it has often been detrimental to the roofscape. Rooflights are increasingly common and are harmful in some situations, especially when they diminish the harmony of a group roofscape or terrace.

Chimneys are a crucial component of the delightfully varied roofscapes within Launceston and invariably add richness to a great many views. They often indicate the age and status of a building and allow a degree of interpretation to the interested viewer. Stone and brick are most commonly [fig 4b slate flue details at Newport Square] used for chimneys, sometimes slate hung or rendered, and a variety of pots are found. A Most buildings are constructed of rubble locally distinctive alternative chimney pot stone, primarily slate of varying types and colours, with granite dressings a fairly 4 common feature. The majority of principal elevations are rendered but exposed stone is also much in evidence. The region is one of great geological variety and several volcanic stones are used, notably Polyphant which features on some of the polychromatic buildings in the town centre. These volcanic stones were the material of choice for dressed work on the castle and other medieval buildings.

Brick is an occasional material that is used to good effect on Castle Street, though it is not characteristic of the town in general. Brick detailing, most commonly buff but occasionally red, is quite common on stone 19th century buildings in the form of lintels and window surrounds especially. Buff brick is a material that arrived with the railway and was adopted on working buildings as [fig 5 : Weatherboarding on a principal well as lower status housing. Chimneys built elevation on Western road] or replaced from the 18th century onwards Cob is visible occasionally and may well form are commonly red brick. part of the unseen fabric of other buildings.

Timber framed buildings of the 16th and 17th centuries are seen in the town centre and patches are found on a few buildings. Timber frame is usually slate-hung, though slate hanging is also found on stone buildings, especially on return elevations and at high levels where maintenance was a problem. There is some weatherboarding, usually on workshops and other utilitarian structures; though a notable exception is found on Western Road.

[fig 6 : Cob at Hillside Farm, St Stephen’s]

Whilst a lot of traditional timber joinery remains in the form of shopfronts, windows, doors and eaves details, such features are under continual threat. Timber is replaced with PVCu or, just as harmful, it is replaced with timber in a completely different design and finish.

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[fig 7 : Georgian sash and door at St Stephen’s [Fig 9 : Slate rubble wall to the burial ground on Hill] St Thomas Hill]

The result is a loss of harmony to some groups of buildings so that the sum is no longer greater than that of the constituent parts.

[fig 10 : Dry stone bank in St Stephen’s]

There are substantial dry stone banks formed in the Cornish way with vertical, horizontal and chevron patterns and the occasional oddity such as slate slabs on St Stephen’s Hill.

[fig 8 : Original character and harmful alteration in St Stephen’s]

Enclosure is usually formed using rubble stone in a variety of heights and forms depending on age, location and purpose.

[fig 11 :Low slate slab boundary and slate paving on St Stephen’s Hill]

6 Railings were once more of a feature of the town, but much has been lost completely or replaced with less satisfying alternatives. Brick is rarely used, with the very notable exception of the grand houses and garden walls on Castle Street.

[fig 13 : Granite slab paving with anti-slip grooves on High Street]

The variation of pavement widths is an integral part of the character; whilst that can be a problem for some users in wheelchairs or with prams, great caution will be needed if practical improvements are to fit into the

[fig 12 : Brick wall and cobbling on Castle strong and established historic character. Street, There are many locations where it is the absence of pavements that is distinctive and these locations are vulnerable to the arbitrary introduction of paving. Elsewhere there are significant survivals of cobbles and some granite kerbs, but for the most part the rest of the town is dominated by tarmac and concrete.

1.5 Area of Archaeological Potential

The CSUS study identifies specific sites of particular potential (figs 6.1 & 6.2) but these are indicative and the whole historic town has considerable potential. For this reason it is proposed that the Conservation Area boundary [Fig:12a brick wall detail at Eagle House Hotel] be taken to represent the Area of Archaeological Potential. There is a strong case for this to The historic granite slab paving in the town extend onto Windmill Hill but more evaluation is centre is one of the outstanding and needed to justify this. distinctive character features of the place. Launceston is a town with great archaeological potential and further evaluation and investigation is essential when sites become available through development proposals or other initiatives. Current and former building plots may reveal the extent

7 and function of lost buildings, whilst burgage plot gardens may reveal evidence of historic living standards in the form of middens.

It is, therefore, vital that a precautionary approach is taken and that all sites within the Conservation Area are fully evaluated at an early stage of any development proposal. The guidance in Planning Policy Guidance Note PPG 16 needs to be fully incorporated into the planning process to ensure that valuable insights into the history of the town are not missed.

1.6 Trees

Trees add considerably to the quality and character of the Conservation Areas and the immediate setting. Major groups of trees at Castle Green, on the eastern slopes below Dockacre Road and in the Kensey Valley are the most significant wooded areas. Clusters of trees and individual specimens in the gardens of Newport and St Stephen’s give a green element to the visual character of the town on the northern side of the Kensey and lead the eye up to the tree-framed church tower.

Trees already subject to Tree Preservation Orders are identified on Maps 1a,b,c, but all trees, (with a few exceptions), are protected by Conservation Area designation insofar as the District Council must be notified prior to tree works being undertaken.

More detailed guidance is contained in the Conservation Area Management Plan, along with advice on the need for Tree Reports where proposed developments may impact on the health or positive aesthetic value of trees.

8 2.0 Character areas entertain in comfort and impress guests with the fantastic view. See maps 2a,b,c

For the sake of consistency this Appraisal is closely based on the Character Areas defined by the CSUS study. Each character area has a distinct historical relevance to the town as a whole and the subdivision allows more detailed analysis. The areas are as follows:-

2.1 Commercial core (Dunheved) 2.2 St Stephen’s 2.3 Newport 2.4 St Thomas / Kensey Valley 2.5 Southern expansion 2.6 Landscape setting

2.1 Commercial core (Dunheved)

2.1.1 Character summary [fig 14 : The view from Earl Richard’s tower] The earliest settlement may have been an Iron Age fort on Windmill Hill, though firm He also added to the fortifications of the evidence is absent. The true establishment of castle and laid out a defensive town wall, the the settlement that became the commercial line of which is largely preserved in the centre of Launceston happened with the development plan of the town to this day. Norman Conquest. The first castle was Fragments of the wall remain but the most probably built shortly after the Conquest, impressive feature of this outer line of (maybe in 1067), with clear military defence is the South Gate – a very special objectives, though there were other survival. Although the South Gate was the buildings within the bailey. By Domesday, grandest gateway, the West Gate was the however, St Stephen’s market had been one that was used mostly on a day-to-day moved to Dunheved, (the ancient name for basis. the heart of Launceston). It appears that this was intended from the start as the castle The street layout that we see today was th bailey was laid out so as to leave a flat area pretty much in place by the early 14 for commercial development and the century, at which time the population market. Whilst the market flourished it warranted the erection of a parish church. seems that development was limited until Many of the building plots were also the 13th century when Earl Richard set about established by this time and before much his re-modelling with a purpose. longer the walled town was crammed with buildings. This demand for space meant that The castle had been sited to command views the height and density of development was of the Kensey valley down to the crossing distinctly different in the commercial core. point of the Tamar. Earl Richard was clearly Coupled with the narrow medieval streets it equally concerned with how impressive his was the economic success of Launceston fortress appeared from those locations and that created the character seen today. his ostentatious vision remains the dominant skyline feature of the town. He built the high The growth of the economic base of tower within the shell keep, where he could Launceston was secured by the substantial rural hinterland that was drawn to the 9 market and also the assizes that were held 2.1.2 Townscape Analysis here. The town offered a wide range of products and services to meet the needs of The densely developed historic core has narrow the farming community; whilst the travelling streets lined with burgage plots occupied by a legal circus that was the assizes bought trade varied selection of buildings from the 16th to the and cultural influences that would otherwise 20th centuries that may be 2, 3 or 3.5 storeys. have passed the town by. These create enclosed spaces that are often intimate and fine views or glimpses of focal The Civil War was traumatic for the people buildings or countryside are a feature. The major of Launceston but the town regained its open spaces each have a very distinct character confidence and by the early 18th century and function which adds to the richness and some truly fine houses were being built. diversity of the place. Streets and spaces are Shops, inns, hotels, chapels, workshops and linked and united by the wonderful granite slab homes of every status were built in the 18th pavements that are so distinctive of Launceston. and 19th centuries and the town spilled Whilst there are some fine historic shopfronts beyond the walls - down St Thomas Hill and there are some very poor examples that detract along Western Road for example. from the character of individual buildings and the wider townscape. After the loss of the assizes in 1838 the town made a conscious effort to boost 2.1.2a Castle and Castle Green alternative income streams by replacing the old Guildhall with a new market building, Clearly the castle is the focal point of the (replaced by the war memorial in 1919), and town and its dominance of the skyline is an additional market house near the church. such that the historic significance of the site This civic investment was supplemented by is readily apparent. It is also a significant private investment – many buildings were tourist attraction that has perhaps not yet replaced or dramatically re-modelled to achieved its full potential. Whilst it is reflect the commercial requirements of the understandable that a charge is levied for time. The result was the eclectic visitors to the castle itself, this does raise a architectural pot-pourri that is the central few issues. Firstly it necessitates the shopping area today. utilitarian chain link fence to prevent Loss of the assizes and closure of the prison unauthorised access and secondly it means left the castle without much purpose and it that most local people hardly ever get to go was neglected until the grounds were inside the signature building of the town. landscaped by the Duke of Northumberland in the mid 19th century. The Castle Green For those who do make it to the top of Earl was opened to the public for leisure and the Richard’s tower there is an impressive transformation of the castle from panorama to enjoy. impregnable fortress to romantic ruin was complete. From here it is apparent just how important the roofscape of Launceston is and the quality of the landscape setting. The most eye-catching focal point is the tower of St Stephen’s, nestled amongst mature trees. The backdrop of the golf course could detract from the setting of the tower but fortunately there are no visible sand bunkers to attract the eye. Occasional aberrations do stand out in this elevated view; one such is the rear elevation of the flats on The Dockey whose long balconies and railings are rather alien in form and scale to the [fig 14a: Looking down onto the Castle Green] surrounding character. 10 [Fig 15: Panorama from Castle Tower]

Castle Green is well used for informal contribute little and for the most part relaxation and occasional events. The attractive replacement would be beneficial. character of the space is very strong indeed; with the castle towering above the trees that 2.1.2c Castle Dyke punctuate the archaeology and remains within the bailey. Then there are the views This is an apparently unglamorous back lane of the deer park and countryside to the west skirting the outside of the bailey wall and and St Stephen’s to the northwest. The servicing the rears of the properties on High Green is a major asset and a crucial public Street and Castle Street. It is, however, a space for residents and visitors; most rewarding route for the pedestrian as unfortunately the physical and visual links to it offers dizzying views up to the castle keep the market square are lacking in both and also some interesting burgage plot legibility and aesthetic charm. developments. These include stores, warehouses and the former ginger beer 2.1.2b Western Road (east end) factory with its quaint gable motif.

The area outside the castle entrance is probably the most hostile pedestrian environment in the whole town. Where formerly there was a fountain, a huge area is now given over to the traffic junction and visitors are surely too concerned with self- preservation to wonder what else the town centre has to offer.

[fig 17 : The ginger beer bottle motif viewed from the castle keep] [fig 16 : The junction of Western Road and St Thomas Road] The three alleyways at the northern end of Castle Dyke, (Sanford Timewells Lane and The market square is hidden and there are those either side of the Methodist church no visual clues to suggest that there is a and hall), each have their own character and vibrant space at the top end of Western deserve to be cherished and used more than Road. The properties on the south side they appear to be.

11 2.1.2e Westgate Street (east end)

This historic thoroughfare was the main entrance to the Market Square as the Westgate was the principal day-to-day route into the walled town. Whilst the buildings preserve the burgage plot layout, the architecture is quite mixed, but the less attractive buildings are not prominent. Buildings of the early 19th century are set back on the south side compared to the older ones in what appears to be an attempt at road widening. In compensation for this loss of footprint these buildings nearly all have oriel windows. The NatWest bank complex is another fine example of mid Victorian design and craftsmanship and it has tremendous presence in this narrow street.

[fig 18 : Church tower glimpsed along alleyway south of Methodist hall]

2.1.2d The Dockey

Before the creation of Western Road, The Dockey was the link between Westgate Street and the castle entrance. This important historic street is now dominated on the east side by a large block of flats and on the west by the controversial, (but heavily camouflaged), car park.

Looking down The Dockey a delightful view of the adjacent countryside may still be enjoyed but the street has been utterly stripped of historic meaning. The Guildhall has a robust character but, like the Conservative Club, addresses Western Road rather than The Dockey. [fig 20 : Westgate Street from the Market Square]

Looking south from the Square, Westgate Street is nicely framed by number 1 and 19 Broad Street; the modern carriageway paving is poor but thankfully limited in extent. The locally distinctive granite slab pavements continue and there are granite gulleys as along High Street. The entrance to the White Hart Arcade could be more eye- catching but this little covered area offers variety to the local shopping experience and a useful link through to Madford Lane. [fig 19 : View down The Dockey]

12 The view south along the street is closed by the Westgate Inn, but as it is angled there is the suggestion that this is a junction that leads somewhere, as indeed it does. Buildings clamber up the hill beyond and the view is completed by a green backdrop on the skyline. Looking back the other way, the church tower peeps over the rooftops of High Street.

[fig 22 : The Market Square is utterly dominated by car parking and traffic]

On the positive side this is a fantastic space surrounded by an eclectic collection of architectural styles. The streets leading away from the Square should inspire an inquisitive visitor and views are attractively closed. The war memorial is a fine focal point but is subsumed by vehicles most of the time. It deserves to be seen at the centre of a pedestrian space.

Looking from the southern side of the Square the castle rises over the rooftops to form a dramatic and distinctive backdrop. At the eastern end of the Square, Broad Street narrows and frames the ornate corner building, 1 Southgate Street. The modern [fig 21 : Looking north along Westgate Street] Market Court development beyond is less satisfying in both composition and materials. 2.1.2f Market Square Over the rooftops is a view of the countryside. The markets were an essential element of the medieval plan and the Market Square is a Whilst there are some attractive shopfronts physical reminder of that association. At in the square, there are also some poor present it has more of the character of a car modern units that are clumsily detailed and park than a bustling commercial public space. lack the design quality that ought to be The sheer volume of parked cars and those expected in such surroundings. Poor quality attempting to park, greatly diminishes the is sometimes exacerbated by loud and character of the space and discourages visually aggressive signage – notably on a enjoyment of it. Add to this large delivery charity shop. This mix of excellence and vehicles, as well as the occasional snarl-up mediocrity applies to all of the main that brings the centre to gridlock, and the shopping streets in the centre of town. The overall recipe is unpalatable. Traffic prevents Conservation Area Management Plan will anything much happening in this central area offer more detailed comment and guidance and that compounds the problems. on this subject.

2.1.2g High Street

The view down High Street is closed by the nave of the wonderfully decorated church, 13 providing a strong visual link between the On the western side is a super little ancient commercial and religious centres. alleyway, Sanford Timewells Lane, with its decorative entrance and slab paving that The street quickly narrows and the granite gives way to cobbles as it disappears out of pavement peters out on the eastern side. sight. It links through to Castle Dyke and is Granite gulleys line the edge of the street, one of the enjoyable pedestrian links that which is unusual in Launceston as historically few visitors seem to discover. many of the streets had central gulleys. It is a pity that the eye is drawn to the visually 2.1.2h Church Street assertive double yellow lines rather than the historic fabric. At the lower end of Church Street, at the junction with Market Street, is what could be another attractive public space immediately in front of the church, but at present it is basically a road junction. The pinch point on Church Street at the junction with High Street is a classic piece of medieval street and the buildings, although not ancient themselves, frame the church tower. As in High Street the scene is diminished by yellow lines.

[fig 23 : View down High Street]

The rather surprising single storey corner extension on the tight junction with Church Street is notable for the flamboyant shopfront that is effectively the entire frontage. This quirky and prominent feature also forms a pinch point in Church Street.

[fig 25 : The church tower framed in Church Street]

At the higher end the street feels very narrow as the three storey buildings enclose the space and focus the view on the exceptional Southgate. Unfortunately the junction is often clogged by traffic; even at the best of times the ambience is diminished for the pedestrian by the steady stream of [fig 24 : The entrance to Sanford Timewells vehicles. Lane]

14 2.1.2i Southgate Street Chings Alley is one of the links, known as Like Broad Street, Southgate Street is wider opes, that are found around the town than others in the town centre. With the centre; they inspire curiosity to the passer- exception of the modern brick building, 3 by but usually serve rear blocks and yards Southgate Street, the architecture is of high and public access is often discouraged. quality and great character. There is a steady stream of traffic along the street which does become a nuisance at times, especially when blockages are caused by larger delivery vans or lorries.

[fig 26 : An everyday view of the Southgate from Church Street]

The pavements are more generous here and [fig 28 : Chings Alley] there are some notable granite slabs that span the width of doorways and run from doorstep to gutter.

[fig 29 : View down Blindhole from Southgate Street [fig 27 : Granite slabs on Southgate Street] 15 through to the top of Tower Street around On the other side of the street, next to the the back of the church. Southgate, is a narrow lane called Blindhole that runs parallel with the ancient town wall and links through to the Market House. This lane offers one of the attractive glimpsed views of the countryside setting. The lower end of the lane is dominated by the rear elevation of the insensitive Market Court development and then opens out into the car park of St Dominick House, a rather weak and poorly sited 20th century addition.

2.1.2j Market Street

This street connects the central area to the Market House, a very good building that appears underused at present but could be a vibrant all weather option for the shopper. It forms part of a fine group with the church, Church Stile and the Rectory Day Centre. It also links to the important and quite well used public spaces of the churchyard and [fig 31 : Few visitors are aware that this path parade ground. The use of concrete setts in leads through to Tower Street] front of number 1, opposite the church, is unfortunate but thankfully limited in extent. Nice granite steps lead to the parade ground, a larger space that seems to lack function for the most part. The surfacing is bland, but that is not a problem as it reflects the former use and over-elaborate paving would seem inappropriate here. The row of lime trees offer a shady spot to sit and take in the panoramic landscape views east towards the Tamar and Dartmoor beyond.

[fig 30 : Market Street]

2.1.2k Churchyard and Parade Ground

Public green space is something of a rarity in the town centre, so the peace of the churchyard is a sanctuary for workers to take a relaxing lunch break and others to find peace, quiet and, (when needed), shade. The uniquely decorated church is a signature [fig 32 : The former Parade Ground] building of Launceston and the churchyard has many interesting memorials and It may be a little unfortunate that the trees attractive trees which aid peaceful at the north end obscure the landscape contemplation. There is also a hidden link views from the churchyard and consequently 16 visitors are not drawn through. It is certainly a pity that visitors are largely unaware of the link through to The Walk and that they are on the line of the medieval town wall.

2.1.2l The Walk and Dockacre Road

The southern end of Dockacre Road is marked by Dockacre House which is a very early extra-mural house surviving, (in part), from the 16th century. An attractive stepped link passes by St Dominick House, a pleasant house of early/mid 19th century date whose decorative porch and railings add greatly to the character of the vicinity.

[fig 33a : The link adjacent to St Dominick House seen from Dockacre Road]

Dockacre Road is a much later creation but both of these scenic routes trace the town walls and give a clear impression of the scale of Earl Richard’s town enclosure. The many trees lining The Walk and filling the steep valley side below are an absolutely essential component of the townscape when viewed from outside and create a pleasing ambience for the pedestrian. The meadow-like grass between The Walk and Dockacre Road

[fig 33 : Railings and porch at St Dominick must be good for wildlife but at times it does House] encroach on the paths and seems unkempt.

The path comes out on the Parade Ground The link to the Tower Street car park is but like many other pedestrian links it seems through an attractive stone wall that appears to be little used and is unnoticed by most to have served a private garden in the past. visitors. It is again unfortunate that visitors parking here have no idea that the steps lead to such an attractive and historic alternative route to the centre of town.

17 visually attractive, but they are not prominent despite the sensitive location. [see fig 1]

2.1.2m Tower Street

Although a smattering of historic buildings remain, Tower Street is dominated for the most part by 20th century social housing. The flats that are rendered are less offensive than the brick and block developments; they do not stand out too much in views of the town centre from across the valley, despite the sensitive location. Even though the occasional patches of stone do smack of tokenism, at least some effort was made and that is not apparent with Northgate Place. Most of these developments fail to address the historic street in any meaningful way and the inconsistent or unattractive enclosure severely weakens any sense of place. [fig 34 : Entrance to Tower Street car park from The Walk]

The Walk offers some very special views toward St Stephen and of the wider landscape setting east of the town. The extra-mural graveyard on Dockacre Road is of historic interest and the yew trees are distinctive within the taller broadleaf trees that form a swathe along the lower slopes.

[fig 36 : The lower end of Tower Street] The chapel and the group of historic houses are all the more important for their scarcity here and the early 19th century pair of houses offer a pleasing focal point in views down Tower Street from the vicinity of the car park.

The top end of Tower Street, near the church, does retain great character. As the street curves and rises there is the

[fig 35 : A view towards St Stephen’s from The interesting combination of working buildings, Walk] the Sunday School and the pub.

The houses and flats on the east side of Tower Street demarcate the line of the walled town and are very prominent in longer views. The workshop and garage near the junction with Wooda Road are not

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[fig 39 : Northgate Street scarcely seems to be [fig 37 : The top end of Tower Street explains a street anymore] its name] These problems are compounded by The appearance of cobbles in the floorscape excessive and ill considered planting. There also adds to the richness of the streetscene are too many trees that restrict the fine here and at the junction with Castle Street views down St Thomas Hill and of the are the imposing Methodist Church and hall. church tower looking uphill.

[fig 38 : Traditional paving on Tower Street]

2.1.2n Northgate Street [fig 40 : What church tower?]

As seen today Northgate Street is a travesty The planters further fill the street and cut it of what was once a very important up into a series of minor and unsatisfying thoroughfare. Truncated by the thoughtless spaces that cannot be rescued by the 20th century extension of Castle Street, it is presence of some significant areas of overshadowed by blocks of flats whose plan attractive cobbling. The planting is visually form, siting, scale and design variously fail to inappropriate in such an urban situation and complement this historic route. surely raises issues of pedestrian safety, especially at night.

19 Despite these shortcomings there are a collection of good historic buildings here; but they are interspersed with either weak spaces that destroy the legibility of the ancient route, or aggressive enclosure, incorporating barbed wire in places. All in all, what should be a delightful pedestrian route is rendered unattractive and, to some people, an hostile and worrying place to enter.

2.1.2o Castle Street

The top end of Castle Street is closed by the church tower which is attractively framed by the Methodist Church and hall to the west and the former Liberal Club to the east.

[Fig 42 : A glimpse of the castle keep]

The space in front of the Job Centre and the adjacent car park lack clarity and definition. The tree planting occupies the space rather than enclosing it and also blocks attractive views towards St Stephen’s along Northgate Street and over the roofs of lower Castle Street. Sections of concrete sewage pipe used as planters are indicative of the budgetary constraints on this flawed and outdated enhancement scheme.

As the street turns on the radius of the castle it also drops down towards Eagle House. The fact that the closely packed urban fabric gives way briefly to large houses with enclosed gardens is an essential part of the distinctive character of this diverse street. The tunnel effect of the mature trees combines with the brick garden walls, cobbled gulleys and pavements to provide a [fig 41 : The church tower dominates the top transition before opening up at the Castle end of Castle Street] entrance on the elbow of the street. The Eagle House car park, formerly garden, has The alleyways either side of the Methodist many trees around it that contribute greatly buildings are good links through to Castle to the setting of the castle, gatehouse, Eagle Dyke, though they appear underused. There House and Castle Hill House. are several glimpsed views of the Castle that Whilst the Castle entrance is rather remind the viewer just how impenetrable it understated, Eagle House is bold and showy must have seemed centuries ago. – with Castle Hill House opposite these are excellent examples of mid 18th century design. These grand brick houses set the scene for the architectural excellence that

20 exemplifies the lower part of Castle Street. 2.1.2p Wooda Road Despite the relative grandeur of the buildings here they remain tight to the street The junction of Northgate Street and frontage with a long apron of cobbled paving Wooda Road has the focal building of the on the west side of the street. It is Passmore Edwards Library, with its unfortunate that a row of concrete bollards distinctive and eye-catching red terracotta have been deemed necessary to restrict details. It is a building of social interest but some of the on-street parking in the vicinity lacks the architectural quality of many other of the museum. Victorian buildings in Launceston. Opposite to the southwest is a nice little corner space, but the niche in the stone wall is occupied only by a concrete utility marker whilst a sad looking bench sits awkwardly alongside.

[fig 43 : Castle Street]

The chapel and Congregational School are both in need of attention and viable future [fig 45 : The niche and bench on Wooda Road] uses that preserve the contribution they make to both Castle Street and Northgate The south side of Wooda Road features a Street. The townscape unravels toward the long retaining wall and the north side an junction with Tower Street and a truly interesting collection of historic buildings of exceptional historic street rather fizzles out varied character and scale. Both sides frame in a prime example of poor 20th century a fine view of the Deer Park that is only planning. diminished a little by the telegraph poles and wires.

[fig 44 : John Betjemen’s favourite Georgian Street ends abruptly, in architectural terms] [fig 46 : The view west along Wooda Road]

21 2.1.2q St Thomas Road (higher end) The historical and scenic importance of the castle is self evident and need not be This is essentially an early by-pass and elaborated on. The south gate entrance to remains part of the principal vehicular route the castle is also a fine townscape feature on through Launceston. South of the chapel the junction of Western Road and St opposite the junction with Wooda Road the Thomas Road. In medieval times the gate led road is undeveloped and snakes along below via a bridge to the Deer Park; today it the Castle Green, virtually out of sight effectively frames the Guildhall tower on except when larger vehicles are in view. leaving the Castle Green. The north gatehouse is much less prominent, but an Below the Wooda Road junction, looking important survival of great cultural interest southeast is one of the best known and most that leads visitors through to the delightful frequently seen views of the Castle. The townscape of Castle Street. modern homes are themselves significantly above road level, but the topography then rises sharply to Eagle House with its tree- filled grounds and then shoots upward once more to the Castle. Overhead wires are again something of an irritation.

[fig 48 :The castle keep and tower]

[fig 47 : The castle seen from St Thomas Road]

2.1.3 Key Buildings

An Architectural Character Survey of the Commercial Core is attached as Map 2a. Key buildings are not necessarily the oldest, best or most interesting structures; they are the ones that have the greatest significance in terms of their prominence within the townscape. Harmful alterations or incongruous works in the vicinity of such buildings are likely to have a very significant impact on the quality and character of the Conservation Area.

2.1.3i The Castle and Castle gates

[fig 49 : The south gate frames the Guildhall]

22 considerable significance to the overall 2.1.3ii Church of St Mary Magdalene quality and character of the town centre. The buildings occupy single or double The 14th century tower is good, but burgage plots and eaves levels generally unremarkable when compared with the fluctuate accordingly. – with wider frontages extravagantly decorated body of the church. also being higher. A variety of architectural The carved granite ashlar, executed at the styles of the 18th to 20th centuries are behest of Sir Henry Trecarrel, is truly represented, which is indicative of the exceptional and surely delights all who see it. relatively stable economy and the fact that all of these styles were considered modern 2.1.3iii War Memorial and fashionable in their time. Classical, Italianate, baroque and even art deco sit Erected in 1919 in place of the 19th century comfortably together as a reminder that market house, the war memorial is an there is no right or wrong style of building in attractive focal point but it is subsumed in a an historic town centre. The recent mass of car parking for the most part. The insertion of poor shopfronts and strident layout of the streets around means that it signage, however, demonstrate how may be seen from a great variety of inconsiderate changes and poor design directions with an ever changing backdrop; quality can detract from the appearance of a so it generates considerable dynamism in the whole group of buildings. streetscene. Fenced in and with signs requesting that people keep off, the memorial is in need of rescue as both a place of congregation and remembrance.

[fig 51 : The north western side of the Market Square]

2.1.3v 5-15 Broad Street

[fig 52 : The south eastern side of the Market Square]

[fig 50 : The war memorial is an impressive All of the buildings on the south side of the focal point] Market Square are listed, apart from the

bank. Again the frontages reflect the 2.1.3iv 14-28 High Street amalgamation of burgage plots over the

centuries – those at the eastern end are Although all bar 12 and 14 are unlisted the narrower. The amalgamation of 9 and 11 group value of this streetscene is of reflect the creation of an early/mid 19th 23 century department store and the frontage, the streetscene and has significant with its parapet and classical Greek detailing, townscape presence. is typical of that time. The scale of the 18th century White Hart is also typical of a 2.1.3vii 12 – 16 Westgate Street thriving provincial market town and has the (NatWest Bank) added interest of the 12th century doorway and the stag. Built as ‘The Launceston Bank’ circa 1870 this is one of the fine Victorian buildings featuring polychromatic stonework - a solid provincial bank for new and established residents to trust their money to.

[fig 53 : The reclaimed Norman doorway and [fig 55 : The NatWest Bank the white hart]

2.1.3viii 11-13 High Street 2.1.3vi 19 Broad Street

th [fig 56 : A little bit of 16 century Launceston] [fig 54 : 19 Broad Street] A pair of jettied 16th century merchants Along with 1 Westgate Street, this building houses of tremendous character; 13 was helps to frame the entrance to Westgate built for Thomas Hicks, mayor of Street and also deflects the eye in the Launceston in the mid 16th century. Altered direction of Western Road. Not one of the a little over the centuries but still retaining finest buildings but it adds to the quality of the essence of their original construction, this pair of houses represent the earliest

24 surviving domestic buildings in the town centre. One of the later timber framed buildings in the town, built around the early 18th century. 2.1.3ix 2-6 Broad Street It occupies an important corner site and A beautifully constructed group built around contributes an understated character 1870, each to a different design but all compared to its neighbouring corner incorporating locally sourced polychromatic buildings. stonework. The arched windows of 4 and 6 reflect the influence of Ruskin throughout 2.1.3xi 1 Southgate Street the land in the second half of the 19th century. The large bracketed clock on the A strong corner building in a prominent bank is an endearing feature and the whole location as it partly closes the view down group embody the civic pride and affluence Broad Street from the market square. Late of the period. [fig 57a The clock] 19th century with polychromatic stonework, classical detailing and a corbelled corner turret featuring curved sheet glass and carved granite.

[fig 59 : Another strong Victorian corner [fig 57 : A really fine group of Victorian building] buildings]

2.1.3x 1-3 Broad Street 2.1.3xii 5-7 Southgate Street

A rare brick town house of a similar vintage as those on Castle Street but obviously in a tighter urban situation; possibly a re-working of an earlier building. Like many old buildings it was adapted to another use and the ground floor has a fairly good early 20th century shopfront. This fine building is a key element contributing to the setting of the Southgate.

[fig 58 : One of the last timber framed houses built in the town]

25

[fig 60 : A fine brick town house adapted to commercial use]

2.1.3xiii Southgate [Fig 62 : The Southgate from the south side]

An outstanding survival and one of the signature buildings in Launceston; only slightly altered since it was built in the 14th century. The gate house has two fine elevations and as people pass through the building it has that added element of theatricality which makes it all the more special. Full of features of interest including its ribbed vaults, granite details, a water conduit of 1825 and a plaque recording the gift of the footway to the town by Richard Peter in commemoration of the silver jubilee of Queen Victoria.

2.1.3xiv 28 Church Street

Chosen as a key building for the attractive bowed frontage that is unusual in Launceston and has considerable presence here due to the narrowness of Church [fig 61 : The Southgate from the north] Street.

26 2.1.3xvi 20 Church Street

[fig 65 : A shopfront that really demands attention through quality rather than brashness]

[fig 63 : A rare bit of Regency character in The key feature here is the remarkable Launceston] single storey shopfront that makes up in ornament and detail for the less than ideal form that the building takes. 2.1.3xv 22 Church Street 2.1.3xvii 1 Church Street ‘Hayman’s Pianoforte Warehouse’ dates from around 1870 and is an excellent This is a focal building in views past the example of a purpose-built commercial church from Castle Street and a significant building. The quality of detailed design and feature in views down High Street to the workmanship on this hidden gem is notable. church and along Market Street. It is in need of a sympathetic use that makes the best of its distinctive character.

[fig 66 : A more modest corner building that is important to the setting of the church]

2.1.3xviii 18 Church Street

[fig 64 : A special building of great quality and This mid 19th century building incorporates charm] the entrance to Timeford Sanwell Lane and a

beautifully crafted jewellers shop with a

complete interior as well as an art nouveau 27 shopfront. Unfortunately the elegant tracery of such quality and it is not the most obvious is nearly always obscured from view by the location for the Tourist Information Centre modern blind – the original awning is in place but not working.

[fig 69 : The south west elevation]

[fig 67 : The excellent shopfront with the modern blind up]

2.1.3xix Church Stile, Market Street

A neat elevation with figurative keystones closes the view from the churchyard in a simple but satisfying way.

[fig 70 : The Market House interior]

[fig 68 : Church Stile] 2.1.3xxi Methodist Church and Hall, Castle Street 2.1.3xx The Market House Quite a decorated non-conformist chapel Designed by George Wightwick, the market designed by Hine and Norman; built around hall is a distinctive part of the streetscene 1870, it had a tall spire that was part of the and an altered, but good, internal public skyline until the 1980’s. This is a substantial space. Built to encourage trade after the loss building with a contemporary schoolroom of the assizes, the design is strong and and attractive ironwork adding to the incorporates a clerestory that lights the richness of the streetscene. Adjacent is the interior. At present the units don’t seem to older, smaller chapel that is also part of this be thriving as they surely could in a building significant group.

28

This was formerly the Liberal Club and typical of its time (1897). Designed by Otho Peter, it is unusual in the use of clay tile – not a locally distinctive material – but it makes a positive contribution to the street and to the setting of the church and chapel.

2.1.3xxiii Eagle House and Castle Hill House

[fig 71 : The Methodist church and hall]

[fig 74 : Eagle House seen from the castle]

[fig 72 : The older Methodist chapel]

2.1.3xxii 4 Castle Street

[fig 75 : Castle Hill House from the west]

Fine brick town houses of the mid 18th century are a rarity in westcountry towns and Launceston is fortunate in having these two prime examples sitting opposite one another. The Eagle House Hotel is clearly well used and maintained; Castle Hill House [fig 73 : Another corner turret feature] appears somewhat underused by comparison. The tall brick walls that enclose 29 these properties also make a major 2.1.3xxv The Chapel, Castle Street contribution to the special character of this location.

2.1.3xxiv 9-13 Castle Street

[fig 77 : The Chapel on Castle Street]

[fig 76 : 9-13 are on the right side of this This is another non-conformist chapel that picture] has considerable presence in the townscape. It appears to be in need of a sustainable use A top class group of buildings that includes that will secure its fabric for the future. Lawrence House, (owned by the National Trust and used as the town museum), which 2.1.3xxvi Congregational School, is another fine 18th century town house. Castle Street

A good purpose-built school associated with the chapel, designed by Otho Peter and surprisingly unlisted. It adds greatly to the character of both Castle Street and Northgate Street but appears to have structural problems that need attention.

[fig 76a : The rear of Lawrence House with its very unusual slate hanging]

Number 11 is a Victorian house in a Queen Anne style that fits in well and has an attractive coach house that marks the end of historic Castle Street on the west side. [fig 78 : The Congregational School from Castle Street]

30 occupies a key site and given the destruction of the historic townscape on Tower Street and Northgate Street it helps to hold the streetscene together. So eye-catching it draws attention from the inadequacies of the modern developments in the vicinity.

[fig 79 : The Congregational School from Northgate Street – note how the shallow arch above the doorway has dropped] [fig 80a : The Passmore Edwards Library]

2.1.3xxvii 4 The Walk

th 2.1.4 Proposed Amendments to the Dating from around the mid 19 century this Conservation Area Boundary cottage ornee uses the local vernacular materials in a playful gothic style. This is a 2.1.4a Dockacre charming building on the edge of the ancient town and one of the incidental surprises the There are several items of historic interest town has to offer. on the eastern side of Dockacre Road, including the cemetery, 4 Dockacre Road and Dockacre House.

[fig 81 : 4 Dockacre Road is an unspoilt [fig 80 : A picturesque cottage ornee] Victorian gothic revival villa set in attractive grounds] 2.1.3xxviii Passmore Edwards Building It is proposed to also include some of the Dated 1899 this is by no means the finest cottages and open space on Ridgegrove Hill. Victorian building in the town; but it These proposals are incorporated within a 31 larger extension that is also considered justified on the basis of the historic landscape setting of the ancient town centre. (See 2.6.4)

32 2.2 St Stephen’s Dwellings are two storey with slate roofs and either rendered vernacular properties The present Conservation Area and proposed or stone built estate homes. Windows are a amendments are attached as Map1c & 4c. fairly even mix of sashes and casements. Enclosure is provided by the buildings 2.2.1Character summary themselves as well as stone walls or banks

The early origins of St Stephen’s are of great and hedges. historic interest but have little immediately tangible relation to the settlement that we 2.2.2 Townscape analysis see today. The site is elevated but level; Clusters of buildings of two storey domestic scale defendable but practical to found a are the norm. For the most part the settlement settlement on. It is possible that the street is inward looking and enclosed, but where views pattern of St Stephen’s Hill, Duke Street and out are allowed there are some fine prospects North Street date from the foundation, but towards the castle and town centre, most that is uncertain. The settlement had a notably from the churchyard and the top of St Saxon market that Earl Robert relocated to Stephen’s Hill. the castle in 1086 and a priory, (immediately east of the present Church Hall), that moved 2.2.2a Entering from Newport : down the hill to St Thomas in 1155.

The south side of Duke Street appears to retain evidence of medieval planning in the form of burgage plots that run down to Underhayes Lane. The direct relationship of Duke Street to the focal point of the church seems to be a formal design feature and establishes the strong east – west axis of the settlement. It is likely that the plots and the construction of the church are of the same date and we know the church was consecrated in 1259, (thought the present tower dates from the 16th century). The village green seems likely to be an early feature as it is present on an estate map of 17? that may be seen in the town museum. This was almost certainly designed as the original market square.

[fig 82 : Overhead cables and traffic detract th In the mid 19 century the Duke of somewhat from the scene] Northumberland established a water supply, and built cottages. Residents provided a The climb up St Stephen’s Hill is fairly steep variety of trades and the village clearly and the sense of separation from Newport flourished. By 1880 there were two pubs has been rather lost due to intrusive modern and a school but now there are no shops or development. The road heading north to pubs and a new school has replaced the old Bude is a busy one and the traffic does one that is now in the process of reduce the pleasantness of the place conversion. North Street may have ancient somewhat. The cluster of listed buildings at origins but its character has been the southern entrance to St Stephen’s are an fundamentally altered by infill development attractive group that has a certain harmony th in the 20 century. despite the variety of age, scale and design. The tollhouse and 1 Duke Street opposite form a gateway and give a sense of arrival as 33 the sense of space opens with the churchyard and village green. The church tower rises impressively above the village, but the best views of it are marred by overhead power cables.

2.2.2b Village Green :

[fig 84 : A British Legion plaque]

2.2.2c North Street junction :

The northern entrance/exit to the village is framed by Park Hill House on one side with 2 and 3 North Street, an attractive pair of

[fig 83 : The village green with British Legion stone buildings, (though the latter has had cottages] PVCu windows installed). On the other side of the green are a good pair of stone-built Almost certainly part of the original layout estate cottages and to the east of them is as a market place, the village green now Parkside, formerly the Post Office and appears a little used roadside feature. The before that a Smithy – a modest building that estate buildings of the former pub to the has been significant within the community south and cottages to the west, close the for generations. This end of North Street is generous central space and complement the interesting as it is a generous triangular church in a slightly idealised Victorian space that is easily large enough to have manner. Despite the attractive features of accommodated a market in the past. There the phone box and the stone horse trough, may, of course, be other explanations but the benches here and at the church entrance the origins of this space deserve attention. are poor. The former garage to the south is For the present day it is a space that could a negative feature. Development is underway be presented better, though the wooden behind and re-building of the frontage will be sculptures on display there are a distinctive an opportunity to enhance the central area if and welcome local feature. The overhead the design is of suitable quality. To the north cables and utility markers dominate the of the church are the British Legion space and are not a good way to mark Cottages, with their gable plaques and larger arrival into the Conservation Area. front gardens enclosed by stone walls.

34 is losing some of its appeal, with the addition of porches and alteration of windows and doors as part of an ongoing conversion. The long stone wall on the eastern side of that view gives an important element of enclosure to the street.

[fig 85 : Part of the green at North Street]

[fig 87 : Looking north along North Street] 2.2.2d North Street : The verdant backdrop of the golf course The bend half way along North Street does not draw attention to itself. divides it into two sections and makes Number 8 a significant focal point. 2.2.2e Gallows Hill and Crossroads :

Apart from the obvious connections of the name, Gallows Hill was also the site of a spring and holy well, (presently outside the Conservation Area). The holy well structure remains and is of considerable local interest as the site may have had significance in the founding of the ancient settlement and priory. The barn in the grounds of the property known as Gallows Hill is a focal point at the western exit to the village and the outbuildings to Hillside Farm are nice vernacular farm buildings. [fig 86 : North Street]

The 20th century semi-detached cottages are set back and have generous gardens front and rear, whereas the earlier properties, (Numbers 8-11), are built tight to the street. The more modern detached properties to the south of the street have not reflected the character of the settlement. From the evidence of the 17? Map there appear to have been burgage plots on the south side of North Street as at Duke Street.

Looking south to Duke Street, the view is [fig 88 : Gallows Hill crossroads] closed by the substantial school building that 35 Although much altered, the golf clubhouse is 2.2.2g Underhayes Lane : formed from a range of farm buildings and so retains a significant connection with its locality.

[fig 91 : The character of Underhayes is [fig 89 : The golf club] threatened by loss of enclosure due to backland development] 2.2.2f Duke Street : A quiet back lane intended as a service Number 20 is a slate-hung building with a access to the burgage plots of Duke Street. strong presence on the corner of North It has some attractive stone banks and trees. Street and Duke Street. Opposite is a nice The railings at the lower end of the link to little footpath through to Underhayes, Duke Street are unattractive and the though the surfacing at the entrance is backland development in the burgage plots untidy. To the east of this the narrow on the northern side is generally poor. The property frontages reflect the historic insertion of parking and garages to serve burgage plots that remain on the south side. these developments has resulted in a The more homogenous stone workers significant loss of enclosure. Towards the cottages on the north side of Duke Street eastern end the toll house at the top of St contrast with, but complement, the variety Stephen’s Hill is a good focal point and of older cottages on the south side, which before it is reached there are views of the have varied eaves and fenestration. The castle to the south. church tower is nicely framed but this is a fairly busy road with narrow and poorly surfaced pavements; though there are granite kerbs on the south side.

[fig 92 : The lower end of the link to Duke Street [fig 90 : Duke Street]

36 2.2.3 Key buildings The stone cottages built by the Duke An Architectural Character Survey of St overlooking the green are quite typical of Stephens is attached as Map 2c Key buildings the mid 19th century but as a group they are are not necessarily the oldest, best or most an essential element of the character of St interesting structures; they are the ones that Stephen’s. have the greatest significance in terms of their prominence within the townscape. Harmful 2.2.3iii 5 Duke Street alterations or incongruous works in the vicinity of such buildings is likely to have a very significant impact on the quality and character of the Conservation Area.

2.2.3i St Stephen’s

[fig 95 : The former Northumberland Arms]

Formerly The Northumberland Arms, a fairly large purpose-built public house with stabling to the rear. Designed in a Tudor Gothic style and impressively constructed in

[fig 93 : St Stephen’s church] local rubble with good dressed stone details. Twin gables and substantial stacks give the The 13th century church is the focal point of building a distinctive form that is a strong the village and a landmark in a huge number feature of the village centre and setting to of views from Launceston itself. Much of the the church. visible fabric dates from the 15th and 16th centuries and the 19th century restoration. It 2.2.3iv The Old Toll House has a large churchyard with many interesting memorials and a very green setting which links it to the countryside to the north and east, punctuated only by the Old Vicarage and the Church Hall.

2.2.3ii Duke Cottages

[fig 96 : The Old Toll House]

A typical 19th century tollhouse in a [fig 94 : Duke Cottages and the village green] prominent corner plot that makes it a focal 37 point at the southern end of Duke Street and Underhayes. The pole and overhead wires detract from its setting.

[fig 98 : Farm buildings at Park Hill House]

An attractive ‘gateway’ building, this stone [fig 96 : The Old Toll House] farmhouse may be older than the mid 19th century south elevation with its brick lintols. 2.2.3v 1 Duke Street Built gable end to the road, it marks the

th northern edge of the settlement and a sharp This is a good 18 century village house that transition from country to village/town. The forms a gateway at the top of St Stephen’s farm buildings to the rear also contribute Hill with the Old Tollhouse. It has an positively to the character of the area. attractive rag slate roof that is particularly prominent as the building closes the view 2.2.3vii 2 and 3 North Street west from the vicinity of the Church Hall. A later 18th or early 19th century pair of cottages. These plain stone buildings are of significant townscape importance opposite Park Hill House at the edge of the Launceston settlements.

[fig 97 : 1 Duke Street seen from the east]

2.2.3vi Park Hill House

[fig 99 : 2 and 3 North Street with Park Hill House in the background]

2.2.3viii 8 North Street [see fig 86]

A nicely balanced house dating from the mid 19th century, with original fenestration. 38 Located on the bend in North Street it is a 2.2.4a Holy well and Gallow’s Hill focal point of this historic street.

2.2.3ix 11 North Street

[fig 100 : A rambling house with attached coach house or cartshed]

The low eaves and massive stack identify this [fig 102 : The Holy Well structure probably to be the oldest relatively unaltered dwelling dates from the 18th or 19th century] in St Stephen’s. Probably dating from the 17th century, this building offers a useful point of The great antiquity of the holy well site is an comparison with later cottages and houses historic feature of St Stephen’s and ought to in the vicinity. be incorporated within the Conservation Area. 2.2.3x 20 Duke Street 2.2.4b St Stephen’s Hill Quite a large house, probably of the 18th century, that is sited on the corner of Duke Although the sense of separation from Street and North Street. Good slate hanging Newport has been diminished by recent and multi-paned sashes that incorporate a developments it is still considered fair amount of old glass. worthwhile to link the two areas. The green spine is attractive and the historic relationship between the two settlements ought to be acknowledged.

[fig 101 : 20 Duke Street is one of the larger homes in St Stephen’s]

2.2.4 Proposed amendments to the

Conservation Area boundary [fig 103 : Trees and hedgerows line St Stephen’s Hill between the two Conservation Areas] See Map 4c. 39 2.3 Newport 2.3.2a Southern entrances: The present Conservation Area and proposed amendments are attached on Map 1b & 4b

2.3.1 Character Summary The settlement of Newport has the typical elements of a planned medieval borough; at its heart is the market square at an important junction, where roads converge from the surrounding area, and climbing the hill above are the burgage plots. Newport appears to have begun as an offshoot of St Stephen’s as it certainly existed in the 13th century when it was still within the control of that borough. Its creation reflected the [fig 105 : Looking down West Bridge Road from natural advantages of the river and level site Newport Square] for manufacturing and trade; but also the greater proximity to the castle, Dunheved Experienced from the cocoon of a motor and the new priory of St Thomas. By the vehicle there is little for the visitor to notice later 15th century it was, however, an as they enter Newport. They may be aware independent borough and the pattern of of crossing a small river, but the quality of burgage plots on St Stephen’s Hill probably the bridge beneath is not apparent; nor is represent the expansion of the earliest the amazing survival of the much older settlement site around the market place. packhorse bridge to the west. Much more noticeable are the burger bar and petrol Newport has a significant number of station that scream for their attention. surviving houses of the 16th and 17th centuries, as well as later and grander homes of the 18th and 19th centuries. Some shops remain but it is essentially a dormitory settlement now and is rather dominated by the steady flow of traffic at its centre. As a result it does not appear to be a place that invites people to stop and explore, which is a shame as it has much to offer by way of historic interest and attractive townscape.

2.3.2 Townscape Analysis

Newport is an essentially linear settlement that, with St Thomas, forms the link between St Stephen’s and the town centre. As the castle and St Stephen’s church sit on elevated sites at either end of this axis there are fine views of each, especially the castle. Buildings are mostly of a domestic two storey scale built at the front of burgage plots formed at right angles to the [fig 105a : New St Thomas bridge] road. The streetscene is rather dominated by a steady flow of traffic that periodically becomes Beside the new bridge is an island that is very congested. dominated by self seeded tree growth and appears to be little cared for, though it could

40 be an attractive public space. West Bridge The lower part of St Stephen’s Hill is an Road is a much more attractive and peaceful outstanding piece of historic townscape. The route that goes unseen by most as it may frontages reflect the pattern of the ancient only be enjoyed on foot. burgage plots that form the gardens to the rear, but the diversity of elevations adds 2.3.2b Newport Square: great variety within that framework. Number 1 has a charming shopfront and after the attractively enclosed space adjacent there is the excellent group that is 3-13. The even numbered cottages opposite also possess tremendous group value and that is augmented by the feature of the gulley with slate slabs that mark their entrances. The sight and sound of water pouring from the spout in front of number 10 is a very distinctive character feature.

[fig 106 : The ancient Market Square is now a busy roundabout]

Reduced in status to more of a road junction than a market square, this space has huge and intractable problems. Yet the square is of considerable historic interest and is enclosed by a charming collection of buildings that would be greatly appreciated in a less congested location. The trellis porch on Number 6 is a delightful focal point [fig 108 : The water spout at number 10] and the Round House opposite is an intriguing and unusual building that was in The changed road management here has need of repair at the time of survey. Its reduced the volume of traffic, but a setting is rather diminished by the flat roofed significant number of those motorists who toilet block attached to it. elect to drive up the hill do tend to accelerate at the lower end; this includes 2.3.2c Lower St Stephen’s Hill: small lorries and vans. Fine views of the castle may be enjoyed here, but many are spoiled by overhead wires. An effort has been made with the street lighting, which avoids Victorian pastiche; it is a shame, however, that the lamp-posts are so tall.

2.3.2d Upper St Stephen’s Hill:

The regular plot pattern is punctuated on the western side by St Joseph’s School. This site is dominated by attractive tree planting that obscures the old house part of the school and the over-assertive 20th century block attached to it. The gentle curvature of [fig 107 : Looking down St Stephen’s Hill from the street gives prominence to numbers 23- the entrance to St Joseph’s school] 27; they nestle amongst trees but the view is

41 again diminished by poles and wires. The such buildings is likely to have a very significant eastern side of St Stephen’s Hill becomes impact on the quality and character of the more loosely developed with terraced Conservation Area. cottages giving way to larger houses, some attached, others detached. 2.3.3i The Round House

This late Georgian structure was erected for the Duke of Northumberland in 1829 to form an open-sided enclosure for the remains of the medieval market cross. The cross was the focal point for the community and used as a place for preaching and announcing election results. Today it is partly walled, gated and locked; it looks rather untidy but since this survey repair works have commenced.

[fig 109 : The upper part of St Stephen’s Hill]

The watering place/conduit is a notable feature that deserves attention. The northern limit of the present Conservation Area is marked by number 40, a nice Victorian lodge. Strong hedge planting, as well as specimen trees, are an important feature here.

[fig 111 : The Round House, Newport Square]

2.3.3ii The White Horse Inn and 10 Newport Square

[fig 110 : The water conduit]

2.3.3 Key Buildings

An Architectural Character Survey of Newport is attached as Map 2c Key buildings are not necessarily the oldest, best or most interesting structures; they are the ones that have the greatest significance in terms of their prominence within the townscape. Harmful [fig 112 : The White Horse Inn] alterations or incongruous works in the vicinity of

42 Despite the obvious problem of traffic on its by most of those who pass by in their doorstep, the White Horse appears to be a vehicles. thriving inn. Well built in stone, with a nicely balanced principal elevation, it helps to 2.3.3iv 5 Newport Square create the sense of place here. Number 10 is attached to the inn and is very much part The other key building that adds greatly to of the same group. It is in rather poor the sense of place at Newport Square. This condition but has a good rag slate roof and modest stone building is attractive and has a historic features that indicate how it has good later 19th century shopfront. been adapted over the centuries.

[fig 115 : 5 Newport Square has a neat historic [fig 113 : 10 Newport Square] shopfront]

2.3.3iii 7-9 Newport Square 2.3.3v 3-13 St Stephen’s Hill

[fig 116 : A good informal terrace that is the [fig 114 : The porch at number 7 is a delightful heart of St Stephen’s Hill] feature] The subdivided 16th century house that is This is a very important pair of houses as now 7 and 9 is the centre point of this most they close the view along St Thomas Road attractive group. A quaint combination of and also form part of the whole group materials, fenestration, chimneys, slate roofs around Newport Square. The late 19th and a gently arcing building line all combine century trellised porch on number 7 is a to give exceptional village charm. The small character feature that is surely appreciated 43 front gardens, variously enclosed, also add to the general appearance.

2.3.4 Proposed amendments to the Conservation Area

As previously mentioned it is intended that the Newport and St Stephen’s Conservation Areas be linked – see Map 4b & c 2.3.4a St Cuthbert Close – Area to be removed

The modern development of this formerly green corner has stripped it of any contribution it made to the special character or appearance of the Conservation Area. It is, therefore, proposed to be removed from the designation.

2.3.4b Dutson Road, (East of Newport Square)

[fig 117 : The Spar shop closes the view at the bottom of the road to St Stephen’s and helps to frame a good view of the castle]

The 19th and early 20th century development along what is now the A388 (Dutson Road) reflects the expansion of the time. Collectively the buildings add to the overall character of the area and the larger gardens contribute to the appearance looking out from the town centre.

See also 2.6.3b.

44 2.4 St Thomas activity now is the steam railway that enlivens the place and brings visitors, most The present Conservation Area and proposed of whom remain unaware of the historic amendments are attached on Maps 1b & 4b interest in the immediate vicinity.

2.4.1 Character Summary

Although the origins of St Thomas lie in the re-location of the Priory from St Stephen’s in 1155, the place has a varied and interesting history. Following the establishment of the Priory it appears that development soon followed with mills and probably houses being built. The Church of St Thomas was built in the 14th century, initially as a chapel of ease to St Stephen’s, and two more chapels were subsequently built. The combination of ecclesiastical life, business and industry must’ve made this a thriving area until the Dissolution of 1540.

The Church of St Thomas remained, as did the associated fairs; but the Kensey Valley [fig 118 : The steam railway is a contemporary became ever more industrialised over the character feature that recalls the past] following centuries. Tanning, wool-combing and serge-making were all important 2.4.2 Townscape Analysis activities and with more housing and shops it was a thriving settlement. Perhaps more Historically St Thomas was always a busy and importantly the Kensey Valley became the productive place, both in the time of the priory beating heart of industry in Launceston. As and after the dissolution as a centre for well as the mills and other manufacturing industrial activity. Many buildings have been activities, the town’s gas works was built demolished and today the historic character is here in 1834. Recreational space was also rather lost amidst traffic and modern industrial part of the local scene by the later 19th or retail units. Yet a few steps away from the century and when the railway reached this main road peace and history abound in the far in 1895, St Thomas was really at its peak. vicinity of the church and old bridge.

Today the valley is really separated by St 2.4.2a Riverside: Thomas Road, the lower crossing of the River Kensey. West of the ‘new’ bridge is a charming and peaceful environment, with the old St Thomas Bridge, the church and the modern bowling club. East of St Thomas Road is the bustle of the modern industrial/trading estate. Overall there is little impression of the outstanding history of this area; the Priory ruins go unseen with limited access and no interpretation, whilst many historic mills and industrial buildings have been demolished. The many sounds and smells associated with the manufacturing activities that the Kensey supported have long since disappeared. The only distinctive [fig :119 : Riverside] 45 This location encapsulates the essence of the is no doubt quite different to how it was a place. This is the site chosen for the re- century ago, but it is certainly part of the located Priory and the same advantages character now. The bridge over the railway brought the industrial activities that defined line leads to a lane overshadowed by trees the history of manufacturing and processing and a little way to the west is an interesting in Launceston. The old St Thomas bridge is iron aquaduct that carried the historic mill an outstanding survival that is appreciated by leat over the railway cutting. both locals and visitors. It continues to provide a useful pedestrian link between 2.4.2c Tredydan Road: Riverside and West Bridge Street. As well as its physical charm and tranquil atmosphere, the bridge also has a splendid view of the Castle, though that is rather spoilt by the overhead wires and the utilitarian parish hall. The churchyard is a pleasant space with many trees adding to the rural feel that would be stronger still if views up the valley were not blocked by the bowling club pavilion. It is a pity that it is so easy for a visitor to enjoy all of these positive features without being aware of the Priory ruins.

[fig 121 : The west end of Tredydan Road]

The rural lane leading east from the railway bridge turns a small elbow and a view opens up with an early 20th century terrace in the foreground with the Castle, (again obscured by wires), rising above. These and the 19th century housing on Tredydan Road and Wooda Lane, (presently outside the Conservation Area), may well have been associated with the former foundry here. Although the walls are low and vary in material, there is a continuous sense of enclosure to the north side of the road that [fig 120 : The castle view from St Thomas could be vulnerable to the creation of car Bridge] parking.

2.4.2b Town Mills: The King George V playing field is an integral part of the 20th century planning in this Much of the extensive range of mill buildings quarter and the roofscape of the housing at the western end of Riverside have been here is significant in views from the Castle – demolished and those that remain have been the fact that the roofs are slate and converted with insufficient attention to presently free of dormers and rooflights is a detail. The Old Toll House occupies a fact worthy of note. prominent corner site but has lost much character. The site of the former Council depot is now occupied by a housing development that has tried to reflect a little ‘mill-like’ character but the basic timber fencing is unfortunate. The green and rural feel of this corner of the Conservation Area 46 values but there are actually a good variety of buildings from the 18th – 20th centuries. Those travelling south, by car or on foot, have the added pleasure of some outstanding castle views after crossing the Kensey.

[fig 122 : Commemorative plaque at King George V playing field]

Towards the junction with St Thomas Road the street narrows and is enclosed by railings to the north that allow views of the steam railway and associated buildings. The diversity of building forms and materials here have great character and are a reminder of [fig 124 : The view from the River Kensey] the working traditions in this part of town. The oldest properties here are 33-37 whose 2.4.2d St Thomas Road (lower end) ground floor level is now significantly below road level and indicates how road improvements changed the topography.

[fig 123 : St Thomas Road climbs towards the [fig 125 : New and old road levels at St Thomas castle] Road]

This important thoroughfare can get very The Kensey Valley was the site of much of congested and as a result the buildings can Launceston’s industrial activity and although appear rather grimy. The traffic also seems many buildings have been lost there are to affect the nature of tenure and property important survivals. Campbell Cottages are 47 an attractive terrace of workers homes in the side road adjacent to the Post Office and this planned Victorian enclave continues along St Thomas Road. The entrance to the former works is another reminder of past activity.

[fig 127 : Workshops and warehouses are part of the character of the Kensey Valley]

2.4.2f Backlands and Priory

The Priory remains are so well hidden that it [fig 126 : Former works entrance] takes a genuine effort on the part of a visitor to seek them out. Access is restricted and It is surprising that the east side of St there is no interpretation. The steam railway Thomas Road, between bridge and railway, company have provided a viewing point that plus the west side beyond the railway line, is better than nothing – but not much better. are not presently in the Conservation Area Adding to the problems here are the former – it is proposed to amend this. gasworks site that acts as a barrier to access from St Thomas Road, and the church hall 2.4.2e The Railway that obscures the Priory site from the Riverside. This whole backland area has The railway assisted trade and brought considerable potential for sympathetic tourists and new inhabitants to Launceston. development but is also extremely Some buildings associated with the railway vulnerable to proposals that fail to enhance survive and these complement other access and secure a sustainable future for industrial buildings in the vicinity. Today the the historic resource. sight, sound and smell of the steam trains is very much part of the character of the area. The activity associated with the steam railway adds an extra dimension to the Conservation Area and more interesting workshops would be a welcome reminder of historic activity here. Unfortunately a lot of the visitors attracted by the steam trains do not explore the other historic assets of the town.

[fig 128 : Priory ruins]

48 [fig 130 : Looking north from the bottom of St 2.4.2g St Thomas Hill Thomas Hill] At street level there are some attractive tall St Thomas Hill is a key part of the historic stone and rendered (cob?) walls, plus a spine linking St Stephen’s, Newport and number of low walls that offer evidence, Dunheved and one of the earliest extra- (direct and indirect), that there were mural development zones. The steep previously iron railings here. Their loss has topography means that the informal terraces reduced the quality of the streetscape. cascade down from the castle in a most satisfying manner, especially on the north The outbuildings, extensions and garden eastern side. As a consequence, the walls at the lower end are very vulnerable to roofscape here makes a particularly strong change and the townscape character needs contribution in views to and from the castle. consideration. The burial ground on the The quality and type of roofing materials, corner with Station Road is an historic space with significant survivals of rag slating, of social and historical significance; neatly combine with a variety of chimney stacks to enclosed by stone walls the location reflects create a diverse but coherent character. the lack of space within the town walls for the Methodist congregation to bury their loved ones. [see fig 9] The pleasant and neat brick house and shop next to the burial ground adds to the variety of buildings on this ancient street.

[fig 129 : Looking down St Thomas Hill from the junction with Wooda Road]

As well as a series of fine views up to the castle there are also excellent views from the bottom of the hill looking north to Newport and St Stephen’s; these clearly illustrate the historic spine of Launceston.

[fig 130a : A neat purpose-built shop and house]

At the top of St Thomas Hill the coherence of the historic route up to the north gate disintegrates beyond Wooda Road. The issues raised previously about Northgate Street have a direct impact on St Thomas Hill and the two streets really ought to be considered as one whole.

49 2.4.3 Key Buildings

An Architectural Character Survey of St Thomas 2.4.3iii St Thomas Bridge is attached as Map 2c Key buildings are not necessarily the oldest, best or most interesting This is a rare late medieval pack horse structures; they are the ones that have the bridge of great character with attractive 19th greatest significance in terms of their century railings and lamp standard. The river prominence within the townscape. Harmful has silted up a lot over the centuries, alterations or incongruous works in the vicinity of covering the base of the piers and reducing such buildings is likely to have a very significant the apparent height of the arches. impact on the quality and character of the Conservation Area.

2.4.3i Church of St Thomas the Apostle

This nice 15th church occupies an attractive riverside location and an important historic site – that of the Augustinian Priory. It is bigger than it appears from the street thanks to the south aisle and the large churchyard adds considerably to the setting. [fig 133 : St Thomas or West Bridge] 2.4.3ii Priory ruins 2.4.3iv Town mill

[fig 132 : Priory ruins]

In the 12th century the priory re-located [fig 134 : Town mill] here from St Stephen’s and thrived until the dissolution in the 16th century. Like many Many of the industrial buildings of the other ecclesiastical complexes it had been a Kensey Valley have been destroyed; so major player in the local economy and although it has been converted to housing in closure acted as an opportunity for a slightly clumsy way, the town mill is a entrepreneurs and merchants to fill the void. valuable reminder of the working heritage of The physical remains were raided for stone the town. and are no doubt incorporated in a great many buildings in the town. Ironically the 2.4.3v Post Office most expensively decorated stones were of least practical use to the reclaimers and so a This substantial purpose-built Post Office is a good amount of such work remains gateway building immediately south of the scattered around the site. bridge over the Kensey and the fact that it

50 remains a Post Office is an intrinsic part of shop and workshop space it offers an insight its charm. into the way such plots were used in the 18th and early 19th centuries.

[fig 135 : The Post Office is a gateway building]

2.4.3vi 9 St Thomas Road

[fig 137 – Workshops to the rear of 31 St Thomas Road - see also figs 121 & 124]

2.4.3ix 7-17 St Thomas Hill

[fig 136 : Cornwall House and Reheboth]

Cornwall House is a well kept Victorian House that occupies a key location on a bend in St Thomas Road so it is a focal point for those heading downhill.

2.4.3vii Rehoboth [fig 138 : A focal group on St Thomas Hill]

Opposite Cornwall House is what appears Due to the fact that this group occupies the to be a converted chapel that is now a slight elbow in St Thomas Hill it is dwelling called Reheboth. This attractive prominent in views both up and down this stone building catches the eye of those ancient street. The curving frontage, varied passing up St Thomas Hill. elevations and cascading stepped roofs all

give a distinctive character. 2.4.3viii 31 St Thomas Road

An interesting and unspoilt range of buildings adjacent to the railway; incorporating house,

51 frontage there are some remaining industrial 2.4.4 Proposed amendments to the buildings and warehouses that have historic Conservation Area interest.

2.4.4a Kensey Valley (west)

The town mills, railway bridge, aquaduct and the workers housing of Tredydan Road and Wooda Lane are all part of the historical development of the town and deserve to be included in the Conservation Area. King Georges playing field and the nearby 20th century developments are worthy of inclusion as they contribute to important views from the castle and up to it as well. [fig 141 : Warehouses near the entrance to the industrial estate]

2.5 Southern expansion

The present Conservation Area and proposed amendments are attached on Maps 1a & 4a

2.5.1 Character Summary

Expansion of the town beyond the defensive walls began during the medieval period and naturally this favoured the level areas first. Development of The Dockey has been erased and that location has already been [fig 139 : The castle viewed from King Georges covered under the Commercial Core. playing field] Traces of relatively early building outside the town walls may be seen on Westgate Street and this was mostly residential with some shops and workshops. Today the character here, and on Western Road, is essentially that of a 19th century development. A concentration of civic buildings reflect Victorian aspirations and values – Town Hall, Guildhall, police, fire and ambulance stations are all here.

Development in the vicinity of the Southgate appears to have had a more commercial flavour that persists to the present, while [fig 140 : Workers housing on Wooda Lane] Exeter Street quickly slips into a strongly

residential character. The car park on Race 2.4.4b Kensey Valley (east) Hill, (presently outside the Conservation

Area), occupies the former site of the The buildings on the east side of St Thomas pannier market. This is a significant historic Road south of the river are also part of the link as it is believed that the livestock 19th century development. Behind the street

52 markets were among the first activities to cables across this impressive frontage are an have been re-located outside the town walls. annoyance.

During the 19th and 20th centuries The gentle arc of the road means that the development continued upward and onward gabled Oddfellows Hall becomes a significant across and around Windmill Hill. Much of focal point viewed from either direction. It is the expansion along Dunheved Road was of important that the supporting role played by high quality but 20th century infill has the domestic scale buildings that frame it is degraded the original character of the area. recognized, as they appear vulnerable to neglect or insensitive alteration. Continuing 2.5.2 Townscape Analysis the civic theme, the former Council offices see the return of an urban scale to the The early growth of the town was immediately streetscene. The rear elevations of these outside the walls and there is little evidence buildings on Western Road are also remaining. There must be considerable prominent in views toward the castle and archaeological potential in these areas. The town centre from the deer park. standing buildings appear to be mainly of the 18th-20th centuries. Close to the town centre they Approaching the town from the A30 along are commonly three storey, with more two Western Road gives the visitor a dramatic storey houses further from the commercial core. first view of the castle; so the quality and cleanliness of this area may well influence 2.5.2a Western Road initial perceptions of Launceston. The power cables and over-sized street lights don’t help to emphasise the sense of a special place.

[fig 142 : Looking west along Western Road from Castle Dyke]

The shortcomings of the vast traffic junction [fig 143 : A view that says ‘this is Launceston’] with St Thomas Road have already been covered. In townscape terms numbers 4-6 2.5.2b Westgate Street (west end) Western Road are also weak and reduce the quality of the locality. Clearly buildings here The junction of Western Road and ought not compete with the Victorian Westgate Street is graced by a nice grandeur of the Town Hall complex, but tollhouse that sits above the road and gives they could be more complementary. The this small group a presence greater than fine civic buildings on the south side of their diminutive domestic scale. [see fig 153] Western Road are a major asset worthy of Westgate Street soon gives way once more the greatest respect; for their architectural to an urban character with the essential presence, but also the civic pride and public services all formerly represented; the ambition which they represent. The power fire brigade having only recently relocated leaving the least architectural reminder of their tenure. The lower end of Dunheved 53 Road is marked by a length of raised By contrast, the already elevated south side pavement with railings that is unusual in the of Madford Lane is occupied by choice town. [see fig 154 ] examples of 20th century post war architectural over-confidence. In the context Approaching the town centre visual interest of this historic street the library and the is focussed onto the south side of the street office block, (called Madford House after the where the informal and varied terrace leads graceful residence it replaced), are the eye to the narrow junction marking the hopelessly inappropriate in terms of scale, site of the Westgate at the top of The proportion, materials and detailed design. Dockey. Numbers 19 and 20 form a tight Although outside of the Conservation Area group with the Westgate Inn – they invite these buildings have a profound impact on the curious viewer to explore what may lie the character of the Conservation Area and, beyond. The granite slab paving also therefore, have to be mentioned. indicates that this is the edge of the town centre. At the eastern end of Madford Lane the charming little lodge associated with the old 2.5.2c Madford Lane Madford House marks the return to the Conservation Area and to the special Named after one of the largest houses in the historic character of Launceston. This is also town that formerly occupied the south side reflected in the reappearance of granite slab of the street, Madford Lane is now very paving. Both corner sites here have good much a tale of two sides. The south side has buildings, especially the one on the south a mixture of buildings that are either good side that forms part of a good group when or at least inoffensive and includes the seen from Exeter Street. White Hart Arcade that offers a vital pedestrian link through to the main shopping 2.5.2d Southgate Place / Race Hill area. Immediately adjacent is what, (at the time of survey), appears to be an Despite having a pleasant collection of inconspicuous new infill building. buildings of varied character, Southgate Place is of most importance for providing an The west end of Madford Lane is closed by interesting and attractive setting for the an attractive early 20th century brick building Southgate itself. The castle rises dramatically known as Westgate and the eastern end is behind but the view is again devalued by partly closed by 3 Southgate Place but allows overhead cables, poor light units, a nice view through to the countryside inconsiderate signage and, at times, traffic. beyond. The listed water trough outside the former pannier market, (now a car park), is an interesting feature that is presently outside the Conservation Area.

[fig 144 : Westgate closes the view west along Madford Lane]

54

[fig 147 : Looking up Angel Hill]

2.5.2f Exeter Street

Exeter Street is essentially urban at the Southgate end, with shops and pubs in buildings of three storeys. It is then [fig 145 : Southgate Place] punctuated by the industrial plot mentioned

above and, on the south side, by a gap site.

Beyond this the street changes to a distinctly 2.5.2e Angel Hill residential character, with large detached

19th century houses on the north side and This old back lane runs down the outside of two historic terraces linked by a long the old town wall and links through to modern development on the south side. Dockacre Road. It is rather dominated by Exeter Court does address the street in a the large and dilapidated industrial building meaningful way and respects historic plot on its south side. Opposite that is a modern sizes; but the variations in eaves line appear development, Southgate Close, which has a bit contrived. merit but would’ve more successfully fitted the street without the saw-tooth frontage. The junction with Dockacre Road features Number 11, a good 19th century house.

[fig 148 : Exeter Street from the junction with Southgate Place]

[fig 146 :The view down Angel Hill]

55 effect and has a lot of attractive detailing. Some may say too much is happening, but it is of its time, including the distinctly politically incorrect clock chimes. The variety of uses this group was designed to serve is part of its special interest and the whole complex must be viewed as a whole.

[fig 149 : Exeter Court]

2.5.2g Dockacre Road (south end)

The south side is overlooked by the elevated large houses which are made more prominent and distinctive by the garden spaces between them. Conversely, the lower northern side is notable for the former prison, now converted to housing and called Kensey Place. The strong and unified character of this building is threatened by the lack of co-ordinated maintenance, which sees the painting of walls [fig 151a Guildhall clock] and windows left to individual owners and inevitably results in something of a 2.5.3ii The Oddfellows Hall patchwork effect. Dated 1880, this is another exuberant Victorian building in an eclectic style which makes it stand out in the streetscene. The pedimented gable and decorative stucco are very distinctive as the building is flanked by plain residential terraces.

2.5.3iii Toll house and 13-15 Western Road

[fig 150 : Villas on Exeter Street rise above Dockacre Road]

2.5.3 Key Buildings

2.5.3i The Guildhall and Town Hall

This handsome range of civic buildings occupies a key site at the top of St Thomas Road, just outside the historic walled town.

Designed by Otho Peter and James Hine it [fig 153 : Toll house and cottages on Western uses slate, granite and polyphant to good Road] 56 A typical polygonal-ended toll house with a 2.5.3vi The Westgate Inn pair of small cottages attached. Built in the early 19th century, the toll house records the This is a plain and unpretentious pub of the major alterations to the road network at the late 18th or early 19th century that occupies a time – the insertion of Western Road and St prominent site in the vicinity of the historic Thomas Road as a by-pass taking pressure West Gate. off the old town streets. 2.5.3vii 20-22 Westgate Street 2.5.3iv Former Police Station

[fig 154 : The old police station]

This is a simple and neat building in rubble [fig 157 : 20-22 Westgate Street (& 15-19)] stone with red brick detailing; now converted to housing but retaining its An unpretentious little corner building of the character as part of the collection of civic mid 19th century with nice shopfront buildings in this quarter. surrounds and a roof with added interest due to the polygonal plan, which is turned 2.5.3v 35-37 Westgate Street with mitred hips.

2.5.3viii 15-19 Westgate Street [see fig 157]

Part of the group on the Westgate Street / Madford Lane junction, it is a taller three storey structure and built of stone. Not as flamboyant as some of its contemporary buildings but it closes the view from the west and turns the corner effectively. The dormer looks as though it may have housed a clock or perhaps a bell?

2.5.3ix Madford Lodge

[fig 155 : 35-37 Westgate Street] The loss of context caused by the demolition of Madford House means this The steep pitch of the roofs suggests that small lodge appears an oddity in the this pair of buildings may date from the 17th streetscene; but it has its own merit and is a century and, therefore, represent early reminder that there once was a substantial survivals of town house building outside the house right on the edge of the town centre. walled town. 57

[fig 158 : Madford lodge]

2.5.3x 3 Southgate Place [fig 160 : Another fine corner building]

2.5.3xii Kensey Place

[fig 159 : 3 Southgate Place]

Number 3 is a diminutive slate hung building [fig 161 : Kensey Place] that is a key feature looking east along Madford Lane as it frames the countryside This is the former prison, substantially re- view down Angel Hill. The full width built in the later 18th century and used later shopfront is indicative of its position on the as a workhouse prior to residential edge of the central shopping area. conversion. It is an important building reflecting the historic role of the town as a 2.5.3xi 5 Southgate Place and 1 Exeter centre for law and order. Street 2.5.4 Proposed Amendments to the This substantial three storey corner building Conservation Area Boundary is a smartly detailed commercial and residential development with super See map 4a shopfronts; it makes a major contribution to the setting of the Southgate. 2.5.4a Race Hill

The historic importance of this entrance to the town ought to be acknowledged by inclusion within the Conservation Area.

58

[fig 164 : Water trough dated 1900]

Race Hill Terrace has some merit and the [fig 162 : Clarence Terrace] buildings on the west side of the street indicate that this was a busy place in the The late Victorian Clarence terrace has later 19th century. A little hall, isolated next considerable merit and so does the retaining to the modern offices off Madford Lane wall opposite. appears to have been a chapel and before that possibly a store or workshop?

[fig 163 : Retaining wall on Race Hill]

These mark the point where the Southgate comes into view so it would appear sensible [fig 165 : Hall to the rear of 2 Race Hill] to extend the boundary to here. The car park, being a former market area, is 2.5.4b Dunheved Road and Western of historic interest. It is also very prominent Road in views of the castle and town centre from the north – the glint of windscreens can be Although much of Dunheved Road has lost widely seen when the sun shines. The water its character as an area, there may be merit trough is a typical piece of Victorian in extending the Conservation Area as far as philanthropy reflecting how the provision of the attractive late Victorian group on the potable water was a real concern. In this west side. case it seems that human and animal welfare were catered for.

59 the castle, the quality and nature of 20th century development on it is not considered worthy of Conservation Area status. At the bottom of the hill is Bounsall’s Lane which has a good terrace and row of garages that are of interest and occupy a prominent elevated site.

[fig 166 : Part of a nice group on Dunheved Road]

The boundary could then drop down to Western Road to take in the main entrance [fig 168 : Terrace on Bounsall’s Lane] into the town for motorists. The green gap north of the junction with Chapel Hill allows views into the deer park and is a reminder of the historic relationship this area had with the castle.

[fig 167 : Looking south along Western Road outside the present boundary]

2.5.4c Bounsall’s Lane

Although Windmill Hill is a narrow and historic lane offering some superb views of

60 2.6 Landscape Setting inform future policy and development decisions on the green edges of the town. 2.6.1 Character Summary 2.6.2a Former deer park Until the mid 19th century Launceston was even more strongly linear than today and all parts of the town were closely connected to the surrounding land. The popularity of the town during the Victorian era generated considerable expansion to the south, onto and around Windmill Hill. In St Thomas there was growth along Wooda Lane and [fig 169 :Part of the medieval deer park viewed Tredydan Road; Newport saw building along from the castle tower] Dutson Road. All of these developments linked to the existing town in a meaningful This is the most precious area of open land way and the architecture ranged from in Launceston due to its historic association modest and functional to quite outstanding. with, and proximity to, the castle. Originally Dunheved Road in particular has many the castle south gate is believed to have graceful residencies of the period. Sadly opened directly into the deer park and so it nearly all have been harmed by 20th century formed an intimate part of Earl Richard’s development that is ill-considered, mediocre estate. The steep valley sides are stepped or downright poor. As a result this area from centuries of grazing and the wider cannot be judged to possess ‘special landscape views from the Castle Green are architectural or historic interest’. integral to the present day experience of Launceston. There is a real danger of visual On the other side of the Kensey the simple intrusion from further development on historic form of Newport and St Stephen’s Catherine’s Hill, whether in the form of new has been substantially lost, or at least or replacement dwellings, garden structures, blurred at the edges, by 20th century loose boxes or inappropriate enclosure in development. In the Kensey valley itself, the the form of walls, timber fences or conifer modern industrial estate has sprawled in an hedges. incoherent and haphazard fashion without regard for architectural standards or the The allotments on Wooda Lane must be wider setting of the historic town. considered part of the deer park in practical Fortunately the substantial tree cover on the terms and protected from development. southern side of the flood plain tends to draw the eye from the modern sheds and there is considerable potential for landscape enhancement here.

There remains much about the landscape setting of Launceston that is truly special and worthy of protection. A broad swathe of countryside on the eastern side of the town is vital to views into and out of the old settlement and to the west is the former deer park and the higher Kensey Valley.

2.6.2 Landscape Appraisal [fig 170 : The Castle seen from Wooda Lane allotments] This is a very brief appraisal from an historic environment perspective. There is a pressing need for a thorough landscape assessment to 61 King George’s playing field helps to link the than allowing more of the valley setting to view through to the well wooded Riverside be damaged. The industrial estate is already area of St Thomas. perilously close to Ridgegrove Hill and that is too far, especially as residential 2.6.2b West Kensey Valley development is leaking into the valley below the Exeter Road. This is another location where the countryside still seems to slide seamlessly into the town – something that may be enjoyed from the steam railway. The flood plain is essentially undeveloped and there remains a direct visual link through the gap site between 1 and 3 St Stephen’s Hill – a site threatened with development. Excessive development, especially if it spreads into the backland will inevitably cause further harm. The precedents of St Cuthbert Close and Hollies Road ought to serve as a warning against such proposals rather than justification for them. [fig 172 : The industrial estate is creeping along 2.6.2c East Kensey Valley the Kensey Valley]

2.6.2d Eastern approaches

[fig 171: Looking east from St Thomas bridge with one of the remaining 19th century warehouses]

This has long been a working area in the [fig 173 : Launceston skyline from the east] town and that is certain to continue. At present the sheer number of trees tends to The historic route from Exeter has been the at least partly camouflage the various point of arrival for visitors over the utilitarian structures that litter the valley. As centuries and is characterised by the green there will be continual pressure for infill and valley sides providing a verdant setting to the re-development here it is essential that historic silhouette of Launceston. Bit by bit some basic development principles are this green hillside is being nibbled away and established. Scale, density, landscaping, roof the cumulative result is inevitably going to be form and cladding are all critical issues that a serious dilution of this special setting. The need to be considered. Development must green tongue between Exeter Street and also be directed to land that is already Ridgegrove Hill seems particularly under underused or partially developed, rather 62 threat, along with the slope between the heritage feature – the castle. The public A388 Exeter Road and Tavistock Road. footpath through the valley offers some of the most rewarding views of the castle and 2.6.2e Windmill Hill Town Hall group. Even the sometimes unglamorous rear elevations of the Although the nature and extent of properties along Western Road add to the development around Windmill Hill makes it overall ‘lived-in’ character of the views. unsuitable for inclusion within the Conservation Area, the open space and, (more crucially), the many trees on private and public land create a gentle green backdrop to the historic core. The backdrop is especially important in elevated views across the town from St Stephen’s.

[fig 175 : View from the deer park]

It is also proposed to extend the boundary along Wooda Lane to Tredydan Road as King Georges field and the roofscape of the associated 20th century homes is an integral element of the view from the castle.

2.6.3b West Kensey Valley

The backland west of Newport, the flood plain and town mills are all part of historic Launceston and are proposed for inclusion. Protection of the rural feel here is very desirable as it is a genuine asset for the town.

2.6.3c East Kensey Valley

[fig 174 : Castle and Windmill Hill from St Stephen’s]

2.6.3 Proposed Amendments to the Conservation Area Boundary

2.6.3a Deer Park / Castle mill valley

The open space immediately west of the castle and western road has many historic [fig 176 : The historic core almost appears to dimensions. Its role as part of Earl Richard’s float on the wooded fringe] deer park is obviously of great interest; but there is also the archaeological potential – The wooded fringe, meadow and pasture including the former mill site. Add to that along the valley side that makes up the the more recent interest of the allotments eastern fringe of Launceston is a fundamental and chapel off Wooda Lane and this is part of the special character of the place. It clearly a priceless asset to the town. is under threat and great caution is needed to avoid insensitive development causing loss Then there is the landscape value in terms of of this landscape asset. Views into the the setting to the town and its principal 63 Conservation Area are important, but those looking out from places like Dockacre Road are really precious and worthy of protection.

[fig 177 : Looking down Ridgegrove Hill from Dockacre Road]

64 3.0 SWOT analysis • Plenty of opportunity for pedestrians to explore the town and discover This SWOT analysis is prepared with the features of interest. Conservation Area in mind but the well-being of • High quality local materials much in the historic resource is inevitably linked to evidence for paving, walls and roofs. economic factors. These are brought into the • Historic market squares in each of equation as they can benefit as well as threaten the three settlements and a fine the positive preservation and enhancement of market house in the town centre. historic Launceston. • A lot of shop units in the town centre with a high proportion of 3.1 Strengths historic shopfronts. • Outstanding and very distinctive • Some specialist shops serving historic market town with three traditional local needs for products separate ancient settlement centres and services. stretched across the Kensey valley. • Plenty of car parking close to the • Traditional hinterland plus good town centre. access to A30 and proximity to • Good WC provision. tourist centres. • Established and improving links • Dramatic townscape silhouette and between local organisations, councils, special views between the different English Heritage etc. parts of the town. • Green landscape setting that still 3.2 Weaknesses flows into the town in places and • Local economy has been in a period combines with a good scattering of of decline and there is no longer a mature trees throughout residential regular market. areas and on the town fringes. • Not seen as a visitor centre – few • Attractive riverside area with an hotels and no camping provision in exceptional medieval pack horse the immediate area. bridge. • No real marketing image and limited • Primary historic attraction of national awareness of the potential that importance in the castle and others Launceston has to be a visitor including the steam railway and the destination in its own right. museum. • Historic town centre dominated by • Castle Green is a versatile and traffic, including many larger delivery attractive public space close to the vehicles at all times of the day. town centre. General traffic management favours • High concentration of historic the car before the pedestrian. buildings and structures, some • St Thomas Road, Newport Square Scheduled Ancient Monuments, many and, to a lesser extent St Stephen’s, listed and others worthy of are rather blighted by the quantity of protection for local interest. through traffic. • Medieval churches in all three • One attempt at pedestrianisation led settlement centres, St Mary to the annihilation of a key historic Magdalene being especially unusual thoroughfare – Northgate Street. and interesting. Priory remains visible • The wonderful central Market Square in St Thomas and hidden in St is used as a car park rather than a Stephen’s. pedestrian oriented space. • Fantastic townscape made up of a • Lack of regular activity, such as great variety of streetscenes that markets or entertainment, to attract reveal the historic development of locals or visitors. the place.

65 • Few specialist shops that might entertainers, brass bands and the appeal to the visitor and little variety like. in food outlets. • Preservation and enhancement of • Too many shopfronts harmed or historic shopfronts plus replacement replaced and some poor signage that of poor units with well designed reduces the quality of the alternatives. shopper/visitor experience. • Increase awareness of potential for • Poor links between Castle Green and specialist retailers and encourage central area – Western Road / St diversity and quality in food outlets. Thomas Road junction is very hostile • Encourage pedestrians to explore to the pedestrian. through better signage and maybe • Lack of legibility or direction for proposed cliff railway link between pedestrians to use the various routes the town centre and steam railway. available to them. • Restoration and thoughtful, high • Topography can be a disincentive for quality enhancement of Northgate those on foot to explore. Visitors to Street would remove a major barrier steam railway tend not to visit the to pedestrian movement along the town centre and vice versa. historic spine of the town. • Incidental spaces and seats around • Improved access and interpretation the town seem to be poorly tended, of St Thomas priory ruins would with broken seats, litter etc. offer another attraction. • Housing developments of the last 50 • Scope for additional visitor years have generally had a negative attractions and activities in the impact on the character of the town vicinity of the steam railway. and its immediate setting. • Improved footpath and cycle access along the beautiful Kensey Valley. 3.3 Opportunities • The former parade ground • Retention and enhancement of immediately east of the churchyard historic assets; proper repair and could lend itself to some additional protection of heritage buildings and uses, such as petanque? structures. • There area a number of potential • A co-ordinated parking strategy residential development sites in the would enhance the town centre and town and opportunities to bring could stimulate economic activity. upper floors into residential use. • Traffic management could reclaim Increasing the number of dwellings in some streets and improve the the town centre will help to support pedestrian experience of the town, a greater range of shopping and encouraging longer stays and more social activities. spending. • Learn from other historic places via • Physical enhancement of the Market organisations like the English Historic Square and considered use of the Towns Forum. space could attract more visitors and • Establish an Historic Buildings local shoppers. Preservation Trust as a pro-active • Positive action could entice way to deal with historic buildings in investment in a wider variety of need of solutions. specialist retail units and food outlets. 3.4 Threats • Use of Market Square for regular • Inaction on traffic and parking will farmers markets etc. Also occasional surely lead to further decline. entertainment such as children’s • Continuation of a trend towards theatre, good buskers/street poorly designed shopfronts and loud or ill-considered signage will further 66 erode the special character of the town centre. • Acceptance of poorly planned or designed developments on opportunity sites will not help to enhance the Conservation Area. • Further loss of the attractive green fringe of the town to mediocre or downright poor development can only make Launceston a less attractive place. • Enhancement schemes designed down to a budget by using inferior materials will not make the place more attractive and will reduce the value of existing historic assets. • Ill-considered planting of trees or poorly designed planting schemes can obscure or detract from historic locations. • Failure to inspire local interest or engage stakeholders in plans and projects. • Indecision and inaction due to disagreement among local groups and statutory bodies.

This document was produced for North Cornwall District Council by:-

Graham Lawrence BSc, DipTP, IHBC Historic Buildings Consultancy 17 Edwin Road, Exeter, EX2 8JF [email protected] Mob: 07977 207303

30.7.2005

67

Launceston Conservation Area

Management Plan

2006

1.0 Contents

1.1 Introduction 1.2 Priorities for grant aid 1.3 Article 4(2) directions

2.0 General guidance 2.1 Archaeology 2.2 Roofs 2.3 Walls 2.4 Joinery 2.5 Enclosure 2.6 Townscape features

3.0 Guidance by location 3.1 Commercial core (Dunheved) 3.2 St Stephen’s 3.3 Newport 3.4 St Thomas 3.5 Southern expansion 1.1 Introduction

This Conservation Area Management Plan (CAMP) is intended to stand alongside the Character Appraisal – a document that offers analysis of the elements that combine to make Launceston conservation area a special place. The structure relates directly to that document for easy cross-reference. Firstly there is general guidance on the conservation and enhancement of the key elements that contribute to the quality of the townscape. At the end of key sections is a list of best practice bullet points to aid retention of historic character and architectural quality. Secondly there is guidance and recommendation by location following the same order as the Appraisal.

It is hoped that the document will act as a reference for all who make decisions which may impact on the special character of Launceston – property owners, planners, developers, designers, local authorities and statutory undertakers. To this end it will be available via the internet and in print form through the library, Town Council etc. The contents should be useful as a supporting document to the Launceston 2020 Community Strategic Plan and assist in the preparation of projects under the Market and Coastal Towns Initiative (MCTI).

The policy context is set by the Planning Acts – especially the Town and Country Planning (General Permitted Development) Order 1995 and the Planning (Listed Buildings and Conservation Areas) Act 1990. National policy is supplemented by the Cornwall County Structure Plan and the North Cornwall District Council Local Plan. Some of the ideas in this CAMP may influence future policy development for the town, particularly via the Local Development Framework.

Special character is derived from the overall effect of many components and is dependent for its survival on a great number of individuals making informed choices about the management of their own piece of the jigsaw. It is hoped that grant funding will be available through a Townscape Heritage Initiative (THI), but that cannot help every property in need. Some control may be applied by the Local Planning Authority through Article 4(2) directions – these bring certain types of permitted development, such as replacement of windows or roofs, under Council jurisdiction.

It is of fundamental importance that owners and contractors recognise that their actions can and do have a significant impact on the quality of Launceston. Good decisions and sympathetic works do take more thought and can often cost more; but the rewards are great and will be appreciated in decades to come by future generations. All actions, good and bad, form part of the legacy we leave.

1.2 Priorities for grant aid

External funding via a Townscape Heritage Initiative for Launceston is being sought. If the bid is successful it will open up a range of grant and funding opportunities. The aim will be to use support for heritage as a driver for broader economic re- generation. Below is a suggested summary of the works that need to be a priority for financial support during the life of THI:-

1.2a Buildings

• Vacant and underused historic buildings in need of repair and re-use. • Repair of historic shopfronts; reinstatement of traditional shopfronts where they have been lost. • Repair of traditional local slate roofs; reinstatement of good slate roofs where they have been lost in prominent locations. • Repair and reinstatement of traditional windows and doors in significant frontages. • Repair and reinstatement of historic enclosure in sensitive locations.

1.2b Townscape

• Major infrastructure enhancement projects, eg Market Square and Northgate Street. • Location enhancement schemes, eg seating areas, paving schemes in incidental spaces etc. • Undergrounding of overhead cables where they detract from townscape views.

1.3 Article 4(2) directions

Under Article 4 of the General Permitted Development Order 1995, a local authority may bring certain permitted development rights under their control. There are two routes to serving such notice – the more usual relates specifically to conservation areas and is covered by Article 4(2).

There are a range of works that may need to be the subject of an application after an Article 4(2) direction – the most usual are alterations to windows, doors, roofs, chimneys and the like. Controlling the removal of enclosure that may otherwise be vulnerable to alteration, or the painting of certain buildings are other examples which may be relevant in Launceston.

If an LPA is minded to serve such notice they must specify buildings that have frontages facing an identified location. That application needs to have been assessed and reasons for the Article 4 direction identified. This document and the Appraisal go some way to identifying issues and locations where Article 4(2) could be usefully employed to protect the special character of Launceston. It is, however, beyond the scope of this document to actually specify exact buildings and areas that need to be covered.

• Article 4(2) directions are an effective management tool and it is recommended that they are adopted in Launceston as a matter of priority, especially to protect good roofscapes and to encourage the retention or reinstatement of traditional joinery.

2.0 General guidance

This guidance must be considered in conjunction with the NCDC Design Guide, which may be viewed at Council offices and can be obtained electronically on the NCDC website.

2.1 Archaeology

The history and nature of Launceston means that there is archaeological potential virtually everywhere. Consequently any works that involve excavation may reveal interesting finds. Where work is subject to the planning process it will be considered within the context of the PPG 16 and may be subject to relevant conditions.

If work is being carried out by private owners they should be on the look-out for features from artefacts and wall footings to changes in colour of the earth. If anything is found please contact the Council for advice. Significant finds ought to be recorded to add to our understanding of historic Launceston.

Statutory undertakers doing trench work ought to seek advice before starting and agree a watching brief where appropriate – for example, if cable undergrounding is done in St Stephen’s.

2.2 Roofs

The topography and development pattern of Launceston are such that the roofscape is of tremendous importance to the overall character of the place. There are so many sensitive views that they cannot all be identified, but the Appraisal highlights some of the principal ones.

Roofscape character is based on the quality and patina of the materials; the form, pitch and orientation of the roofs themselves. Sometimes there is order but most of the attractive roofscapes are more jumbled and dynamic – changing depending on the vantage point.

Chimneys punctuate the roofscape and other quality details, in the form of rainwater goods, eaves and verges, add richness on closer inspection.

2.2.1 Slate

Slate is the prevailing roofing material and a good deal of locally sourced historic roofing slate is in evidence. There are fine examples of rag slate roofs and others using smaller slates but also in random widths and diminishing courses. Many 19 th century buildings have sized slates and after the arrival of the railway these are sometimes imported – usually Welsh.

Today there are a much wider variety of products available. Artificial slates should always be avoided as they inevitably cause serious harm to the quality of the roofscape. With natural slate being imported from Spain, South America and China, great care is needed when specifying real slate. Some of these are suitable replacements on non-prominent buildings or new-build, but they are never a satisfactory replacement for historic slate roofing. New slate ought to be fixed using nails – clips are usually specified to compensate for poor slate that splits when holed. Using a correct lap will prevent windlift so that is not a justification.

Owners of buildings with rag slate must be aware that much of the slate will actually have a lot of life left in it but may be suffering from nail rot. Opportunistic contractors will often offer such owners an amazingly cheap price to re-roof in artificial or imported slate, knowing that the rag or random slate they reclaim can be sold on or re-used on much more lucrative work elsewhere.

2.2.2 Chimneys

Loss of chimneys is nearly always detrimental to the character of the roofscape. It is seldom necessary and ought to be resisted. Repair or reconstruction must be the first aim unless there are extenuating circumstances such as serious structural concerns.

Alterations can rob chimneys of their distinctive character by the application of smooth, crisp render that hides stonework or flattens a pleasingly uneven substrate. Removal of drip slates and historic pots also detracts from the area, especially the loss of distinctive slate pots that are a strong local tradition.

2.2.3 Rainwater goods

Apart from an occasional fragment of lead piping most of the historic rainwater goods in the town are cast iron. Traditional gutter profiles, mostly half round or ogee, add to the appearance of individual buildings and collectively enrich whole streetscenes. With proper maintenance these items can offer good service for well over 100 years. When replacement is needed there are plenty of suppliers of historic profiles - many are available factory finished and some in cast aluminium. Plastic is an inferior product which will not last as well or look as good – especially if it has a modern box profile. It doesn’t take paint well but unpainted it soon develops a coating of algae. Like other plastic building products, when it is replaced it has to go to landfill where it will not break down for centuries, so the environmental costs deserve consideration.

2.2.4 Ridges, hips, eaves and verges

Traditional ways of edging roofs are easily lost when roofing work is undertaken. Clay ridge tiles may be replaced by concrete, mitred slate or mortar fillet hips get covered by tiles, box soffits replace open eaves or moulded fascias and slated or mortared verges can be lost to boards. All of these apparently slight changes have a cumulative impact that is far greater than each individual indiscretion would appear.

Lead details such as hips ought to be retained and where lead flashings have never existed they should only be added if that can be executed with subtlety. All new leadwork must be treated with patination oil to prevent oxidisation and leaching that stains the roof itself.

2.2.5 Dormers and rooflights

There is not a great tradition of dormers or rooflights in Launceston. Dormers should only be added if they are well justified and on roofslopes where the visual impact will be minimal. They must always be very well designed and carefully proportioned.

Rooflights can allow the use of valuable roofspace and there are good modern interpretations of low profile metal units available. Where they can be inserted with little impact to townscape views, especially on screened or rear roofslopes, this is acceptable. The smallest unit needed should be used and it ought to be a quality metal unit with a slender frame. In groups or terraces neighbours should try to use rooflights that are complementary in their size, type and location.

2.2.6 Roofing: A summary

• Note and record detailing before starting works to enable reinstatement. • If traditional details are missing look to similar buildings for inspiration. • Repair local historic rag and random slate roofs or re-use in situ. • Maintain or recreate authentic details to ridges, hips, eaves and verges. • Repair chimneys and retain historic pot or cowl details. • Repair or reinstate metal rainwater goods in traditional profiles. • Avoid dormers unless there is strong justification. • Only use rooflights sensitively and consider impact on views.

2.3 Walls

The palette of materials used to construct and finish the buildings of Launceston is quite limited and they combine to form interesting elevations and streetscenes. The choice of materials and how they are used is usually indicative of the age of construction and the status of the building.

Great care and understanding is needed in the repair of all traditional materials in order to prolong their useful life and protect them from decay. Careful appraisal of prevalent materials in a particular locality ought to inform and inspire the designers of new buildings so that contemporary additions enrich the area.

Choice of colour is a matter of taste, but it is worth remembering that plain limewash was almost ubiquitous in the past and only natural pigments were available. Bolder colours like blues and greens were beyond the reach of all but the most wealthy; consequently these colours often seem unsuitable on humbler dwellings.

2.3.1 Stonework

The unifying factor of most buildings in Launceston is the use of local stone in construction. From the oldest and grandest buildings like the castle, church and Southgate, through to the humblest 19 th century outbuildings – all are built of stone. Slate is the commonest material, but for key items like quoins, jambs, lintols and window frames the builders used either granite or volcanic stones similar to those quarried at Polyphant. Many of these buildings would’ve had a protective coat of limewash and, in some cases, render. So the stonework visible today is often the building laid bare, not as our ancestors would’ve experienced it.

The variety of building stone available in Cornwall was exploited in the mid 19 th century for major buildings in a fashionable polychromatic style. Here the stone is dressed and jointed in the most refined way – a status symbol and statement of wealth and permanence.

During the 19 th century slate faces began to be cut by machine – the distinctive marks can be seen on many buildings.

Although most of the stone used in Launceston is durable, these walls are still vulnerable to damage if poorly treated. All stonework must be pointed using lime mortar that flexes with the walls and allows them to breathe. Pointing should also be flush or slightly recessed, especially on wider joints, and should never project in front of the faces. A well-graded sand, free of ‘soft’ (or fine clayey) particles, is best for most work. Fortunately there are a growing number of suppliers of these traditional products – an internet search will find them; alternatively speak to the conservation team at NCDC.

2.3.2 Render

Render covers rubble stone, brick, timber frame and cob on a variety of buildings. Traditionally this render was always lime based and that remains the only sensible choice as cement based renders are incompatible with all of these building types.

Generally speaking the finish of render is a reflection of the status of the building and/or its function. So functional buildings, humble cottages and the rear elevations of some higher status dwellings have roughcast or float finished render that follows the unevenness of the wall beneath. These renders were hand-thrown to achieve a better key and texture is derived from the coarse aggregate; modern ‘tyrolean’ type finishes take their texture from cementitious droplets and have a fundamentally different character. Grander and more aspirational buildings have smooth render, sometimes fine stucco; these renders may be lined in imitation of ashlar stonework below. Considerable skill is needed to achieve this type of finish.

The coating of lime renders with modern masonry paint will trap moisture over time and can cause failure of the render. This is often interpreted as the failure of an inferior old fashioned product, but it is in fact the result of conflicting technologies. Where possible historic renders ought to be repaired and retained, with masonry paint removed using specialist stripping products. Limewash remains by far the best and most effective surface coating on old buildings, but it is pointless applying it over paint.

2.3.3 Slate hanging

Slate hanging is not common in the town and where it exists it often reflects that there is timber frame beneath. Occasionally it is seen on stone buildings in exposed locations where penetrating damp has been a problem; in the town centre it is seen on the elevated side elevations of attached buildings where access is difficult and a durable, low maintenance solution was essential. Some large and irregular rag slates are used in such situations and are a distinctive local feature that needs to be recognised and retained.

2.3.4 Weatherboarding

Timber weatherboarding is a rare but significant wall finish that is only seen on working buildings and is most common on outbuildings and workshops. There is, however, a notable example on Western Road very close to the town centre. This survival is a reminder that small-scale workshops existed throughout 19 th century Launceston and economic activity was broadly based.

2.3.5 Brickwork

Launceston can boast several fine brick built dwellings dating from the early-mid 18 th century. These statements of sophistication and urbanity are truly rare in the market towns of the south west and are best seen as treasured anomalies. Brick became much more evident through the 19 th century and especially after the arrival of the railway. Even then, however, bricks were most widely used for lintols and jambs rather than whole buildings, indicating that it was a cheaper option than dressed stone but still uneconomic for general construction. The use of lime mortars for repair is equally important for brickwork.

2.3.6 Walls: A summary

• Traditional finishes should be repaired whenever possible, not replaced. • Compatible materials and finishes are essential on historic walls. • Authentic finishes should not be removed or covered. • Where traditional finishes have been lost, sympathetic reinstatement is desirable. • Limewash allows old walls to breathe; masonry paint traps moisture.

2.4 Joinery

Authentic joinery adds to the historic character and visual quality of any Conservation Area. The extent of survival is often indicative of the percentage of listed buildings; but also of the value local people place on the historic fabric of their town. Like many other places Launceston has a mix of original joinery and replacements, some sensitive, but much that is poorly detailed.

At present the replacement of windows and doors is not controlled on unlisted buildings. The Local Planning Authority (LPA) will consider Article 4(2)* directions to prevent harmful alterations in the future. It is always preferable, however, for owners to recognise that sensitive maintenance adds value to their own property and contributes to the sense of place.

Historic joinery ought to be seen as antique furniture that changes hands as part of a larger deal and can easily be overlooked. It only takes one inconsiderate owner to destroy the historic appearance of a building by ill-considered renovation; with property changing hands as frequently as it does today there is a steady stream of buildings whose luck has run out. There are few people who would throw a 200 year old chair or table in a skip – their potential value is usually appreciated – yet it happens to windows and doors regularly. These artefacts are a finite resource that embodies the craftsmanship of earlier generations and records the materials and techniques they used.

Unless badly neglected over a long period of time, traditional joinery is rarely beyond repair. In many cases the timber used was so well sourced and seasoned that it is far more durable than any modern alternative. Detail may have been lost by years of painting but great care needs to be taken when stripping paint though as historic paints contained lead. If repair is not possible, replica replacement is the next best thing; though replacement requires the use of primary resources and energy that makes it a less sustainable option. The use of imported hardwood from unsustainable sources ought to be avoided and PVCu has significant ecological issues in production and disposal.

There is no product that is maintenance free. Timber needs painting every few years, but each time the result looks fresh and new. After a hundred years or more sash cords or hinges may need renewal; this is quite easily done and gives the unit a new lease of life. When modern opening mechanisms or double glazed units breakdown the answer is replacement of the whole unit – hence the piles of PVCu windows accumulating at recycling centres in the absence of satisfactory means of disposal.

2.4.1 Windows

The size, type and design of the windows in an historic building reveal much about its age or development, its use and the status of its occupants in the past. Humbler buildings often have casement windows that vary in design according to age, use and local custom. Sash windows also vary in size and detail according to age and use. The enduring popularity of sash windows reflects their versatility in providing controlled ventilation.

The intrinsic value of the view through an historic window is appreciated by many sympathetic owners. They enjoy the elegance of the glazing bars and enthuse about the distortion and play of light in imperfect historic glass. With care, old glass can be salvaged and re-used; where it has been lost, modern equivalents can be sourced from specialist suppliers.

When new windows are needed there are a number of issues to consider:-

• Proportion and subdivision – The glazing pattern of the original windows ought to be retained, (or restored if lost), as that is a critical part of the whole building. It indicates the size of glass available or affordable at the time of construction. • Mode of opening – The introduction of top hung or tilt-and-turn opening lights is always visually jarring and harmful to historic character. Overlapping ‘storm-seal’ type details are an entirely modern introduction and are unnecessary if flush fitting units are properly made. Spring loaded sashes are an inferior replacement mechanism compared with properly weighted double-hung sashes. • Glazing – Traditional glazing bar profiles, properly jointed and glazed with putty, (or glazing compound), rather than beading, will give a genuine appearance. • Thermal insulation – Double glazing cannot be achieved within traditional multiple pane designs without bars being either much too thick or fake. Beading is nearly always added which further detracts from the appearance. Attempting to introduce double glazing into a traditional design usually means a small air gap that hugely reduces the insulation properties anyway. The use of shutters and/or insulated curtains can greatly reduce heat loss without the need for window replacement. • Draught-proofing – The most significant heat loss through old windows is due to poor fitting and lack of draught-stripping. There are proprietary systems that retro-fit draught excluders and greatly reduce the amount of air changes and so heat loss. • Sound insulation – In noisy locations people often replace windows with modern double glazed units to reduce the problem. In fact secondary glazing is more effective than double glazing and allows retention of traditional windows. Coupled with draught-proofing, old windows with secondary glazing will usually perform far better than new units. • Sills – Traditional sills should be retained unless beyond repair, when they should replaced in replica.

2.4.2 Doors

Doors are just as vulnerable to insensitive replacement as windows. The conservation principles summarized above can be applied equally to doors. Most traditional door types allow for individual expression by painting and attractive ironmongery etc. Unfortunately many owners choose to express their individuality by replacing a serviceable vintage door with an off-the-peg unit in stained hardwood or PVCu.

2.4.3 Shopfronts

The survival of historic shopfronts around the town is a reminder of how economic activity, shopping and employment patterns have changed over the years. Although many are now redundant the memory of these local shops needs to be retained – adaptation may not always be easy but it is seldom impossible.

In the town centre redundancy is not such an issue, but there are significant issues that can have a profound impact on the character of the place:-

• Retention of features – There are many historic shopfronts in Launceston that have had original features removed or obscured. Reinstatement or restoration of these can make a frontage more attractive to customers and boost business as well as allowing the building to be seen at its best. • Signage – There was a time when the emphasis was on quality, legibility and illustration of function. Somehow the approach to shop signage slipped towards achieving the cheapest, largest, brightest and most prolific advertisement. Clumsy box fascias and totally obscured windows draw attention in the wrong way and detract from neighbouring businesses. Illumination should only be considered for businesses that trade at all hours and then should be limited to that needed for identification. • Design – New shopfronts and signage require planning permission and the LPA will expect these elements to be competently designed to suit their context. Shopkeepers cannot simply go to a shopfitting contractor with a budget and expect that approach to achieve an acceptable outcome. • Blinds – Traditional awning type blinds are a useful and attractive feature of many old shopfronts. By comparison modern ‘Dutch’ blinds appear a strange introduction. These items are often introduced on frontages that have broken awnings and they frequently obscure original features and fail to relate to the entablature and design of the shopfront.

2.4.4 Joinery : A summary

• Historic joinery items add character and quality to the town and ought to be retained and repaired if at all possible. • When replacement is necessary, this ought to be in exact replica. • Where joinery has been lost in the past and reinstatement is desirable, look at similar properties in the vicinity for inspiration. • Design, mode of opening and colour of finish are the most important considerations on unlisted buildings.

2.5 Enclosure and spaces

In the past enclosure was about demarcation and also keeping out passing animals. The spaces generated by enclosure can be of considerable historic interest in their own right, especially where they have a strong association with a particular use, eg graveyards, the parade ground etc. Although the planning system rightly encourages the use of brownfield land and infill sites, there are gaps and spaces which deserve protection from development. Sometimes this may be due to specific historical associations with religious groups and the like; in other cases it may simply be the contribution a green space or garden makes to the streetscene and the setting of significant buildings. The potential significance of any space must be fully considered if development proposals are made. The desirability of preserving or enhancing the conservation area is the fundamental judgement that must be applied; in many cases this will mean that a space is integral to the special character of the place and there should be a strong presumption in favour of protection.

Historic enclosure is threatened with change by the desire for greater privacy – leading to the addition of timber fence panels for example. Alternatively it may be removed to provide parking. Walls or other means of enclosure more than 1m high fronting a highway (and 2m elsewhere) cannot be demolished without Conservation Area Consent. New walls of those dimensions cannot be erected without Planning Permission.

The tendency towards close-boarded fencing is one that is having a very tangible visual impact. Apart from being a characteristically modern approach, these fences are quite expensive, require regular maintenance over the years and make it difficult to establish planting due to overshadowing and wind damage. Timber fences also tend to be stained in eye-catching colours that are often unsympathetic to an historic setting. In addition they are a barrier to wildlife and offer no habitat potential, unlike a hedge or a stone wall.

Garden structures can also be jarring elements if poorly located, badly designed or brightly coloured.

2.5.1 Walls

Stone walls are the most common means of enclosure in the town. Appearance varies with age and function but the consistency of material gives a unity to the townscape that can be easily taken for granted. Dry stone banks with slate laid in vertical or chevron patterns is a distinctive feature of the area. Mortared rubble stone walls are more commonplace and usually have a simple coping.

For new enclosure in much of the town stone walling is likely to be the most suitable option, provided the height and style relates to any established local trend.

Brick walls are occasionally found, notably on Castle Street but these are exceptional and do not justify more use of brick on new work.

There are rendered walls and some of these appear to be of cob construction. Once again though, these are interesting exceptions and ought not be seen as justification for rendered block walls.

2.5.2 Railings

Whilst not abundant there is clear evidence that cast or wrought iron railings were historically a much more significant element of the townscape than today. Like so many places, a lot of ironwork was removed during wartime.

There are some buildings and locations which would benefit considerably from the re-introduction of railings. As well as being attractive items in their own right, they also offer definition to the streetscene and can be a real enhancement to some types of property. The most common application is on properties with a minimal front garden or yard; in these locations they offer demarcation without visual weight and avoid shading windows or planting.

2.5.3 Hedges

In the more rural parts of the town and where property adjoins farmland, hedges are characteristic. A mixed deciduous planting of hawthorn, field maple, hazel, holly, beech and other indigenous species is most traditional. Within a few years such a hedge can be laid to form a dense and effective boundary that is a wildlife resource that can draw insects, birds and small mammals into gardens.

Single species plantings of beech, yew, laurel or box may be appropriate in some circumstances but are not a practical solution for most places and they demand more maintenance than a rustic mixed hedge.

Modern coniferous hedges support little wildlife and can often be unattractive and not very neighbourly.

2.5.4 Hurdles

The traditional approach to fencing is making something of a comeback in recent years. Hazel hurdles would’ve been a familiar site in the past and can now be purchased in ready-made panels for quick and effective enclosure. Hazel and willow can also be bought bundled for the more enthusiastic person to weave their own fence.

As well as being made of more sustainable materials without chemical treatment and keeping an old craft alive, these fences are more permeable to wind making them less likely to blow over and allowing plants to establish more readily. A gap is often left at the base which can allow the movement of wildlife between gardens.

2.5.5 Garden structures

Always consider where your shed, summerhouse, decking, gazebo or other structures are located. Who can see it and from where? If visible locations are unavoidable, good design and naturally patinated materials will be less jarring. Distant views from one side of the town to the other are a special feature of the place and brightly stained structures can be very prominent and eye-catching.

Remember that garden structures nearly always need planning permission within the curtilage of a listed building. There are also size restrictions for permitted development within the conservation area so it is wise to consult the LPA when considering such works.

2.5.6 Enclosure and spaces : A summary

• Spaces, gardens and yards add to the special character of Launceston and ought to be retained if development would mean the loss of an historic and/or attractive element of the townscape. • Retain historic enclosure wherever possible. • If enclosure has been lost, consider the locality and use an appropriate replacement.

2.6 Townscape features

In addition to the buildings and walls that give Launceston its special character there are other items that make a significant contribution to the overall appearance. There are attractive features that need to be cherished and retained; others are in need of repair or enhancement.

2.6.1 Floorscape

The granite paving of the town centre is one of the truly outstanding and distinctive features of the town. The paving is a product of 19th century civic pride and was a considerable undertaking at the time. Today it is hard to imagine the town without it – the local granite is so durable and has such an attractive patina that any perceived shortcomings are far outweighed.

Having such characterful paving does, however, create challenges for maintenance and new work. There are issues of sourcing similar material that has the distinctive large crystals – local granite is expensive, imported granite has a different appearance. The size of the slabs are difficult to manage and the imperfect edges form joints that are not really acceptable for new work.

Solutions using concrete slabs or brick paviours inevitably look like a poor alternative and fail to complement the established character. New paving schemes ought to utilise the best natural granite available, ideally in slabs that relate to the historic precedents. This should be laid according to modern practice without attempting to imitate the imperfections of the historic paving. In situations where existing paving is to be widened or otherwise adapted for pedestrian benefit, the detailed design will need to be very carefully considered. The exceptional quality of the historic paving may make it difficult to meet DDA access standards completely – creative and well designed solutions that retain historic fabric must be favoured.

New paving must never be designed down to a fixed budget; it is better to do a small area to a high standard than to compromise over a larger area.

Away from the town centre blacktop and composite slabs are the norm. Apart from a few high profile locations that deserve special attention these are perfectly serviceable choices.

Carriageways are blacktop and it is better to use this honest and established surfacing rather than introduce manufactured paviours and the like. Granite setts may have uses in demarcation or as rumble strips in some locations.

2.6.2 Seating

There are some thoughtfully located seats around the town where the pedestrian can stop a while and enjoy the place. Unfortunately many of these are old and broken or at least untidy. There is a need for enhancement of these minor spaces and renewal of seats where needed.

Opportunities for informal seating on steps, dwarf walls and the like should also be considered – the war memorial and church walls being examples.

2.6.3 Signage

Business signage has been covered under shopfronts, but directional signage is also an issue in the town, for pedestrians as well as vehicles.

Given the nature of the town there are a lot of pedestrian routes and links that are not immediately apparent. A well designed system of signs would help visitors to get the best of their time in Launceston. There may be scope for colour coded self- guided walks with leaflets available in local outlets.

The road layout is such that it is difficult for drivers to attain speed in many locations. This is obviously beneficial for pedestrians, but it also means that directional road signs can be smaller and less assertive. There is also a need to avoid undue repetition of signs.

Visitors ought to be guided to a few selected car parks that avoid entering the town centre so as to reduce busy time congestion.

Traffic management is an awkward issue in Launceston, but in the town centre it would be beneficial if parking control could be exercised without a plethora of yellow lines and signs.

2.6.4 Planting

Trees and hedges are an important element of many significant views and their retention is often of considerable importance. Work to trees in conservation areas is controlled and owners or contractors must contact the LPA for advice before embarking on felling, topping or lopping works.

Decorative planting has its place in the public realm, but needs to be well planned and maintained to be a positive feature. On private land owners can enhance their little bit of the town with suitable planting – it can often be the finishing touch that makes a location really special.

3.0 Guidance by location

Locations are the same as the ‘townscape analysis’ sections of the Conservation Area Appraisal and are intended to be used in conjunction with that document.

The ideas offered here are intended to provoke discussion and debate. It is hoped that many more ideas will arise from local groups and individuals for inclusion in future versions of this document. Some may be obvious, others may be out of the question for a variety of reasons; a few may take years to achieve. It is important, however, for any ideas that may enhance the town and its economic well-being to be aired and considered.

Suggestions are rated as follows:-

* * * High priority * * Medium priority * Long term aim or possibility

At the end of the day though, it is crucial that any proposals that are taken forward have been the subject of open public consultation and enjoy broad support.

3.1 Commercial core (Dunheved)

3.1a Castle and Castle Green

The castle and its grounds are well tended by English Heritage and as well as being of fantastic historic importance it is an invaluable public open space. It has to be asked, however, whether the management regime involving the physical dissection of the site by a utilitarian chain-link fence is the only viable option.

(i) * What if the fence was removed and visitors were only charged for entering the castle itself? This would enhance the space for visitors and locals – whose sense of ownership may be increased. This could allow diversification of use for the visitor building – perhaps a small coffee shop that would be an additional income stream and a complementary use?

3.1b Western Road (east end)

(i) * * * The vast and hostile traffic junction between the castle and Guildhall is a high priority for action. A scheme is being prepared and should also offer the opportunity to make the link to the town centre more readily apparent to visitors.

3.1c Castle Dyke

This back lane is one of the little gems that deserves to be found by more visitors and used by more locals.

(i) * * * Simple enhancement of signage and perhaps interpretation could be achieved quite easily, hopefully as part of a guided walk initiative.

(ii) * * The surfacing of the alleyways at the Church Street end needs attention and bare concrete block walls are unattractive.

3.1d The Dockey

This little historic street is dominated by the modern buildings on either side. It feels like a space that is totally dominated by vehicles. This is exacerbated by the narrow pavements and an absence of easy pedestrian crossings leading visitors to either the town centre or the castle. As this is a logical point of arrival for visitors by car or coach it needs to work better than it does at present.

(i) * * * Physical enhancement that favours the pedestrian while maintaining traffic flows can only be beneficial for the functioning of the town centre as a visitor destination.

3.1e Westgate Street

Although there is not a lot of traffic here the feel of the street is very much that of a highway, with yellow lines and a flawed traffic calming scheme at the Market Square end. The pavements and kerb edges need to be respected but keeping out vehicles would surely benefit the businesses here.

(i) * * Pedestrian priority, with minimal physical alteration to the streetscene would be worthwhile.

3.1f Market Square

This fine and historic central space really is a great asset to the town, but anyone on foot is forced to the edges by constant traffic movements, parked cars and delivery vehicles that block pavements at any time of day with no regard for the pedestrian. Activity is an essential element of a vibrant town centre, but when that prevents people from pausing to sit and talk or enjoy a drink and snack it is harmful.

(i) * * * The daily use of the Square needs to be adapted in favour of the pedestrian, with the bulk of it being closed to traffic. Controlled use of the space for market stalls, entertainment and coffee shop culture will help Launceston to develop its own brand image.

(ii) * * * A scheme to ensure that the Square and surrounding streets are free of delivery vehicles for most of the day is urgently needed. Apart from the direct impact of these vehicles they also cause regular jams that bring the whole centre to a grinding halt, which destroys the ambience of the place.

(iii) * * * Business premises need to do their bit as well by ensuring that their shopfronts, displays and signage are all of a high standard. The LPA will act where possible to reverse unauthorized works. NB This applies to all of the shopping streets in the centre.

3.1g High Street

(i) * * * Even more than Westgate Street, High Street ought to be officially traffic free most of the time. This would allow removal of yellow lines and more varied use of the space.

3.1h Church Street

(i) * * * Yellow lines are again visually intrusive here.

(ii) * * * The paving in front of the church is very poor and is especially notable as the carved walls of the church are one of the stunning attractions of the town.

(iii) * * If through traffic could be restricted it would be an advantage to this fine old street.

3.1i Southgate Street

There is much to commend this street already and it can be best enhanced by traffic control and restriction on delivery vehicles.

(i) * * * Improve traffic and parking controls, reduce or remove signage and yellow lines.

3.1j Market Street

Visitors and shoppers could be drawn this way from the Square – indeed if this continues to be the location for the TIC they need to be.

(i) * * An attractive enhancement scheme adjacent to the Market House, incorporating an element of public art and good seating, would help to re-invigorate the area.

(ii) * * A re-think of the use of the internal space of the Market House is needed. Complementary uses, good signage and a more design conscious approach to displays and café furniture would create a better ambience. Smoking in this space ought to be prohibited.

3.1k Churchyard and Parade Ground

These spaces are fine as they are but many visitors don’t explore beyond the churchyard and the parade ground is underused. More intensive uses should only be proposed after consultation with the local residents.

(i) * * Enhanced pedestrian signage would encourage visitors to see more.

(ii) * Occasional use of the parade ground for specialist or bric-a-brac markets could be encouraged. The surface could also lend itself to boules or petanque.

3.1l The Walk and Dockacre Road

This fairly peaceful area offers the chance for visitors to trace part of the medieval walled town, but lack of signage and interpretation means that few do.

(i) * * Signs located at Tower Street car park and the parade ground could direct pedestrians this way.

(ii) * * Interpretation signs and/or leaflets would raise visitor awareness.

(iii) * * * The grassy bank between The Walk and Dockacre Road has great potential as a managed wildlife habitat. A suitable management plan should be formally adopted to encourage bio-diversity and draw wildlife from the green fringe of the town.

3.1m Tower Street

(i) * * Historic cobbling at the top end of the street must be retained, repaired and reinstated where it has been lost.

(ii) * * * The dilapidated seating area at the lower end demands attention.

3.1n Northgate Street

This street deserves a lot of attention as it is a most significant historic route that remains well used by pedestrians today. In consultation with residents and users it needs re-planning with an emphasis on quality, visibility, security and respect for the original spatial character. Improved, this route could be an important link between the town centre and railway, priory and other possible attractions in the Kensey valley.

(i) * * * Remove the trees at the top end that obscure views of the church tower.

(ii) * * * Where appropriate reclaim the carriageway from the modern raised planters to restore the feeling of an historic street. If any planters remain give consideration to the type and density of planting.

(iii) * * Aim to remove or by-pass steps so that powered wheelchairs may use the street as a safe route into the town centre.

(iv) * * * Retain and restore historic cobbling and follow this trend elsewhere to offer private space to residents and visual enhancement to passers-by.

(v) * * Create enhanced spaces with seats and art either side of the junction with Castle Street.

3.1o Castle Street

This is a fine historic street with much to commend it already, but there is scope for enhancement and managed change.

(i) * * * The Congregational School and chapel are key buildings of considerable merit. Sustainable and appropriate uses that will ensure proper repair of these buildings must be a priority for action. Art or cultural uses would be very appropriate and strategically located between the town centre and the railway / priory area. Such uses would also complement the nearby museum.

(ii) * * * The space in front of the job centre at the top of Castle Street is outdated and needs re-thinking in conjunction with the re-modelling of Northgate Street.

(iii) * The small car park adjacent to the space referred to above could be a suitable site for development if the massing was of appropriate scale and the design of a high order. Alternatively it could be used for the museum and the facilities suggested in (i) above.

(iv) * It would be good if car parking in the vicinity of the museum could be controlled without further recourse to intrusive physical solutions like the concrete bollards. Implementation of (iii) could allow a more stringent approach to parking management near the museum.

3.1p Wooda Road

(i) * * The niche with the bench beside it could be an enhancement opportunity. A simple bench designed to fit within and be framed by the niche would look good and the old seat could be removed.

(ii) * Undergrounding of the overhead wires would be advantageous as the view of the historic deer park is excellent.

3.1q St Thomas Road (higher end)

The view of the castle towering above Eagle House is one of the signature images of Launceston and is seen by the many people who use this busy route.

(i) * * * Removal of the overhead wires by undergrounding is very desirable here. If it can be achieved then it would be sensible for 3.1p(ii) to be undertaken at the same time.

3.2 St Stephen’s

3.2a Top of St Stephen’s Hill

Speeding vehicles are an issue here, but if any traffic calming is proposed it will need to be thoughtfully designed with minimal signage and intrusive physical alterations.

(i) * * * Overhead cables detract from views of the church, other listed buildings and longer views towards the castle. Undergrounding would be a significant enhancement.

(ii) * * Action on the cables would give an opportunity to re-think the lighting here. More subtle and better quality units would be good, but the nature of lighting could be more pedestrian friendly and create more of a village ambience instead of standard highway lighting.

3.2b Village Green

This is a most important historic space that has considerable scope for enhancement.

(i) * * * The abundance of overhead cables need to be removed for the space and buildings to be fully appreciated.

(ii) * * * The seats on either side of the road are poor – the one on the green seems randomly placed and slopes uncomfortably. Replacement is needed, hopefully as part of a designed enhancement scheme.

(iii) * * * In consultation with the local community the space needs enhancement with a view to this being a space to spend a little time in. Better planting, public art and full accessibility should be the starting point.

3.2c North Street junction

Not only the entrance to St Stephen’s but also to Launceston, this space is uninspiring at present.

(i) * * * Once again overhead cables are a dominant feature.

(ii) * * * Replacement of the existing St Stephen’s sign with something of quality is desirable and the utility items could surely be screened by planting somehow.

3.2d North Street

It is the actions of owners that will have the most impact here. Retention of features on individual buildings, together with the use of appropriate enclosure, planting and surfacing, will maintain character.

(i) * * * Overhead cables.

(ii) * Pavement surfacing and kerbs could be improved.

3.2e Gallows Hill and Crossroads

(i) * * * The ivy clad barn will be harmed by the vegetation so it ought to be removed by the owner.

(ii) * The grass verges and island seem a little intensively maintained. A more relaxed management regime could allow wild flowers to establish, adding visual interest and wildlife value.

3.2f Duke Street

The main street of St Stephen’s has the signature view of the church. Unfortunately it is dominated by traffic, parked vehicles and overhead cables. The pavement s are also narrow making the pedestrian feel uncomfortably close to the traffic.

(i) * * * Removal of overhead cables.

(ii) * * Pavements could be widened and re-surfaced with granite kerbs replacing concrete on the north side. Parking may need to be restricted to allow widening of the pavements.

3.2g Underhayes Lane

Loss of enclosure is changing this back lane – a trend that needs to be controlled and even reversed where possible.

(i) * * The pedestrian link to Duke Street could be the subject of an enhancement scheme that should also make this accessible to all.

3.3 Newport

3.3a Southern entrances

Since the preparation of the Appraisal the Round House has been repaired very well.

(i) * * The river island would benefit from a management review and enhancement.

(ii) * * It is desirable that a sense of enclosure be reinstated on either side of the road to the north of the bridge. This may only be possible as part of a complete re-development proposal.

3.3b Newport Square

(i) * * * The public toilets attached to the Round House are a distinctly negative architectural contribution and appear to have been unused for some considerable time. Demolition would allow the Round House to sit as a focal point in a designed public space.

(ii) * * * The locked iron gates that prevent access to the Round House render it a non-building, in that it has no function. Surely it could be open during the day at least? CCTV could discourage vandalism, graffiti or anti-social activities.

(iii) * If a satisfactory long term plan can be found to divert through traffic heading to Bude and Holsworthy to the east of the town, then the opportunity will arise to re-order Newport Square. The possibility of re-claiming significant chunks of this historic market place for the pedestrian ought to be viewed as a positive reason for seeking a by-pass.

3.3c Lower St Stephen’s Hill

This is a first rate section of townscape that relies on the sensitive decisions of owners to retain its quality for the most part.

(i) * * * Overhead cables interfere with some fine views of the castle and town centre silhouette. Undergrounding is a priority here.

(ii) * * Traffic does speed up the hill at times, but if calming measures are proposed they will have to be very carefully considered and well designed using quality materials.

3.3d Upper St Stephen’s Hill

(i) * * Undergrounding of cables.

(ii) * * * The classical water conduit needs to be repaired, protected and treasured. Recent vehicle damage and an apparent lack of a maintenance regime make this a sad sight at present.

3.4 St Thomas

3.4a Riverside

As well as being a delightful location with great views and a relaxing ambience, this is a very important historic location – the hub between the original settlement at St Stephen’s and the medieval foundation around the castle.

(i) * * * The fine view of the castle from the old bridge is spoiled by overhead cables that need to be removed.

(ii) * * The bowling club is an appreciated facility but the barren, poorly enclosed car park and the inconsiderate chain-link fencing detract from the outstanding character of the area. Traditional forms of enclosure would be a considerable enhancement.

3.4b Town Mills

Development is in progress here and it is to be hoped that brash timber fencing, as used at the development opposite, will be avoided. On these important fringe sites it is especially necessary to use gentler, traditional boundaries.

3.4c Tredydan Road

(i) * * The roofscape in this quarter is very significant in views from the castle and its environs. The replacement of slate and introduction of rooflights or dormers has wider implications that need to be considered.

3.4d Lower St Thomas Road

There is little that can presently be done to reduce the impact of traffic on the area. Despite that obvious problem it is necessary to recognize that there are a lot of good, simple, unpretentious buildings here that contribute to the bigger picture of Launceston.

(i) * * * The character and even survival of industrial and working buildings is under threat and this area has a good range of 19 th century examples. Unless there is very good reason for replacement, these buildings should be converted and re-used.

(ii) * * * Potential access points to the backland and priory site, both vehicular and pedestrian, need to be protected to aid the best range of viable uses and activities. Links from here to the town centre are likely to be critical in the success of any tourism, leisure or business developments and they will have to be via St Thomas Road.

(iii) * * As part of any wider development initiatives here it would be beneficial to lose the overhead cables to allow the topography and townscape to be seen unhindered.

3.4e The Railway

The railway is an asset to the town and ought to be seen, with the priory, as the focus for development in the area. As well as the railway, the Kensey Valley lends itself to a cycle route and footpath that would lend a new dimension to the town as an attraction. It would encourage longer visits and with improved links to the town centre could lead to economic benefit there too. Improvement to the Northgate Street pedestrian route has been mentioned; the railway company are also exploring the introduction of a funicular railway to overcome some of the topographical challenge that is seen as a barrier to visitors.

Answers to these issues are beyond the scope of this document; suffice to say that the Kensey Valley ought to be developed without further loss of historic buildings and focus on uses that will underpin the economic base of the town. The combination of scenic beauty and historic interest add up to an irreplaceable asset that must form the basis of any regeneration plan.

(i) * * * Seek complementary and sustainable uses for old buildings that add to the ‘attraction value’ of the area.

3.4f Backlands and Priory

The priory is a vital element in the historic development of the town. The Launceston Priory Partnership is seeking help from the Heritage Lottery Fund to stabilise and interpret the ruins. This ought to be part of a wider plan as mentioned in 3.4e.

(i) * * * Secure funding for consolidation works to the ruins. (ii) * * Achieve improved public access and interpretation.

(iii) * * Ensure that development on adjacent land offers improved accessibility and uses that are complementary to the historic interest of the area.

3.4g St Thomas Hill

This ancient thoroughfare rises up from the river valley to the edge of the historic walled town and is prominent in many views. It is part of the pedestrian route to and from the town centre. Any enhancements ought to be considered alongside improvements and modifications to Northgate Street.

(i) * * * Use grant support, if available, to encourage the reinstatement of appropriate enclosure to front yards. Low stone walls with railings appear to have been common in the past – analysis of old photos should reveal more.

(ii) * * * Retention in their entirety of existing historic walls, enclosures and spaces, e.g the former Methodist Church yard to the lower end of St Thomas Hill.

(iii) * * * The roofscape is vulnerable to change and in need of protection. Where traditional slate roofing has been lost it would be very desirable to seek restoration.

(iv) * * As this is a key route it would be good to see the overhead wires removed.

(v) * * The streetlights could be replaced with more attractive units and surfacing improved.

3.5 Southern expansion

3.5a Western Road

For many visitors and those who are simply passing through, Western Road leaves an impression of the whole town; for it is here that one of the most dramatic views of the castle is revealed. The mental snapshot that people naturally process records a fantastic focal feature in an apparently rather down-at-heel place. This needs to be addressed so that people are tempted to stop a while; or if they have planned to be here they feel a sense of arriving somewhere special and well tended.

(i) * * * Overhead power cables on assertive poles detract considerably from castle views.

(ii) * * * The streetlights are totally out of scale with the surrounding buildings and draw too much attention to themselves. It is very questionable whether this form of highway illumination is necessary here.

(iii) * * It would be nice to see the railings reinstated in front of the Oddfellows Hall.

3.5b Westgate Street (west end)

As it leads many people from the main through road to the town centre car parks, this is also a significant route. What happens to the fire engine site will be very significant.

3.5c Madford Lane

The extraordinary imbalance of scale on either side of this street is unavoidable. The library and Madford House are not going to be replaced with anything better, so amelioration is all that can be hoped for.

(i) * * * A thoughtfully laid out planting and landscaping scheme along the green bank on the south side of the street would help to soften the architectural forms and reduce their overbearing dominance.

3.5d Southgate Place / Race Hill

This is another important point of access to the town centre, leading to the outstanding Southgate and the largest car park in the town.

(i) * * * The overhead cables here are especially intrusive and their removal is a high priority. Streetlighting must be addressed at the same time.

(ii) * * * Steps need to be taken to favour the pedestrian walking from car park to town centre. This must be done to the highest standard to protect the visual quality of the approach to the Southgate.

(iii) * * * The yellow lines detract from the scene. More subtle methods of parking control are needed.

3.5e Angel Hill

The oversized industrial building on the south side is a potential development site. Any building proposed needs to be of a more harmonious scale and form.

3.5f Exeter Street

There are no priorities for action here.

3.5g Dockacre Road (south end)

(i) * * The extensive loss of enclosure to the street on the north side in the vicinity of the Kingdom Hall is unfortunate. Softening this frontage would be beneficial.

(ii) * A coherent management and maintenance strategy for Kensey Place would enhance its appearance to the benefit of the residents and the townscape. Removal of harmful masonry paint and lime pointing could be supported by grant funding.

This document was produced for North Cornwall District Council by:-

Graham Lawrence BSc, DipTP, IHBC Historic Buildings Consultancy 17 Edwin Road, Exeter, EX2 8JF Mobile : 07977 207303 E mail : [email protected]