Saint Mary and Saint James conservation area …...Taunton Deane Borough Council April 2007Page 4 of 36 1. Introduction 1.1 Background This Appraisal has been prepared for Saint Mary

Taunton Deane Borough Council April 2007 Page 2 of 36

Contents

List of Figures.................................................................................................................. 3

List of Maps..................................................................................................................... 3

1. Introduction ................................................................................................................. 41.1 Background .......................................................................................................... 4 1.2 Planning Policy Framework .................................................................................. 4 1.3 Development Within a Conservation Area ............................................................ 4 1.4 Preparation and Survey Limitations ...................................................................... 4 1.5 Community Involvement ....................................................................................... 5

2. Summary of Special Interest ...................................................................................... 72.1 Special Historic Interest ........................................................................................ 7 2.2 Special Architectural Interest ................................................................................ 7

3. Site, Situation and Zoning .......................................................................................... 83.1 Location and Setting ............................................................................................. 8 3.2 Economic and Social Profile ................................................................................. 8 3.3 Study Zones.......................................................................................................... 8

4. Historic Morphology and Archaeology...................................................................... 104.1 Historic Morphology ............................................................................................ 10 4.2 Archaeology........................................................................................................ 14

5. Spatial Analysis and Built Form................................................................................ 155.1 Urban Structure .................................................................................................. 15 5.2 Open Space........................................................................................................ 15 5.3 Views .................................................................................................................. 15 5.4 Plan-Form, Height and Massing ......................................................................... 15 5.5 Building Density .................................................................................................. 15 5.6 Edges and Enclosure.......................................................................................... 16

6. Architecture .............................................................................................................. 176.1 Architectural Style............................................................................................... 17 6.2 Listed Buildings and Important Unlisted Buildings .............................................. 17 6.3 Facades.............................................................................................................. 18 6.4 Roofs .................................................................................................................. 18 6.5 Windows ............................................................................................................. 18 6.6 Other Features of Interest................................................................................... 19

7. Street Scene ............................................................................................................ 207.1 Walls, Railings and Gates................................................................................... 20 7.2 Trees, Hedges and Green Space ....................................................................... 20 7.3 Public Realm....................................................................................................... 21


8. Damage & Deterioration........................................................................................... 24 8.1 Principal Negative Features................................................................................ 24 8.2 Principal Neutral Features .................................................................................. 25 8.3 General Condition............................................................................................... 25 8.4 Buildings at Risk ................................................................................................. 26 8.5 Threats and Pressures ....................................................................................... 26

9. Recommendations ................................................................................................... 27

9.1 Boundary Changes ............................................................................................. 27 9.2 Management & Enhancement ............................................................................ 28

Appendix ....................................................................................................................... 29

Appendix A – Further Information and Advice ........................................................... 29 Appendix B – Conservation Areas: General Guidance .............................................. 30 Appendix C – Scheduled Ancient Monuments........................................................... 32 Appendix D – Listed Buildings ................................................................................... 33 Appendix E – Important Unlisted Buildings................................................................ 35

List of Figures FIG. 1: View of the Conservation Area in 1840. FIG. 2: Hammet Street as newly completed. FIG. 3: Former Workshops and Warehouses. FIG. 4: North end of St.James Street 1886 FIG. 5: Enclosure provided by buildings. FIG. 6: Typical ‘Georgian’ architecture. FIG. 7: Window at the old Huish’s Almshouses along Magdalene Street. FIG. 8: Former Summer House (?) in Canon Street Car Park. FIG. 9: Victorian Railings. Church Square. FIG. 10: Trees in St. Mary’s Churchyard. FIG. 11: Decorative brick paving. FIG. 12: Pockets of Neglect. FIG. 13: Loss of Original Windows.

List of Maps Map 1: Boundaries Map 2: Zones Map 3: Townscape Appraisal


1. Introduction

1.1 Background This Appraisal has been prepared for Saint Mary and Saint James Conservation Area part of which was originally designated as Hammet Street/Middle Street Conservation Area by Taunton Deane Borough Council in 1975, and was last reviewed in 1998. Conservation Areas are defined as: “areas of special architectural or historic interest the character or appearance of

which it is desirable to preserve or enhance”. They are designated to cover the streets and places in our towns and villages that are considered ‘special’ and to thereby warrant greater protection. While bringing some added controls the object of designation is not to prohibit change but rather to manage its quality. The purpose of this appraisal is to provide an in depth analysis of character in order to assist the planning process.

1.2 Planning Policy Framework Conservation Areas are designated by local authorities in fulfilment of section 69 of the Planning (Listed Building and Conservation Areas) Act 1990. Planning Policy Guidance 15 Planning and the Historic Environment provides the statutory guidance for their administration, while specific Local Authority policies also apply (see Taunton Deane Local Development Framework). Further guidance regarding the legal implications of designation can be found in Appendix B.

1.3 Development Within a Conservation Area If you are considering undertaking works to a property, or developing land that lies within a conservation area you are advised to contact a Conservation Officer and the responsible Development Control Officer at Taunton Deane Borough Council for assistance. This appraisal will assist in the formulation of appropriate design strategies for new development, which should be fully articulated within a Design and Access Statement accompanying any planning application. CABE has produced useful guidance (see Appendix A). Please note that it is an offence to carry out unauthorised works.

1.4 Preparation and Survey Limitations This Appraisal was researched and written by Benjamin Webb, Conservation Officer at Taunton Deane Borough Council, during February 2007. It was revised following internal and external consultation during March 2007, and formally adopted on April 11th 2007.


When reading or using an Appraisal it is important to note the document can never be fully comprehensive. For instance, some aspects of the survey information are limited to those areas which can be reasonably recorded from the public highway and other accessible land. Failure to mention a particular element or detail must not be taken to imply that it is of no importance to an appreciation of the character or appearance of the Area and thus of no relevance in the consideration of planning applications.

1.5 Community Involvement Displays with leaflets were organised at Taunton Library and at the Deane House and a consultation day held at the latter in order to enable local residents and other interested parties to make representations and to ask questions. All consultation materials were available online. The consultation was advertised through local media and Council channels. Views were invited from local amenity groups. Consultation responses have been taken into account in preparation of the final version of this document.


2. Summary of Special Interest

2.1 Special Historic Interest The Conservation Area includes the structurally distinct streetscape of a suburb which developed outside Taunton’s Augustinian Priory during the medieval period. A number of significant trends and phases in Taunton’s history are reflected in the Area’s buildings, from the long tradition of providing almshouses to eighteenth century commercial then nineteenth century industrial growth. The Area unusually contains middle class housing alongside former works and warehouse premises. A number of associations with famous personalities exist, including the locally celebrated Benjamin Hammet (patron and builder of Hammet Street) John Wesley (who opened his first Methodist Chapel here) and Benjamin Disraeli (who lodged at 13 Canon Street).

2.2 Special Architectural Interest The Area contains a range of well preserved eighteenth-nineteenth century townhouses including the Grade II* listed set piece of Hammet Street with Grade I listed St. Mary’s Church. Alongside polite architecture a variety of minor industrial/warehousing structures survive providing a back street variety, depth and texture lost from elsewhere in Taunton.


3. Site, Situation and Zoning

3.1 Location and Setting The Conservation Area occupies the north-eastern segment of central Taunton providing a transition between predominantly commercial uses to south and west and residential developments to the east. The River Tone and cricket ground lies to the north.

3.2 Economic and Social Profile Today both the Area in general and the individual buildings within it house a mixture of commercial and residential uses, the former including both specialist retail and services. The residential sector has seen considerable expansion during recent years while historically important industrial and manufacturing uses have now disappeared. The Area currently has a slightly mixed economic profile with most accommodation provided by flats of varied middle and low market quality.

3.3 Study Zones While the Conservation Area is united by a closely connected developmental history, for ease of analysis and clarity it will be split between three character ‘zones’. These are shown on Map 2 and comprise: Zone 1: Corresponds with Benjamin Hammet’s designed scheme of Hammet Street and Church Square with St. Mary’s as terminus. A Zone of core quality. Zone 2: Corresponds with Middle Street, Lower Middle Street, part of Whirligig Lane and the bottom of St James Street. The Zone incorporates a number of early nineteenth century buildings in Canon Street which share a close relationship with those in Middle Street, and in this way Zone 2 overlaps with Zone 3. A Zone of core quality. Zone 3: Corresponds with Magdalene Street, Canon Street and the larger part of St James Street. These represent the historically associated context of Zone 2, as together Zones 2 and 3 represent the site of Taunton Priory’s medieval suburb. A Zone providing important context and setting in which the grouping of St James’ Church and 16-28 St James Street is of particular quality, though quality over all is lesser than either Zones 1 or 2.


4. Historic Morphology and Archaeology

4.1 Historic Morphology

Medieval Development: The Conservation Area forms an odd relationship to the layout of the rest of the town and this finds origin in its development around a separate focus during the medieval period. Reference to FIG. 1 will assist in reading the following paragraphs.

St Augustine’s Priory was moved from the castle site and established in open land to north east of the town during mid twelfth century in what is now the St Augustine’s Road area. Its principal entrance probably lay at the head of St.James Street which remained a closed gateway to the house which replaced the Priory until opened to serve suburban development at the close of the nineteenth century (see FIG. 4). The Priory site lay outside the town’s walls whose north-eastern line roughly corresponds with the eastern boundary of St Mary’s, the Vicarage and the line of the later Lower Middle Street. The town’s North Gate stood in the vicinity of what is now North Street’s junction with St James Street. St Mary’s may have been established as a dependent of the Priory just inside the town’s walls around the same time, and was linked to Fore Street by the now defunct Great Magdalene Lane.

Suburban development was encouraged outside the Priory and saw establishment of St James Street (running south-west from the Priory gate to the town’s North Gate), Canon Street (running south-east from the Priory gate linked to the town’s East Gate by Tancred Street) and Middle Street (linked to St James Street by ‘Back Lane’ - now Lower Middle Street - skirting along the town wall). Narrow lanes provided further linkages of these streets to St Mary’s Church. Whirligig Lane, now partially widened to provide a car park access, held a gate at its junction with Middle Street where breaching the town wall, the turnstile of which is given reference in the name. Magdalene Lane formed a second narrow route subsequently straightened and widened, part of which was formerly known as ‘Black Boy Lane’. A third route, still in use as a footpath, linked the churchyard with Canon Street and was again gated where passing through the walls. St James’s church was probably established as a dependent chapel of the Priory during the twelfth century to serve the suburb.

Post Medieval Development: The sixteenth century saw dissolution and dismantling of the Priory, while action during the Civil War of the following century is thought to have resulted in much of the surrounding area becoming damaged or destroyed. Of development which survived or followed there is record of a number of sixteenth and seventeenth buildings, chiefly alms houses, within the Area though most were demolished during the nineteenth century. A timber framed bay of a fifteenth century alms house previously located at the junction of Canon with St James’s Street has been reconstructed in the courtyard of Taunton Castle.


FIG. 1: View of the Conservation Area in 1840 (from Wood’s Taunton Map). The scene shortly predates clearances along Magdalene Lane (here marked ‘Black Boy’). The dashed line represents the position of the medieval town wall and

stars recorded gates within it together with that of the Priory. The arrow indicates the stump of Great Magdalene Street.

18th-19th Century Development: Development within the Area chiefly dates to the late eighteenth to nineteenth centuries the character of which reflected a combination of civic and privately sponsored improvement schemes and commercial growth which created an increasingly wealthy merchant class. Hammet Street and Church Square were privately developed by Benjamin Hammet in 1788 as an architectural set piece running off the newly built market place. This was accommodated within the boundaries of a number of pre-existing burgage plots which were cleared of their buildings, and superseded Great Magdalene Street as access to the church (this gradually extinguished during following years). Construction of Hammet Street may


have encouraged further development of middle class housing within St James, Middle and Canon Street whose location was conveniently detached from but close to the main streets. To this end contemporary townhouses survive in both Middle Street and Canon Street, though few now remain in St. James Street. Here industrial uses increasing displaced residential as the latter expanded along the river. Little evidence now remains of the brewery, foundry, coal wharf and other enterprises which at one time provided the Area’s immediate context to the north, though several industrial and trade related buildings do survive in both St James and Lower Middle Street (see FIG. 3). Fragments of the Canon Street Brewery which occupied the garage site at the head of St James and Middle Street may be viewed in Middle Street, whilst its huge malt house is currently undergoing residential conversion opposite.

FIG. 2: Hammet Street as newly completed. (Toulmin 1791).

Until the mid-nineteenth century Magdalene Lane was a narrow access which become a twisting footway before meeting Canon Street. Considered a ‘sink of iniquity’ by contemporaries the area was levelled in an early act of slum clearance and the current, widened street laid out in 1864. This involved slicing off a large piece of the churchyard, the whole of which was itself reduced to its current ground level through removal of accumulated burials. As part of the improvements almshouses demolished in the process were rebuilt and others relocated from Great Magdalene Street. Parts of these buildings survive, and have provided a conceptual model for some of the residential development carried out here more recently.


FIG. 3: Former Workshops and Warehouses.

20th Century Development: A small number of buildings including the swimming pool were added during the first half of the twentieth century though following the Second World War major change was characterised by clearances of both land and buildings with limited redevelopment which particularly affected St James Street, Canon Street and the upper end of Magdalene Street. The Canon Street Car Park was formed through demolition of a number of large houses and a merger of gardens. Further car parks were created through clearance of wharves and warehousing from along the riverside, and the courts running back off Fore Street adjacent to Whirligig Lane. Viewed here as a more destructive than constructive exercise post-war redevelopment has left a series of rude gaps within the Area’s townscape which are now being filled with varied success.


FIG. 4: North end of St.James Street 1886. This part of the Area underwent the most significant change during the following century. Few of these buildings

survive. Remaining fragments of the Canon Street Brewery are outlined in red and also pictured in FIG. 12. Note the almshouses and gated entrance at the head of

St. James Street, the latter recalling the medieval entrance to the Priory.

4.2 Archaeology As most of the Conservation Area has been in urban use since the medieval period the likelihood of disturbing sub-surface archaeological deposits during development is high. Various excavations have been carried out to date and are recorded in the County Historic Environment Record (HER). These include study of the town’s historic defensive rampart, part of which has been made a Scheduled Ancient Monument (see Appendix). The whole of the Conservation Area is designated an Area of High Archaeological Potential (see relevant local policies).


5. Spatial Analysis and Built Form

5.1 Urban Structure The Conservation Area occupies a roughly rectangular chunk of townscape of which four secondary roads make a partial circuit closed on the west side by principle route, North Street. The centre is bisected by side streets and footways, while a high level of permeability at depth exists within Zone 2 in which side accesses and entrances open onto or pass through courtyard and semi-enclosed spaces.

5.2 Open Space Public open space was limited within the Area during the past due to density of

street edge development. Churchyards provided and continue to provide enclosed spaces of intimate public-private character the nature of which is mirrored in the courtyard based commercial developments in Zone 2. Church Square represents a specifically designed but defunct public space having become a road junction with widening of both Magdalene Street and Whirligig Lane. Canon Street Car Park otherwise provides an unstructured open space in which the relationship of this to the surrounding buildings has become increasing confused; some recent infill developments facing onto this space while older building face away.

5.3 Views The vista comprising St. Mary’s tower and Hammet Street has been Taunton’s most celebrated views since construction of the street with this purpose in mind during the 1790s (see FIG. 2 and cover). Glimpsed from various points moving through and around the Area the towers of both St. Mary’s and St. James’s provide visual anchors important to sense of place.

5.4 Plan-Form, Height and Massing Historic properties show a maximum of three stories at the street frontage with two stories the norm for buildings located to their rear. More recent developments tend towards three stories wherever they are located meaning they sometimes appear incongruous.

5.5 Building Density Setting aside the land occupied by Canon Street Car Park and the two churchyards, building density across the Area is relatively high. While parts of the Area – Zone 3 in particular – have shown a historic fluctuation linked to clearance and redevelopment, the current trend is for high volume infill including some construction within the curtilage of existing properties. Provided sensitive designs are employed this need not be harmful to the character of the Area.


5.6 Edges and Enclosure Street edge enclosure is primarily provided by buildings themselves, the majority of which directly face onto the street. Front gardens and associated pavement edge boundary features are infrequent, and appear only a historic feature of Middle Street and the top of Whirligig Lane. Gardens and courtyards are otherwise often enclosed with substantial walls providing a strong edge where present. This is best seen in surviving stretches of wall at the St James Street end of Canon Street and along Whirligig Lane. Where walls have been lowered, railings removed or accesses widened the separation of public and private space has been eroded with negative consequences.

FIG. 5: Enclosure provided by buildings. A turn in the street adds to interest. High density use of space is typical of historic urban areas and contributes much to the character of fine grained backstreet townscapes such as that seen at the junction

of Lower Middle and St James Street above.


6. Architecture

6.1 Architectural Style Simple Georgian and early nineteenth century architecture predominates across the Area. This is most strongly evident in Zones 1 and 2 while a more mixed character exists in Zone 3 where a gothic influence is particularly felt in Magdalene Street. More functional later nineteenth and early twentieth century industrial architecture is evident within the western part of Zone 2 and has been referenced in the façade of a residential development in Lower Middle Street. Where the Area bounds on North Street in Zone 2 some particularly good examples of commercial architecture from the same period also survive.

FIG. 6: Typical ‘Georgian’ architecture. Characteristics of simple but elegant proportion and detailing are repeated across the Conservation Area in buildings

dating up to the mid nineteenth century. A recent development in St. James Street has attempted to emulate the form but has achieved only an

approximation.

6.2 Listed Buildings and Important Unlisted Buildings Schedules of listed buildings and important unlisted buildings are set out in Appendices D and E, and identified on Map 3.


6.3 Facades Plain brickwork, mostly in shades of yellow-brown though with some hard machine-made reds, is dominant throughout the Area. Fragments of the Canon Street Brewery (in Middle Street) indicate that some decorative work was previously present, this scheme employing Flemish bond with alternate red stretchers and burned headers. Brickwork is rarely combined with other finishes though a few facades have been painted. In common with the brewery buildings most historic houses carry Flemish bond while there is evidence that those in Hammet Street were originally tuck pointed (brick coloured mortar was incised and inlaid with fine lines of white lime putty providing the appearance of ultra fine joints). Stone is limited to a few buildings, and of these principally the three churches and gothic styled buildings (the old school and almshouses) in Magdalene Street. Use of stucco and render is limited.

It important to note that an Article 4 Direction prohibiting the painting of previously unpainted facades under normal ‘permitted’ development was made in March 1977 applicable to the Conservation Area as then constituted.

6.4 Roofs Plain clay tiles are most commonly employed for roofing with slate used otherwise. The blue glazed pantiles of The Princess Royal, which match similarly glazed chimney pots are particularly unusual. In general roofs do not play a prominent role within the townscape given the height of buildings combined with their positioning close to the street edge. The sharply pitched roof of the old malthouse on Canon Street provides a notable exception, however this has been recently disfigured by insertion of rooflights and vents.

6.5 Windows In tune with the predominant architectural style wooden sash windows with proportioned configurations of eight-over-eight, six-over-six, three-over-four or three-over three, occur frequently and provide facades with strong vertical emphasis. Particularly old examples have flush-fit exposed cases though most are fitted within a reveal, have flat stone sills and gauged brick arches. The characteristically fine joints of the latter are frequently spoiled by careless repointing. Surviving eighteenth and early nineteenth century windows lack horns, though these are often included in replacements. A more functional horizontal or squat window proportion is seen on some industrial, warehouse and workshop structures, these commonly carrying simple brick sills and arches and fitted with more utilitarian frames. Leaded gothic windows are a feature of buildings with ecclesiastical styling particularly along Magdalene Street. Dormer windows are nowhere a strongly visible historic feature.


6.6 Other Features of Interest

A range of shopfronts retaining a significant proportion of historic detailing survives at 2-14 The Bridge, while an inter-war Lyon’s ‘Corner House’ building remains on the corner of North Street. The latter was one of a national chain of tea shops (cafés – a function the building retains.

Much of the stone paving around St.Mary’s churchyard is made up from gravestones. Heavily worn inscriptions are still visible on some of them.

What appears to be a former summerhouse in the style of a Greek temple stands in Canon Street Car Park. The building has been greatly damaged through its conversion.

FIG. 8: Former Summer House (?)in Canon Street Car Park.

FIG. 7: Window atthe old Huish’sAlmshouses alongMagdalene Street.Myriad reflectionsarrest the attentionon passing.


7. Street Scene

7.1 Walls, Railings and Gates Front garden walls, some still topped with railings, are only encountered in Middle

Street and Whirligig Lane. Here very little remains in original or uniform pattern giving an untidy result. Both the churchyards of St. Mary’s and St. James’s retain stone walls finished with cast iron railings and gates, though railings have been removed from along Magdalene Street weakening the boundary. A fine wrought iron gate separates Canon Street Car Park from the churchyard and another the Congregational Church from Whirligig Lane. Where modern gates have been installed on service entrances their substantial, solid construction is rarely attractive.

FIG. 9: Victorian Railings. Church Square.

7.2 Trees, Hedges and Green Space The churchyards of St. Mary’s and St. James’s provide the principle green space within the Conservation Area. Trees at the former and in the garden of the adjacent Vicarage make a particularly positive contribution to local amenity and the composition of views towards the tower from Canon Street. Extensive garden space has been lost from the heart of the Area through creation of Canon Street


Car Park, though some scattered trees do remain. These gardens once played an important role in providing a transition from urban to rural landscape while also represented an important mark of social differentiation, their suburban spaciousness contrasting sharply with the crowded backland courts close by. Recent soft landscaping at the entrance to Canon Street Car Park and along St. James Street does not conform to any established or traditional pattern within the Area, and in making use of species more commonly associated with scrubland and Highways schemes fails to enhance the Area.

FIG. 10: Trees in St. Mary’s Churchyard.

7.3 Public Realm

a) Groundscape Part of Whirligig Lane and the passage alongside the Congregational Church retain a (partially reconstructed) pavement of embossed and plain bricks. Stone kerbing survives along Hammet Street and around Church Square, and a stone lined gutter in Lower Middle Street. Recent pavement works in Canon Street revealed what appeared to be stone slabs beneath the current surface. The recorded nineteenth century groundscape of the Area progressed from flint to macadam and today largely comprises patched tarmac, with concrete slabs laid in Hammet Street. Comprehensive resurfacing with concrete setts has been undertaken in the lower part of St. James Street, which while offering superficial visual enhancement has removed structure from the street scene by erasing clear roadway-pavement differentiation. The resurfaced area ends somewhat abruptly part the way along both St. James and Lower Middle Street creating an artificial distinction harmful to the perception of those parts left out.


FIG. 11: Decorative brick paving. Found in various contexts around Taunton brick embossed with a star pattern is used to pave the footpath alongside

the Congregational Church.

b) Lighting A historic lantern survives in St. Mary’s Churchyard, while standard reproductions have been installed as part of the improvements to the lower parts of St. James and Lower Middle Streets. While the latter are used with some success they are far taller than their historic counterparts and so provide a less intimate lighting effect. Elsewhere within the Area street lighting is less sensitive. The globes used along Middle Street, flood lights mounted onto building facades along Hammet Street, and tall highways lamps around Canon Street Car Park are particularly unattractive.

c) Street Furniture Metal planters have been positioned along the lower part of St. James Street. These appear as incongruous clutter and retain an off-the-peg black and gold paint scheme. Battered plastic dustbins in similar style may be found in St. Mary’s churchyard.


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Reproduced from the Ordnance Survey mapping with the permission of the Controller of HMSO. (c) Crown Copyright.Unauthorised reproduction infringes crown copyright and may lead to prosecution or civil proceedings.Taunton Deane Borough Council

Date: 12/03/2007

Map 3: Townscape Appraisal

T D B C F r a m e D e t a i l s : 0 . 0 1 , 0 . 0 1 , 0 . 1 8 4 , 0 . 2 7 1 , 0 , 0 , 0 , 0 , 0 . 1 , 0 . 0 1 5 , 0 . 2 1 , 0 . 2 9 7 , F , F

Key

Approx. Tree Cover

Green Spaces

Negative Feature (eg: access)

Positive Feature (eg: gatew ay)

Landmark

Listed Building

Positive Building

Neutral Building

Negative Building

Positive WallNegative Boundary Treatment

Railing

Listed Wall


8. Damage & Deterioration

8.1 Principal Negative Features a) Car Parks, Car Parking and the Cycle Park

On-street parking in Middle Street and Hammet Street creates some visual clutter which causes harm to the street scene.

Parking within the churchyards of St. Mary’s and St James’ is particularly detrimental to the quality of these locations.

A relatively large space is taken in the heart of the Conservation Area by Canon Street Car Park. This represents an unattractive incursion into the townscape unrelieved by any effort to sensitively landscape or enclose the site. This provides an untidy setting for the surrounding buildings, and leaves the footpath from St. Mary’s churchyard to Canon Street without definition. Taken in combination with the Whirligig Lane and riverside car park the use can be viewed as an overbearing presence within the Area.

The forecourt of the garage on Canon and St. James Street provides an unattractive break in the pattern of townscape which impacts negatively upon the setting of surrounding listed buildings. Redevelopment of this site which included renovation of the former brewery buildings (see FIG. 12) could be beneficial. The location is currently flagged for its development potential in the Local Plan.

The small cycle park located behind the Ring of Bells appears unkempt and is overgrown. The use of reproduction standard lanterns to light it appears most peculiar.

b) Accesses and Enclosure Where they exist, interfaces between public and private spaces have frequently suffered degradation. This is seen where boundary walls have been removed or reduced and accesses widened and or pulled back from the street edge. The result produced is an irregular separation of untidy private service areas from public spaces which is at its most visible along Magdalene Street.

c) Quality of New Buildings The quality of new buildings is mixed in terms of design and materials. The St. James Street entrance block of St. James Court is particularly utilitarian, while several very economically constructed buildings including Quadrant Court on Middle Street show use of materials clearly inferior to those employed in neighbouring historic properties. Other relatively recent developments along St. James Street also draw attention to themselves by standing off skew some distance behind the street edge building line.


d) State of the Public Realm and Traffic Management As outlined above, both street and pavement surfaces, lighting and street furniture are of poor quality and contribute little to their context. Both hard and soft landscaping schemes have a budget feel. Some conflict between pedestrians and motorists occurs in Church Square and the lower part of St James Street, the latter exacerbated by its ‘pedestrianised’ appearance. Both surfacing and traffic direction measures along St James Street give it a fragmented feel.

8.2 Principal Neutral Features The St James Street Pool is perhaps the most significant ‘neutral’ feature. While this subsequently embellished building of 1929 does no harm it contributes little and occupies a large site around which gaps have opened which break the continuity of the townscape. This could be favourably redeveloped as is proposed within Taunton Vision.

8.3 General Condition Upkeep varies greatly across the Area though many older buildings divided for use as flats show signs of infrequent maintenance. Pockets of neglect are especially visible along Lower Middle Street. The painting of facades often provides a poor impression given that this highlights soiling and deterioration more clearly than might otherwise be the case.

FIG. 12: Pockets of Neglect. Left: deterioration between buildings on Lower Middle Street. Right: tatty fragments of the Canon Street Brewery. Now incorporated into

the garage these buildings could be sensitively restored.


8.4 Buildings at Risk Listed buildings and important unlisted buildings, whose special interest may be considered ‘at risk’ from factors of neglect, vacancy or deferred maintenance etc include the fragments of Canon Street Brewery (pictured FIG. 11) and the old summerhouse in Canon Street Car Park (pictured FIG. 7).

8.5 Threats and Pressures Pressure principally stems from demand for redevelopment and infill. Works proposed under Project Taunton will have a significant impact. It is important that any new development is fitted carefully to its context in terms of layout, scale and massing. Recent schemes within the Area have thus far shown mixed results and the ‘industrial’ style often adopted has been overused. Minor incremental changes such as window replacement are here, as elsewhere, having a cumulatively damaging effect.

FIG. 13: Loss of original windows. Here sash windows which have lasted around 200 years are being replaced with double glazed PVCu versions which have a

shelf life of around 20. It is impossible to replicate the appearance of a window like this in double glazing due to the greater thicknesses of glazing bars required, while the reflective qualities of handmade glass are lost entirely. Unlike the original which survives in this picture replacements often have ‘horns’ added to the meeting rail. Horns were introduced to strengthen frames when larger sheets of glass became available and earlier windows of this pattern never carried them. Various specialist firms can now fully overhaul and upgrade historic sash windows at lesser cost than

replacement. The local Conservation Officer will be happy to assist.


9. Recommendations

9.1 Boundary Changes Included following review:

Lower Middle Street: contains an interesting variety of buildings which

provide traditional back street character and texture. A logical continuation of Middle Street following the line of the town’s rampart.

Canon Street (southern section): Contains a number of listed buildings

and others of interest albeit interrupted by incursion of the car park. An element of the medieval suburb of which the remainder of the Area forms part providing essential context to areas of core quality.

Magdalene Street (eastern section with minor addition to west): As

above.

Canon Street Brewery Site (St James Street Garage): of special note because part of the site was removed from the Conservation Area in 1998. The site contains a range of interesting buildings suited to renovation and indeed currently identified within Taunton Vision and the Local Plan for improvement.

St. James Street (with side streets: Riverside Place, Foundry Road,

part of Coal Orchard and St. James Close): The lower end of St. James Street contains an important and interesting mix of former industrial buildings and townhouses the layout of which provides strong sense of place and interest. Quality falters on the south side of the street beyond The Courtyard though is more consistent on the north side. St. James Street forms a vital element of the former Priory’s medieval suburb being the road which led from the Priory gate.

Lloyds Bank building Hammet Street: While detrimental to the character

of Hammet Street this building nonetheless forms a physical and visual part of it. Exclusion makes little sense.

1-14 The Bridge and 27-29 North Street: The buildings either side of the

entrance to St. James Street which together form an integral visual introduction to the conservation area. Comprise two listed buildings and some fine specimens of late nineteenth and early twentieth century commercial architecture.


9.2 Management & Enhancement Through positive proactive management and focused and appropriate enhancement works, the character and appearance of the Conservation Area may be both preserved and enhanced for the future. Analysis contained within this appraisal should assist in both the formulation and evaluation of development proposals thus helping to ensure that objectives are partially achieved through everyday planning. More broadly the following potentials may be identified and suggestions made. Implementation will depend entirely upon opportunity, priorities and funding, and may involve or be achieved by either the public or private sectors.

Street enhancements could include improved lighting, street and pavement

surfaces and street furniture where relevant. Where fragments of historic paving schemes survive these should be retained and perhaps used as a model for future works. Locally appropriate designs should be employed for street furniture; off-the-peg designs should be removed.

Strengthen boundaries and enclosure. Could include addressing the poor

landscaping of Canon Street Car Park and its access off Canon Street. Potential to reinstate railings at St. Mary’s.

Seek removal of car parking from the churchyards of St.Mary’s and

St.James’. Sympathetic redevelopment of the riverside and swimming pool site and

garage premises at the head of St.James and Middle Street. This should respond to the scale, grain, structure and appearance of the surrounding historic townscape and ensure maximum retention and refurbishment of historic fabric where identified as making a ‘positive’ contribution.

Removal of clutter from along facades in Hammet Street. The closure of this

road to traffic as was at one time historically the case would provide significant enhancement and allow restoration of Church Square for use as a public space.

Discourage further use of overtly ‘industrial’ styles in new development and

other direct but poorly conceived imitations of existing buildings. Both are beginning to have a harmful effect upon the authenticity and historic character and appearance of the Area.


Appendix

Appendix A – Further Information and Advice

Legislation, Guidance and Policy: Town and Country Planning (Listed Buildings and Conservation Areas) Act 1990.

(see www.opsi.gov.uk). Taunton Deane Borough Council Local Plan 2004.

Planning Policy Guidance Note 15: Planning and the Historic Environment. 1994.(see www.communities.gov.uk).

DETR Circular 01/2001. 2001. (see www.communities.gov.uk). Guidance on the Management of Conservation Areas. English Heritage 2005.

(See www.english-heritage.org.uk) Guidance on Conservation Area Appraisals. English Heritage 2005.

Design Planning Policy Statement 1: Delivering Sustainable Development. (see

www.communities.gov.uk). Design and Access Statements: How to write, read and use them. CABE 2006.

(see www.cabe.org.uk). By Design. Urban Design in the Planning System. Towards Better Practice.

CABE/DETR 2000. (see www.cabe.org.uk).

Historical Development and Archaeology: Bush, R. 1977: Book of Taunton. Goldsworthy. 1883: Recollections of Old Taunton. Gathercole, C. 1996: Somerset Extensive Urban Survey: Taunton. Unpublished

Somerset County Council Report. Historic Environment Record. Maps: Local Studies Library and Somerset County Records Office, Taunton. Toulmin, J. 1791: The History of Taunton in the County of Somerset.

Architecture: Statutory List of Buildings of Special Architectural or Historic Interest. Somerset Historic Environment Record. Listed buildings in the local area Pevsner, N. 2002: The Buildings of England: South and West Somerset.

Further Enquires Enquiries regarding this Appraisal and for advice should be addressed to:

Conservation Officer Taunton Deane Borough Council

Belvedere Road Taunton

Tel: 01823 356356


Appendix B – Conservation Areas: General Guidance What is a Conservation Area? A Conservation Area is defined as: 'an area of special architectural or historic interest, the character and appearance of which it is desirable to preserve or enhance'. - Planning (Listed Buildings and Conservation Areas) Act 1990. Taunton Deane has 41 Conservation Areas which have been designated to cover the most historically and architecturally important and interesting parts of the Borough's towns and villages. Various factors contribute to the special character of a Conservation Area. These include: the quality of buildings, the historic layout of roads, paths and boundaries, boundary treatments and patterns of enclosure, characteristic building and paving materials, uses and associations, the quality of the public realm and contribution made by trees and green spaces. A strong 'sense of place' is often associated with Conservation Areas. It is the function of Conservation Area Appraisals to assess and evaluate 'character' as a means of assisting the planning process. Owning and Developing Land and Property within a Conservation Area PPG15, Planning and the Historic Environment, provides a principal point of general guidance on the conservation areas. In order to assist in the preservation and enhancement of conservation areas various additional planning controls exist within them: The substantial demolition of unlisted buildings and structures requires Conservation Area Consent. Proposals will not normally be looked upon favourably where affected buildings or structures are deemed to make a positive contribution to the character and appearance of the area. An approved scheme for redevelopment will normally be required before consent to demolish will be granted. Exceptions to the rule include:

Small buildings of less than 115 cubic metres. Walls, fences and railings less than one metre high abutting to highway

(including footpaths and bridleways) or less than two metres elsewhere. Agricultural and forestry buildings erected since 1914. Certain buildings used for industry.

Where demolition is being considered early consultation with local Planning and Conservation Officers should be sought. It is a criminal offence to carry out unauthorised works.

Within a Conservation Area permitted development rights are subject to some restriction. Planning Permission will be required for:

Insertion of a dormer window or other alteration to the roof. Positioning of a satellite dish or antennae in certain locations. Application of stone, artificial stone, plastic or timber cladding. Erection of an extension exceeding 50 cubic metres volume or 10% of the

existing volume (whichever is greater).


Erection of a building exceeding 10 cubic metres volume within the curtilage of a property.

Further restrictions may be applied by the Local Authority or Secretary of State through use of ‘Article 4’ designations where a good case can be made (e.g. covering aspects such as change of windows). High standards of design are expected for new development within Conservation Areas. Sensitive proposals which pay special regard to prevailing patterns of height, massing, articulation, use of materials and enclosure will be encouraged and have been given renewed emphasis in new statutory guidance notes PPS1 and PPS3. Early consultation should be sought with local Development Control and Conservation Officers. Various types of advertisement including those which are illuminated will require Advertisement Consent. Advertisements must be sympathetic to the character and appearance of the area. All trees and shrubs with trunks 75mm or more in diameter at 1.2 metres above ground level are protected from felling, lopping and pruning. Six weeks' written notice must be provided to the Borough Council's Tree Officer in each instance during which time a Tree Preservation Order may be served. Implications for the Local Authority The 1990 Act makes it a duty for Local Authorities to:

In exercising their planning powers, pay special attention to the desirability of preserving or enhancing the character or appearance of a conservation area.

Formulate and publish proposals for the preservation and enhancement of the Conservation Area.

Review designations from time to time. The Government’s Best Value initiative (Indicators BV219a-c) also requires the production of Appraisals and Management Strategies, and places an onus upon Local Authorities to consult the public during their production.


Appendix C – Scheduled Ancient Monuments A Scheduled Ancient Monument is defined in the Ancient Monuments and Archaeological Areas Act 1979 and the National Heritage Act 1983 as a protected archaeological site or historic building of national importance. The scheduling of a monument means that permission is required for works affecting that monument. The Secretary of State, in consultation with EH, assesses each case individually to ensure that damage to protected sites is kept to a minimum. There is one Scheduled Monument within the Area: SM33706: Borough Bank, a section of medieval town defences 70m north of St Mary Magdalene Church


Appendix D – Listed Buildings A ‘listed building’ is a building of special national architectural or historic interest in the national context. Below is a table of the principal listed Buildings within the existing and proposed Conservation Area. For further information on these buildings see the Statutory List of Buildings of Special Architectural or Historic Interest and Historic Environment Record. Please note: The table does not include ancillary structures or those within the curtilage of named buildings. These are also covered by the listing.

Address Grade English Heritage

Reference No. Somerset HER Reference No.

5 St James Street II 269857 46132 6-7 St James Street II 269858 46241 8-8a St James Street II 269859 46240 Church of St.James II* 269860 46133 24-25 St James Street II 269862 46135 17 Canon Street (with attached walls)

II 269642 45921

18 Canon Street II 269646 45925 19 Canon Street II 269647 45926 20 Canon Street II 269648 45927 21 Canon Street II 269649 45928 22 Canon Street II 269650 45929 4-5 Canon Street II 269640 45919 Richard Huish Homes, Magdalene Street

II 269784 46060

Central County Primary School, Church Square

II 269665 45944

St Mary Magdalene Church I 269663 45942 9-12 Hammet Street II* 269756 46032 13-17 Hammet Street II* 269757 46033 18 Hammet Street II 269758 46034 4, 5-8 Hammet Street II* 269755 46031 1-2 Church Square II* 269658 45937 St. Mary’s Vicarage II 269659 45938 North Street Congregational Church

II 269831 46107

Somerset House, Middle Street II 269802 46078 13 Middle Street II 269803 46079 11 Middle Street II 269800 46076 12 Middle Street II* 269801 46077 10 Middle Street II 269799 46075 9 Middle Street II 269798 46074 8 Middle Street II 269797 46073


Octagon, Middle Street II 269796 46072 7 Middle Street II 269795 46071 1-6 Middle Street II 269794 46070 18-20, 22 Middle Street II 269805 46181 15 Middle Street II 269804 46080 29 North Street II 269829 46105 30 North Street II 269830 46106


Appendix E – Important Unlisted Buildings Buildings or structures which, whilst perhaps not of special interest in the national context, are nevertheless of local interest by nature of their date, design, materials, historical association, etc. This is not a statutory designation and confers no protection, but does highlight the importance of a building for general planning purposes. It is quite possible that some of these buildings may be of listable quality though they have been previously overlooked. Below is a table of notable unlisted buildings within the existing and proposed Conservation Area (it does not include all those which may be considered to make a ‘positive’ contribution to character and appearance). Address Notes Corfield Hall, Magdalene Street

An unusual building of a relatively modern design.

4 Lower Middle Street A quirky little shop housed within what appears a former outbuilding.

20 Lower Middle Street Good example of a small warehouse. YMCA Gymnasium, Middle Street

Interesting façade.

50/48 and 51 St James Street

Buildings form a pair at the entrance to Lower Middle Street. Built 1866.

The Courtyard, St James Street

Striking building with a strong ‘industrial’ character.

Almshouses, St James Close.

Attractive terrace of cottages.


Documents

Saint Mary and Saint James conservation area …...Taunton Deane Borough Council April 2007Page 4 of 36 1. Introduction 1.1 Background This Appraisal has been prepared for Saint Mary