St James’ House & St James’ Square Market Review & Concept Design Works Final Report December 2010 A report for North East Lincolnshire URBED Council by URBED (Urbanism 10 Little Lever Street Environment and Design) together Manchester with Landscape Projects, AGDR, and M1 1HR Buttress Fuller Alsop Williams Architects t. 0161 200 5500 FINAL REPORT email: [email protected] web: www.urbed.coop October 2010 A down loadable version of this report is available from: www.urbed.coop 2 Contents Introduction 4 Part 1: The Minster Today 6 Part 2: Visioning 26 Part 3: The Preferred Option 50 Part 4: A Way Forward 62 Appendices Appendix 1: Property Market Overview Appendix 2: Roundtable Feedback Report Appendix 3: Public Consultation Report Appendix 4: Conservation Report Appendix 5: Options Appraisal Matrix Appendix 6: CABE Review Boards Appendix 7: Summary Development Appraisal (Private and Confidential) Appendix 8: Estimated Public Realm Costs Appendix 9: ERDF Outline Business Proforma. 3 Study Area St James Hotel and Wilkinsons facade Rear side of St James House View from Minster of St James House and Hotel Inside St James House 4 Introduction In mid 2010 North East Lincolnshire Council commissioned a consultancy team led by URBED with support from Landscape Projects, AGD Regeneration and BFAW to undertake a Market Review and Concept Design work for St James House and St James Square. The study has been funded by Yorkshire Forward. ‘A prosperous and distinctive This study looks to build upon St James House and Square town centre which makes the the Masterplan for Grimsby are located to the West of the most of its North Sea Town (GTCM) completed in town centre in the grounds of St location’ October 2009. James Church, the towns GTCM Vision for the Town Centre greatest cultural and The GTCM identified St James architectural asset. House and St James Square as one of 5 Tier 1 projects to be We began this report by brought forward over the describing the analysis following 5 years. undertaken as part of this study of St James Square and its The GTCM identifies that surrounding area. ‘St. James’ Square should remain the tranquil heart of In Part Two of the report we the town centre and provide develop a number of options for a calm, safe dwelling space the redevelopment of St James but will be strengthened by House and Square. These the replacement of poor options were then appraised quality surrounding develop- against regeneration objectives, ment with new and refurbished viability, deliver and community buildings which will provide support. activity and security with ap- propriate ground level uses. In the final section of the report New buildings surrounding the we develop the preferred option Square will complement and and explore delivery models to respect the scale of the his- take the project forward. toric church and should include social and cultural uses. Activity and movement will be encour- aged with the specific aim of improving safety but this will remain a tranquil green oasis.’ 5 6 Part 1 The Minster Today 7 GRIMSBY MINSTER AND THE TOWN Church south side 1900’s Church south side 1903 8 The Minster and the Town Founded by the Danes in the 9th century AD Grimsby is located on the Humber Estuary. The town originally developed on higher ground between the West and the East March which provided the town protection in the absence of town walls. Up until 1801 Grimsby The St James Church came St James Church was awarded remained a small settlement into existence in 1114. During its Minster status in 2010 with a population of just 1,524 the medieval ages it was marking its importance as the barely larger than medieval one of two parish churches most important cultural and times. The town then began alongside St Marys. By the architectural asset in the town. to grow and by 1831 housed 1840s the number of parish a population of around 4,000 churches had increased to The Minster plays host to a people. The advent of the around 10 churches. Today variety of cultural events and railway and development of St James, now designated is the only parish church in Alexandra dock brought rapid as a Minster is one of only England to have its own Choir expansion to the town which a handful of the churches School, St James’ School. by the end of the 19th century still remaining in the town. had grown in population St James House and Grimsby to 75,000 inhabitants. Minster are both under the ownership of the diocese. RIVER HUMBER RIVER HUMBER RIVER HUMBER royal dock alexandra dock the haven the haven West Marsh East Marsh West Marsh East Marsh + + ground higher than 5m 1840 - Pre railway 1625 - Medieval 1960 - Established railway, extended docks, 12th Century 1840 Pre Railway pre1960 inner relief road - Established railways, extended docks, and inner relief road 9 1820 1850 1850 over 1820 1850 2010 over 1850 1820 2010 1850 over 1820 2010 over 1850 2010 10 St James Churchyard In this section we describe the changes to St James Square and the public realm since 1820 to the present day. The drawings on the opposite 2010 1850 2010 over 1850 page analyse the changes to From 1850 to today there has the public realm and Grimsby been a number of significant Minster since 1820. St James 1850 pre restorationchanges west end to both the public realm Churchyard is indicated in green 1850 pre restorationand west the end churchyard. Both the with the public realm of the time main public space, the Bull Ring coloured in either brown or red.1850 pre restoration west end and Market Square, were lost following the construction of Bull Ring 1850 1820 the Wilkinsons development. Bull Ring 1850 Bull Ring 1850 In 1820 the Bull Ring to the The Wilkinsons development Bull Ring 1850 north east of the Minster was did however expand the the primary public space in the1880 post restorationChurchyard west end to the East by town. At the time the Bull Ring1880 post restorationsetting west end back the buildings was accessed by Deansgate 1880 post restorationfurther west end from the Minster. Bull Ring 1900 which ran to the west along the Bull Ring 1900 western edge of the churchyard. The construction of the Bull Ring 1900 Bull Ring 1900 2010 over 1850 To the east of the churchyard the inner ring road has resulted building line encroached much in the Churchyard again closer to the Minster than the been expanded. The area current Wilkinsons development. previously taken by Deansgate Bull Ring 1960 has now been consumed 1850 into the Churchyard. Bull Ring 1960 By 1850 the Corn Exchange Bull Ring 1960 Bull Ring 1960 had been removed to create The photos to the right show the a second large public space view of the Minster from the Bull known as the Market Square. Ring from 1850 till 1960 prior to The churchyard was also the removal of the Bull Ring. expanded as Church Lane was re-aligned following the construction of the trainline. 11 Notes 1. Fishermans Memorial : bronze statue on slate tiled plinth. Popular and attractive feature. 2. Low stone wall : informal meeting place 3. Low Stone Wall and cast iron lighting columns 4. Low stone wall : poor condition, constrains large OLD MARKE church groups close to main enrance to Minster. CHANTR HOTEL Y LANE 5. Low Stone Wall : sitting wall at western end of 2 Minster. Occasional use only. Western entrance WILKINSONS Rp T S used for funerals and wedding etc. Hardstanding 12 TREE used as car park 1 T Y A 6. Historic Stone Cross (relocated to curent posi W Rp Rp tion in 1990’s) ARD W 10 7. Main entrance to Minster USE Bp Notes 3 8. Churchyard entrance for vehicles; pedestrain Si Cc entrance from south FREDERICK Til Bp Si Bp 1. Fishermans Memorial : bronze statue on slate AMES HO Sa tiled plinth. Popular and attracti9. ve feaChurture.chyard Wall : brick with railing panels T J Bp S Bp 4 Cc U”S” 11 7 2. T Low stone wall : informal meeting10. placeSeats against wall : popular afternoon sitting area Ps TREE Ps Bp 11. Grass area, some 600mm higher than adjacent Tp THLEHEM3. S Low Stone Wall and cast iron lightingp acolumnsving Ap 8 BE TER 4. Low stone wall : poor condition,12. constraReclaimedins large yorkstone paving surface Ap Y MINS OLD MARKE church groups close to main enrance to Minster. CHANTR HOTEL GRIMSB Tp Ap Ap Tp Y LANE 5. Low Stone Wall : sitting wall at western end of 2 5 Tp Minster. Occasional use only. Western entrance Ap WILKINSONS Rp Tp T S used for funerals and wedding etc. Hardstanding 6 TREE 12 Tp used as car park Tree Species 9 Ps 1 T Y Code name A 6. Historic Stone Cross (relocatedAp to curentAcer pseudoplaposi tanus W Fe Rp 9 Rp WELLO tion in 1990’s) Bp Betula pendula ARD Cc Corlyus colurna W WG Fe Fraxinus excelsior 10 7. Main entrance to Minster CHURCH LANE A Si Sorbus inermedia Notes TE USE Bp Sa Sorbus aucuparia 3 8. Churchyard entrance for vehicles; pedestrain Cc Tp Tilia platyphyllos Si 1. Fishermans Memorial : bronze statue on slate entrance from south U’S’ Ulmus “Sapporo Gold” FREDERICK Bp Til TE A tiled plinth. Popular and attractive feature. AMES HO Si Bp Sa 9. Churchyard Wall : brick with railing panels T J Bp S Bp 4 Cc 2. Low stone wall : informal meeting place DEANSG U”S” 11 7 T 10. Seats against wall : popular afternoon sitting area Ps 3. Low Stone Wall and castTRE ironE lighting columns Ps Bp 11.