Cornwall & Scilly Urban Survey

Historic characterisation for regeneration

HELSTON

CORNWALL ARCHAEOLOGICAL UNIT

Objective One is part-funded by the European Union

Cornwall and Scilly Urban Survey

Historic characterisation for regeneration

HELSTON

Stephanie Russell

December 2002

Report No 2002R071

CORNWALL ARCHAEOLOGICAL UNIT Historic Environment Service, Planning Transportation and Estates, Cornwall County Council Kennall Building, Old County Hall, Station Road, Truro, Cornwall, TR1 3AY tel (01872) 323603 fax (01872) 323811 E-mail [email protected]

Acknowledgements This report was produced as part of the Cornwall & Scilly Urban Survey project (CSUS), funded by English Heritage and the Objective One Partnership for Cornwall and the Isles of Scilly (European Regional Development Fund). Peter Beacham (Head of Urban Strategies and Listing), Roger M Thomas (Head of Urban Archaeology) and Ian Morrison (Ancient Monuments Inspector for Devon, Cornwall and Isles of Scilly) liased with the project team for English Heritage and provided valuable advice, guidance and support. Nick Cahill (The Cahill Partnership) acted as Conservation Supervisor to the project, providing vital support with the characterisation methodology and advice on the interpretation of individual settlements. Georgina McLaren (Cornwall Enterprise) performed an equally significant advisory role on all aspects of economic regeneration. Additional help has been given by Andrew Richards, Kerrier District Council Conservation Officer and Helston Conservation Society who kindly gave permission to use their photographs. Thanks also go to Helston Town Council, who provided comments on the consultation draft. The Urban Survey Officers for CSUS are Kate Newell and Stephanie Russell; Stephanie Russell was the lead officer for the assessment of Helston. Bryn Perry-Tapper is the project’s GIS/SMR Supervisor and has played an important role in developing the GIS, SMR and Web elements of the project and training the team. CSUS Project Manager is Graeme Kirkham and Jeanette Ratcliffe is the Project Co-ordinator within Cornwall County Council Environment and Heritage Service.

Cover illustration Helston: the historic core from the south west, 2001 (CCC Historic Environment Section, ACS 5977)

© Cornwall County Council 2002 No part of this document may be reproduced, stored in a retrieval system, or transmitted in any form or by any means without the prior permission of the publisher.

December 2002 2 Contents Summary ...... 5 Historical development ...... 5 Historic settlement character...... 6 Character-based principles for regeneration ...... 6 Character areas and regeneration opportunities...... 6 1. Introduction...... 9 Regeneration and the historic towns of Cornwall and Scilly...... 9 Characterisation and regeneration ...... 9 Cornwall and Scilly Urban Survey ...... 10 CSUS reports ...... 10 Extent of the study area ...... 11 2. Helston: the context...... 12 The regeneration context...... 12 Landscape and setting ...... 13 Physical topography of the urban area...... 14 Historic environment designations...... 14 3. Historical and topographical development ...... 15 Origins ...... 15 Medieval planned town ...... 15 Market and tin town ...... 17 ‘A large and populous town’...... 18 Boom and decline ...... 18 The 20th century...... 20 Into the 21st century...... 20 4. Archaeological potential ...... 21 Indicators of archaeological potential ...... 21 5. Present settlement character...... 23 Understanding character ...... 23 Overall settlement character...... 23 The character areas ...... 28 Areas outside the historic core...... 40 6. Heritage-led regeneration and positive management of the historic environment...... 41 Character-based principles for regeneration ...... 41 Regeneration and the historic environment: key themes and issues ...... 42 Opportunities in the different character areas...... 46

December 2002 3 Figures (located at back of report) 1. Location and landscape setting. 2. OS 2nd edition 1:2500 (c 1907) 3. Historical development 4. Historic topography 5. Surviving historic components 6. Archaeological potential 7. Character areas Character area summary sheets 1 - 7

Abbreviations CCC Cornwall County Council CSUS Cornwall & Scilly Urban Survey DCMS Department for Culture, Media and Sport DTLR Department for Transport, Local Government and the Regions GIS Geographical Information Systems KDC Kerrier District Council LOTS Living Over The Shop scheme SWERDA South West of England Regional Development Agency THI Townscape Heritage Initiative

December 2002 4 Cornwall and Scilly Urban Survey Helston Summary Helston’s role as a market and service centre for a wide agricultural and industrial hinterland persisted into the post medieval period and the town grew substantially along the major routes Cornwall & Scilly Urban leading to the associated port at Gweek, Survey and the mineral region to the north east. It also developed as a middle class residential centre. Its prosperity over a The Cornwall & Scilly Urban Survey is a long period resulted in a large number of pioneering initiative aimed at harnessing fine buildings, particularly of the 18th and the quality and distinctive character of 19th centuries, and high quality the historic environment to successful streetscape details. The decline of mining and sustainable regeneration. The Survey after the 1860s led to a slow down of the is investigating 19 historic towns and area’s economy that contributed to the creating for each an information base and high rate of survival of the historic built character assessment which will environment in the central portion of the contribute positively to regeneration town. planning. The project is based within th Cornwall County Council’s Historic In the 20 century Helston maintained its Environment Service and funded by role as a market centre for the English Heritage, Objective 1 and South surrounding area but experienced little West RDA. major change until after WW2. Development of RNAS Culdrose brought new employment and economic impetus to the town and there has been a Helston parallel rise in public and private sector housing: the size of the built-up area Helston is a busy medium-sized market increased fourfold during the second half town in west Cornwall possessing an of the century. historic urban environment of regional, if In the 21st century, the quality of not national importance. The District and Helston’s historic environment is a major Town councils are currently participating asset for regeneration, both in terms of in the Market and Coastal Towns the potential it offers for developing Initiative and have been granted finding cultural and special interest tourism and for a Townscape Heritage Initiative as a fundamental element underpinning scheme. the town’s unique and distinctive identity and local ‘pride of place’. Key elements of Helston’s historical Historical development physical development that have influenced its present form and The urban origins of Helston date from topography are shown in figure 4 and the construction of a 12-13th century summarised below: castle on a site overlooking a crossing point on the River Cober. A planned • Early Christian enclosure and settlement was built immediately to the settlement focus around a later parish east of the castle and the new town church became one of the most important • Medieval castle site (now the site of medieval markets in Cornwall. The rise the bowling green) of the tin industry in the area gave the town an additional importance and it was • Medieval and late medieval Market a stannary town from the early 14th Place and burgage plot development century. (along Coinagehall Street)

December 2002 5 Summary Cornwall and Scilly Urban Survey Helston • Medieval hospital and lazar house (at • sloping topography and valley-side St John’s ) location, creating spectacular views across the town and out to and in • Late medieval and post medieval sites from open countryside to the west infilling and expansion (along and south west; Wendron Street and Meneage Street) • Post-medieval fair site and Coronation lake Character-based principles • Early medieval – 18th century east- for regeneration west and north south road axes and th the 19 century railway station at the A strategy for Helston’s regeneration east end of Wendron Street. soundly based on characterisation should incorporate the following elements as fundamental themes. Historic settlement character • Understanding the contribution made by the topography and landscape Helston’s history has created a town with setting of historic environment. a strong, locally distinctive character. Major elements of this include: • Enhancement of the historic built environment should underpin any • strong historic plan, with the major new build and public realm streets and their burgage plots and improvements. alleyways based on the same layout as that of the planned medieval • Repairing ‘tears’ in the urban fabric in settlement, order to reinstate historic urban character • apparent cruciform plan form comprised by four converging self- • Using local materials, construction contained individual distinct streets techniques and labour rather than two crossing highways, • Enhancing approaches to the town • tight urban grain and strong sense of • Promoting Helston as one of enclosure within urban core Cornwall’s finest towns. • network of opes, lanes and alleyways running back from and between main streets, Character areas and • modern gateways to town now regeneration opportunities detached from historic core, Eight distinct Character Areas have been • striking completeness of the largely th th identified within the historic urban core. 18 and 19 century historic These are differentiated by their varied townscape, both as surviving historic origins, functions and resultant buildings (domestic, public and urban topography, the processes of institutional) and streetscape detail change which have affected each including kennals, paving, railings and subsequently and the extent to which other historic streetscape features; these elements and processes are evident • general homogeneity of building in the current townscape. styles and materials (overwhelmingly These character areas are a means of stone), but with much subtle understanding the past and the present. variation in the use of materials and In turn, that understanding provides the detailing, basis for a positive approach to planning future change which will maintain and December 2002 6 Summary Cornwall and Scilly Urban Survey Helston reinforce the historic character and individuality of each area - sustainable local distinctiveness. A summary of the attributes for each character area, with key themes for heritage-led regeneration are presented below.

December 2002 7 Summary Cornwall and Scilly Urban Survey Helston

1. Church Street and Cross Street. The finest area in • Manage and maintain streetscape detail Helston in terms of the status and quality of its • Safeguard ‘green’ element buildings and overall sense of place. Predominantly • residential, it has an atmosphere of elegance and Identify additional uses for The Willows quiet seclusion, contrasting sharply with the bustle • Repair ‘tears’ in urban fabric of the nearby centre. Additionally, much of the area has a sense of greenery and green spaces which is absent in most of the town 2. Coinagehall Street. Historically the major east- • Repair ‘tears in urban fabric’ – redevelopment and west axis of the planned medieval town, retains a repairs sense of being the heart of the settlement. The • New uses for underused and vacant buildings topography of the former open market - its scale, • the slight curve and marked slope of the street, Repair/reinstate streetscape details together with the quality of many of the enclosing • Enhance Bowling Green area buildings - combine to create a striking urban space. • Review Conservation Area There are memorable views along the street and out • Reduce vehicle – pedestrian conflict, congestion to open countryside. 3. Central market area. The physical heart of the • Reduce vehicle – pedestrian conflict. historic town, centred on the staggered cross roads • Rationalise street furniture to enhance views to between its primary streets and including the steeply church. sloping triangular Market Place at the junction of • Church and Coinagehall Streets. It is a busy central Ensure high quality and appropriate design in any node for both pedestrian and vehicle traffic The development of United Methodist chapel site. Guildhall is an important visual focus within the town but the quality of architecture and materials throughout the area is very high. Tall buildings and narrow streets and pavements create a strong sense of enclosure. 4. Five Wells area. Historically a focus for industry • Continue project to refurbish wells and services, located on the valley side below the • Repair and new use for historic building and yard in area of the planned medieval settlement. It is Brewery Lane predominantly laid out along narrow and sinuous • streets and lanes with high bounding walls and Repair programme for boundary walls projects an enclosed, secluded and ‘secret’ air. 5. Post medieval urban expansion – Wendron • Improve Flora Centre frontage Street. Part of the medieval east-west axis, this is a • Identify new uses for Passmore Edwards centre predominantly residential and, as it proceeds away • from the centre of the town, suburban area. Only Review Conservation Area the portion close to the centre shares in the strong • Minor streetscape improvements urban character of the historic core of the town. • Sensitive redevelopment of Grammar school site Buildings are generally plain in form and local stone is dominant in the colour and texture of the streetscape. 6. Post medieval urban expansion – Meneage • Traffic reduction Street. Historic route south to the Lizard peninsula, • Repair and reinstatement scheme for historic buildings this is now the busy commercial focus of the town. and shopfronts The area has many good buildings and historic • shopfronts in a diversity of forms and styles. Review Conservation Area Narrow pavements and carriageway, on-street • Reduce street clutter & re-assert historic axis parking and the majority of buildings set hard to the pavement edge, combine to create a strong sense of enclosure, except where later 20th century traffic engineering has opened up areas around road junctions. 7. Post Medieval expansion – Meneage Road • Maintain the green and open character Continuation of the historic route south to the • Reduce street clutter Lizard peninsular, this area is increasingly suburban with grassed front gardens fronting the pavements, large stone built detached and semi-detached houses set in their own gardens. The road and pavements are wide and spacious and there is plenty of green space. 8. River valley and St John’s. Lies across the major • Create regeneration masterplan for area. route from the west and includes what was • Enhance gateway facilities originally a medieval suburb around a crossing point • on the Cober. Much of it is low-lying, along the Review Conservation Area boundary. valley floor, and portions have served as the site for Helston’s fairs and cattle markets, industrial activities and the town’s major public open space

December 2002 8 Summary Cornwall and Scilly Urban Survey Helston

1. Introduction This synergy between the historic environment and economic regeneration was recognised and strongly advocated in the Power of Place review of policies on the historic environment carried out by English Regeneration and the historic Heritage in 2000, and its value clearly towns of Cornwall and Scilly highlighted in the government’s response, The Historic Environment: A Force for the Future (2001). The tool by which the two may be In July 1999 Cornwall and the Isles of Scilly linked to create a framework for sustainable were designated as an Objective 1 area, development in historic settlements is bringing potential investment from characterisation. European funds of more than £300m over the nine-year spending period. Economic regeneration schemes and development projects within the region’s towns are likely Characterisation and to form a major element of the Objective 1 regeneration Programme. Regeneration on this scale offers an ‘The government . . . wants to see more regeneration unparalleled opportunity for contemporary projects, large and small, going forward on the basis contributions in urban design and of a clear understanding of the existing historic architecture to the built environment of environment, how this has developed over time and Cornwall and Scilly’s towns. At the same how it can be used creatively to meet contemporary time, the Objective 1 programme needs.’ emphasises environmental sustainability (DCMS/DTLR, The Historic (including the historic environment) and Environment: A Force for the Future regional distinctiveness as key considerations (2001), 5.2) in regeneration planning. The process of change launched by current regeneration initiatives could, if not carefully managed, Characterisation is in essence the creation of have a negative impact on the historic a comprehensive knowledge base on the environment and the unique character and historic environment. This includes what is sense of place of each of these settlements. known of the settlement’s historic The pressure to achieve rapid change could development and the resulting urban in itself result in severe erosion and dilution topography - the basic components which of their individuality and particular have contributed to the physical shaping of distinctiveness and, at worst, their the historic settlement such as Market transformation into ‘anywhere’ towns. Places, church enclosures, turnpike roads, It is clear from recent research that a high railways, etc. – together with an overview of quality historic urban environment and the the surviving historic fabric, distinctive distinctiveness and sense of place integral to architectural forms, materials and treatments it are themselves primary assets in and the significant elements of town and promoting regeneration. The effect may be streetscapes. direct, through heritage tourism, for Characterisation may also provide the basis example, but there is a more powerful and for assessing the potential for buried and decisive emotional and perceptual impact in standing archaeological remains and their prompting a strong sense of identity and likely significance, reducing uncertainty for pride of place which in turn creates a regeneration interests by providing an positive and confident climate for indication of potential constraints. Overall, investment and growth. the process offers a means of understanding

December 2002 9 Introduction Cornwall and Scilly Urban Survey Helston the diverse range of factors that combine to The ‘target’ settlements are: create ‘distinctiveness’ and ‘sense of place’. Penzance St Ives Characterisation is also the means whereby Hayle Helston the historic environment can itself provide an inspirational matrix for regeneration. It Camborne Redruth highlights both the tears in the urban fabric Falmouth Penryn wrought by a lack of care in the past and offers an indication of appropriate Truro Newquay approaches to their repair. It emphasises the St Austell Bodmin historic continuum, which provides the context for current change and into which Camelford Launceston the regeneration measures of the present Liskeard Saltash must fit if the distinctive and special qualities Torpoint Hugh Town of each historic town are to be maintained (St Mary’s, Isles of and enhanced. Scilly) Characterisation is not intended to CSUS is a pioneering initiative aimed directly encourage or provide a basis for imitation or at cutting across the boundary that pastiche: rather, it offers a sound basis on st traditionally divides conservation and which the 21 century can make its own economic development. Nationally, it is the distinct and high-quality contribution to first such project carrying out a places of enduring value. characterisation-based assessment of the historic urban environment specifically to inform and support a regional economic Cornwall and Scilly Urban regeneration programme. Future Survey regeneration initiatives in other historic settlements, both in Cornwall and further The Cornwall & Scilly Urban Survey (CSUS) afield, will benefit from the new approach was set up – funded by both English developed by the project. Heritage and the Objective One Partnership for Cornwall and Scilly (European Regional Development Fund) – as a key contributor CSUS reports to regeneration in the region. The project is investigating 18 historic towns and creating CSUS reports present the major findings for each the information base and character and recommendations arising from the assessment which will provide a framework project’s work on each town. They are for sustainable action within these historic complemented by digital data recorded using settlements. ArcView Geographical Information System These towns have been identified, in (GIS) software, and together the two consultation with planning, conservation sources provide comprehensive information and economic regeneration officers within on historic development, urban topography, the seven district, borough and unitary significant components of the historic authorities in the region, as those that are environment, archaeological potential and likely to be the focus for regeneration. historic character. Importantly, the reports also identify opportunities for heritage-led

regeneration and positive management of the historic environment. However, they are not intended to be prescriptive

December 2002 10 Introduction Cornwall and Scilly Urban Survey Helston design guides, but rather they should be Extent of the study area used by architects, town-planners, and regeneration officers to inform future The history and historic development of development and planning strategies. each town are investigated and mapped for The reports and associated digital resources the whole of the area defined for the are shared with the appropriate local settlement by the current Local Plan. authorities; economic regeneration, planning However, the detailed characterisation and and conservation officers therefore have analysis of urban topography, which immediate access to the detailed information together form the primary elements of the generated by the project. Additional study, are closely focused on the historic information is held in the Cornwall and urban extent of the settlement. For the Scilly Historic Environment Record, purposes of the project this area is defined maintained by the Historic Environment as that which is recognisably ‘urban’ in Section of Cornwall County Council. character on the 2nd edition Ordnance Public access to the report and to the Survey 1:2500 map, c. 1907 (Figs. 1 and 2). associated mapping is available via the Outlying rural settlements which have been project’s website - www.historic- incorporated into the modern urban area cornwall.org.uk - or by appointment at the since 1907 are intentionally excluded. offices of Cornwall County Council’s Historic Environment Section, Old County Hall, Truro.

The historic core of Helston, looking west up Wendron Street and Coinagehall street towards the bowling green and St John’s area beyond

December 2002 11 Introduction Cornwall and Scilly Urban Survey Helston

2. Helston: the context much the largest employer in the area (c 700 civilian jobs), with a contribution to the local economy estimated at almost Helston is a medium-sized market town £60m in 1995/96. It is recognised that in southwest Cornwall with an estimated any significant future reduction in current population of between 8,000 and military activity at the base would have 9,000. The town is particularly noted for serious consequences for Helston and its its fine 18th and 19th century buildings and wider hinterland. Unemployment rates in high quality streetscapes, and for the the Helston travel to work area are Flora Day celebrations held in May each consistently higher than for Camborne- year. It lies within the bounds of Kerrier Redruth, for Cornwall and the region as a District Council (KDC) and is situated whole. There is some demand for approximately 3 km inland from the east additional workspaces in the Helston area side of Mount’s Bay (Fig 1). and the Local Plan and IAP foresee additional provision of high-quality light Located on a west - east road-route industrial space on the east side of the across south-west Cornwall, linking the settlement area around Clodgey Lane, towns of Penzance and Falmouth, under the auspices of SWERDA. Helston also lies at the northern end of However, it is perceived that there is little the route that historically provided access prospect of attracting major new to the town’s port in Gweek and the industrial employment enterprises to the immediate hinterland towards Meneage. area because of its relatively remote Routes running north and east link it to location and poor transport links. the original parish church at Wendron and the historic central mining district of Cornwall around Camborne and Redruth. The town has served as the major market The regeneration context and service centre for the surrounding area. The nearest mainline rail station is Helston is noted in the Kerrier District 17.5 km distant at Redruth; an integrated Local Plan as a focus for continuing ‘branch line’ bus link between Helston housing development, with around 830 and Redruth rail station was established new houses envisaged during the period in 1999. to 2011, and for limited industrial workspace expansion based on sites at The town has expanded considerably Clodgey Lane South and North. In since World War 2, through both public addition, KDC’s current Corporate Plan and private housing provision, and emphasises the authority’s commitment remains one of the fastest growing to encourage regeneration based on population centres in Cornwall. The economic growth in the area’s main Local Plan foresees substantial towns, including Helston, ‘especially by continuing housing growth, with the targeting vacant and derelict sites’. The population growing to more than 10,000 town is identified as one of Cornwall’s by 2011. The KDC Annual Performance main settlements in the Objective 1 Update for 2002-3 notes the ‘desperate Single Programming Document, need’ for more social housing in the acknowledging that although economic district; the authority is committed to activity rates are significantly higher than locating at least 40 per cent of all new the Cornwall average, unemployment housing and 60 per cent of Housing rates are also high. Association development on brownfield sites. In 1999 CCC and KDC produced a joint Integrated Rural Strategy for Helston and The Royal Navy air station at Culdrose, the Lizard, based on extensive immediately to the south of the town, is

December 2002 12 Context Cornwall and Scilly Urban Survey Helston community consultation. This provided conservation projects including one much of the background for the South based on the town’s well, and its Old Kerrier IAP, centred on Helston, Cornwall Society. Helston has an published in 2000. The IAP identifies interesting and informative town trail specific measures and derived activities, leaflet produced by Helston Town potentially eligible for Objective 1 Council, and KDC produces a useful support, which focus on or are strongly ‘Discover Helston’ leaflet. Both are associated with local distinctiveness, widely distributed locally, free of charge. character, heritage-based regeneration and improving the public product, particularly in broad environmental terms. Examples include support for restoration of historic buildings and features that provide locally distinctive character elements in town enhancement or regeneration schemes, improved signing and interpretation and public realm improvements. Helston has been designated one of nine pilot towns in the Market and Coastal Towns Initiative run jointly by the Countryside Agency and SWERDA. It has been granted initial funding of £50,000 to commission a regeneration masterplan, to be piloted by a Market Town Forum established with representation from local authorities and Helston Town trail sign at the well on Five Wells a range of agencies and community Lane organisations. KDC were awarded Townscape Heritage Initiative funding, the initiative commencing in 2003. The Landscape and setting THI will also be co-ordinated through the Forum, ‘to ensure that the historic Helston lies on the east side of the River fabric is conserved while the commercial Cober, approximately 4 km upstream opportunities are fully realised’. from where it joins the sea. Below the Helston Development Trust is a charity town, the lower end of the valley is filled formed in 1998 to focus on local by Loe Pool, the largest body of fresh regeneration and social needs. It won a water in Cornwall, enclosed by Loe Bar, a BT Better Towns award to enhance the shingle bank thrown up by marine action Flora Centre based in the former Baptist across the mouth of the valley. Chapel on Wendron Street. The Flora The historic settlement lies on a west- Centre initiative is aimed at providing facing hillside, astride a minor side valley premises for a commercial cinema and of the Cober. The probable site of the café, a gym and start-up business units. reputed medieval castle lies in a Local community interest in the historic commanding position on a spur. The environment is reflected in the successful church is prominently situated on higher Helston Folk Museum, established in ground to the north. 1949, the town’s active Helston The geology of the wider Helston area Conservation Society (affiliated to the (reflected in the materials utilised in many Civic Trust), which has initiated

December 2002 13 Context Cornwall and Scilly Urban Survey Helston of the town’s buildings), is predominantly centre of the town and from a wider killas and granite, with areas of elvan to area: its tower can be clearly seen the north and north-west. The from Loe Bar. surrounding landscape is of gently undulating hills and valleys, mainly in agricultural use. Much of the area around Historic environment the town is identified by the Cornwall Historic Landscape Assessment as designations Anciently Enclosed Land (primarily medieval), but there are also areas of The current historic environment Recently Enclosed Land to the north designations in the pre-1907 historic west and south east, mostly representing urban core of Helston are shown on heath or moorland improved in the 19th figure 5 and listed below. century; Culdrose airfield occupies a large • Three Scheduled Ancient area of former heathland to the south Monuments. east. In the medieval and post-medieval periods a wide arc of countryside around • 211 Listed Buildings. the town, from northeast to west, was • A Conservation Area dominated by mining and mining-related incorporating much of the core of activity. the historic town. • Article 4 (1) direction protecting widows doors roofs and chimneys Physical topography of to all elevations. the urban area Helston is designated a Historic Settlement in the Cornwall County The valley-side location of the historic Council Structure Plan. settlement adds substantially to the character and visual interest on the town. Most of the principal streets are laid out on a slope, creating striking roofscapes and offering views and glimpses within, across and out of the settlement. The open and wooded countryside on the west side of the Cober valley contributes significantly to Helston’s wider setting; higher ground to the south is now mostly built on but its presence provides some sense of enclosure in this direction and emphasises the importance of open views to the west. On Coinagehall Street and the northern part of Church Street in particular, buildings are ‘stepped’ to follow the slope, the visibility of roofs and gables adds interest to the townscape. The prominent siting of the church to the north of the side Important view along Coinagehall Street to the surrounding countryside valley to the Cober provides an additional visual focus from the

December 2002 14 Context Cornwall and Scilly Urban Survey Helston

3. Historical and ‘village’ or ‘town’. This appears to indicate settlement and centre of topographical administration in the vicinity of a prehistoric or early medieval site and development there are hints that this may have been located in the area of the church. The Helston’s historic core is clearly a curvilinear eastern boundary of the planned medieval town, based on the churchyard certainly resembles those of castle although there may have been rounds and early Christian lann earlier settlements in the vicinity of the enclosures and it is possible that there Church and the St John’s area. The was an initial settlement around the town’s later development as a market church site; the royal status of the estate centre for a wide agricultural hinterland at Domesday emphasises that it may have and for the neighbouring industrial been a place of some significance at an region, parallels that of other important earlier date. Cornish towns; for example, Truro, St Austell and Redruth. Helston’s prosperity manifests itself in a range of fine Medieval planned town buildings and streetscape elements, which it is hard to match elsewhere in Cornwall. th Helston was recorded for Domesday as In the later 20 century rapid residential one of the larger manors in Cornwall. It expansion has taken place around its had land for 40 ploughs, very substantial periphery, yet much of the quality of its areas of pasture and woodland and a historic core has been retained. population for taxation purposes of 30 The following text should be read in villagers, 40 ‘alemen’ and 20 smallholders. conjunction with figures 3 and 4, which The reference to alemen, almost unique show the historic development of in Domesday, has been interpreted as Helston and the extent to which key referring to brewers and thus as implying elements of this development are that a town was already in existence reflected in its present form and urban before the end of the 11th century; the topography. term may, however, simply indicate individuals paying tax in the form of ale. If not already urban at this time, Origins however, Helston certainly become so during the following century, receiving its first charter in1201. There are no confirmed prehistoric sites Helston was part of Wendron parish until within the historic urban extent of separated as a parish in its own right in Helston, but settlement of the late 1865, but a chapel was in existence prehistoric and Roman period is attested before 1208, located on higher ground in the area in the form of at least nine north of the apparent medieval core of confirmed or suspected defended the town, alongside what was probably farmsteads (rounds) within a 3km radius an established route from the north east of the town. to a crossing point on the River Cober. The name Helston is first recorded in Two medieval religious foundations grew 1086 as henlistone; this incorporates the up nearby. In 1260 a Hospital of St John Cornish elements hen and lys, interpreted serving pilgrims en route to St Michael’s as ancient or disused ‘court’ Mount was recorded close to a bridge (ie, administrative centre) or perhaps across the river and in the early 14th ruins, with the Old English suffix tun, century a lazar (leper) house dedicated to

December 2002 15 Historical and Topographical Development Cornwall and Scilly Urban Survey Helston

St Mary Magdalene was also recorded in some 300m to the north. The physical the vicinity. separation of the church from the core of A castle or fortified manor of the 12th or the town certainly hints that the two 13th century is located by tradition at the centres had different origins and the Bowling Green, at the west end of marked dog-leg in the course of Church Coinagehall Street, on a prominent spur Street, not otherwise explained by the overlooking the Cober (Fig 4). By the topography of the town, may have been later 15th century the castle was in ruins in the result of linking the east end of the and during the 16th century all remains ‘new’ Coinagehall Street to an earlier disappeared. A chapel of St Mary existed track running south from the church. before 1283, possibly sited immediately In addition to its market functions, the outside the castle gates (close to the tin industry was important to the town present junction between Coinagehall from an early stage. In 1302 Helston’s Street and Almshouse Hill); this was also seaborne trade was recorded as being the location of a later coinage hall, which conducted through the port of Gweek, may itself have reused the chapel 5km to the east on the Helford River, building. over which the town had jurisdiction (its gallows were sited there in the early 14th century) and Helston merchants also obtained the privilege of free trade at any market other than London In 1305 Helston became one of Cornwall’s Stannary Towns (for Penwith and Kerrier Stannary) and the mayors of Helston played a part in the election of the Stannary Parliament. In 1492 the town joined Truro and Bodmin as a Coinage Town for taxation of tin. Helston played a significant part in the 1497 Rebellion, Bowling Green / Castle site one of the issues for which was the The historical topography of the town taxation of privileged tinners in the area. strongly suggests that the present core Daniel Defoe, writing in the early 18th originated as a planned medieval century, appears to state that ships were settlement based on the castle (Fig 4). then able to trade up the Cober to The triangular space formed by the west Helston; this would seem to be the origin end of Coinagehall Street, with a chapel of other documentary sources claiming a formerly sited on or within it, is likely to port for the town in the historic period. derive from an early Market Place and However, Loe Pool is referred to in a settlement immediately outside the castle document of 1302, implying the existence gates. Coinagehall Street, a long, wide of Loe Bar from at least this date, if not ‘cigar-shaped’ space flanked by burgage much earlier, and thus precluding the strips, was a planned extension from this passage of shipping up the Cober. There early core. The casual find of a silver is no known archaeological evidence for penny of c 1200 from the rear of 30 the existence of a port at Helston and Coinagehall Street (the present Post there is no primary evidence to support Office) may give an indication of the date Defoe’s account. around which the new urban settlement was established. Presumably this superseded the possible earlier focus around the site of the present church

December 2002 16 Historical and Topographical Development Cornwall and Scilly Urban Survey Helston

Market and tin town three active tin smelting operations. This period was a period of significant expansion beyond the town’s medieval Helston became a free borough, extent. A datestone of 1691 in the ope controlled by its burgesses and distinct between 77 and 77a Meneage Street from the large rural manor owned by the suggests that the settlement had by that Duchy of Cornwall, during the first half date already extended almost 300m south of the 16th century; Leland, c 1540, noted of Coinagehall Street. The few buildings it as having ‘a mayor and privileges’. in Meneage Street that are set back from Carew found it ‘a well seated and peopled the dominant pavement-edge building town’ in c 1600, and a grammar school line represent earlier properties was established there during this period. incorporated as the settlement expanded Its continuing prosperity can be linked to south along the road. Cross Street also its functions as a market – the date stone has buildings with 17th and early 18th for a market house of 1576 survives – century origins and is likely to have been and service centre for a large agricultural laid out on the hillside north of the major and industrial hinterland. The 16th medieval axis of the town during this century Godolphin town house in period. Coinagehall Street, now the Angel Inn, is evidence of the town’s close links with the tinning area to the west dominated by the Godolphin family.

Cross Street The substantial well in Five Wells Lane dated 1703 represents a significant investment in the urban infrastructure. The strength of the urban economy is The Angel Hotel, Coinagehall Street hinted at in Pococke’s comment of 1750 that ‘they have shops in the town to Historically there had always been a supply the neighbouring country’. The strong connection between the Church importance of local communications in and the maintenance of the Cornish th the development of the town is Language. During the 16 century emphasised by the strongly cruciform Helston played a major part in the Prayer nature of its topography (growth from its Book rebellion. In 1548 William Body initial ‘planned’ form was clearly for the was killed following a riot against the most part concentrated along the routes removal of religious icons and the approaching the town), and was introduction of the English language enhanced by the later Turnpike road prayer book, a language foreign and little from Penzance to Helston and on to the understood in these parts at this time. east. Most spoke Cornish and followed church services in Latin. In the late 17th century, Wendron parish was one of only two in Cornwall to host

December 2002 17 Historical and Topographical Development Cornwall and Scilly Urban Survey Helston

‘A large and populous town’ the ‘green heart’ created in this area of Helston continues to contribute substantially to its character. ‘Great Much of Helston’s present character Office’, at the east end of the street, was derives from the high standards of design built in 1788 as the Helston Union Bank and materials established for buildings in and later became the administrative its principal streets during the 18th centre for the Duke of Leeds’ Godolphin century. The surviving townhouses of estates. The Mathematical School (now this period demonstrate the growing Masonic Hall) was constructed in 1799 importance of the town for commercial on a prominent site at the west end of and professional interests: an anonymous Cross Street. traveller described it in 1795 as a ‘large and populous town . . . a number of large and good houses, and many gentry live here on their fortunes’. Stockdale Boom and decline described it in 1824 as ‘large and respectable’. The early decades of the 19th century saw Much of the significant building of this a boom in mining: there were at one period was on the north side of the town. point almost 100 active mines in the A new church, designed by Thomas wider Helston area, including Wheal Vor, Edwards of Greenwich based on designs claimed as the largest tin mine in the by Hawksmoor and Gibbs, was built on world. Helston’s role as a service centre the site of the earlier foundation and prompted a rapid rise in population, from consecrated in 1761. 2250 in 1801 to 3500 in 1841. There was, however, little expansion in the overall extent of the town (Fig 3), and much of the increase was accommodated by small- scale infill housing erected on the rear of plots along the principal streets; the early 19th century Chapel Row running off the south side of Coinagehall Street is a surviving example. Trewin (1948) noted an elderly man who recalled Helston’s ‘insanitary and teeming courtlages’ of the early 1850s, when the town housed a population considerably larger than that of the mid 20th century. The first half of the 19th century also saw major investment in improving public sanitation, which altered the public face of the town. The ingeniously engineered ‘kennels’ in Church Street, Coinagehall Street and formerly Wendron and Meneage Streets probably date to around Church Street this time. Old buildings in the middle of Several large houses were built along the medieval Market Place at the west th th end of Coinagehall Street – possibly Cross Street in the later 18 and early 19 th centuries, including two at the east end including the remains of the 13 century which were constructed to face across chapel of St Mary – were demolished c the valley towards the centre of the town 1830. The elaborate Grylls monument over their own large landscaped gardens; was erected in 1834, creating a landmark

December 2002 18 Historical and Topographical Development Cornwall and Scilly Urban Survey Helston and visual focus, commemorating the In 1834 a new Grammar School building role of prominent local businessman in was constructed at the south west end of averting a threatened collapse in the Wendron Street, close to the Market mining economy a few years earlier. Place. In 1836 a large Baptist Chapel was added and in 1837 a small prison was constructed on a site on the south side of Wendron Street on Shute Hill. Between 1838 and 1880 Penrose Road was constructed parallel to Wendron Street. Population growth slowed from the 1840s, and actually declined from the 1860s, a consequence of the sharp downturn in the fortunes of mining in the district from this period. The high rate of survival of historic fabric in the central area of the town can be attributed in large part to the subsequent stagnation

of the area’s economy. The impressive The Grylls Monument Union workhouse (Meneage Hospital) In the same decade, much of the was built at the south end of Meneage probably late medieval central Market Street in 1855 and the nearby ashlar- Place at the east end of Coinagehall fronted Bible Christian chapel was Street was redeveloped; a new Guildhall constructed at about the same time. (1839) replaced the old market hall and a Other landmark buildings date from the new purpose-built market hall was later 19th century burst of public building erected (1837-38). The importance of the provision in Cornish towns; of particular market was indicated in a contemporary note are the Methodist Church in newspaper report: ‘five years ago it was Coinagehall Street and the Godolphin thought that one van from Meneage [the Club in Wendron Street, both of c 1888. Lizard] to Helston could not be A Science and Arts School - the supported; now five come over Helston Passmore Edwards Institute - was added Downs on Wednesday and Saturdays’. nearby in Penrose Road in 1898. The railway (a branch-line from Gwinear Road between Camborne and Hayle) reached Helston in 1887, with a terminal built some 750m from the town centre along Wendron Road, and it is conceivable that these prestige structures were to some extent a response to the promise of a change in fortunes. The town certainly continued as an important local market centre and a number of former townhouses in the street appear to have been converted into shops during the later 19th century, representing an expansion in the town’s retailing function; many of the fine shopfronts surviving in Meneage Street date to this period.

The Guildhall, built 1839 in grand ‘classical’ style.

December 2002 19 Historical and Topographical Development Cornwall and Scilly Urban Survey Helston

The 20th century long-established axes of traffic movement through the core, based on the historic cruciform street plan, altered Helston maintained its functions as a radically with the construction of a by- local market and service centre in the pass routing through traffic around the first half of the 20th century, and tanning, east and south sides of the settlement which had probably become significant in area. This has certainly delivered major the town in the latter part of the 19th environmental and traffic management century, persisted to some extent. Its benefits, but the by-pass has been a hinterland contracted, however, with the catalyst for suburban and out-of-town almost total decline of the mining commercial development, diverting the economy of the areas north and west of economic focus of the town away from the town, and became more focused on the central area The insertion of the Lizard peninsula. This relatively Trengrouse Way, creating a new access marginal area was itself significantly route from the east to the south side of affected by the period of agricultural the historic core, has had the effect of re- depression that marked much of the routing a greater proportion of the traffic inter-war period. From the early 1930s, entering the town core into Meneage however, parts of the Lizard became Street. locations for retirement and holiday homes, and Helston itself was noted as a touring centre in pre-WW2 guidebooks. Into the 21st century From the end of WW2, Helston expanded rapidly, spurred initially by Helston’s historic core now hosts a construction of RNAS Culdrose range of apparently thriving commercial, immediately south of the town. There retail and service functions but also were substantial new local authority survives as a remarkably well-preserved housing developments close to the 18th – 19th century market town, based historic core during the late 1940s and on a highly visible medieval plan and 1950s and in subsequent decades there with relatively little loss. It remains, as has been large scale low density private Trewin noted in 1948, ‘a handsome sector residential building on greenfield town’. In the 21st century, the quality of sites around the town, particularly to the its historic environment is undoubtedly a th north and south. Later 20 century major asset for regeneration, both in housing developments have absorbed terms of the significant potential for outlying hamlets that were previously developing future cultural and special outside of the urban core. A small interest tourism and as a fundamental industrial and business park has been element underpinning the town’s unique created on the northern side of the and distinctive identity and local ‘pride settlement area at Water-Ma-Trout. of place’. Helston’s built-up area more than quadrupled in size during the second half of the 20th century and the population rose from 5500 in 1951 to well over 9000 in 1998. The second half of the 20th century has also seen significant changes in communications. The Helston rail link closed in 1964 (the station buildings have since been removed or converted). The

December 2002 20 Historical and Topographical Development Cornwall and Scilly Urban Survey Helston

4. Archaeological are protected by national legislation and local planning policy. One component of potential future investigation of both buried archaeological remains and standing buildings could be through more Helston’s archaeology is a largely extensive targeted implementation of unknown resource: no archaeological Planning Policy Guidance notes (PPG) interventions (excavations, watching 15 and 16 as part of the development briefs, evaluations, etc) are recorded control process. within the historic core of the town and very few chance-finds have been reported. Indicators of archaeological Nevertheless, archaeology is potentially a potential rich asset. The documentary record is silent on many aspects of the town’s development and archaeology is almost Figure 6 indicates the potential extent of certainly the only way in which certain archaeological remains. In simple terms, key aspects of its historic development any location within the area developed up and character can be better understood. to c 1907 is regarded as having the Archaeology can also make a potential for standing or buried contribution in both cultural and archaeological features; the earlier economic terms: remains of the past can settlement core (as shown by the 1838 have significant potential for education, tithe map) may have more complex and tourism and leisure, as well as in terms of deeply stratified deposits. It must be local pride and sense of place. emphasised that this depiction of potential is indicative, not definitive, and The term ‘archaeology’ does not refer future archaeological investigation and solely to buried remains. These are of research will test and refine its value. An undoubted importance, but in the urban understanding of potential is broadly context examination of the historical derived from the historic extent of the sequences embodied in standing settlement itself. buildings and other structures can also be extremely valuable: a building survey is Additionally, Figure 6 highlights the likely to yield significant new historic medieval and post-medieval core information. Opportunities for of the town: this area is of particular investigation and recording should be archaeological interest and sensitivity in sought when buildings are refurbished or that deposits are likely to provide undergo substantial alteration. Figure 5 valuable information on the early form indicates the survival of historic fabric, and development of the settlement. The defined here as standing pre-1907 map also identifies a small number of structures, which may offer potential for sites and areas of known historic archaeological investigation. significance: ie, those where the presence of a significant structure or feature can be Further documentary research is also identified from historic maps or likely to yield valuable data. This area of documentary sources but does not now study, together with a building survey, survive above ground (for example, the could provide a challenging and probable former site of the castle at the worthwhile avenue for involvement by west end of Coinagehall Street). Not local groups wishing to investigate specifically highlighted are sites for which aspects of their heritage. the available sources are not adequate to Archaeological remains are an important pinpoint a specific location; for example, and non-renewable resource and as such he St Mary Magdalene leper hospital

December 2002 21 Archaeological Potential Cornwall and Scilly Urban Survey Helston reputed to have been located in the St John’s area. It should be noted that there is also The fact that there appears to be very potential within the area for the survival little surviving historic fabric from before of archaeological remains that predate or the 16th century indicates that that are unrelated to the development of the understanding of Helston’s potentially town. In the absence of specific rich archaeological resource is minimal. information such as reports of finds, Any significant development in the urban however, there is unlikely to be any prior core is likely to reveal information indication of their presence. regarding the settlement form and NB. Overviews of the archaeological morphology of the town. Therefore in potential of the eight ‘character areas’ line with Planning Policy Guidance notes defined within the town are presented in (PPG) 15 and 16 it will be necessary to section 5. implement some form of archaeological mitigation.

West end of Coinagehall Street the possible site of medieval triangular Market Place outside the gates of the castle, also the site of St Mary’s Chapel and the Coinage hall.

December 2002 22 Archaeological Potential Cornwall and Scilly Urban Survey Helston

5. Present settlement Overall settlement character character One of the finest historic towns in Cornwall, Helston is an historic urban settlement of regional if not national importance. Particularly outstanding are Understanding character the number, quality and diversity of its historic buildings, the high degree of completeness of the historic core, its In addition to assessing the broad distinctive cruciform plan and striking elements of settlement character that streetscapes. At the same time it define Helston as a whole, the CSUS maintains a strong sense of current investigation identified eight distinct economic and social vitality. character areas within the town’s historic (pre-1907) urban extent (see below; Fig 7 The primary elements contributing to the and character area summary sheets 1-7). overall character of the town are Each character area has its own summarised below. individual ‘biography’ which has Settlement form determined its present character. These character areas are differentiated from When mapped or viewed from the air each other by their varied historic origins, Helston appears to have a strong functions and resultant urban cruciform plan form directly linked to its topography, by the processes of change historic development as a market town, which have affected each subsequently religious and commercial centre. The (indicated, for example, by the relative main east-west axis historically linked the completeness or loss of historic fabric, or town with Wendron (the mother church) significant changes in use and status) and to the east, and St Michael’s Mount to the extent to which these elements and the west. The north-south axis linked the processes are evident in the current medieval Church, the central commercial townscape. area, and the port at Gweek to the south. Together with the assessment of overall However, this cruciform plan is distorted settlement character, the seven character on the ground by the sloping topography areas offer a means of understanding the (particularly in Church Street) and the past and the present. In turn, that staggered junction formed by the central understanding provides the basis for a Market Place around the Guildhall. This positive approach to planning future interrupts movement between the four change which will maintain and reinforce streets, making them separate self- the historic character and individuality of contained zones which converge rather each area and the town as a whole - than two continuous routeways that sustainable local distinctiveness. cross. Each of the main streets centring on the Market Place is isolated from the others. Both pedestrian and vehicle movement is difficult at this narrow bottleneck.

December 2002 23 Present Settlement Character Cornwall and Scilly Urban Survey Helston

Cruciform plan formed by the convergence of Helston’s four major streets – clockwise from left, Meneage Street, Coinagehall Street, Church Street and Wendron Street

December 2002 24 Present Settlement Character Cornwall and Scilly Urban Survey Helston

Within the historic core of the town the urban grain is generally tight, with Meneage and Wendron Streets both having a particularly strong sense of enclosure. Only in Coinagehall Street is there any sense of a large and open public space, this deriving from its origins as the long and broad market area of the medieval planned settlement. The form of burgage plots established along Coinagehall Street in the medieval period has largely survived, directly Tanyard Lane influencing the variety of buildings on the streets. The medieval network of back streets, lanes and opes is also very dominant in today’s plan form. The opes and lanes provide an excellent pedestrian network between the main streets, backlands, residential areas beyond and from the core of the town to the area along the river. These routes are a key aspect of the town’s distinctive character. Some provide access from car parks to the central area and are therefore important as pedestrian gateways. Others are less visible and less immediately inviting to the casual visitor but offer access to some of the more interesting and charming historic areas of the town. Wheelbarrow Ope is an interesting case, Wheelbarrow Ope, note the angled stones to the left of so named after the angled side stones the steps which were used to push up wheelbarrows to and from Coinagehall The ‘sense of place’ presented to visitors Street. passing through all the major gateways to Helston now derives from the essentially suburban and edge-of-town character of post-war residential and commercial development. Routes into the town and to the principal car parks from these points are winding and indirect, and for the most part pass through residential areas. These approaches give no hint of the town’s distinctive historic character and quality. Survival of standing historic Cobbled Ope fabric Helston incorporates a large number of significant historic buildings (Fig 5). Many of these buildings are listed, emphasising the importance and quality

December 2002 25 Present Settlement Character Cornwall and Scilly Urban Survey Helston

of the historic structures in this town. Materials, architecture and detail th The majority of these date from the 18 The typical historic building in Helston is th and 19 centuries and reflect the two or three storeys in height and two to prosperity of this period, but there are three bays wide. All but a few of the th th also examples of 16 and 17 century buildings on the principal streets are built buildings. The earliest surviving building hard to the pavement; front gardens or th is probably the 16 century Angel Hotel enclosed areas setting the buildings back in Coinagehall Street, formerly the town from the street are rare. house of the Godolphin family and it is likely that other older structures have As one would expect for buildings that been concealed behind later facades, a predate mass inland transport systems, well is located in the bar area of the hotel. the dominant building materials are local granite, elvan and killas, most often laid There are numerous historic public roughly to courses. Granite is used buildings in the town, including the extensively throughout for quoins and ornate Gryll’s monument at the western, other dressings. There are numerous lower end of Coinagehall Street and the examples of fine granite and elvan ashlar Guildhall and Methodist Church (once work, including the imposing late 18th derided as an ‘eyesore’ by Pevsner) century Great Office in Cross Street. elsewhere along its length, with the There are also a few instances of high- former workhouse in Meneage Street, St quality brickwork, as on the early 19th Michael’s Church on the northern fringe century town house at 2 Church Street of the historic town, the Mathematical and the NatWest bank on Meneage Street School at the western end of Cross Street although this is covered by render. The and Great Office at its east end. Methodist chapel in Coinagehall Street Penrose Road, Meneage Street and the features Devon limestone but ‘non-local’ Old Cattle Market all have examples of materials are generally scarce. Around 19th century industrial housing. It is quite Cross and Church Streets, in particular, remarkable that there is so little of this there are a number of buildings with type of building in Helston and leads to stucco or rendered surfaces; these are the conclusion that the majority of predominantly painted in pale colours. workers housing in the town was On rear elevations and on a few opeway accommodated in back plots and buildings there are examples of slate courtyards. hanging; this is, however, a minor element in the historic use of materials. Much of the quality of the town’s historic There are also a few instances of environment, however, derives from the horizontal timber cladding, typically over density of other surviving ‘polite’ but less a wooden frame on the upper storey of elaborate structures. These include many workshops and buildings along opes. good houses, including those Roofs throughout the town are generally subsequently used as shops in Meneage relatively steeply pitched and scantle Street, the granite ashlar gaol off slated. Wendron Street and the fine National School and associated buildings in High (up to c3m) slate-and-tile-capped Church Street. Some industrial and stone walls of killas rubble define many service buildings survive, particularly in plot and lane boundaries and are an the Five Wells Lane area and at the rear unusual and distinctive feature of the of the buildings fronting onto Meneage town. Street, and there are substantial standing Domestic windows are in a variety of remains of mill complexes on both the styles, including casements, sash and east and west sides of the Cober valley on horizontal sliding sashes, with examples the west side of the town. of both small and large panes. Bay

December 2002 26 Present Settlement Character Cornwall and Scilly Urban Survey Helston windows with side opening casements are There are some good instances of granite a distinctive feature of upper floors in the surfacing in the town, most strikingly the principal retail and commercial areas such dressed slabs tooled with concentric as Meneage Street. The latter also retains curved grooves which survive on part of a very high standard of shop-fronts of the north sides of Coinagehall Street and various periods, many with distinctive Wendron Street. On corners, for example rounded mullions. at the Guildhall, the granite is tapered to fan round the curve. In Church Street some of the houses on the east side have substantial granite slabs bridging the kennel outside their doors.

Variety of building materials and window styles, Menea ge Street Streetscapes A complex network of springs, leats and roadside conduits (known as kennels) 18th Century fan scored paving brings running water into, through and around the town, introducing a Several streetscapes are enhanced by distinctive architectural, visual and even surviving instances of historic street aural element in several streets. furniture, including early post boxes, Historically these dressed granite and listed lamp-posts and telephone boxes, cobbled kennels provided a water supply and ornate railings. for street and domestic cleansing The town generally experiences high purposes; they are now essentially levels of on-street parking and this not decorative but also serve to aid removal only impedes views along streets and of of surface water. individual buildings but can cause damage to historic fabric when vehicles mount the pavement to get by. Meneage Street and Market Place are subject to significant levels of through traffic. The negative impact on pedestrians is exacerbated by the narrowness of both roads and pavements in these areas.

Kennels and bridges in Church Street On-Street parking on narrow congested streets.

December 2002 27 Present Settlement Character Cornwall and Scilly Urban Survey Helston

Landmarks and views The character areas There are spectacular views and glimpses into open countryside from many areas 1: Church Street and Cross Street of the town. These views are a vital characteristic of the town and merit (Fig 7 & character area summary sheet 1) protection and strategies to conserve This is the finest area in Helston in terms them in the long term. Most streets have of the status and quality of its buildings views towards St Michael’s Church, and overall sense of place. Predominantly either directly along the street or glimpses residential, it has an atmosphere of through opeways. The view west from elegance and quiet seclusion, contrasting Market Place along Coinagehall Street in sharply with the bustle of the nearby particular is of regional importance. It centre. Additionally, much of the area has encompasses a high-status medieval a sense of greenery and green space, street lined with historic buildings, a vista which is absent in most of the town. is formed with the Grylls monument at the extent of the road and the open The area around the church may be the countryside beyond is unlikely to have earliest focus of settlement in Helston. It changed significantly since the town was certainly feels separate from and perhaps founded. preceding the medieval planned town (Fig 4). The present church built in the Helston can also be viewed from key 18th century forms an important visual points in the surrounding area. The focus for views from in and around the church tower can be seen like a beacon town. The church gateway is a formal from Loe Bar along the Cober valley, and insertion into the streetscape and the approaches to Helston from the west emphasises the formal planned element provide far-reaching views across the of this area. This contrasts with the whole settlement. As a local landmark informal 19th and 20th century villa area views of the church help the viewer to slightly to the north. In the later historic orientate themselves in relation to the period the character area as a whole has town. seen a mix of residential, commercial and Due to the topography of the town, there institutional uses, with a resulting diverse are many views in to the rear plots of the collection of buildings. There are also buildings along the main streets and contrasts in status, from relatively bounding the opeways, thus exposing the humble ‘cottage’ dwellings near the often poor condition and style of the church to landmark buildings such as the fabric. These views form a vital visual imposing late 18th century Great Office. link between different character areas. Prior to the 18th century Cross Street developed as a high-status suburb set at a small distance from the economic core of the town and it remains predominantly residential. Evidence of older, humbler and smaller structures adds considerable interest to the area, which on closer inspection is made up of many periods of development. Several good 19th century institutional buildings cluster towards the north end of Church Street; at its southern end, close to the central Market Place, it is increasingly commercial. Survival of historic structures in this character area is very high and there is Grylls Monument and important view out of town little modern development.

December 2002 28 Present Settlement Character Cornwall and Scilly Urban Survey Helston

Green and elegant Cross Street Sloping, highly enclosed street, Church Street The area lies on the north side of a minor The mix of periods, functions and status side valley of the Cober. The sloping represented by the buildings here is valley-side topography of this Character matched by a diversity of architectural area allows glimpses south towards the styles and materials. Of particular note is buildings and plots on the north side of some fine granite ashlar work on several Coinagehall Street across an area of of the institutional buildings in Church greenery. This gives the area a generally Street and colour-washed render or ‘open’ feel, which is sharply terminated at stucco on some of the houses in Cross the tightly bounded building line of Street. Here in particular there are also Coinagehall Street, and introduces a elements of individual detailing and much larger scale and dominant form of decoration – ornate wooden porches, bay architecture. Church Street falls fairly windows, plasterwork friezes, iron steeply from the dominant position of railings, etc – which suggest an element the church before curving and rising of ostentation and display in the sharply again to the Market Place and development of the street. Original gas Guildhall; buildings are of necessity lampposts and a preserved water pump ‘stepped’ above each other as the street also contribute to the visual interest of rises. There are well used pedestrian Cross Street. In Church Street, the cut routes along Cross Street to Almshouse granite channels and cobbles that form Hill and St John’s via the steps located at the kennel, together with the granite the Bowling Green and the steep lane slabs, which act as ‘bridges’ across it, are leading from the end of Cross Street to St a distinctive element in the streetscape. John’s bridge. Views along Church Street The large gardens and mature trees are consequently among the most striking around properties on the south side of in Helston. the east end of Cross Street provide a ‘green heart’ to this quarter of Helston and, although on private property, their visual impact over a wider area provides a major public amenity. Trees in the churchyard are similarly prominent, but by contrast with the elegance of Cross Street the immediate area has an almost village atmosphere, with cottages and cottage gardens set above a narrow hollowed lane. This reflects the position of the church on the edge of the historic settlement and its separateness from the urban core; the transition from ‘rural’ to urban is sharply perceived in passing High status buildings Church Street downhill from the church to the upper

December 2002 29 Present Settlement Character Cornwall and Scilly Urban Survey Helston end of Church Street. Several buildings 2: Coinagehall Street on Church Street and the north side of Cross Street have side or rear courtyards (Fig 7 & character area summary sheet 2) and glimpses of colourful gardens and This area, historically the major axis of greenery through gateways, opes and the planned medieval town, retains a lanes add to the charm of the area. The sense of being the heart of the sound of running water from the kennel, settlement. The topography of the which follows the east side of Church former open market - its scale, the slight Street, contributes a further ‘natural’ curve and marked slope of the street, element. together with the quality of many of the enclosing buildings - combine to create a Area 1: Archaeological potential striking urban space. There are memorable views along the street and out The area around the church and churchyard is likely to be the earliest to open countryside. focus of settlement in Helston, with the The particular character of this area potential for very significant buried derives directly from its historic role as evidence of the town’s origins and the major street of the medieval subsequent development. The northern settlement: a long and broad ‘cigar- end of Church Street has been intensively shaped’ open market space including the occupied over a long period and there is site of the Coinagehall and Chapel of St potential here for sequences of buildings Mary, flanked by burgage plots, aligned along plot frontages and the remains of on the former castle site and defining the outhouses, workshops, rubbish pits and primary east – west axis of the early other ancillary activities to the rear. The town. Coinagehall Street retains a sense quality and generally good repair of the of being the heart of the settlement. It standing historic buildings in this area projects a sense of space and movement, make it unlikely that major demolition derived from the topography and scale of and rebuilding will take place in the the former Market Place, and this, with foreseeable future and opportunities for the slight curve and marked slope of the archaeological investigation on a street, combine to create a striking urban significant scale are therefore likely to be space. Many of the buildings are limited. Nevertheless, any subterranean impressive and imposing in scale with a work for utilities or in gardens could variety of heights and rooflines, ‘stepped’ provide ‘keyhole’ opportunities for along each side of the street to follow the archaeological recording. It would also be slope. There is a variety of building styles beneficial to examine and record standing and materials: rendered facades, many buildings and other structures such as with projecting first-floor bow windows, walls marking plot boundaries. The field predominate in the upper, eastern end of to the west of the church shows some the street, which has predominantly retail indication of low earthworks: measured and commercial functions, with a greater survey and geophysics in this area could proportion of granite and killas potentially provide valuable information stonework and residential properties (some now used as offices) at the lower end.

December 2002 30 Present Settlement Character Cornwall and Scilly Urban Survey Helston

Wrestling being a popular and ancient Cornish sport. The site now provides a valuable green oasis of public space.

General view up Coinagehall Street The tree-fringed Bowling Green at the western end of Coinagehall Street is a valuable formal green element in the streetscape, although partially screened from it by the Grylls monument. The monument itself is the primary landmark in all views west down the street, with a green backdrop formed by the open countryside beyond. The combination of the steeply sloping topography and the kennels on both sides of the road introduces the ‘natural’ sound and movement of rapidly running water into the streetscape.

Ope from Coinagehall Street to Five Wells Lane

Area 2: Archaeological Potential Coinagehall Street represents the major axis of the planned medieval town and there is potential here for long sequences of building remains covering almost the whole of Helston’s medieval and post medieval history. The rear portions of plots along the street may retain the remains of outhouses, workshops, Bowling Green rubbish pits and other ancillary activities. Opes and lanes, some flanked by historic The most significant individual site is the boundary walls and with distinctive Bowling Green at the western end of the surfacing and steps, run back from the street, reputed to have been occupied by street on both sides, giving access to the a castle or fortified house. Remains of a rear of plots, to car parks and residential medieval chapel, part of which may have areas and thus introducing additional been re-used as a coinage hall, may pedestrian activity in the area. Some survive below the metalled road surface historic buildings at the rear of plots are in the vicinity of the junction between visible from the opes on the south side of Coinagehall Street and Almshouse Hill. the street. To the rear of the Angel Hotel, accessed from Angel Ope is a sunken garden which was originally a Cornish wrestling field, Cornish

December 2002 31 Present Settlement Character Cornwall and Scilly Urban Survey Helston

3: Central Market Place Other buildings in the area are also of (Fig 7 & character area summary sheet 7) high quality. The Red Lion public house, facing the market area, is probably 18th This area represents the physical heart of century or earlier in origin but was the historic town, centred on the remodelled with an ornate stucco façade staggered cross roads. A busy central in the later 19th century. The node for both pedestrian and vehicle neighbouring early 19th century town traffic, it includes the steeply sloping house (now a shop) at 2 Church Street is triangular Market Place at the junction of an exception in the historic core of Church and Coinagehall Streets The Helston in using brick as the major Guildhall is an important visual focus construction material, combined with within the town but the quality of high quality granite dressings and architecture and materials throughout the rusticated granite piers. area is very high. Tall buildings and narrow streets and pavements create a strong sense of enclosure. The major components of the present appearance of this area are the results of a substantial rebuilding in the 1830-40s, partly a reflection of the tin economy, but also to alleviate access difficulties to Wendron Street (probably little more than a narrow lane) and Meneage Street, the corners of which were rounded off. The Guildhall was constructed on the site of an earlier market house and a new Fine brickwork and ornate stucco, Market Place market hall constructed on the east side of the open market area, now the The sharp angles of the buildings on the Helston Folk Museum. A substantial north side of the market area contrasts town house, subsequently used as bank with the rounded corners of those on the premises, was constructed on the corner opposite side. This rounding, almost of Market Place and Wendron Street at certainly originating from the needs of th th about the same time. These buildings 18 or early 19 century traffic at the display classically inspired architectural junction of otherwise narrow streets, styles, are imposing in scale and slightly enlarges the open area at the substantially built in granite ashlar. The northern end of Meneage Street and Guildhall forms a prominent landmark in fortuitously allows a good oblique view the centre of the town. of the Guildhall façade and upper end of Coinagehall Street. The area forms an important focal point in the centre of the town, but is sometimes daunting for pedestrians because of the busy traffic flow, the effects of which are exacerbated by the tall buildings, narrow pavements and the strong sense of enclosure. Access to the Guildhall is particularly difficult with the current street arrangement. The junction of the roads is cluttered by a proliferation of poorly detailed and located railings, lights, signs and service box that are The Guildhall, Market Place

December 2002 32 Present Settlement Character Cornwall and Scilly Urban Survey Helston currently necessary to control the flow of 4: Five Wells area traffic. A potentially striking view to the church through the narrow lane on the (Fig 7 & character area summary sheet 3) east side of the Guildhall is almost wholly This area was historically a focus for blocked by street furniture and the industry and services, located on the Guildhall fire escape; the legibility of this valley side below the area of the planned welcome traffic-free pedestrian refuge medieval settlement. It is predominantly between Meneage Street and Church laid out along narrow and sinuous streets Street is largely masked. and lanes with high bounding walls and projects an enclosed, secluded and ‘secret’ air. This area follows the lower ground in the side valley running west, north of Coinagehall Street, together with a strip along the east bank of the Cober. It was historically a focus for urban industrial and service activities, including tanneries, mills, breweries, coach houses and stabling, as well as a small amount of workers housing in 19th century cottage rows down by the old cattle market. These cottages are of solid rubble stone construction with granite quoins and red- brick voussoir window arches. The sash windows to the side (both upper and View of church blocked at Market Place lower floors) of the entrance door are set in segmental arches, whilst the windows Area 3: Archaeological Potential above the doors are semi-circular arched. Roofs are slate and have brick chimney As with other streets in the historic core, stacks. The terraces are set back from the there is potential here for sequences of highway by low walled front yards. building remains along the current street frontages: evidence for the date at which Throughout the area the streets and lanes the market space was established would are mostly sinuous and relatively narrow be particularly valuable for understanding and the layout and appearance of the Helston’s development. The site of the buildings suggests piecemeal infilling on former United Methodist chapel on the the sloping valley side below the planned corner of Church Street and Penrose medieval area. Five Wells Lane and Road, now used as a car park, would Tanyard Lane are both bounded by merit archaeological investigation if notable examples of the high rubble- redevelopment is proposed. stone, slate-topped walls that are a distinctive feature of Helston. There is a strong sense of enclosure throughout, rear elevations of tall buildings on Coinagehall Street providing a dominant and unkempt mass along the boundary of Five Wells Lane.

December 2002 33 Present Settlement Character Cornwall and Scilly Urban Survey Helston

Area 4: Archaeological Potential The historic concentration of industrial and service uses in this area, including tanneries, mills, breweries, coach houses and stabling, provides significant potential for both buried archaeological deposits and for investigating and recording standing buildings and historic plots. This may also have been an area of early expansion from the initial medieval Narrow and sinuous Five Wells lane settlement and thus could hold important evidence of the early development of the town. The informality of this area contrasts The area also holds significant structures with the streets and spaces elsewhere in relating to water supply and these merit the study area, which are very formal in further study. All maintenance and their layout and use high status building restitution work on historic wells and materials, such as ashlar stone. The layout related features should be subject to and scale suggests the redevelopment of advice from the Local Authority back plots and courtyards associated with Conservation Officer and, where the buildings on the main streets. This is appropriate, archaeological recording. also one of the few places where there is some hint of the courts and slums that previously characterised Helston. The 5: Post medieval urban western end of this character area forms expansion - Wendron Street part of the pedestrian route from the church down to the St John’s area. (Fig 7 & character area summary sheet 4) The early 18th century ‘well’ (in reality a Part of the medieval east-west axis, this is spout) on Five Wells Lane is an a predominantly residential and, as it outstanding feature, with a large cobbled proceeds away from the centre of the and stepped basin set below the level of town, suburban area. Only the portion the lane. Another well nearby in Brewery close to the centre shares in the strong Lane is silted and poorly maintained. urban character of the historic core of the town. Buildings are generally plain in form and local stone is dominant in the colour and texture of the streetscape. Wendron Street is the historic route from Helston towards Penryn and Truro and the mining district to the northeast. It is now laid out for one-way traffic. At its southwest end, closest to the central Market Place, the Godolphin Club and former Baptist Chapel are significant landmark public buildings and there are some secondary retail premises and The Well, Five Wells Lane. offices in the same area. Buildings here are almost all set hard onto the back edge of the pavement and are a mix of two and three storeys.

December 2002 34 Present Settlement Character Cornwall and Scilly Urban Survey Helston

generally plain form of building frontages in the area.

Wendron Street, showing Godolphin Club on left. There is much good ashlar stonework in The Flora Centre / former Baptist Chapel, Wendron this area, with a group of rendered or Street. stucco buildings on the north side. Beyond the centre of the town, Wendron Projecting first-floor bays in a variety of Street becomes predominantly residential. styles are a feature, as in Coinagehall and It develops a progressively more Meneage Streets, and there is a distinctive suburban character into Godolphin Road ‘saw-tooth’ roofline established by and stretches out to the site of the numerous dormers and the pedimented former station and beyond to the bypass. frontages of the Baptist Chapel and In this area the road and pavements are Godolphin Club. wider and the buildings a mix of two- storey rows, terraces, ‘cottages’ and villas. Tucked in behind the site of the old school and workhouse on Shute Hill is a listed grade II prison. This would have indicated the extent of development at the time which it was built, the less sociable activities being located at the edges of town and as such is an important building in this area. Running parallel to Wendron Street and Commercial and residential buildings, strong frontage Godolphin Road are Penrose Road and Close to the central Market Place, the Sanctuary Lane, both of which provide road and pavements are extremely handy pedestrian and vehicular routes narrow, making pedestrian movement that avoid the congestion and narrow pavements of the Market Place area. difficult. There is a strong sense of th confinement and enclosure, compounded Buildings are predominantly 19 century although there are a few 17th and 18th by parked vehicles on the north side and th the proximity of passing traffic. This is century structures and some 20 century broken by the open frontage of the car infill and replacement. Architectural park on the site of the former Grammar forms are generally plain and facades School. The original building line of the predominantly of stone. Baptist Chapel was set back, but the frontage has been infilled with a single- Area 5: Archaeological Potential storey extension; this does not enhance This is an area of predominantly the historic character of the building or residential and suburban expansion from combine sympathetically with the the historic core, with modest potential

December 2002 35 Present Settlement Character Cornwall and Scilly Urban Survey Helston for sequences of building remains along the street frontages which could add to understanding of Helston’s development chronology. Examination of standing buildings may also be of value. The former workhouse and school site at Shute Hill, currently the subject of development proposals, will merit archaeological investigation; the 19th century Grammar School site, now a car park, should similarly be considered for examination in the case of redevelopment.

Parked cars causing congestion on Meneage Street 6: Post medieval urban There is a strong building line, hard up to expansion - Meneage Street the back of the pavement, and many of (Fig 7 & character area summary sheet 5) the buildings at this end of the street are The historic route south to the Lizard of three storeys, giving a strong sense of peninsula, this is now the busy enclosure. Lanes and opes running back commercial focus of the town. The area from the street between buildings has many good buildings and historic provide glimpses of workshops, stabling shopfronts in a diversity of forms and and stone walls at the rear of plots, and, styles. Narrow pavements and on the west side, occasional glimpses out carriageway, on-street parking and the to open country. There is a good majority of buildings set hard onto the grouping of high quality historic back edge of the pavement, combine to shopfronts in this area and many of the create a strong sense of enclosure, except buildings have projecting bay windows to where later 20th century traffic the upper floors, in some instances engineering has opened up areas around continued up to roof level. road junctions. The northern end of Meneage Street, close to the former central Market Place, is the busiest area of Helston. Although formerly a mix of residential and commercial buildings (with surviving traces of a number of good town houses), it now hosts most of the principal shops and during the day there is a permanent bustle of activity along its narrow pavements. Parked cars and the Arts and Crafts style shop front Meneage Street continual one-way flow of traffic towards the town centre contribute to the sense of an active street scene but can present significant difficulties for pedestrians wishing to cross; air and noise pollution are also evident.

Proprietors name on shop front, Meneage Street

December 2002 36 Present Settlement Character Cornwall and Scilly Urban Survey Helston

Area 6: Archaeological Potential Meneage Street represents expansion from the historic core along one of the important routes out of Helston. Along the street frontages there is potential for sequences of building remains covering much of Helston’s post medieval history and possibly earlier development. The rear portions of plots may retain remains Mid 20th century shop front, Meneage Street of outhouses, workshops, rubbish pits The piecemeal development, rebuilding and other ancillary activities. Many of the and replacement of buildings along the standing buildings in the area may street is evidenced by the diversity of conceal evidence of earlier structures styles and detail and by variations in the now incorporated within them and a roofline and roof pitches. Although survey and recording programme would many of the buildings present themselves be of value. The high quality historic as 19th and 20th century in appearance, it shop-fronts in this area also merit is highly likely that there are many 17th recording. th and 18 century buildings concealed behind later alterations and shopfronts. 7: Post Medieval expansion – The outer extent of the historic urban Meneage Road area of Helston is marked by two mid 19th century landmark buildings - the Continuation of the historic route south workhouse complex (later Meneage to the Lizard peninsular, this area is Hospital, now converted for residential increasingly suburban with grassed front use), with its handsome gateway and gardens fronting the pavements, large boundary walls, and the nearby Bible stone built detached and semi-detached Christian chapel, now a squash court. houses set in their own gardens. The road and pavements are wide and spacious and there is plenty of green space. Meneage Road, the southern extension of Meneage Street, has been incorporated into the bypass route for traffic to and from the west, via another new link road, Furry Way. The junctions created by these new roads have opened significant spaces in a street that is otherwise relatively strongly enclosed. The traffic management measures - bollards, signage, Former Meneage Hospital and Union workhouse. crossing points, traffic islands and mini- Meneage Street’s historic function as the roundabouts - associated with these new direct route into Helston from Gweek roads and junctions are visually dominant and the Lizard peninsula has been and tend to mask the historic axis along significantly altered by later 20th century Meneage Street. traffic engineering: much of the traffic approaching the town centre from the Commencing to the south of the east is now routed into Meneage Street Meneage Hospital, the character of this via Trengrouse Way. area is influenced significantly by stone cottages and villas, with gardens, a raised pavement and areas of grass verge,

December 2002 37 Present Settlement Character Cornwall and Scilly Urban Survey Helston hinting at its earlier semi-rural, edge-of- century St John’s Bridge links routes settlement character. This street is a 19th from the west to the medieval core of the century ribbon development of stone- town around the west end of Coinagehall built villa-style properties of an Street. The late 20th century bypass on exclusively residential nature usually set this flank of the town widens and realigns in their own gardens. The ribbon the historic turnpike road, and divides development was constructed on the much of the character area from the edge of a medieval strip field system, town. which previously extended along the whole of the south eastern side of the town, but has been subsequently built upon by modern developments. The street becomes increasingly leafy and All Saints church and cemetery provides a valuable open and green characteristic to the area.

Area 7: Archaeological Potential Meneage Road represents further expansion from the historic core along The bypass, St John’s area looking west. one of the important routes out of Helston. There is limited potential for urban archaeological remains in this area The area has had a variety of historic uses given its late establishment, but there but in recent times several industrial and may be some potential for medieval commercial activities have declined and remains relating to the extensive there are now significant areas of derelict medieval strip field system previously and underused land. The former cattle located to the east. market, directly below the steep scarp upon which the reputed site of the castle lies, is now a relatively little used car park. 8: River valley and St John’s (Fig 7 & character area summary sheet 6) The character area lies across the major route from the west and includes what was originally a medieval suburb around a crossing point on the Cober. Much of it is low-lying, along the valley floor, and portions have served as the site for Helston’s fairs and cattle markets, industrial activities and the town’s major public open space. The character area incorporates the small Former Cattle Market, now car park, St John’s area valley-side historic suburb of St John’s, Some good quality dressed granite developed initially around a religious boundary features relating to the cattle foundation serving travellers close to a market remain in situ and an interesting crossing point on the Cober, together group of 19th century terraced houses with low-lying land along the valley floor overlooks this area from the east. The south west of the town. If there was a present cattle market complex on the pre-14th century port at Helston it is likely west side of the bypass (the town’s to have been located here. The 16th traditional fair site) is now little used and

December 2002 38 Present Settlement Character Cornwall and Scilly Urban Survey Helston poorly maintained and its future use is on the former road to the west, now uncertain. Part of the former gasworks known as Sithney Old Road, include a site is now derelict (potentially former mill, now in residential use, with contaminated land) and the remainder in ancillary structures, and a group of stone use as a garage and caravan dealership. A and brick cottages. Construction of the former petrol filling station in this area is bypass has revealed the rear elevations of also now derelict. Problems in these cottages. This, in conjunction with presentation of this ‘gateway’ area are not the derelict and underused sites in the new: the CPRE survey of Cornwall in area, contributes to the less than positive 1930 noted that a ‘gas-container, painted ‘gateway’ experience for traffic moving red, greets the visitor approaching from along the bypass. Penzance . . . it should be possible to make an effective screen of trees, and Area 7: Archaeological Potential paint the container green’. This area has potential for a variety of The early 20th century Coronation Park, significant archaeological remains. based around a large artificial lake, is ƒ Buried archaeology may survive designated in the Local Plan as an Open relating to the medieval religious Area of Local Significance (OALS). It is foundations located in this area, the well used and the recent skate park next Hospitals of St John and the lazar to the lake is a vibrant and successful house dedicated to St Mary community amenity. The current leisure Magdalene. In addition to structural use of the area represents an element of and occupation remains, these sites continuity with its historic role as a fair may also retain medieval burials; a site. There are links from the park into medieval coffin slab from the site of the Penrose amenity area and footpaths St John’s chapel is now at Sithney to Loe Pool and the coast path. The lack church. of good links from the town centre to the Penrose amenity area is a missed ƒ Just outside the study area is the site opportunity to link Helston and the river of Castle Wary, possibly a round, but valley leading south to Loe Bar. latterly the site of Helston Valley Tin Co.. There are likely to be remains of the tin working and associated buildings and the potential for older finds relating to the round. ƒ The 16th century St John’s Bridge remains in situ but the area may also retain evidence for earlier bridges (a bridge was recorded in 1260), routes to the river crossing and associated engineering works. Elements of roadside buildings associated with the View of Helston from Coronation Lake medieval suburb may also survive. On the western side of the bypass ƒ The mill complex on Sithney Old opposite St John’s Bridge are some late Road merits investigation and 19th and 20th century houses set well back recording. Evidence may also survive from the main road in their own grounds, of other mills and related water giving the area a suburban air. This area management systems along the sides is bounded to the west by a steep and and base of the valley – two mills at thickly wooded slope and is the probable St John’s were recorded on the tithe site of St John’s Hospital. The buildings

December 2002 39 Present Settlement Character Cornwall and Scilly Urban Survey Helston

map and there is documentary notice residences situated in their own grounds of a 16th century tucking mill. and provides an attractive back drop to character area one and provides an ƒ The Cober flows through the excellent transition from the suburban metalliferous district to the north residential areas to the northern gateway and has almost certainly been of the town. Helston School formerly a streamed for tin in the past; grammar school is also located in this archaeological evidence of this is area. likely to survive along the course of the river. 20th century residential ƒ Pococke referred in the mid-18th development century to ‘large timber yards’ The areas of later 20th century housing (presumably serving the mining around Helston are clearly distinct from industry) in the area below the town; the central historic portion, in terms of traces of these may survive. both the use of modern materials and design elements and the absence of ƒ The former gasworks site may retain significant locally distinctive components. significant remains relating to the The public housing of the 1940s and early history of public provision of 1950s, partly system built, is largely of gas in Helston; part of this site is two storeys, but characterise likely to be contaminated. development of the late 20th century. ƒ The lower-lying ground along the In general, the recent residential areas valley bottom, particularly below St make relatively little reference to the John’s Bridge, may hold peat or underlying historic landscape: whilst alluvial deposits with potential for estate boundaries often have historical significant environmental precedents, they usually ignore other information. If Helston had a pre-14th historic divisions within their sites. An century harbour it is likely to have exception is the local authority housing in been located in this area. the Borlase Close/Grange Road area, immediately south of Coinagehall Street, which respects the outline of medieval Areas outside the historic strip fields over a small area; the lines of core boundaries similarly fossilising an earlier strip system have been retained in the Albion Road area, on the hillside Lowertown overlooking the town from the south. Approximately 1.5 km north of Helston,

the small settlement of Lowertown clings to the sides of a steep and wooded valley. The roads are narrow and the buildings essentially rural in size, style and historic function. Some of the buildings are listed, th the remainder being a mix of 19 century farm buildings and small-scale 20th century residential developments. The area retains an overwhelmingly rural character.

Area to the north of Church Street To the north of the Church lies an area of 19th and 20th century villa housing. This area is characterised by large

December 2002 40 Present Settlement Character Cornwall and Scilly Urban Survey Helston

6. Heritage-led significant middle class population during much of the 18th and 19th centuries. The regeneration and decline of both the industrial and agricultural economies in the later 19th positive management century resulted in the near ‘fossilisation’ of the historic of a historic built environment of extraordinary charm, interest, character environment and quality. It is the high quality of the built environment, which ranks Helston Characterisation of the historic with nationally important towns making environment of Helston has produced a the town distinctive within Cornwall. valuable dataset on the historic fabric, A strategy for Helston’s regeneration archaeological potential and townscape soundly based on characterisation should character of the historic town. incorporate the following elements as Most importantly characterisation reveals fundamental themes: the essential dynamic factors • Understanding the contribution underpinning Helston’s character. made by the topography and Regeneration planning which is informed landscape setting of the historic and inspired by these elements can take a environment. Understanding and much more sure-footed and proactive respect for the distinctive approach to creating beneficial change, contribution which physical and both reinforcing and enhancing existing historic topography and landscape character and ensuring that new setting make to the townscape. developments are better integrated into the existing urban framework, more • Enhancement of the historic built focused and ultimately more successful. environment should underpin any new build and public realm This information can certainly be used as improvements. A specific focus on a conventional conservation and planning maintaining and enhancing the high tool to define constraints, as a yardstick quality of the historic built against which to measure new environment should underpin all new development and policy proposals and as urban design and architecture and the basis of well founded conservation planning for the public realm. This management, restoration and will be particularly evident in the care enhancement schemes and policies. and concern for significant historic elements of streetscapes within the town - for example, kennels, railings, Character-based principles surfaces, kerbs, walls, etc - as well as for regeneration the details of individual historic buildings (windows, doors, roofing materials, chimneys, etc). Helston’s distinctive character is based on a unique combination of factors. • Repairing ‘tears’ in the urban Primary amongst these are its valley-side fabric. A targeted emphasis on location, the historic development of its repairing the relatively small number core from a planned medieval settlement of ‘tears’ in the urban fabric – those and the long period of relative prosperity aspects of the current built it enjoyed as the market town for a large environment which detract from or agricultural and industrial hinterland. are inappropriate to its character – in Also important was its role as the order to reinstate the overall high preferred place of residence for a December 2002 41 Heritage led Regeneration and Positive Management of the Historic Environment Cornwall and Scilly Urban Survey Helston

quality and distinctiveness of the of care. It would be of significant benefit townscape. to the process of maintaining and enhancing Helston’s character if the • Enhancing approaches to the possibilities of redeveloping such sites town. A process of enhancing were actively encouraged through the approaches to the core of the town planning, conservation and regeneration by attention to: mechanisms. • the historically distinctive opes, Where redevelopment sites are identified lanes and back plots by which within the historic core of the town, pedestrians reach the centre from however, it is important that new design car parks; demonstrates an emphasis on quality in • the approaches from the main design and appropriate materials, which arterial routes around the town to matches that of its context. This is not to the central car parks; and seek pastiche, rather to say that any new • the impressions of the character build in Helston, while being entirely of of the town presented by the its own era, should be fully informed by primary gateways. the distinctive elements of the town’s • the connections between the historic character. various character areas and from There are occupied and under-occupied the periphery to the core. commercial buildings in Helston, which • Promoting Helston as one of are in poor condition and would benefit Cornwall’s finest towns. from a programme of repair and Presentation, interpretation and maintenance. The strategic use of promotion of Helston as one of publicly funded grants (whether from a Cornwall’s finest towns, a place of THI scheme or other funding source), quality, character and significance. could have a positive impact on the condition of many buildings in the study area and provide an important Regeneration and the opportunity to reinstate distinctive architectural features on the historic historic environment: building stock and in the public realm. key themes and issues Reusing redundant historic buildings Characterisation has highlighted regeneration and conservation There is an opportunity to increase opportunities both for the historic area occupation of underused buildings by of Helston as a whole and for specific encouraging further utilisation of upper areas and sites. These opportunities can floors, primarily for residential use (for be grouped into the following themes. example, Living Over The Shop (LOTS) schemes), and buildings at the rear of the Repairing ‘tears’ in the urban main street plots. The condition of many fabric rear plots is poor. Work to enhance the Helston is fortunate in that, by surfacing and accessibility of opes would comparison with many other Cornish provide opportunities to develop uses for towns, there are relatively few tears in its upper stories and rear plots accessed historic urban fabric. The overall quality from the opeways. In the longer term, of the built environment, however, this should have beneficial outcomes in throws into sharp contrast a small terms of greater town centre activity and number of structures and sites where in improving levels of building character has been eroded by a past lack maintenance and occupation and thus December 2002 42 Heritage led Regeneration and Positive Management of the Historic Environment Cornwall and Scilly Urban Survey Helston securing the future of historic buildings possible in or around the car parks. and the vitality of the town centre. Enhancement of these routes is also There are also opportunities to enhance important in terms of promoting the vitality of the town by promoting increased use for back plot buildings and reuse of some underused local landmark upper floors, for which in many instances buildings such as the Passmore Edwards the opes provide access. Improved Institute and The Willows. signage, access and parking would help to draw people into the town, increase the There is potential for the local authority, vitality and occupancy of the area and RDA or other interested agencies to seek promote the town centre as a shopping to acquire, re-use, enhance and promote destination in competition with out of sites in Helston as a stimulus and town stores. contribution to regeneration investment. A review of street furniture and signage Maintaining and enhancing the practice would provide an opportunity to public realm remove ‘clutter’ from streets. Some key Public realm works could make a views and historic routes are obscured by significant contribution to maintaining signs, street furniture and traffic- and enhancing the sense of quality and management features. The orange KDC special character within the historic rubbish bins are visually intrusive in centre of Helston. There is particular some parts of the town. There is scope to scope for repair and reinstatement of consider new designs for future street streetscape details such as granite paving, furniture that would enhance the historic slate topped walls, railings and hand rails character and distinctiveness. This may (as at Shute Hill and the potentially be a potential opportunity for community important visitor access via Castle Hill involvement. Steps). It is important that historic Overhead cables are not significant in surfacing elements such as granite paving, creating visual blight in the town overall, kerbs and gutters are retained and reused although there are locations - the Market wherever possible, and that new Place/Wendron Street junction, around surfacing materials are selected to the old prison on Shute Hill and along complement their distinctive aspects and Five Wells Lane, for example - where it thus reinforce the distinctive image of would be beneficial to seek underground high quality associated with Helston and routing of the services. Elsewhere, any which attracts people and businesses into future proposals for additional cabling the area. New surfaces may be designed should be assessed in terms of the impact to reflect the historic urban hierarchy, on the character of the urban using materials and techniques environment and underground routing appropriate to the status of the area and, considered. where possible, of the same size unit as nearby historic survivals. Attention to Using local materials, detail such as tapered corner stones will construction techniques and be important to the success of any labour. scheme. Not only will the character of the town Some town centre car parks are linked to be preserved and enhanced, by using the main shopping streets by opes and local materials, construction techniques lanes. Both car parks and access routes and labour, there is direct economic would benefit from improved signing for benefit. Increased demand can lead to visitors and measures to enhance additional jobs in the extraction and bounding walls, surfaces, etc Some working of the raw materials as well as an landscaping and ‘greening’ may be improved skill base in craftsmen making, December 2002 43 Heritage led Regeneration and Positive Management of the Historic Environment Cornwall and Scilly Urban Survey Helston installing and maintaining the final of the removal of vehicle and product. A detailed audit of the nature environmental hazards to pedestrians and and source of local materials and the in reducing the visual clutter of on-street amounts required to carry out repairs to parking and intrusion of traffic signage historic buildings and contribute to new on the townscape. The Plan signals the build schemes would be a positive first need to further reduce non-essential step. The potential for recycling existing through traffic and widen and improve stockpiles of local raw material (such as pedestrian surfaces in the shopping Cornwall County Council’s granite bank) centre within the Conservation Area. could also be investigated. Meneage Street is identified as the primary focus for such environmental Sustaining urban green space enhancements. The Plan also gives With the exception of the churchyard general support to the promotion of and Coronation Lake area, the historic cycling and notes that a study has been area of Helston has little in the way of carried out on developing cycling publicly accessible green spaces. Views to facilities and routes in Helston. the countryside to the west and private Further provision of pedestrian priority is gardens, particularly in Church Street, a key element in improving the urban Cross Street and the suburban portions experience in Helston, with the primary of Meneage and Wendron Streets, aim of enhancing the core as a ‘magnet’ contribute a significant element to the for visitors and shoppers. Market Place, sense of place. in particular, merits traffic management There is certainly potential for additional measures which would create a more greening around the present and former ‘people-friendly’ environment. cattle market sites, and possibly for However, there is a greater opportunity additional roadside trees to soften the here. The various character areas in passage of the western bypass through Helston are isolated from each other by the river valley and St John’s area. This the pedestrian / vehicle conflict in will help to present Helston as a Market Place. If this conflict was welcoming place to be visited by car resolved, the different areas could start to users and draw pedestrians into the town interact with each other more effectively centre via the footpath from the Cattle again and the improved pedestrian access Market. The importance to the and physical connection would open up townscape of the green presence underused areas in the town, promoting established by the large private gardens higher occupancies of buildings that may off Cross Street may require long-term have been tucked away in rear plots or liaison and partnership with householders side-streets. to ensure the continuance of this element. Away from the centre, there is a specific need to facilitate pedestrian links between Resolving pedestrian–vehicle the town and the Coronation conflicts and increasing Lake/Penrose area. connectivity A comprehensive review of transport and Traffic is an undoubted problem in the traffic in the Helston area, should focus centre of Helston. The Local Plan notes specifically on the overall need for that most local traffic does not need to vehicle access throughout the town enter the main shopping streets and centre and the potential for encouraging management of traffic in these areas greater use of the car parks around it. undoubtedly offers a significant One potential improvement might be a opportunity for improvement of the town centre environment, both in terms December 2002 44 Heritage led Regeneration and Positive Management of the Historic Environment Cornwall and Scilly Urban Survey Helston timed access scheme for heavy goods inform future action. A town centre vehicles delivering to the town centre. master plan would be of value in this respect, as would a similar document for Reviewing conservation the river valley and St John’s area to the designations west. Smaller areas such as the Bowling Helston currently has a large number of Green would also benefit from detailed Listed Buildings (211), but there are plans for enhancement. others that are of architectural or historic Detailed planning guidance would be interest and might be considered for beneficial for any sites identified as major listing protection. Whilst increased regeneration opportunities, to reduce designation is sometimes perceived as a uncertainty and promote architectural constraint against regeneration, it can excellence. This guidance could include also provide important opportunities to detailed characterisation, strong urban draw down additional funds for heritage- design guidance and, potentially, led regeneration schemes. There is requirements for PPG16 evaluation of potential for a supplementary ‘local list’ the archaeological resources and PPG15 to acknowledge the significance of and assessment of the existing buildings. provide information about locally important historic structures. The ‘other Asserting Helston’s historic historic buildings’ identified on Figure 5 importance and in CSUS digital mapping offer an To capitalise on its unique historic initial baseline for such a list. environment as a factor in regeneration, This study has identified that a larger area it is important that the quality, of the historic settlement may merit completeness and interest of the historic inclusion in the Conservation Area. environment in Helston is recognised There is an opportunity to consider and used as a positive asset. The town alterations to the Conservation Area would benefit from a series brown boundary in order to acknowledge the heritage attraction signs located at the key significance of historic fabric, boundaries, entrances, advertising it for example as an archaeological remains and buildings in historic market and/or stannary town. rear plots falling just outside the current Use of Cornish as well as English on boundary. Designation will ensure that these and other signs within the town, development involving these elements would help to emphasise Helston’s long will enhance and preserve the character association with the Cornish language. of the conservation area. One possible The town trail and its accompanying approach would be to alter the leaflet and the current ‘Discover Helston’ Conservation Area to follow the guide are significant contributions in this boundary of the 1907 historic settlement respect, but there may be potential for (Fig 5). additional on-site interpretation, guided There is also opportunity to consider walks and trails based on specific themes whether the tall slate capped walls found (for example, water-wells, kennels, the throughout the town should be included Cober, mill leats, etc - or the geology of in the article 4(1) direction. materials used in historic buildings). Trails, guides and other promotional Co-ordinating change initiatives could usefully be integrated The diversity of players within the and promoted as a single package. regeneration process underlines the need for comprehensive conservation plans and management schemes for particular sites and areas of the town, to guide and

December 2002 45 Heritage led Regeneration and Positive Management of the Historic Environment Cornwall and Scilly Urban Survey Helston

Enhancing links with the Opportunities in the different surrounding area character areas The greatest opportunity for regeneration in Helston has to be strengthening the town’s links with the surrounding areas, 1: Church Street and Cross Street particularly the immediate periphery of • Manage and maintain streetscape the historic core where the bypass comes detail through. As a major gateway into the • Safeguard ‘green’ element town, improved road layout, signage and landscaping to improve the visual • Identify additional uses for The impression of Helston, whilst difficult to Willows achieve, would provide a fundamental • Repair ‘tears’ in urban fabric boost to the town’s economy and present This character area is so complete and a Helston as an attractive place to live for the most part well maintained that work and visit. opportunities for large-scale initiatives are There is potential for enhancing and unlikely to arise. Nevertheless, the area is promoting the links between Helston and of primary significance for regeneration the major natural landscape assets nearby, because of its quality: it contributes particularly the Penrose/Loe Pool area substantially both as part of the ‘visitor (the latter a SSSI and the area part of experience’ which Helston offers and in both Heritage Coast and AONB terms of quality of life and ‘pride of designations) and the South West Coast place’ for residents. Path. The St John’s character area The quality and interest of street represents a prime opportunity for the furniture, surfacing, the kennels and development of sites supporting leisure other detail in this area merits careful and tourism facilities, the focus of which management and maintenance. The is the link between the town and the contribution to the overall townscape coast via the river valley. This would made by the ‘green’ element of the area attract more people to the town generally may need to be safeguarded through and in conjunction with the pedestrian liaison with property owners on route from the cattle market help to draw replacement planting of trees and shrubs. at least some of the extra visitors up into the centre of town. Edge of town The Willows on Church Street has been shopping attractions such as Tesco’s play identified as underused. Increased use an increasingly important role in the lives would help to ensure that the building is of local people and visitors and it is likely maintained in the longer term but would that more will be proposed for Helston. also contribute to maintaining the vitality Whilst this type of development does of Church Street. have a legitimate place in the development of a town, when-ever appropriate town centre sites are available and able to support commercial uses; they should be given serious consideration. This will ensure that historic buildings are kept in use and good repair. Where edge of town locations are utilised, care should be The Willows, Church Street taken to provide links back to the town The former vicarage at 32 Church Street centre both in the form of signage and has undergone significant alterations, provision of public transport. including blocking of its grand arched

December 2002 46 Heritage led Regeneration and Positive Management of the Historic Environment Cornwall and Scilly Urban Survey Helston central doorway and addition of a further to one of the most striking streetscapes storey with a shallow pitched roof. The in the town. alterations are not sympathetic to the historic character of the building or the streetscape and it is strongly suggested that options for obtaining reinstatement of the character of the building be explored. Reinstatement of the original height and main entrance of the former vicarage at 32 Church Street would beneficially restore the historic character of a significant building and streetscape. 20th century post office, Coinagehall Street. The buildings on the street are typically in fair to good condition. There are opportunities to improve use of underused and vacant buildings, for example, at the rear of the Post Office and the coach house to the rear of 58 Coinagehall Street. These buildings will require investment in repairs before they can be occupied.

The Old Vicarage, Church Street. There are several opportunities to reinstate, repair or upgrade elements of the streetscape; for example; the 2: Coinagehall Street reinstatement of railings to the front of the Methodist Chapel on Coinagehall • Repair ‘tears in urban fabric’ – Street, repairs to boundary walls and redevelopment and repairs surfaces along opes off the street and • New uses for underused and vacant some significant attention (including buildings higher-quality hand rails) to the steps • Repair/reinstate streetscape details ascending from the former cattle market. • Enhance Bowling Green area These offer a potentially attractive and striking route to the historic core of the • Review Conservation Area town for able-bodied visitors arriving at • Reduce vehicle – pedestrian conflict, the car park now on this site. congestion The Bowling Green at the west end of The 1960-70s Post Office in Coinagehall Coinagehall Street is important as the site Street is an instance of a past intervention of the former castle and merits high- that has significantly eroded the quality public realm provision. There is distinctiveness of this portion of potential for improvement of the fencing townscape. The horizontal emphasis of around the playing area and of the walls the design, continuous roof line, and surface of the encircling upstanding gable and materials, merge ‘promenade’. Opportunities might also poorly with and detract from the historic be sought to replace both the public character of the streetscape. If an toilets adjoining the Grylls monument opportunity for redevelopment of this and the bowling clubhouse with buildings site occurs it offers the potential to make that reflect the significance of the site a successful contemporary contribution within the historic town. Some relatively small-scale tree surgery here would open December 2002 47 Heritage led Regeneration and Positive Management of the Historic Environment Cornwall and Scilly Urban Survey Helston up views to the Coronation Lake and downstream along the Cober valley and emphasise the topographic significance of the site in the landscape. Repairs to the rear elevation of some buildings overlooking the site would also enhance it as a public space.

Kennel – note low kerb and cobbled base, some kennels on the south section of Coinagehall Street have cut granite beds.

Poor quality fencing to Bowling Green/Castle site There is also an opportunity to review the Conservation Area boundary to the rear of the south side of Coinagehall Street in order to incorporate the full extent of the historic burgage plots. The kennels are an important distinctive element in the streetscape and emphasise the linear routes between key areas in the town. In places they have been ‘bridged’ with concrete or metal sheets to allow easier access to the road or to buses. This concession to modern convenience is understandable but further concealment of the kennels will lead to the loss of a key characteristic of the area. The presence of the kennel requires a very low granite kerb from the pavement which is an important feature characterising the main streets. An Bridged Kennel enhancement opportunity here would be Coinagehall Street will be an important the replacement of more recent concrete test of the success of future traffic inner kerbs with local granite. management initiatives. At times it becomes very congested, particularly on market days when stalls are set up along the south side of the street. Reductions in traffic would allow pedestrians to traverse the street with greater ease and make more available the important view along the street and out into the countryside. December 2002 48 Heritage led Regeneration and Positive Management of the Historic Environment Cornwall and Scilly Urban Survey Helston

3: Central Market Place 4: Five Wells area • Reduce vehicle – pedestrian conflict. • Continue project to refurbish wells • Rationalise street furniture to • Repair and new use for historic enhance views to church. building and yard in Brewery Lane • Ensure high quality and appropriate • Repair programme for boundary design in any development of United walls Methodist chapel site. Traffic is a dominant element in this The outstanding listed (Grade II) well character area and it represents a key feature in Five Wells Lane is the subject target for reducing vehicle – pedestrian of a restoration project promoted by conflict in order to encourage and enable Helston Conservation Society. Proposed greater pedestrian freedom within repairs to the well basin, the slate topped Helston’s historic core. Despite an boundary walls and railings protecting the extension of the narrow granite well from the street will all enhance this pavement in Market Place at the junction important feature. The well itself is a key with Wendron Street, the pedestrian element of the town trail, yet the trail experience is still poor. sign is not easily visible from the street and could beneficially be relocated. The Rationalisation of the clutter of street well is not always easily visible from the furniture which currently obscures the lane as there are many cars parked along striking view towards the church through the railings. A Research project could be the lane on the east side of the Guildhall undertaken to assess if the weight of the would certainly be worthwhile, as would cars is causing structural damage to the exploration of alternative options for well. There is another well nearby in emergency escape facilities for the Brewery Lane, which is silted and poorly Guildhall. The ugly service box between maintained. These features certainly offer the Guildhall and the bank could be potential for a continuing community- relocated or housed underground. based project, with advice and aid Development on the former United channelled through the District Council. Methodist chapel site on the corner of Church Street and Penrose Road would reintroduce the sense of enclosure at the lower, northern end of the former Market Place. The quality of the existing buildings and streetscape in this area demands the highest quality of design and materials in any new-build.

The well on Five Wells Lane.

The demolished United Methodist Chapel. The well on Five Wells Lane masked by parked cars. December 2002 49 Heritage led Regeneration and Positive Management of the Historic Environment Cornwall and Scilly Urban Survey Helston

There is an opportunity for an 5: Post medieval urban environmental improvement scheme expansion - Wendron Street around the garages just adjacent to the • Improve Flora Centre frontage well, and the re-routing of overhead cables into underground ducts • Identify new uses for Passmore constructed when the opes were re- Edwards centre cobbled. • Review Conservation Area It is not known what use the historic building and yard on Brewery Lane had, • Minor streetscape improvements but it is possibly associated with the • Sensitive redevelopment of Grammar former brewery and grain storage activity school site in this area. The building and its environs are pre 1907 and of historic interest, but The Flora Centre – the former Baptist are in a poor condition and underused Chapel – is a landmark building on a and would merit repair and assessment prominent site. Repair and replacement for appropriate new uses. of the present modern additions to the building’s front elevation with a structure more appropriate in style, material and scale, would enhance the historic character of both the building and this portion of the street and support current efforts to increase activity levels and community benefit from the Centre.

Building and yard on Brewery Lane Many of the high boundary walls along lanes and opes in the area are currently in need of repair. They are an important element of the distinctiveness and historic character of this area and are worthy of attention to ensure that they are not lost through neglect.

The Flora Centre The Passmore Edwards Community Centre in Penrose Road whilst popular and well used does not fill the building to capacity. The local authority has Slate –topped wall in need of repair proposed that the centre is relocated and new uses introduced to create higher occupancies. This provides an opportunity to increase the use of this landmark building.

December 2002 50 Heritage led Regeneration and Positive Management of the Historic Environment Cornwall and Scilly Urban Survey Helston

The kennels along Penrose Road are in Some minor streetscape works could also need of some attention and repair. enhance the area. One example is the The potential development site on Shute replacement of the handrail on Shute Hill Hill, now occupied by lock-up garages, – currently joined metal pipes – with requires sensitive treatment. It is the site something more appropriate to the of a former workhouse and schoolyard quality of the historic area. The fine (and likely to be of significant decorated granite pavement slabs on the archaeological interest on this account) north side of the street close to the and also forms part of the immediate Market Place should be carefully setting for the former prison. The latter maintained and retained in any future and the boundary walls around the site resurfacing work in the area. are listed (Grade II). The schoolyard part of the site is suitable for redevelopment as the garages are now very run down 6: Post medieval urban and detract from the excellent visual expansion - Meneage Street qualities presented by the historic fabric. • Traffic reduction Alterations to the Conservation Area boundary along Godolphin Road • Repair and reinstatement scheme for towards the bypass at Clodgey Lane historic buildings and shopfronts would, in conjunction with other • Review Conservation Area planning measures (for example, an Article 4 direction and/or local design • Reduce street clutter & re-assert guidance), provide a clearer framework historic axis for development in this area. This should Meneage Street is designated in the Local not only improve the quality of new build Plan as a Town Centre Environmental and reduce uncertainty for developers Enhancement Area, with proposals to but also primarily ensure the preservation reduce traffic flows and facilitate or enhancement of the character of this pedestrian movement. Reduction of the area of significant historic interest. present levels of congestion, noise, air The former grammar school site also pollution and difficulties in crossing offers an opportunity for well-designed between pavements would be a redevelopment. New build here could significant improvement for the major reinstate the historic building line, hard commercial area of the town. Meneage up to the pavement thus enhancing a key Street is closed come evenings in the run characteristic of the area and the town as up to Christmas with some success, a whole. reducing congestion and improving pedestrian circulation. However any scheme in this street should take into account the need for servicing the commercial premises. The street has many fine buildings and in particular a collection of historic shopfronts of particular quality. There is an opportunity for a scheme to support repairs and reinstatement of architectural details here, to enhance the strong Car park/Grammar School site Wendron Street historic character of the street.

December 2002 51 Heritage led Regeneration and Positive Management of the Historic Environment Cornwall and Scilly Urban Survey Helston

grass verges in front of the houses and the cemetery should be retained as they provide a positive visual link between Helston town and its rural hinterland.

8: River valley and St John’s • Create regeneration masterplan for area. Windows and shopfronts Meneage Street • Enhance gateway facilities • Review Conservation Area boundary. The current Conservation Area stops just short of the former Meneage Hospital. This character area incorporates much of Although Trengrouse Way interrupts the the land likely to be available for continuity of the street at this point there development within Helston’s historic is potential for extending the extent. Given this range of factors, Conservation Area further south to regeneration planning for the area as a incorporate the significant area of good whole would benefit from a detailed historic buildings of at least local interest assessment resulting in a comprehensive and value. development brief. This would identify potential development sites and The historic significance of Meneage significant constraints, including Street as a major route into Helston has archaeological potential and been obscured by its intersections with contaminated land, as well as outlining both Trengrouse Way and Furry Way and landscape and environmental direction of traffic flows along these improvements to enhance the area’s roads. These changes are beneficial in gateway function and opportunities for environmental terms but it would be a improved links across the by-pass and positive move if the substantial provision through the area to the Coronation Lake of traffic management features and amenity area, Penrose, Loe Pool and signage could be assessed with the aim of South West Coast Path. minimising the level of street clutter and re-asserting the significance of the There is an opportunity to devise a historic route. strategy for replanting trees around Coronation Lake to ensure the continuity

of this green public open space and 7: Post medieval expansion amenity. Meneage Road • Maintain the green open space • Reduce street clutter As a continuation of the previous character area, many of the regeneration opportunities are very similar. Attention to the present levels of congestion, on- street parking and traffic flows as part of a co-ordinated plan would help to maintain and improve this thoroughfare through an otherwise residential area. View from Cattle market towards Penrose The areas of green space provided by the

December 2002 52 Heritage led Regeneration and Positive Management of the Historic Environment Cornwall and Scilly Urban Survey Helston

The car park on the former cattle market developing a cycle route from Helston site is currently relatively little used but town centre, through this Character Area could provide a convenient access point and through the Penrose Estate. for visitors to the town, for example as a The car park has features relating to its location for a park and walk/ride former use as a cattle market which could scheme. For able-bodied visitors the also be emphasised and there is potential steps to the Bowling Green area provide for appropriate signposting of the routes an intriguing and reasonably easy route to to the town centre and Lower Green and the historic centre. There is potential for for interpretation. The car park would emphasising distinctive historic features need to be signposted for approaching along this route (for example, the stone traffic as an access point to the historic pillars marking the foot of the steps) and town. for replacing the hand rails in a more appropriate style. The St John’s/Sithney Old Road area merits consideration for inclusion within The links between Helston and Loe Bar Helston’s Conservation Area and Porthleven could be maximised by

Views from Penrose towards Cattle Market

December 2002 53 Heritage led Regeneration and Positive Management of the Historic Environment Cornwall and Scilly Urban Survey Helston

Sources Published Sources and Documents Barton R M ed. 1971. Life in Cornwall in the Mid Nineteenth Century (Truro, D Bradford Barton). Beresford Maurice 1988. New Towns of the Middle Ages (Gloucester, Alan Sutton). Carew Richard 1602. The Survey of Cornwall (reprinted 2000, Redruth, Tamar Books). Chope P 1967. Early Tours in Devon and Cornwall (Newton Abbot: David & Charles). Gray Todd 2000. Cornwall: The Travellers’ Tales (Exeter, The Mint Press). Henderson C 1935. Essays in Cornish History (Oxford). Ivey W F n.d. Memories of Old Helston, St John’s and Loe Pool (Helston, the author). Jenkin Reg and Carter Derek 2000. The Book of Helston, Ancient Borough and Market Town (Tiverton, Halsgrove). Jenkins S C 1992. The Helston Branch Railway (Oxford, Oakwood Press). Miller David 2001. The History of Helston Parish Church 1201 –2001 (n.p.). Newton J 1987. Bygone Helston and the Lizard (Chichester, Phillimore). O’Sullivan P 1999. ‘Loe Pool and Loe Bar’, in Scourse J D and Furze M F A eds. The Quaternary of West Cornwall, Field Guide (N.p., Quaternary Research Association). Padel O J 1988. A Popular Dictionary of Cornish Place-names (Penzance, Alison Hodge). Penaluna W 1838. An Historical Survey of the County of Cornwall (Helston, Penaluna). Pevsner N 1951. The Buildings of England: Cornwall (Harmondsworth, Penguin Books). Pevsner N, revised Radcliffe E 1970. The Buildings of England: Cornwall (Harmondsworth, Penguin Books). Polsue J 1867-1873. Lake’s Parochial History of Cornwall (facsimile reprint 1974 by EP Publishing and Cornwall County Library). Pounds N J G ed. 1982. The Parliamentary Survey of the Duchy of Cornwall (Exeter, Devon & Cornwall Record Society). Scott Bill n.d. On a History Trail of Helston (Helston, Friends of Helston Folk Museum). Sheppard P 1980. The Historic Towns of Cornwall: An Archaeological Survey (Truro, Cornwall Committee for Rescue Archaeology). Stockdale F W L 1824. Excursions in the County of Cornwall (London, Simpkin and Marshall; reprinted 1972, Truro, D Bradford Barton). Thompson W H (for the Cornwall Branch of the Council for the Preservation of Rural England) 1930. Cornwall: A Survey of its Coast, Moors, and Valleys, with Suggestions for the Preservation of Amenities (London, University of London Press). Toy S 1936. The History of Helston (Oxford, Oxford University Press). Trewin J C 1948. Up From the Lizard (reprinted 1982: London, Anthony Mott).

December 2002 54 Sources Cornwall and Scilly Urban Survey Helston

Strategic, Policy and Programme Documents Cornwall County Council and Kerrier District Council n.d. Integrated Rural Strategy for Helston and the Lizard Peninsula 2000 – 2010: A Locally Agreed Framework for Positive Action. Government Office for the South West 2000. Objective One Programme for Cornwall and the Isles of Scilly 2000 – 2006: Single Programming Document (Plymouth, Government Office for the South West) Integrated Area Plan for South Kerrier: Submission for Objective 1 Funding (2000). Kerrier District Council 1999. Kerrier District Local Plan: Deposit Draft 1996-2011. Kerrier District Council 1999. Kerrier District Council Corporate Plan 1999-2003. Kerrier District Council 2002. Kerrier Annual Performance Update April 2002 – March 2003.

Historic maps 1784 and 1788 estate maps (Cornwall Record Office) Tithe map (1838) Ordnance Survey 1st edn 1:2500 (c 1880) Ordnance Survey 2nd edn 1:2500 (c 1907)

Websites English Heritage, Images of England. www.imagesofengland.org.uk Government Office of the South West. www.gosw.gov.uk Helston Conservation Society. www.helstonconservationsociety.co.uk Helston Development Trust. www.helstondevtrust.org.uk Kerrier District Council. www.kerrier.gov.uk

Cornwall County Council Historic Environment Record Sites and Monuments Record Aerial photographs (verticals 1946, 1963; obliques c 1988 - 2002)

December 2002 55 Sources