Supplementary Guidance - Leicester · Supplementary Guidance to the City of ... , letter or e-mail....

Planning Policy and Design

Adopted October 2006

SupplementaryGuidanceto the City of

Leicester Local Plan 2006

High StreetConservation Area

Character Appraisal

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HIGH STREET CONSERVATION AREA: character appraisal

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HIGH STREETCONSERVATION AREAc h a r a c t e r a p p r a i s a l

(Adopted: XXX 2006)

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contents

1.0 Introduction 7

�.0 PlanningPolicyFramework 7

�.0 Definitionofthespecialinterest 8

�.0 Assessmentofspecialinterest 8

�.1 Locationandsetting 8

�.� Historicdevelopmentandarchaeology 8

�.�6 Characteranalysisandcharacterzones 15

�.�9 Prevailingandformeruses 16

�.�� Architecturalcharacterandkeybuildings 17

�.�9 Buildingmaterialsandthepublicrealm ��

�.56 Greeneryandgreenspaces �5

�.57Negativefactors �5

�.60 Generalconditionsoftheareaandbuildings �5

�.61 Problems,pressuresandcapacityforchange �6

5.0 Communityinvolvement �8

6.0 ConservationAreaboundary �8

7.0 ManagementProposals �9

8.0 Contactsandappendices �9

List of Maps

Map1 CityofLeicesterConservationAreas 5

Map� BoundaryofHighStreetConservationArea 6

Map� RomanLeicester 8

Map� MedievalLeicester 9

Map5 Fowler’smapof18�8 10

Map6 OrdanceSurveyMapof1885 11

Map7 Townscapeanalysis ��

Appendices

Appendix1 Listofbuildingsintheconservationarea �9

Appendix� ListoflistedbuildingsintheConservationArea �0

Appendix� Managementandenhancementproposals �0

Appendix5 RelevantLocalPlanPolicies �1

Appendix6 Glossaryofarchitecturalterms ��

page

5

Map 1. City of Leicester Conservation Areas

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Map 2. High Street Conservation Area

7

1.0 introduction

1.1 Thepurposeofacharacterappraisalistoidentify,defineandrecordthefactors

thatmakeconservationareasspecialandtoproposeactionstosafeguardthatspecial

interest.Italsoidentifiesfeaturesorproblemsthatdetractfromthisspecialqualityand

suggestswaysthatthesecouldbeaddressed.

1.� ThesurveyandappraisaloftheHighStreetConservationAreawerecarried

outduring�006followingthemethodologysuggestedbyEnglishHeritage.Localpeople,

includingthosewholivein,workinorvisitthearea,wereaskedfortheirviewsabout

thearea–whattheyliked,disliked,orthinkcouldorshouldbeimproved–sothata

completepictureofthevalueandcharacteroftheareacouldbebuiltup.

1.� ThedraftAppraisalwasmadeavailableontheCouncil’swebsiteforsixweeks

and,fortwoweeks,inthefoyeroftheBBCRadioLeicesterbuildingatStNicholasPlace,

toensurethatitreachedasmanypeopleaspossible.Commentssheetsandcontact

informationwereavailableforpeopletorecordtheirviewsbyphone,fax,letterore-mail.

2.0 planning policy framework

�.1 Protectionand/orpreservationofhistoricenvironmentsarenowextensively

recognisedforthecontributiontheymaketothecountry’sculturalinheritance,economic

well-beingandqualityoflife.Publicsupportforconservationareasasplacesthatgive

identitytopeopleandcommunitiesiswellestablished.Nationallegislationandregional

guidancereflectsthis.

�.� Theconceptof‘conservationareas’wasfirstintroducedintonationallegislation

in1967intheCivicAmenitiesActwhichdefinedaconservationareaas“an area of

special architectural or historic interest the character or appearance of which it is desirable to

preserve or enhance”.Itisnotthepurposeofaconservationareatopreventchangebutto

managechangeinwaysthatmaintainand,ifpossible,strengthenanarea’sspecialqualities.

�.� CurrentlegislationissetoutinthePlanning(ListedBuildingsandConservation

Areas)Act1990.Thisplacesadutyonlocalplanningauthoritiestodeclareasconservation

areasthosepartsoftheirareathattheyconsidertobeofspecialarchitecturalorhistoric

interest[s.69(1)].Italsoimposesonthemadutytoreviewpastdesignationsfromtime

totime[s.69(�)].Conservationareastatusalsomeansthattherearestrictercontrolson

changesthatcanbemadetobuildingsandland,includingtheneedforplanningpermission

todemolishabuildingorpartofabuilding,strengthenedcontrolsoversomeminorforms

ofdevelopmentandtheautomaticprotectionofalltrees.

�.� TheCouncilhasafurtherdutytoformulateandpublishfromtimetotime

proposalsforthepreservationandenhancementofitsconservationareas[s.71(1)].The

Councilmustalsopayspecialattentiontothedesirabilityofpreservingandenhancingthe

characterandappearanceofconservationareaswhendeterminingplanningapplications

forsiteswithinsuchareas[s.7�(1)].

Aerial view of High Street taken from the 2005 survey.

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�.5 TheCityofLeicesterLocalPlancontainsarangeof

conservationpolicies(seeAppendix5)toensurethatthemost

importantpartsofLeicester’sbuiltenvironmentareprotectedand

enhanced.Thereisageneralpresumptionagainstthedemolition

ofbuildingsthatmakepositivecontributionstothecharacteror

appearanceofaconservationarea.Thesepolicieshelptoensure

thatnewdevelopmentsandconservation-ledregenerationreflect

thecharacterandvalueofthehistoricenvironment.

3.0 definition of the special interest

�.1 Therearemanyfactorsthatcombinetocreatethespecial

interestoftheHighStreetConservationArea.Themostnotable

isthehighqualitytownscapeandarchitectureofHighStreet,a

productofthevariedheights,designs,detailingandroofscapesof

itsbuildings.Columnsandpilasterscreatestrongverticalrhythms

withtriangularandhalf-roundgablespunctuatingtheskyline,while

continuouslinesofwindowsatfirstandsecondfloorlevelsform

subtlehorizontalpatterns.Decorativestonework,terracottaand

othermaterialsareusedwithconfidenceandtherearebalus-

trades,finials,domesandspirestoaddfurthervisualinterest.This

createsastrongsenseofplaceandtheeffectisenhancedbytheintensecontrastsoflight

andshadethatarisebecauseofHighStreet’seast-westorientation.

�.� Thespecialinterestoftheconservationareaisalsoaproductofitslonghistory

andarchaeologicalpotential.SinceRomantimesthisareaofthecityhasbeenapartof

Leicester’scommerciallifeandmuchremainstobediscoveredbelowgroundlevel.Its

importanceisrecognisedbyitsinclusionwithinthecitycentreArchaeologicalAlertArea.

Thepatternscreatedbytheverticaldivisionsofbuildingfacadesechothenarrowburgage

plotsofthemedievaltown.ThecomprehensiveredevelopmentofHighStreetatthe

turnofthetwentiethcenturyhascreatedastreetofhigharchitecturalqualityonascale

thatisnotechoedanywhereelseinthecity.Itstandsasavisualrecordofthecommercial

confidenceoftheday.ThiscontrastsstronglywiththemoremodestbuildingsonHigh-

crossStreetwheresuchpatternsarerestrainedbutwhereavisualconnectionwiththe

area’solderhistoryismoreeasilydiscerned.

�.� Finally,anothermeasureofthespecialimportanceoftheareaisitssixlisted

buildings.Thesedemonstratetherangeofdifferingarchitecturalstylesthathelptogivethe

conservationareaitsparticularcharacter.Takentogether,thesevariousaspectscombineto

createaspecialplacethatisworthyofspecialconservationareastatus.

4.0 assessment of the special interest

locationandsetting�.1 TheHighStreetConservationAreais�.�hectares(8acres)insizeandliesin

thenorth-westquadrantofthecitycentreshoppingzone.Itstretchesalongthelengthof

Map 3. Roman Leicester: The approximate location of High Street Conservation Area is shown encircled in brown. The line of High Street is shown coloured yellow.

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HighStreetfromEastGatestothejunctionwithHighcrossStreet

whereitwidensouttoincludetheStNicholasPlacecarparkand

thewesternendofFreeschoolLane.

�.� Mostoftheconservationarealiesabovethe60m(�00ft)

contouronarivergravelterraceabovethefloodplainoftheRiver

Soar.From6�.6m(�1�ft)abovesealevelattheHighcrossStreet

junctiontheconservationareaslopesgentlydownwardsto61m

(�00ft)atitseasternend.

historicdevelopmentandarchaeology�.� Gravelridges,suchasthatoccupiedbytheHighStreet

conservationarea,havealwaysbeengoodplacestobuildbecause

theyareraisedaboveriverfloodplainsandthereforelessliable

toflooding.Itisnotthereforesurprisingthatthereissome

archaeologicalevidenceofearlyhumanactivityinandaroundthe

HighStreetarea.BronzeAgeartefactshavebeenfound–such

asacremationurnfoundnear,andbronzeimplementsfrom,the

HighStreet.

�.� Whateverhumanactivitytheremighthavebeenduring

theBronzeAgeorearlier,itwastransientincharacter.Thereis

nothingtoindicatethatsettlementintheareawasanythingother

thantemporarycampsestablishedbyhunter-gatherersorsemi-no-

madicpastoralists.ThischangedinthelateIronAgewhen,inthe

1stcenturyBC,asmallpermanentnativesettlementsprangupon

theeasternbankoftheSoar,closetowhereWestBridgeistoday.

�.5 TheRomansinvadedBritainin��AD,andwithinacoupleofyearstheyhad

establishedcontroloversouthernEngland,theEastMidlandsandmostoftheWest

Country.LegionaryfortresseswereestablishedatExeterandLincolnandaroadwasbuilt

tolinkthetwobases.ThisroadwastheoneweknowtodayastheFosseWay.Itformed

theboundarybetweenRomancontrolledBritainandtherestoftheprovince,whichstill

remainedunderthecontroloftribalchieftains.TheFosseWaycrossedtheSoarclose

tothenativesettlement.DuringtheearlydecadesoftheRomanoccupationthenative

settlementgrewrapidly,spreadinginaneasterlydirection,andtookonthecharacterofa

frontiertown.OnereasonforthisrapidgrowthmayhavebeenbecauseaRomanforthad

beenestablishedbetweentwoarmsoftheriver.

�.6 Bythestartofthe�ndcenturyADLeicesterhadbecomethecapitalofthe

CorieltauvitribeandthetownbecameknowntotheRomansasRataeCorieltauvorum.

Toreflectthisnewstatusanditsprosperity,thetownwascompletelyremodelled.What-

everstreetpatternhaddevelopedbeforehandwascompletelysweptawaytobereplaced

byaregulargridpatternrunningroughlyNE-SWandNW-SE.TheFosseWay,itself,was

divertedsothatitranthroughthetown.Thewholeoftheconservationarealiesontopof

this‘newtown’,(Map�above).

Map 4. Medieval Leicester: the approximate location of High Street Conservation Area is shown encircled in brown. The line of High Street is shown coloured yellow.

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�.7 Bytheendofthe�ndcentury,Leicesteracquireditsfirstdefences–anearth

rampartandditchsystemwithatimberpalisade.Bythe�rdcentury,stoneworkhad

replacedtimber.Althoughnotraceofthedefencesremainstoday,thelinefollowedby

theeasternwallisstillevidentinthepatternofthemodernstreetsandbuildingplots.To

thenorthofEastGatesitranbetweenChurchGateandNewBondStreetand,onthe

southside,betweenGallowtreeGate,CheapsideandMarketPlace(compareMaps�&�).

�.8 Wheretheevidencehasnotbeendestroyedbylaterbuildingworksmuchofthe

Romantownremainstobediscovered.However,someofthemostimportantfeatures

ofitstownplanarealreadyknown.BeneaththebuildingsandcarparkonStNicholas

Placeliesthemostimportantofthese,theForum,asiteofnationalarchaeologicalimpor-

tance.

�.9 TheForumwasalargerectangularopenspacethatincorporatedpublicspaces

andamarketarea.Evidenceunearthedduringexcavationsfortheconstructionofthe

VaughanWayunderpassinthe1960sshowedthattheForumhadgreatcolonnadeson

theeast(HighStreet),northandsouthsides.Themacellum(market)andpossiblythe

Map 5. Fowler’s map of 1828, the approximate area of High Street Conservation Area is shown superimposed.

The cross of Mountsorrel granite in Highcross Street that marks the spot where the Highcross once stood.

Highcross Street c.1830 from a lithograph by local artist John Flower. The High Cross, the Town Gaol and the Old Elizabethan Grammar School are clearly visible in the centre of the picture.

The Blue Boar Inn, Highcross Street, from John Flower’s lithograph of 1830 and captured just before the building’s demolition in 1836.

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basilica(lawcourts)werelocatedtothenorth.Thesewerealsoimportantbuildingsand

wouldhaveconsistedofthegreataisledhall(forthelawcourt),acoveredmarketandan

administrativecentre.Together,thesebuildingsdefinethefocalpointoftheRomantown,

itslocalgovernmentandcommercialheart.

�.10 Atthestartofthe5thcenturytheRomanlegionsleftBritainandlittleisknown

aboutwhathappenedtoLeicesterbetweenthattimeanditsemergenceasamedieval

town.Whilemanyofthetimber-builtRomanprivatehouseswouldhavefalleninto

disrepair,itislikelythatthestonebuiltForumwouldhaveremainedstandinginsomeform

forseveralcenturies.Thedefencesseemtohavefaredbetter,remainingsufficientlyintact

tobereusedinthe10thor11thcentury.ThoughtheJewryWallistheonlyupstanding

structureofRomandate,Romanremainssurvivebelowtheground,withdepositsoften

survivingtoadepthofseveralmetres.

�.11 TheskeletonoftheRomantownsurvivedintotheMiddleAgesbutnew

streetswerealsobeginningtodevelopduringthisperiod,suchastheoriginalHigh

Street(present-dayHighcrossStreet).FromtheSouthGate,thisroadcurvedeastwards

tobypasstheForumthenjoinedupagainwiththelineoftheRomanroadthatranto

theNorthGate.Thisbecamethemainnorth-southroutethroughthetown.Another

thoroughfaretoemergeduringthisperiodtookitseast-westcoursesomewhattothe

northofthattakenbytheFosseWayandcarvedaroutethroughtheoriginalRoman

town’blocks’(orinsulae).ThisisthemodernHighStreet,thatinthemedievalperiodwas

calledSwinesmarket(denotingitsfunctionasapigmarket).Thisnameisfirstmentionedin

theBoroughrecordsin1��5-6andremainedsuchuntilatleastthelate16thcentury.By

1610,itsmodernnamemayhavebeenincommonuse(itappearsonSpeede’sMapof

thatyear).PigsaleswereremovedtotheareathatisnowNewBondStreetin15��.i

Map 6. The Ordnance Survey Map of 1886: The approximate area of High Street Conservation Area is shown superimposed. ©Crown copyright and Landmark Information Group Limited. All rights reserved. 2007. Map not to scale.

The Lord’s Place tower, the 18thc. home of the third Earl of Huntingdon. It survived until the widening of High Street in 1900.

1�


�.1� ThejunctionofHighStreetandSwinesmarketbecamethefocalpointofthe

townandwastheplacewheretheprincipalmarketswereheldonWednesdaysand

Fridays.AfurthercluetotheimportanceofHighStreetanditssurroundingsinthe

medievalperiodhascomefromtherecentarchaeologicalinvestigationoftheStNicholas

Placecarpark.Thisrevealedadenseclusterofactivitydatingbacktoatleastthe1�th

century,bywhichtimetherewasamarketcrossatthemaincrossroads.Documentary

accountssuggestthatthiscrosswascoveredbysomekindofroofedstructure,earning

itthenameof‘theHighCross’.Thiswasreplacedin1577byacircularstructuresup-

portedonseveralcolumnssitedslightlytothenorthofthecrossroads.Tothewestofthe

junction(atthewesternedgeoftheconservationarea)weretheCommonOvensand

butchers’shops(inShamblesLaneorHotGate(Map�).

�.1� Thelayoutoftherestofthemedievaltownthatnowformstheconservation

areacanbededucedfromtheOrdnanceSurveyplansof1886and1887.Theseshow

thatmanyofthepropertiesalongHighStreetandHighcrossStreetarecharacterised

bylongback-plotswithrelativelynarrowstreetfrontages.Thisistypicalofaprosperous

medievalhighstreet,wheretheplotswouldhavebeensetoutinawaythatprovided

accesstothestreetforasmanytradersaspossible,whilealsogivingplentyofspaceatthe

backforworkshops,dwellingsandstorage.OnthesouthsideofHighStreet,however,

thelayoutisdifferentbecausetherewasnotthespacebetweentheroadandthelineof

thetownwallstoallowforbackplots.

�.1� ThereisdocumentaryevidenceoftwobuildingsfromtheElizabethanperiod.

Thefirst,Lord’sPlace(alsoknownasHuntington’sToweror,intheBoroughRecords,‘the

GreatHouse’ii)originallystoodjusteastofthecentreofHighStreet,andpartsremained

untilthe19thcenturywhenitwasdemolishedaspartoftheHighStreetwidening

scheme.iiiBuiltforoneofthethreemostpowerfulfamiliesinthetown(theHastings)

around1569,itprobablyincorporatedelementsofanearlierstructure.Drawnand

physicalevidencesuggeststhattheoriginalmansionconsistedofatwostoreychamber

blockflankedbytwofourstoreystonetowersfrontingontoHighStreet,withagarden

andoneormorerangesofbuildingstotherear.MaryQueenofScotsisreputedtohave

stayedtherein1569or1586.iv

High Street in the Edwardian years showing the newly installed tramway.

High Street in the 1960s, seen from the corner of Silver Street. The timber and copper lantern forms a striking feature to 1-3 High Street.

The former Florence Buildings at the corner of St. Nicholas Place and Highcross Street c1970s.

Closing-down sale at the corner of Highcross Street and High Street, c. 1900 prior to the road widening scheme.

1�

�.15 TheotherTudorbuildingistheQueenElizabeth’s

GrammarSchool(alsoknownastheOldGrammarSchool)which

wasbuiltin157�.Recentarchaeologicalinvestigationsuggeststhat

therooftimbersoriginallycamefromtheroofofthe,nowlost,

medievalchurchofStPeterAdVincula,whichusedtostandon

thesouthsideofStPeter’sLane.Thelocationofthischurchon

FreeschoolLanewasrecentlyconfirmedbyarchaeologists.

�.16 Bythe16thcentury,theeconomicimportanceofthe

HighCrossmarketwasbeginningtofalter.Thisisevidencedby

thebutchersinTheShamblesaskingforanextensionoftheiruse

ofpartoftheSaturdayMarket(thepresent-dayMarketPlace).

Intheiropinion,theirweekdayshamblesneartheHighStreet

were‘out of the way of the tradeing and remote from the innes

and shopkeepers who are the greatest support of the markett’.By

the17thcentury,theincreasingcongestioncausedbythenarrow

towngatesandthevariousstreetmarketswasrecognisedtobe

aseriousproblem.Traffichadalreadystartedtakingalternative

routesaroundtheeasternboundariestoavoidhavingtocome

throughthetown.Bythe18thcenturymuchofthetown’s

economicactivity,particularlythecoachinginnsandmainmarket,

hadestablishedthemselvesattheeasternlimitsofthetownor

outsidetheoldtownwallsonthis‘bypassroute’thatfollowed

ChurchGateandGallowtreeGate.ThisaddedtoHighStreet’s

problemsanditcontinuedtodecline.

�.17 Inanattempttoimprovematters,theBoroughCor-

porationhadtheHighCrossdismantledin1758andallbutone

columnwassold.Theremainingcolumnstooduntil18�6whenit

toowassoldandrelocatedbyitsnewownertohisnewproperty,

TheCrescentonKingStreet.Althoughthetowngates(those

‘monumentstoGothicbarbarism’v),includingtheoneatEast

Gates,wereremovedin177�,neitherthis,northeremovaltheHighCross,was

enoughtochangethefortunesofHighStreet’swestend.Thetown’scentre

ofgravitycontinuedtoshifteastwardstowardstheSaturdayMarket.Thefate

oftheWednesdayMarketwasfinallysealedinaBilldated188�bywhichthe

Corporation(whodescribeditas‘agreathindrancetotraffic’)removedittoa

permanentpositioninMarketPlace.

�.18 From1791-�to18�7theCountyGaoloccupiedasiteatthecornerofHigh-

crossStreetandFreeschoolLane(nowthesiteofaformerfactoryat19-�7Highcross

Street).Itreplacedanearlierprison,TheBridewell,thatdatedfrom161�.The

architectwasJohnJohnson,thedesigneroftheCity(formerlyCounty)Roomsin

HotelStreet.Asubstantialpartofthewallsoftheoldprisoncanstillbeseenonthe

northside,andtherearyard,of19-�1HighcrossStreet.

View of East Gates photographed from Lewis’s tower in 1962

Looking east along High Street from the corner of Carts Lane, (c1985)

1�


�.19 Thedecisivechangesintheconservationareaoccurredin

the19thandearly�0thcentury.Duringmuchofthe19thcentury

Leicesterexpandedandindustrialisedand,toreflectthegrowing

prosperityandmodernisingoutlook,mostoftheremainingtimber-

framedbuildingsinthetown,including(oneassumes)thosein

HighStreet,weredemolishedtomakewayfornewandbetter

accommodationsbuiltinbrick.Onenotablechangein18�6was

thedemolitionoftheancientWhiteBoarInninHighcrossStreet.

ThiswasthebuildingwhereRichardIIIreputedlyspentthenight

beforetheBattleofBosworth,theinnbeingrapidlyrenamedthe

BlueBoarfollowinghisdefeatatBosworthField.Itsreplacement

wasdemolishedin1960,althoughitscellarsmaysurvive.

�.�0 In1877EdwardShipleyEllis(theChairmanofthe

MidlandRailwayandaQuakerwhosupportedtheTemperance

Movement)establishedthe‘LeicesterCoffeeandCocoaHouse

Company’.Coffeehousesbecameafeatureofthetownatthe

endofthe19thcentury,reflectingsocialconcernsaboutthedam-

agingeffectsofalcoholontheworkingman.Atthepeakoftheir

growththerewere1�separateestablishmentsinvariouslocations

acrossLeicester.HighStreetisunusualinthatithastwoofthese

buildings,oneonthecornerofChurchGateandtheother(now

occupiedasaWetherspoon’spub)atthecornerofHighStreet

andHighcrossStreet.Thesewereknown,respectivelybutnot

unsurprisingly,as‘TheEastgates’CoffeeHouseand‘TheHighcross’CoffeeHouse.In

188�alargenewstorefortheCo-operativeSocietywasbuiltinHighStreet,although

onlytheornatefaçadenowremains.

�.�1 However,from1900thefrontagelineonthenorthsideofHighStreetwas

takenbackfromtheeastend,atleastasfarasHuntington’sTower,andonthesouthside

fromwhatisnowthesiteof16HighStreet.Thebuildingsweredemolishedsothatthe

streetcouldbewidenedtoaccommodatethecity’snewtramsystem.Therebuildinghas

leftalegacyofinterestingandunusualturnofthecenturybuildingssuchasCoronation

Buildings,7HighStreet(Lloyd’sBank)and68-7�HighStreet.

�.�� Inthe�0thcentury,thegreatestimpactaffectingtheconservationareawas

theconstructionofthecentralringroadandStNicholasCircleinthelate1960s.This

involvednotonlythewholesalelossofmanyoldbuildingsandthemedievalstreetlayout

ofthatpartofthetownbutalso,andmostregrettably,muchoftheimportantarchaeology

oftheRomanForum.Theintimatecharacterofthemedievaltownwaslostandonlya

fragmentremainsinthebuildingsonHighcrossStreet(itselfseveredfromitsnorthernhalf

byVaughanWay).OneortwobuildingsonHighStreethavebeenredeveloped,suchas

theRoyalArcadeandtheCameoCinema.However,sixbuildingsorgroupsofbuildings

intheconservationareahavebeenaffordedprotectionbybeingincludedonthestatutory

listofBuildingsofHistoricorArchitecturalInterest(GradeII).

Detail of the former Co-op Department Store, now part of the Shires Shopping Centre.

15

�.�� Duringthelastdecadeofthe�0thcenturytheredevelopmentoftheCo-opera-

tiveStoreonHighStreetfortheShiresshoppingcentrecouldhavemeantthedestruction

ofmostofthenorthsideofHighStreet.However,althoughoneortwobuildingswere

lost,aswellastheancientstreetcalledLittleLane,thedeveloperswerepersuadedto

retainandincorporatethegrandfaçadeoftheoldCo-op.ThesouthendofEastBond

Street(themedievalParchmentLane)wasalsoclosedoffasaresultoftheShiresscheme

andthroughtraffic,otherthanbuses,wasremovedfromHighStreetatthattime.

�.�� TheShiresdevelopmentbroughtwithitthehopethatthiswouldrevivethe

fortunesofHighStreetasawhole,whichhadbecomeasomewhatneglectedbackwater

ofthecentralshoppingareafollowingconstructionoftheHaymarketCentretotheeast.

However,thecreationofanaccessramptotheShires’multi-storeycarparkoffHigh

Street,ratherthanoffStPeter’sLanetothenorth,effectivelyseveredthewestendof

HighStreetfromtherestofthecitycentre.Shopsandbusinessesstruggledtosurviveand

buildingsbegantoshowsymptomsofneglect.

�.�5 However,morerecently,therehasbeenincreasedinvestmentintheformof

barsandrestaurantsandthese,togetherwiththerelocationofBBCRadioLeicesterto

anewbuildingonStNicholasPlace,havecreatedmagnetsdrawingpeoplealongHigh

Street.Forthefuture,developersshouldhavecompletedalargeextensiontotheShires

bytheendof�008.Fortheconservationareathiswillmeannotonlytheremovalof

theHighStreetaccessramptothemulti-storeycarparkbutalsothere-introductionof

pedestrianroutesfromHighStreettoStPeter’sLane,withlinkstobothHighcrossStreet

andtheexistingcentralmallintheShires.TheOldGrammarSchoolwillfindanewuseas

arestaurantandthepedestrianisationofHighStreetshouldhelptocreatetheconditions

fortherevivalofthewholeofHighStreet.

characteranalysis

characterzones

�.�6 Theaimofconservationareadesignationisthepreservationandenhancement

ofthecharacterandappearanceofanareaofarchitecturalorhistoricinterest.However,

eachconservationareaisdifferentandthecharacterandappearanceofeachwilldiffer

inmanyways.Differencescouldincludethestyleandsizeofbuildings,theirlayoutand

therelationshipbetweenthemandthespacesaroundthem,thewayslandisandwas

used,theconditionofthebuiltfabricandhowithasadaptedtochange,togetherwithless

tangiblematterssuchassoundsandsmells,busynessortranquillity.

�.�7 ThecharacteroftheHighStreetconservationareaseparatesquitedistinctlyinto

threeparts,namelytheHighStreetitself,andtheStNicholasPlaceandHighcrossStreet

areas.Theappearanceoftheseareashaschangedsubstantiallyoverthecenturiesbutthey

haveremainedclosetothecity’sshoppingandcommercialheart.

�.�8 TheHighStreetzoneisprimarilyaturn-of-the-�0thcenturycreation(as

describedinparagraph�.�1onwards)withmanybuildingsdatingfrombetween1900and

190�.TheopentownscapeofStNicholasPlacefollowedtheconstructionofthecentral

ringroadinthelate1960s(theremainingbuildingsareearly�0thcentury)andHighcross

The former East Gates Coffee House at 12-14 East Gates and the corner of Church Gate.

Edwardian shops, now forming part of The Shires Shopping Centre.

16


StreetisstillessentiallylateVictorian/Edwardian.Theanalysisofthearchitecturalcharacter

andkeyunlistedbuildings(paragraph�.��onwards)willbemadeonthebasisofthese

zones.

prevailingandformeruses

�.�9 FromRomantimestheareaaroundwhatisnowHighStreetandHighcross

StreethasbeenpartofLeicester’sretailandcommerciallife.Itisnotknownwhenthe

presentalignmentofHighStreetbecameestablishedbutitcouldhavebeenduringthe

Saxonperiodfromthe6thcenturyonwards.However,itwascertainlywellestablishedby

medievaltimeswhentheStNicholasPlaceareawasthesiteofthecommonovensand

butchers’shambles.TheWednesdayMarketwasheldattheHighcrossStreetcrossroads

andthesurroundingstreetswouldhavebeenamixofhomes,shopsandvarioussmall

trades.ThesaleoflivestockinHighStreetisreflectedinitsmedievalname,Swinesmarket

(paragraph�.1�).

�.�0 ThetwentiethcenturysawHighStreetfirmlyestablishedasoneofthetown’s

premiershoppingstreets,astatusfurtherconfirmedwhenitwaswidenedandmanyof

thesitesredevelopedwithpurpose-builtshopsandflats.Althoughthewesternhalfof

HighStreetisnotasbusyastheeasternhalf,itremainsanimportantpartofthecity’s

centralshoppingcore.TheconversionoftheformerTemperanceMovementcoffee

houseat10�HighStreetintoapubisoneofthemoreparadoxicalchangesthathave

occuredinthearea.

�.�1 ThebuildingsonStNicholasPlacedatefromthelate19th/early�0thcentury

uptothe19�0sandretaintheircommercialfunctionsatstreetlevel.However,the

sitenowoccupiedbythepubliccarparkonStNicholasPlacewas,untilthe1960s,a

denselybuiltupareaofnarrowstreetsdatingfrommedievaltimes(seeMap�).The

The imposing Lloyds TSB Bank, (1902-04), at the eastern end of High Street was built of Portland stone to the designs of Chatwin and Son of Birmingham.

Interior of the Royal Arcade - the original shop fronts still survive largely intact.

The High Street elevation to the Royal Arcade designed in a simple Classical style typical of the 1930s.

17

carparkgivesnoindicationthatherelaytheheartoftheRomantown,theForum.

StreetssuchasThorntonLane,RedcrossStreet,Hotgate,BakehouseLaneand

HarveyLanecontainedajumbleofhouses(someofmedievalorigin)andtinyhousing

courts.Amultitudeofdifferentuseswouldalsohavebeenfoundsuchasshops,public

houses,chapels,abootandshoefactory,anironworks,asawmillanddiverseother

trades.Theseweresweptawaywhentheinnerringroadwasbuilt,creatingthe

SouthgatesUnderpassandStNicholasCircle.Theareaisnowdominatedbyvehicles,

particularlyatweekends,whentherearelongqueuesforthenearbymulti-storeycar

parkintheShires.

�.�� Bycontrast,theHighcrossStreetareaisarelativelyquietbackwater,although

inmedievaltimesHighcrossStreetwasthetown’smainstreet.Itwouldhavebeenbusy

withtradersandcustomersusingtheshops,theopen-airmarketatthecrossroadsor

evenattendingapublichangingoutsidetheTownGaolonthecornerofFreeschoolLane

(orDeadLaneasitisshownon17thand18thcenturymaps).Todayonlyafewofits

Victorianshopsandpubsremain.TheOldGrammarSchoolfellintodisuseintheearly

�0thcenturyandwaslatervariouslyoccupiedasawarehouseandtaxibookingoffice.

Onlytwoindustrialbuildingsnowremain,oneconvertedtoresidentialuse,theotherto

warehousing.

architecturalcharacterandkeybuildings

Buildings that are considered to make a positive contribution to the conservation area are

shown in bold. If a building is not included this should not be taken to indicate that it does

not make a significant contribution to the character of the conservation area.

HighStreet�.�� Asmentionedearlier,thedemolitionattheturnofthe�0thcenturyofmostof

A fine tiled advertisement panel above what was once T.E Butler’s chemist shop at 60 High Street.

A domed corner tower styled like a lighthouse at the corner of Carts Lane and High Street.

High Street looking east from close to the corner of Highcross Street.

18


thebuildingsonHighStreettofacilitate

itswideningprovidedopportunitiesfor

redevelopmentthatwereacceptedwith

confidencebythearchitectsofthetime.

Theresultis‘asfineanexampleofaturn

ofthecenturycommercialstreetascan

befoundinanyprovincialtowninBritain’.

Thebuildingscreatetwocontinuousstreet

elevationsthatdisplayfascinatingvaria-

tionsonathemeofredbrick,glass,stone

dressings,ornamentalgablesandslate

roofs,occasionallyinterspersedbyastone

orterracottafaçade.Thearchitectural

themeofthestreetisoneofimposing,

well-detailed,threeorfourstoreybuild-

ingsspecificallydesignedasshopsand

oftenwithlargeadditionaldisplaywindows

atfirstfloorlevel.Theyaredesignedin

thefashionable‘commercial’stylesofthe

day,withGothicandneo-classicalthemes

predominating.Thearchitecturalmoodis

also‘ratherjolly’viimanybuildingsdisplayingquirkyoreye-catching

features.Severalofthebuildingsarelisted.

�.�� Despitetherebuilding,theHighStreetstilldisplayssome

ofitsmedievalcharacteristics.Buildingfacadesarenarrowreflect-

ingmedieval‘burgage’plots.Ifbuildingsoccupyseveral‘plots’their

facadeshavebeenbrokenupintonarrowverticalbaystoecho

themedievalplotdivisions.Inaddition,buildingsareofvaried

heights,withdifferinggabletreatments,rooflinesanddecoration.

Thisalsoservestoreflectthestreet’shistoriccharacterandto

createaninterestingtownscape.

�.�5 HighStreethassurvivedalmostintactfortworeasons.

First,mostofthebuildingswerebuiltatatimeofprosperityand

withinalimitedtimespan.Second,thispartofthetowndrifted

outoftheeconomicmainstreamastheretailcentreofgravitymovedeastwardaround

thenewHaymarketdevelopment.OfthelatenineteenthcenturybuildingsonHigh

Streetthe�0mlongfrontageoftheformerCo-opdepartmentstoreat53-71 High

Street presentsthelongestunifiedarchitecturalstatementinthestreet.Builtin188�

withClassicalreferencesinredbrick,ithasbrickpilasters,stonewindowsurrounds,

mouldedbrickandstonestringcourses,carvedstonepanelsandtriangularandsegmental

pedimentedgables.Clearlybuiltintwophases,thesecondphaseat61-71nevertheless

usesthesamematerials,architecturalthemesandproportions.

�.�6 Attheeasternendoftheconservationarea,andbuiltonlyoneyearlaterthan

theCo-opstore,is12-14 East Gates,oneofthe1�coffeehousesbelongingtothe

LeicesterCoffeeandCocoaHouseCompanywhichwerebuiltinLeicester.Designed

The former Coronation Buildings at 76-88 High Street date from 1902-04.

Dating from 1895, this imposing building at the corner of High Street and Highcross Street was originally a coffee house and built to the designs of Edward Burgess, it is now the High Cross public house.

19

byLeicesterarchitectEdwardBurgess

andbuiltin1885inwhatJWBanner

called‘NuremburgGothic’styleviiiitisan

elegantrenderedbrickbuildingwithmock

half-timberingtothetopfloorandlarge

orielwindowsatfirstfloorlevel.Closer

inspectionrevealscarvedtimberAtlantes

andcaryatidsonthewindowcentreposts

togetherwithornatependantshanging

fromthecornersofthesecondfloorjetties

andtimberfoliatestrapworkdesignsin

thegablepediments.Thelargeoriginal

round-archedwindowsofthegroundfloor

havelongbeenlost,althoughagestureis

madetothembythedesignofthepresent

shopfront.

�.�7 BeyondtheshopbySimpsonand

Hardyat8 East Gatesisanother‘lavishpieceofEdwardiancommercialism’ixat6 East

Gates.Facedinterracotta,itwasbuiltin190�ontheeastcornerofEastBondStreetand

nowformstheeastsideofthemainentrancetoTheShires.Itsuppertwostoreyshavea

wealthofornament,includingbull’s-eyeandroundwindowsandacornertowerfeature

toppedwithatallcopperspike.AtthewesternsideoftheShiresentranceisStockdale

Harrison’s‘GrandClothingHall’of190�at1-3 High Street.Acompletearchitectural

contrasttoitsterracottaneighbour,thispresentsanimposingpaintedtimberfaçadeto

thestreet.Designed,likeitsneighbourat6EastGates,tomakeanimportantcorner

‘statement’italsohaslargeshopdisplaywindowsatbothgroundandfirstfloor,witha

deepfasciaabove.Thesecondstoreyismoreornatewithacentralcurvedbalconyand

singleandpairedIonictimberpilastersdividingthewindowopenings.Thecentralwindow

issetinadeeprecessbeneatharoundarchbelowabigdecoratedgable.Therearetwo

furthergablesonthesideelevationwithacopperhalf-domesittingoverthecurvedcorner

feature.Anout-sizedoctagonaltimberandcopperlanterncrownsthewholebuilding.

�.�8 Theadjoiningproperty,5 High Street,isafurtherexampleofthearea’s

Edwardiancommercialarchitecture,thistimeinbrickandstonewithabigDutchgable

thathasstonefinialsandan‘oeil-de-boeuf’ovalwindow.Itsneighbourat7 High Street

(GradeIIlisted)isChatwin&Son’sClassicalstylebankinPortlandstonewithgiantIonic

columnstothegroundfloorelevationandCorinthiancolumns,flatpilastersandpedi-

mentedwindowsatfirstfloorlevel.Belowtheeavesisanelaboratelycarvedfrieze.

�.�9 ThecornerofHighStreetwithSilverStreetismarkedbyanotherfineshopto

thedesignofawell-knownlocalarchitecturalpractice,Goddard&Co.Builtin1895in

ornatestyle8-10 High Street isnowoccupiedbyIrishMenswear.Aswithmostof

theshopsonHighStreetthegroundfloorshopfrontisnolongerentirelyoriginal.The

upperfloorsarefacedinhighqualitymouldedterracottawithflatandroundpilastersat

intervalsalongthefaçadeandthebuilding’ssteeplypitchedroofthatisbrokenbyfive

unusuallunettedormersandsurmountedbyanopen-sidedlantern.Theroofsweeps

Skyline architectural details to the north side of High Street..

The Irish Menswear store at the corner of Silver Street and High Street was built 1895 and designed by the local architectural practice of Goddard and Company.

�0


overthesecondstoreywherethedecorationincludesaseries

ofratherplumpcaryatidsintheformofangelswithopenwings.

Theuppertwostoreysofthefourstoreybuildingat12-14 High

Street (1901)havepaireddoubleheightshallowbayswithfinely

mouldedleadworkpanelsanddeepoverhangingeaves.

�.�0 Betweenthenewinfillat9-17and�1HighStreet19

High Streethasbeendesignedwithadouble-heightshopfront.

Thedesignoftheoriginalfirstfloorwindowsisasmallerscale

versionofthegroundfloorwindowsthatusedtograce1�-1�East

Gates.Acarveddateplaquefrom1900decoratesthecentreof

itsgableabovethecentralsmall-panedcasementwindows.From

25-29 High Streettherooflineisenhancedbymoredecorated

gables–atnumber�5,asimpletriangularpedimentandat�7-�8

anelaborateDutch-stylegable.Bothhavedatecartouchesfrom

1900andaredecoratedwithstonequoins,andstringcourses.

�.�1 At35-39 High Street,thebuildingsdatefrom190�

and190�andagainhavesteeplypitchedgablesfacingthestreet.

Number�5hasrusticatedcolumnsdecoratingthelargefirst

floorwindows.43-51 High Streetismoreflamboyantwith5

baysseparatedbyfive-sidedstonepilasters,stonebaywindows

tothefirstfloor,thewholetoppedoffwithabrickandstone

parapetpiercedbyfivetalldormers.Thebuildingsareknownas

HuntingtonTowerBuildings,afterthemedieval”Lord’sPlace”thatusedtostandonthe

site.Itshistoryisrecordedonaplaqueatnumber�5.AsmallredbrickVictorianGothic

buildingat85 High StreetmarksthelastpartofHighStreetbeyondtherotundaofthe

presentShiresshoppingcentre.TheFrenchchateau-styleroofabovethirdfloorlevelisa

particularlyattractivefeature.Thegroupoffivebuildingsat87-101 High Streetarea

mixofdifferentheightsandstyles.Theyincludestronghorizontalemphasis,rusticatedfirst

floorpilastersandoversailingeavesatnumber87-89(TheLittenTree),columnsandrusticated

windowsurroundsatnumber91-95andanoddsemi-circulargableatnumber97.

�.�� Between16and50HighStreetmanybuildingshavebeenalteredorreplaced,

notably�8-�0HighStreet(1950s)and��HighStreet(19�1).Thefourstoreybuildingat

20-26 High Street datesfrom188�anditsdesignthemesofsquarebrickpilastersand

pedimentedgableshavebeenechoedinthenewinfillat9-17HighStreetopposite.The

Above and right: Details from the newly restored Old Elizabethan Grammar School, Highcross Street.

Decorative wrought iron gate, Carts lane.

Carved stone porch lintel to numbers 29-35 St. Nicholas Place.

�1

verticalemphasisandsquaremetalwindowsat36-38 High Street (Royal

Arcade) makeaninterestingcontrasttothelastremainingpartoftheformer

CameoCinemaof1910at40 High Streetwhichhasafinelymoulded

façade,‘ElectricTheatre’emblazonedinapanelinthegableandatruncated

pyramidalslateroofbehindtoppedoffwithalargegoldenball.Thecornerof

CartsLaneisdefinedby52-56 High Street(190�),athreestoreybuilding

withlargewindowstogroundandfirstfloorsandbuiltinalternatingpanelsof

brickandstone.

�.�� TheothercornerofCartsLaneismarkedbyAESawday’sshop

forTEButler,58-60 High Street (GradeIIlisted).Thisisastone

buildingwithArtNouveaudetailing,columns,pilasters,swagsofflowers

andfoliageandadecorativeleadpanelfeaturingapestleandmortar

inscribed‘estd.18�0’.ThecornerofthebuildingcurvesintoCartsLane

andistoppedbyitsmostprominentfeature,apart-glazeddomethatrises

aboveatticlevel.Twopanelsofhighlydecoratedglazedtilesatsecond

floorlevelontheHighStreetelevationserveasadvertisementsforthe

originalowner’schemistbusiness.Itsneighbourat62 High Streetis

avisualcontrastinredbrickwithstonedetailing,fivepentagonalpilaster

atthefirstandsecondstoreys,fourlargewindowswithsemi-circular

windowheadsalongthefirstfloorfaçadeandatriangularpedimentoverthetwo

middlebays.

�.�� Anotheruniquebuildingcanbefoundat68-74 High Street.Fourstoreys

tallinredbrickwithhighlyoriginalterracottadecorationaroundthewindows,this

symmetricalandwell-detailedEdwardianBaroquegroupaddstothevibrancyofHigh

Street’sarchitecturalquality.ItmakesaninterestingcontrasttoitsDutch-styleneigh-

bourat66 High Street (1901)andtheGothicfaçadeof85 High Street opposite.

�.�5 ElsewherealongHighStreetareotherinterestingandunusualbuildings,notleast

thehighlyoriginalCoronation Buildingsat76-88 High Street,designedandbuiltby

ArthurWakerleyin190�-0�(GradeIIlisted).Itslistingdescriptionreferstoitasa‘rareand

wellpreservedexampleofanEdwardiancommercialproperty’.ItisoneofLeicester’sfew

‘ArtNouveau’stylebuildingsandthis‘jollypieceofcommercialvulgarity’isacelebrationof

Moulded faience decoration at second floor window height of 76-88 High Street, (former Coronation Buildings).

Pargetting to the former Highcross Coffee House at 103 High Street.

Remains of the old prison wall at 19-21 Highcross Street.

��


Empireinfaienceandwhitebrick.Despite

thedamagetothegroundfloorbythein-

sertionofmodernshopfronts,thebuilding

retainsitsoriginaldecorationandpatterns

elsewhere.Particularlymemorableare

thesecondstoreyfriezewithitscountries

andanimalsymbols,thepastel-coloured

faiencecolumnsandstrapworkbalustrades

atthirdfloorlevelandthegreatbarrel

vaultedroofoverthecentralsection.

Thebuildingcreatesaninterestingvisual

contrastwithitsClassical-styleneighbour,

90-92 High Street.Anotherformer

bank,nowabarandrestaurant,thisis

atwostoreybuildingfacedinrusticated

stoneonthegroundfloorfaçadewith

stonecolumns,stringcourses,aprojecting

cornicesupportedbybracketsanda

segmentalpedimentabove.

�.�6 TwobuildingsatthewestendofHighStreethelpto

createastrongsenseofarrivalandcouldalsobesaidtorepresent

thevaluesofVictorianLeicester.Ontherightis104 High

Street,builtintheClassicalstylethatwasconsideredappropriate

forabank(itsoriginaluse).Abovethedeeprusticatedmasonry

groundfloorthefirstfloorisfacedinredbrickwithstonewindow

surroundsandtheWelshslatehippedroofisbrokenbythree

dormers.Ontheleft,at103-5 High Street (GradeIIlisted),

isHighStreet’ssecondcoffeehouse.AlsodesignedbyEdward

Burgessitdatesfromaround1895.IthasDoriccolumnsflanking

itscantedcornerentranceandsquareprojectingdoubleheight

baywindowswithsmallpanedsashesandpargettedpanels

beneath.Aleadandtimbercupolasitsabovethecornerina

centralpositionontheredclaytiledroof.

StNicholasPlace�.�7 OnlyafewbuildingsareleftintheStNicholasPlacearea

asaresultoftheconstructionoftheinnerringroadinthe1960s

(para.�.��refers).WhileitisnowmoreopenthanHighStreet

and‘greener’incomparison,itisdominatedbytraffic,themajority

queuingtoentertheShirescarpark.Thebuildingsthatoccupy

thenorthside,13-37 St Nicholas Place,areofauniformthree

storeysinheightandgenerallydatefromthefirsthalfofthe�0th

century.Eachoneisofadifferentdesignbutaconsistentwindow

linerunsacrossthefaçade,tyingthewholetogether.Thenew

BBC Radio Leicesterbuildingat9StNicholasPlaceechoesthe

redbrickandstonethemeofHighStreet.

The Old Grammar School, Highcross Street.

Eighteenth century brickwork at 21-23 Highcross Street.

The western end of High Street, with to the right, number 104, formerly bank premises and directly opposite, number 103-5 built as a coffee house to the designs of Edward Burgess.

��

HighcrossStreet�.�8 ThescaleofboththebuildingsandthestreetwidthchangesinHighcross

Street.Twolate19thcenturyfactoriesbuildingsareexceptionstothegenerally

smallscaleofthestreetwhichowesitscharactertothelater18thandearly19th

centuries.Thefactoriesdonot,however,detractfromthestreetscenewhichis

varied,unassumingandsimplydetailed.The500yearagespanofthebuildings

reflectsthearea’slonghistory.Theoldestbuildingisthelate16thcenturyOld

Grammar School (GradeIIlisted),arandomrubblestonebuildingwithsmall

framedmullionwindowsandasteeplypitchedroof.Nearby,andalsoGradeII

listed,is21-23 Highcross Street,oneofLeicester’sfewremaining18thcentury

buildings(thedate171�isformedinbricksbetweenthefirstfloorwindows).The

formerfactoryat25-27 Highcross Streetisaplain�½storeyredbrickbuilding

witharhythmicfaçadebrokenby5piersandoversailingeavessupportedon

slenderbrackets.Oftheremainingbuildings,only54 Highcross Streetstandsout

–alate19thcentury�storeybrickbuildingwithanoriginalshopfrontandsimple

stonewindowheadswithcentralkeystonefeatures.

buildingmaterialsandthepublicrealm

brick and clay

�.�9 Thepredominantmaterialintheconservationareaisbrick.Itoccursinavarietyof

tonesandshadesofredfromthehardorangeredof�5-�7HighcrossStreettothedark

red-purpleat5HighStreet.Theoldestbrickbuildingisat�1-��HighcrossStreetandisbuilt

ofbricksthatarepalerandsmallerthanthemass-producedVictorianbricksfoundelsewhere

inthearea.Thetextureofbricksvariesacrosstheconservationarea;somearesmooth-

faced,othershaveasand-facedorhand-madefinish.Otherbrickcoloursarerare-palebuff

at9-17HighStreetandwhitebricksatCoronationBuildings.Insomecases,brickworkhas

beenpainted,obscuringthecolourandtextureofthebricks.Thisismostapparentat66

HighStreetwheretheboldmaroonandwhitecolourschemestandsout.Redclayrooftiles

areafeatureof10�HighStreet

stone

�.50 Afewbuildings,suchas7and58HighStreet,arefacedentirelyinstone(sandstone

andgranitewithPortlandstonerespectively),butgenerallystoneisusedfordecoration.

Stonecolumns,windowsandwindowheads,quoins,brackets,stringcourses,copings,

pilastersandpedimentscanbefoundinlargenumbers,carvedorplain,acrosstheconserva-

tionarea.ThegraniteIoniccolumnsalongthegroundfloorfaçadeofLloydsBankat7High

Streetareparticularlyfineexamplesofthedecorativeuseofstone.Therandomrubbleof

theOldGrammarSchoolistheoldestexampleofastonebuildinginthearea.Pitchedroofs

intheconservationareaaregenerallyofWelshSlatebutoneortwobuildingshavestone

(probablySwithland)slateroofs,forexample,theOldGrammarSchooland68-7�High

Street.

faience and terracotta

�.51 TheHighStreetconservationareaisparticularlywellendowedwiththese

specialmaterials.ThebestexampleisCoronationBuildingsat76-88HighStreetwhere

coloured,mouldedandhighlydecoratedfaienceisusedacrossthewholefrontfaçade.

Terracotta and copper materials used at 10 East Gates

A traditional cast metal street sign at the corner of Carts Lane and High Street.

Lloyds TSB bank premises at 7 High Street, constructed from Portland stone in the Classical style.

��


Ontheadjoiningbuildingtotheeastterracottaisusedinahighly

decorativemanneraroundthewindows,acrossthesecondstorey

asstringcourses,aroundthedormerwindowsandasaparapet

balustrade.Terracottacanalsobeseenat10EastGateswhereitis

usedasadecorativematerialtofacethewholeupperfloors.

metals

�.5� Copperandleadareusedtodecoratedomes,lanterns

andspires.ItisparticularlyvisiblearoundtheEastGatesentrance

totheShireswhereacopper-claddome,lanternroofandspire

havealsotakenonthegreenverdigrisappearanceofweathered

copper.Leadisusedascoveringstodomesat1�-1�EastGates,

58HighStreetand10�HighStreetandtheprominentbarrel-

vaultroofofCoronationBuildings.Decorativeleadworkpanels

canalsobeseenat10HighStreet.Oneortwopropertieshave

slenderprojectingmetalbracketssupportinggutteringeg.87High

Streetand�5-�7HighcrossStreet,andothershavemetalframed

windows–notably�5-�7HighcrossStreetandRoyalArcade,

�6-�8HighStreet.Anoriginalcastironframeshopfrontcanbe

seenat5�HighcrossStreetbutmanymodernshopfrontsareof

brushedorcolour-coatedaluminium.

timber

�.5� Timberisstillthematerialofchoiceintheconservation

areaforwindows,doors,eavesbrackets,andsomeshopfronts.

Manypropertiesretaintheiroriginaltimbersashwindowswith

theiroriginalsmallpanesintheuppersashandthesemake

importantcontributionstothevisualenvironment,creating

additionalrhythmandpattern.

other materials

�.5� Afewothermaterialscanbefoundintheconservation

area,somemoreunusualthanothers.Thepargettingthatdeco-

ratesthepanelsofthebaywindowsat10�HighStreetisunique

inLeicesterandaconcrete-framedandfinishedbuildingfromthe

19�1(�6-�8HighStreet)buttsupagainstthewidegrey,green

andbeigetile-clad1950sfaçadeof�8-��HighStreet.Stucco

andrendercanbeseenat18and�0HighStreet.Plasticwindow

frameshavebeeninsertedinsomebuildingstotheirdetriment,

althoughtheiruseinthenewBBCbuildingonStNicholasPlaceis

appropriate.

the public realm

�.55 Roadsarelaidprimarilytoblackandredtarmacand

thepavementsareoftheconcreteslab,greypaversorsquare

yellowslabvariety.Manyredgranitekerbstonescanstillbeseen.

Buslanesaremarkedinredandmostroadsareyellow-linedfor

High Street’s varied skyline. From the top: The Coronation Building, the former Cameo Cinema and 1-3 High Street, (built as the ‘Grand Clothing Hall’ in 1903).

�5

parkingandloadingcontrol.Chicaneshelptocontroltrafficspeedsandalsodesignate

therestrictedbusandserviceaccesszones.Streetlightingismountedonbuildingsand

thereareaseriesofdoublehangingbasketpolesandlargesquarelitterbins.AtallCCTV

camerapoleissitedonthecornerwithGallowtreeGate.Therearealsofingerpost-style

pedestriandirectionsigns,bussheltersandpedestrianguardrails.Generally,floorscape

andstreetfurniturehasbeeninstalledinanuncoordinatedway,sothatthereisnounifying

colour,materialordesigntheme.Pavementsarenarrow,clutteredandunevenand,

togetherwiththetrafficlevels,createanunpleasantandunwelcomingpedestrianenviron-

mentatHighStreet’swesternend.

greeneryandgreenspaces

�.56 Theconservationareahasnoparksorformalgreenspaces.However,shrubs

andwhitebeam,cherry,rowanandsimilartreeshavebeenplantedinStNicholasPlace

inthesurfacelevelcarparkhelpingtosoftenandscreenit.Thepavementareaoutside

17-�5StNicholasPlacehasamixofwhitebeam,alder,mapleandplaneandthesehave

somegroupvalue.AlltreesareinCouncilownershipbutnonearenotableoroutstanding.

negativefactors�.57 Themostintrusiveelementintheconservationareaistraffic.Asthe

mainaccessrampintotheShiresmulti-storeycarparkbringsprivatecars100m

intotheconservationarea.Cross-citybusroutesalsouseHighStreetandthe

combinationofcarsandbusesmakesthewesternendoftheconservationarea

lessattractivetopedestrians.

�.58 Therearealsomanypoorly-designedshopfrontsthatareout-of-

proportionwiththebuildingsofwhichtheyformpart.Manyfasciasaretoo

deepinproportiontotheirwidthandthisdetractsfromthedistinguishedand

well-proportionedupperstoreys.Combinedwithunsuitablematerialsorpoor

maintenance,suchshopfrontsactivelydetractfromthearchitecturalqualityofthe

conservationarea.

�.59 Vacantorpoorly-maintainedupperfloorsalsodetractfromthequalityof

theconservationarea.Notonlydoesthisrepresentanunder-useofresourcesit

canalsoengenderanimpressionofneglect.This,inturn,canleadtopressurefor

unnecessaryandinappropriatechangeandreplacement.Itcanalsomakeanarea

lessattractivetovisitorsorinvestors,leadingtofurtherneglect.

generalconditionoftheareaandbuilding�.60 Thebuildingsandthepublicrealmintheeasternpartoftheconservationarea,

beingthebusiestandthelocationofthemainentrancetotheShiresshoppingcentre,

aregenerallywellkept.However,theconditionoftheornatetimberworkat1�-1�East

Gatesisacauseforconcern.BeyondtheSilverStreetjunction,thesouthsideofHigh

Streetismarkedbyuneven,dirtynarrowpavementswithseveralbussheltersthatrestrict

freepedestrianflow.Thissideofthestreetalsohasanumberofvacantshopsandupper

storeyswhichfurtherdegradestheappearanceofthearea.Ofparticularconcernisthe

conditionofCoronationBuildings,aGradeIIlistedbuilding.Manyofthefaiencedetails

�6


requireurgentspecialistrepairorreplacement.Theremaybe

acaseforseekinggrantfundingtoensuretheproperrepairand

improvementofthebuilding.

problems,pressuresandcapacityforchange

problems

�.61 Thegreatesttownscapeproblemintheconservation

areaisthesurfacelevelcarparkatStNicholasPlace.Thisdetracts

significantlyfromthecharacterandappearanceoftheconservation

areaandmakesnocontributiontoitstownscapevalue.Itisan

unsuitableuseforsuchalargeprimecitycentrelocationand

drawsvehiclesthroughandacrosssensitivehistoriclocations.

However,redevelopmentofthesitewouldbeextremelydifficultbecauseofthepresence

ofits(nationallyimportant)archaeology(theRomanforum).

�.6� SincetheconstructionofthefirstphaseoftheShiresshoppingcentreandthe

associatedclosureoftheCo-opstore(formerlythemainshoppingdestinationinHigh

Street)thewestendofHighStreetbeyondCartsLanehasbecomedistancedfromthe

restofthecentralshoppingcore.Thishastendedtoshowitselfintheproblemoflower

standardsofmaintenance,poorshopfrontdesign,shopvacanciesandshort-termleases

ratherthantheimprovementsthathadoriginallybeenhopedtheShireswouldproduce.

Thecumulativeeffectofneglectandpoorshopfrontdesignisparticularlyapparentat

CoronationBuildings.

�.6� ThelargevolumeofvehiculartrafficthatpenetratesintoHighStreetisalsoa

majorissueandcouldbeoneofthereasonswhypedestriansarenotattractedinany

numberstothewestend.Itmaybethat,asLeicester’sshoppersandvisitorshave

becomeusedtotraffic-freestreets,theyareunwillingtotraveltopartsofthecitycentre

thatdonotprovidethis.Thepoorconditionofthepublicrealmhasalreadybeennoted

anditsunattractiveappearancecouldbeanotherreasonwhythewestendofHighStreet

hasacomparativelylowshopperfootfall.

pressures

�.6� Pressuresontheconservationareacouldderivefromtwomainsources–first,

theexpansionoftheShiresshoppingcentreandsecond,developmentoftheWaterside

regenerationareatothenorthandwest.

Shires expansion

�.6�.1 WhilstitishopedthattheShiresexpansionwillincreaseinterestandinvestment

inthearea,thiscouldleadtopressureforchangestotherestofthearea’sbuildings.Ithas

alreadybeennotedthatdesignanddetailingofthesebuildings,bothindividuallyandcol-

lectively,makepositivecontributionstothecharacterandappearanceofthearea.Ithas

alsobeennotedthatsomeshopfrontsdetractfromthearchitecturalintegrityofbuildings

ofwhichtheyformpart.Itisthereforeimportanttoensurethatthereisnowholesaleloss

BBC Radio Leicester building seen from St. Nicholas Place Car Park.

�7

oforiginalfeatures(suchaswindowsandshopfronts)andthatalterationsareappropriate

inscaleandmaterials.

waterside

�.6�.� TheWatersideSupplementaryPlanningDocument(SPD)(adopted�005)sets

outadetailedplanningframeworktoguidedevelopmentoftheWatersidearea,the

boundariesofwhichincludethewestendofHighStreetandStNicholasPlace.TheSPD

identifiestheHighStreet/HighcrossStreetareaasthecentreandfocusofactivityinthe

historictown.Itisalsoidentifiedas“akeyconnectionandspringingpointbetweenthe

retailcoreandtheWaterside”andanimportantpedestrian“decisionpoint”forthearea’s

watersideandheritagelocations(theCathedral,theJewryWallmuseum,CastleGardens

andtheVictorianheritageareaclosetoAllSaintsChurch).TheStNicholasPlacecarpark

hasbeenidentifiedasanopportunityforlowrisedevelopmentthatneedstoincorporate

avisuallystrikingelementtoactasalandmarkforvehiclesandpedestrians.

capacity for change

�.65 Thereisaneedforinvestmentinthepublicandprivaterealmsofthe

conservationareatoresolvetheenvironmentalissuesdescribedabove.The

ShiresextensionandtheWatersideregenerationproposalsmayprovetobethe

catalystforsuchchanges.Theywillcertainlyhavesignificantphysicalimpacton

boththecharacterandtheappearanceoftheconservationareaanditisimpor-

tantthatthedesign,detailingandscaleofdevelopments(fromnewbuildingsto

shopfronts)preserveandenhancethatcharacter.

�.66 TheplannedpedestrianlinkintotheShiresandtherefurbishmentandre-use

oftheoldGrammarSchoolasthefocusofanewpedestriansquarecoulddomuchto

improvetheattractivenessofHighcrossStreetandFreeschoolLanetonewbusinesses.

Despitetheneedtomaintainservicingaccessforcommercialproperties,albeitduring

restrictedhours,theplannedremovalofcarsandbusesfromHighStreettoFreeschool

LaneandtheMansfieldStreetareawilldomuchtoenhancethequalityoftheenviron-

ment.TheremovalofthepresentvehicleaccessoffHighStreetintotheShirescarpark

willprovidethemeanstorestorethebuiltfrontageto,andpedestrianaccessfrom,High

Streetatthispoint.

�.67 TheShiresdevelopmenthasalsocreatedthestimulusforimprovementstothe

appearanceandqualityofthepublicrealm.Thefirstpartofaprogrammeofworksacross

thecitycentres-the‘StreetsandSpaces’project–willinvolvethereplacementofstreet

surfacesandstreetfurnitureinHighStreetwithnewmaterialsanddesigns.Theseare

designedtoco-ordinatewiththerestofthecitycentreandtodisplaythebuildingsand

thespacesbetweenthemtotheirbestadvantage.Greygraniteanddarkslatewillpre-

dominateattheeastend,withgraniteandgranitesettsdefiningthesharedsurfacewestof

CartsLane.

�.68 Fortheprivaterealm,theremaybeacaseforestablishinggrantfundingto

encouragegooddesignsolutionsandtosecuretherepairandrestorationofimportant

architecturalelementssuchasthefaienceofCoronationBuildings.AHeritageEconomic

RegenerationScheme(orsimilar)maybeappropriate.

�8


�.69 ThecapacityoftheStNicholasPlacecarparktoac-

commodatenewdevelopmentislessclear.Itsarchaeological

importancehasalreadybeenestablished,ashasthenature,depth

andvulnerabilityoftheseremains.Anydevelopmentproposal

willthereforeneedtoshowclearlyhowthearchaeologywillbe

preservedinsitu.

5.0 community involvement

5.1 ThedraftCharacterAppraisalandManagementproposals

wasmadewidelyavailable-ontheCouncil’swebsite,attheexhi-

bitionattheCouncil’sOfficesandatthepublicmeetingonAugust

9th.TherewerenoobjectionstotheAppraisal’sconclusionsorto

thesuggestedenhancementproposals.Twoconcernsemerged

-theimpactofthepedestrianisationofHighStreetontrade,and

thecontinuingdeteriorationofCoronationBuildings.Theformer

isbeingaddressedbytheCouncilthroughits‘StreetsandSpaces’

project,thelatterhasbeenincorporatedintoAppendix�.

6.0 conservation area boundary

6.1 Section69(�)ofthePlanning(ListedBuildingsand

ConservationAreas)Act1990requiresthattheCouncilreviews

theboundariesofitsconservationareasfromtimetotime.This

hasbeendoneaspartofthisappraisalandtwoamendmentstotheboundaryoftheHigh

StreetConservationAreaareproposed.

StNicholasPlace6.� ThesitenowoccupiedbythenewBBCRadioLeicesterbuildinghasafrontage

tobothGuildhallLaneandStNicholasPlace.TheCouncilfeelsthatitwouldbemore

appropriatetoincludethewholeoftheBBCbuildingintheCathedralGuildhallConser-

vationAreaandthattheboundaryshouldbeamendedaccordingly.

TheClockTower6.� TheClockTowerisalistedbuildingandisthereforeprotectedinitsownright.

However,itisakeylandmarkattheeastendof,andanintegralpartoftheviewdown,

HighStreet.Itshouldthereforebeincludedwithintheboundaryoftheconservationarea.

St. Nicholas Place Car Park

New residential development forming part of the Shires expansion, rear of Highcross Street.

�9

7.0 management proposals

7.1 Conservationareasarecomplicatedplacesthatderivetheirspecialcharacter

fromtheinteractionofmanydifferentelements.Theyarethereforeparticularlyvulnerable

andsensitivetochange.However,theintentofconservationareadesignationisnotto

preventchange.TheCouncilrecognisesthatconservationareashavetoevolveandadapt

tomeetchangingdemandsandcommercialpressures.Bydeclaringconservationareasthe

Councildemonstratesthattheseparticularpartsofitsareaareimportantheritageassets

whereitintendstomanagechangecarefullysothatnewdevelopmentsandalterations

contributepositivelytothecharacterorappearanceofsuchareas.

7.� IntheHighStreetConservationAreathereareasignificantnumberofunlisted

buildingsthatretainmuchoftheirhistoriccharacterandthatmakepositivecontributions

tothecharacterandappearanceoftheconservationarea.Thereisthereforeageneral

presumptionagainstthedemolitionofanybuildingsthatmakesuchcontributions.

8.0 acknowledgements, contacts and appendices

8.1 Wewouldliketothankeveryonewhocontributedtothisdocumenteitherbywriting,telephoning,visitingtheexhibition

orattendingtheeveningmeeting.

8.� Ifyouneedanyfurtherinformationonthis,orotherconservationareasyoucancontacttheCouncilasfollows:

• ConservationandNatureTeam,PlanningPolicyandDesign,Regeneration&Culture,LeicesterCityCouncil,NewWalkCentre,

WelfordPlace,Leicester,LE16ZG,

or

• FAX0116��711�9,

or

• [email protected],or

• ontheCouncil’swebsiteatwww.leicester.gov.uk/conservationareas

appendix 1 : list of Buildings in the conservation area

CartsLane Nos8-10(even),1

ChurchGate No.�

EastGates Nos.6-1�(even),1-5(odd),ClockTower

FreeschoolLane �0,�0

HighStreet Nos.8-��(even),�0-56(even),58-10�(even),1-19(odd),�5-51(odd),theShires,85-105

(odd)

HighcrossStreet Nos.5�-5�(even),60-76(even),17-�7(odd),��-�5(theOldGrammarSchool),��-51

RoyalArcade Nos.�,�,5

StNicholasPlace Nos.9,1�-�7(odd)

SilverStreet 1

�0


appendix 2 : list of listed buildings in the conservation area

CartsLane Nos.8-10(with58-60HighStreet)

HighStreet Nos.58-60(evens),76-86(CoronationBuildings),7(LloydsBank),10�-105(odd)

HighcrossStreet Nos.�1-��(odd),�1-�5(OldGrammarSchool)

appendix 3 : management and enhancement proposals

location enhancementproposalconservation area generally 1.NationallegislationandLocalPlanpolicies–theCityCouncilwillmakeuseofthepowers

affordeditbynationallegislationtoencourageappropriateformsofdevelopmentand

willapplythepoliciessetoutinitsLocalPlantocontrolfurtherchangeinthe

conservationarea.Therewillbeapresumptionagainstthedemolitionofbuildingsin

theconservationarea,togetherwitharequirementthatnewdevelopmentandchangesof

usewithinoradjoiningconservationareasmustpreserveorenhancetheconservationarea.

SeeAppendix5fordetailsofPlanpolicies;on-going

�.Undertakeacomprehensivephotographicsurveytoestablishbaselineinformationfor

managingchange;short term

�.Theneedforroadsignageandyellowlinesneedstobecarefullyconsideredinthecontext

ofthesensitivityofthehistoricenvironmentandtheirappropriatenesstotheplanned

investmentsinnewstreetsurfaces;on-going

High Street 1.TheCouncilwillapplyLocalPlanPoliciesBE10(ShopfrontDesign),BE11(Shopfront

Security)andBE1�andBE1�(Advertisements)toensurethatalterationstothe

designandappearanceofshopfronts,andtheupperfloorsofthebuildingstowhich

theyrelate,enhancethecharacterandappearanceoftheconservationarea;on-going

�.Identifypropertieswhereshopfrontsorotherarchitecturalfeaturescouldbeimprovedor

restoredandseekgrantfundingtotargetandencourageimprovements;short term

�.ConsiderapplicationforaHERS(HeritageEconomicRegenerationScheme)orequivalent

tofundgrantsforrestorationofarchitecturalfeaturesandotherimprovementstobuildings

andshopfronts;short to medium term

�.UrgentlyseektherepairandrestorationofCoronationBuildings;short term

St Nicholas Place 1.SeekthepermanentdevelopmentofthesiteinaccordancewiththeSDG;medium term

Short term : 1-3 years medium term : 3-5 years long term : +5 years

�1

appendix 4 : relevant policy documents

subject policyno. detailsthe plan strategy PS01 a)thecreationofanimprovedcitycentre….

b)conservationandenhancementoftheCity’s

buildings…..

special policy areas

retailingwithintheCentral

shoppingcore SPA01 Enhancementofthephysicalenvironment,accessibility,

“ SPA0� Officesforfinancialandprofessionalservices

“ SPA0� FoodandDrinkuses

built environment

archaeology BE01 PreservationoftheCity’sArchaeologicalHeritage

BE0�-05 ListedBuildings

BE06-07 ConservationAreas

BE08 BuildingsofLocalInterest

BE10-1� Shopfronts,SecurityandAdvertisements

BE�� OutsideLighting

BE�1 Noise

BE�� TelecommunicationsEquipment

appendix 5 : glossary of architectural terms

Atlantes carvedfiguresofmenorhalf-menusedascolumnstosupportarchitecturalfeatures

oeil-de-boeuf window ‘bull’s-eye’windowusuallyellipticalwithfourkeystones

cartouche acarvedelementresemblingpaperorparchmentwithrolledendsorcorners,usually

containingcarveddecorationsornames

caryatids sculpturedfemalefigureusedasacolumntosupportarchitecturalfeatures

cornice horizontalprojectingsectionatthetopofabuildingfaçade

cupola adomeorturretonaroofapex

faience aformofglazedanddecoratedpotterytiling

frieze adecoratedbandalongtheupperpartofawall

jetty(ies) theprojectionofanupperstoreyoutwardovertheonebelow

keystone thecentralwedge-shapedstoneatthetopofanarchthatlocksthearchinplace

lantern asmallturretwithopeningscrowningaroofordome

oriel window abaywindowthatprojectsoutfromthefirstfloorofabuilding

pargetting exteriorplasterworkusuallymodelledtorepresentfoliageorfigures

pediment alowpitchedgableshapeoverawindow,doororfaçade

pilaster ashallowcolumnattachedto,andslightlyprojectingfrom,awall

quoin dressedstoneslaiduptheexternalcornersofbuildings,usuallyinalternatinglargeandsmall

blocks

��


rusticated ofacolumn–squareblockswhichinterrupttheshaftatregularintervals

ofawall–chamfered-edgemasonryblockswithverydeepjointsfacingthegroundfloor

elevationsofabuilding

segmental havingaveryshallowarchedtop

strapwork carvedornamentationconsistingofinterlacedflatbandsthatlooklikestraps

stringcourse acontinuousdecorativehorizontalbandprojectingfromawallandusuallymoulded

swag decorationcarvedtoresembleadrapedflowergarlandorfabric

EndnotesiVictoria History of the Counties of England,Vol.IV,UniversityofLondon,1985

iiCommunityHistoryNewsletter,Issue�8,LeicesterCityCouncil,1985

iiiThrosby(1791)-‘InitstoodLord’sPlace,nowNewBuildings:afineturretofthisnoblebuildingisremaining,butithaslatelybeen

coveredwithbrick’;Watts(180�)-‘Aloftyhexagonturret,whosetopisglaz’dforthepurposeofaprospectseat…Ithasawinding

staircaseofstone,withasmallapartmentoneachstorey,andisnowmodernisedwithanoutwardcoatingofbrick’.Aninscribedplaque

givingabriefhistoryoftheTowerwasremovedtoNewarkeHousesMuseumfollowingdemolition.Anothercanbefoundat��High

Street.

ivBannerJ.W., Discovering Leicester, LeicesterCityCouncil,1991

vLeicesterJournal,9April,177�

viExtractfromConservationAreaDeclarationreporttoLeicesterCityCouncilPlanningCommittee,May1989

viiTaylor,M,The Quality of Leicester,�nded.,LCC,1997

viiiBanner,JW,Discovering Leicester,LCC,1991

ixGill,R,Walks Through Victorian Leicester,LeicesterVictorianSociety,199�

xBanner,JW,Discovering Leicester,LCC1991

��

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