Town Centre Masterplan Stage 1: Baseline Analysis Report
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4 4 4 LUTON’S PAST Luton’s past summary Luton Town Centre Origins and Growth C Luton has, for the most part, kept its medieval street pattern. The later Victorian A Luton has always been a strategically streets form a more regular grid-like pattern important place, from its early use as which knit the medieval streets together. settlement and crossing point of the River A number of interventions which have Lea, and later its proximity and ease of taken place over the last few decades access to London by rail, and now as have altered the role, use and character an international gateway owing to its of Luton’s streets. The creation of the airport. These geographic and strategic ring road has taken traffic out of the town advantages have played a role in the centre, reducing the prominence of the success of the various industries which medieval streets once used to access have dominated Luton through the years the town centre. The pedestrianisation and which have, in turn, led to huge growth of George Street has further reduced the in the town, particularly over the last prominence of a number of the historic century. routes which link into it. The introduction of the Arndale Centre has had an impact Luton’s industries on the regular grid of streets which one B Luton has seen a succession of successful existed, and although the internal walkways industries pass through the town. It’s early respect much of the original street layout, agricultural routes enabled the progression the street layout north of George street has to a straw plaiting industry, which in turn lost its regular grid. enabled its famous hat making industry The Mall which dominated the town centre. The beginning of the 20th century saw a shift D The Mall occupies a 17 acre site in the in the type of work taking place in Luton, town centre. When it was opened, it was following the opening of Luton’s power the largest undercover shopping centre plant came the opening of Vauxhall Motors in Europe. It provided the perfect solution and the introduction of car manufacturing for modern retail stores of the time, which into Luton. With this, and the fading of the required larger premises. Luton’s historic hat industry, there was a shift in activity town centre, mostly comprised of Victorian away from Luton’s town centre. The buildings, was insufficient in meeting these opening of the airport shifted this activity needs and therefore a large section of the further from the town centre. The opening town was demolished in 1969 to allow for of the Mall in 1972, responding to retail a modern solution. The Mall acts an infill needs of the time, returned a new type development to the north of George Street, of activity to the town centre, which has where the original shop units and façades continued until today. have been kept. However, the north end of the mall is exposed on Silver Street, 62 and its inward facing design becomes apparent. The Mall has retained a number of the historic streets as internal walkways, also keeping their original street names. There are opportunities to better integrate the Mall into its historic street pattern and improve its external appearance to better respect its historic surrounds. Heritage assets E There are a number of listed buildings, and two conservation areas within Luton town centre. The 14th century Parish Church of St Mary is the only Grade I Listed building within the ring road. The remaining listed buildings are all Grade II. Many of these buildings would have played a role in the hat making industry, with almost all of them dating from the 19th century. Luton’s historic architecture is a valuable asset to the town centre and should be protected and retained wherever possible to ensure its long term contribution to the identity and character of the area. Although many of its historic buildings are valued, many of the 20th century buildings of high architectural design and quality are not afforded listed protection and are therefore at risk of being redeveloped. In the Plaiters’ Lea conservation area, a number of historic buildings have been lost or are in a poor state of repair. Empty plots and poor quality unsympathetic development have impacted the overall character of this area. Luton’s pastLuton’s 63 Origins and growth Figure 4.1: Extent of Luton in 1884 Figure 4.2: Extent of Luton in 1926 4.1 Luton began its life in the 6th century as a completed. Saxon settlement called a ‘tun’ along the River Lea. The settlement gradually grew, 4.3 By 1240, ‘Loitone’ had become ‘Leueton’. and by the 10th century had become a The town hosted an annual market for sizeable town. The original St Mary’s Church surrounding villages in the summer each was built around this time by King Athelstan year, and as the town grew, a second market as an act of thanksgiving for victory over the was granted in autumn. A fire destroyed much Danes. Luton is recorded in the Domesday of the town, comprised mostly of wooden book in 1086 as ‘Loitone’ with a population buildings, in the mid 14th century - but was of 145 households, putting it in the largest quickly rebuilt. 20% of settlements recorded at the time. 4.4 Luton continued to act as a market town Agriculture would have been the predominant serving the surrounding countryside until the local economy. 16th century, when a brick-making industry began to form in Luton. Many of the timber 4.2 By the middle ages, Luton was home to a number of water mills along the River Lea, structures in Luton were rebuilt in brick during one of which gave its name to Mill Street in this period. the town centre. The 12th century saw the 4.5 Around this time, straw plaiting had already construction of a number of significant and developed as a rural industry in and around civic buildings, including St Mary’s Church Luton. By the 18th century, Luton was a large (1137), a castle (1139) and a hospital for market town, its population steadily rising the poor in Farley. The castle was later despite a cholera outbreak. In the late 19th demolished, just 15 years after it was century, Luton’s population grew rapidly. A timeline showing population growth from 800 people in 1000AD to 203,201 in 2011 64 LUTON POPULATION 1801 1000AD 3,095 800 “Luton is sometimes likened to a northern town that has found itself in the south...The town grew rapidly in the 19th century – faster than almost any other urban community in southern England – dominated by factories, workshops, warehouses and terraced houses required by the hat industry.” Historic England, 2013 2011 203,201 Figure 4.3: Extent of Luton in 1941 Figure 4.4: Luton today In 1860 the first railway line (connecting opened providing a direct road connection from Dunstable to Welwyn Garden City) came Leeds to London, passing Luton on its way through Luton. In 1862 the Midland Railway making the town more accessible still. followed with full passenger service to London in operation by 1868. The hatting 1960 industry, boosted by rail links, continued to 130,000 flourish and a purpose-built covered market was built to support it in 1869. Luton became 4.7 The 1960’s saw the construction of Luton a municipal borough in 1876. The borough Library as well as the demolition of a large part area was successively widened five times of the town centre, mostly buildings used in after to allow for a growing population. the hat industry, to make way for the Arndale Centre - a large indoor shopping mall still 4.6 In 1905, Vauxhall Motors moved the majority present in Luton today. of its production to Luton, bringing with it new employees and thus inhabitants to the 4.8 Today, Luton borough is home to a population town. Luton’s population rose sharply in the of 214,193 people. The settlements of Luton first half of the 20th century and the extent and Dunstable have fully merged physically, of its built development expanded rapidly. and built development has reached the extent Luton Municipal airport opened in 1938 and of the green belt boundary. To accommodate began regular commercial flights in 1952. 1914 forecasted population growth, careful The second world war stalled development 50,000 consideration will need to be given about in Luton for a while, but in 1959 the M1 was how best to intensify suitable locations for 1901 sustainable development. 38.926 LUTON POPULATION Luton’s pastLuton’s 1851 10,000 65 “The hat industry around Luton was founded upon the success of one material - straw. The basic material would come to dominate the lives of tens of thousands of individuals throughout the regional, as, in the hands of a skilled worker, it was transformed from a simple cereal crop into functional, sometimes artistic, headwear.” English Heritage, 2013 Luton’s industries 4.9 Luton town centre’s economic role has regularly evolved over the years and this is reflected in the town’s physical structure. Implications Beginning as a farming town where trading Anticipate and innovate took place in the local market in the town centre, it has transitioned through a number 4.10 Luton’s strength throughout history has come of key industries which have defined from its ingenuity and ability to anticipate change and shaped it, as shown below. Most and respond to this. This flexibility and foresight famously perhaps is its hat making and is a key aspect of its character and an integral car manufacturing industries.