Conservation Area 16 Old Market
Character Appraisal
July 2008 www.bristol.gov.uk/conservation SA Hostel WINSFORD STREET FROME BRIDGE 1 PH 32 8 THRISS
26 to 30 E
ET 24 2 LLST Old Market Convervation Area 1 2 20 R
WADE STREET STRE 1 7 EET 3 Works N HA L AN Mm STREET 14 EST 8
Car Park LTTLE 6 7
RIVER STREET 2.0m
17 City Business Park
3 6 PH 15 to 11 Boundary of Conservation Area 20 PH 10 PH St Nicholas Church St Nicholas PH E STREET Church l Sub Sta Unive GP 1to32 Ho St Nicholas Lawford's te G TLE ANN usersal House 6 1 LIT Library 1to o15 DS GATE Lawford 11 t
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WADE STREE A WFOR T 1to18 D Wessex House 13 46 The Old Vica ge 59 4m ta 5 Car Park T 5 50 PH El T 16 City Business Park ub S 16
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use TRINITY ROAD o44 (Community Centre) Friends Meeting TRINITY WALK House EY TCB 1t ERSL Telephone
Exchange 1to17 41 ANE El Sub S Holy Trinity TCB to 48 Church Bristol City
Mission Tyndall House 1to44 Po ice Station BRICK STREET Police Station
1to CLARENCE ROAD 1 17 22
20 9 Warehouse
PH Jude St Coach and Horse
1to40 (PH) 8 E h Ves The 8
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18 to 29 37 31 B5 1to7 36 to 40 OLD MARKET STREET 1 16 to 17 4 PO
Wal way 30 to 35 15 Kingsland
7 37 6m
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Sbwy 7 Works Works (PH) 4 n House Cotsw
PH PH Club sdow House old 114 Kng TREET UT Kingsland
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M Works ROUNDA 9 to 93 ARKET C1
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5 Depot E ehouse Subl Sta Cast egate
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AD rehouse O D WKINSH STREE IPS R ILL JACOB STREET JACOB STREET NT T
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7 ET WINDSCREENS A VE NUE T Car Park NDSCREENS AV TEMPLE WAY WI
TEMPLE WAY UNDERPASS ORTON STRE Garage H s
Church Works Work
Sbwa Warehouse 30 Works CONTENTS
1. INTRODUCTION P.01 2. PLANNING POLICY CONTEXT P.01 3. LOCATION & SETTING P.02 3.1 Location within the City P.02 3.2 Geology and Geomorphology P.02 4. SUMMARY OF CHARACTER & SPECIAL INTEREST P.03 5. HISTORIC DEVELOPMENT & ARCHAEOLOGY P.04 6. SPATIAL ANALYSIS P.11 6.1 Streets & Spaces P.11 6.2 Views, Vistas P.13 6.3 Landmark Buildings P.15 7. CHARACTER ANALYSIS P.17 7.1 Overview P.17 7.2 Character Areas P.17 7.3 Architectural Detail P.21 7.4 Landscape P.25 7.5 Local Townscape Detail P.28 7.6 Unlisted Buildings of Merit P.29 7.7 Characteristic Land Uses P.30 7.8 Population P.30 8. NEGATIVE FEATURES P.31 9. BUILDINGS AT RISK P.33 10. MANAGEMENT STRATEGY P.34 11. STATEMENT OF COMMUNITY INVOLVEMENT P.35 12. LOCAL GUIDANCE, PUBLICATIONS AND SOURCES OF P.36 FURTHER INFORMATION 13. GLOSSARY OF TERMS P.37
ii Page 3: Figure 1: Old Market Street today, with the Stag and Hounds jettied over the pavement (far right) Page 4: Figure 2: Stewart’s depiction of Lawford’s Gate, 1745 Page 5: Figure 3: Millerd’s Plan, 1673 Page 6: Figure 4: John Roque’s Map, 1745 Page 7: Figure 5: Plumley & Ashmead’s Plan, 1828 Page 8: Figure 6: Ordnance Survey, 1880 Page 9: Figure 7: Ordnance Survey Map, 1903 Page 13: Figure 8: View south down Midland Road towards the wooded ridge of Arnos Vale Page 13: Figure 9: View east up Redcross Street towards St Jude’s Church Page 14: Figure 10: Glimpsed view into central courtyard of Barstaple Alms Houses from Old Market Street Page 15: Figure 11: Methodist Central Hall, Old Market Street Page 15: Figure 12: Holy Trinity Church Page 15: Figure 13: St Jude’s Church between Bragg’s Lane and Lamb Street Page 16: Figure 14: Stag and Hounds viewed from the Temple Way roundabout Page 16: Figure 15: Palace Hotel, corner of Lawford Street and West Street Page 16: Figure 16: Holy Trinity Almshouses, Old Market Street Page 18: Figure 17: North side of Old Market Street with a mix of gable ended and Classical buildings all with shopfronts at ground floor level Page 18: Figure 18: Corner of Lawford Street and Braggs Lane showing the drop in scale and change in character from commercial to more industrial Page 19: Figure 19: Nos. 3–7StapletonRoad Page 19: Figure 20: Lawrence Hill/Easton Road triangle at the east end of Clarence Road Page 20: Figure 21: Industrial/workshop units on Unity Street Page 20: Figure 22: Gardiner’s Warehouse between Unity Street and Broad Plain Page 21: Figure 23: Nos. 68 – 71 Old Market Street, a mix of Classically fronted buildings and earlier timber-framed properties with gable ends Page 21: Figure 24: No. 7 Redcross Street. Was part of a Georgian terrace where the artist Thomas Lawrence was born in 1769 Page 22: Figure 25: Georgian houses on Broad Plain, south side (no. 5 far left) Page 23: Figure 26: Early 20th century buildings at Easton Road/Lawrence Hill triangle Page 23: Figure 27: Late 19th/early 20th century Pennant stone warehouse with stone round-headed windows (currently a snooker club) Page 25: Figure 28: Traditional Pennant setts along Jacob Street; with cast iron curb edging Page 26: Figure 29: Wrought iron railings outside the Long Bar, Old Market Street Page 26: Figure 30: Low Pennant boundary wall topped with cast iron railings outside Wessex House, Lawford Street Page 26: Figure 31: Attractive 18th century shopfront with bow-fronted multi-pane windows, no. 42 Old Market Street Page 28: Figure 32: Trinity Road Park Page 31: Figure 33: West end of Old Market Street which has been cut off from the City Centre by Temple Way Page 31: Figure 34: Artist’s impression for new development to appear at Trinity Street/Waterloo Road Page 32: Figure 35: Nos. 56 & 58 West Street, the shopfront on the right has retained its traditional carved consoles and fine timber fascia but is undermined by the poor quality signage. Page 32: Figure 36: Solid roller shutter on Old Market Street, presents a blank façade to the building and street scene Page 32: Figure 37: Loss of retail use for residential on ground floor at no. 37 Midland Road Page 33: Figure 38: Private shop at no. 76 West Street Page 33: Figure 39: Early 20th century warehouse on Unity Street, with no roof the fabric of the building is deteriorating rapidly
This document was prepared by the Urban Design and Conservation Team, Planning Services Division, Bristol City Council.
If you would like this information in a different format, for example Braille, audio tape, large print or computer disc, or community languages, please contact the Urban Design and Conservation Team, Planning Services Division 0117 922 3097.
ii OLD MARKET - CHARACTER APPRAISAL
1. INTRODUCTION 2. PLANNING POLICY CONTEXT
1.1 A Conservation Area is ‘an area of special 2.1 All Conservation Areas are the subject of architectural or historic interest, the policies in the Bristol Local Plan (adopted character and appearance of which it is December 1997) and the proposed desirable to preserve or enhance’ (Planning Alterations to the Bristol Local Plan (Listed Buildings & Conservation Areas) Act, (deposited February 2003). Once adopted, 1990). policies in the emerging Core Strategy, and any future Development Plan Documents, 1.2 Since the designation of the first will replace those in the Local Plan. Conservation Areas in 1970, Bristol City Council has undertaken a comprehensive 2.2 The Core Strategy is a key document in the programme of Conservation Area emerging Bristol Development Framework. designation, extension and policy Once adopted the Core Strategy will become development. There are now 33 the key overarching policy document within Conservation Areas in Bristol, covering the Bristol Development Framework. The approximately 30% of the city. next stage in the preparation of the Core Strategy will be the Submission Document, 1.3 Bristol City Council has a statutory duty to which will set out a Spatial Vision for the undertake a review of the character and City, Strategic Objectives, a Spatial Strategy, boundaries of each Conservation Area. This Core Policies and a Monitoring and process was first undertaken with the Policy Implementation Framework. Advice Note 2: Conservation Area Enhancement Statements (November 1993). 2.3 Each Conservation Area Character Appraisal will be subject to extensive public 1.4 More recent national guidance, set out in consultation and once adopted will be a tool Planning Policy Guidance Note 15: Planning for development control officers, developers, and the Historic Environment (1994) and residents and others to preserve or enhance English Heritage’s Guidance on Conservation the character and appearance of the area. Area Appraisals (2006), requires detailed Each adopted Character Appraisal will appraisals of each Conservation Area in the replace the relevant Conservation Area form of formally approved and published Enhancement Statement for that area. documents. 2.4 Old Market was designated as a 1.5 The City Council is now underway with a Conservation Area on the 21st March 1979. comprehensive programme of producing a The Old Market Conservation Area Character Character Appraisal for each Conservation Appraisal was adopted by the Executive for Area. The enhanced appraisal process Access & the Environment on 31 March involves the review of boundaries, details of 2008. historical development, identification of townscape details, and unlisted buildings that make a positive contribution to the Conservation Area. It also identifies elements that threaten to undermine an area’s special interest.
1 3. LOCATION & SETTING alignment of the route east out of Bristol Castle followed the crest of a ridge, rising 3.1 Location within the City from west to east to a high point around what is now the junction between Old 3.1.1 The Old Market Conservation Area forms the Market Street and West Street at Lawford’s eastern gateway into the city, located Gate. immediately east of the Broadmead area and south of the M32 and Cabot Circus 3.2.3 To the north and south the land falls away to development. The Conservation Area the estuarine alluvial plains of the rivers occupies a ridge of land that falls towards Frome and Avon (St Philips Marsh). The the Frome flood-plane to the north and the earliest properties along Old Market Street Avon to the south. would have benefited from extensive views in their relatively elevated position. 3.1.2 The Conservation Area is centred on Old Market Street and West Street, which together formed the main route in and out of the city towards London for a significant part of Bristol’s history. It also includes the back lanes that served the long-narrow plots behind the main route. Since original designation, the Conservation Area has been extended to include a stretch of Broad Plain, the Stapleton Road and the triangle of late 19th century development at Easton Road/Lawrence Hill. 3.1.3 The Redcliffe Conservation Area is situated to the southwest, lying just on the other side of the Avon; and the Portland & Brunswick Square Conservation Area lies to the northwest, beyond Newfoundland Street. 3.1.4 The Old Market Conservation Area in context of surroundings is shown at Map 1.
3.2 Geology and Geomorphology 3.2.1 Geologically the Old Market area comprises of Triassic Keuper, known locally as Redcliffe Sandstone. The stone is too soft for masonry construction and so has only had a subtle affect on the appearance of the Conservation Area, though it was used mortars. There is nevertheless a strong local tradition of building materials within the area, using Pennant stone taken from the Frome Valley to the east. 3.2.2 Geomorphology and the lie of the land have been instrumental in shaping the layout and urban grain of the area. The earliest
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51 9 19 t l 3 53 o T 4. SUMMARY OF CHARACTER & SPECIAL gradually eroding the historic site pattern INTEREST and traditional scale and rhythm, which are vital to the character and special interest of 4.1 The Old Market Conservation Area contains the Conservation Area. the site of Bristol’s earliest market place and was historically the most important gateway into the City, on the road from London. MAIN ISSUES AFFECTING THE When the Conservation Area was designated CONSERVATION AREA in the late 1970s it was one of several in Bristol considered to be of national Development & Alterations significance. The Conservation Area contains over 60 listed buildings; some of these are • Unsympathetic alterations & loss of City’s oldest buildings, including two of the traditional architectural details in historic only remaining frontages jettied over the buildings pavement. • Gradual erosion of historic street pattern 4.2 Physically, the Conservation Area retains and plots, especially in the backland areas much of its historic street plan. The original and the southeast of the Conservation Area slightly oval shape of the Market itself, and the back lanes of Redcross Street and Jacob • Legibility between back-land streets and Street. There remains much evidence, main routes diminishing as new particularly west of Waterloo Street, of the developments are out of scale and long narrow Medieval ‘burgage’ plots that unsympathetic to the historic context date from the 12th and 13th centuries. This • Loss of traditional shops and pubs denying is typically reflected in the narrow widths of active ground floor uses and causing a building frontages, and in the surviving deadening impact on the street scene stone walls to the rear of properties. A number of old alleys, through the frontage Public Realm of buildings to the lanes behind, still remain though many now have blocked access. • Traffic conflicts with pedestrian movement, particularly on wide main routes 4.3 Old Market has some of the most interesting groups of buildings in the City; a mixture of • Loss of traditional street surfaces and a 17th, 18th and 19th centuries. Overall, mix of modern surfaces is gradually eroding buildings reflect the development of the the character of the area area and its rich social, economic, architectural and archaeological history. Along with the variety of main street frontages are almshouses, three Victorian churches, warehouses, and a wealth of historic public houses. 4.4 Old Market has suffered greatly from the effects the 1960s road infrastructure, creating an intrusion between it, the Castle site, and the City Centre. This separation has caused periods of severe decline and neglect, but the area has also been a focus for regeneration. While many listed buildings have been sensitively restored, backland Figure 1: Old Market Street today, with the Stag and Hounds developments are less successful and are jettied over the pavement (far right)
3 5. HISTORIC DEVELOPMENT & ARCHAEOLOGY Medieval Period 5.1 Old Market is historically linked to the area just east of Bristol’s Norman motte and bailey castle. The high grade agricultural land east of the Castle accommodated many market gardens and a wide market, or feria, located just outside the Castle’s East Gate was documented from the mid 12th century. Just south of the East Gate was the church of St Philip & Jacob (recorded in 1174 as St Jacobus- in-the-market) and this was historically ‘the mother church of East Bristol’. The historic connection between Old Market, St Philips and the Castle were severed with the creation of Temple Way in the mid 20th century. 5.2 By the 13th century a masonry gateway, Lawford’s Gate, had been built at the eastern end of Old Market Street at the junction with West Street, and the area was enclosed by a ‘great ditch’. This gate marked the boundary Figure 2: Stewart’s depiction of Lawford’s Gate, 1745 and jurisdiction of the old town of Bristol, which did not become a city until the creation of the Bristol Diocese and foundation of the 5.5 As Bristol’s commerce developed, Old Market Cathedral in 1542. prospered; the street became lined with 5.3 Long, narrow plots (sometimes called shops, inns and residential dwellings. At “burgage plots”) lined the market street on nearly 370 meters long, the street extended either side. The plots were generally 4.75 to all the way between the Castle’s East Gate 5.75 metres wide and varied between 45 and and Lawford’s Gate. It took the shape of a 65 metres long. Back lanes were built running wide market road narrowing at each end parallel to the main thoroughfare and took the into the gates. through traffic on market days as well as 5.6 In the Early 15th century John Barstaple forming an access to the backland of each founded an almshouse dedicated to the Holy plot. The term Old Market was in use by the Trinity and St George on the south side of 15th century. Old Market Street. 5.4 The land to the east of Lawford’s Gate (beyond what is now Lawford Street) was outside the town walls, and within Gloucestershire and 16th & 17th Centuries the Forest of Kingswood. The area would have been exempt from the tax and legislations 5.7 Bristol prospered and its trade expanded, imposed in Bristol, and was reputedly both within the region and overseas. This inhabited by outlaws, squatters and miners of encouraged new trades and manufacturing coal. Forming the eastern gateway into in Old Market, many mentioned by the Bristol, along the route to London, many inns Mayors audits, and by the middle of the 16th and lodging houses were established along century it was established as an important West Street. commercial location.
4 OLD MARKET - CHARACTER APPRAISAL
5.8 By the time the Civil War began in 1642 both Old Market Street and West Street were well developed. Bristol was an important strategic port, and after the Royalists captured it, Lawford’s Gate was fortified and a new strong point was built on the north side of West Street. During the Parliamentary forces attack on Lawford’s Gate in 1645 much of West Street may have been destroyed and it is possible that the land east of Lawford’s Gate was cleared to allow clear cannon fire out to protect the stronghold. 5.9 After the Civil War, Bristol Castle and the East Gate were demolished in 1656. Castle Figure 3: Millerd’s Plan, 1673 Street and Old Market Street then formed a continuous commercial avenue. Inns appeared along West Street as it still 18th and 19th Centuries functioned as the main east route into Bristol. 5.13 In 1768 Lawford’s Gate was demolished and the eastern end of Old Market Street was 5.10 With extensive damage caused during the widened, resulting in a partial loss of the Civil War, much of the Old Market area was market street shape. West Street, Old Market redeveloped in the late 17th century and the Street and Castle Street now formed an visual character of the area began to change uninterrupted route into the heart of Bristol. as older buildings were rebuilt. Many of these late 17th century buildings remain in Old Market. 5.11 At that time Bristol began to involve itself in trade with Britain’s new Atlantic colonies. New industries, like sugar refining and clay tobacco pipe manufacture, were established around Old Market. Part of the profit was invested in rebuilding the housing stock. The clay tobacco maker Llewellyn Evans was responsible for the construction of the surviving no. 38-41 Old Market Street in the 1680’s. 5.12 Millerd’s plan of Bristol, 1673, provides a reliable snapshot of the topography and character of Old Market in the late 17th century, much of which is still evident today. For example, the plan shows the two back lanes, Redcross Street and Jacob Street, the wide nature of Old Market Street, and the crossroads outside Lawford’s Gate.
5 Figure 4: John Roque’s Map, 1745 5.15 Public houses have a long history in the area and most that exist today date from the 17th, 18th and 19th centuries; many still 5.14 As the city expanded Old Market became a represent the architectural styles of these dense mixed use area with a range of trades, periods. The pubs in Old Market are the last commercial and industrial activity sited survivors of a heritage of brewers, malt alongside increasingly dense housing and houses and a previously larger population of shops. Old Market and the east of the city pubs. The Long Bar, no. 70 Old Market became populated by artisans – weavers, Street, is pre-1700 and one of Bristol’s oldest colliers and market gardeners (Lobel & public houses; internally it clearly shows the Carus-Wilson, p23). Much of the working- original plan of the deep, narrow burgage class population were accommodated in new plot. courts and terraces of brick housing behind the main routes. The main routes, including 5.15 Georgian development in the area varied in Old Market Street and Broad Plain, were scale and appears to have been undertaken in inhabited by professionals, merchants and a piecemeal manner. Many buildings were affluent classes. extended to the rear, but the extensions were modest and most have been demolished. A terrace of ashlar-fronted Classical houses was built on the north side of Redcross Street, of which now only no. 7 survives (birthplace of Sir Thomas Lawrence PRA, 4.5.1769). Broad Plain was constructed directly to the south of Old Market Street, with a group of 18th century townhouses c. 1720 – 1780.
6 OLD MARKET - CHARACTER APPRAISAL
Figure 5: Plumley & Ashmead’s Plan, 1828
5.16 A new landmark building, Holy Trinity Church (by Rickman & Hutchinson), was constructed at the eastern end of West Street between 1829-1832. The Roman Catholic Chapel of St Nicholas was constructed between 1848 and 1851. 5.17 Market activity continued in the area up until the late 19th century, by which time the introduction of trams and a general increase in wheeled transport had made trading increasingly difficult. However Old Market Street remained a prosperous shopping street until WW2 as it linked with the popular Castle Street shopping area, though a poorer residential population had moved in.
7 Figure 6: Ordnance Survey, 1880 20th Century 5.18 By the early 20th century there had been some degradation of the traditional pattern of narrow burgage plots. This had occurred through the amalgamation of plots or redevelopment with larger buildings fronting historic back lane routes.
8 OLD MARKET - CHARACTER APPRAISAL
Figure 7: Ordnance Survey Map, 1903 5.21 Historic street patterns were completely eroded in places, notably with the creation of Temple Way in the 1960s. This four-lane 5.19 Slum clearance in the 1930’s saw the route severed the western extensions of Old demolition of development along the Market Street and Jacob Street and caused northern boundary of the Conservation Area Old Market to became isolated from the and the building of more inter-War social commercial centre of Bristol. housing and the creation of more open public spaces. At this time the 1930s housing 5.22 A 1966 Development Plan identified many of development at the east end of Lawford’s Gate Old Market’s buildings as due for replaced the former prison, the Lawford’s Gate redevelopment. By the 1970s the area been House of Correction, which existed on this site. blighted by post-War development plans and This triangle of land has historical associations reached a critical state, with most buildings with police and the modern day police station decayed. Many of the fine timber buildings stands on the site of an older station building. were only saved from total destruction by vociferous local conservation groups and a 5.20 The bombing of Bristol during the blitz of subsequent public enquiry. World War II saw the area that is modern day Castle Park destroyed ending the commercial 5.23 Some neglect in Old Market remains today, link between Old Market and Castle Street. though grant-aided schemes have helped This acted as a catalyst for change, the pattern the restoration of many historic buildings in for merging historic plots intensified. In the the Conservation Area. 1950’s the development of Broadmead meant 5.24 Old Market was designated a Conservation that many businesses moved out of Old Area on 23rd March 1979. Market.
9 The city council will seek to maintain and strengthen the traditional form of individual streets and ensure that new development is in keeping with its surroundings both in character and appearance. There will be a presumption in favour of preserving any archaeological features or sites of national importance, whether scheduled or not. Policy B22 (I – II) should be consulted.
10 OLD MARKET - CHARACTER APPRAISAL
6. SPATIAL ANALYSIS Old Market, St Philips Church, and the City Centre that have historically been so 6.1 Routes and Spaces important. The western extensions of Old Market Street and Jacob Street are still 6.1.1 The historic street layout and the visible beyond Temple Way. Where Jacob relationship of built form to open space Street and Redcross Street have been cut define the framework of an area. The they now have no through traffic. The north traditional pattern of development, building half of Gloucester Lane has also been lines and plot sizes should be respected and severed, this route once reached up to used to dictate the scale and level of Lawford’s Gate and was a principle route to enclosure or openness appropriate to the Gloucester. Conservation Area. 6.1.7 East of Waterloo Street and Gloucester Lane 6.1.2 Old Market’s character and special interest the traditional plots, with their narrow and derives in part from the preservation of the long plan, have shaped the urban grain. Medieval route structure and the Evidence of the narrow plots can still be read relationship between the main streets, back in places all the way down Old Market lanes and size and form of the building plots. Street, notably in the historic stone walls, and these are an essential characteristic to 6.1.3 West Street and Old Market Street are the the existing buildings and the area as a primary routes, which carry traffic from the whole. east into the centre of Bristol. The Lawford Street/Midland Road junction still delineates 6.1.8 More recent developments in the area have the historic separation between these ignored the traditional long and narrow streets. Lawford’s Gate and north of Trinity plots. Some may still reflect the original Road are also principle routes through the narrow plots on the main frontage while to area, which link with the M32 to the north the rear they engulf the traditional pattern. and Stapleton Road leading east. This is gradually eroding the historic pattern and undermining an essential characteristic 6.1.4 The Showcase Bus Route has taken of the Conservation Area. advantage of the width of Old Market Street and has had a significant impact on the 6.1.9 Buildings tend to directly address the street, space and traffic flow through the area. significantly on Old Market Street and West Street as well as many of the back lanes. The 6.1.5 Off the main routes, streets are discernibly retention of the dominant building line is quieter and more intimate in character. important to the urban grain and character Braggs Lane and Jacob Street historically of the Conservation Area. provided access to the rear of the ‘burgage’ plots. The use of these roads for access is of 6.1.10 A number of historic alleys between the historical importance and is the reason that buildings still survive, in Old Market/West warehouses were built along them; this is Street, though several have been truncated still very evident on Jacob Street where a by new development to the rear. These are number of warehouse and workshops still important survivals of the early street plan, stand. which now allow access to flats above shopfronts and pedestrian penetration 6.1.6 Some historic routes through the area have through the otherwise continual façade. been altered, which has changed the urban Although many alleys are now gated, grain. Most significant was the creation of making them hard to read from the street, the Bond Street South/Temple Way urban they remain historically important to keep through-way that carves its way north/south views through to the rear. at the west end of Old Market Street. This route has severed the connections between
11 The routes and spaces in the Old Market Conservation Area are shown at Map 2
Dominant street pattern and the character of spaces should be respected. Where historic patterns remain, these should be protected and reflected in proposed schemes. Policies B15 (I – III) should be consulted.
12 SA Hostel WINSFORD STREET FROME BRIDGE 1 PH 32 8 THRISSELL STREET Map 2. Old Market Conservation Area 26 to 30
24 2 1 22 20
WADE STREET 18 7 3 Works HARL Routes and Spaces STREET 14 BM 13 3 m ESTON 8
Car Park LITTLE ANN STREET 6 7
RIVER STREET 12.0m
17 City Business Park Boundary of Conservation Area 3
6 PH 15 to 11 2 PH 10 0 PH St Nicholas Church St Nicholas PH E Primary Routes Church l Sub Sta Universal GP 1 to 32 House St Nicholas Lawford's Gat House LITTLE ANN STREET Library Secondary Routes 1 to 16 AD Lawford s Gate 11 to 15
WADE STREET WFORDS GATE Wessex18 to 1 House e 13 46 The Old Vica ge 59 13.4m Intimate Routes 55 50 PH City Business Park
16 16 18 19
17 Green Spaces 1 to 22 1 to 31 GloucesterHouse GREAT GEORGE STREET Somerset GREAT ANN STREET 1 to 22 Clarence House House Posts
TR NROAD TY (Community Centre) TRINITY WALK H use EYER S LANE TCB 1 to 44 Telephone
Exchange 1 to 17 to 1 41 to 48 El Sub Sta Holy Trinity TCB Church Bristol City
Mission Tyndall House 44 to 1 Police Station BRICK STREET Police Station
1 to 22 CLARENCE ROAD 1 17
20 9 Warehouse
PH L Ho TJudes St Coach and Horses
1 to 40 to 1 (PH) 8
REE Vestry The 8
2 CLOSE 1 2 1 85 1 to 28 HAYES
Warehouse 1
St Matthias House 23 81 ST MATTHIAS PARK 26
1 to 25 1 2 El Sub
28 The 90 41 Sta 40
(PH) 5 Cha cel 19 39
BRAGG'S LANE 88
75 86
The Nave 3 TCB 21
The 84 LB 7
82
The T1 w r Old 80 1 78
Tannery30
St Matthias 51a 27
Guild 65
Heritage 16
Park GLOUCESTER LANE
14 12 29 57 64 to 70
31
53 62
4951 2
10 18 33 43
Warehouse 46 PH 47
AHE ANE 28 18
LAWFORD STREET 37 48 to 54 TRINITY STREET 35 24
Posts 33
16 5
BOND STREET 7 44 42 REDCROSS STREET 27 26
7 to 12 CR Perrett House 40 1 to 16 25 WEST STREET Market Redcross Lane Lawfords Gate
Gate Albion Place 21
30
Multistorey 15 7 17 Central Hall Central 8 House 1 15
1 to 13
26 WATERLOO P
14 11 WATERLOO STREET
24 2
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4 47 to 52 House House
7 45 2 1 7 to 9
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34a 10
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27 17
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31 Barstaple 13 18 46 Midland Mews
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26 19 to 39
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21 23
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Kingsley 35
34
1 to 10 36
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Castle Wall 38
65 8 to 13 37 31 B5 18 to 29 R OAD Subway 1 to 7 36 to 40 OLD MARKET STREET 14 16 to 17 PO
30 to 35 15 Kingsland
71 37 26m Trading Estate
72 ot Bridge 1
Fo 73 Swan Inn DW
Subway ouse 74 Works Works (PH) PH House Cotswold PH Club 114 TC Kingsdown H Kingsland
OUT ST PHILLIPS ROAD OLD MARKET STREET JACOB STREET Works Trading Estate B1 14
OLD MARKET Works 93 to 95 to 93 ROUNDAB C1
Warehouse Depot El Sub Castlegate Sta 1a 15 5m Company 1
House Warehouse HAWKINS STREET D TT JACOB STREET JACOB STREET T S
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WINDSCREE AVENUE Car Park TEMPLE WAY WINDSCREENS AVENUE
TEMPLE WAY UNDERPASS Garage HORTON STREET NS ks
Church Works Wor
Subwa Warehouse 30 Works OLD MARKET - CHARACTER APPRAISAL
6.2 VIEWS 6.2.5 There are more local views towards key buildings and groups of buildings within the 6.2.1 The topography of the City is unique and Conservation Area. The Palace Hotel views across it make and important occupies a prominent corner site on the edge contribution to Bristol’s townscape and of Lawford Street and local views to it are character. enjoyed up Midland Road and along Old Market Street. Views to other key buildings 6.2.2 For the purpose of Character Appraisals, are towards the Holy Trinity Church from three types of views have been identified: Trinity Road and West Street; views to St Long Views – are long-distance views across Jude’s Church from the gardens off Lamb the City, to key features or landmark Street and up Redcross Street. buildings and beyond Local Views – these views tend to be shorter, confined to a specific locality and also frame landmarks Glimpses - allow intriguing glances to intimate routes or spaces, they make an important contribution to local character 6.2.3 Old Market sits on relatively flat ground and is heavily built-up, giving limited number of views. The linear form of Old Market Street and West Street however does allow for long views beyond the Conservation Area towards the various church spires and tall buildings in the historic city centre. 6.2.4 Long views out of the Conservation Area are also enjoyed looking southwards down Midland Road, beyond St Philip’s to Temple Meads and the hills of Arnos Vale. From the top of Lawford Street and the northern part of the Conservation Area, there are also long views to this hills that rise in Montpelier.
Figure 9: View east up Redcross Street towards St Jude’s Church
Figure 8: View south down Midland Road towards the wooded ridge of Arnos Vale
13 6.2.6 Glimpsed views include: from Old Market Street into the Barstaple Alms Houses; down alleyways and narrow lanes including Redcross Lane; and views into Lawford’s Gate Gardens and the Holy Trinity Gardens.
Figure 10: Glimpsed view into central courtyard of Barstaple Alms Houses from Old Market Street
Views in the Conservation Area are identified at Map 3.
14 SA Hostel WINSFORD STREET FROME BRIDGE 1 PH 32 8 THRISSELL STREET Map 3. Views and Landmark Buildings 26 to 30
24 2 1 22 20
WADE STREET 18 7 3 Works HARL STREET 14 BM 13 3 m ESTON Boundary of Conservation Area 8
Car Park LITTLE ANN STREET 6 7
RIVER STREET 12.0m
17 City Business Park
3 6 PH 15 to 11 Landmark Buildings 20 PH 10 PH St Nicholas Church St Nicholas PH Church El Sub Sta Universal GP Glimpsed Views 1 to 32 House St Nicholas Lawford's Gate House LITTLE ANN STREET E AD Library 1 to 16 Lawford's Local Views x House Gate 11 to 15
WADE STREET WFORDS GATE Wesse18 to 1 13 46 The Old Vica ge 59 13.4m 55 50 PH City Business Park
Long Views (Vista) 16 16 18 19
17 1 to 22 1 to 31 GloucesterHouse GREAT GEORGE STREET Somerset GREAT ANN STREET 1 to 22 Clarence House House Posts
TR NROAD TY (Community Centre) Friends Meeting TRINITY WALK House EYER'S LANE TCB 1 to 44 Telephone
Exchange 1 to 17 to 1 41 to 48 El Sub St Holy Trinity TCB Church Bristol City
Mission Tyndall House 44 to 1 Police Station BRICK STREET Police Station
1 to 22 CLARENCE ROAD 1 17 B EE
20 9 Warehouse
PH Ho Judes St Coach and Horses
1 to 40 to 1 (PH) 8
EE Vestry The 8
2 CLOSE 1 2 1 85 1 to 28 HAYES
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St Matthias House 23 81 ST MATTHIAS PARK 26
1 to 25 1 2 El Sub
28 The 90 41 Sta 40
(PH) 5 Cha cel 19 39
BRAGG'S LANE 88
75 86
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82
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16 5
BOND STREET 7 44 42 REDCROSS STREET 27 26
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1 to 6 13
26 WATERLOO PLACE
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Visual Technology 0208 157/2BR OLD MARKET - CHARACTER APPRAISAL
6.3 LANDMARK BUILDINGS 6.3.4 Holy Trinity Church has a distinctive gable end framed by two symmetrical octagonal 6.3.1 Landmark buildings are those that due to turrets. The Bath ashlar stone fronted their height, location or detailed design building is most striking from the eastern stand out from their background. They half of West Street and Trinity Road. The contribute significantly to the character and community gardens the surround the Church townscape of the local area, being are important in preserving its setting as a navigation or focal points and key elements local landmark. in views. 6.3.2 The following are considered landmark buildings in the Old Market Conservation Area: • Methodist Central Hall • Holy Trinity Church • St Judes Church • St Nicolas Church • Trinity Road Library • Barstaple Alms Houses • Stag and Hounds Public House • Palace Hotel • Gradiner’s Warehouse
6.3.3 Methodist Central Hall is the last surviving Figure 12: Holy Trinity Church of three popular entertainment venues in Old Market. Now in residential use, it is the tallest point along Old Market Street and West Street, clearly visible over the southern 6.3.5 St Jude’s Church is visually dominant in the part of Kings House. in the Redcross Street Character Area (see Character Areas section). Glimpses can be seen from Bond Street South, along the pedestrian route of Redcross Street.
Figure 11: Methodist Central Hall, Old Market Street
Figure 13: St Jude’s Church between Bragg’s Lane and Lamb Street
15 6.3.6 The Stag and Hounds is one of Bristol’s only 6.3.8 Holy Trinity Alms Houses were established in remaining buildings jettied over the 1402 and rebuilt in the mid 19th century. pavement. Marking the southwest corner The Pennant rubble and limestone buildings into the Conservation Area, the building stand out against the backdrop of rendered characterises Old Market Street as the shopfront premises of Old Market Street. antithesis of the Temple Way. The Gothic style buildings, which occupy the plot between Jacob Street and Midland Road are raised above the street line and surrounded by a high Pennant boundary wall. The pitched and gabled roof with tall chimney stacks punctuate the skyline and make a distinctive roof form.
Figure 14: Stag and Hounds viewed from the Temple Way roundabout
6.3.7 Palace Hotel (originally the Railway Hotel) stands in a prominent corner location at the crossroad junction of Old Market Street and West Street. The Grade II listed Gin Palace was purpose-built as accommodation for the railway that was proposed to cut through Figure 16: Holy Trinity Almshouses, Old Market Street Old Market. The Portland stone Classical front has an ornate pubfront at ground floor (internally half of the original Gin Palace bar Landmark buildings in the Conservation Area are remains). The splayed corner is marked by a identified at Map 3. section of slate pavilion roof with blue clock at its centre. (See Buildings at Risk in Negative Features section.)
Development should be designed with regard to the local context. Proposals which would cause unacceptable harm to the character and/or appearance of an area, or to the visual impact of historic buildings, Figure 15: Palace Hotel, views or landmarks, will not be permitted. corner of Lawford Street BLP Policies B2 (I – IV) should be consulted. and West Street
16 OLD MARKET - CHARACTER APPRAISAL
7. CHARACTER ANALYSIS DOMINANT CHARACTERISTICS OF THE CONSERVATION AREA 7.1 General Scale 7.1.1 The special interest of the Old Market • 3 or 4 storeys along the central streets and Conservation Area is derived from its historic backland areas development and quality of built form • Traditional buildings occupying narrow/long combined with the legibility of the historic plot widths street layout and traditional plot boundaries. • Later/industrial occupying wider plots • Strong building line directly addressing 7.1.2 The area an be characterised by it’s rich the street architectural mix of traditional buildings and the distinctive settlement pattern that still Proportions & Architectural Treatment reflects the historic ‘burgage’ plots along the • Vertical emphasis length of Old Market Street and between what • Pitched roofs set behind a parapet on main are now Redcross Street and Jacob Street. streets or where buildings have shopfronts at 7.1.3 Characteristic building types are the tightly ground floor packed terraces along the main streets with • Window height diminishes up elevation commercial uses at ground floor level and • Shopfronts at ground floor level with continual residential above. Off the main streets, entablature fascia buildings tend to have a more industrial quality, built at the rear of the traditional plots Material Palette and accessed via the back lanes. • Stucco render (painted) • Pennant stone 7.1.4 The scale of the buildings is relatively consistent • Red clay brick across the Conservation Area though, with the • Clay pantile roof coverings, occasional exception of local landmark buildings. natural slate Buildings directly address the street, have • Pennant rubble boundary walls varying roof profiles and a vertical emphasis. • Cast iron area railings Built form is consistently dense, broken only by • Limestone dressings pockets of green space and redevelopment • Timber windows, doors, shopfronts, shopfront sites. surrounds 7.1.5 The commercial activity that once characterised Old Market has drastically reduced in recent times. Pubs, bars and nightclubs still have an 7.2 CHARACTER AREAS important presence in the area, though a number of historic pubs have recently closed and those that remain in use these are 7.2.1 The character of Old Market has variations in interspersed with derelict buildings and architectural style and urban grain within it. massage parlours, which reflect the decline of For ease of definition the Conservation Area the area since the late 20th century. can be divided into three sub areas: 7.1.6 In recent years a cluster of gay and lesbian • Area 1: Old Market Street & West Street businesses and organisations have come to Old Market, which is impacting positively on the • Area 2: Redcross Street to Stapleton Road local economy. The area is starting to evolve • Area 3: Jacob Street & Waterloo Road into a focal point for Bristol’s gay community, which is giving the area a new element to its The three Character Areas are shown on character. Map 4
17 SA Hostel WINSFORD STREET FROME BRIDGE 1 PH 32 8 THRISSELL STREET
26 to 30 24 2
Map 4. Character Areas 1 22 20
WADE STREET 18 7 3 Works HARLESTO STREET 14 BM 1 37m 8
Boundary of Conservation Area Car Park LITTLE ANN STREET 6 7
RIVER STREET 12.0m
17 City Business Park
3 6 PH 15 to 11 20 PH 10 Character Area 1 PH St Nicholas Church St Nicholas PH Church El Sub Sta (Old Market Street and West Street) Universal GP 1 to 32 House St Nicholas Lawford's Gat House LITTLE ANN STREET Library 1 to 16 AD House Lawford s Character Area 2 Gate 11 to 15
WADE STREET WFORDS GATE Wessex18 to 1 e 13 (Redcross Street to Trinity Road) 46 The Old Vica ge 59 1 .4m El 55 50 PH City Business Park 16 16
Sub Sta 18 L 19
Character Area 3 17 1 to 22 1 to 31 (Jacobs Street and Waterloo Road) GloucesterHouse GREAT GEORGE STREET Somerset arence House GREAT ANN STREET 1 to 22 Cl House Posts
TR NROAD TY (Community Centre) TRINITY WALK EYER'S LANE TCB 1 to 44 Telephone
Exchange 1 to 17 to 1 41 to El Sub Sta Holy Trinity TCB Church Bristol City 48
Mission Tyndall House 44 to 1 Police Station BRICK STREET Police Station
1 to 22 CLARENCE ROAD 1 17
20 9 Warehouse
PH LM TEHo Judes St Coach and Horses
1 to 40 to 1 (PH) 8
RE Vestry The 8
2 CLOSE 1 2 1 85 1 to 28 HAYES
Warehouse 1
St Matthias House 23 81 ST MATTHIAS PARK 26
1 to 25 1 2 El Sub
28 The 90 41 Sta 40
(PH) 5 Cha cel 19 39
BRAGG'S LANE 88
75 86
The Nave 3 TCB 21
The 84 LB 7
82
The T1 wer Old 80 1 78
Tannery30
St Matthias 51a 27
Guild 65
Heritage 16
Park GLOUCESTER LANE
14 12 29 57 64 to 70
31
53 62
4951 2
10 18 33 43 Warehouse 46 PH 47
28 18
LAWFORD STREET 37 48 to 54 TRINITY STREET 35 24
NE R L Posts 33
ROSS STREET16 5
BOND STREET 7 C 44 42 RED 27 26
7 to 12 CR Perrett House 40 1 to 16 25 WEST STREET Market Redcross Lane Lawfords Gate
Gate Albion Place 21
30
Multistorey 15 7 17 Central Hall Central 8 House 1 15
1 to 6 13
26 WATERLOO
14 11 WATERLOO S
24 2
3 1 c a (PH) 5- 13 2
10 Trinity Mews 3 House b d b 1
9 12 Redcross Mews 3
11 20 4 25 49 14 PLACE 6 5
TREET Kelso Kels
8 1
5 c a 33 to 38 3
4 47 to 52 House House
7 45 2 1 7 to 9
Redcross Court 2 d b 7 to 11 Playground 43 1 4 42a 19 to 24 3 42 5 6 2 Hide 39 6 38 3 61 to 68 Market 4 9 35 1 7
34a 10
34 8
PH 50 12 1to4
33 28 11 Kings House 29 27 17
Punch Bowl l
31 30 Barstaple 13 18 Midland Mews
tral Ha 30 26 14 Cen 28 31 House
(PH) B8 25
26 19 46 to 39
Hotel 25a PH 32 15 MIDLAND ROAD 32 to 25
25 atoc
DW FB 24
FB 22 20
50
22 23 16 58 Tank
24a 18 to 12
21 23
Warehouse 16a 6 to 1 24
33
125
Kingsley 35
34
1 to 10 36
Hall Castle Wall 38 65 8 to 13
18 to 29 37 31 B5 Sb ay 1 to 7 36 to 40 OLD MARKET STREET 14 AT O 16 to 17 PO
30 to 35 1 Kingsland
71 37 16m Trading Estate
72 1
Foot Br dge 73 Swan Inn DW
Subway 74 Works Works (PH)
PH Cot OAD Hous swold
PH Club 114 TC e Kingsdown House Kingsland
STREET ST PHILLIPS R OLD MARKET JACOB STREET Works Trading Estate B1 14
OLD MARKET Works
3t 93 ROUNDAB UT C
1
o 95 Warehouse Depot El S Castlegate ub Sta
1a 15 5m Company 1
House Warehouse
AD HAWKINS STREET D ST LLIPS RO JACOB STREET JACOB STREET T HI
Works ST P 17
WINDSCREEN AVENUE Car Park TEMPLE WAY WINDSCREENS AVENUE TEMPLE WAY UNDERPASS Garage HORTON STREET S ks
Church Works Wor
Subwa Warehouse 30 Works Character Area 1: 7.2.6 As Old Market has declined many of the Old Market Street & West Street traditional retail units have been converted into residential use. This is having a 7.2.2 Area 1 forms the central focus of the detrimental impact on the vitality of the Conservation Area, with West Street and Old street (see Negative Features section). Market Street at its core. The quality and variety of the built fabric, with a range of colourful façade and architectural styles, Character Area 2: characterise the area. The majority of the Conservation Area’s listed buildings are Redcross Street to Stapleton Road within these two streets. 7.2.7 This character area runs across the north of 7.2.3 Built form reflects Old Market’s earliest the Conservation Area, from Redcross Street origins as an area that evolved around trade to Stapleton Road; including the triangle of and commercial activity. Most properties properties at the east end of Clarence Road have shopfronts at ground floor level, some bounded by Easton Road and Lawrence Hill. with traditional timber surrounds (see 7.2.8 The area contains a mix of warehouse-type Townscape Detail section). The south side of buildings, residential buildings, public Old Market Street contains some of the best buildings, open spaces and undeveloped buildings, much of which are original and land. Buildings are less densely packed than date back to the 18th century or earlier. in Area 1 and the majority of the 7.2.4 Built form generally directly addresses the Conservation Area’s green space is found street, forming a continuous but varied here, including St Matthias Park. façade. The building frontages demonstrate 7.2.9 Redcross Street and Braggs Lane are the a vertical emphasis in response to the historic back lane service routes that narrow Medieval plots widths that are still provided access to the rear of the plots evident in the urban grain. fronting Old Market Street and West Street. East of Lawford Street built form reflects the move away from the main streets, with a noticeable drop in scale and density.
Figure 17: North side of Old Market Street with a mix of gable ended and Classical buildings all with shopfronts at ground floor level
Figure 18: Corner of Lawford Street and Braggs Lane showing the drop in scale and change in character from commercial to 7.2.5 The area also contains a number of landmark more industrial buildings, including the Palace Hotel, the Methodist Central Hall and the Barstaple Alms Houses. These key buildings define the area and contribute to uniqueness of Old Market.
18 OLD MARKET - CHARACTER APPRAISAL
7.2.10 Where traditional terraces, public houses 7.2.14 At the eastern extremity of the and industrial-type buildings remain, these Conservation Area is the triangle of early are vital in providing a visual reminder of the 20th century terraces bounded by Easton historic character of this area. Recently, Road and Lawrence Hill. This group also large-scale residential developments are includes a Pennant stone warehouse with sweeping away the historic grain and arched windows, now a snooker club. The threaten to undermine this. group is characterised by commercial use at ground floor level and a strong building line, 7.2.11 Toward the east of this character area most clearly visible in views eastwards up larger late 19th to 20th century buildings sit Clarence Road. in large open plots. The Wessex House 1930s development and police station occupy the site of a historic prison and police complex. St Nicholas Church, The Trinity Road Library and Holy Trinity Church are all Victorian introductions and local landmarks. 7.2.12 Remaining Pennant stone boundary walls in this area provide references to traditional boundaries and are vital to the character of the area. 7.2.13 This character area includes small group of properties on Stapleton Road, including the Figure 20: Lawrence Hill/Easton Road triangle at the east end Stapleton Road Tavern. This group reflects of Clarence Road the scale and character seen around Lawford Street that is increasingly being eroded in the area. Character Area 3: Jacob Street, Waterloo Road, Unity Street and Broad Plain 7.2.15 This character area runs along the southern boundary, and also grew as a subsidiary area used to service the main Market frontages. The Medieval mews-type courts that once existed gradually evolved into area of 19th century warehouses, workshops, which now characterise the area. 7.2.16 Jacob Street still reflects its historic origins as an access route to serve the Old Market Street frontages. This portion of the Conservation Area most readily shows the historic Medieval plot pattern of narrow strips that stretched away from the main streets to the service areas behind. The Temple Way infrastructure and Bristol Evening Post building have destroyed the legibility of the original street plan, that Figure 19: Nos. 3 – 7 Stapleton Road once linked with the western extension of Jacob Street.
19 7.2.17 Unity Street also retains a back-land 7.2.19 Broad Plain marks the southern end of this character, derived from the collection of character area and is characterised by 18th warehouses and light-industrial buildings century brick townhouses, all listed. East of surviving on its northwest side. Built off the this group, south of Unity Street is the back edge of the pavement, these 2-3 storey Gardiner’s Warehouse complex containing buildings have a robust character, which vary some of the “Bristol Byzantine” round- in age but display a dominant material arched style Victorian warehouses. palette, typically rubble stone and red engineering brick.
Figure 22: Gardiner’s Warehouse between Unity Street and Broad Plain
Figure 21: Industrial/workshop units on Unity Street
7.2.18 Waterloo Road has lost much of its character, with little evidence of the narrow plots that once ran through to West Street. The street does retain a number of traditional Pennant boundary walls and cobbled street surface, which are vital remnants of the street’s original form.
20 OLD MARKET - CHARACTER APPRAISAL
7.3 ARCHITECTURE 7.3.3 The Stag and Hounds was altered in the 18th century, but the building’s structure dates from 1483. The earliest buildings that survive in their entirety date from 1600- Overview 1700, an era that saw the demolition of Bristol Castle, the masonry of which was 7.3.1 Built form in the Old Market Conservation used to pave Bristol’s streets, including Old Area is rich in architectural character though Market Street. 17th century buildings no one style predominates. Despite the include nos. 38 – 41 Old Market Street. variety in architectural character, built form These are timber framed with stone rear tends to be of a consistent scale with a walls, half-hipped gable and top floors vertical emphasis. Local landmark buildings jettied over timber bays. are the exception. 7.3.4 Many pre-Georgian buildings were retained but were re-fronted with new Classically 17th & 18th Centuries inspired façades. Examples of this can be seen at nos. 29 and 30 Old Market Street, 7.3.2 The Almshouses trustees granted new leases where two narrow plots have been joined in Old Market Street in the mid to late 17th and a Georgian front added in the mid 18th century, prompting widespread century. The hipped dormers and sash redevelopment or refashioning of houses windows flush with the façade give evidence and shops. The architectural evidence of of an earlier building. which survives to a considerable extent 7.3.5 18th century features include the today. Sometimes façades have been introduction of bay windows, keyed “modernised” in the 18th century, but the voussoirs over windows, dentil cornices. older timer frame and main roof structure remain. As a consequence the backs and 7.3.6 No. 7 Redcross Street has a grand ashlar fronts of the buildings that stand today may fronted façade with shell porch. This early significantly differ aesthetically and 18th century construction was originally part chronological. Often roof forms most of a terrace, the largest Georgian and only accurately reflect the true age of buildings. formal development in the area.
Figure 23: Nos. 68 – 71 Old Market Street, a mix of Classically fronted buildings and earlier timber-framed properties with Figure 24: No. 7 Redcross Street. Was part of a Georgian gable ends terrace where the artist Thomas Lawrence was born in 1769
21 7.3.7 Directly south of Old Market, a group of early These Victorian buildings were changing the to mid 18th century houses were built in character of the area by introducing Broad Plain. No. 5 retains its original hipped buildings that were for public uses rather and pantiled roof and dormer, timber than for residential, commercial and modillion cornice, shell porch and carved industrial activity that had previously keystones. characterised Old Market. 7.3.11 The Palace Hotel, was constructed to act as an over night hotel for a train station that was going to be built in the Old Market area. The train station was never built, making the hotel a unique introduction into the area. The building is in a neo-Classical style, sitting on a heavy rusticated base, which becomes smoother with each storey. The distinctive ‘French Pavilion’ roof form and clock mark the prominent corner location. (See Buildings at Risk in Negative Features Section.)
Figure 25: Georgian houses on Broad Plain, south side (no. 5 7.3.12 Large-scale industrial or workshop far left) buildings were also characteristically Victorian introductions, particularly along Unity Street, Easton Road and the Gardiner’s 7.3.8 Holy Trinity Church (Thomas Rickman and area. These are generally Pennant stone or Henry Hutchinson of Birmingham) built red brick, with Bath stone detailing. This 1829-32. Built in Bath stone ashlar and a architectural type is an important remnant slate roof the west face has a gable end and reflecting the historic evolution of the is framed with two symmetrical octagonal Conservation Area. turrets. This building marks the end of the Georgian period and the beginning of the Victorian period in Old Market, shown by use of the Gothic Revival style.
Victorian & Edwardian 7.3.9 Most Victorian and Edwardian architecture is imitative, and Georgian style persisted through the period. Local landmark buildings are then exception, most of which were built during this period and all display distinctly Victorian or Edwardian characteristics. 7.3.10 From the mid-19th century Victorian architecture was becoming grander in scale and decoration. For example the Trinity Road Library, St Nicholas Church on Lawford’s Gate, the Palace Hotel, Barstaple’s Almshouse and the Church of St Judes.
22 OLD MARKET - CHARACTER APPRAISAL
Early to mid 20th century 7.3.14 By the early 20th century, many of the residential areas along the northern part of 7.3.13 During the first half of the 20th century the area had become slums. Consequently there was widespread redevelopment in the there was significant change to the northern Old Market area. The entertainment portion resulting from a 1930’s slum industry, which had found a place here in the clearance scheme. New parks and housing Victorian era, continued to thrive when the blocks were created; some 1930’s housing Methodist Central Hall was built. At the still exists along Lawford Gate and in pockets eastern most end of the Conservation Area, to the south of Redcross Street the triangle of properties lining the Easton Road and Lawrence Hill all date from the late 7.3.15 The inter-War housing estate at the north- 19th/early 20th century. eastern boundary of the Conservation Area was also created at this time. This replaced a former prison rather than a slum, and reflects the large plan form of this former building.
Post-War to Present 7.3.11 Post-War development in the area has consisted of infill along Old Market and West Street and larger-scale redevelopments in the back lane areas, particularly in the blocks north of Waterloo Road. 7.3.12 A number of the modern developments in the back lane areas have been over-scaled, engulfing the traditional plot boundaries Figure 26: Early 20th century buildings at Easton and ignoring the subsidiary nature of these Road/Lawrence Hill triangle streets. This pattern of more recent development has seriously compromised the legibility of these historic areas and has threatened to undermine the special interest of the Conservation Area as a whole. 7.3.13 The most successful late 20th century schemes have been ones with a conservation-led approach such as the Jacob Street development in the Old Drill Hall, which retains many of the traditional boundary walls and an industrial character to it.
Figure 27: Late 19th/early 20th century Pennant stone warehouse with stone round-headed windows (currently a snooker club)
23 Any proposal should take into account the character of its context. Applications for alterations to a Listed Building or its curtilage that fail to preserve the building, its features or setting will not be permitted. Policies B17, B18, B19, B20 Original architectural features, materials and detail are vital to the quality of individual buildings and the character of the Conservation Area. Policy B16 encourages the consideration of traditional architectural elements that contribute to the overall design in a group of historic buildings.
The approximate building ages in the Conservation area are shown on Map 5.
24 SA Hostel WINSFORD STREET FROME BRIDGE 1 PH 32 8 THRISSELL
26 to 30
24 2 Map 5. Old Market Convervation Area 1 22 STREET 20
WADE STREET 18 7 3 Works HARLESTO STREET 14 Approximate Building Ages BM 13 37m 8
Car Park LITTLE ANN STREET 6 7
RIVER STREET 12.0m
17 City Business Park
3 6 PH 15 to 11 Boundary of Conservation Area 20 PH 10 PH St Nicholas Church St Nicholas PH Church El Sub Sta Pre 1700 Universal GP 1 to 32 House St Nicholas Lawford's House 1700 - 1760 LITTLE ANN STREET Library 1 to 16 AD Gate Lawford's Gate 11 to 15
WADE STREET WFORDS GATE Wessex18 to 1 House 13 1761 - 1830 46 The Old Vica ge 59 1 .4m El 55 50 PH City Business Park
16 16
Sub Sta 1831 - 1900 19 18 L
17 1901 - 1945 1 to 22 1 to 31 GloucesterHouse GREAT GEORGE STREET Somerset GREAT ANN STREET 1 to 22 Clarence House House Posts
1946 - 1980 TR NROAD TY (Community Centre) TRINITY WALK EYER'S LANE TCB 1 to 44 Telephone Exchange 1981 - Present 41 to 48 El Sub Sta Holy Trinity TCB
17 Church Bristol City
Mission Tyndall House 44 to 1 Police Station BRICK STREET Police Station
1 to 22 CLARENCE ROAD 1 17
20 9 Warehouse
PH L Ho Judes St Coach and Horses
1 to 40 to 1 (PH) 8 The Vestry The 8
2 CLOSE 1 2 1 85 1 to 28 E HAYES
Warehouse 1
St Matthias House 23 81 ST MATTHIAS PARK 26
1 to 25 1 2 El Sub
28 The 90 41 Sta 40
(PH) 5 Cha cel 19 39
BRAGG'S LANE 88
75 86
The Nave 3 TCB 21
The 84 LB 7
82
The Tow1 r Old 80 1 78
Tannery30
St Matthias 51a 27
Guild 65
Heritage 16
Park GLOUCESTER LANE
14 12 29 57 64 to 70
31
53 62
4951 2
10 18 33 43
Warehouse 46 PH 47
HERA LANE 28 18
LAWFORD STREET 37 48 to 54 TRINITY STREET 35 24
Posts 33
16 5
BOND STREET 7 44 42 REDCROSS STREET 27 26
7 to 12 CR Perrett House 40 1 to 16 25 WEST STREET Market Redcross Lane Lawfords Gate
Gate Albion Place 21
30
Multistorey 15 7 17 Central Hall Central 8 House 1 15
1 to 6 13
26 WATERLOO PLACE
14 11 WATERLOO
24 2
3 1 ac (PH) 5- 13 2
10 Trinity Mews 3 House b d b 1
9 12 Redcross Mews 3
11 20 4 25 49 14 6 5
STREET Kelso Kelso
8 1
5 c a 33 to 38 3
4 47 to 52 House House
7 45 2 1 7 to 9
Redcross Court 2 d b 7 to 11 Playground 43 1 4 42a 19 to 24 3 42 5 6 2 Hide 39 6 38 3 61 to 68 Market 4 9 35 1 7
34a 10
34 8
PH 50 12 t4 1t
33 28 11 Kings House 29 27 17
Punch Bowl
31 30 Barstaple 13 18 Midland Mews
30 26 14
Central Ha l 28 31 House
(PH) 32 to B8 25
26 19 46 to 39
Hotel 25a PH 32 15 MIDLAND ROAD 25
25 atoc
DW FB 24
FB 22 20
to 18 to
50
22 23 16 58 Tank
24a 12
21 23
Warehouse 16a 6 to 1 24
33
125
Kingsley 35
34
1 to 10 36
Hall Castle Wall 38 65 8 to 13
18 to 29 37 31 O R D B5 Subway 1 to 7 36 to 40 ER OLD MARKET STREET 14 16 to 17 PO
30 to 35 15 Kingsland
71 37 6m Trading Estate
72 1
Foot Bridge 73 Swan Inn DW
Subway 74 Works Works (PH) PH House Cotswold PH Club 114 TC IPS ROAD Kingsdown House Kingsland
ARKET STREET ST PHILL OLD M JACOB STREET Works Trading Estate B1 14
OLD MARKET Works 93 to 95 to 93 ROUNDAB UT C1
Warehouse Depot El Sub Sta Castlegate
1a 15 5m Company 1
House Warehouse HAWKINS STREET D JACOB STREET JACOB STREET TY T
Works ST PHILLIPS ROAD 17
WINDSCREENS TREET AVENUE Car Park TEMPLE WAY WINDSCREENS AVENUE TEMPLE WAY UNDERPASS Garage HORTON S
Church Works Works
Subwa Warehouse 30 Works
Visual Technology 0208-157/1BR OLD MARKET - CHARACTER APPRAISAL
7.4 TOWNSCAPE DETAILS 7.4.5 There are only a few traditional setted streets that still exist in the Conservation 7.4.1 Other features and details in the townscape Area; where these remain their retention also contribute to a sense of local and maintenance is vital. Waterloo Road, distinctiveness. These can include details part of Jacob Street and Gloucester Lane such as boundary treatments, street have Pennant setts and these greatly furniture and street surfaces. Old Market is enhance the character of the area. rich in townscape details, which give interest and quality to the streetscape and 7.4.6 The area has more successfully retained the cumulatively make a positive contribution to original iron street curbs that are a particular the character and appearance of the area. townscape feature of Bristol. These features greatly contribute to the historic significance 7.4.2 Where they remain, historic or traditional of the area and enhance the character and townscape details should be preserved as their removal is strongly discouraged. the gradual degradation and disappearance of such features can gradually undermine 7.4.7 Continued maintenance of street surfaces, the quality of the area. particularly setts, is vitally important. Stone setts can easily become dislodged with heavy use and if not carefully maintained they can become dangerous and present Traditional Street Surfaces difficulties to non-ambulant users. Schemes to restore the traditional street surfaces 7.4.3 Traditional surface treatments such as would greatly enhance the character of the Pennant stone setts, paving slabs and cast area and promote its historic context. iron curb edges, can be important elements However the reinstatement of these surfaces in the local townscape. Paving, if well in some areas would not be appropriate in designed, maintained and in high-quality all cases as they can present challenges to materials contributes greatly to the servicing and access. character of an area, providing the backdrop to the surrounding buildings. 7.4.4 In Old Market most of the traditional street Boundary Treatments surfaces materials have been heavily altered over the years, and now most of the roads in 7.4.8 Railings and boundary walls can contribute are laid with tarmac and the pedestrian significantly to the character of a routes paved with concrete slabs. As part of Conservation Area. They add interest and the Showcase Bus Route alterations, Old variety of scale in the street scene and Market Street has seen the introduction of provide a sense of enclosure, separating blue crushed glass let into the concrete spaces of differing character and often street surfaces. marking the boundaries between public and private spaces. 7.4.9 Traditional boundary walls in the Old Market Conservation Area are often the only remnants of the historic plots boundaries that once characterised the back lane areas. As many of the original buildings have been lost, the retention of Pennant boundary walls is a vital reminder of the area’s evolution. Figure 28: Traditional Pennant setts along Jacob Street; with cast iron curb edging
25 7.4.10 Along the main thoroughfare of Old Market Shopfronts there are only a few properties that have retained their cast iron area railings, most of 7.4.12 Shopfronts, including well-designed those that have are at the western end of contemporary ones, can be of great Old Market Street. importance in contributing to the character and appearance of both individual buildings and the Conservation Area as a whole. Some shopfronts are of historic or architectural interest in their own right. 7.4.13 There are a number of shop and pub fronts of interest along Old Market Street, though the area has suffered greatly from poor or insensitive alterations. The best examples of traditional shopfronts and surrounds are on Old Market Street.
Figure 29: Wrought iron railings outside the Long Bar, Old Market Street
7.4.11 Other boundary treatments in the area are more formal walls marking the boundary to parks and public buildings. These include the listed boundary of Trinity Church and those around the 1930s Wessex House.
Figure 31: Attractive 18th century shopfront with bow- fronted multi-pane windows, no. 42 Old Market Street
7.4.14 Grant-aided restoration projects have greatly improved some shopfronts in the Conservation Area, for example nos. 33 – 37 West Street. The shops on Midland Road have all been recently restored and now have Figure 30: Low Pennant boundary wall topped with cast iron traditional timber surrounds and a continual railings outside Wessex House, Lawford Street entablature fascia.
26 OLD MARKET - CHARACTER APPRAISAL
7.4.15 Since the 1950’s, with the creation of Broadmead and the later construction of the Temple Way route 1960’s, there has been a The loss of private planting, the removal of slow decline in businesses along Old Market boundary walls and railings, the introduction Street and West Street. There are now a of car parking into traditional front garden number of units along the street, which are areas, and the loss or replacement of used in the evenings but not during the day, traditional signage, street lighting, paving or are used for activities that do not require and street furniture can all adversely affect active frontage, such as brothels. This type of the character of the historic environment unit is dominant at the eastern end of West and will generally not be acceptable. Policy Street (see Negative Features). B15 (I – III) should be consulted.
Building Materials 7.4.16 The palette of materials in Old Market is traditional Bristol vernacular, which includes render, Pennant and Bath stone, Cattybrook brick, clay pantile and natural slate. Much of the variety reflects the various styles and ages of buildings, changes in fashion and construction methods. 7.4.17 Often the rear of the building and the party walls are of local Pennant sandstone and the front elevation and internal structure are Oak-framed, with early 18th century buildings having a brick front, as at nos. 8-10 West Street, with a stone rear. 7.4.18 The construction of the rail network in the mid-part of the 19th century resulted in a greater variety of building materials becoming available. As elsewhere in Bristol, Pennant sandstone is extensively used for buildings and in particular boundary walls, many built in Bristol’s building boom of the 1880’s and early 1890’s. The sandstone is predominately mid-grey in colour, although is often stained a purple-red colour as result of the presence of iron and manganese minerals. The material is used both as random rubble and randomly coursed. The main source of the building stone would have been from quarries in east Bristol.
27 7.5 LANDSCAPE 7.5.5 St Matthias Park, in the northwest of the Conservation Area, is dominated by mature 7.5.1 Old Market has developed with a dense Plane trees. The space is mainly used by urban grain of tightly packed terraces in its pedestrians, passing through the route core and there are no green or landscaped towards Broadmead and Cabot Circus. areas along the central spine. In the northern portion, however, the area has a 7.5.6 Away from the northern portion of the surprising amount of green space, parkland Conservation Area there are only a few and mature trees. incidental green spaces and the grounds of the Barstaple Almshouse in the south. 7.5.2 Trinity Road Park at the north end of Trinity Road, which may have been created at the time of the Central Library in the 19th century. This lawned area, with paths ambling through has an avenue of mature Plane trees down its eastern side.
Figure 32: Trinity Road Park
7.5.3 Much of the former burial ground of Holy Trinity Church has been turned into a car park. However the northern portion has been retained and now functions as a community garden. This green space is vital, not only as a popular community facility but also as a setting for the Church and for its biodiversity value in such an urban area. 7.4.4 There is an area of green space on the south side of Lamb Street, created during the slum clearance of the 1930’s. This area covers the north end of Gloucester Lane and Brick Street, and is publicly accessible, however the lack of furniture and clear boundaries mean it is an underused space.
28 OLD MARKET - CHARACTER APPRAISAL
7.6 UNLISTED BUILDINGS OF MERIT
7.6.1 Unlisted buildings can also make an important contribution to the character and quality of an area. This may be due to their value within the townscape, their architectural qualities or local historic and cultural associations. 7.6.2 ‘Unlisted Buildings of Merit’ are considered to make a positive contribution to the special interest of the Conservation Area and their demolition or unsympathetic alteration will normally be resisted. 7.6.3 There is a very high concentration of listed buildings within the Old Market Conservation Area; these are mostly, but not limited to, grade 2 19th century buildings. There are several grade 2* buildings. Buildings of all periods contribute to the diversity and interest of the area.
Unlisted Buildings of Merit, Negative and Neutral Buildings are identified at Map 6.
29 SA Hostel WINSFORD STREET FROME BRIDGE 1 PH 32 8 THRISSELL STREET
26 to 30
24 2 Map 6. Building Types 1 22 20
WADE 18 7 3 Works HARLESTO STREET STREET 14 BM 13 37m
Boundary of Conservation Area 8
Car Park LITTLE ANN STREET 6 7
RIVER STREET 12.0m
17 City Business Park
3 6 PH 15 to 11 20 PH 10 Negative Buildings PH St Nicholas Church St Nicholas PH Church El Sub Sta Universal GP 1 to 32 Neutral Buildings House St Nicholas Lawford's Gate House LITTLE ANN STREET E AD TE Library GA 1 to 16 Lawford s Gate 11 to 15
Unlisted Buildings of Merit WADE STREET WFORDS 3 Wessex18 to 1 House 1 46 The Old Vica ge 59 .4m El 55 50 PH City Business Park 16 16
Grade II Listed Buildings Sub Sta 18 19
17 1 to 22 1 to 31 Grade II* Listed Buildings Gloucester House ence House GREAT GEORGE STREET Somerset GREAT ANN STREET 1 to 22 Clar House Posts
TR NROAD TY (Community Centre) TRINITY WALK EYER'S LANE TCB 1 to 44 Telephone Exchange 41 to 48 El Sub Sta Holy Trinity TCB
to 17 to Church Bristol City
Mission Tyndall House 44 to 1 Police Station BRICK STREET Police Station
1 to 22 CLARENCE ROAD 1 17 B R E
20 9 Warehouse
PH N SR Ho Judes St Coach and Horses
1 to 40 to 1 (PH) 8 The Vestry The 8
2 CLOSE 1 2 1 85 1 to 28 HAYES
Warehouse 1
St Matthias House 23 81 ST MATTHIAS PARK 26
1 to 25 1 2 El Sub
28 The 90 41 Sta 40
(PH) 5 Cha cel 19 39
BRAGG'S LANE 88
75 86
The Nave 3 TCB 21
The 84 LB 7 8
2
The Tower1 Old 80 1 78
Tannery30
St Matthias 51a 27
Guild 65
Heritage 16
Park GLOUCESTER LANE
14 12 29 57 to 70
31 62
53 64
4951 2
10 18 33 43 Wareh 46 PH 47
28
18 HER LANE 48 to 54
LAWFORD STREET o 37 TRINITY STREET use 35 24
Posts 33
16 5
BOND STREET 7 44 42 REDCROSS STREET 27 26
7 to 12 CR Perrett House 40 1 to 16 25 WEST STREET Market Redcross Lane Lawfords Ga
Gate Albion Place 21
30
Multistorey 15 7 17 Central Hall Central 8 House 1 15
1 to 6 13
26 WATERLOO PLACE
14 11 WATERLO
24 2
3 1 c a (PH) 5 13 2
10 Trinity Mews 3 House b d b 1
9 12 Redcross Mews 3 te
11 20 4 25 49 14 O STREE 6 5
Kelso Kels
8 1
5 c a 33 to 38 3
4 47 to 52 House House 7 2
45 T 1 7 to 9
Redcross Court 2 d b 7 to 11 Playground 43 1 4 42a 19 to 24 3 42 5 6 2 Hide 39 6 38 3 61 to 68 Market 4 9 35 1 7
34a 10
34 8
PH 50 12 t4 1t
33 28 11
Kings House 29 6 27 17
Punch Bowl
31 3 Barstaple 13 18 Midland Mews
30 26 14 Central Hall 28 31 House
(PH) B8 25
26 19 4 to 39
Hotel 25a PH 32 15 MIDLAND ROAD 32 to 25
25 at
DW FB 24 FB 22
o 20 50 23
22 c 16 58 Tank
2a 18 to 12
21 23
Warehou e 16a 1to6 24
3
125
Kingsley 35
34 A
1 to 1 36
Hall Castle Wall 38 65 8 to 13
18 to 29 37 31 B5 Subway 1 to 7 36 to 40 0 OLD MARKET STREET 14 AT 16 to 17 PO
30 to 35 1 Kingsland
71 37 6m Trading Estate
72 1
Foot Bri ge 73 Swan Inn DW Subway 74 Works Works (PH) AD Cotswold PH O
Club PH House 114 TC Kingsdown House Kingsland
ST PHILLIPS R OLD MARKET STREET JACOB STREET Works Trading Estate B1 14
OLD MARKET Works 93 to 95 to 93 ROUNDAB UT C1
Warehou Depot El Sub Sta Castlegate
se 1a 15 5m Company 1
House Warehouse HAWKINS STREET D TT JACOB STREET JACOB STREET TY S
Works ST PHILLIPS ROAD NUE 17
WINDSC AVENUE Car Park TEMPLE WAY RE WINDSCREENS AVE
TEMPLE WAY UNDERPASS E Garage HORTON STREET N S
Church Works Works
Subwa Warehouse 30 Works
Visual Technology 0208-157/1BR 7.7 CHARACTERISTIC LAND USES dwellings above shops and commercial promises in Old Market Street and West 7.7.1 Land use can have a direct influence on the Street. building typology or make-up of an area but also on the nature, atmosphere and use of 7.8.2 Comparatively, the focus for new residential public spaces and streets. Particular uses development has been to the south along may be of historic importance and will have Jacob Street and Waterloo Road. These dictated the evolution of the area. Land use developments have significantly added to in Old Market contributes significantly to the the residential population living in the character and appearance of the neighbourhood since the census survey. Conservation Area. 7.7.2 Traditionally, the majority of Old Market’s residential uses existed along the northern boundary; and the south was primarily made up of warehouses and workshop uses and commercial activity were isolated to the central spine of Old Market and West Street 7.7.3 Today, Old Market Street and West Street are still dominated by commercial uses. The back lanes to the south are still used for light industrial or commercial purposes to some extent, although these areas are rapidly becoming increasingly residential as large flat developments are appearing. The northern portion is rapidly increasing its residential population as the trend of large- scale flat developments is taking over here. 7.7.4 The traditional range of uses and services that once characterised the Conservation Area has gradually declined. Retail activity has diminished along the central streets and there have been a number of closures of public houses in the area. Maintaining a mix of land uses in Old Market is vital in ensuring the area’s continued vibrancy.
7.8 POPULATION
7.8.1 According to the 2001 census the residential population within the enumeration district for Old Market was recorded as 521 persons. Residential dwellings are principally located in purpose-built developments on the northern side of the neighbourhood, in the block contained by Old Market Street; Redcross street; Lawford Street and Bond Street South. There are also a number of
30 OLD MARKET - CHARACTER APPRAISAL
8 NEGATIVE FEATURES / Insensitive Development OPPORTUNITIES FOR ENHANCEMENT 8.4 The character of the Conservation Area is at 8.1 Negative features are elements that detract risk from unsympathetic development. The from the special character of a Conservation character and historic plot boundaries have Area and therefore present an opportunity been eroded in the southeast corner of the for enhancement. This can include both Conservation Area, where modern residential small features and larger buildings and sites. developments are over-scaled and It may be that simple maintenance works insensitive to the context. can remedy the situation, reinstate original design or lost architectural features.
Traffic & Pedestrian Movement 8.2 Old Market Street is a heavily used road, combined with the West Street and Lamb Street one-way system, much of the area is heavily trafficked making it problematic for pedestrians to navigate around. The difficulties pedestrians face impacts on Figure 34: Artist’s impression for new development to appear footfall through the area, and consequently at Trinity Street/Waterloo Road local businesses suffer. 8.3 Since the 1960s, Old Market has suffered Architectural Details greatly from the disconnection between the City Centre and Broadmead area. If this 8.5 Unsympathetic alterations to a number of issue were redressed it would greatly traditional buildings in the area has resulted regenerate the area, increase pedestrian in the loss of original architectural details, activity and revitalise local businesses. such as timber sash windows, doors, and parapets and cornices. Where possible original details should be preserved and restored; and the reinstatement of lost features sought where possible.
Small-scale Accretions 8.6 Small-scale additions to a building’s façade, such as satellite dishes, telephone wires, external gas and electricity boxes, boiler flues etc. have a significant cumulative impact on the building and on the wider street scene. Careful siting and choice of Figure 33: West end of Old Market Street which has been cut materials and colours, and removal when off from the City Centre by Temple Way redundant, can significantly reduce the impact of these elements.
31 Poor quality Shopfronts and Signage 8.10 Where future applications for shopfronts and signage emerge, design and materials 8.7 Poor quality replacement shopfronts and that respect the local townscape and the signage is having a negative impact on the architectural style of the historic building quality of the main commercial should be actively encouraged in order to thoroughfares in the Conservation Area. enhance the character of the Conservation Many historic shopfronts have been removed Area. and been replaced with poor quality design and materials, particularly along West Street. Land Uses 8.8 Signage is often of an inappropriate scale, which has been designed with no regard for 8.11 The original land uses that once the building above or group of shops it may characterised the individual streets in the sit within. Conservation Area are changing. The back lane areas are becoming more residential than the light industrial/workshop areas they once were. The loss of the traditional uses threatens undermine the character of certain spaces. 8.12 As businesses have declined on the main streets a number of ground floor units have been converted from retail to office or residential use. The loss of commercial activity at ground floor level is depriving the Figure 35: Nos. 56 & 58 West Street, the shopfront on the street of vitality and contributes to a sense right has retained its traditional carved consoles and fine timber fascia but is undermined by the poor quality signage. of decline.
8.9. Solid roller shutters are also negative features, which present a blank wall when shut and this is particularly a problem when shops are closed during the day. Internally fixed brick bonded shutters are less visually obtrusive.
Figure 37: Loss of retail use for residential on ground floor at no. 37 Midland Road Figure 36: Solid roller shutter on Old Market Street, presents a blank façade to the building and street scene
32 OLD MARKET - CHARACTER APPRAISAL
Loss of Traditional Street Surfaces 9. BUILDINGS AT RISK
8.13 Like much of the City, Old Market has lost 9.1 The Former Palace Hotel is the only building most of its original street surfaces and in the Old Market Conservation Area that is a replacements have been made in a variety of listed building at risk according to the ‘Listed materials. The mixture of street surface buildings at risk in Bristol, 2007 register. treatments undermines the quality of the environment and can cause tripping hazards. 9.2 The stonework is dirty and the decorative features are eroding. Also the building has been a victim of vandalism meaning the windows on the door have been boarded up. Perceptions of Safety The most appropriate use for this site is as a 8.14 The night-time vibrancy of Old Market, public house, which would ensure the particularly from the number of gay and survival of the listed Gin Palace bar lesbian bars and nightclubs, makes an internally. important contribution to the local economy, 9.3 On Unity Street there are several old however it also has negative connotations. warehouses that are at severe risk due to Many of the units along the main poor maintenance and lack of use. These thoroughfare are only open at night and buildings are of historic importance and are create dead frontages during the day, identified as buildings of merit; the loss of lowering the level of natural surveillance and them would certainly detract from the contributing to the sense that Old Market is character of the area. uninviting and a threatening environment. 8.15 The volume undesirable social uses, massage parlours etc., that exist in many of the units on West Street also contributes to the threatening perception of the area. These also create dead frontages and an unfriendly environment. Derelict buildings and lack of natural surveillance also undermine the sense of public safety.
Figure 39: Early 20th century warehouse on Unity Street, with no roof the fabric of the building is deteriorating rapidly
Figure 38: Private shop at no. 76 West Street
33 10. MANAGEMENT STRATEGY
10.1 In accordance with the Planning (Listed Buildings and Conservation Areas) Act, 1990, Bristol City Council will pay special attention to the desirability of preserving or enhancing the character or appearance of a Conservation Area. 10.2 It is expected that the effective future management of the Old Market Conservation Area can, for the most part, be met through an effective policy framework and the positive use of existing development control and enforcement powers. 10.3 Future development control decisions will be made with reference to the findings within the Old Market Conservation Area Character Appraisal. It identifies the elements of special interest Bristol City Council will seek to protect, as well as the Negative Features, which may present opportunities for change or enhancement. 10.4 The next stage in the process of ensuring the character or appearance of the Old Market Conservation Area is preserved or enhanced will be to produce a set of Management Proposals. This will provide a list of proposals related specifically to the features identified as ‘negative’ in Section 8. Once drafted the Proposals will be subject to full public consultation and appended to this document following adoption.
34 OLD MARKET - CHARACTER APPRAISAL
11. STATEMENT OF COMMUNITY • What a character appraisal is and why BCC INVOLVEMENT undertakes them • The general format for character appraisals 11.1 An introductory public meeting inviting and the national guidance followed initial comments on the main issues in the Conservation Area was held on Thursday 13 • The main findings within the document: December 2007. The first public meeting Streets & Spaces, Views, Landmark Building, advised: Unlisted Buildings of Merit, Building Ages etc. • What a character appraisal is and why BCC undertakes them • The proposed boundary changes • The general format for character appraisals • The importance of getting involved and and the national guidance followed making representations on the findings • The types of features that make a • Details on how and when to make Conservation Area special representations • The types of features that detract from a 11.6 This second meeting was advertised in a BCC Conservation Area Press Release, Bristol Evening Post notice (25 February 2008), a letter (25 February 2008) • The importance of reviewing boundaries, to Conservation Advisory Panel members, and identifying unlisted buildings of merit posters throughout the Conservation Area, • The projected timescale for the document and the BCC website. The draft character production appraisal was available to down-load from the BCC website along with details of the Details on how and when to make public consultation and ways to make representations and contact officers representations. 11.2 This meeting was advertised in the Bristol 11.7 This second public consultation period closed Evening Post (Monday 04 December 2007) on Wednesday 19 March 2008. and on the Bristol City Council website. A letter dated 10 December 2007 was 11.8 A separate letter (05 March 2008) was sent delivered, by hand, to properties/businesses to all properties in the proposed boundary throughout the Conservation Area. In extension areas welcoming feedback. The addition, posters were put up throughout deadline to make representations was 26 the Conservation Area and in the Bristol March 2008. Central Library. 11.9 In addition, BCC’s Landscape Design, Bristol 11.3 The first-stage public consultation ran until Physical Access Chain, Rainbow Group, 25 January 2008. Regeneration Team, Strategic & Citywide Policy, South/East Area Planning Team, 11.4 A set of consultation comments sheets were Conservation Advisory Panel, Central Area distributed by Bristol East Side Traders (BEST) Planning Committee and English Heritage on 13 February 2007 to all businesses in the other statutory bodies were consulted. The Conservation Area, with a comments Old Market Character Appraisal is available deadline of 21 February 2008. to down-load from the BCC website at www.bristol.gov.uk/conservation 11.5 Once the draft document had been compiled, a second public meeting was held on Thursday 27 February 2008. This meeting advised:
35 12. LOCAL GUIDANCE, PUBLICATIONS & should also be used by those who are planning, SOURCES OF FURTHER INFORMATION designing and implementing schemes in the built environment. For further information on Conservation Area Character Appraisals or Conservation issues in Bristol City Council’s planning policies are set out general, contact: in the adopted Bristol Local Plan (BLP) 1997 and Urban Design & Conservation 2003 Proposed Alterations to the Local Plan. These Planning Services Division documents can viewed on-line at Bristol City Council www.bristol.gov.uk/planning Brunel House St George’s Road Further information on listed buildings, Bristol Conservation Areas, and guidance on character BS1 5UY appraisals can be obtained from: Tel: 0117 922 3097 English Heritage (Head Office) Fax: 0117 922 3101 1 Waterhouse Square E-mail: [email protected] 138 – 142 Holborn London Adopted and consultation draft Character EC1N 2ST Appraisals and details of the programme for General Enquiries: 020 7973 3000 reviewing Conservation Areas can be viewed on- www.english-heritage.org.uk line at www.bristol.gov.uk/conservation English Heritage (South West) For advice on alterations to buildings or new 29 Queen Square development within the Kingsdown Conservation Bristol Area, contact: BS1 4ND South & East Area Planning Team Tel: 0117 950 0700 Planning Services Division Bristol City Council For technical guidance relating to historic Brunel House buildings, contact: St George’s Road The Society for the Protection of Ancient Buildings Bristol (SPAB) BS1 5UY 37 Spital Square Tel: 0117 922 3097 London Fax: 0117 922 3417 E1 6DY Tel: 020 7377 1644 The Old Market Conservation Area will form part www.spab.org.uk of the emerging Local Development Framework and should be considered within the context of The Georgian Group existing Supplementary Planning Guidance (SPGs), 6 Fitzroy Square Supplementary Planning Documents (SPDs), and London Planning Advice Notes (PANs) including: W1T 5DX • City Centre Strategy and Action Plan Tel: 0871 750 2936 • SPD 7 ‘Archaeology and Development’ www.georgiangroup.org.uk • PAN 6 – Off-street Residential Parking in The Victorian Society Conservation Areas 1 Priory Gardens • PAN 7 – Conservation Policies Bedford Park • PAN 8 – Shopfront Design Guides London • PAN 15 – Responding to Local Character – W4 1TT A Design Guide Tel: 020 8994 1019 Bristol’s Environmental Access Standards, 2006 www.victorian-society.org.uk
36 OLD MARKET - CHARACTER APPRAISAL
13. GLOSSARY OF TERMS Chimney Stack Masonry or brickwork containing several flues, projecting above the roof and terminating in chimney pots Accretions A gradual build-up of small additions and layers Classical A revival or return to the principles or Greek or Bath Stone Roman architecture and an attempt to return to Even grained, poorly fossiliferous, light the rule of artistic law and order. Begun in Britain brown/cream coloured, oolitic limestone. Quarried c. 1616 and continued up to the 1930s in the Bath area Console Bay An ornamental bracket with a curved profile and A vertical division of the exterior of a building usually of greater height than projection marked by fenestration, an order, buttresses, roof compartments etc. Corbel A projecting block, usually of stone, supporting a Bay Window beam or other horizontal member An angular or curved projecting window Cornice Butterfly Roof In Classical architecture, the top projecting section A roof formed by two gables that dip in the of an entablature. Also any projecting ornamental middle, resembling butterfly’s wings. The roofs moulding along the top of a building, wall, arch were particularly popular in Britain during the etc., finishing or crowning it 19th century, as they have no top ridges and were usually concealed on the front façade by a parapet. Dormer Window The roof gave the illusion of a flat roof A window placed vertically in a sloping roof and with a roof of its own. Name comes from French Buttress to sleep A mass of masonry of brickwork projecting from or built against a wall to give additional strength Dressings Stone worked into a finished face, whether smooth Canted or moulded, and used around an angle, window, or Term describing part, or segment, of a façade, any feature which is at an angle of less than 90° to another part of the same façade Entablature The upper part of an order, consisting of architrave, Casement Window frieze, and cornice A metal or timber window with side hinged leaves, opening outwards or inwards Fanlight A window, often semi-circular, over a door in Cast Iron Georgian and Regency buildings, with radiating An iron-based alloy containing more than 2% glazing bars suggesting a fan. Or any window over carbon. The molten iron is poured into sand or a door to let light into the room or corridor beyond cast mould rather than being hammered into shape. This allows for regular and uniform Fascia patterns and high degrees of detail to be The wide board over a shopfront, usually carrying represented. The finished product is chunkier, its name though more brittle, than wrought iron. Fenestration The arrangement of windows in a building’s façade
37 Gable stone roofing or street surface material The upper portion of a wall at the end of a pitched roof; can have straight sides or be shaped or Pitched Roof crowned with a pediment (known as a Dutch A roof consisting of two halves that form a peak in Gable) the middle where they meet
Georgian Polychromy The period in British history between 1714-1830 Multiple colours used in one entity, used to and the accession of George I and death of George highlight certain features or facades IV. Also includes the Regency Period, defined by the Regency of George IV as Prince of Wales during Portland Stone the madness of his father George III A light coloured limestone from the Jurassic period, quarried on the Isle of Portland in Dorset Gothic A style of European architecture, particularly Sallyport associated with cathedrals and churches, that A gate or passage into a fortified place began in 12th century France. The style focused on letting light into buildings and so emphasizes Sash Window verticality, glass, and pointed arches. A series of A window formed with sliding glazed frames Gothic revivals began in mid 18th century, mainly running vertically for ecclesiastical and university buildings Setts Hipped Roof Setts are like cobblestones, the difference between A roof with sloped instead of vertical ends the 2 is setts are man made, often with forced labour in Medieval times; where as cobblestones Lightwell are created by being worn smooth by water over A shaft built into the ground to let light into a time and are usually taken from the bottom of building’s interior at basement level rivers.
Mansard Roof Stallriser Takes its name from the French architect Francois A key element in a traditional shopfront, usually Mansart. Normally comprises a steep pitched roof wood, which protects the lower part of the with a shallower secondary pitch above and shopfront and encloses the shop window and partially hidden behind a parapet wall. The design entrance allows extra accommodation at roof level Victorian Parapet Period often defined as the years of Queen A low wall, placed to protect from a sudden drop – Victoria’s reign (1837-1902), though the Reform often on roofs – and a distinctive feature of Act of 1832 is often taken as the start of this new Classical architecture cultural era
Pediment Wrought Iron A Classical architectural element consisting of a Made by iron being heated and plied by a triangular section or gable found above the blacksmith using a hammer and anvil. Pre-dates entablature, resting on columns or a framing the existence of cast iron and enjoyed a structure renaissance during the revival periods of the late 19th century. Wrought iron is not as brittle as cast Pennant Stone and seldom breaks Hard, fine-grained, blue/grey coloured sandstone. Quarried in South Wales and the Bristol area and commonly used, throughout the country, as a
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